HomeMy WebLinkAbout03-06-2003 Planning and Zoning CommissionAgenda
Formal Meeting
Planning and Zoning Commission
Thursday, March 6, 2003 - 7:30 p.m.
Emma J. Harvat Hall
(Civic Center)
C. Call to Order
D. Public Discussion of Any Item Not on the Agenda
C. Announcement of Vacancies on City Boards and Commissions
E. Zoning/Development Items:
1. REZ03-00009 Discussion of an application from CJs Construction Inc. for a
rezoning from High Density Single-Family/Sensitive Areas Overlay (RS-12/OSA), to
Planned Development Housing Overlay (OSA/OPDH-12) on 2.21 acres to allow the
development of a 13 townhouse style units located at the southeast corner
of Meadow Ridge Lane and North Dubuque Street.
(45-day limitation period: April 4, 2003).
2. CZ03-00001 Discussion of an item submitted by Tom and Emily Harney for a
rezoning from Al, Rural, to RS, Suburban Residential, for 1.31 acres of
property located in Fringe Area A on the south side of 320th Street NE, east of Prairie
Du Chien Road.
3. REZ03-00004: Discussion of an application submitted by the Historic Preservation
Commission combining the Longfellow Historic District and the Moffitt Cottage
Historic District into one historic district named the Longfellow Historic District.
(60- day limitation period: March 18, 2003)
E. Other:
F. Consideration of the February 20, 2003 Meeting Minutes.
G. ADJOURNMENT
Upcoming Planning & Zoning Commission Meetings:
Informal
March 31
April 14
April 28
May 12
June 2
June 16
Formal
April 3
April 17
May 1
May 15
June 5
June 19
CITY OF 10 {NA CITY
PLANNING AND ZONING COMMISSION
Location of Agenda Items, 3-03-03
City of Iowa City
MEMORANDUM
Date: February 28, 2003
To: Planning and Zoning Commission
From: Robert Miklo, Senior Planner
Re: REZ01-00010, 707 N. Dubuque St.
In 2002 the Planning and Zoning Commission recommended approval of a Sensitive
Areas Development Plan for 707 N. Dubuque Street. The Council subsequently approved
the plan. A Sensitive Areas Development plan was required for this property due to the
presence of protected and critical slopes. The applicant has submitted a revised plan
which downsizes the proposed building and contains a smaller overall footprint. The
revised plan differs from the approved plan in that the entrance ramp to the garage has
been located to the east wall of the building rather than the north wall as shown on the
approved plan.
Section 14-6J-2 D10 of the Zoning Code specifies that minor changes in building
arrangements that do not substantially alter the character of the development are
permissible without requiring a resubmittal of a Sensitive Areas Development Plan. In the
past staff has used this provision to administratively approve minor variations in OPDH
plans. In cases where the amendments to the plan are obviously substantial staff advises
the applicant that a rezoning process requiring Planning and Zoning Commission review
and City Council approval is necessary. In this case staff feels that there is some
judgment necessary to determine whether or not the revised plan is substantially different
than the approved plan.
The revised plan may actually result in less disturbance of the critical and protected
slopes on the property, however it does relocate the driveway ramp and garage entrance
to the street side of the property. The revised plan contains two fewer units than the
previously approved plan and results in a building that is one floor lower in height on the
river side of the building. Otherwise the exterior design of the building will be similar to
what was presented to the Commission and public in 2002.
Staff would like Planning and Zoning Commission's direction as to whether or not the
revised proposal is a substantial change compared to the approved plan. If the
Commission finds that the change is substantial the applicant would be required to go
through the rezoning process to amend the Sensitive Areas Development Plan. If however
the Commission determines that the revised plan is substantially in compliance with the
previously approved plan the amended plan could be approved as a final OPDH plan
administratively by staff.
Attachments:
1. Approved plan.
2. Proposed plan.
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To: Planning and Zoning Commission
Item: REZ03-00009
Pine Ridge Condominiums
Preliminary OPDH plan
Amended OSA plan
GENERAL INFORMATION:
Applicant:
Contact Person:
Requested Action:
Purpose:
Location:
Size:
Existing Land Use and Zoning:
Surrounding Land Use and Zoning:
Comprehensive Plan:
File Date:
STAFF REPORT
Prepared by: Shelley McCafferty
Date: March 6, 2003
CJs Construction, Inc.
2207 Hill Drive
Solon, IA 52333
Duane Musser
MMS Consultants
1917 S. Gilbert
Iowa City, IA 52240
Phone: 351-8282
Rezoning from OSA/RS-12 to PDH/OSA/RS-12 and
an amendment to an OSA development plan
To create a 14-unit, planned housing development
on two lots
Southeast corner of Meadow Ridge Lane and North
Dubuque Street
2.21 acres
Single family residence, vacant
North: RS-5; residential
South: RS-12, vacant
East: RS-5; residential
West: Public; open space
Single-Family/Duplex Residential
February 18, 2003
45-day Limitation Period April 4, 2003
2
BACKGROUND INFORMATION:
The applicant, Us Construction, Inc., has submitted an application for a rezoning from High
Density Single Family Residential/Sensitive Areas Overlay (RS-12/OSA) to Planned Development
Housing Overlay (RS-12/OSA/OPDH) and an amendment to a Sensitive Areas Development Plan
for 2.21 acres of property on two lots located at the southeast corner of Meadow Ridge Lane and
North Dubuque Street. In 1996 a Sensitive Areas Development Plan and rezoning to allow the
construction of thee duplex buildings in addition to the single family house on this property was
approved. The development plan delineated the limits of construction to protect the regulated
slopes located on the east side of the property. The applicant is currently requesting approval of a
Preliminary PDH-12 Plan and amendment to a Sensitive Areas Development Plan to allow the
construction of 13 townhouse -style units with garages located partially below grade, for a total of
14 dwelling units.
ANALYSIS:
The RS-12 zoning permits single-family lots with a minimum lot size of 5,000 square feet and a
minimum 45-foot lot width. The zone allows duplexes with a minimum lot area of 6,000 square
feet. The OPDH section states that among other things it is the intent of the zone to:
1. Provide flexibility in architectural design, placement and clustering of buildings, use of
open space, traffic circulation and parking and related site and design considerations;
2. Promote efficient land use with smaller utility and street networks;
3. Promote an attractive and safe living environment compatible with surrounding residential
developments; and
4. Encourage infill development. In exchange for greater flexibility in the application of zoning
standards.
The OPDH ordinance gives the City greater control of design issues to help assure that the
resulting development is compatible with the goals of the Comprehensive Plan and the character
of the surrounding neighborhood, and provides amenities to the City and residents. It also
provides greater flexibility to the developer by allowing alternative designs such as clustered
development. It allows multifamily dwellings on a lot in which the underlying zoning would only
permits single family and duplex dwellings, as long as the overall density does not exceed the
underlying allowable density.
The primary purpose of this application is to review the design of the development to ensure
conformance with the neighborhood design concepts, as discussed below. The Plan's
conformance with the requirements of the Zoning Chapter and other City Codes must also be
evaluated.
Comprehensive Plan: The Neighborhood Design Concepts discussed in the Comprehensive
Plan encourage the development of neighborhoods with diverse housing types, more efficient and
compact design, interconnected street systems that provide for all modes of transportation,
attractive and pedestrian -oriented streetscapes, and the inclusion of adequate parks, trails, and
open space. The North District Plan, which applies to this neighborhood, encourages the use of
conservation and cluster development adjacent to Foster Road and Bjaysville Lane. The proposed
preliminary development plan has been reviewed with respect to these policies. This proposed
development should be evaluated to determine whether it would contribute toward the creation of
an overall neighborhood that has these qualities, taking into account what already exists within the
area.
Housing Diversity/Compatibility: The Comprehensive Plan calls for the development of
neighborhoods with diverse housing opportunities, but stresses the importance of quality design
3
for multifamily development when integrated into lower density neighborhoods. The properties
adjacent to this proposed PDH-12 are currently zoned or Low Density Single Family Residential
(RS-5) and are substantially developed. However, the presence of geographic and landscape
features, as well as an arterial street, fragments this neighborhood. This property is significantly
separated from the residences to the west by North Dubuque Street. To the east and southeast,
Foster Road and a wooded slope creates a buffer between this property and the adjacent
properties. Therefore, the only portion of the neighborhood that the development of this property
may affect is the Meadow Ridge Subdivision directly north. There is an established tree line that
helps buffer Lot 16 of Meadow Ridge Subdivision from the proposed development. Staff
recommends that this tree line be preserved and supplemented with additional landscaping. This
property also slopes significantly away from the adjacent property, which further reduces the
affect it will have on the Meadow Ridge Subdivision.
In terms of diversity, this proposal does introduce a new housing type to the area. The applicant
has proposed to build two-story townhouse -style units with a single -car garage located partially
below grade. The Comprehensive Plan recommends that multifamily dwellings be located at the
intersection of collector and arterial streets in order to prevent increasing traffic on predominantly
single family residential streets. Staff feels that this development meets the criteria of the
Comprehensive Plan and is an appropriate building type for this location.
More Efficient and Compact Design: The proposed plan will result in a density of about
6.7dwelling units per acre. In the RS-12 zone, the maximum allowable density is 14.5 units per
acre, which is substantially more than is being proposed for this property. Approximately a third of
this property is not developable due to the presence of regulated slopes. The area that may be
developed will have a density of approximately 9 units per acre, which is similar to a more typical
subdivision in this zone, but is more compact than adjacent residential areas.
The Comprehensive Plan does encourage infill development of properties located in established
neighborhoods in order to encourage more efficient and compact development, and reduce the
need for additional infrastructure in outlying areas. This property is located within a relatively short
distance of the University and downtown, which are major destinations. Its direct access to an
arterial street means vehicular traffic would not be required to travel through any single-family
residential areas. Although not yet placed in a funded year, the Capital Improvements Plan does
include the reconstruction and signalization of the intersection of Dubuque Street and Foster
Road. Staff is recommending that the applicant dedicate additional property south of the existing
house for right-of-way for the intersection of Foster Road and Old Highway 218. This additional
right-of-way will facilitate the movement of southbound traffic from Old Highway 218 through the
intersection once it is reconstructed.
Additionally, the Iowa River Trail extends to Taft Speedway. When the Foster Road and Dubuque
Street intersection is improved, sidewalks will be added. Therefore, this development will have
access to a trail nearby for recreation and commuting to the University and downtown.
Streetscape/Pedestrian-Orientation: Staff has been working with applicant to develop a plan that
meets the goals for a pedestrian -oriented streetscape while preserving existing trees. Due to the
central location of the most significant trees, and the constraints of the regulated slopes,
preserving these trees is difficult. In order to avoid all the trees, substantially more concrete would
be required because the private drive would be only single -loaded. The increase in concrete is
less conducive to a pedestrian -oriented development. The double -loaded plan requires less
paving and preserves more open space for use by the residents. This plan does preserve a two
mature trees, which are centrally located, by leaving a gap in the row of east townhouses. This
space also provides an area where all the residents can access the open space between the
townhouses and the regulated slopes, therefore making the open space a community -oriented
amenity. However, to preserve these trees and ensure their future health, a 10-foot reduction in
4
the front setback is required. This is allowable under the Sensitive Areas Ordinance. The
applicant is also proposing to preserve the mature fruit trees located along the sidewalk at the
west property line and the tree line along the north property line. This plan should specify the tree
protection methods that will be used during construction.
The townhouse style units are organized along a private lane. Because these units have only a
single -car garage, there is less pavement associated with this development. This allows the
opportunity for a small front entry porch and landscaping between the lane and buildings. The
elevations of the townhouses fronting Old Highway 18 does not illustrate a pedestrian entrance
and stoop facing the Hidden Meadow Lane. Staff is recommending that these units be revised to
accommodate an entrance. Staff feels that this has the potential to create a pedestrian -friendly
and neighborly environment.
Preliminary PDH-12 Plan:
Specific Standards: The specific standards for the Preliminary PDH-12 Plan including land
coverage, open space, dimensional and design standards have been met.
Variations: According to the information provided by the applicant, one variation under the OPDH
ordinance. All the new units in this PDH-12 plan are attached units. Townhouse units are
allowed in the RS-12 zone as a provisional use. However, these units are not located on
individual lots and therefore do not meet the definition of a townhouse. A variation is required to
permit multiple townhouse -style units on the same.
Open Space: At the time this property was rezone to Sensitive Areas Overlay, the Parks and
Recreation Commission recommended that fees be accepted in lieu of an open space dedication.
6,562 square feet of open space is require for a development of this density. Staff is still
recommending fees for open space.
Sensitive Areas Development Plan:
The amendment to the Sensitive Areas Development Plan requires one variation to the standards
of the RS-12 zone. The standard front yard for property adjacent to an arterial street is 40 feet.
The applicant is requesting that this be reduced to 30 feet in order to preserve existing mature
trees and provide more contiguous open space on the east side of the property.
Summary:
In general, staff feels that the proposed plan conforms with the neighborhood design principles
contained in the Comprehensive Plan. It also complies with the suggestion for clustered
development recommended for the Foster Road area in the North District Plan and complies
with applicable City ordinances.
STAFF RECOMMENDATION
Subject to the resolutions of the deficiencies listed below, staff recommends that REZ03-00009 a
rezoning from High Density Single Family Residential/Sensitive Areas Overlay (RS-12/OSA) to
Planned Development Housing Overlay (RS-12/OSA/OPDH) and an amendment to a Sensitive
Areas Development Plan on 2.21 acres to allow the construction of 13 townhouse -style units in
addition to an existing single family house located at the southeast corner of Meadow Ridge Lane
and North Dubuque Street with the following variations:
1. Multiple primary buildings located on one lot.
2. Reduction of the front yard to 30 feet.
5
DEFFICIENCIES AND DISCREPENCIES:
1. Requires review by engineering.
2. Clarify architectural elevations, add pedestrian entrance for all units on Hidden Meadow Lane.
3. Specify tree protection methods on plans.
ATTACHMENTS:
1. Location map
2. Site plan
3. Building elevations
Approved by: ,��,,,/����"
Robert Miklo, Senior Planner,
Department of Planning and Community Development
Sensitive Areas
and Site
Site Plan,
Grading &
Preliminary OPDH-12
Erosion Control Plan
Plan,
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CONS RUCT ON PLANS FOR DETAILS
City of Iowa City
MEMORANDUM
Date: February 24, 2003
To: Planning and Zoning Commission
From: John Yapp, Associate Planner
Re: CZ03-00001 Proposed rezoning from Al, Rural, to RS, Suburban Residential, for
1.31 acres of property located in Fringe Area A on the south side of 320th Street
NE, east of Prairie Du Chien Road.
The applicants, Tom and Emily Harney, have submitted an application for a rezoning from
Al, Agricultural, to RS, Suburban Residential, for 1.31 acres of property located on the
south side of 3201h Street NE, east of Prairie Du Chien Road. The property is in Fringe
Area A of the Fringe Area Agreement between Johnson County and Iowa City. it is
located outside of the City's growth area. The Johnson County / Iowa City Fringe Area
Agreement provides the City with the opportunity to review and comment on proposed
rezonings within the two-mile fringe area prior to consideration of the rezoning by the
Johnson County Planning and Zoning Commission and Board of Supervisors.
The Harney Farm is a 114.23 acre farm on the south side of 320th Street NE, east of
Prairie Du Chien Road. All of the farm is currently zoned RS, Suburban Residential,
except for an 8.75 acre strip .along the east side of the farm, which is zoned Al,
Agricultural. The applicant would like to rezone the north 1.31 acres of this strip, which
abuts 3201h Street, to RS to allow his son to construct a home on it. If the rezoning is
approved, the applicant would request a three lot subdivision, with his residential lot as Lot
1, the new residential lot as Lot 2, and the remainder of the Al 'strip' of land, 7.44 acres,
as an outlot designated for agricultural use.
The Fringe_Area Agreement for Area A outside the growth area states that rezoning to RS
will be considered if the application to rezone includes a concept plan showing a minimum
of 50% of the property designated as an outlot for open space or agriculture. The
applicant meets this provision by designating the reminder of the strip of Al property as
an agricultural outlot.
Staff would normally be hesitant to recommend rezoning a small piece of property from Al
to RS for a single house when there is adequate RS-zoned land on the same farm on
which the applicant's son could construct the house. However, the applicant does not
want to `lose' any of the area being farmed. There are some factors that make this parcel
an appropriate location for a second house on the farm, including:
• This parcel is not in crops, so none of the area actually being farmed will be
affected. This meets one of the Fringe Area Agreement purposes of
preserving farm land.
• Creating two residential lots in close proximity allows the property owners to
potentially share a well and outbuildings, which helps meet one of the Fringe
Area Agreement purposes of clustering development to be able to share
infrastructure.
• The proposed residential lot is on higher ground outside of the floodplain;
approximately the southern 2/3rds of the farm is within the 100-year floodplain
for Rapid Creek.
Transportation Issues
320th Street NE east of Prairie Du Chien Road is a gravel road providing access to four
homes. With the proposed rezoning and subsequent subdivision, one additional home
and driveway would be added. County staff has indicated this level of use is not a
concern, and would not require 3201h Street to be improved.
County, City and Johnson County Council of Governments staff are just beginning to
investigate potential alignments of the Oakdale Boulevard extension between Iowa
Highway 1 and Prairie Du Chien Road. The alignment for Oakdale Boulevard is likely to
cross part of the Harney farm, though it is unknown as yet where the alignment will be.
Preliminary examination of area topography indicates that the alignment will not be in the
vicinity of the proposed residential lot on 320th Street.
STAFF RECOMMENDATION:
Staff recommends that the City Council send a letter to the Johnson County Board of
Supervisors finding that the proposed rezoning meets the technical requirements and the
spirit of the Fringe Area Agreement and therefore recommends approval of the proposed
rezoning subject to general conformance with the rezoning exhibit.
ATTACHEMENTS:
1. Location map
2. Letter from applicant's engineer
3. Rezoning exhibit
Approved by:
Robert Miklo, Senior Planner,
Department of Planning and Community Development
CITY OF IO/rA CITY NO I
SITE LOCATION: 320th St. NE, Section 35, Newport Twp. CZ03-00001
Ad IL La H ED N rA\ n K
SURVEYING AND ENGINEERING-
535 Southgate Avenue Iowa City, Iowa 52240
Phone (319) 354-1984 Fax (319) 354-8850
February 24, 2003
Johnson County Zoning Commission
Johnson County Board of Supervisors
Johnson County Administration Building
913 S. Dubuque Street
Iowa City, IA 52240
Re: Tom Harney Rezoning - Additional Exhibit
Dear Commissioners and Supervisors:
Thomas Anthony, LLS
Ralph Stoffer, PE, LLS
web page: www.landmark-surveying.com
email: landmark@ landmark-surveying.com
At the request of John Yapp, City Planner, and in accordance with Paragraph
"Fringe Area A (2)", Iowa City 28E Agreement, we are submitting this additional
zoning exhibit titled "Platting Concept Plan" to be included with the previous
submittal of February 13. This provision requires that 50% or more of the platted
area be designated as open space or agriculture. This exhibit shows Lot A will be
7.44 Acres, which is 55.4% of the total platted area and 85% of the 8 3/4 Acre
non-RS parcel (Lot 9). The south 40% of Lot A is in the 100 year flood plain of
Rapid Creek.
Call if you have further questions.
Thank you.
LANDMARK SURVEYING AND ENGINEERING
�6'vvl 0
Thomas Anthony, LLS
TA: mf
cc: Tom Harney
Rick Harney
Timothy Grady, Attorney
John Yapp, Iowa City Planner
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