HomeMy WebLinkAbout04-15-2004 Planning and Zoning CommissionAgenda
Formal Meeting
Planning and Zoning Commission
Thursday, April 15, 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 6 meeting.)
2. REZ04-00007 Discussion of an item submitted by Southgate Development for
a rezoning from RDP, Research Development Park, to CO-1, Office
Commercial, for 35.05 acres of property on the eastern portion of Northgate
Drive. (45-day limitation period: April 29, 2004)
D. Development Items:
1. SUB04-00008: An application submitted by Kennedy-Hilgenberg for a final plat of
Wild Prairie Estates, Part 5, a 37-lot, 25.79-acre residential subdivision located on
Wild Prairie Drive and Prairie Grass Lane. (45-day limitation period: May 10, 2004)
2. SUB04-00009 Discussion of an item submitted by Southgate Development
for a final plat of Sandhill Estates Part One, a 59.33 acre, 56-lot residential
subdivision located east of South Gilbert Street.
(45-day limitation period: May 23, 2004)
E. Other Items:
Planning & Zoning Commission By -Laws, section 10 conflict of interest
F. Consideration of the April 1, 2004 Meeting Minutes.
G. ADJOURNMENT
U comin Plannin & Zoning Commission Meetings:
Informal
May 3
May 17
May 31
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: REZ04-00007, Northgate Drive East
GENERAL INFORMATION:
Applicant:
Applicant's Attorney:
Requested Action:
Purpose
Location:
Size:
Existing Land Use and Zoning:
Surrounding Land Use and Zoning:
File Date:
45-Day Limitation Period:
BACKGROUND INFORMATION:
Prepared by: John Yapp
Date: April 15, 2004
Southgate Development Company
P.O. Box 1907
Iowa City, IA 52244
337-4195
John Beasley
321 Market Street
Iowa City, IA 52245
354-1104
Rezoning from RDP, Research
Development Park, to CO-1, Office
Commercial
To allow office commercial uses in the east
half of Northgate Corporate Park
East half of Northgate Drive
Approximately 35.05 acres
General offices, medical offices, and a
private school and vacant; RDP
North:
Agricultural, IDORP
South:
Interstate 80
East:
Agricultural, IDORP
West:
Commercial, CO-1 and CH-1
March 18, 2004
April 29, 2004
The Applicant, Southgate Development Company, is requesting a rezoning from RDP, Research
Development Park, to CO-1, Office Commercial, for approximately 35.05 acres of property located
in the eastern portion of Northgate Corporate Park. It was rezoned from CO-1 to RDP in 1989, in
anticipation of becoming, according to the 1989 staff report, a Research Development Park that
could attract some light manufacturing businesses, with an emphasis on research and
development in the fields of health and technology.
Southgate Development Company has applied to rezone the area back to CO-1 in order to,
according to the applicant's letter, better suit the uses that are actually desired in today's market.
To date, the Research Development Park has not attracted any light manufacturing or health -
related research and development businesses, although some medical offices have located there.
2
ANALYSIS:
Comprehensive Plan: This area is part of the North Corridor District, for which a district plan
has not been developed. The Comprehensive Plan states, "The Interstate 80 interchange with
Highway 1 provides one of the few opportunities for office research park development in Iowa
City... Land around this interchange should continue to be preserved for office research park
and Research Development Park opportunities." It is staffs understanding that it has been
difficult to attract research and development firms in this setting.
If this property were rezoned to CO-1, there would remain several hundred acres of territory
zoned ID-ORP around this interchange.
Office Commercial Zone: The Office Commercial zone is intended to provide specific areas
where office functions, compatible businesses, apartments, and certain public and semi-public
uses may be developed. Existing CO-1 zones include Towncrest, the Mercy Hospital area, the
western half of Northgate Corporate Park, and some other small sites. Permitted uses include
any office use, hospitals, meeting halls, medical and dental supply, clubs, etc. Dwelling units
are permitted above or below the ground floor, child/adult daycares are allowed as provisional
uses, and religious institutions are allowed as special exceptions.
The uses permitted in the Office Commercial zone that are not permitted in the Research
Development Park zone include meeting halls, religious institutions, medical and dental supply
stores, hospitals, and some special exception uses including small animal clinics, restaurants,
group care facilities and transient housing facilities. The character of the CO-1 zoning on this
property is likely to be similar to the western half of Northgate Corporate Park, which contains
financial, engineering, and medical offices, a daycare, and other related businesses.
One of the concerns staff has had is not wanting to encourage small, neighborhood -oriented
office uses to relocate on the edge of the city. Therefore, staff recommends the 1-acre
minimum lot size currently in place in the RDP zone be maintained, to minimize the chance that
small neighborhood -oriented offices would relocate to this office park. The close proximity of
this office park to the Interstate 80/Highway 1 interchange makes it appropriate for larger,
higher traffic -generating office uses.
Northgate Corporate Park Master Plan: When this property was zoned to RDP in 1989, it was
done according to a master plan meant to help create a unified theme for the development, and to
preserve an office park appearance. These standards were incorporated into private covenants
that were referenced in the Conditional Zoning Agreement establishing the zoning on the property.
With the new zoning code, staff is recommending to eliminate the requirement for a master plan
for office parks, due to the fact that several zoning regulations address most of the issues the
master plan was intended to address, including lighting, tree planting, stormwater management,
and some site design standards.
One aspect of the initial master plan standards staff recommends retaining is the landscaped
parkway and trail parallel to Northgate Drive. This 'parkway' is a 70-foot easement parallel to one
side of Northgate Drive that helps maintain an office park appearance of the Northgate Drive
properties.
Summary: The Northgate Corporate Park has not been able to attract light manufacturing and
research and development firms. The close proximity to the Interstate 80/Highway 1 interchange
and the desire to not encourage small neighborhood -oriented offices to relocate to the edge of the
city leads staff to recommend a minimum 1-acre lot size for this area (all of the existing platted lots
are at least 1 acre in size). Continuing the parkway theme as originally intended ensures the
3
development will maintain the office park appearance originally contemplated, and encouraged in
the Comprehensive Plan.
STAFF RECOMMENDATION:
Staff recommends that REZ04-00007, a request for a rezoning from RDP, Research
Development Park, to CO-1, Office Commercial, for approximately 35.05 acres of property located
on the eastern portion of Northgate Drive be approved, subject to a Conditional Zoning
Agreement requiring a 1-acre minimum lot size for the property and the parkway and wide
sidewalk system laid out for Northgate Corporate Park being maintained.
Approved by:
ATTACHMENTS:
1. Location Map
2. Letter from Applicant
ppdadmi nlstfrep\northgate.doc
Robert Miklo, Senior Planner, Department
of Planning and Community Development
SouthGate
.- - Mon
2004 MAR 18 AM 11: 36
CITY CLERK
IOWA CITY IOWA
March 15, 2004
Plannin & Community Development
City of fowa City
410 East Washington Street
Iowa City, Iowa 52240 SoAc-ate Development
l55 Mormon Trek Blvd,
Iowa City Planning Department: P.O. Box 1907lovva city, lovva 52244
Southgate Development is requesting a zoning change for lots 5-7 and 15-17 in Phone: (319) 339-9320
Highlander 1" Addition, lot 4A, Highlander 2nd Addition and lots 8-14 in Highlander Fax: (319) 339-4201
3`d Addition from RDP to CO-1.
As we have discussed before the design criteria for this development is in need of
revision. Many of the original standards set forth in this development are now in
conflict with zoning ordinances that have been created after this area was finalized.
Are discussions also let to conversations about considering placing this development
in a different zoning classification altogether. Northgate Corporate Park is being
developed with businesses different than originally anticipated so it is our desire to
change classification to better suit the uses that are actually desired in today's market.
Southgate has determined that the existing uses in the development will be in
compliance with the requested rezoning.
We therefore request you forward our application on to the Planning and Zoning
Commission for there consideration. If you need any additional information, please
let me know.
Sincerely
Glenn R. Siders
Construction Coordinator
Cc John Beasley
To: Planning & Zoning Commission
Item: SUB04-00008
Wild Prairie Estates, Part 5
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: April 15, 2004
Kennedy-Hilgenberg Enterprises
1811 Dubuque Road
Iowa City, IA 52240
Phone: 338-2192
MMS Consultants
1917 S. Gilbert
Iowa City, IA 52240
Phone: 351-8282
Approval of final plat
To create a 34-lot subdivision
Wild Prairie Drive and Prairie Grass Lane
25.79 acres
RS-5, undeveloped
North: IDRS; undeveloped
South: RS-5; residential
East: P; open space
West: Public; open space
RS-5; residential
2-8 dwelling units per acre
March 26, 2004
May 10, 2004
The applicant, Kennedy-Hilgenberg Enterprises, is requesting approval of a Final Plat for Wild
Prairie Estates Part 5, a 25.79 acre, 34-lot residential subdivision located at Wild Prairie Drive
and Prairie Grass Lane. The preliminary plat for this subdivision was approved by City Council
on November 25, 2003. This development would allow the construction of 34 single-family
dwellings with three outlots. Outlot A is reserved for future development and Outlots B and C
will be dedicated to the City.
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The final plat as submitted is in general conformance with the approved preliminary plat.
However, on the final plat Lots 108-110 have been slightly reconfigured which results in one
less lot in the subdivision. This provides more frontage for the large lot (Lot 109) south of
Outlot C and will make locating any structure on this lot easier for emergency vehicles. Staff
feels that this modification is acceptable.
The final plat requires a few minor changes which are expected to be completed prior to April
15. 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. A water main extension fee of $395 per acre will be required for this development.
These items will need to be addressed in the legal papers.
STAFF RECOMMENDATION:
Staff recommends that SUB04-00008, a final plat of Wild Prairie Estates, Part 5, a 25.79-acre,
34-lot residential subdivision located at Wild Prairie Drive and Prairie Grass Lane 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: AVXAIP�
Robert Miklo, Senior Planner,
Department of Planning and Community Development
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Final Plat
Wild Prairie Estates, Part Five
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STAFF REPORT
To: Planning & Zoning Commission
Item: SUB04-00009, Sand Hill Estates, Part 1
GENERAL INFORMATION:
Applicant:
Applicant's Engineer:
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 15, 2004
Southgate Development
755 Mormon Trek Blvd.
Iowa City, IA 52246
337-4195
Joe Holland
300 Brewery Square
Iowa City, IA 52240
354-0331
MMS Consultants Inc.
1917 S. Gilbert St.
Iowa City, IA 52240
351-8282
Final plat approval
A 56-lot residential subdivision
East of South Gilbert Street
59.33 acres
Undeveloped; IDRS, IDRM, OPDH-5
North: Undeveloped; IDRM, OPDH-5
South: Commercial; County Al
East: Undeveloped; OPDH-5
West: Commercial and Public; CC-2 & P
South District Plan identifies this area as
predominantly single-family residential.
Duplex housing with small areas of
apartments are indicated along South
Gilbert Street
April 8, 2004
May 23, 2004
60-Day Limitation Period: June 7, 2004
E
BACKGROUND INFORMATION:
The preliminary plat of Sand Hill Estates, a 379-lot, 146.48-acre preliminary plat was approved in
February 2004. The Applicant, Southgate Development, has applied for a final plat of the first 56
lots of Sand Hill Estates, including the 17.74-acre open space to be dedicated to the City. The plat
also includes the first segment of the South District east/west arterial street, a planned arterial
street between the Iowa River and Highway 1 at Scott Boulevard.
ANALYSIS:
Conformance with Preliminary Plat: The final plat is in general conformance with the
preliminary plat. The subdivision consists of 56 single-family residential lots accessed from a
series of local and collector streets. Included are three large outlots, including two reserved for
future development (Outlots A and B), and one (Outlot M) to be dedicated to the City for open
space and a prairie restoration project. A few small outlots are included as private open space
adjacent to McCollister Court and the Langenberg Avenue/Covered Avenue Drive intersection.
Outlot E, behind Lots 48-53, is intended to be a landscaping outlot to buffer the rear yards of
these lots from McCollister Boulevard arterial street traffic — the applicant's engineer is preparing a
landscaping plan for Outlot E, which should include a mixture of coniferous and deciduous
species.
Planned Development Variations: When the preliminary plat and OPDH plan were approved,
several variations to the low -density, single-family standards were also approved, including
permitting lots to be less than 8,000 square feet in size and less than 60 feet in width. When the
City Council approved the OPDH plan, they added a condition that requires a 25-foot setback for
lots less than 60' in width. The OPDH plan also included some streets less than the standard
28-foot wide street, including the south block of Oxen Lane, that serves 3 lots. The south block of
Oxen Lane will be a 22-foot wide pavement with a sidewalk only on the residential side of the
street. Staff had recommended allowing the narrower streets for lots that served a limited number
of lots provided no on -street parking is permitted. A note on the plat states that this block of Oxen
Lane will be posted as 'No Parking.'
Open Space: Outlot M is the 17.74-acre open space to be dedicated to the City. The Applicant is
proposing to dedicate it with the first final plat. The general framework of how this open space will
be maintained, including frequency of burning, and general expectations that the land is to be
used for a prairie restoration project, will be included as a legal document along with the
subdivision legal papers. This will give the developer and future property owners some
expectations regarding this open space. A more detailed management plan including specific
types of plants, plant locations, possible trail locations, etc. will be developed after the property is
owned by the City and more detailed investigations can be done.
Arterial Street: The first segment of the south district east/west arterial will be constructed as part
of this plat. Staff has recommended McCollister Boulevard as a street name, due to the historic
link of the McCollister name to the South District. James McCollister, an early settler of Johnson
County, controlled an approximate 750 acre farm in the South District. The ten acre McCollister
farmstead and house to the north is one of the few remaining links to the early European
settlement of the area.
Storm Water Management: The property contained in this plat will drain to the southwest, and
will be detained with basins in Outlots A & B.
Water Main Extension Fee: Fees of $395 per acre are required for the water main extension fee
9
Sanitary Sewer Tap -On Fee: Fees of $1,796.50 per acre are required for portions of the
development served by the South Sycamore Trunk Sewer district.
Trail Extension: The construction plans include an extension of the Iowa River Corridor Trail,
which will tie into the east/west arterial wide sidewalk. This trail is planned to extend southeast and
connect to the Sycamore Greenway Trail in the long term.
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Staff recommends that SUB04-00009, a final plat of Sand Hill Estates, Part 1 a 59.33-acre, 56-lot,
single-family residential subdivision be approved subject to staff approval of legal papers and
construction plans, and a landscaping plan for Outlot E, prior to Council consideration.
Approved by:
Robert Miklo, Senior Planner,
Department of Planning and Community Development
ATTACHMENTS:
1. Location Map
2. Final Plat
ppdadmin\stfrep\sand hill.doc
LEGEND AND NOTES /
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SANDHILL ESTATES - PART ONE
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City of Iowa City
MEMORANDUM
Date: April 9, 2004
To: Planning and Zoning Commission
From: Robert Miklo
Re: By Laws
Section 10 of the Planning and Zoning Commission By Laws with the proposed revisions is
attached. If the Commission approves the amendments, they will be forward to the Rules
Committee of the City Council for consideration.
3
a public meeting with an interested party shall reveal the contact prior to staff report, naming the
other party and sharing specifics of the contact, copies if in writing or a synopsis if verbal.
Section 10. Conflict of Interest. A member who believes they have a conflict of interest on a
matter about to come before the Commission shall state the reason for the conflict of interest,
leave the reern panel of Commissioners before the discussion begins, shall not participate in
the discussion and may return to the panel after the vote.
Section 11. Voting. A majority (but not less than three) of votes cast at any meeting at which a
quorum is present shall be decisive of any motion or election. A two-thirds vote of the members of
the Commission present or not less than four votes shall be required in consideration of a
substantial amendment to the Zoning Chapter and the adoption of the Comprehensive Plan or
part or amendment thereof.
Upon request, voting will be by roll call and will be recorded by yeas and nays. Every member of
the Commission, including the Chairperson, is required to cast a vote upon each motion. A
member who abstains shall state the reason for abstention.
Section 13. Roberts Rules of Order. Except as otherwise provided herein, Roberts Rules of
Order as amended shall be used where applicable.
ARTICLE VI. POWERS AND DUTIES:
The City Planning and Zoning Commission, in addition to the powers conferred by Chapter 414 of
the Code of Iowa, possesses the following powers established by Section 144A, City Code, City
of Iowa City, Iowa:
Section 1. To make such surveys, studies, maps, plans or plats of the whole or any portion of the
City and of any land outside thereof, which in the opinion of such Commission bears relation to
the Comprehensive Plan, and shall submit such plan to the Council with its studies and
recommendations and it may publish the same.
Section 2. To make recommendations for the location of public buildings, bridges, viaducts,
street fixtures, public structures or appurtenances and the sites therefor, and the location or
erection of statuary, memorials or works of art in public places.
Section 3. To make recommendations upon plans, plats, or replats of subdivisions or
resubdivisions in such city which show streets, alleys or other portions of the same intended to be
dedicated for public use.
Section 4. To make recommendations for street, park, parkway, boulevard, traffic way or other
public improvements, or the vacation thereof.
Section 5. To carry on comprehensive studies of present conditions and the future growth of
such city in order to guide and accomplish a coordinated, adjusted and harmonious development
of such city in accordance with the present and future needs thereof to the end that the health,
safety, order, convenience, prosperity and general welfare may be promoted.
Section 6. To conduct public hearings upon the adoption of such comprehensive plan or any
amendment thereto.
Section 7. To prepare a zoning ordinance regarding the height, number of stories and size of
buildings and other structures; the percentage of ground that may be occupied; the size of yards,
courts and other open spaces; the density of population, and the location and use of buildings,
structures, and land for trade, industry, residence, or other purposes and to this end shall prepare