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Home My WebLink About08-24-2004 Planning and Zoning CommissionAgenda Special Meeting Planning and Zoning Commission Tuesday, August 24, 2004 - 6:30 p.m. ****** RECREATION CENTER MEETING ROOM B ****** 220 SOUTH GILBERT STREET A. Call to Order B. Public Discussion of Any Item Not on the Agenda C. Rezoning Item: REZ04-00020 Discussion of an application from Idyllwild Development II for a rezoning to amend the Planned Development Housing Plan (OPDH) for Idyllwild Condominiums. (45-day limitation period: September 13) D. Other Items: E. Consideration of the August 5, 2004 Meeting Minutes. F. Adjournment Upcoming Planning & Zoning Commission Meetings: Cancelled Informal August 16 August 30 September 13 October 4 October 18 November 1 Cancelled Formal August 19 September 2 September 16 October 7 October 21 November 4 To: Planning and Zoning Commission STAFF REPORT Prepared by: Robert Miklo Item: REZ04-000201dyllwild Condominiums Date: August 24, 2004 Amended OPDH GENERAL INFORMATION: Applicant: Requested Action: Location: Size: Existing Land Use and Zoning: Surrounding Land Use and Zoning: Comprehensive Plan: File Date: 45-day Limitation Period BACKGROUND INFORMATION: Idyllwild Development II, Inc. P.O. Box 10044 Iowa City, IA 52240 Phone: 338-1273 Rezoning to amend the OPDH plan Between Foster Road and Taft Speedway 20.8 acres Idyllwild Condominiums and undeveloped, PDH-8 North: Residential; RS-5 South: Residential; RS-5 East: Religious Institution; RS-5 West: Private open space; RS-5 Residential; 2-8 dwelling units per acre July 30, 2004 September 13, 2004 The Idyllwild planned development housing (PDH) plan was adopted in 1992. The plan allows 26 four -unit buildings (104 units total); approximately two-thirds of the units have been constructed to date. The western one-third of the property remains undeveloped. The approval of the original PDH plan included two building designs. As this development was constructed during the past 11 years, staff has approved minor changes to the building placement and design. The amendments were presented to the Planning and Zoning Commission to ascertain concurrence that the changes were not significant. The Commission agreed that the changes were not of a nature to require an amended PDH. The purpose of this application is to amend the previously approved PDH plan to: 1) approve building footprints, which differ from those approved as part of the original PDH plan, 2) relocate the trail shown behind buildings 12, 13, 14, and 6 on the original PDH plan, 3) revise the landscaping plan to illustrate what has been already planted and to provide a plan for future landscaping to be completed with the new buildings, 4) remove the off street parking spaces from Pentire Circle and 5) document new and modified easement locations. ► ff_-%W% PDH Plan: The original Idyllwild plan included two building types. Each building would have 4- units, two 2-car garages and two 1-car garages. Many of the units were to be stacked flats — that is one unit on the first floor with a second unit above it on the second floor. The developer indicated that he had difficulty marketing the stacked units with 1-car garages. Buyers expressed a preference for units that do not have another dwelling above or below them, and a preference for 2-car garages. The applicant is now seeking to revise the plan with two new building designs that feature townhouse style units with each having a 2-car garage. As a result the building footprints for the proposed buildings are larger than the previously approved buildings and there will be less green space around the units. The actual number of dwelling units will stay the same. The reduction in green space must be weighed against the benefits of having more marketable and accessible units. Although approximately half of the proposed units will be two-story units, half will be one-story units, which will be more accessible to elderly persons and people with disabilities. The two car garages more likely reflect the actual demand for covered parking spaces than the 1-car garages approved in 1992. Even though the proposed plan contains less open space than the 1992 plan, the proposal meets or exceeds minimum set backs from public streets and separation between buildings required by the zoning ordincance. In staff's view, although the reduction of open space will change the character of the development from what was approved in 1992, the revised plan meets the zoning codes minimum standards and is acceptable. Sidewalks: In lieu of sidewalks on the private streets in Idyllwild, the original plan included a sidewalk on the south side of Idyllwild Drive and a trail behind buildings 12, 13, 14 and 6. Now that these buildings are in place and occupied, the residents are concerned that the location of the trail would be close to their screened porches and patios and would reduce the privacy of their units. They have requested that an alternative location for the trail be identified or that the trail be eliminated from the plan. Staff suggested to the applicant that a sidewalk be provided to connect the sidewalk on Idyllwild Drive to Foster Road. The revised plan proposes the elimination of the sidewalk adjacent to buildings 12, 13, 14 and 6 and the addition of a sidewalk along Trevose Place connecting to Foster Road. This revised walkway location should be more useful to the residents of Idyllwild as it will provide a link to the Iowa River Corridor Trail which is located on Foster Road just to the west of Idyllwild. Landscaping Plan: The original PDH plan included a specific plan for landscaping to be installed prior to completion of Idyllwild Condominiums. Although much of the landscaping has been planted according to the plan, some areas include fewer trees and shrubs while other areas include more. With revisions to easement and building locations it is not practical to install landscaping as originally proposed. The amended PDH plan shows the actual location of landscaping that has been planted and proposed locations for future plantings. Although the proposed plan varies from the landscaping plan that was approved in 1992, in staffs view the proposal provides for abundant landscaping for the most part. We have asked that additional trees be planted in the cul-de-sac landscape circles and adjacent to Trevose Place and Newlyn Circle. Ten street trees are required along Taft Speedway within the area covered by the construction easement. If they are planted at this time they will likely be damaged at the time the City rebuilds Taft Speedway. Rather than have the trees planted at this time, the City would prefer the applicant pay the City the cost of planting the trees. At the time Taft Speedway is rebuilt the City will plant the trees. Parking: The original PDH plan required 16 parking spaces within the center green space formed 3 by Pentire Circle. The parking spaces were never installed and trees have been planted near the locations where the parking spaces were shown. Several residents of Pentire Circle have requested that the parking spaces not be installed. They feel that the paved area would detract from the appearance of the center green. As noted above, the original plan included several 1-car garages. Because most of the buildings will have 2-car garages as well as driveways to accommodate guest parking, the parking spaces in Pentire Circle are no longer necessary. Storm Water: There are two storm water basins located within Idyllwild. The applicant proposes to reshape the southern basin to allow for the reconfigured buildings. The actual capacity of the basin will not be decreased. The City Engineer must approve the reconfigured basin. Residents have complained about erosion on of both basins. Regardless of the City's decision about the zoning plan, the developer must repair basins to control the erosion problem. Easements: The PDH is also being revised to relocate several utility easements to allow the revised building placement. STAFF RECOMMENDATION Staff recommends that REZ04-00020 a rezoning to amend a Planned Development Housing Overlay (PDH-8) for Idyllwild Condominiums, a 20.8-acre development located at North Dubuque Street and Foster Road be approved subject to approval of construction drawings, grading and erosion control plans and storm water storage calculations and payment for the future planting of the 10 required street trees on Taft Speedway. DEFFICIENCIES AND DISCREPENCIES: 1. Trees should be shown in the cul-de-sac circles and adjacent to Newlyn Circle and Trevose Place. 2. The landscaping plan should specify the species to be planted. 3. The detail for the emergency access is incorrect - it should be 8" PCC (not 7") and also requires a gate to be secured by a Knox lock rapid -entry -system. ATTACHMENTS: 1. Location map 2. Amended Preliminary OPDH Plan 3. Original OPDH Plan 4. Elevations drawings Approved by: Karin Franklin, Dir for Department of Planning and Community Development CITY OF 101VA CITY O 1 RS5 RS5 RIVER RI sown _ City Pork SITE LOCATION: Idylwild Condominiums Terrell Mill Pork P RS12 REZ04-00020 PssY f AMENDED PRELIMINARY, FINAL OPDH—S PLAN AND, SENSITIVE AREAS SITE PLAN IDYLLWILD CONDOMINIUMS Iowa City, Iowa PUT PN KEM ".. 1917 s C n st OVA CRY, MW4 641A8 awmArrappm bwPt o P. Q W. IW1M Ww Cll). Wn mm P1tl11WT 1}fOb18F .9P W W_ sl. WO I� .. { rt spars e�i oru PWc WWA M. 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