HomeMy WebLinkAbout05-06-2004 Planning and Zoning CommissionInformal Meeting Cancelled
Agenda
Formal Meeting
Planning and Zoning Commission
Thursday, May 6, 2004 - 7:30 p.m.
Emma J. Harvat Hall
(Iowa City City Hall)
A. Call to Order
B. Public Discussion of Any Item Not on the Agenda
C. Rezoning Items:
1. REZ04-00004 Discussion of an application submitted by James Clark for a rezoning
from Community Commercial (CC-2) zone to Central Business Support (CB-5) zone
for approximately 1.34 acres of property located on the east side of S. Gilbert Street.
(The applicant has requested deferral to the May 20 meeting.)
2. REZ04-00008: Discussion of an application submitted by Saddlebrook Meadows
L.L.C. for a rezoning from Medium Density Single -Family Residential (RS-8) to
Planned Development Housing Overlay -Medium Density Single -Family Residential
(OPDH-8) and a preliminary OPDH plan for 18 single-family homes, 3 duplexes, 20
zero -lot line dwellings and 6 townhouses on 8.07 acres of property located south of
Whispering Meadows and west of Saddlebrook.
(45-day limitation period: May 27, 2004)
D. Other Items:
E. Consideration of the April 1, 2004 & the April 15, 2004 Meeting Minutes.
F. ADJOURNMENT
Upcoming Planning & Zoning Commission Meetings:
Informal
May 31
May 3
May 17
Cancelled
June 14
June 28
July 12
Formal
May 6
May 20
June 3
June 17
July 1
July 15
STAFF REPORT
To: Planning & Zoning Commission
Item: REZ04-00008, Saddlebrook Meadows,
Part 1
GENERAL INFORMATION:
Applicant:
Contact Person:
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: May 6, 2004
Saddlebrook Meadows, L.L.C.
Brenda Nelson
112 West Fifth Street
West Liberty, IA 52776
(319) 627-6818
Rezoning from RS-8 to OPDH-8
To allow the construction of 18 single-
family homes, 3 duplexes, 20 zero -lot line
dwellings and 6 townhouses.
South of Whispering Meadows and west of
Saddlebrook Manufactured Housing
Development.
8.07 acres
Vacant, RS-8
North:
RS-8, residential
South:
RS-8, vacant
East:
RFBH, residential
West:
RS-8, vacant
Residential duplex and small -lot single-
family
April 14, 2004
May 27, 2004
Municipal water and sewer service are
available to serve this property.
Police and fire services will be provided by
the City. Refuse collection will be provided
by the City.
2
BACKGROUND INFORMATION
The Saddlebrook development was annexed into the City in 1994. The annexation and zoning of
this property was subject to a Conditional Zoning Agreement (CZA). The major conditions of the
CZA specified that the applicant would provide for wetland protection and mitigation; construction
of a trail network; dedication or payment of fees for neighborhood open space and dedication of a
school site. The subject area was zoned RS-8, Medium Density Single -Family at that time. The
applicant is now requesting a planned development housing overlay over the existing RS-8 zoning
to allow the development of single-family homes, duplexes and townhouses. The OPDH request
is necessary because the lot area and lot widths are smaller than what would be allowed in a
standard RS-8 neighborhood.
ANALYSIS:
Comprehensive Plan: The Comprehensive Plan indicates that this property and adjacent
properties within the Saddlebrook development are appropriate for small -lot single-family and
duplex development. The current RS-8 zoning classification allows single-family homes on lots
of 5,000 square feet with a 45-foot lot width. The RS-8 zone also allows duplexes on lots
containing 8,700 square feet and a lot width of 45 feet. The RS-8 zone also allows zero -lot line
dwellings and townhouses provided that each lot contains 5,000 square feet of lot area and is a
minimum of 45 feet wide. The applicant is proposing a reduction in lot width and lot area to
allow the dwelling units to be built on smaller and narrower lots. The applicant is proposing a
common open space and the use of alleys to provide vehicular access to the smaller lots.
The purpose of the PDH overlay zone is to allow flexibility in the use and design of structures
and land in situations where conventional development may be inappropriate and where
modifications of requirements of the underlying zone will not be contrary to the intent and
purpose of the zoning ordinance, inconsistent with the Comprehensive Plan or harmful to the
surrounding properties. It is the intent of the PDH overlay to promote efficient land use with
smaller utility and street networks, provide for flexibility in architectural design, preservation of
landscape feature and open space and to promote an attractive and safe living environment
compatible with surrounding residential developments. As discussed in more detail below, staff
finds that in general the proposed OPDH plan meets the intent of the OPDH zone, the
Comprehensive Plan and the RS-8 zone.
As noted the Comprehensive Plan identifies this area as appropriate for small -lot single-family
homes. As shown on the preliminary OPDH plan Type I lots will contain zero lot line single
family dwellings. These are two single-family homes that are attached at the lot line so they
may have the appearance of being a duplex but are actually separate dwelling units on
individual lots. For the Type I lots the applicant is not requesting a reduction in lot width or lot
area.
Three Type II lots are proposed with each containing a duplex. These lots meet the 45-foot lot
width but contain only 7,989 to 8,259 square feet (approximately 250 to 700 feet less lot area
than the 8700 square feet required for a duplex in the RS-8 zone). Therefore a reduction of lot
area is necessary as part of the OPDH approval for these three lots.
A total of 18 Type III lots are proposed for zero lot line single-family houses. On these lots the
applicant has proposed placing the house on one of the lot lines. This will allow for a 10 to 14
foot wide side yard between houses on one side rather than two 5- foot side yards on each side
of a house. In essence the side yards are being combined on one side to make one more
usable side yard for each of the dwellings. These lots again require a reduction in lot width
3
from 45 feet to between 34 feet and 40 feet, and reduction of minimum lot area from 5000
square feet to as small as 3910 square feet.
Type IV lots will contain a total of 6 townhouse units. In order for these units to be approved, the
OPDH plan will include a reduction in lot width and lot area from the normally required 5000
square feet to allow lots as small as 2300 square feet. A reduction of minimum lot width from
45 feet to as narrow as 20 feet has also been requested.
The lots on the south and west sides of Blazing Star Drive, the north side on Pinto Lane and the
east side of Whispering Meadow Drive are served by alleys. As noted in the Comprehensive
Plan and the South District Plan the use of alleys is encouraged for lots with narrower lot width.
The use of alleys allows for elimination of most driveways and curb cuts on to the streets,
provides for more space for landscaping between the public street and the housing units and
provides more room for on -street parking spaces. In general this design provides for more of a
residential appearance to be presented to the streets and is more "pedestrian friendly" because
the sidewalk is not crossed by driveways.
To further accomplish the goals of the Comprehensive Plan the applicant has submitted
building elevations illustrating a variety of fagade designs for the narrow lot zero lot line homes.
These designs, as well as the duplexes and townhouses, feature front entry porches. With the
exception of the 8 Type I A lots, all of the zero lot line homes, which do not have alley access,
feature designs that minimize the prominence of the garages and emphasize the residential
appearance of the buildings. The garages are generally located flush with the front of the
dwelling and constitute only 50% of the fagade. Entry porches are used to emphasize the
residential aspect of the buildings. Although the Type I A lots have forward protruding garages,
they will be set back between about 30 to 50 feet from the street so that the garages will not
define the streetscape.
The applicant has proposed an approximately 15,000 square foot private common open space
in the center of the block located between Whispering Meadow Drive and Blazing Star Drive.
This area will be maintained by a homeowners association and will provide for additional off
street parking areas as well as a recreational area for the development's residents.
Streets and Secondary Access: The proposed streets in the development will consist of
Whispering Meadow Drive, a collector street. Because Whispering Meadow Drive in the
Whispering Meadows Subdivision is already established in a 66-foot right-of-way as a 36-foot
wide street, that right-of-way width and street width is being continued to its southern terminus
at Pinto Lane. Pinto Lane is being shown as a 28-foot wide street in a 60-foot right-of-way. East
of Blazing Star Drive, Pinto Lane becomes a private street 24-feet wide. It essentially will serve
as a western entrance to the Saddlebrook manufactured housing development.
Blazing Star Drive connects Pinto Lane to Whispering Meadow Drive. The applicant has
requested that the street be 26-feet in pavement width, located within a 50-foot right-of-way,
rather than the standard 28 feet. This street is unique in that the units on one -side of the street
will be served by an alley and will contain no driveways. Therefore there will be more on street
parking available on this street than found in a typical new subdivision where curb cuts for
individual lots limit the amount of on -street parking.
The OPDH regulations do not allow the reduction of street width unless a sensitive area
planned development is required and the street width is being reduced to minimize disturbance
of an environmentally sensitive area or the street is a private street. That is not the case here.
Therefore, a 28-foot wide pavement is required unless the OPDH zoning requirements or the
subdivision regulations are amended to allow a reduction in street width in circumstances such
4
as this. Although a draft of the new subdivision regulations has not been completed, staff is
considering a proposal to allow local streets in limited situations to be as narrow as 26 feet in
width. If the Commission feels that a 26-foot wide street is appropriate in this development, staff
will prepare an amendment of the OPDH regulations to allow a 26-foot wide public street in
cases similar to this for consideration at your next meeting. If the street pavement width is
reduced, parking should be limited to one side of the street.
Due to lack of secondary vehicular access, a Conditional Zoning Agreement placed a limit of
416 total dwellings units within the existing Saddlebrook Development. The connection of
Whispering Meadow Drive and Pinto Lane will provide a means of secondary access to the
larger Saddlebrook Development and therefore will allow more of the previously approved
dwelling units in Saddlebrook to be built. As future phases of the RS-8 area are developed
additional points of access will be provided from the east/west arterial street which is planned in
the southern part of the Saddlebrook development.
Neighborhood Open Space: The Neighborhood Open Space Ordinance requires the
dedication of 16,500 square feet of public open space or payment of fees in lieu of open space
for a development of this size. The Parks and Recreation Commission has indicated that open
space dedication for the Saddlebrook development should occur in the far western portion of
the RS-8 zone where it can be added to the Sycamore Greenway. At the time this property is
subdivided, the legal papers should specify this.
Mitigation Plan: The CZA for Saddlebrook requires that a mitigation plan be submitted for
each phase of the development to show how the wetlands will be protected from storm water
runoff. When the preliminary plat for this property is submitted an update of the mitigation plan
will be required with the storm water calculations.
Conditional Zoning Agreement: Another aspect of the CZA that has not yet been satisfied is
the school site location. The CZA requires that a school site be reserved for a period of 15
years from the signing of the agreement. If the Iowa City School District has not begun
construction of a school on the property by the end of the 15-year period, the property reverts
back to Saddlebrook. The 15 period will end in August 2009. Although the property subject to
this rezoning is not appropriate for the school site, as further development of the RS-8 area
progresses, the School District, applicant and the City will need to determine the appropriate
school site or the School District will need to relinquish its right to a school location within this
development.
Summary: In staff's opinion, the applicant has made use of the neighborhood design policies of
the Comprehensive Plan to create a more dense yet well designed and "pedestrian friendly"
development plan. In this case the OPDH regulations are not being used just to increase
density but are meeting the intent of the Comprehensive Plan and the OPDH zone to produce
innovative design and to create usable common open space. Some of the conditions required
by the CZA will need to be addressed with the plat of this property.
STAFF RECOMMENDATION:
Staff recommends that the rezoning of 8.07 acres from RS-8 to OPDH-8 and the preliminary
OPDH plan for Saddlebrook Meadows Part 1 be approved including reduction of lot width and
lot area as noted on the plan and subject to approval of a code amendment permitting reduction
of public street widths in OPDH's.
5
ATTACHMENTS:
1. Location map
2. Preliminary OPDH Plan
3. Building elevations
4. Applicant's statement
Approved by: Wz: VIL
Jeff Davidson, Assistant Director
Department of Planning and Community Development
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Saddlebrook Meadows, LLC
805 S. Gilbert St. Iowa City Ia. 52240
Ph:319-354-1961 Fax:319-351-0070
14 Pr-�
NE 8 acres m/I of auditors parcel 2003096. Saddlebrook Meadows Part 1 C� Y d�
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Statement of Intent:
It is the intention of Saddlebrook Meadows, LLC to rezone the NE 8 acres roll of auditors parcel 2003096, now to be known as
Saddlebrook Meadows Part 1, from its current RS-8 zoning to a PDH-8 zoning.
Description of Development:
Saddlebrook is a 320 acre development located on Heinz Rd. on the SE side of Iowa City. Currently there are 4 different zones in the
development plus 160 acres of preserved wetlands. Lot 1 is The Triple Crown Condominiums which is 156 quality built, affordable
condo units selling for a base price of under $90,000. Lot 2 is The Mane Gate Apartments, 60 luxury apartments focusing on non -
student residents who live and work in the Iowa City area. Both of these lots are zoned RM-20.
Lot 3 and parts of lot 4 and 6 is The Paddock and is approximately 80 acres zoned RFBH. Lot 3 includes a 4,000 sq. ft. clubhouse that
serves all of the residents of Saddlebrook plus 54 mini -storage units. Lots 4 and 6 are currently platted for 220 manufactured home
sites.
Lot 5 is the Belmont Townhomes which is 26 townhome units currently under construction. These units are all 2-story and range in
price from $135,000-$155,000. This lot is zoned PDH-12
Part or lots 4 and 6, plus lots 7 and 8 is the Clubhouse Condos, a recently approved 16 acre PDH-12 consisting of 27 duplex units, 2 4-
plex units and 2 8-plex units for a total of 78 units.
This concept plan, Saddlebrook Meadows Part 1, is for part of 62 acres that sits directly west of The Paddock. This concept plan area
is approximately 8.07 acres, and contains 18 single-family homes, 13 duplex units and 6 attached single-family homes for a total of 50
residential homes.
A common open space is provided in the center of the concept plan, as well as direct access to the Saddlebrook trail system.
The 18 single-family homes and the 6 attached single-family homes will be 2-story, with an attractive front porch entry facing a public
street. Garages and driveways will be accessed from alleys located behind the homes.
The 6 attached single-family homes are located on the corner of the 2 main public streets and also provide an attractive streetscape and
alley access to the garage.
3 of the duplexes will have the look of a single family home and be located on the corner lots. They also will have alley access to their
garage to maintain a consistent public streetscape.
The remaining 10 duplex units will provide a transition from the current neighborhood designs to the north and east where back yards
are the social area for families to this more traditional design where alleys are utilized to make front porches and the common open
space the focus of community social activities.
A trail is located along the East boundary line of this project and connects into the existing Whispering Meadows trail systems and the
existing Saddlebrook trail system.
Each home will be professionally landscaped, include at least 1 tree, and the open space will contain 4 additional trees.
All streets are public streets except the alleys which will be privately owned and maintained by the homeowners association.
All owners of units in this concept plan will have full rights to all of the Saddlebrook amenities, including the Clubhouse and the many
activities that are part of the Saddlebrook Community.
Saddlebrook Meadows, LLC
805 S. Gilbert St. Iowa City Ia. 52240
Ph:319-354-1961 Fax:319-351-0070
NE 8 acres m/1 of auditors parcel 2003096. Saddlebrook Meadows Part 1
Intended time schedule for completion
Upon approval of the project, it is the intention of the developers to start the project immediately. Infrastructure work will begin in the
fall of 2004 and be complete by the spring of 2005. Building of the homes will begin in the spring of 2005. Homes should be ready for
sale by the fall of 2005. It is expected that this project will have a 4 year absorption, thus the project should be complete by fall of
2009.
Statement as to why zone change is warranted
The vision of the Saddlebrook Development continues to be to provide to its residents a real sense of community through diversity and
amenities, value in their housing choice and a lifestyle that is unique in the Iowa City Area. This current site plan proposal fits that
vision very well.
The current zoning of RS-8 on this site would allow single-family, duplex, 0-lot line and townhome style housing with a minimum lot
size of 5,000 sq ft. per unit. We have not exceeded these allowable uses with this plan yet we were able to accomplish what we feel is
an improvement to the diversity and community feel of the neighborhood.
Our site plan allows for a good diversity of product, from an up -down duplex that would be perfect for a single owner to live in 1 unit
and use the other unit for elderly family members or for anyone looking for economical housing to a nice 2-story family home with a
common play area adjacent to their back yard. The streetscape is very pedestrian friendly with garage access located behind most of
the homes. The open space will allow for many uses by the families living in the area. Traffic coming from Whispering Meadows to
the north or The Paddock to the east will be encouraged to use Whispering Meadows Drive and Pinto Lane through design thus
keeping all but local traffic from Meadow Drive.
We feel this design allows us to continue to enhance the community created by the Saddlebrook Development. By utilizing the PDH
zoning code and working diligently with City Staff we were able to use alleys to create pedestrian friendly streets, diversify our
housing types, maintain affordability, allow for a common open space and design traffic flow to keep vehicles on the collector streets
and away from the center of neighborhoods.
Thank you for the consideration of our request.
Steve Gordon
General Manager
AM Management
Saddlebrook Meadows, LLC