HomeMy WebLinkAbout02-19-2004 (3) Planning and Zoning CommissionSTAFF REPORT
To: Planning & Zoning Commission
Item: REZ04-00002, Niffenegger Property Rezoning
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:
Prepared by: John Yapp
Date: February 19, 2004
Mike Roberts Construction
15 Tarton Drive
North Liberty, IA 52317
665-5601
MMS Consultants
1917 S. Gilbert Street
Iowa City, IA 52240
351-8282
Phil Leff
122 S. Linn Street
Iowa City, IA 52240
338-7551
Rezoning from ID-RS, Interim
Development Residential, to RS-5, Low -
Density Single -Family Residential
To establish single-family residential
zoning
South Sycamore Street, east of Southpoint
Subdivision
Approximately 24.1 acres
Agricultural; IDRS
North:
Residential, RS-5
South:
Agricultural, IDRS
East:
Agricultural, RS-8
West:
Residential, RS-8
The South District Plan indicates detached
single-family development is appropriate
for this area; the plan states small
apartment buildings or townhouses are
appropriate at the edges of the
neighborhood along arterial streets.
January 29, 2004
45 Day Limitation Period: March 14, 2004
E
BACKGROUND INFORMATION:
The applicant, Mike Roberts Construction, is requesting a rezoning from ID-RS, Interim
Development Residential, to RS-5, Low Density Single -Family Residential for approximately 24.1
acres of property, located on the east side of South Sycamore Street across from Southpoint
Subdivision,. The property is owned by the Niffenegger Family Trust and has been farmed for
many years. Two years ago the Sycamore Greenway, a regional stormwater collection system
and recreation corridor, was constructed along the north and east sides of this property.
ANALYSIS:
South District Plan
The South District Plan identifies the area that the Niffenegger property is part of as appropriate
for single-family development. The request for RS-5, Low Density Single Family Residential
zoning is consistent with the South District Plan. The South District Plan also notes that small
apartment buildings and small areas of townhouses are appropriately located at the edge of the
neighborhood along arterial streets and near the neighborhood commercial center, major open
space areas and institutional uses. The South District Land Use Plan Map shows a small area of
apartment buildings adjacent to Sycamore Street on the Niffenegger property; however, the
applicant is not pursuing this option and is only requesting single-family zoning for the property.
The proposed rezoning is in general conformance with the Comprehensive Plan.
Sycamore Street
Sycamore Street at this location is a chip -seal road with a traffic load of 1,690 vehicles per day
(2002 count). This level of traffic will increase as the area develops. Similar to recent rezonings
adjacent to Lower West Branch Road, staff is recommending no additional access to Sycamore
Street be permitted until Sycamore Street is in a funded year to be brought up to urban design
standards. Staff also recommends that the applicant be required to contribute toward the cost
of reconstructing South Sycamore Street as the property is platted. The rationale behind this
recommendation is that rezoning this property to allow for urban development increases the
need for Sycamore Street to be improved to urban design standards (curb and gutter, storm
sewer, sidewalks, and a concrete surface). The need to improve Sycamore Street as
surrounding properties are developed is not only related to the traffic load; it is also related to
the mix of users using the corridor, including pedestrians, bicyclists, etc.
Staffs estimate for reconstructing Sycamore Street is $630 per linear foot. To estimate what
amount should be applied to the Niffenegger property, we used the formula developed by the
Johnson County Council of Governments for assigning costs related to a street improvement.
The first step is to apply the assumption that 75% of the function of an arterial street is for
through traffic, while 25% is to provide access to adjacent properties. This is a standard that
has been used locally for several years. This results in $157.5 per linear foot being applied as a
cost to adjacent properties for access ($630 x .25 = $157.5). The next step is to divide this
amount in half, as the Niffenegger property is on only one side of Sycamore Street. This results
in $78.75 per linear foot being applied to the Niffenegger property ($157.5 / 2 = $78.75). Since
the property has 886.6 linear feet abutting Sycamore Street, the total cost is $69,819.75 (886.6
linear feet x $78.75 per linear foot = $69,819.75). This amounts to $2,894.68 per acre for this
24.12-acre property. These funds may be paid in conjunction with the final plat approval, along
with the other development fees. If the applicant does not agree to this financial arrangement
regarding contributions toward the reconstruction of Sycamore Street, staff recommends this
rezoning be deferred or denied until Sycamore Street is improved to urban standards.
The subdivider will also be required to dedicate right-of-way for Sycamore Street, in order to
bring the right-of-way width to arterial street standards. The amount of right-of-way needed is
45 feet from the center line of Sycamore Street. This is consistent with the amount dedicated
from the subdivision to the north, and will allow adequate width to bring the corridor to arterial
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street standards in the future.
Gable Street access
Besides Sycamore Street, this property has an opportunity for access from Stanwyck Drive, a
local, residential street to the north. Based on the City's guidelines for secondary access for
local, residential streets, up to 500 vehicle trips per day can occur on a residential street before
secondary access is needed. This is equal to approximately 71 single family lots, based on the
7 trips per day per household estimate used locally (71 households x 7 trips per household =
497 trips), that may be located on a single means of access before secondary access is
required.
Currently, 46 lots are located on Stanwyck Drive and Gable Street south of Lombard Street.
Therefore an additional 25 lots may be developed off of Gable Street before the 500 trips per
day threshold is reached. The applicant has requested the ability to develop 29 lots in the first
phase of the development that would be developed off of Gable Street, in order to construct a
street with two full rows of lots across the north side of the property, including the sidewalk
connection to the Sycamore Trail. This would result in an estimate of 525 trips per day, slightly
over the 500 trips per day threshold the City uses as a guideline. Because this would be a
temporary situation until a connection to Sycamore Street is established staff is comfortable
with allowing up to 29 additional lots off of Gable Street, provided a connection to Sycamore
Street is required with any additional development of this property. Because Stanwyck Drive
and Gable Street are improved City streets, these 29 lots may be developed before Sycamore
Street is scheduled for improvement.
Gable Street will have to be extended across a segment of public property, the Sycamore
Greenway and Trail, in order to serve the Niffenegger property. This will be required to be done
by the developer.
Sycamore Greenway
Segments of the Sycamore Greenway and Trail are located along the north and east sides of
the Niffenegger property. The Sycamore Greenway was constructed to serve as a regional
storm water collection system, and it also serves as a recreation trail, wetland, and habitat
corridor. It is anticipated the sidewalk system in the eventual subdivision of this property will
connect to the Sycamore Greenway Trail. To ensure this occurs, staff recommends this be a
condition of rezoning. The South District Plan and Comprehensive Plan support integrated
sidewalk and trail systems.
Storm Water Management fee
As noted above, the Sycamore Greenway was constructed to provide a regional storm water
collection system for this area. In lieu of being required to construct individual storm water
detention basins project by project, property owners and developers are required to pay a per -
acre fee toward the Sycamore Greenway system as properties are developed. A portion of the
cost of constructing the Sycamore Greenway is thereby recouped from the properties that drain
into it. The fee is $2,775.68 per acre. This will be required at the time of final platting. By not
being required to provide detention basins within the subdivision, subdividers are able to
achieve more lots.
Other development fees
Other development fees, including the sanitary sewer tap -on fee ($1,796.50 per acre) and water
main extension fee ($395 per acre) will be finalized at the time of platting.
4
Open Space
Based on the city's adopted neighborhood open space formula, 0.57 acres of open space, or
fees in lieu of open space, are required for this property based on single family residential
zoning. The applicant will likely propose this open space to be added to the Sycamore
Greenway property. The location of the open space or payment of fees will be finalized at the
time of platting, based on a recommendation from the Parks and Recreation Commission.
Anticipated street connections
Street connections to Gable Street to the north, with Sycamore Street at Dickenson Lane to the
west and to the south will be required when the property is platted, but staff is not
recommending a street extension to the east. This is due to the Sycamore Greenway and a
wooded wetland on the east side of the Niffenegger property. Staff also recommends that, with
the platting of the Niffenegger property, at least 300 feet of public frontage be provided along
the Sycamore Greenway (300 feet is the length of a small city block). The greenway is a
significant public investment for functional (storm water and habitat) and recreational (trail)
purposes. Public frontage along the greenway will help ensure it is an asset to the entire
neighborhood, and will not be subsumed by private rear yards over time. As properties along
the Sycamore Greenway are developed, staff will recommend periodic areas of public frontage
to ensure the greenway is a public resource.
Hydric Soils
The Sensitive Areas Inventory Map identifies an area of potential hydric soils on the east side of
the Niffenegger property. Hydric soils do not trigger the requirement for a Sensitive Areas
Overlay rezoning — they will be identified at the time of platting as part of a Sensitive Areas Site
Plan. Hydric soils may trigger requirements for sump pumps in basements and special
construction of streets as part of final plat requirements. There are no other sensitive
environmental features identified on this property.
Summary
Low -density, single-family residential RS-5 zoning is consistent with the South District Plan,
which states, "detached single-family housing will be the predominant land use in the South
District." Because South Sycamore Street is not constructed to urban standards, staff
recommends no new access points to South Sycamore Street be permitted until improvements
to the street are in a funded year in the City's Capital Improvements Program, and the
developer contributes towards the cost of improving South Sycamore Street. Up to 29 lots may
be developed off of Stanwyck Drive, an existing City street, before a second access to South
Sycamore Street is required. Road connections to the south, north, and west are recommended
to help fulfill the Comprehensive Plan's standard of an interconnected street system for our
neighborhoods. A segment of public frontage and a sidewalk/trail connection to the Sycamore
Greenway will ensure the greenway is integrated with the neighborhood, and becomes a
transportation and recreational asset.
STAFF RECOMMENDATION:
Staff recommends that REZ04-00002, a rezoning from ID-RS, Interim Development Residential,
to RS-5, Low -Density Single -Family Residential, for approximately 24.1 acres of property located
on South Sycamore Street east of the Southpoint Subdivision be approved subject to a conditional
zoning agreement with the following conditions:
1. The subdivider is required to contribute toward the cost of improving South Sycamore Street
at a rate of $78.75 per linear foot, or $2,894.68 per acre of property as it is final platted.
5
2. Up to 29 lots may be platted with access to Gable Street before a second access to Sycamore
Street is required for further development to occur. After the 29 lots with access to Gable
Street are developed, a connection to Sycamore Street is required before additional lots'are
platted.
3. No direct access to Sycamore Street will be permitted until the reconstruction of South
Sycamore Street is in a funded year in the City's Capital Improvements Program.
4. The property owner and / or subdivider shall dedicate 45-feet of property from the centerline of
South Sycamore Street as right-of-way for South Sycamore Street, along the property's
frontage with South Sycamore Street.
5. To fulfill neighborhood design principles in the South District Plan and Comprehensive Plan,
the following conditions shall apply to the subdivision design for the property:
a. Street connections to the north (at Stanwyck Drive), west (at Dickinson Lane) and south
are required; and
b. At least 300 feet of public frontage along the Sycamore Greenway is required; and
c. A sidewalk connection from the northwest portion of the property to the Sycamore
Greenway Trail is required.
ATTACHMENTS:
1. Location map
Approved by: ,i�e
Robert Miklo, Senior Planner,
Department of Planning and Community Development
ppdadrrdMsffrepMlffenegger.doc
To: Planning & Zoning Commission
Item: REZ04-00003
GENERAL INFORMATION:
STAFF REPORT
Prepared by: Robert Miklo
Date: February 19, 2004
Applicant: James A. Clark
414 E. Market Street
Iowa City, IA 52245
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:
Rezoning from CB-2, Central Business Service to
RM-44, High Density Multi -Family Residential Zone.
To bring current building in closer compliance with
zoning.
Southeast corner of Gilbert Street and Burlington
Street.
Approximately 32,000 square feet
Residential; CB-2
North:
P, Recreation Center
South:
RM-44, Residential
East:
CB-2, Commercial
West:
CB-5, Commercial
Mixed Use, General Commercial
January 29, 2004
March 7, 2004
The applicant, James A. Clark, is requesting the rezoning of approximately 32,000 square feet of
property from CB-2, Central Business Service, to RM-44, High Density Multi -Family Residential.
The area under consideration is on the east side S. Gilbert Street and the south side of Burlington
Street. It includes the buildings at 302 and 308 S. Gilbert Street. The CB-2 zone requires
commercial uses on the ground floor; thus the existing buildings are non -conforming due to the
first floor residential apartments. The proposed rezoning to RM-44 will make the buildings more
conforming with the current zoning requirements and will allow the owner to modify the ground
floor residential units according the to RM-44 zoning requirements.
K
ANALYSIS:
Current Zoning: The current CB-2 zoning allows a variety of commercial uses, including retail,
office, and auto and truck oriented uses, such as gas stations. In addition to commercial uses the
zone allows residences above the ground floor. The zone is intended to provide a transition from
the intense development of downtown to the less intense development located in adjoining areas.
Proposed Zoning: The proposed RM-44 zone is intended for high -density development up to
44 dwelling units per acres. It allows very limited commercial uses, such as child care centers.
Due to the density of development permitted RM-44 zones should be located near arterial
streets. This portion of Gilbert Street and Burlington Street are considered to be arterial streets.
Comprehensive Plan: This property is on the eastern edge of the Downtown Planning District.
The Comprehensive Plan Land Use Map identifies this area for mixed -use development. The
Comprehensive Plan also promotes higher density residential development near the downtown
area because people who live near downtown can walk to work or class, will likely patronize
downtown businesses, will add to the after hours vitality, and create a sense of safety in the
downtown. Allowing high -density development near downtown also removes development
pressure for high -density development in historic and outlying neighborhoods.
The proposed RM-44 is not in strict compliance with the mixed -use land use designation of the
Comprehensive Plan for this area, but does comply with the policy of encouraging high density
housing near downtown. If this property were vacant or a candidate for redevelopment staff
would be reluctant to recommend a residential zoning classification over a mixed -use zone.
However given the age and relatively good condition of these properties, it is unlikely that they
will redevelop for mixed -uses anytime in the near future. It should be noted that the draft zoning
code anticipates the elimination of the CB-2 zoning district. If this occurs the City will need to
rezone existing CB-2 properties to some other zoning category. For this property the proposed
RM-44 zone, which accommodates the existing development, appears to be appropriate.
Neighborhood Compatibility: The uses surrounding this property include high -density
multifamily residential, commercial uses and the City's recreation center. The west side of
Gilbert Street has commercial buildings. The area to the east contains an auto body repair
shop. The property to the south is owned by the applicant and is zoned RM-44 and developed
with apartment buildings that are similar to those located on the subject property. The
proposed high -density multi -family zone would be compatible with this mix of uses.
STAFF RECOMMENDATION:
Staff recommends that REZ04-00003, an application from James A. Clark for a rezoning from
CB-2, Central Business Service to RM-44, High Density Residential Multi -Family for property at
302 and 308 S. Gilbert Street be approved.
ATTACHMENTS:
Location Map
Approved by: _
Karin Franklin,
Department of
VI,
ing and Community Development
T/pcd/shelley/REZ02-00001 Hanick/REZ02-00001 staff
To: Planning & Zoning Commission
Item: REZ04-00004
GENERAL INFORMATION:
STAFF REPORT
Prepared by: Shelley McCafferty
Date: February 19, 2004
Applicant: James A. Clark
414 E. Market Street
Iowa City, IA 52245
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:
Rezoning from CC-2, Community Commercial to
CB-5, Central Business Support
To allow mixed -used development
East side of Gilbert Street between Burlington and
Bowery Streets
1.34 acres
Commercial, residential; CC-2
North: RM-44, High Density Multifamily Residential
South: CC-2, Community Commercial
East: RM-44, High Density Multifamily Residential
West: CB-5, Central Business District Support
Mixed -use, General Commercial
January 29, 2004
March 14, 2004
The applicant, James A. Clark, is requesting the rezoning of approximately 1.34 acres from CC-2,
Community Commercial, to CB-5, Central Business District Support. The area under
consideration is on the east side S. Gilbert Street between Burlington Street and Bowery Street
and includes 408, 500-506, 516 and 520-22 S. Gilbert Street. Ralston Creek flows between 408
and 500-06 S. Gilbert. Total, there are four lots three of which have commercial uses in single -
story buildings. The fourth lot has a 1910 two-story rental house. Three of these properties are
either owned by the applicant, or acquisition is being negotiated. The property north of Ralston
Creek will remain under separate ownership and the owner has agreed to this rezoning. Mr. Clark
intends to redevelop the lots south of Ralston Creek for mixed -use with commercial on the first
floor and multifamily residential on the upper floors.
is
ANALYSIS:
The proposed residential and commercial uses are allowed in the CB-5 zone. In the CC-2 zone,
upper floor residential is only allowed by special exception. The CC-2 zone allows for retail and
office uses and generally results in suburban -style commercial development. The CB-5 zone
encourages more urban development with higher intensity use of the property. Buildings may be
constructed up to the front property line, but no more than 12 feet behind the line. The maximum
height is 75 feet with a minimum height of 35 feet. The CB-5 also has a number design
provisions and encourages better quality development through density bonuses in exchange for
public benefit features.
Compliance with Comprehensive Plan: The Comprehensive Plan Land Use Map identifies
this area for general commercial and mixed -use development. The Comprehensive Plan
promotes higher density residential development in the downtown because people who live in
and near downtown can walk to work or class, will likely patronize downtown businesses, will
add to the after hours vitality, and create a sense of safety in the downtown. Currently, there
are only four residential units located at 516 S. Gilbert Street. Redeveloping this property to the
density that would be allowed under the CB-5 zone, complies with the Comprehensive Plan.
Neighborhood Compatibility: The uses surrounding this property include high -density
multifamily residential and commercial uses. The west side of Gilbert Street has commercial
buildings that are constructed to the front property line. Some of these buildings are historic. In
contrast, the buildings located on the properties under consideration are set back 15-20 feet
from the front property line and do not contribute to the mixed -use, urban character of Gilbert
Street. The CB-5 zone provides a number of bonus provisions that encourage better quality
design in exchange for increased density. Care should be given to the design of any new
buildings to ensure they are conducive to street level commercial and are complimentary to the
remaining historic buildings in the vicinity, particularly the historic Close House located 538
Gilbert Street. To help assure this, staff recommends that if this property is to be rezoned it be
conditional upon any new development complying with Chapter 4, Article. Design Review, and
be approved by the staff design review committee.
Traffic Issues: Gilbert Street is a four -lane arterial street with Average Daily Traffic volume of
approximately 20,000 vehicles per day. Because there are no separate left -turn lanes, it is
desirable to limit access to adjacent properties to the greatest degree possible. A left -turning
vehicle on Gilbert Street yielding to oncoming traffic shuts down half of the lane capacity in that
direction of travel.
The existing 20,000 vehicles per day traffic volume in this vicinity of Gilbert Street is the
approximate Level of Service D capacity of the street. This means that Gilbert Street functions
relatively well during off-peak periods; however, during the AM, midday, and PM peak traffic
periods there is higher than desirable delay and congestion present. The rezoning of this
property creates the possibility that even higher traffic volumes will be generated.
The prohibition of direct lot access to Gilbert Street has been done successfully on the west
side of Gilbert Street in this area. The principal access to businesses on the west side of Gilbert
Street is from the rear alley. Such design is also desirable on the east side of Gilbert Street in
order to preserve the traffic carrying capacity of the street and reduce the probability of rear -end
collisions. This may involve enhancements to the rear alley as has been done on the west side
of Gilbert Street. To address this safety concern, staff recommends that access to the lots
south of Ralston Creek be from the alley unless staff approves the design and location of an
access from Gilbert Street.
There is an existing project in the Iowa City Capital Improvement Program to add left -turn lanes
3
on Gilbert Street at the Bowery Street/Prentiss Street intersection. This will impact the subject
property proposed for rezoning. The installation of a left -turn lane on Gilbert Street north of
Prentiss Street will involve a 100-foot long lane with a 120-foot taper. This will entail the
acquisition of 8 feet of right-of-way from The Mansion property and the 2 southern -most lots of
the subject property proposed for rezoning. As a condition of rezoning, staff recommends that
eight feet of right-of-way along 516 and 520-22 Gilbert Street frontage be dedicated to the City.
Summary: Given the adjacent land uses and the recommendations for this property in the
Comprehensive Plan, staff feels that this rezoning is appropriate. However, to ensure
compatibility of any new development with existing historic buildings, and to preserve the traffic
carrying capacity of Gilbert Street, staff is recommending that this rezoning be subject to a
conditional zoning agreement that addresses these issues.
STAFF RECOMMENDATION:
Staff recommends that REZ04-00004, an application from James A. Clark for a rezoning from
CC-2, Community Commercial, to CB-2, Central Business District on approximately 1.34 acres
located on the east side of Gilbert Street between Burlington and Gilbert Streets be approved,
subject to a conditional zoning agreement address the following:
1. New development must comply with Chapter 4, Article E. Design Review, and be approved
by the staff design review committee.
2. Eight feet of right-of-way along 516 and 520-22 Gilbert Street frontage be dedicated to the
City.
3. Access to the lots south of Ralston Creek being from the alley unless staff approves the
design and location of an access from Gilbert Street.
ATTACHMENTS:
1. Location map
2. Application statement
Approved by: AI4'/`/''GlK'
Robert Miklo, Senior Planner,
Department of Planning and Community Development
7/pcd/Shelley/REZ04-00004CIark/REZ04-0004staff
Rezoning to CB-5
Rezoning of the properties in this Application is warranted for the
following reasons:
1. The properties are commercial buildings, except for one house
which is residential use. All are zoned CC-2.
2. The southerly of the properties are either owned by the
applicant, or acquisition is being negotiated. The Applicant
proposes to redevelop those properties into mixed use
commercial on the ground level and multifamily residential
above.
3. The more northerly of the properties is under other ownership.
The owner of that property is agreeable to rezoning of that
property to CB.7
4. Rezoning o/PRM wi 1 allow for more flexibility in use of the
properti s th he current zoning.
S. The rezoning is consistent with the Comprehensive plan and
will serve the public interest by providing mixed uses and
housing near the downtown core of Iowa City.
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To: Planning & Zoning Commission
Item: SUB04-00002
Galway Hills Part 9
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:
BACKGROUND INFORMATION:
STAFF REPORT
Prepared by: Shelley McCafferty
Date: February 19, 2004
Dave -Ed Limited
18 Donegal Place
Iowa City, IA 52246
MMS Consultants, Inc.
1917 South Gilbert Street
Iowa City, IA 52240
351-8282
Approval of final plat
To create a 16-lot residential subdivision
Intersection of Donegal Court and Ireland Drive
4.76 acres
Undeveloped, RS-5
North:
RS-5, Low Density Single Family
Residential
South:
RS-5, undeveloped
East:
RS-5, undeveloped
West:
RS-5, undeveloped
2-8 dwelling units per acre
February 12, 2004
March 25, 2004
The applicant, Dav-Ed Ltd. is requesting approval of the final plat of Galway Hills Part 9, Lots164-
179. This subdivision is 4.76 acres of the 19.01-acre Galway Hills Parts 7,8 and 9 subdivision.
The preliminary plat for Galway Hills Parts 7, 8 and 9 was approved by City Council on May 6,
2003.
2
ANALYSIS:
The final plat as submitted is in general conformance with the approved preliminary plat.
Construction plans and legal papers have been submitted and are being reviewed by the City
Engineer and Attorney. Prior to Council consideration of the final plat, staff must approve
construction plans and legal documents.
A water main extension fee is required for 4.76 acres at $395 per acre for a total fee of
$1880.20.
STAFF RECOMMENDATION:
Staff recommends that SUB04-00002, a final plat of Galway Hills Part 9, a 4.76-acre, 16-lot
residential subdivision located at the intersection of Donegal Court and Ireland Drive be
approved subject to staff approval of legal papers and construction drawings prior to City
Council consideration.
ATTACHMENTS:
1. Location map
2. Final plat
Approved by: l 1111ta
Robert Miklo, Senior Planner,
Department of Planning and Community Development
SITE LOCATION:
CITY OF IOU CITY ON
kl
RS5
Galway Hills Part 9
West High School
I
SUB04-00002
4.n %
FINAL PLAT
GALWAY
HILLS
SUBDIVISION -
PART NINE
TO IOWA CITY, IOWA
[.
PLAT PREPARED BY OWNER/SUBDIVIDER
OWNER'S ATTORNEY
1
MKS CONSULTANTS INC. DAV-ED LIMITED
1917 SOUTH GILBERT ST. 18 DONEGAL PLACE
PHIWP A. LErr
222 SOUTH LINN STREET
IOWA CITY. IOWA. 52240 IOWA CITY. IOWA
[OVA CITY, 10WA
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52240
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STAFF REPORT
To: Planning & Zoning Commission Prepared by: Shelley McCafferty
Item: SUB04-00003
Galway Hills Part 8 Date: February 19, 2004
GENERAL INFORMATION:
Applicant: Dave -Ed Limited
18 Donegal Place
Iowa City, IA 52246
Contact Person: MMS Consultants, Inc.
1917 South Gilbert Street
Iowa City, IA 52240
351-8282
Requested Action: Approval of final plat
Purpose: To create a 10-lot residential subdivision
Location: Donegal Court east of Tipperary Raoad
Size: 3.31 acres
Existing Land Use and Zoning: Undeveloped, RS-5
Surrounding Land Use and Zoning: North:
RS-5, Low Density Single Family
Residential
South:
RS-5, Low Density Single Family
Residential
East:
RS-5, undeveloped
West:
RS-5, Low Density Single Family
Residential
Comprehensive Plan: 2-8 dwelling units per acre
File Date: February 12, 2004
45-Day Limitation Period: March 25, 2004
BACKGROUND INFORMATION:
The applicant, Dav-Ed Ltd. is requesting approval of the final plat of Galway Hills Part 8, Lots 154-
163. This subdivision is 3.31 acres of the 19.01-acre Galway Hills Parts 7,8 and 9 subdivision.
The preliminary plat for Galway Hills Parts 7, 8 and 9 was approved by City Council on May 6,
2003.
2
ANALYSIS:
The final plat as submitted is in general conformance with the approved preliminary plat.
Construction plans and legal papers have been submitted and are being reviewed by the City
Engineer and Attorney. Prior to Council consideration of the final plat, staff must approve
construction plans and legal documents.
A water main extension fee is required for 3.31 acres at $395 per acre for a total fee of
$1307.45.
STAFF RECOMMENDATION:
Staff recommends that SUB04-00003, a final plat of Galway Hills Part 8, a 3.31-acre, 10-lot
residential subdivision located Donegal Court east of Tipperary Road be approved subject to
staff approval of legal papers and construction drawings prior to City Council consideration.
ATTACHMENTS:
1. Location map
2. Final plat
Approved by:�/`�%
Robert Miklo, Senior Planner,
Department of Planning and Community Development
FIE.-FD
FINAL PLAT
GALWAY HILLS SUBDIVISION - PART EIGHT
TO IOWA CITY, IOWA
PUT PREPARED BY . OWNER/SUBDIVIDER OTHERS ATTORNEY
RY8 CONSULTANTS INC. DAY-ED LDDTED PHIIllP A LE"
1917 SOUTH GOBERT ST 18 DONECAL PLACE 222 SOUTH UNN STREET
IOWA MY. IOWA, 52240 IOWA CRY. IOWA IOTA CITY. IOWA
52246 U240
LEGEND AND NOTES
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SW 1/4-NE 1/4
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TOTAL
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CITY OF IOWA CITY 9
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SITE LOCATION: Galway Hills Part 8 SUB04-00003
To: Planning & Zoning Commission
Item: SUB04-00004
Windsor Ridge Part 196
GENERAL INFORMATION:
STAFF REPORT
Prepared by: Shelley McCafferty
Date: February 19, 2004
Applicant: Arlington, LC
2346 Mormon Trek Blvd.
Iowa City, IA 52246
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:
BACKGROUND INFORMATION:
MMS Consultants, Inc.
1917 South Gilbert Street
Iowa City, IA 52240
351-8282
Approval of final plat
To create a 6-lot residential subdivision
At Brentwood Drive between York Place and
Camden Drive
8.32 acres
OPDH-8, Medium Density Planned Development
Housing
North: County, Undeveloped
South: OPDH/RM12, Low Density Multifamily
Planned Development Housing
East: RS-5, Low Density Single Family
Residential
West: OSA/RS-8, Sensitive Areas
Overlay/Medium Density Single Family
Residential
2-8 dwelling units per acre
January 30, 2004
March 15, 2004
The applicant, Arlington L.C., is requesting approval of the final plat of Windsor Ridge Part 19B
Lot 269-274 and a resubdivision of a portion of Lot A of Windsor Ridge Part 15. This subdivision is
8.32 acres of the 31.1-acre Windsor Ridge Parts 16-20 subdivision. The preliminary plat and
OPDH plan for Windsor Ridge Parts 16-20 was approved by Council on September 10, 2002. In
accordance to the OPDH plan, Windsor Ridge Part 19B will allow the construction of 3 twelve-plex
2
apartment buildings, 15 duplexes and 6 townhouse -style units for a total of 72 dwelling units.
ANALYSIS:
The final plat as submitted is in general conformance with the approved preliminary plat.
Construction plans have been submitted and are being reviewed by the City Engineer. Legal
papers have also been submitted for review by the City Attorney and Engineer. Prior to Council
consideration of the final plat, staff must approve construction plans and legal documents. Fees
are required for the improvement of Lower West Branch Road for 7.37 acres at $3,122 per
acre. This should be addressed in the legal papers.
STAFF RECOMMENDATION:
Staff recommends that SUB04-00004, a final plat of Windsor Ridge Part 19B, a 8.32-acre, 6-lot
residential subdivision located at Brentwood Drive between York Place and Camden Drive
be approved subject to staff approval of legal papers and construction drawings prior to City
Council consideration.
ATTACHMENTS:
1. Location map
2. Final plat
Approved by:
Robert Miklo, Senior Planner,
Department of Planning and Community Development
r
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PLAT PREPARED BY ' DNN II/P c�'O�ER SUBDIYIDER'S ATTORNEY:
KMS CONSULTANTS INC. Arlington Development Inc. Michael J. Pugh
IBIT S Gilbert St 140e a let AN Tueer Plece
IOTA CITY, IOWA, 52240 Unit A One S..Lh Gilbert Street
Ion City. Iowa 62240 In. City. toes 52240-0814
Final Plat
AREA TABLE AA c1_ jj/pdsor Ridge Part Nineteen 'TB"
�� Y (�1,}�JA A Resubdivision of a Portion of Lot "A" Windsor Ridge — Part Fifteen
WA Iowa City, Iowa
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WINDSOR RIDGE
PART FIFTEEN
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— LEGEND
AND NOTES
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LOT UN PLAM11TTED
LOT LIMES. PLATTED M 9Y GEED
- EASFYEMT LEES NOTM Y %MPOSE NOTED
- FiS1R1O EAEEY[NT LIMES, PVIwOSE NOTED
(M) - RECOMOEO 000DOPIMs Age
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LEGAL DESCRIPTION
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PLAT/PLA)1 APPROVED
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