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HomeMy WebLinkAbout04-17-2003 Planning and Zoning CommissionAgenda Informal Meeting Planning and Zoning Commission Monday, April 14, 2003 - 7:30 **""RECREATION CENTER MEETING ROOMB ****** 222 SOUTH GILBERT STREET Agenda Formal Meeting Planning and Zoning Commission Thursday, April 17, 2003 - 7:30 p.m. Emma J. Harvat Hall (Civic Center) A. Call to Order B. Public Discussion of Any Item Not on the Agenda C. Announcement of Vacancies on City Boards and Commissions D. Zoning / Annexation Items: ANN03-00001/REZ03-00013 Discussion of a City -initiated annexation of approximately 150 acres of property located east of Highway 218, west of the Iowa City Airport and north and south of Highway 1; and the rezoning of said properties from County CH, C2, R1A, RS & Al to P, Public, CH-1, Highway Commercial, CI-1, Intensive Commercial and ID-RS, Interim Single -Family Residential. (45-day limitation period: May 11) 2. REZ03-00012 Discussion of an application from James A. Clark for a rezoning from CB-2, Central Business District Service, to PRM, Planned High Density Residential for 1.10 acres of property located on the east side of S. Dubuque Street and south of Court Street. (45-day limitation period: May 11) 3. REZ03-00010/SUB03-00002 Discussion of an application submitted by Richard Donahue for a rezoning from Medium -Density Single -Family (RS-8) to Sensitive Areas Overlay Medium -Density Single -Family (OSA-8) and a preliminary and final plat of Donahue Subdivision, a 6.89-acre, 2-lot residential subdivision located at 1515 N. Dubuque Road (45-day limitation period: May 11, 2003) E. Comprehensive Plan Item: 1. Consider a motion setting a Public Hearing for the May 1 meeting to amend the South Central District Plan to change the future land use designation from Office Park/Commercial to Intensive or High Use Commercial for property generally located east of Mormon Trek Boulevard Extension. F. Development items: 1. SUB03-00005 Discussion of an application from Dav-Ed Ltd. for a preliminary plat of Galway Hills, Parts 7,8 and 9, a 44-lot, 19.01-acre subdivision located at Dublin Drive. (45-day limitation period: May 11) 2. SUB03-00006 Discussion of an application submitted by ST Enterprises, LC for a preliminary plat of Hollywood Manor, Part 8, a 6.36 acre, 22-lot residential subdivision located on Wetherby Drive south of Burns Avenue. (45-day limitation period: May 11) 3. SUB03-00007 Discussion of a preliminary and final plat of Harney's Homestead, a 13.5 acre two -lot residential extraterritorial subdivision located in Fringe Area A, south of 320th Street, east of Prairie du Chien Road. (45-day limitation period: May 11) G. Other: H. Consideration of the April 3, 2003 Meeting Minutes. I. ADJOURNMENT U comin Planning & Zoning Commission Meetings: Informal April 28 May 12 June 2 June 16 June 30 July 14 Formal May 1 May 15 June 5 June 19 July 3 July 17 To: Planning & Zoning Commission Item: ANN03-00001/REZ03-00013 South Central District Annexation ANN01-00004/REZ01-00017 Dane property annexation GENERAL INFORMATION: Applicant: Contact Person: Property Owners: STAFF REPORT Prepared by: John Yapp Date: April 17, 2003 City of Iowa City 410 E. Washington Street Iowa City, IA 52240 Karin Franklin, Director Department of Planning and Community Development Phone: 356-5230 John Dane 4082 Dane Road SE Iowa City, IA 52240 Ron Wade 1005 Fairchild Street Iowa City, IA 52245 Mark Mitchell & Rick Jirsa Rock's Roadhouse 1710 Highway 1 West Iowa City, IA 52246 Anne Hargrave Hargrave-McEleney 3760 Highway 1 SE Iowa City, IA 52246 Robert Davis 4059 Kitty Lee Road Iowa City, IA 52240 Jan E. Smith 690 N. Star Court Boulder, CO 80302 James Davis 4097 Kitty Lee Road Iowa City, IA 52240 2 Iowa Department of Transportation Attn: Lee Benfield, District 6 Office 430 16th Avenue SW Cedar Rapids, IA 52406 Requested Action: Annexation of approximately 150 acres of land; and rezoning of said 150 acres from County CH, C2, R1A, RS & Al to P, CI-1, ID-RS and CH-1 Purpose: To incorporate these properties into Iowa City Location: East of Highway 218, both north and south of Highway 1, west of the Iowa City Airport Size: Approximately 150 acres Existing Land Use and Zoning: Commercial, residential and agricultural; CH, C2, R1A, RS & Al Surrounding Land Use and Zoning: North: Residential and commercial; RM-12 and CI-1 South: Residential and agricultural; County RS East: Commercial, airport and residential; CI-1, Public, & County RS West: Residential and commercial; RM-12, CI-1 & CO-1 Comprehensive Plan: The South Central District Plan identifies the annexation area on the south side of Highway 1 as appropriate for office commercial, highway commercial and intensive commercial development. The property owned by the Iowa City Airport is identified as public. File Date: March 27, 2003 45 Day Limitation Period: May 11, 2003 SPECIAL INFORMATION: Public Utilities: City water and sewer will be made available to the properties to the south of Highway 1 as Mormon Trek Boulevard is extended. \\citynt\shared\PCD\Planning & Zoning Files\Ann\ANN03-00001 S. Central District Annexation.doc 3 Public Services: Transportation: BACKGROUND INFORMATION: If the property is annexed, police and fire protection will be provided by the City, and refuse collection will be provided for single-family and duplex residences. Access to the area is via Highway 1 and Mormon Trek Boulevard extended. The nearest transit routes are the Plaen View route and the Westwinds route, which utilize Highway 1 and Mormon Trek Boulevard in this vicinity. The City of Iowa City is coordinating the annexation of approximately 150 acres of property east of Highway 218, north and south of Highway 1, and west of the Iowa City Airport. The properties proposed for annexation include the Hargrave-McEleney property, the Berg Auto Sales property, the Rock's Roadhouse property, the (Harold) John Dane and Davis properties, and the western portion of the Iowa City Airport not yet within City limits. The Dane and Davis properties will be able to be accessed from Mormon Trek Boulevard which will be extended south of Highway 1 this summer. The John Dane property annexation is a reactivation of ANN01-00004 which was deferred from consideration due to the John Dane property not being contiguous to City limits at the time the application was made. Staff is considering both the 'South Central District' annexations and the John Dane annexation as one package. ANALYSIS: ANNEXATION The annexation policy in the Comprehensive Plan states that annexations are to occur primarily through voluntary petitions filed by property owners. While the City is coordinating and initiating this annexation proposal, each of the affected property owners have submitted statements that they consent to the annexation of their property. John Dane applied for the annexation of his property in 2001 and the application was deferred due to his property not yet being contiguous with City limits; that application is now being reactivated as part of this larger annexation proposal. In addition the Comprehensive Plan establishes three criteria under which to review annexation requests: 1. The area under consideration falls within the adopted long range planning boundary. The area proposed for annexation falls well within the adopted long range planning boundary in south central Iowa City. \\citynt\shared\PCD\Planning & Zoning Files\Ann\ANN03-00001 S. Central District Annexation.doc 4 2. Development in the area proposed for annexation will fulfill an identified need without imposing an undue burden on the City. The South Central District Plan identifies the properties on the south side of Highway 1 in this vicinity as appropriate for commercial development. The Iowa City City Council has made the decision to extend Mormon Trek Boulevard south of Highway 1 in order to encourage commercial development in this area in order to grow the tax base. It is necessary for these properties to be incorporated for urban commercial development to occur. It is necessary to annex the properties on the west side of Highway 1 to avoid them becoming an island of unincorporated property within the City. Islands of unincorporated properties within a municipality are disallowed by State Code. As a practical matter it is difficult for County and rural service districts to provide services to unincorporated properties within a City. 3. Control of development is in the City's best interest. Given that these properties are well within the growth area, are bordered by City boundaries to the north, east and west, and have or will soon have access to City services, it is in the City's best interest to control development in this area. The conditions for annexation appear to have been met in this case. The Comprehensive Plan states that it is the intent of the City to look favorably on voluntary annexation proposals within the designated growth area. Transition of property taxes: State law permits the City portion of the overall tax levy to be phased in over a period of five years. Because the overall tax levy will increase upon annexation into the City, phasing in the taxes can help mitigate the immediate impact of the increased taxes. For the annexation being initiated by the City (ANN03-00001), staff recommends the transition to City property taxes be phased in over a period of five years according to the maximum amount permitted by State Code. The property owners consenting to being annexed have all indicated it is subject to the transition of City property taxes. The maximum transition schedule permitted is: Year One: 75% abated Year Two: 60% abated Year Three: 45% abated Year Four: 30% abated Year Five: 15% abated It should be noted that upon annexation these properties will have access to City services including but not limited to police and fire protection, municipal utilities, and city development rights. REZONING Concurrent with the annexation request, the City is initiating the rezoning of the annexation parcels from their County zoning designation to the appropriate City zoning classification. For ease of discussion the parcels are discussed separately. \\citynt\shared\PCD\Planning & Zoning Files\Ann\ANN03-00001 S. Central District Annexation.doc 5 Properties north of Highway 1 The properties on the north side of Highway 1 are occupied by the Hargrave-McEleney auto dealership and Berg Auto Sales. The Iowa City Airport also owns a small property north of Highway 1. These businesses are characterized by the outdoor display of merchandise (autos and other equipment), and some maintenance of vehicles. The appropriate city zone for these uses is CI-1, Intensive Commercial, which is intended for uses that utilize outdoor storage of vehicles, repair of motor vehicles, and similar uses. The adjacent properties with frontage on Highway 1 are also zoned CI-1, therefore CI-1 zoning appears to be compatible with the existing character on the north side of Highway 1. The South West District Plan acknowledges that: A large commercial area located along Highway 1 between Highway 218 and Sunset Street contains a wide variety of uses including auto dealerships, offices, auto body repair shops, a school bus barn, a health club, a convenience store and fast food restaurant ... these businesses serve a regional market . .. the triangular area northwest of Highway 1 and east of the Westwinds Drive area is under the jurisdiction of Johnson County. As this area is surrounded by the city and city services are available, it should be annexed. The Southwest District Plan land use map identifies this area as General Commercial. Staff recommends the properties on the west side of Highway 1 be rezoned from County CH, Commercial Highway, to CI-1, Intensive Commercial. Property east of Highway 218, west of Mormon Trek Boulevard extended The South Central District Plan suggests either Intensive or Highway Commercial zoning for the property between Highway 218 and Mormon Trek Boulevard extended. The South Central District Plan also suggests a relatively small area of small apartment buildings along the southern portion of the intensive / highway commercial area, in the vicinity of the Dane Road / Mormon Trek Boulevard intersection. Given the character of the Highway 1 / Mormon Trek Boulevard intersection, and the lack of Highway Commercial zoning around the Highway 218 / Highway 1 interchange, staff recommends CH-1, Highway Commercial zoning for most of the property in between Highway 218 and Mormon Trek Boulevard extended. CH-1, Highway Commercial zoning is intended to permit development of service uses relating to expressways or along other major arterial thoroughfares. Permitted uses include auto and truck oriented uses commercial recreational facilities, dairy products processing and packaging, hotels, motels and convention facilities, office uses permitted in the CO-1 zone, and restaurants. While the CI-1, Intensive Commercial zone permits a wider range of uses and may also be appropriate for this location, staff recommends CH-1 zoning at this time for the following reasons: 1) The CH-1 zone permits hotels and motels, for which there may be a regional market at this highway interchange. Hotels and motels are not permitted in the CI-1 zone; and 2) There appears to be adequate opportunity for CI-1, Intensive Commercial \\citynt\shared\PCD\Planning & Zoning Files\Ann\ANN03-00001 S. Central District Annexation.doc (: development in other nearby locations including a few lots off of Escort Lane on the west side of Highway 218, and many vacant parcels in the North Airport Commercial Development. Staff is also recommending CI-1 zoning for the area east of Mormon Trek Boulevard extended (see below). There is not the same supply of CH -zoned land, which is appropriate to have at highway interchange areas. There is a drainageway / creek along the south side of the Davis property that would be an appropriate transition / buffer area between the commercial development to the north and the planned residential areas to the south. The South Central District Plan identifies this drainageway as an appropriate location for the transition from commercial development to the north and residential development to the south. Staff recommends that the area encompassed by the creek / drainageway corridor to the south Davis property line be zoned ID-RS, until such time as more infrastructure is in place and development plans are proposed. Staff is pursuing an appropriate size and location of the ID-RS area with the property owner. Entranceway considerations: The South Central District Plan recommends that entranceway aesthetics be addressed as properties are developed. As with recent rezonings along the Highway 1 corridor, staff recommends a Conditional Zoning Agreement be pursued for the properties on the south side of Highway 1 that will likely soon be redeveloped. The proposed conditions are similar to those agreed to by other property owners along Highway 1: 1. A minimum setback of 30 feet from the Highway 1 right-of-way which shall be landscaped. No parking or paving, other than a sidewalk or trail, shall be permitted within this 30-foot setback. 2. No outdoor storage of materials or merchandise within 100 feet of the Highway 1 right-of-way. This would not apply to outdoor display of motorized vehicles (automobiles, trucks, etc.). 3. Signs, if illuminated, must be internally illuminated. This is a condition related to the close proximity of the Airport, and minimizing the number of upward -facing lights that might be used to illuminate items such as signs. Property east of Mormon Trek Boulevard extended, west of Dane Road: The South Central District Plan recommends highway or intensive commercial zoning around the intersection of Highway 1 / Mormon Trek Boulevard. For the remainder of the area east of Mormon Trek Boulevard extended, the Plan recommends Office Park / Commercial development. The Plan states: In the southeast quadrant of the Highway 218 / Highway 1 intersection, a highway commercial and office area with a hotel would be appropriate as development occurs in this part of the sub area ... the office development could be designed to preserve the character of the wooded ridge and avoid an extension of strip mall problems. However, since the time that the South Central District Plan was completed the Iowa City Airport has purchased more property west of it's east -west runway. This leaves no development opportunity on the east side of Mormon Trek Boulevard, on the south side of Highway 1, therefore the concern with commercial strip development along the south side of \\citynt\shared\PCD\Planning & Zoning Files\Ann\ANN03-00001 S. Central District Annexation.doc 7 Highway 1 is alleviated. There is also less opportunity for intensive or highway commercial development on the east side of Mormon Trek Boulevard on the south side of Highway 1. Staff is also considering the direction of the City Council to provide opportunity to grow the tax base in this area, and a compatible zoning designation with the planned industrial area on the southwest side of the Airport. Staff feels CI-1, Intensive Commercial, would be the appropriate zoning designation for this area for the following reasons: 1) Intensive commercial uses are typically more compatible with and may have some symbiotic relationship with industrial uses that pure office uses may not; 2) The CI-1, Intensive Commercial zone also allows all of the office uses in the CO- 1 zone, therefore if the property owners and the `market' find that this area is conducive to commercial office development, the CI-1 zone will allow it; and 3) The City Council has determined to extend Mormon Trek Boulevard into this area to provide opportunity for commercial development and grow the tax base. The CIA, Intensive Commercial zone, because it allows a wider variety of uses, provides more opportunity for commercial development than the Office Commercial zone. If the area does end up being utilized by office commercial uses, it may be appropriate to rezone a portion of this land to CO-1, Office Commercial in the future, in order to protect an office character that may emerge. At this time however, staff feels the CI-1, Intensive Commercial zone provides the greatest opportunity for commercial growth at this location. South Central District Plan amendment: Based on the above reasoning, staff recommends the South Central District Plan be amended to reflect Intensive Commercial zoning east and north of Mormon Trek Boulevard extended, and the following change to the text on page 24 of the plan: In the southeast quadrant of the Highway 218/Highway 1 intersection, a highway commercial and office area with a hotel would be appropriate as development occurs in this part of the subarea. The highway commercial businesses would be well situated in this area to serve motorists on the highways; and the effine deyelenmen+ Gould be—desigRed to pFeseFye—the GhaFaGteF of the wooded Fidge and avoid an ex4ensien of StFin mall pFebleme. The Iowa City Airport has purchased much of the land on the south side of Highway 1, east of Mormon Trek Boulevard, which limits opportunity for commercial development with frontage on Highway 1. Intensive Commercial or Commercial Office uses on the east side of Mormon Trek Boulevard would be most compatible with the Iowa City Airport, and the planned industrial area to the east. Property owned by Iowa City Airport: For the properties owned by the Iowa City Airport, staff recommends P, Public Zoning. The public zone is intended for properties owned or controlled by governmental entities. \\citynt\shared\PCD\Planning & Zoning Files\Ann\ANN03-00001 S. Central District Annexation.doc 0 STAFF RECOMMENDATION: Staff recommends that ANN01-00004, an application for the annexation of approximately 6.65 acres of property (the John Dane property) located east of Mormon Trek Boulevard extended, west of Dane Road, be approved. Staff recommends that REZ03-00013, an application for a rezoning from RS, Suburban Residential, to CIA, Intensive Commercial, for approximately 6.65 acres of property located east of Mormon Trek Boulevard extended, west of Dane Road, be approved. Staff recommends that ANN03-00001 a city -initiated annexation of approximately 144 acres of property east of Highway 218, west of the Iowa City Airport, both north and south of Highway 1, be approved, and that the city property tax levy be transitioned according to the maximum transition schedule permitted by State Code. Staff recommends that REZ03-00013 a city -initiated rezoning of approximately 144 acres of property east of Highway 218, west of the Iowa City Airport, both north and south of Highway 1, be approved as follows: 1. Rezoning the properties on the north side of Highway 1 from County CH, Highway Commercial, to CI-1, Intensive Commercial; and 2. Rezoning the properties east of Highway 218, west of Mormon Trek Boulevard extended from RS, Suburban Residential, R-1A, Urban Residential and C2, Commercial to CH-1, Highway Commercial and ID-RS, Interim Development Residential, subject to a Conditional Zoning Agreement regarding entranceway site design standards; and 3. Rezoning the properties east of Mormon Trek Boulevard extended from RS, Suburban Residential to CI-1, Intensive Commercial; and 4. Rezoning the property controlled by the Iowa City Airport from it's County zoning designation to P, Public. Approved by: ATTACHMENTS: A_�­_ A�" Robert Miklo, Senior Planner, Department of Planning and Community Development 1. Location map including staff -recommended zoning designations \\citynt\shared\PCD\Planning & Zoning Files\Ann\ANN03-00001 S. Central District Annexation.doc To: Planning & Zoning Commission Item: REZ03-00012 GENERAL INFORMATION: Applicant: Requested Action: Purpose: Location: Size: Existing Land Use and Zoning: Surrounding Land Use and Zoning: Comprehensive Plan: File Date: 45 Day Limitation Period: BACKGROUND INFORMATION: STAFF REPORT Prepared by: Shelley McCafferty Date: April 17, 2003 James A. Clark 414 El Market Street Iowa City, IA 52245 Rezoning from CB-2, Central Business District Service, to PRM, Planned High Density Multifamily To allow residential use, other than elderly housing, on the first floor. East side of 400 block of S. Dubuque Street 1.10 acres Elder apartment housing, CB-2 North: CB-5, Central Business District Support South: CB-2, Central Business District Service East: OSA/PRM, Planned High Density Multifamily West: P, Post Office/Federal Building High Density Residential March 27, 2003 May 11, 2003 The applicant, James A. Clark, is request the rezoning of 1.10 acres from CB-2, Central Business District Service, to PRM, Planned High Density Multifamily. The area under consideration is one- half block located between Court and Harrison Streets on the east side of Dubuque. There are five buildings located in this area. The property, at 400 S. Dubuque Street, contains elder apartment housing. The other buildings are used for multifamily residential. Within the CB-2 zone, elder apartment housing is allowed as a provisional use and is the only residential use allowed on the first level of a building in the CB-2 zone. The other ground floor residential uses in this area are nonconforming. Mr. Clark contends that due to the increase in the number of elder housing facilities in the outlying areas, the market for elder housing downtown has been diminished. Therefore, rezoning this area to PRM will allow him to rent his building to another population. 2 ANALYSIS: Compliance with Comprehensive Plan: The 1992 Near Southside Neighborhood Redevelopment Plan, which was adopted by the 1997 Iowa City Comprehensive Plan identifies the area south of Court Street as an appropriate place for high -density residential development. The logic of promoting higher density residential development in the downtown rests in the concept that people who live in and near downtown will walk to work or class, will patronize downtown businesses, will add to the after hours vitality, and create a sense of safety in the downtown. Furthermore, higher density development in the downtown vicinity will reduce housing pressures in the surrounding neighborhoods. Staff does not feel that the applicant's argument regarding the soft market for elder housing downtown is a compelling reason to rezone this property. However, staff also feels there is reasonable logic based on the adjacent land uses and Comprehensive Plan goals to rezone this property to PRM. Currently, one and one-half blocks adjacent to this property along South Linn Street and one and one-half blocks south of Prentiss Street are zoned PRM. Neighborhood Compatibility: The uses currently surrounding this property include the multifamily housing, elder housing, the post office and some commercial uses. Previous zoning regulations allowed development of residential uses on the ground floor, hence of the five properties within the proposed rezoning area, four of these are nonconforming due to the residential use of the ground floor. Staff feels, that these current uses are compatible with the neighborhood. This rezoning would not substantially change the use of this property and its compatibility with the surrounding neighborhood. It may result in an intensification of use for some properties on this block. It may also impact the population diversity by likely reducing the number of elder residents residing in the area. Given the facilities for seniors in downtown and the goals of the Comprehensive Plan for diversity, it may be argued that having seniors downtown is desirable. Overall, however, staff feels that this rezoning is compatible with the neighborhood. Traffic Implications: Staff feels that this rezoning will have no substantial impact on traffic in the neighborhood. Summary: Given the adjacent land uses, the recommended land use for this property of the Near Southside Redevelopment Plan and the fact that this rezoning will make all of the uses of this property conforming, staff feels that this rezoning is appropriate. STAFF RECOMMENDATION: Staff recommends that REZ-03-00012, an application from James A. Clark for a rezoning from CB-2, Central Business District Service to PRM, Planned High Density Residential on 1.10 acres located on the east side of the 400 Block of South Dubuque Street be approved. Approved by: 1&1-44- A%Z Robert Miklo, Senior Planner, Department of Planning and Community Development T/pcd/shelley/REZ02-00001 Hanick/REZ02-00001 staff ::0-9 mks m STAFF REPORT To: Planning and Zoning Commission Item: REZ03-00010 SUB02-00002 Donahue Subdivision Applicant: Contact person: Phone: Requested action: Purpose: Location: Size: Existing land use and zoning: Surrounding land use and zoning: Comprehensive Plan: File date: 45-day limitation period: SPECIAL INFORMATION: Public utilities: Public services: Prepared by: Robert Miklo Date: April 17, 2003 Richard Donahue 1515 N. Dubuque Road Iowa City, IA 52245 Ralph Stoffer 535 Southgate Avenue Iowa City, IA 52240 354-1984 Sensitive Areas Overlay Rezoning and preliminary and final plat Create two residential lots 1515 N. Dubuque Road 6.91 Acres Single family home North: Vacant; RS-5 East: Single family residential; RS-8 & RS-5 South: Grocery store; CN-1 West: Single family residential; RS-5 Single family residential March 26, 2003 May 10, 2003 A city water line in Dubuque Road is available to serve this property. There is no gravity flow sanitary sewer within 300 feet of this property. The applicant is proposing a private septic system to treat wastewater from the proposed new lot. The existing home has a septic system. Police and fire protection will be provided by the City. The applicant proposes to subdivide a 6.91-acre property into two lots. An existing house is located on the proposed Lot 2. The applicant proposes to build a second house on the proposed Lot 1. The property contains steep (18-24%), critical (25-39%) and protected (40%+) slopes and a woodland. A Sensitive Areas Overlay rezoning is required because the applicant is seeking a reduction of the buffer for the protected slope on Lot 1 to allow the construction of a driveway within 50 feet of the protected slope. The applicant's engineer has proposed that the requirement to show all sensitive areas on the property be waived. Rather the applicant is proposing to set aside most of the property in conservation easements and therefore would not disturb the sensitive areas that may be present on the site. By not showing the sensitive areas on the site the applicant would save the expense of a more thorough survey. Section 14-6K-1 F3 of the Sensitive Areas Ordinance allows the City to consider such a waiver. Staff concurs that it would be reasonable to waive the requirements given that the proposed development is limited and the plan shows the sensitive areas in the area where construction is proposed. ANALYSI S: Comprehensive Plan The North District Plan discusses the difficulty of providing sanitary sewer service to this area and recommends that development be limited to low -density. The plan depicts this property and the area to the east, which was recently platted as the Hearthside Refuge subdivision, as low density single-family residential. The plan shows the area to the north and the wooded ravine to the west as public or private open space. The proposed 2-lot subdivision is complies with the comprehensive plan for this neighborhood. Sensitive Areas As discussed above the applicant is seeking a buffer reduction to allow a driveway to be located within 50 feet of a protected slope. The protected slope is located near the center of lot 1 adjacent to Dubuque Road. The applicant is not proposing any development activity on the protected slope itself. However, the Sensitive Area Ordinance requires a buffer of 2 feet for each foot of vertical rise for a protected slope. In this case a 32-foot wide buffer is required around the protected slope. No development activity, including the removal of trees and other vegetation is allowed within the buffer unless a buffer reduction is approved by the City. Approximately the first 140 feet of the proposed driveway would be located in the buffer. Section 14-6K-1 13 allows for the reduction of the buffer if a geologist or engineer demonstrates to the satisfaction of the City that a development activity can be designed to eliminate hazards. The applicant's engineer has submitted a drawing and certification indicating that the use of retaining walls will stabilize the slope after the driveway is constructed. The Sensitive Areas Ordinance also requires that disturbance of critical slopes should be minimized. The applicant proposes to build a house and establish a septic field on the least steep portion of the property. The majority of the property will be protected by a conservation easement. The property contains large oak tree at the northeast corner. Staff recommends that the Sensitive Areas Development Plan include a tree protection plan to help assure that the oak is not damaged when the driveway and water line are installed. Preliminary and Final Plat The proposed preliminary and final plats comply with subdivision and zoning regulations. The property is zoned RS-8 which requires a 45-foot lot width. The applicant has acquired property from his neighbor to bring the area where the current driveway is located up to a width of 45 feet. 2 Sanitary Sewer: The Public Works Director has indicated that it will be very difficult to provide sanitary sewer service to this area in the near future. Therefore the applicant is proposing to provide sanitary sewer service via a septic system on the property. If this proposal is approved the legal papers should specify that the property will be connected to the City's sanitary sewer system if and when it becomes available to this property. Staff has asked the applicant to provide confirmation from the Johnson County Health Department that a septic system will be approved for this property. We have not yet received any indication from the Health Department. Storm Water Management The applicant has requested waiver of storm water management requirements due to the limited amount of development proposed. The Public Works Department is considering the request. Neighborhood Open Space One third of an acre of neighborhood open space is required for an RS-8 subdivision of 6.91 acres. The North District Plan proposes a park on the property to the north of the Donahue Subdivision. Due to the rugged topography in the area the Parks and Recreation Commission has recommended that fees by collected in lieu of open space. Sidewalks Currently there are not sidewalks on Dubuque Road. Residents in this neighborhood have requested that sidewalks be installed to allow pedestrians to safely travel to the Hy-Vee located at the intersection of Dubuque Road and Dodge Street. Installation of walks may require considerable grading for some of the properties adjacent to Dubuque Road. Rather than installing sidewalks at this time on lots 1 and 2, staff recommends that the applicant pay into an escrow fund to allow the sidewalks to be installed as part of a project to install walks the length of Dubuque Road. This escrow should be addressed in the legal papers. Staff recommends that this application be deferred until the deficiencies and discrepancies noted below are resolved. Upon resolution of deficiencies and discrepancies staff recommends that REZ03-00010/SUB03-00002 a 2-lot, 6.91 acre residential subdivision and Sensitive Areas Development Plan including a reduction of the protect slope buffer be approved. Letter from the Johnson County Health Department indicating that the property is suitable for a septic system or an alternative waste water treatment system. 2. A tree protection plan should be shown on the plat for the oak tree in the northeast corner of lot 1. 3. Many of the dimensions on the Sensitive Areas Development Plan are unreadable. The plan should be clarified. 1. Location Map 2. Preliminary Plat 3. Final Plat Approved I in Franklin, Director partment of Planning and Community Development ppdadTTn\stfrpt\rez03-00010.doc 3 Lot 1 i,926 s.f. 2.29 Ac., 99,926 s.f, t 2.29 Ac. t a„X t fr S-4p �r 1 KBE ------ of Limits Construction Limit q° o Retaining Wall at Erosion Fence^, Q`o 1� r r A SLOPES DETAIL N 5to Conte / do Kevin Limits -tion Limit f Construc Retoining �► Ph NEW HOME SITE DETAIL C:\0-DWG\98027\980242.dwq, 04/07/0312:18:45 PM i M. '^Y e N Ond B. 747 Po 33 MVNM a ...........................:...:::•::.-...... . ......... .... ................ _nosa w �.... ''• rIFRR • .. Lost 2 . � � � E'•:'•:'' Y f9 i7 ill M "am %= 1,.. C.N F rA f0 710 U„ •• _ 1517 K DAb trW M.. QN 1... Mae .bir•. %.M um (ram f: d w_ " 1140 ) v.~Rr�mo.Ti •..._ .:F� 7m �•NI tS' M . E.rn tOY 31 /r a a r (lydeht'M)-'1M.Q' a^ W p Odt lee.. w a te.wr. (' drMraaOw n,.e !ti aM f0 1a3 3r 9 0 t..e ttiY.q i I W 10 W e 6,1 0. Ilea N ue y a 3-1 fse. 1f , • t7... aim. •r C.i..w. s1j N:w.% C" s• K.w�w Ar ft— 0 t. r -��- 1b`r fs. r ln. 4+M.r awr LrretlMrey�r dY.• fLn..b ' 'f.INlq' .1 �.eR Y M � Ire' J �LiitGie_9� ti. . . . . ............... ; . . . . tso A pL Re 0. OeN M au.e / � �/ r .. • M.t. eyr.n 7 / ! $13 h 143 a e.,." b.. DY. M r su p +ea C:\0-DWG\98027\98027-02.dwg, 04/07/0312:16:13 PM ___ C:\0-DWG\98027\98027-02.dwg, 04/07/0312:21:37 PM LL%HPHL%nK Thomas Anthony, LLS Ad ARalph Stoller, PE, LLS 1 SURVEYING AND ENGINEERING v, 535 Southgate Avenue Iowa City, Iowa 52240 web page: www.landmark-surveying.com Phone (319) 354-1984 Fax (319) 354-8850 email: landmark@landmark-surveying.com April 8, 2003 Planning and Zoning Commission c/o Bob Miklo 410 E. Washington Street Iowa City, IA 52240 Re: Donahue Subdivision and Sensitive Area Development Plan Dear Commission: The driveway on Lot 1 of this subdivision and sensitive area development plan crosses a small portion of the required 2:1 slope buffer. Iowa City Code Section 14-6k-1-1-3 states "If a geologist or Professional Engineer can demonstrate to the satisfaction of the city that a development activity can be designed to eliminate hazards, the buffer requirements may be reduced providing that the sensitive areas overlay rezoning is approved by the city council." A retaining wall is proposed to minimize disturbance of the slopes. This retaining wall will be stable and safe with the anticipated traffic on the driveway. I hereby certify that I prepared this engineering report and that I am a duly licensed Professional Engineer under the laws of the State of Iowa. My license number 6709 renewal date is December 31, 2003. �•7.03 Ralph Stoffer Date RS:mf �-�pH STop i 6709 � '• /pVttP..' N• STAFF REPORT To: Planning & Zoning Commission Prepared by: Shelley McCafferty Item: SUB03-00005 Galway Hills Parts 7,8 & 9 Date: April 17, 2003 GENERAL INFORMATION: Applicant: Dav-Ed Ltd. 18 Donegal Place Iowa City, IA 52246 Contact Person: MMS Consultants, Inc. 1917 South Gilbert Street Iowa City, IA 52240 351-8282 Requested Action: Preliminary plat approval Purpose: A 44-lot subdivision Location: Dublin Drive Size: 19.01 acres Existing Land Use and Zoning: Undeveloped, RS-5 Surrounding Land Use and Zoning: North: RS-5 & PDH-8, residential South: RS-5, undeveloped East: P, West High School West: RS-5, Low Density Single Family Residential Comprehensive Plan: 2-8 dwelling units per acre File Date: March 27, 2003 45-Day Limitation Period: May 11, 2003 SPECIAL INFORMATION: Public Utilities: City water service is available via a line in Melrose Avenue. Sanitary sewer service is available to the North West trunk line and the West Side trunk line. Public Services: Police and fire protection will be provided by the City. Municipal refuse and recycling services will by provided. 2 BACKGROUND INFORMATION: The applicant, Dav-Ed Ltd. Has requested approval of the preliminary plat of Galway Hills. Part 7, 8 and 9, a 19-01-acre, 43-lot subdivision located at Dublin Drive. The Galway Hills development began in 1991 with the rezoning and platting portions of Galway Hills, Part One located to the west of this property. The most recent addition to Galway Hills was Part 6, a 13-lot subdivision located north of this property, which was platted in 1999. In 1998, 8.32 acres was rezoned to OPDH-8 and Part 5 subdivided to allow the development of Melrose Retirement Community and seven single family lots on Dublin Drive. ANALYSIS: Subdivision design: The subdivision as submitted generally complies with the subdivision and zoning code. It consists of 42 single family lots and one outlot. The single family lots range in size from approximately 8,000 square feet to 17,417 square feet with the exception of Lot 138. This lot is 5.5 acres and will likely be developed for a church, elder housing or similar use. This lot may also be resubdivided in the future or rezoned for a planned housing development. All lots comply with the requirements of the RS-5, Low Density Single Family Residential zone. Street access will be from Killarney Road, Donegal Court and Dublin Drive. Dublin Drive will be stubbed to the south for its eventual continuation. Any further subdivision of the property south of Galway Hills Parts 7,8 and 9 will require the extension of Dublin Drive south to connect with Shannon Drive. The attached concept plan illustrates this extension. Sanitary sewer and water: A sanitary sewer tap -on fee to the North West trunk line is required for 9.7 acres of this subdivision. 9.3 acres will be connected to the West Side trunk line for which no fee is required. The tap -on fee for the 9.7 acres is $2,017.44 per acre for a total fee of $19,569.17. A water main extension fee is required as well and the current fee is $395 per acre for a total fee of $7,508.65. Storm water management: Storm water management will be provided by expanding the existing dry -bottom basin located in Galway Hills Part 3. The existing basin provides detention for 17.7 acres of the Galway Hills development and conveys an additional 3.10 acre of 1-380 /Highway 218 right-of-way runoff. The applicant is proposing to expand this basin to provide detention as required for this subdivision. Open space: Through a conditional zoning agreement associated with previous Galway Hills subdivisions, the applicant agreed to dedicate 6 acres of open space along the creek south of this property. Therefore, the open space requirements have been met for this subdivision. DISCREPANCIES AND DEFICIENCIES: Requires review by the City Engineer STAFF RECOMMENDATION: Staff recommends that SUB03-00005, a preliminary plat of Galway Hills, Parts 7,8 and 9, a 43- lot, 19.01-acre subdivision located at Dublin Drive be approved. ATTACHMENTS: 1. Location map 2. Final plat Approved by: 1z.G.14 —%'L— Robert Miklo, Senior Planner, Department of Planning and Community Development I CITY OF 1,0 IrA (IrY Q I SITE LOCATION: Dublin Drive SUB03-00005 Preliminary Plat Galway Hills Part Seven, Eight & Nine -17 AL 14.1, Iowa City, Iowa PUT PWARM BY -• MMS CONSULTANTS DIG 9XIM&AWWOMI OWNEMA ATTORMIR DAV-ED Loam PHUIP LUF 1017 SOUTH GIUMIRT ST. 317 NORTH 7TH AVR M a UNK 11T. IOWA CITY, IDWA 52240 IOWA CrrY, IOWA 52245 IOWA CITT, IOWA 5MO n:__ --ar Mesa,, 19.01 An IOWA CM, IOWA iw vs vs LDICATION MAP NOT TO SCALE AV STANDARD LEGEND AND NOTES ReI — tt,al, 'HUB BECALM= �7 -SUMM" , To III[ -pMT uRic.- 7, 1M -- — ---------- lass"Ria f , ip,,iig (R) "aassasso oaaaaseara 117, suasov, muWK,ut —T- - I - ------- aaesAnT R(Masus, M ORAMM lu�af 7 row vaoos� —W 49 L L alb, K_ um Ix,,C4 av; v _aaaI OF Z_ Car 31,14to TO an SEX weatsas, 0 .. c aIoI To K MPARM aas) IsmolliTria MmossousaT To W acar—_ 3 1: V CQNTOUR INTERVAL 2 FEET 4— ^_`\ ! I ; �J 144142 Is _ Legal Description -V 4, Begirmingatthe Southeast comer o[Lot II7accordanceC,3 A, A . .,,with the Plat thereof recorded in Book 40, at Page 282, of the sec.& of the Tolhason County Recorder's Office, Tli­ S00'10'02"E, along the East line of the No '21 ------ rthwed Quarter of the Z �tr-cboiaal Northeast Qimmet of Stai.. 18. Township 79 North. Range 6 West. of the Fifth Principal Mendista, Johnson County, Iowa, 542.97 feet, Theme S89049'58'W, 406Te Thence _j ..-S74-31'24'W. 66,00 feet, Thence N15028'36"W, 20.94 feet Thence SW09'47"W, 112'?9 fee, -3445'W, 15632f,id.neare, A72 Thence S?9'23'09'W, 66 96 feet, Thence S85 N8711019*Vi, 150 00 r feet, Thence N07*0326"B, 125 00 feet, Thence N82*5634"W, 20,00 feet, Thence S07'03'26"W, 12820 feet. Theme S31*40'05'W. 109.49 feet. Thence S61*4738*W, 153.54 feet, Thence SB0037'275W. 226.45 feet, to the Eastern most corner of Lot 107ofGaiwayffilliSAdr—n-Part 5"t Three, in acccirclanc—th the Plat thereof recorded in Book37. at Page 268, ofthe records of the _, 41 Jo hnson on County Recorder's Office: Thence N5729'55"W, along the Northeasterly line of said Lot ' to 07,adistance of 60 96 feet, to the most Northerly comer thereof. Theme N54°13'20"W, 7C along the I M Northu,sivarlylirto ofL-t 108 -fs-id Galway MIl,S.bdvi.- -Part Three, 62.06 feet, to the most is, or at Northerly corner thereof, Thence IM�1747"W. Along the Northeasterly line of Lot 109 of aid Mill, S,bdi,isim - Pa�t nree, 52 88 fsetTo the most Northerly comer thereof, Thence 00 A - - yu - - - - -long an East line of laid Galway 11,11s Subdivision - Part Three,303 98 feet, to the r! Lot 116 of said Galway I-1111 apomt on the South ImeofGalway flills Subdivision -Part Une, in accordance with the PlAthemofmBook 31,atPage 71 247, of the records of the Johnson County R ecofdeer Office, Thence S69QI 931"E, along said South ;U A line. 142.68 feet, Thence S89'58'58*E, gong said South Lae, 117.08 feet, to the Southeast comer AW, -thereof, ThenceN00,01n2'E. along anRmt,edy line of said Galway Bells S.1,dw,"on - Part One,141 99 feet, Thence NOEQ46'04"E, along said Easterly line, 124.79 feet; Thence N27046'53'E. -----said Easterly line, 197.98 feet; Thence Northwesterly, along said Easterly Im, 15.33 along Fi Feet, *4 W .45244 foot radius I,—, concave Northeasterly, whose 1533 foot chord beart, X51-14'6-W, ,Thence N29*43'21"E, along said Eastedy line. 140 l4fed,tothe Southwest comer ofGalway aill, Subdiviston - Part Six, in accordance with the Plat thereof recorded ca Look 41, at Page 343. of the -6 )IN 'records of the Johnson County Recorders Office, Thence S61-47'59"E, along the South line of said Galway Hills S-M—ion - Part Six, 220 51 feet, Theme N83'43'34*E, along said South line, 186 20 feet, to the Northwest corner of Lot 124 of said Galway Hits Subdivision - Part Eve; Thence S19019'36mE. along 'Westerly line of said Galway Hills Subdivision - Part Eve, 200.23 fed, to the --f Southwest comer thereof, Theme Northeasterly, along the South line of a Subdivision - Pan Five, 38 18 feet, on . 497.37 foot radius curve, co -sure Northwesterly, whose 38 1'7foot chordbears N68-28'280E,Thence N66-1632"E, along said South line, 21 09fed;Tlerice Southeasterly, along said South line, 49 36feet. on r30 00foot radius curve, concave Southwesterly, whose 43.98 foot chord bears S66'35'12'E, Thence N70-33'05'E, along said South line, 66.00 feet Thence Northwesterly, along said South line, 25 82 feet, on a 402.32 foot radius curve, concave Southwesterly. whose 25.82 foot chord bears M2101T14'W, Thence N66052'27"E, along said South line, c, 177 18 Feet, Thence MV49'58'E, 325.50 feet, to Point of Beginning, containing 19.01 acres, and . , subject to —ensem, and restrictions ofT,c.,d ` " j�, _ � �..F...._.., .�, ./ _"�._.!' �A •' ice;_ \\ ,� ��.. j y 25 24 20 14 .77- .. -1. . \, 46, IZ 92 189. NV 73 77 au9uC us� , y .l\ 1 1/1 85Rd!904 XP=�°Wd9ti:1 EO/11/tO 9Lt919E6le 'ONI `S1NviinSNOO SM :Aq �uoS STAFF REPORT To: Planning & Zoning Commission Prepared by: Robert Miklo Item: SUB03-00006 Preliminary Plat Date: April 17, 2003 Hollywood Manor, Part 8 GENERAL INFORMATION: Applicant: S. T. Enterprises, LC 2621 Catskill Court Iowa City, IA 52245 Contact Person: MMS Consulting 351-8282 Requested Action: Preliminary plat approval Purpose: 22 single-family lots Location: West side of Wetherby Drive South of Burns Avenue Size: 6.35 acres Existing Land Use and Zoning: Agricultural: RS-5 Surrounding Land Use and Zoning: North: Residential, RS-5 South: Agricultural, ID-RS East: Residential, RS-5 West: Residential/Wetherby Park, RS-5, P Comprehensive Plan: Residential 2-8 dwelling units per acre File Date: March 27, 2003 45 Day Limitation Period: May 11, 2003 SPECIAL INFORMATION: Public Utilities: Municipal water and sewer service is available to serve the property. The property is subject to a sanitary sewer tap - on fee, a water main extension fee and a storm water management fee. Public Services: Police and fire protection and sanitation service provided by the City. Transportation: The property is accessible via Sycamore Street and Wetherby Drive. There are two nearby transit routes, Broadway and Lakeside. 2 Physical Characteristics: The area is generally flat. Sensitive Areas Ordinance: An area of hydric soils is located on the south and central portion of the property. The Natural Resources Conservation Service (NRCS) has confirmed that the property does not contain wetlands. BACKGROUND INFORMATION: The southern half of this property was rezoned from ID-RS, Interim Development -Single -Family Residential to RS-5, Low Density Single -Family Residential in early 1994. The northern portion of the property has been zoned RS-5 since the City adopted the current version of the zoning ordinance in 1983. The conditional zoning agreement for this property contains requirements for fees in lieu of park land dedication (the neighborhood open space ordinance was not adopted at the time of the rezoning); requirements for a walkway between the overall property and Wetherby Park to the west (the area to contain the walkway will be subdivided at a later date); and a requirement that the hydric soils on the property be addressed at the time of development. Hollywood Manor, Part 6 was approved and began development in 1998. The preliminary plat for Parts 7 and 8 (including the area included in the current version of Part 8) was approved in 1999. The final plat for Part 7 was approved in 2000. The preliminary plat for Hollywood Manor, Part 8 expired in 2001. The subdivision regulations provide for the expiration of preliminary plats after 24 months. The purpose for the expiration is to assure that any new City ordinances or policies pertaining to development of land can be imposed on a subdivision that has not been final platted within 24 months of preliminary plat approval. In this case there have been no new ordinances or policies that would affect this property. At this time the applicant is seeking re -approval of the same preliminary plat that was approved in 1999. There are no changes proposed in the preliminary plat other than the applicant is now ST Enterprises rather than Franz Construction Company and the stormwater management plan has been refined. ANALYSIS: The proposed subdivision is to be arranged in a modified grid street pattern. This pattern will be a continuation of the street pattern already existing in this portion of the City. Wetherby Drive is designed as a 31-foot wide collector street. The concept plan shows Wetherby Drive extending to a cul-de-sac on the property to the west of the area now being subdivided. It would intersect with Russell Drive. Russell would also be 31 feet wide south of Wetherby Drive, and would serve as a collector street between this development and South Pointe development farther to the south. Russell would be 28 feet wide north of Wetherby Drive and would be considered a local street. The modified grid pattern is encouraged in the South District Plan. Subdivisions arranged in this way provide for several options for traffic circulation through a neighborhood so that no one or two streets are over burdened with large amounts of traffic. The conditional zoning agreement contains a requirement for sidewalks connecting Wetherby Park to this subdivision for the property to the west. This requirement will need to be addressed at the time that the property to the west is platted. Portions of Lots 52-54 and 63-66, and Russell Drive and Wetherby Drive contain hydric soils. The conditional zoning agreement requires that the applicant address drainage concerns related to development of public streets and dwellings with basements in areas of hydric soils. The 3 preliminary plat contains notes pertaining to the hydric soils. They indicate that the treatment of hydric soils will be by including perforated sump pump drain lines placed in porous rock backfill adjacent to the streets at locations adequate to serve each lot with a service for a sump pump connection. At the time of the previous preliminary plat approval, property owners to the north expressed concerns about drainage in the area of Russell Drive. The applicant responded with a plan for a drainage swale that will improve the drainage in the Russell Drive area. A portion of this swale was installed with the development of Hollywood Manor, Part 7. The remainder of this swale will be installed with the construction of Hollywood Manor, Part 8. The City's engineering staff believes that this drainage design will improve the drainage situation on Russell Drive. Wetherby Park is located to the west of this property. It is adequate to serve the needs of the immediate neighborhood therefore additional park land is not required to be dedicated as part of this development. Both the conditional zoning agreement and the neighborhood open space require that fees in lieu of park land be paid for the neighborhood open space. These fees will need to be addressed at the time of final plat approval. This property is subject to sanitary sewer tap -on fees of $1,796.50 per acre and water main extension fees of $395.00 per acre. A portion of the subdivision drains into the new South Sycamore Regional Drainage System and is subject to stormwater management fees of $2,775.68 per acre. Payment of these fees should be addressed in the legal papers for the final plat. The Fire Code requires a temporary emergency vehicle turn around for lots 49 and 50. The driveways could be designed to carry the weight of a fire truck or a temporary "hammer head" turn around could be installed until the cul-de-sac is installed in the next phase of the subdivision. This requirement should be addressed in the construction plans and legal paper for the final plat. STAFF RECOMMENDATION: Staff recommends that the preliminary plat of Hollywood Manor, Part 8, a 6.35-acre, 22-lot residential subdivision, located on the west side of Sycamore Street be approved. ATTACHMENTS: 1. Location Map. 2. Preliminary Plat. Approved by: ppdadmi n\,stfrep\sub03-00006.doc KariryFranklin, Director, Department of Nanning and Community Development i CC 2 - v _ SOU AVETRGnTE nv� I RM P/RM 12 m LAN D CIRC — -- -- — — 1-I 1 ��' IN-. --�N�✓ 7 �F �X�._ i 1� _ �� -� o —� - AV W -� I� J .-L <1 �2111 5�5�, -I h T -_- ,t !_ �q4�-_ .L-J- � CHND D BURNS AVE I-] FT � C I q IT T-F BIRCH STREET -1v( _ \RING A P - UI %r� -1 Y -- L.K SIDE Ivy rT \JD-RS I � SITE LOCATION: Hollywood Manor Pt.8, Wetherby Drive S U B03-00006 WAND \t rcmear oa Ym A Nel31 N4 • NIg11 °t NwM o aWwr or.241 lumi aa\[ N xnwe NR m,[ 2 \ \ i NN.r 1f1,1G9Y R Ui N,NNL Nt NINFl1 a fWTI 4<ETW, P4 YElIB�NT�Y ONK_ �N N�YONC !_eL SOC — —Fe1 lefElft� :mil �`- 1 ��.-► 111111111111 ud �w�llanU , �� � 11111111,E y p I,sr r �" ma I ! PRELIMINARY PLAT & SENSITIVE AREAS SITE PLAN 7I[,0LLYWOOD MANOR - PART 8 Iowa City, Iowa ,. ZLAT PREPARED BY L OWNER/SUBDIVMER OIINER'S ATTORNEY ( CONSULTANTS INC. ST Enterprises, LC. Inurie Dawiey 1917 SOUTH GILBERT ST. 2621 Catskill Court 115 Srd Street SE Suite 500 ( IOTA. 52240 Iowa City, Iowa 62246 Cedar Rapids. Iowa 52401 � SENSITIVE AREAS NOTES: LEGEND AND NOTES WUrsue M rRf N1VO.m /'CTNGf RIIlaw•1N PI �. , •` •• 1MM /. fM Rxn ua fOIOA�M OC r M mar �N¢r u,�.w'�.a° >�g •!9 IYO iYrt® W WiYtM W M O� 1nPn+o 19 �OO I ° - aHAPi eCYi F,� 32 I �!l�lll 10 III r;J10 � �'ll c�PNO mul I' ��� �I � \'�����..,`��.*► ;� �� mil/ , �1t\I`� JIE 2€3 27 26 2=i 6 � IIIII I y�2p LSNJLS �y� City or kw■ cTt �^ s�i�i�� �C P M )dads C==XAXTZ, Inca PRELAnKm \ d� 0 e aR w uNUN s�.ar�� stinm �° eA1801 ASAD Al PLaW HOLLYWOOD MMOR - PART S `73@ I— QL7- I— nnsN STAFF REPORT To: Planning & Zoning Commission Item: SUB03-00007 Harney's Homestead GENERAL INFORMATION: Applicant: Applicant's Engineer: Applicant's Attorney: Requested Action: Purpose: Location: Size: Existing Land Use and Zoning: Surrounding Land Use and Zoning: Comprehensive Plan: File Date: 45 Day Limitation Period: Prepared by: John Yapp Date: April 17, 2003 Tom and Emeline Harney 4293 320`h Street NE Iowa City, IA 52240 Landmark Surveying and Engineering 535 Southgate Avenue Iowa City, IA 52240 Ph. 354-1984 Tim Grady 321 Market Street Iowa City, IA 52245 Ph. 337-3197 Preliminary and Final Plat Approval To create a two -lot residential subdivision with one outlot. South side of 3201h Street east of Prairie du Chien Road 13.5 acres Residential and Agricultural; County RS and Al North: Agricultural; Al South: Agricultural; RS and Al East: Residential and Agricultural; Al West: Agricultural; RS This property is in Fringe Area A of the Iowa City/Johnson County Fringe Area Agreement, outside of the City growth area March 27, 2003 May 11, 2003 2 BACKGROUND INFORMATION: Recently, the Planning and Zoning Commission recommended that the City recommend approval of a rezoning of 1.31 acres of the Harney property from Al, Rural, to RS, Suburban Residential. The City Council has recommended approval of the rezoning of this property to RS, Suburban Residential. The applicants, Tom and Emeline Harney, applied for a rezoning for a 1.31 acre portion of their property in order to allow for the creation of one additional lot adjacent to the existing house and outbuildings. ANALYSIS: Conformance with Rezoning Concept Plan: The Fringe Area Agreement for Area A, outside the growth area, specifies that rezoning to RS will be considered subject to the applicant setting aside a minimum of 50% of the property as an outlot for open space or agriculture. The Rezoning Concept Plan identified the Al -zoned strip of property along the east side of the Harney farm as an agricultural outlot. The Harney's homestead Preliminary and Final Plat is consistent with the Rezoning Concept Plan, and includes a 7.5 acre agricultural outlot making up well over 50% of the property rezoned. Subdivision Design: The subdivision consists of two residential lots. Lot 1 contains the existing house and outbuildings, and Lot 2 is proposed for a new house. The well and septic system are proposed to be shared between the two lots. 320t' Street NE is a gravel road providing access to four existing homes. County staff has indicated adding one more residential lot is not a concern for this road, and will not require 320th Street to be improved. No new public infrastructure is being proposed. Oakdale Boulevard: County, City and Johnson County Council of Governments staff are 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. The examination of area topography indicates that the alignment will not be in the vicinity of the proposed residential lot on 320 h Street. Any future platting of property in this area may require a corridor for Oakdale Boulevard to be preserved. Stormwater Management: Given that the new lot is only 1.31 acres in size and no new public infrastructure is being proposed, the Department of Public Works has waived any stormwater management requirement. STAFF RECOMMENDATION: Staff recommends SUB03-00007, a Preliminary and Final Plat of Harney's Homestead, be deferred pending resolution of the deficiency described below. Upon resolution of the deficiency, staff recommends SUB03-00007, a preliminary and final plat of Harney's Homestead, a 13.5 acre two -lot residential subdivision on the south side of 320`h Street east of Prairie du Chien Road, be approved, subject to approval of legal papers prior to Council consideration. DEFICIENCIES AND DISCREPANCIES: There appear to be irregularities in the legal description ATTACHMENTS: Location Map Preliminary and Final Plat Approved by: Robert Miklo, Senior Planner, Department of Planning and Community Development ppdadm in\stfrep\SUB03-00007.doc CITY OF IOWA CITY NO SITE LOCATION: 4293 320th Street NE SUB03-00007 PRELIMINARY & FIN01 PLAT =� HARNEY'S HOMESTEAD "K `" . Point of Innlnp .. ; s i _ 2003 m /50 ROW See Nobs I N V4 Sec 3201h STREET NE Fwla s�Y rataor /)ft" omm dads Am. nowt Iw az2so W I/I6 NW V4 H eR'46 1�?3L8' ('i'K'I) ldVw�ti P. MZoIM Plel- M by: Then m Anthony. &M Sauth _ t1443G9 �. N dq'56b7' E - 963.Z1' ^ Mai Sac a5�p006 I I loess Q am 05-00-06 Panel SLt1 �"� i Iteeeemwe NW Corner Lott d6-M16J I L--_tiz yl old KA..b tow S*& m 2 IPEW PARGE 4 et a:� Adeed to edk bW socAm nud V 1 I — ii'19-tOtJ LOT 1 p Total Ana - 4.e9 Av. � z ROW Area - 0.44 A. Total Ana : 1.3t Ac ROW Ana mu N �e I '� O 73 150 a00 • e Scab I•.de0' p e ® Section Corner fond an nabed ® Section Corner eat F ❑ Sfth n Career campubsol I e 5/6• robe- /turd WAses noted O 94 Serb" robin `+/ c p r6149 f ) RwArded dhonsion at Bk - R9 Attorney q(�� 52SLSuPoe 102 Q 319-337--3197 Owner/Subdivider =o A `kEmelGr R. rm ney 4293 320tln S7 NE Wwt tom. M 52240 319-35i-4548 Plot Prepared 8v 6LAn SgAlnpa�teeiwe9! MV�W9 3kwa City tin 02240 9-364- Newport Township Location Map NTS Car. n'Ie Ylem4 ales Pb} a CW I/lb Sec 3&,&)- b f46poo9 is eq'etssb• e - Ceiter Sae_ 05 •3et 5/2 f40-M el.a LOT 2 LOT A Area 7.50 Ae MW 9i'se e lETiAL — w�ensys Ftatrs7ru+ ( PorScrm d ten E 1/2 NO 1//4 and aid 1M Wed &7S aarwe d the dE 1/4 (a.k.a. Lot 9. SubdhAa on d the NE 1/4 a neorWd W Plat pack 1 -Pays 11). ell Foeatsd within SsM 35. T. 00 N., R. 6 W., of the 5th PA. Jet mm coua�'r .Iowa. on -?or lOaYwd wMAln 9+a raaxy n,aardad b Baak 979 -Page 100 and wac 2910 Paya 10Q IaArooa Courlp Raaordara qRw dwabad ora es flBe he In /4 Book of 35 oak Samar 35 m mared by a fazed 5/5• plot Papa 197; the— feet a9 as �h ►E of rby �Section CWTW Saw Lot-18 r�ilorksd a alit S/r thelles S OIM7'Od' EnmNed Smth abeg sold Lot 9 to the SE -W. of saw d�aed�paroel in B 1179 -�Pbps 100 On nwrkW by a set 51W robs, with a* 1p2p6 theme N W533tr W - 144-W feet along the south line of geld Lot 9. rhtdm W also the south line of NE 1/4, Sso9an 4w tlW canna, "the Um as marled by a not spar rim cap j629Cp tlwrm N 01.07-W W - 2251.47 fast dp"the rwt 0- % odd tat 9 which A also the oenbr 1/4 ins d odd 36 to 1M eomA►m Wes d odd d" of o d dealporoY In pack 979 - Pogo Joe am nmlaed by a set el l��Culth tlnermos S t1Pwl(r W (noadW Week) - 515.62 het alaq tfine south ins of �deed �nrgl to the SW corner ymesd se = by a set W r room a1 = thence N OIV711• W (nemdsd Nartb> - 199.Op took clamp tM rsrt tFs d Odd deed parp�� the NW earner erred rtlteh point A an the rmpm Fins d sal Sea9on 35 m meked by a ad e/tt rsbar with opo themes N W4lr-W E (( East) - ei&tl3 toot alm, now north S. is the Point atBepGsmklp Sal Po, oNgacm bob 13.50 — whteh Incllu+deeosw0.L67 am d Pubk Rood RW FRommmedel NYi On north %4 Sectionorth n 35 k For ow mad ie bow S pYof this �os In Plat Book 40 - Pope 175. soadW 1. 0,V Road E—wn-A arlptPna* ddoand 24 het wld6 by Res ko..�ammary 9. in MkmAo Bpoaogka7g WPA Bm* 13 1939. states ROW of twm ham Scodon 35 and N 1/4 SCM set at North ROW hnoe om W. Subsequent NOW Easeewm- dmca 1 ti Book tell - Pa12.5 fed scum ofSpmeee a1rl4 am ld w5 add iZS fast North ofssation life lbot Ea" win 50 het wide. centarW 126 heZ South Sedlon 4 Ormot Preeent roadway eW moot RDW fenoss. 2. Then Is so Corm, 0er9ioots an 49 fdr the center of SaWon 35-� nor could tenant 4-udny addshown hewan. ge -Pa17r5,.'_�`)tme Cwteer woo _9 r` `G'7 'V AP ..w1Li/il.ral sty Clerk the soac — �QU�I�tI�![I/r,�Lr� l PRELIMINARY do FINAL PLAT OWN � Wr SURVEYING AND ENGINEERING w- TA WS SOMOATE AVENDE HARNEY'S HOMESTEAD a�u aVIOibB sou nroNE t319ajWas4- NE 1/4 3 NW 1/4 SECTION 35-80-06 I~- JOHNSON COUNTY, IOWA 0W fa'6'ed°n'` A toter _... jos fax 66027A for I