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HomeMy WebLinkAboutdelete (2)STAFF REPORT To: Planning & Zoning Commission Prepared by: John Yapp Item: REZ04-00002, Niffenegger Property Rezoning Date: February 19, 2004 GENERAL INFORMATION: Applicant: Mike Roberts Construction 15 Tarton Drive North Liberty, IA 52317 665-5601 Applicant's Engineer: MMS Consultants 1917 S. Gilbert Street Iowa City, IA 52240 351-8282 Applicant's Attorney: Phil Leff 122 S. Linn Street Iowa City, IA 52240 338-7551 Requested Action: Rezoning from ID-RS, Interim Development Residential, to RS-5, Low - Density Single -Family Residential Purpose: To establish single-family residential zoning Location: South Sycamore Street, east of Southpoint Subdivision Size: Approximately 24.1 acres Existing Land Use and Zoning: Agricultural; IDRS Surrounding Land Use and Zoning: North: Residential, RS-5 South: Agricultural, IDRS East: Agricultural, RS-8 West: Residential, RS-8 Comprehensive Plan: 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. File Date: January 29, 2004 45 Day Limitation Period: March 14, 2004 2 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. ni•/_\A1&"i 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. Staff's 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 3 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. 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: �� 1&e - Robert Miklo, Senior Planner, Department of Planning and Community Development ppdadmi MsHrep\niffenegger.doc STAFF REPORT To: Planning & Zoning Commission Prepared by: Robert Miklo Item: REZ04-00003 Date: February 19, 2004 GENERAL INFORMATION: Applicant: James A. Clark 414 E. Market Street Iowa City, IA 52245 Requested Action: Rezoning from CB-2, Central Business Service to RM-44, High Density Multi -Family Residential Zone. Purpose: To bring current building in closer compliance with zoning. Location: Southeast corner of Gilbert Street and Burlington Street. Size: Approximately 32,000 square feet Existing Land Use and Zoning: Residential; CB-2 Surrounding Land Use and Zoning: North: P, Recreation Center South: RM-44, Residential East: CB-2, Commercial West: CB-5, Commercial Comprehensive Plan: Mixed Use, General Commercial File Date: January 29, 2004 45-Day Limitation Period: March 7, 2004 BACKGROUND INFORMATION: 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. I% 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 ing and Community Development T/pcd/shelley/REZ02-00001 Hanick/REZ02-00001 staff