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HomeMy WebLinkAbout2017-06-06 Public hearingS_C\_ NOTICE OF PUBLIC HEARING Notice is hereby given that a public hearing will be held by the City Council of Iowa City, Iowa, at 7:00 p.m. on the 6th day of June, 2017, in Emma J. Harvat Hall, 410 E. Washington Street, Iowa City, Iowa, or if said meeting is cancelled, at the next meeting of the City Council thereafter as posted by the City Clerk; at which hearing the Council will consider: 1. AN ORDINANCE TO AMEND A PRELIMINARY PLANNED DEVELOPMENT OVERLAY (OPD) PLAN FOR 7.8 ACRES OF PROPERTY LOCATED WEST OF MILLER AVENUE AND SOUTH OF BENTON STREET. (REZ17-00007) Copies of the proposed ordinances and resolutions are on file for public examination in the office of the City Clerk, City Hall, Iowa City, Iowa. Persons wishing to make their views known for Council consideration are encouraged to appear at the above-mentioned time and place. Julie Voparil, DEPUTY CITY CLERK r '�. Nht CITY OF IOWA CITY 5a ��;4�n` MEMORANDUM Date: May 4, 2017 To: Planning and Zoning Commission From: Robert Miklo, Senior Planner Re: REZ17-00007 Prairie Hill Co -Housing Amendment Background: In July 2015 the City Council approved a rezoning from Medium Density Single Family Residential (RS -8) to Planned Development Overlay/Medium Density Single Family Residential (OPD/RS-8) and a Planned Development Overlay Plan for Prairie Hill, a 33 -dwelling unit cohousing development located on the west side of Miller Avenue south of Benton Street (copies of the previous staff report and memorandum are attached). The applicant is now requesting approval of amendments to the OPD Plan to allow 3 additional dwelling units and to make minor changes to building designs, garage sizes, and to add 5 parking spaces as detailed in the attached statement from the applicant. One additional unit is proposed in the common house and a duplex is proposed to change to a four -unit building with the addition of a second floor. As a result of building within the previously approved building footprints, with the exception of the additional parking spaces, no significant changes to the building coverage or site design will occur if the amendments are approved. Density: Even with the 3 additional units the density of Prairie Hill will be 4.6 units per acre, well within the maximum of 8 dwelling units per acres allowed under an OPD -8 zone and the approximate 5 units per acre achieved within typical RS -8 zoned development. The applicant also submitted an exhibit demonstrating that if the property were subdivided into a conventional cul-de-sac street, up to 36 dwelling units could be achieved. Based on these numbers, staff finds the amendment meets the approval criteria for density within an OPD zone (Section 14- 3A-4 D). OPD Design: The four townhouse style units to the north of Prairie Hill Lane are proposed to change from 2 floors to 1 floor. A floor will be added to the duplexes located in the southwest corner to create 4 stacked flats. The attached elevation drawings illustrate that the overall character of the design is similar to the previously approved plan. As noted above the additional dwellings are proposed to occur in approximately the same footprint shown on the previously approved OPD. The additional units require five parking spaces. Three spaces are proposed to be added in the parking area near the entrance to the development and two are proposed near the common house. The applicant will need to demonstrate to the City Engineer that the stormwater management facilities contain sufficient capacity for the additional stormwater runoff. STAFF RECOMMENDATION: Staff recommends approval of REZ17-00007 a rezoning to amend the preliminary OPD Plan to add three dwelling units to Prairie Hill resulting in a total of 36 cohousing units on 7.8 -acres of land located on the west side of Miller Avenue south of Benton Street. April 27, 2017 Page 2 ATTACHMENTS: 1. Location map 2. Preliminary OPD Sensitive Areas Development Plan 3. Applicant's statement 4. Building elevation drawings 5. Previous staff memorandum dated May 21, 2015 6. Previous staff report dated September 18, 2014 Approved by: John Yapp, Devel Department of Nei and Development Services E REZ17-00007 Prairie Hill 0 0.0125 0.025 0.05 Prepared By: Marti Miles Date Pre v ed: A n i .iiia— F 2V- . y. a49 Rte.+ ■ ■ __ OIL... ■ ■ • ■ 4 ■ :•V ■ ■ • R lJ& • MW -j f • I��.��`yyy��� 'vi � rezoning • • • • • REVISED FINAL PLANNED DEVELOPMENT AND SITE PLAN PRAIRIE HILL IOWA CITY, IOWA ____ _- ^— 2 c:3 ORICL MVfvav .y °p65 um as¢: q V Irtmm. cn CLCL ct fl- .T - SFU SFU SFU 'SFL SFL ou SOL .� SFU SFU i'F �,�m SFL SFL OL � SFL SFL P Ie116L IOWA CRY COIIOI=c IOWAMY.IA IC.emi.ILLC DOUG D.AMPEear 17, •� L5T_ ICu9 ORICL MVfvav .y °p65 um as¢: q V Irtmm. cn CLCL ct fl- .T - SFU SFU SFU 'SFL SFL ou SOL .� SFU SFU i'F �,�m SFL SFL OL � SFL SFL P Ie116L IOWA CRY COIIOI=c IOWAMY.IA IC.emi.ILLC DOUG D.AMPEear 17, STATEMENT FROM THE APPLICANT Iowa City Cohousing LLC is requesting several changes to the Planned Development Overlay (OPD) plan approved by City Council January 19, 2016. 1. ADDITIONAL LIVING UNITS. Iowa City Cohousing LLC realized that it would be possible to add more units than previously approved within the RS -8 density. Doing so will permit us to include more owners and make all of the units more affordable. The plan approved by the city Council included 33 living units. This application is a request to add 3 units. The additional units will be added to the buildings already sited on the plan with no change in building footprints. a. COMMON HOUSE --The City Council approved plans for 3 apartments on the upper level of the building of the Common House. This application is a request to build a fourth apartment (unit 36) the same size as the other 3. (See floor plans.) b. BUILDING 27-30. The plans approved by the council showed this building as a single -story duplex with units up to 950 sf each. We are requesting that the building be changed into a two-story fourplex (or stacked flats) with 2 apartments of up to 950 sf on each level. The building would be similar to 3 other stacked -flat buildings (units 9-12, 13-16, and 17-20). This new one, however, would have two stories above ground and, therefore, no upper level entry. (See site plan.) c. CHANGE CONFIGURATION OF UNITS 6 AND 7. The 4 -unit townhouse building approved by the council featured 2 single -story 950 sf units on the ends and 2 two- story 1600 sf units in the middle. Due to member preference for smaller single -story units we have reduced the size of the middle units to 800 sf on one level. (See original and revised townhouse elevations.) 2. CHANGE DESIGN OF STACKED FLATS. The design of the stacked -flat buildings (9- 12, 13-16, and 17-20 as well as the new 27-30 will be changed to feature a shared porch across the lower level. The previous version featured balconies on the upper level and covered porches on the lower level. (See original and revised stacked flat elevations.) 3. INCREASE THE DEPTH OF GARAGES. The increased depth of 2 feet on all garages to provide storage space will be accomplished by moving the garages forward on the parking pads. There will be no increase in the amount of impervious pavement. 4. ADD FLEX SPACE TO THE SIDE OF A GARAGE. Extra space will be provided in one garage for storage. 5. ADD 5 PARKING SPACES. The addition of 3 living units with 5 bedrooms warrants the addition of 5 parking spaces. There will now be 56 parking spaces. 6. FLIP COMMON HOUSE PLAN. The approved design of the Common House will remain unchanged, except flipping it end over end resulting in relocation of the entrances. Appropriate changes have been made to the contours on the site plan. 7. CHANGE SIZE OF SIDEWALK ALONG MILLER AVENUE. Increase the width of the sidewalk along the Miller Avenue side of Prairie Hill from the approved 5 feet to 6 feet to match a new 6 -foot sidewalk the city will install along the Miller Avenue side of Benton Hill Park. CITYOFIC-CITYCLERK 2017 APR 13 FM12:20 Revised elevation COHOUSING AT PRAIRIE HILL SIDE ELEVATION MARCH ll, tole Architect John F. Shaw STACKED FLATS AIA, LEED AV,INC �� 4� 8� 12' 16' G Revised elevation COHOUSING AT PRAIRIE HILL REAR ELEVATION MARCH ll, 20/6 Architect l John F. Shag, STACKED FLATS o 4- e- l2' 16' Alk LEmnv, INC SFU SFL ORIGINAL STACKED FLAT ELEVATIONS 901rom lot SFL SIDE ELEVATION SFU IOWA CITY COHOUSING M< ,a�F.s Stacked Flats Iew umw.xc 0' 10' 20' 30' Approved elevations stacked flats ��, - -_ ,�i,l �����I�� RIGHT COHOUSING AT PRAIME HILL Artlmed I Salm F. Shm NAIRDN.K REAR EXARGEG REAR Revised elevations townhouses MARCH Il, 2016 TOWNHOMES ORIGINAL TOWNHOUSE ELEVATIONS SIDE ELEVATI( IOWA CITY COHOUSING AMM MI JaM F. ShM w� M..m Townhomes Approved elevations townhouses 0' 10' 20' 30' C,1TY OF IOWn CITY .�;-k MEMORANDUM Date: May 21, 2015 Previous staff memorandum dated May 21, 2015 To: Planning and Zoning Commission From: Robert Miklo, Senior Planner Re: REZ13-00010 Prairie Hill Co -Housing Background: On October 2, 2014 Commission voted 3-2 to recommend denial of an application submitted by Iowa City Co -Housing for a rezoning of 9.65 acres of land located at Miller Avenue and Benton Street from Medium Density Single -Family (RS -8) zone and Neighborhood Public (P-1) zone to Planned Development Overlay/Medium Density Single - Family (OPD -8) zone for 7.68 acres and Neighborhood Public (P-1) zone for 1.97 acres. Commissioners who voted against the application indicated that their concerns were the proposed private street access to Benton Street and the proposed changes to Benton Hill Park necessary to allow the private street. The applicant, Iowa City Co -Housing, has submitted a new plan that places the proposed dwelling units on the eastern portion of the property and includes Prairie Hill Lane, a private street, which would intersect with Miller Avenue. Development is no longer proposed on the western half of the property and no direct street access is proposed to Benton Street. The exchange of a portion of Benton Hill Park for land adjacent to Miller Avenue to add to the park is no longer proposed. Planned Development Overlay (OPD) Design: The general concept of co -housing with a common house and attached dwelling units located in clusters still applies. Much of the analysis contained on pages 2 to 6 of the previous staff report dated September 18, 2014 (copy attached) applies to the revised plan. Revisions in addition to the relocation of Prairie Hill Lane are discussed below. The plan now includes 33 dwelling units with 14 units contained in duplex style buildings, 4 units in a town house style building, 12 units contained in 4-plex buildings, and 3 units in the common house (the previous plan had a total of 32 units: 26 duplex style units and 6 units in the common house). The attached elevation drawings show the new building designs. Although the unit configuration is different, the building materials and character are similar to the previous proposal. In staffs opinion the proposed buildings are compatible with the neighborhood and the intent of the OPD standards. Four units, label "DU", located adjacent to Miller Avenue have front doors that face an internal court yard and a second door that faces Miller. The backside of the buildings have been designed to present an attractive fagade toward the public street. The dwellings are set back 25 to 35 feet from the property line and landscaping is proposed between the public sidewalk and the dwellings. Pedestrian Access: This plan includes a sidewalk along Miller Avenue adjacent to this property and extending along the east side of Benton Hill Park to Benton Street. The entire sidewalk should be installed with the construction of Prairie Hill, but the City will reimburse the applicant for the construction cost for the portion adjacent to the park. Installation of this sidewalk will provide good pedestrian access for this development and will improve pedestrian access for the larger Miller Orchard Neighborhood. Within the development a sidewalk is provided adjacent to the south and west side of Prairie Hill Lane. Off-street sidewalks provide access to the individual dwelling units. Staff recommends that an additional sidewalk connection be provided to Miller Street to the south of units #9 & 10 May 15, 2015 Page 2 near the northeast pedestrians from the south before walking corner of the development. Without such a connection, north bound north of part of this development would need to walk about one block north. There is an existing 15 foot wide pedestrian access easement located along the west and north property line. The previous plan proposed relocating that easement to the south property line. The current proposal leaves the easement in its original location. Due to the steep grade, neither location is ideal for a sidewalk, and there does not appear to be good alternative location for a sidewalk to cross this property form west to east. In staffs opinion, leaving the easement in its current location is an acceptable option. Environmentally Sensitive Areas: Compared to the previous plan, less of the steep and critical slopes are proposed to be disturbed. This is because development is no longer proposed in the west half of the property where much of the steep and critical slopes are located. In the revised plan 100% of woodland will be disturbed. This increase, when compared to the previous plan, is due to the removal of portions of Benton Hill Park from the plan and the development of the property adjacent to Miller Avenue that was to be set aside as park land according to the previous plan. As noted in the September 18 Staff Report, the City Forester has reviewed the woodlands on this property and found that they consist of undesirable species or species that are susceptible to disease, including Ash and Walnut, and the woodlands have not been properly maintained. Based on the amount of clearing, the sensitive areas regulations require the planting of replacement trees on this property and/or on public lands approved by the City Forester. The OPD plan includes a landscape plan showing the location of proposed trees. To assure appropriate species are properly located, staff recommends that the final landscape plan be approved by the City Forester. Storm Water Management: The plan includes a series of rain gardens adjacent to and among the dwellings west of Miller Avenue. A large storm water basin is proposed in the southeast corner of the property. The City Engineer is reviewing recently submitted storm water management plans. These plans should be approved by the City Engineer prior to the Planning and Zoning Commission voting on this application. Summary: The revised plan does not include direct street access to Benton Street or significant modifications to Benton Hill Park. In staff's opinion the proposed buildings are an attractive design and would be made of quality building materials in an effort to support sustainable development. The proposed co -housing community will be a unique form of housing that has had success in other communities. Its construction in the Miller -Orchard Neighborhood would support the City's efforts to provide a variety of housing types within the neighborhood and is consistent with the intent of the OPD section of the code. Storm water management and minor site plan issues must be resolved prior to the Commission voting on this application. STAFF RECOMMENDATION: Staff recommends that this application be deferred pending resolution of deficiencies and discrepancies noted below. Upon resolution of these items, staff recommends approval of REZ13-00010 a rezoning of 7.8 - acres of land located on the west side of Miller Avenue south of Benton Street from Medium Density Single -Family (RS -8) zone to Planned Development Overlay/Medium Density Single - Family (OPD -8) zone to allow Prairie Hill a with 33 -unit co -housing development subject to 1) the landscaping and tree replacement plan to be reviewed and approved by the City Forester and; 2) at the time of final plan approval the development agreement will address the construction of the sidewalk adjacent to Benton Hill Park. May 15, 2015 Page 3 DEFICIENCIES AND DISCREPANCIES: 1. Storm water management plans must be approved by the City Engineer 2. A ten foot wide buffer must be provided between the northwest side of the common house and the parking lot. 3. The sidewalk on the south side of Prairie Hill Lane at its intersection with Miller Avenue should be moved away from the curb to provide room for snow storage and a pedestrian buffer. 4. The water line along the west side of Prairie Hill Lane should be located to provide room for street trees. 5. A sidewalk should be provided between the northeast comer of the development and Miller Avenue. ATTACHMENTS: 1. Location map 2. Preliminary OPD Sensitive Areas Development Plan 3. Applicant's statement 4. Building elevation drawings 5. Previous staff report dated September 18, 2014 Approved by: 7 ,,tl� / John Yapp, Development Services Coordinator, Department of Neighborhood and Development Services Previous staff report dated September 18, 2014 STAFF REPORT To: Planning & Zoning Commission Prepared by: Robert Miklo Item: REZ13-00010 & SUB13-00008 Date: September 18, 2014 Prairie Hill GENERAL INFORMATION: Applicant: Iowa City Co -Housing P.O. Box 926 Iowa City, IA 52244 blbailey52@gmail.com Phone: 319-530-4049 Requested Action: Rezoning from Medium Density Single Family Residential (RS -8) and Public (P-1) to Planned Development Overlay (OPD -8) and P-1 Preliminary Plat approval. Purpose: To allow a 32 -unit co -housing (condominium) development with shared open space and public park land. Location: Miller Avenue and Benton Street Size: 9.65 acres Existing Land Use and Zoning: Vacant, park and open space zoned RS -8 and P-1 Surrounding Land Use and Zoning: North: Residential, Roosevelt School - RS -8 & P-1 South: Commercial - CC -2 East: Residential RS -8 West: Residential RS -8 Comprehensive Plan: Southwest District Plan — medium density single family development with the potential for an OPD to allow clustering. Neighborhood Open Space District: SW -4 File Date: September 10, 2014 45 Day Limitation Period: October 24, 2014 BACKGROUND INFORMATION: The subject property is southwest of the intersection of Benton Street and Miller Avenue. Currently the property is vacant. The surrounding area consists of residential homes varying from single family to apartments. The Theodore Roosevelt Education Center (former Roosevelt Elementary School) is located to the north. Commercial areas are located to the south of the 2 PRM JS STAFF REPORT property along Highway 1. The applicant, Iowa City Co -Housing, is requesting a rezoning from Medium Density Single Family Residential (RS -8) and Public (P-1) to Planned Development Overlay (OPD -8) for 7.68 acres and P-1 for 1.97 acres and preliminary plat approval of Prairie Hill. The rezoning would allow for a 32 - unit condominium development with units 26 units clustered in duplex style townhouses. The plan also includes a community building with common facilities and 6 apartments. Six of the duplexes would have garages incorporated into the units. There would be 19 parking spaces in five garages and 29 surface parking spaces. The plan includes relatively large areas of open space, some of which would be dedicated to the City for extension of Benton Hill Park in exchange for land that would provide private street access to Benton Street. The applicant requests access to the development via Benton Street on land currently owned by the City as part of Benton Hill Park. A conservation and public access easement would preserve much of this existing open space for public use. In exchange for acquiring 1.8 acres of park land the applicant has offered to dedicate 1.97 acres of land on the southeast end of the property for park use. The property does contain sensitive features and the applicant has submitted a Sensitive Areas Development Plan and a subdivision called Prairie Hill. The subdivision would create the Lot 1, a 7.68 acre tract that would contain the development, and Outlot A (1.97 acres) which would be dedicated to the City for addition to Benton Hill Park. The property would be developed by Iowa City Cohousing. A cohousing community is a type of intentional community composed of private homes supplemented by shared facilities. Cohousing is designed with the intention of facilitating interaction among neighbors for social, practical, economic and environmental benefits. The community is planned, owned and managed by the residents — who also share activities which may include cooking, dining, child care, gardening, and governance of the community. Common facilities are proposed to include a kitchen, dining room, laundry, guest rooms, and recreational features. The attached statement labeled 'The Cohousing Concept" (Exhibit A) provided by the applicant contains a more detailed description of Co -housing. The applicant has used the "Good Neighbor Policy" and has conducted two neighborhood meetings as discussed in Exhibit A. ANALYSIS: Current Zoning: The current zoning of the property is for Medium Density Single Family Residential (RS -8), which allows single family homes on lots with a minimum of 5,000 square feet of lot area and a minimum lot width of 45 feet. Duplexes are allowed on comer lots. Nonresidential uses, such as religious institutions and day care centers, may be allowed by special exception. The applicant has submitted the attached plan (Exhibit B) showing how the property could be developed with at least 32 single-family lots within a conventional subdivision. Proposed Zoning: The applicant requests rezoning to a Planned Development Overlay Zone (OPD -8), which permits flexibility in uses and design when conventional development is inappropriate and changes are not contrary to the Comprehensive Plan. The OPD zone encourages the best use of the existing landscape and infill development. The applicant requests approval of an OPD rezoning to allow dwelling units to be clustered on the property so that less grading will be required and that common open space may be set aside for use of the residents and the general public. The clustering will also help achieve a physical environment that is conducive to the formation of a community as envision in co -housing developments. The details of the OPD plan are discussed below under the OPD Plan. PCMSteM Rep0MVGZ13-0W10, AW3-M8 pmirie hillc.doc 3 Pf 9VIOUS STAFF REPORT Compliance with Comprehensive Plan: The property falls within the Southwest District Plan, Roosevelt subarea in the Miller -Orchard Neighborhood (pages 25 to 36 and Appendix C of the Southwest District Plan). The District Plan encourages the preservation of the existing housing and encourages infill development that is compatible with the neighborhood; and indicates that the area lacks pedestrian links within and between surrounding properties. This concern has been partially addressed by recently constructed sidewalks/trail along Miller Avenue, Hudson Avenue, Orchard Street and Highway 1. The District Plan notes that the existing RS -8 zoning is appropriate for this property, but that a Planned Development Overlay (OPD) zone would allow the clustering of housing units to encourage the best use of the existing topography. The plan states: "Future development of the vacant land along Miller Avenue should be carefully considered with regards to efforts to stabilize and revitalize the Miller -Orchard Neighborhood! In staffs view the proposal complies with the goals stated in the Comprehensive Plan as it would bring a new form of owner occupied housing into the Miller -Orchard Neighborhood and would compliment the City's and the Neighborhood's efforts to improve the housing stock in the area. Planned Development Overlay (OPD) Plan: To achieve the cluster plan the applicant is requesting several modifications of the zoning and subdivision regulations including: 1) One common lot as opposed to individual lots as required in RS -8 zones. 2) Multiple duplex style dwellings on one common lot (which otherwise are limited to comer lots in the RS -8 zone). 3) A common house that would contain a common kitchen and dining room and 6 apartments. 4) A private street that has a 20 -foot wide pavement within a 35 -foot wide easement, rather than the minimum 26 -feet wide pavement within a 60 -foot wide right-of-way required for public streets. 5) Waiver of the requirement of sidewalks in certain locations. 7) A non-standard cul-de-sac design. Four general standards must be met when the applicant requests waivers of underlying zoning and subdivision regulations as discussed below: I. The density and design of the Planned Development will be compatible with and/or complementary to adjacent development in terms of land use, building mass and scale, relative amount of open space, trafnc circulation and general layout. In staffs opinion the proposal meets the standard pertaining to density. The proposed density of 32 units on 7.68 acres equals approximately 4.5 units per acre. Historically RS -8 zoned subdivisions have developed at approximately 5 units per acre although some have achieved 8 units per acre. In staffs opinion the proposal is also compatible with the neighborhood in terms of land use. The Miller Orchard neighborhood contains a mix of single family homes and duplexes. The area to the west contains a significant number of multifamily buildings. This proposal contains mostly duplex style dwellings and only six apartments in the common house. This combination of units provides for clustering and the preservation of large areas of open space and would support the community -oriented environment desired in co -housing developments. The building mass and scale for most of the buildings is similar to many of the houses in the PCMStafl ReportsWzImMIp, sub134=08 prairie hille.d. a P"'EVIOUS STAFF REPORT Miller Orchard Neighborhood and as discussed in number 3 below would likely have less of an adverse effect on the adjacent properties than a conventional development. Traffic from this proposal will be no more and may actually be less than the amount of traffic that would be generated from a conventional subdivision. 2. The development will not overburden existing streets and utilities. The applicant is proposing a driveway access to Benton Street, an arterial street which carries approximately 11,000 vehicles per day in this vicinity. A 2 -lane arterial street with adequate access control has a capacity of 15,000 vehicles per day. Transportation Planners estimate that this proposed development will generate approximately 200 vehicle trips per day. This is a small percentage of the existing traffic on Benton Street and will not overburden the street. Area residents have expressed concerns about sight distance on Benton Street. The proposed private drive access is discussed in the attached memo from Kent Ralston, Transportation Planner (Exhibit C). As detailed in the memo the proposed access point meets standards for sight stopping distance and there is not a high collision history in this area. Therefore the proposed driveway location is found to be acceptable. There are currently no sidewalks on the portion of Benton Street adjacent to the property because of steep slopes and topological features. To address pedestrian access to the development, an alternative trail is proposed through Benton Hill Park, connecting the development with sidewalks continuing on Benton Street east of Miller Avenue. As noted in the Southwest District Plan, pedestrian connectivity is a concern in this neighborhood. When the Hawk Ridge (formerly the Lodge) student housing complex was developed in 2003, there was a requirement for a pedestrian easement over the subject property to provide for a potential trail connection to Benton Hill Park. The location of that easement is in an area that is too steep for a trail connection. The applicant proposes to relocate the easement to the south side of lot 1. The grading that will be done for this project will provide for a better location for a future trail. Municipal water and sanitary sewer services are adequate to serve the proposed development. Stormwater will be directed to a basin proposed in the southeast corner of Lot 1. A berm is Proposed along the south property line to prevent stormwater from flowing onto the properties to the south. The City Engineer has reviewed the stormwater management plan and has approved it in concept, although some construction details may need modification. 3. The development will not adversely affect views, light and air, property values and Privacy of neighboring properties any more than would a conventional development. In staffs opinion the application meets this standard. The existing RS -8 zoning on this property allows single family homes to be as tall as 35 feet. The applicant proposes to construct cottage style duplexes that would generally be less than 20 feet tall. Although some of the units will have walkout lower levels, even those will be 25 feet or less in height. The common house is proposed to be approximately 30 feet tall. In addition to being shorter than what the RS -8 zone allows, the buildings would be built downhill from or at a lower elevation than the nearest homes. This combination of height and lower PCD%8Wff Reports4ez13-0Do1o, 5u 13-00DDS prairie MllsAm � 5 Pj `EVIOUS STAFF REPORT grade will result in no more, or even a less adverse effect than conventional development. 4. The combination of land uses and building types and any variation from the underlying zoning requirements or from City street standards will be in the public interest, in harmony with the purposes of this Title, and with other building regulations of the City. The applicant is proposing to cluster 32 units into attached dwellings rather than single family houses, a private street which is 6 feet narrower than the minimum street standard and modification of front setbacks for 3 units and the rear setback for 1 of the units. The proposed clustering and private street would further the community based design desired in co -housing by emphasizing pedestrian traffic on an internal sidewalk network. Primary pedestrian access to the larger community would be via a trail that would extend through Benton Hill Park. The applicant has agreed to install portions of the trail within the park and to provide lighting to help assure pedestrian and bicycle safety. The applicant has submitted templates showing that as designed the private street will be able to accommodate fire trucks and other emergency vehicles. In staff's opinion the proposed buildings are an attractive design and would be made of quality building materials in an effort to support sustainable development. The proposed co -housing community will be a unique form of housing that has had success in other communities. Its construction in the Miller -Orchard Neighborhood would support the City's efforts to provide a variety of housing types within the neighborhood and therefore be in the public interest and in harmony with the zoning code. Environmentally Sensitive Areas, The property contains steep and critical slopes and woodland covering approximately 3.2 acres. The site slopes from a low point adjacent to Miller Avenue to a high point in the western portion of the property. The applicant has provided a soils study indicating that the property has been graded or filled to create the current condition. The applicant proposes to grade the slopes (100% of the critical slopes and 94% of the steep slope) to allow for creation of more gradual and stable slopes. Because of the amount of grading proposed the Zoning Code requires level II sensitive areas review (Planning and Zoning Commission Review and City Council approval). A level II sensitive areas review is also required when more than 50% of a woodland is proposed for removal. In this case the plan proposes that approximately 37.6% of the woodland be removed. An additional 24.6% of the woodland is located within the 50 foot buffer area and thus could be affected by construction activity and must be counted as being impacted by the proposed development. Based on the amount of clearing, the sensitive areas regulations require the planting of 127 replacement trees on this property or on public lands approved by the City Forester. The City Forester has reviewed the woodlands on this property and found that the areas that are proposed to be removed consist of undesirable species or species that are susceptible to disease, including Ash and Walnut, and the woodlands have not been properly maintained. The OPD plan includes a landscape plan showing the location of proposed trees, however individual species are not identified. To assure appropriate species are properly located, staff recommends that the final landscape plan be approved by the City Forester. As noted above a considerable amount of grading and woodland removal is proposed for this development. However, due to the condition of the current slopes and the woodlands on this Property, the long-term slope stability and woodland health after development should be an PCMSteff Report$VW3-00010, GUM3-00008 pmIrie hille.doc r ' 6 PrVIOUS STAFF REPORT improvement when compared to what exists today. Neighborhood parkland or fees in lieu of: Neighborhood open space requirements for this property were satisfied with the approval of the Ruppert Hills final plat in 2003. That plat included the dedication of Outlot A Rupport Hills, which later became the eastern portion of Benton Hill Park. The Parks and Recreation Commission has reviewed the proposed trade of land of the western portion of Benton Hill Park for Outlot A. The Parks Department has determined that the topography of Outlot A is more conducive to use as a neighborhood park and supports the trade. Infrastructure fees: A water main extension fee of $415 per acre applies. There are no addtianal infrastructure fees in this neighborhood. STAFF RECOMMENDATION: Staff recommends approval of REZ13-00010 and SUB13-00008 a rezoning of 9.65 -acres located at Miller Avenue and Benton Street from Medium Density Single -Family (RS -8) and Neighborhood Public (P-1) zone to Planned Development Overlay/Medium Density Single - Family (OPD -8) zone for 7.68 -acres and Neighborhood Public (P-1) zone for 1.97 -acres, and a preliminary plat of Prairie Hill, a 2 -lot residential subdivision, subject to 1) the landscaping plan to be reviewed and approved by the City Forester, 2) City Engineer approval of the stormwater management plan and 3) the applicant installing the offsite improvements to the trail and lighting in Benton Hill Park. ATTACHMENTS: 1. Location Map 2. Preliminary Plat and Sensitive Areas Development Plan 3. Exhibit A Co -housing Concept Narrative 4. Exhibit B showing conventional subdivision 5. Exhibit C Memo from Kent Ralston, Transportation Planner 6. Building elevations 7. Correspondence Approved by: / ✓^ -Y-� John Yapp, Development Services Coordinator, Department of Neighborhood and Development Services PCD15taff RepoOw raiMDD10, cublMOODS prairie NNAec MINUTES APPROVED PLANNING AND ZONING COMMISSION MAY 4, 2017 — 7:00 PM — FORMAL MEETING EMMA J. HARVAT HALL, CITY HALL MEMBERS PRESENT: Carolyn Dyer, Ann Freerks, Mike Hensch, Phoebe Martin, Max Parsons, Mark Signs, Jodie Theobald MEMBERS ABSENT: None STAFF PRESENT: Sara Hektoen, Bob Miklo OTHERS PRESENT: Del Holland RECOMMENDATIONS TO CITY COUNCIL: By a vote of 6-0 (Dyer recused) the Commission recommends approval of REZ17-00007 an application submitted by Iowa City Cohousing LLC for a rezoning of approximately 7.8 -acres to amend the preliminary OPD Plan to add three additional units to Prairie Hill, a 36 -unit cohousing development located west of Miller Avenue, south of Benton Street. By a vote of 7-0 the Commission recommends approval of SUB17-00004, an application for a preliminary and final plat of Little Ash Subdivision, a 1 -lot, 21.48 -acre residential subdivision located on the east side of Maier Avenue. By a vote of 7-0 the Commission recommends the City forward a letter to the Johnson County Board of Adjustment indicating that the City has no objection to the conditional use permit. CALL TO ORDER: Freerks called the meeting to order at 7:00 PM. PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA: None. REZONING ITEM REZ17-00007: Discussion of an application submitted by Iowa City Cohousing LLC for a rezoning of approximately 7.8 -acres to amend the preliminary OPD Plan to add three additional units to Prairie Hill, a 36 -unit cohousing development located west of Miller Avenue, south of Benton Street. Dyer recused herself and left the room during this discussion as she is on the Board of the Iowa City Cohousing LLC. Miklo noted that the Commission should all be familiar with this property, it is located on the west side of Miller Avenue on the south side of Benton Street. The surrounding properties for the most part are zoned RS -8, and to the north is Benton Hill Park which is zoned Public and to Planning and Zoning Commission May 4, 2017 — Formal Meeting Page 2 of 5 the south is zoned Community Commercial. Miklo explained that the planned development overlay that was approved included a private drive/street to serve 33 cohousing units. The proposal is to amend that plan to add one additional unit to the Common House (near the center of the development) and add two units to what was originally a duplex by adding a second floor. Miklo showed drawings of the previous proposal and then drawings of the new proposal. The new proposal also includes some minor design changes to other aspects of the plan, for example the townhouses will no longer be two stories, and they will be single floor units (but basically the same footprint). The garages would be slightly larger (extended by two feet) and there would be additional parking to accommodate the three additional units. In terms of density Miklo noted that this does fall in the RS -8 density, it is just under five units per acre, which is typical for RS -8 development. Staff is recommending approval of the amendment to the plan to allow the three additional units and design changes. Freerks asked if there was room for street trees along Miller Avenue. Miklo stated that yes there will be street trees along Miller Avenue. Freerks opened the public hearing. Del Holland , 1701 East Court Street, came forward representing the applicant to answer any questions. Freerks closed the public hearing. Hensch moved to approve REZ17-00007 an application submitted by Iowa City Cohousing LLC for a rezoning of approximately 7.8 -acres to amend the preliminary OPD Plan to add three additional units to Prairie Hill, a 36 -unit cohousing development located west of Miller Avenue, south of Benton Street. Parsons seconded the motion. Hektoen noted that this property is currently subject to a Conditional Zoning Agreement and those same conditions will remain in place. Miklo confirmed those would continue and not change. Freerks noted this is an exciting project that she is eager to see and the changes make sense. A vote was taken and the motion carried 6-0. DEVELOPMENT ITEM SUB17-00004: Discussion of an application submitted by Brian and Laura Wolf for a preliminary and final plat of Little Ash Subdivision, a 21.48 -acre, 1 -lot residential subdivision located on Maier Avenue SW in Fringe Area C. Miklo noted this property is located within the two-mile Fringe Area of Iowa City, but is well outside of the growth area and is not likely to be annexed into the city. The agreement with the County is the City is required to review and approve subdivisions within the two-mile Fringe Prepared by: Sylvia Bochner, Planning Intern, 410 E. Washington Street, Iowa City, IA 52240; 319-356-5240 (REZ17-00007) ORDINANCE NO. ORDINANCE FOR A REZONING TO AMEND A PRELIMINARY PLANNED DE2ELOPMENT OVERLAY (OPD) PLAN FOR 7.8 ACRES OF PROPERTY LOCATED WEST OF MILL(=R 7gfENI E AND SOUTH OF BENTON STREET. (REZ17-00007) WHEREAS, the applicant, Iowa City Cohousing, has requested a rezoning of property1&atedwest of Miller Avenue and South of Benton Street to amend a preliminary Planned Devet6pY nt-averlafrPD) Plan; and > N WHEREAS, the property was rezoned from Medium Density Single Family Residential (Ri8) to Planned Development Overlay/Medium Density Singly Family Residential (OPD/RS-8) in 2015 for Prairie Hill, a 33 - dwelling unit cohousing development; and WHEREAS, the proposed amendments allow for 3 additional dwelling units and minor changes to building designs, garage sizes, and 5 additional parking spaces; and WHEREAS, the new units will be built within the previously approved building footprints, with the exception of the additional parking spaces, and there will be no significant changes to building coverage or site design if the amendments are approved; and WHEREAS, the proposed development is consistent with the Citys efforts to provide a variety of housing types within the neighborhood and are consistent with the intent of the OPD section of the code; and WHEREAS, the Planning and Zoning Commission has reviewed the proposed rezoning and has recommended approval of this amendment to the OPD Plan. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF IOWA CITY, IOWA: SECTION I APPROVAL. Property described below is hereby approved for a rezoning to amend a preliminary Planned Development Overlay Plan: Lot 3 Ruppert Hills Subdivision to Iowa City, Iowa, in accordance with the plat thereof recorded in Plat Book 46, at page 47, in the records of the Johnson County Recorder's Office, containing 7.80 acres and subject to easements and restriction of record. SECTION II. ZONING MAP. The Building Inspector is hereby authorized and directed to change the zoning map of the City of Iowa City, Iowa, to conform to this amendment upon the final passage, approval and publication of this ordinance by law. SECTION III. CERTIFICATION AND RECORDING. Upon passage and approval of the Ordinance, the City Clerk is hereby authorized and directed to certify a copy of this ordinance and to record the same, at the office of the County Recorder of Johnson County, Iowa, at the owner's expense, all as provided by law. SECTION IV. REPEALER. All ordinances and parts of ordinances in conflict with the provisions of this Ordinance are hereby repealed. SECTION V. SEVERABILITY. If any section, provision or part of the Ordinance shall be adjudged to be invalid or unconstitutional, such adjudication shall not affect the validity of the Ordinance as a whole or any section, provision or part thereof not adjudged invalid or unconstitutional. SECTION VI. EFFECTIVE DATE. This Ordinance shall be in effect after its final passage, approval and publication, as provided by law. Passed and approved this day of 20_ Iowa City City Council June 6, 2017 Rezoning Item REZ17-00007 Discussion of an application submitted by Iowa City Cohousing LLC for a rezoning of approximately 7.8 acres to amend the preliminary OPD Plan to add three additional units to Prairie Hill, a 36 -unit cohousing development located west of Miller Avenue, south of Benton Street. F-., v I REIISED FIV =L I L----T-TEI FE'l-EL-FIENT AND SITE FL3-N I I Al HE HILL L-77-" - ffI:, L -� NENXV F. 9F09 .. . . . .. . . . . . it IiP Ml- J'f� 1 �-2 it E MP-" AYEAACAN 9.NK SECOND ADOMON 6CRR 6045 ow4 A - - - - - - - - — - - 5 1i-0592 cm WN 1�1 D. 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