HomeMy WebLinkAbout11-17-2005 Planning and Zoning CommissionPLANNING AND ZONING COMMISSION
Monday, November 14, 2005 — 7:30 PM
Informal Meeting
Robert A. Lee Community Recreation Center
Meeting Room B
220 S. Gilbert Street
Thursday, November 17, 2005 - 7:30 PM
Formal Meeting
Iowa City City Hall
Emma J. Harvat Hall
410 E. Washington Street
AGENDA:
A. Call to Order
B. Public Discussion of Any Item Not on the Agenda
C. Rezoning/Development Item:
REZ05-00020/SUB05-00030: Discussion of an application submitted by Dav-Ed Limited for a
rezoning from Low Density Single -Family Residential (RS-5) zone to Sensitive Areas
Overlay/Low Density Single -Family Residential (OSA/RS-5) zone and a preliminary plat and
Sensitive Areas Development Plan of Galway Hills Part Four, a 24-lot, 10.41 acre residential
subdivision located on Galway Drive.
(45-day limitation period: November 19, 2005)
D. Subdivision Item:
SUB05-00028: Discussion of an application submitted by Arlington Development for a
preliminary plat of Windsor West, a 96-lot, 51.90-acre, residential subdivision located at 4670
American Legion Road SE. (45-day limitation period: November 17, 2005)
E. Other Item
F. Adjournment
Uncomina Plannina & Zonina Commission Meetinas:
Informal
November 28
December 12
January 2
January 16 *
January 30
Formal
December 1
December 15
January 5
January 19
February 2
*Meeting cancelled due to holiday.
STAFF REPORT
To: Planning & Zoning Commission
Item: REZ05-00020 & SUB05-00030
— Galway Hills Subdivision Part Four
GENERAL INFORMATION:
Applicant:
Contact Person:
Phone:
Requested Action:
Purpose:
Location:
Size:
Existing Land Use and Zoning:
Surrounding Land Use and Zoning:
Comprehensive Plan:
Neighborhood Open Space District
File Date:
45-Day Limitation Period:
SPECIAL INFORMATION:
Public Utilities:
Public Services:
Prepared by: Sunil Terdalkar
Date: November 17, 2005
Dav-Ed Limited
18 Donegal Place
Iowa City, IA 52245
(319) 337-4818
MMS Consultants, Inc.
1917 South Gilbert Street
Iowa City IA 52241
(319) 351-8282
Sensitive Areas Overlay (OSA/RS-5) and
Subdivision Preliminary Plat
Development of a 24-lot residential subdivision
South of Melrose Avenue on Galway Drive
Approximately 10.41 acres
RS-5
North: Residential and undeveloped — OPDH-1
and ID-RS
South: Highway 218, Park — P
East: Residential — RS-5
West: Highway 218 and undeveloped — ID-RS
Low Density Single -Family Residential
West High District
October 5, 2005
November 21, 2005
Sanitary sewer and water lines are available
The City will provide Police and fire protection.
The City will also provide refuse and recycling
collection services. Transit routs Westwinds, and
Westside Loop serve this area with the nearest
2
BACKGROUND INFORMATION
stop located approximately half a mile to the
east.
The applicant, Dav-Ed Limited, is requesting approval of rezoning to the Sensitive Areas Overlay
Zone/Low Density Single-family Residential (OSA/RS-5) and a preliminary plat of Galway Hills
Subdivision Part Four, a 24-lot residential development on approximately 10.41 acres of land. The
property is located south of Melrose Avenue and east of Highway 218. Recently, the Council
approved a rezoning from Interim Development (ID-RS) zone to Low Density Single -Family
Residential (RS-5) for a portion of this property along with a 26-lot residential subdivision with one
outlot. The applicant is now requesting approval of a revised plat design for 24 residential lots
and two outlots. The applicant is requesting approval for the revised plat due to the difficulty in
building on some of the previously approved lots containing slopes.
ANALYSIS:
Zoning Analysis:
The property is currently zoned as RS-5, which will allow for a single-family residential
development with a maximum density of five dwelling units per acre and minimum lot area of
8,000 square feet. This zoning is consistent with the future land use scenario of the South District
Plan and is compatible with similar developments in area. In the Southwest Distract Plan, as part
of the Willow Creek sub -area, this property is identified as appropriate for 2-8 dwellings per acre
with a landscape buffer adjacent to Highway 218. The Southwest Distract Plan further specifies
the importance the of well -designed, diverse neighborhoods served with streets, sidewalks, trails,
neighborhood commercial centers, institutional uses and open spaces with appropriate designs to
suit the surrounding single-family housing.
The applicant is requesting a waiver of the maximum cul-de-sac length regulated by the
subdivision regulations. Therefore, a sensitive areas overlay, rezoning the land to OSA/RS-5, is
required prior to the subdivision approval. The maximum allowed cul-de-sac street length peer the
Subdivision Code is 900 feet from center line of the street from which it commences to the center
of the turnaround. The proposed street in this subdivision will be approximately 990 feet in length.
The Sensitive Areas Ordinance allows for waivers of certain zoning and subdivision regulations if
the waiver leads to the preservation sensitive areas. According to the applicant, a waiver for the
cul-de-sac length requirement will allow for minimization of areas with sensitive topographical
features to be disturbed by the proposed development. The property contains sensitive areas
including protected, critical and steep slopes and woodland. The applicant has provided a
sensitive areas development plan that shows areas with protected slopes and associated buffers,
critical and steep slopes. The revised lot configuration and longer cul-de-sac street results in
disturbance of 30% of the critical slopes and 64% of the steep slopes. These percentages are
lower than previous plat design. The applicant has limited the construction activity by delineating
the constriction limits.
The plat also shows the woodlands, wooded areas and other isolated trees. Outlot A and B
contain most of the sensitive area and their associated buffers and are proposed to be set aside
as private open space. A portion of the woodland, on the west will be disturbed as the proposed
lots 8 through 15 will contain the woodlands. The code requires retaining the existing vegetation to
the maximum extent possible to maintain the stability of the un-graded areas. In the RS-5 zone a
minimum of 50% of the woodlands are to be retained. The applicant is required to designate all
the woodlands that are to be protected. The plat shows that approximately 67% of the woodland
will be retained.
ppdadmin\stfrep\rez05-00020+subO5-00030 galwaypartfour-prelim
3
Subdivision Analysis
The applicant is also requesting approval for preliminary plat of Galway Hills Part -IV, a 24-lot
single-family residential subdivision. Approval for this subdivision is contingent on approval of the
above mentioned overlay rezoning. All of the lots exceed the minimum 8000 square feet lot area
standard and meet the minimum 60 feet lot width requirement. With the exception of the length of
the cul-de-sac street, the design of the subdivision is generally consistent with the subdivision
regulations. The only access proposed for this property is Galway Drive, a cul-de-sac street, which
will be extended from existing development on the east. With the proposed development of the 24-
lot single-family subdivision, approximately 168 trips per day would be generated. In staff's view
this will not result in inappropriate local residential street volumes. The plat shows sidewalks of
standard width on both sides of Galway Drive.
Proposed lots 10, 11, 13 and 14 contain some portion of the protected slopes and associated
buffers, while lots 9-15 and 17-22 contain some portion of the critical slopes. The plat includes a
construction limit line so that future property owners are aware that the protected slopes and
buffers and portions of the steep and critical slopes shall not be disturbed. The legal papers for the
final plat will also need to address the future preservation of these slopes. Because most of the
sensitive features will be included in the private open space or be protected by limiting the
construction activity area (delineated on the plat as construction limit line), in staff's opinion, the
plat conforms with the intent and requirements of the Sensitive Areas Ordinance.
Outlot A and the woodlands provide a buffer between many of the lots and Highway 218/Melrose
Avenue. The applicant has provided a landscape buffer easement with a mixture of trees for lots
1-9, which are directly adjacent to Highway 218, and lot 16, along Melrose Avenue.
Neighborhood parkland or fees in lieu of:
The Neighborhood Open Space Plan identifies the proposed subdivision as part of the West High
(Developing District C) Neighborhood Open Space District. At the time of development of previous
phases of Galway Hills Subdivision, a dedication of park land in the southern part of the overall
subdivision was agreed upon. No further open space dedication is required for this part of the
development.
Storm water management:
This development will share the existing storm water basin on the north-east of this property in the
Galway Hills Subdivision Part II.
Infrastructure fees:
Sanitary sewers tap on fees-$2,017.44 per acre and water main extension fees-$395.00 per acre
apply to this subdivision.
[3IF-Al amVxK6],1VILA1l:11,12I
Staff recommends that this application be deferred until the deficiencies and discrepancies noted
below are resolved.
Upon resolution of these items staff recommends that REZ05-00020, a rezoning of approximately
10.41 acres from Low Density Single-family Residential (RS-5) to Sensitive Areas Overlay/ Low
Density Single-family Residential OSA/RS-5 and SUB05-00030, a preliminary plat for Galway Hills
Subdivision Part IV, a 24-lot residential subdivision on approximately 10.41 acres of land located
south of Melrose Avenue and east of Highway 218, be approved.
ppdadmin\sffrep\rez05-00020+sub05-00030 galwaypartfour-prelim
4
DEFICIENCIES AND DISCREPANCIES:
1. Title change (Preliminary Plat and Sensitive Areas Development Plan)
2. Provide appropriate associated buffers for the protected slopes
3. Technical corrections identified by the City Engineer
ATTACHMENTS:
1. Location Map
2. Preliminary Plat
Approved by:
Robert Miklo, Senior Planner,
Department of Planning and Community Development
ppdadmin\sttrep\rez05-00020+subO5-00030 galwaypartfour-prelim
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STAFF REPORT
To: Planning & Zoning Commission Prepared by: Sunil Terdalkar, Associate Planner
Item: SUB05-00028 Windsor West Date: November 17, 2005
GENERAL INFORMATION:
Applicant: Arlington Development, Inc.
1486 S 1 st Ave, Unit A,
Iowa City, IA 52240
(319) 338-8058
Contact Person: Duane Musser
MMS Consultants
1917 S Gilbert Street,
Iowa City, IA 52240
Phone: (319) 338-8282
Requested Action: Subdivision Preliminary Plat
Purpose: Development of a 96-lot residential subdivision
Location: American Legion Road — to the west of Far
Horizons Subdivision and south of Highland Woods
Subdivision
Size: Approximately 51.9 acres
Existing Land Use and Zoning: Golf Course — pending approval for annexation and
rezoning to RS-5 from County R.
Surrounding Land Use and Zoning: North: Residential and Park — RS-5 and P
South: Undeveloped County Residential — R
East: County Residential — R (Far Horizons)
West: Undeveloped County Residential — R
Comprehensive Plan: Currently part of Scott Township, within Iowa City
growth boundary.
Neighborhood Open Space District District has not been assigned for the property as
process of annexation is in progress
File Date: September 15, 2005
45 Day Limitation Period: November 17, 2005
SPECIAL INFORMATION:
Public Utilities: Sanitary Sewer can be extended from neighboring
Iowa City subdivisions on the north and east.
2
Public Services: The City will provide Police and Fire protection, and
the refuse and recycling collection services. Transit
route Eastside Loop serves this area with the
nearest stop located approximately 0.2 miles east
on Arlington Drive.
BACKGROUND INFORMATION:
The applicant, Arlington Development, Inc. is requesting approval for a 96-lot, single-family
residential subdivision with one out -lot, on approximately 51.9 acres of land located north of
American Legion Road, west of Far Horizons subdivision and south of Highland Woods
subdivision. The City Council has recently approved the annexation application and State approval
is pending. The Council is also considering the rezoning application for this land. The subdivision
approval process is contingent on the approval for annexation and rezoning.
ANALYSIS:
Compliance with Comprehensive Plan and Compatibility with neighborhood:
The property is located within the Southeast Planning District. Although there is little discussion
about this property in the Comprehensive Plan, most of the surrounding area is indicated as
appropriate for residential development with 2-8 dwelling units per acre. In staff's view, the
subdivision design for a low density single family residential development is therefore compatible
with the neighborhood. The proposed lot sizes meet the subdivision standards for minimum lot
size of 8,000 square feet and minimum width of 60 feet. The proposed lot widths range from
approximately 60 feet to 105 feet with areas ranging from approximately 11,053 square feet to 37,
653 square feet.
Traffic implications Access and street design:
The proposed subdivision will be accessible from American Legion Road on the south,
Cumberland Lane on the north and Buckingham Lane on the east. American Legion Road is
currently in the county jurisdiction. As growth occurs in this part of the city, American Legion Road
will require upgrading to city standards. A right-of-way dedication for the road is required along the
south boundary of the property. As a condition of rezoning the developer is also required to pay a
proportional cost of the improvement of American Legion Road.
Buckingham Lane, to be extended from Windsor Ridge Subdivision Part 11 on the east up to
American Legion Road in the south, will serve as a collector street. Cumberland Lane will be
extended from Highland Woods Subdivision on the north. The proposed subdivision will also be
served by six new streets — Sherwood Drive, Kilburne Court, Lancaster Street, Newcastle Drive,
Norwich Court, and Winnsboro Court. Sherwood Drive will be a loop street on Buckingham Lane,
while both Kilburne Court and Norwich Court will be cul-de-sac streets. Sidewalks of standard
width are shown on both sides of all the streets.
One of the goals stated in the comprehensive plan is to create a community of neighborhoods
with compact and efficient design. To achieve this goal it is essential that the neighborhoods have
interconnected streets with adjacent undeveloped property. The applicant is proposing to extend
Lancaster Street and Winnsboro Court to the west boundary of the property. By extending these
streets to the west boundary better access and circulation for pedestrians as well as vehicular
traffic, and an efficient subdivision design for a future development on the neighboring
undeveloped property can be ensured to some extent.
Lots 7 and 8 along American Legion Road are double fronting lots. Such lots are discouraged by
the Comprehensive Plan and the subdivision regulations. If the lots can not be reconfigured to
eliminate double frontage, the comprehensive plan states that dense landscape buffer or earthen
ppdadmin\stfrep\sub05-00028 windsor west
3
berm should be provided rather than installing a privacy fence. The preliminary plat shows a
landscape buffer on these lots to address this concern. The final plat and legal papers should
specify that if any fences are installed, they should be installed to the north side of the landscape
buffer. The landscape plan should specify tree species proposed by the applicant.
Outlot A, covering approximately 8.96 acres, is set aside as private open space. The plat also
indicates this area as an easement for storm water management basin for the subdivision.
Environmentally Sensitive Areas:
The Iowa City Sensitive Areas Inventory indicates that the property contains potential
unwooded wetland. The applicant has submitted survey evaluation documents showing no such
wetlands were found. The plat identifies a small portion of land as steep slopes. As this property
is currently a golf course this area is a man-made topographical feature. Along with the plat the
applicant has also submitted a Site Grading and Erosion Control Plan.
Neighborhood parkland or fees in lieu of:
Based on the Neighborhood Open Space Ordinance, a subdivision of this size is required to
dedicate 1.22 acres of open space or pay fees in lieu of dedication. The Parks and Recreation
Commission in its recent meeting strongly recommended in favor of dedication of land in the
northeast section of the subdivision to create an access corridor between the proposed
subdivision and Scott Park. The applicant has agreed to dedicate land to provide a 20-foot wide
trail way connecting the proposed subdivision and the Scott Park. The dedication also includes
some land from adjoining Highland Woods Subdivision, which is owned by the applicant. Fees
are required for the remainder of the land dedication requirement. The final plat legal papers
should address these issues.
Infrastructure fees: The applicant is required to pay sanitary sewer tap -on fees of $2,017.44 per
acre and water main extension fees of $395.00 per acre. The applicant is also required to pay
fees of $1,715.18 per acre for the improvement of American Legion Road.
STAFF RECOMMENDATION
Staff recommends that this application be deferred until the deficiencies and discrepancies
noted below are resolved. Upon resolution of these items staff recommends that SUB05-00028,
a preliminary plat and sensitive areas site plan for Windsor West Subdivision, a 96-lot
residential subdivision, on approximately 51.9 acres of land, located north of American Legion
Road Be Approved.
DEFICIENCIES AND DISCREPANCIES:
1. Title change (Sensitive Areas Site Plan)
2. Label Outlot A as both private open space and storm water management basin or
delineate and label the storm water detention basins separately
3. A detailed plan for the landscape buffer for double fronting lots
4. Technical corrections identified by the City Engineer
ATTACHMENTS:
1. Location Map
2. Plan or plat
Approved by: /'Zw� A
Robert Miklo, Senior Planner,
Department of Planning and Community Development
ppdadmin1stfreplsub05-00028 windsor west
PRELIMINARY PLAT & SENSITIVE
AREAS DEVELOPMENT PLANSTANDARD LEOE '.gyTES
WINDSOR
WEST
PLAT/PWI APPHD,®
by U.
City of Iowa City
IOWA CITY >
IOWA
ATTORNEY
PLAT PREPAREDX OWNERS SUBDIVIDERS
NHS CONSULTANTS INC, FAIRVIEW, INC ARLINOTON DEVELOPMENT, INC
1917 SOUTH GILBERT ST. 4670 AMERICAN LEGION ROAD 1496 S. Inl. AVE.
OWNERS
MICHAEL PUGH
TOWER PLACE
IOWA CITY, IOWA, 62240 IOWA CITY, IOWA 52240 UNIT A
IOWA CrM IOWA,OZ240
ONE S. GIBERT ST.
IOWA CITY, IOWA 52240
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