HomeMy WebLinkAbout03-02-2006 Planning and Zoning CommissionPLANNING AND ZONING COMMISSION
Monday, February 27, 2006 — 7:30 PM
Informal Meeting
Robert A. Lee Community Recreation Center
Meeting Room B
220 S. Gilbert Street
AGENDA:
A. Call to Order
Thursday, March 2, 2006 - 7:30 PM
Formal Meeting
Iowa City City Hall
Emma J. Harvat Hall
410 E. Washington Street
B. Public Discussion of Any Item Not on the Agenda
C. Rezoning/Development Item:
REZ05-00026/SUB05-00019: Discussion of an application submitted by Dial Land
Development Corporation for a rezoning to amend the Planned Development Housing
Overlay Plan (OPDH-12) and a preliminary plat of Silvercrest Part 3 to allow the development
of up to 116 multi -family residential units on 12.17 acres located at American Legion Road
and Scott Boulevard.
(45-day limitation period: April 2, 2006)
D. Rezoning Items:
REZ06-00001: Discussion of an application submitted by Johnson County Permanent
Supportive Housing LP for a rezoning from Public (P) zone to Public (P) / Low Density
Multi -Family Residential (RM-12) zone for 2.83 acres of property located at 4435-4455
Melrose Avenue.
(45-day limitation period: March 2, 2006)
2. REZ06-00003: Discussion of an application submitted by Sycamore Apartments LLC for
a rezoning from Interim Development Multi -Family Residential (IDRM) zone to Low
Density Multi -Family Residential (RM-12) zone for 1.51 acres of property located on
Kountry Lane SE.
(45-day limitation period: February 27, 2006)
3. REZ06-00004: Discussion of an application submitted by Three Bulls LLC for a rezoning
from Low Density Single -Family Residential (RS-5) zone to Overlay Planned
Development (OPD-5) zone for 1 acre of property located at Dubuque Road and N.
Dodge Street.
(45-day limitation period: March 27, 2006)
4. REZ06-00005: Discussion of an application submitted by Hy-Vee Food Stores Inc. for a
rezoning from Intensive Commercial (CI-1) zone to Community Commercial (CC-2) zone
for 1.80 acres of property located at 1803/1835 Boyrum Street.
(45-day limitation period: March 27, 2006)
E. Subdivision Items:
SUB06-00002: Discussion of an application submitted by Arlington Development, Inc. for
a final plat of Windsor West Part 1, a 37-lot, 26.04 acre residential subdivision located at
4670 American Legion Road SE.
(45-day limitation period: March 13, 2006)
2. SUB06-00003: Discussion of an application submitted by Dav-Ed Limited for a
preliminary plat of Galway Hills Parts 10 & 11, a 56-lot, 21.75 acre residential subdivision
located at Dublin Drive & Shannon Drive.
(45-day limitation period: March 27, 2006)
F. Other Items:
G. Consideration of the February 16, 2006 Meeting Minutes
H. Adjournment
i Inenminn piannina & zoning commission Meetinsis:
Informal
March 13
A
ril 3
Aril
17
Ma
1
May
15
Formal
March 16
Aril
6
Aril
20
Mav
4
May
18
STAFF REPORT
To: Planning & Zoning Commission Prepared by: Robert Miklo
Item: REZ05-00026/SUB05-00019 Date: March 2, 2006
Amendments to Silvercrest OPD plan
and preliminary plat
GENERAL INFORMATION:
Applicant: Dial Companies
11506 Nicholas St. #200
Omaha, NE 68154
Contact person: Mark Hartin
402-493-2800
Requested action: Amended preliminary OPD-12 plan and
preliminary plat.
Purpose: To allow additional building area for
common kitchen, dining and recreational
facilities and reconfiguration of multi -family
elderly housing buildings.
Location: Southeast corner of Scott Boulevard and
American Legion Road
Size: 12.17 acres
Existing land use and zoning: Elderly housing, OPDH-12
Surrounding land use and zoning: North: Residential and agricultural, RS-5
and County RS
East: Religious Institution, County RS
South: Manufactured Housing Park, County
RMH
West: Residential, RS-5
Comprehensive Plan: Intersections such as this are appropriate
locations for mixed uses and medium
density residential development. The Plan
encourages the creation of group living
facilities for seniors.
File date: February 17, 2006
45-day limitation period: April 2, 2006
SPECIAL INFORMATION:
Public utilities:
Public services:
Transportation:
BACKGROUND INFORMATION:
City water service is available for this
property.
Police and fire will be provided by the City.
Refuse and recycling provided by a private
hauler.
The nearest bus route is the Towncrest
route, which passes through the intersection
of Village Green Boulevard and Muscatine
Avenue, approximately 1/4 mile west of this
property.
In 1998 the City approved an annexation, rezoning and preliminary plat for Silvercrest. The
approved plan included a 68-unit assisted living facility, a 120-unit independent living apartment
building for elderly residents, a 9,000 square foot medical office building and a 60-bed medical
rehabilitation facility. The OPDH plan was amended in 1999 to reconfigure the design of the
independent living apartment building and the rehabilitation facility. The revised plan included
only 72 independent -living units with the potential for up to 46 additional units. The OPDH plan
was amended a second time in 2000 to replace the rehabilitation center with a 40-unit assisted
living building for persons with Alzheimer's. The plan was again amended in 2002 to replace the
independent living apartment building with four-24 unit independent living apartment buildings,
four 4-unit town house style buildings and one 2-unit building.
The applicant is now seeking to 1) revise the plan to replace two of the 24-unit independent
living apartment buildings with one 57-unit apartment building (this building is labeled
Independence Ridge II on the plan), 2) the addition of building area for a common kitchen,
dining and recreational facilities, 3) addition of a corridor to connect the proposed 57-unit
building with the existing 24-unit building (Independence Ridge l), 4) the addition of 3 units to
the 24-unit building on the south side of the property (Independence Ridge III) and a skywalk to
connect the resulting 27-unit building with the 57-unit building where the common facilities are
proposed to be located. The townhouse style units would be replaced by duplex style units for a
reduction of 10-units in the southwest corner of the site. With the additional units in the multi-
family buildings the overall unit count would increase by 2 from 114 to 116. This would still be
within the maximum density of 130 dwelling units that the Planned Development Overlay zone
would allow for this property.
The applicant is also proposing to replat the property to reconfigure the lot lines and easements
to accommodate the revised building locations.
ANALYSIS:
As noted above the original plan for Silvercrest included a large 120-unit multi -family building
intended for apartments for elderly residents. The plan has been amended several times with
the most recent plan having included four 24-unit buildings, 18 townhouse or duplex style units
for a total of 114 dwelling units. The units were to be marketed as "independent living
apartments" for residents over 55 years of age. Limited services would be available. This would
be in contrast to the assisted living building located in the first part of Silvercrest where residents
have services such as meal preparation, housekeeping, personal care and some nursing
services.
In the second part of Silvercrest only one of the 24-unit buildings has been built (Independence
Ridge 1). The applicant has indicated that during marketing of this project, potential residents
have expressed a desire for communal services, such as dining and recreational facilities, and
have requested that these facilities be located under one roof. Therefore in the area previously
designated for two of the 24-unit buildings, the applicant is proposing to build one larger building
that would include 57 dwelling units and communal facilities that would be available to the
residents of all of the project's buildings. The proposed skywalk and corridor would connect the
3 apartment buildings. As with the previously approved plans most of the parking would be
located in the lower level of the buildings. In addition to the existing parking lot located west of
Independence Ridge I, surface parking areas are proposed east of Independence Ridge II and
north of Independence Ridge III.
The proposed amendments would result in one larger building replacing two of the previously
approved 24-unit buildings. The size and scale of the proposed buildings would appear to be
less suited to a residential neighborhood, but would be smaller than the 120-unit building
originally approved for Silvercrest in 1998. At the time that the 120-unit building was approved,
staff and the Planning and Zoning Commission indicated that although it was a large building,
the division of the building into smaller wings and the use of features such as bay windows and
balconies helped to lessen the mass of the building. The current proposal contains two wings.
The building design includes balconies, a brick fagade on the first floor and cement board lap
siding on the upper levels, and architectural details similar to the existing buildings that have
been constructed on the property. In staff's view these design features will help to make the
larger building compatible with the Silvercrest development and the surrounding neighborhood.
Like the previously approved buildings the proposed multi -family buildings would be 3 stories in
height, except the elevations which contain the garage entrances. To accommodate the
entrances to the underground parking spaces these elevations would exceed the 35-foot height
limit by approximately 10 feet. The OPD regulations do allow approval of variances in height
and other dimensional requirements, provided that the City determines that the variances are in
the public interest, will not adversely affect nearby properties and are in harmony with other
building regulations. A height variance was approved for the previous OPD for Silvercrest. In
staff's view the requested height variance meets the intent of the OPD regulations to allow
flexibility and better building design. In this case the increased height will allow underground
parking, which will minimize the requirements for surface parking areas. The taller portions of
the buildings are set back over 120 feet from adjacent properties and therefore will have
minimal effect on neighboring properties.
The proposed plan includes a skywalk that would connect buildings II and III. This would allow
residents of building III to walk within a climate controlled environment to the common dining
and recreational facilities located in building II. Although skywalks are not typically found in
residential developments in Iowa City, the bulk of this structure would be over 200 feet away
from adjacent properties and not highly visible to the general public. The structure has been
designed to provide adequate clearance for emergency vehicles and large trucks.
Although the proposed amendments to the OPD plan for Silvercrest will result in a larger
building replacing two previously approved buildings, staff feels that the design of the building is
an acceptable alternative to the most recently approved plan.
STAFF RECOMMENDATION: Staff recommends approval of the amended OPD plan and
preliminary plat for Silvercrest Residential Community Part 3, a 7-lot, 12.17-acre, 116-unit multi-
family elderly housing development located south of American Legion Road and east of Scott
Boulevard. Approval includes an increase the height requirements to 47 feet to allow for the
underground parking.
ATTACHMENTS:
1. Location map
2. Amended preliminary OPD plan/preliminary plat.
3. Previously approved OPDH plan
4. Building elevations
Approved by:
Jeff Davidson, Assistant Director
Department of Planning and
Community Development
uftb/silvercrest-05
NtiN N1 I I V L AKr-,A3 3L E rl-,mu'm
PRELIMINARY O.P.D.H. SITE PLAN
LOTS 1-8 OF SILVERCREST RESIDENTIAL COMMUNITY - PART 2
IOWA CITY, IOWA
TI-11
j
94540"SQ
PROPERTY LEGAL DE SCRWnON
A*C%s .1 4
1.1 Kill. 1-1i 17 1. Ar ill: 11III111.11IN 10NH 11.1.
OHM
TYPICALUIU
PAVEMENT SECTION
1
Ole
s 1.1— 11
LEGEND HILRE(WINPL .().Kl1.p111;—
12.173 ACRES
SILVERCREST WAY & SILVERCREST CIRCLE
TO o TEll—
o
NOR 111 T
71
T
z
�
----- -----
SXVERCREST PLACE
bw
-- -- -------
0 — — — — — —
1-- 0-11
LOT
0.50 A(X[--S
n-
18. 2 S
1A 1 21 AIR:"
:S
PLL
-4' O� ,s nrna �lr£ R_JB
-
L
047
LO
A. 1
I BASIN li sill
NI' LAWENAT11ENR—ANA(EMEN1 I-ACTI-LWH)Y BOB & EPAA ' iUBPIVI,10N
l—P-SESEN— U—
g
z
u
25 1 —T.
LOT 2 U
J36 45 SQ. F
4 ACRE'
LOT
P4
J—gu
1,0
DEVELOPMENT NOTES
-3
58,925 SQ.
1
-f-T1%
.. .....
1.353�ACRE
—TT
GENERAL NOTES
T
... - - - - - - -
sA WDEPENDENCE
t;
I —EN
LOT 4
P— I —
64,118 SQ.
1.474 ACRES WIN—
ma
O
BUILDING INFORMATION
33
i)l) I I K, . ........ .
N 's I' I 'I, llv�K I
APPLICANT/OWNER/DEVELOPER OWNER'S ATTORNEY
p
lNi i 11-1
-All.k. NUIRANKA 3 1
BASIN A
Sj(j Kjji<MANAI;f 11 1
11 41 1,
ENGINEER:
111,- MI; EROSION CONTROL CONTACT
A6U I Y & OWN S11AC1. AwA
ROAD 11, )OHNNiAlikil
OITTLOT "A"
d1-1
N11
j
111, 113 SQ Fr
VENI 1-1i II
CITY OF IOWA CITY, IOWA
2.757 ACRES
APPROVED:
0
DATE
CITY CLERK
I
PRELIMINARY 0.P.D"H" SITE PLAN`
;:.
- � _ _ _
SILVERCREST RESIDENTIA
_ _ _ _ _ _ _
IOWA CITY, IOWA
---------------------------_
_ -_
1 _
AMER/CIN_LEGIOM MWO _ -- _ —^ _ � _ �—
.
a-
— — — — — — — — — — — — — — — — — —
— —
_ —
I l
YT—._ _..�._._-c---
II
i I NOeTN
•..._ .. •
/ -
I I <
/-_�• \ f `,
�
�
W7 A Q A• Or 91. ST � IIµAT il4
� ' DACE
I
I � I I V�l ��
I` 1lK
I '
:`
� ,e,
iE�S Or ANrM3aN 001/NIY•
adm
NxoP,',-oar As sanNN
T BL�r: {= At PACE 30.
r,
.'
I
I I 1 1'A
I j �r •��T{
, �
.w""'"`03 uwat•xa cwY�°° r� s»<
H.aut.W�l a'i �tl� ro '�M � f].0 YYq»
I
I
I
I a
u
LOT2.%/
KbRstm
OOOJOT•
ll�i`� 02886 It. jt• %>r'�
•
6 s
20�wi ROA9V�fAau.4,Pn
I
.95
o
ayn w uwAet s•x+
,orerm
'—I—..-
---- - ` - 1
aw. < cvn!»f.r .mr CaflwC lO+a. do
Ilf
Q,
I N I
II 1 � \ �
••,� it ^� t'g; �;�
� ;,, �.c
I
• _
_ - :
, _
-r,:
I
111
LEGEND
T
rn 7 i % ( / '' i PIb,388 sq.
I
tlrca
{,\
+ �ef ' 11 ; •f I j 1 12.544 acres
.''fi�'_.q-
5 TORM W l�fZ'tkMAGEMENT
I
�—' Y P6 'SPACE
® ry r[on,a,
'
a ,
! • 1� ,'
• . �
' , • ' �,�•
1
' 1 ' •a.- 1
..
w 7,E nr>aae4•Le,rtn n,[ nroi,+r
W b nR xax: /tuxes xr.t
I
„x Y
�
._ 3,r
IAA
ulun rwaE
m sxm+T aarE, xaxn
_
I
_ � x et4 nano-/ w Pau
®• � ''
I
? w9•
Q
PREVIOUSLY APPROVED PLAN
TYPICAL PRIVATE DRIVE SECTION
ul.m6.n K ulws > K OMPVM � K
swr wo sorer a.ws ,u..c Ms aranr r
.� ww K fmTr W/xab filar a v uc
°imam ni .cn�a.�wo'�
rye• ynA., wxt Wnru a K rA» fx M t(On
mY{tx:ALL
/rox0f(t Pr Irpxli NxO�0.Y WrA1,Q I K alYnR
tip rt .nn w � K
mE
ay�iau+u ,°ice, � � o K�imrw
IAVNtl ,M 4T YOIrG. K OOO�O fpl .[
TRUSS BEARING
3rd FLOOR ELEVATION
122'-3"
ASPHALT SHINGLES—
PREFINISHED MECHANICAL
GRILLES—
LAP SIDING — PAINTED—
MXD DECKS]
PREFINiSHED RAILING—
,
VINYL WINDOWS -
1st FLOOR FLEVATION
�AR E - E--,VATj'N _._ _H BR!CK�
NORTH ELEVATION
'RAGE FLOOR E EvAT'O.N
QIIk -- __
o^:_^:: __ —
INDEPENDENCE RIDGE II
SCOTT BOULEVARD & AMERICAN LEGION ROAD
IOWA CITY. IOWA
SOUTH ELEVATION
c ,s
SCALE: 1" = 15' C"
PROJECT 07MX180
SHEET of 14
w0. ma
",- 26, 2006
SEE g00E PW,�
'p- P -
Ilm 65C
7MD EUL W.
7 17r=7
ST Fa M.
EASE ealac
IIEUnS; SEE A-501 AIUweN R1L4 YHIx ALW. exAML
\l- GTE SEE plAx_ CEYEHi �l}BOwO PgEGSf Wgxi PlllO,G GW/i 9/_B fi' Lv SMxO (Pi)
T !9'-S JiEfi, GM1LLE � � �J � S�EBRx
NORTH ELEVATION
SCALE: 1/16" = 1'-0"
. —r uHACE sus
SOUTH ELEVATION
INDEPENDENCE RIDGE III SCALE: 1/16" = 1'-O"
SCOTT BOULEVARD & AMERICAN LEGION ROAD
IOWA CITY, IOWA
- — — ---- —11L
NOTE:
MATERIAL AND COLOR SCHEME TO
PROJECT: 070SX160
MATCH EXISTING 24 PLEX STRUCTURE SHEET: 12 o114
.IANIIARV fF �lif1F
INDEPENDENCE RIDGE III
SCOTT BOULEVARD & AMERICAN LEGION ROAD
IOWA CITY, IOWA
WEST ELEVATION
SCALE: 1/16" = 1'-0"
GANZ ' DN l°'hfl' (GNII ro wsx
EAST ELEVATION
SCALE: 1/16" = 1'-0"
NOTE:
MATERIAL AND COLOR SCHEME TO
MATCH EXISTING 24 PLEX STRUCTURE
PROJECT. 07MI80
SHEET. 130114
JANUARY 26. 2006
o:
EIFS FINISH
CYCTF6d
TRUSS BRG.. "IVS 13r-3" - ALUMINUM
FRAMING
� 3RD FLR. ELEV.
1 1ST FLOOR ELEV.
GARAGE FL00R —
FACE BRICK
INDEPENDENCE RIDGE II
SCOTT BOULEVARD & AMERICAN LEGION ROAD
IOWA CITY, IOWA
PLAN C- SKYWALK
0 16
SCALE: 1" = 16'-0" ,= ��
I
I I li
1 JRD RR ELEV.
I i i 1zr
724.35' @ a
STREET,
i
r
4'- 36'-0" 4 -0'
24'-0" STREET
WEST ELEVATION @ SKYWALK
0 16
SCALE: 1" = 16'-0"
2ND FLR.
iiV-1 1
_ _ /
cnancE FLoaR
NOTE:
MATERIAL AND COLOR SCHEME TO
PROJECT: 0705XIK
SHEET: 1 a of 14
MATCH EXISTING 24 PLEX STRUCTURE
JANUARY 26, 2006
STAFF REPORT
To: Planning and Zoning Commission Prepared by: Karen Howard
Item: REZ06-00001 Date: March 2, 2006
Melrose Ridge
4515 Melrose Avenue
GENERAL INFORMATION:
Applicant: Johnson County Permanent Supportive Housing L.P.
4515 Melrose Avenue
Iowa City, Iowa 52240
Contact Person: Robert Burns and Associates
Tracy Falcomata
319 E. Washington St.
P.O. Box 1226
Iowa City, IA 52244
Requested Action: Rezoning of property from P1 (Neighborhood Public) to
P1/RM-12 (Low Density Multi -Family)
Location: 4515 Melrose Avenue
(County Poor Farm property west of Highway 218)
Size: 2.83 acres
Existing Land Use and Zoning: Undeveloped; Neighborhood Public (P1)
Land owned by Johnson County
Surrounding Land Use and Zoning: North: Undeveloped; P1
South: Undeveloped; P1
East: Highway 218 right-of-way
West: Assisted Group Living (Chatham Oaks residential
care facility; P1
Comprehensive Plan: The Southwest District Plan calls for preserving certain
aspects of the historic County Poor Farm site, including
continuing use of the property as a residential care facility,
preserving historic elements, preserving areas for public
open space, and allowing some limited residential
development.
File Date:
45 Day Limitation:
SPECIAL INFORMATION:
Public Utilities:
January 13, 2006
February 27 - waived by applicant
Municipal water and sewer is available to serve this
property.
Public Services: The City of Iowa City provides police and fire protection.
Transportation:
BACKGROUND INFORMATION:
The property currently does not have direct lot access to a
public street, although access is possible by way of a
backage road from the west through the Chatham Oaks
property.
The subject property is owned by Johnson County. It is a part of the original Johnson County Poor
Farm, which operated on the property from 1855 until the 1960's. Chatham Oaks, a privately run
institution for persons with mental illness, is also located on the Poor Farm property directly west of the
property proposed for rezoning. The County intends to lease the subject property to Johnson County
Permanent Supportive Housing Limited Partnership to develop 18 affordable rental housing units for
persons with disabilities. While the County will retain ownership of the property, a rezoning is required to
indicate that the property is being used by a private entity. The Iowa City Zoning Code requires that the
new zoning be established as an overlay zone appropriate to the use that is being established, with the
underlying zoning remaining Public. Since the proposed use of the property is low density multi -family,
the appropriate overlay designation is RM-12.
ANALYSIS:
Compatibility with the Comprehensive Plan and County Planning Study
The Southwest District Plan, completed in 2002, calls out the Johnson County Poor Farm property as
an area of particular interest. At the same time the City was conducting the Southwest District
Planning process, the County was conducting a planning study of the Poor Farm property. This
allowed the City and County to consult on the future use of this property. Due to the historic nature of
the site and strong community interest in preserving the historic aspects of the site, both planning
efforts were conducted with considerable public input. The City concurs with the recommendations
set forth in the County's planning study. These recommendations include the following:
• The historic poor farm buildings and cemetery and other historic and/or environmentally
sensitive features of the site should be preserved and protected from encroachment of
development;
• Supports continuation of Chatham Oaks residential care facility;
• Encourages use of a portion of the property for public open space use;
• A buffer should be maintained along frontage with State Highway 218;
As a means of encouraging the continuation of the Chatham Oaks facility, -the County's planning
study indicates that some additional land surrounding the existing facility should be reserved for use
by Chatham Oaks or for additional residential facilities for persons with disabilities. The proposed
rezoning is compatible with this goal since the new housing is intended to provide independent
housing opportunities for persons with disabilities, including residents transitioning from the Chatham
Oaks residential care facility.
Protecting Historic elements of the site - Due to the historic nature of the County Poor Farm property,
the State has informed the City that an intensive level (Phase 1) archaeological survey of the property
will be required "prior to the commencement of any earthmoving activities in order to determine if
significant archaeological deposits, features, or structural remains associated with the Poor Farm
extend into the project.area." (See attached letter from the State Historical Society). Therefore, staff
recommends that approval of this rezoning be conditioned on completion of this survey and
3
confirmation from the State that development of this site is possible without unduly disturbing
significant historic or archaeological features of the County Poor Farm property.
Buffering the property from Highway 218 - The subject property is bounded on the north by Melrose
Avenue, an arterial street and entryway into Iowa City, and to the east by State Highway 218. There
is a highway interchange where these two roadways meet. The Iowa DOT has obtained access
control rights along Melrose Avenue at the interchange in order to ensure safe traffic movement as
vehicles enter and leave the highway. The Comprehensive Plan indicates that a buffer should be
maintained between new residential development and Highway 218. Maintaining a distance buffer
between the highway and any new housing will help reduce traffic noise. Landscaping can also be
used to form an effective visual buffer. The highway right-of-way is particularly wide in this area
because of the access ramps at this interchange, which means that the east boundary of the subject
property is at least 90 feet from the on -ramp and even further from the actual travel lanes of the
highway. Staff believes that this distance will provide adequate separation from the highway and will
help mitigate to some extent the noise generated by traffic from this high speed roadway. Since the
property is located at a higher elevation than the highway, staff recommends that a landscape screen
of a mix of evergreen and deciduous trees and shrubs be planted along the east property line to
visually screen the highway from view of the residents. Trees planted to satisfy this screening
requirement can also count toward the street tree and residential tree requirements of the Zoning
Code.
Vehicular Access - The property proposed for rezoning does not have direct driveway access to
Melrose Avenue. The City has an access management policy that encourages strategic placement of
shared access points along arterial streets in order to reduce the incidence of collisions and maintain
traffic flow along the arterial street network. Individual driveway access to every property is
discouraged. As stated in the Zoning Code, "direct lot access to an arterial street will only be granted
upon presentation by the applicant of convincing evidence that an alternative means of access is not
feasible from an intersecting local or collector street or through means of a cross access easement
(14-5C-6A)."
In a letter dated October 11, 2005 (see attached), City staff advised the applicants that establishing a
new access drive directly to Melrose Avenue would be difficult in this location. The existing median
would prevent westbound traffic from legally turning into this driveway, unless the median was cut and
the roadway redesigned to accommodate turning traffic. Modification to the median would involve
additional cost and would require consultation, review and approval from the Iowa Department of
Transportation. Pursuing this option is unnecessary given that the property could share the existing
driveway access with Chatham Oaks, which is located further west beyond the extent of the median.
In the above -referenced letter, staff indicated that while not ideal, a right -in/ right -out only access
would be allowed in this location, but only in addition to shared access through the existing Chatham
Oaks driveway. It is essential to establish primary access to the property by way of the existing
driveway. If a right-in/right-out only driveway was allowed without shared access through the existing
Chatham Oaks driveway, the only means of access to the site for westbound travelers would be to
turn around in the Chatham Oaks driveway or make an illegal u-turn around the median. This is
unacceptable from a safety standpoint, not only for residents and visitors, but for any service or
emergency vehicles attempting to get to this property.
Summary
Staff finds that the proposed rezoning from Neighborhood Public (P1) to P1/RM-12 is consistent with
the goals of the Southwest District Plan and the Johnson County Poor Farm Planning Study to
continue use of this portion of the property for residential facilities for persons with disabilities.
Pending completion of a Phase I Archaeological Study, Staff finds that this property is suitable for the
proposed development of multi -family dwellings provided that safe vehicular access is provided to
4
Melrose Avenue by way of an access easement behind the Chatham Oaks facility, and provided that
a landscape buffer of a mix of deciduous and evergreen trees and shrubs is planted along the east
property boundary to mitigate the noise and view of State Highway 218.
STAFF RECOMMENDATION:
Staff recommends that REZ06-00001, a request to rezone 2.83 acres of land located at 2515 Melrose
Avenue from Neighborhood Public (P1) to Neighborhood Public with a Low Density Multi -Family Zone
Overlay (P1/RM-12) be approved, provided that the following conditions are met:
• Primary vehicular access to the property must be provided by way of a private drive extending
behind the Chatham Oaks facility utilizing the existing access drive from Melrose Avenue;
• Completion of a Phase I Archaeological Survey and compliance with any conditions placed on
the use or development of the site by the State due to the presence of significant historic or
archaeological resources.
• Submission and approval of a landscaping plan for a vegetative buffer/screen that includes a
mix of deciduous and evergreen trees and shrubs to be established along the east property
boundary prior to issuance of an occupancy permit.
ATTACHMENTS:
1. Location Map
2. Letter from the State Historical Society of Iowa
3. Letter from Karin Franklin, Director of Planning, regarding vehicular access
4. Excerpt from the Johnson County Poor Farm Planning Study and map
Approved by:
Robert Miklo, Senior Planner,
Department of Planning and Community Development
CITY OF I®WA CITY ON
Qyyp
c
ARO�N
9�
- U
F 2
f K
C,y�A ZZ� o
O a
OWN �
CA WAY CT } o
W
r OPD8
W
ARN y a
<N
\ a
P1
r o�
P
0 3 y�+
KILLARNEY W
IRELAND DR
L� I D-RS
RS5
�qA
Pi
F�
j qP
/ Hun ters
W
Run
GR SS LN
Park
z
SITE LOCATION: 4435 & 4455 Melrose Avenue REZ06-00001
October 11, 2005
•
CITY OF IOWA CITY
Tracy Falcomata
410 East Washington Street
Burns and Burns LC
Iowa City, Iowa 52240- 1826
319 E. Washington Street, Suite 111
(3 1 9) 356-5000
P.O. BOX 1226
(319) 356-5009 FAX
Iowa City, IA 52244
www.icgov.org
Re: Melrose Avenue access point for Johnson County Permanent Supportive Housing LP project
Dear Tracy:
This letter is to clarify the City's position on the proposed new access point to Melrose Avenue for
the Johnson County Permanent Supportive Housing LP project. It appears that the location of the
proposed new access point is under the jurisdiction of the City of Iowa City, as it is outside of the
access control limits purchased by the Iowa Department of Transportation. We would therefore
evaluate this access point consistent with our policies for arterial street access management. As we
have indicated to you, it is our goal to minimize the number of access points along arterial streets
since these are the locations where the majority of traffic collisions occur. In addition to attempting to
minimize the overall number of access points, we also want to make sure that access points along
arterial streets are spaced appropriately along the corridor and have good visibility.
Our preferred access arrangement for your project is to use the existing Chatham Oaks access point
to Melrose Avenue for the reasons stated at our meeting. In the future this is likely to be a major
intersection as there will also be access to the County's property to the north when the proposed
National Guard site is developed. If you are adamant about a separate access point to your
proposed project, we would be able to support this location as a right-in/right-out access only, in
addition to the existing Chatham Oaks driveway. There would be no break in the median for
westbound left turns into the site. We believe this access management strategy is most favorable
with respect to arterial street access management principles, would have the lowest overall cost, and
could be implemented without review and approval by the Iowa Department of Transportation.
If you wish to pursue a full access as proposed on your site plan dated May 26, 2005, a left -turn lane
and taper constructed within the existing median would be required. This requirement is consistent
with Iowa DOT geometric design guidelines. It is the City's practice that the cost of such
improvements are borne by the developer. If you wish to have the City absorb any of this cost, you
would need to address that with the City Council. The median break for the left -turn lane would also
require review and approval by the Iowa Department of Transportation as it would extend into the
area where they have purchased access control rights.
Jeff discussed this matter with Sally Stutsman, the Chairperson of the Johnson County Board of
Supervisors, and she indicated no preference as to how access is provided to your project.
Please let me know how you would like to resolve this issue and if you have any questions.
Y
lin, Director
Department of Planning and Community Development
cc: Jeff Davidson'
Anissa Williams
ppdadm/Itrs1kf-fa1oomata.doc
STATE
HISTORICAL
IQCWA f
A Division of the Iowa Department of Cultural Affairs
January 24, 2006 In reply refer to:
R&C#: 060152088
Ms. Tracy Hightshoe, Associate Planner
City of Iowa City
410 East Washington Street
Iowa City, Iowa 52240-1826
RE: HUD — J01 NSON COUNTY — CITY OF IOWA CITY — HOME FUNDS 14-239 — MELROSE RIDGE
PROJECT — CONSTRUCTION OF TWO APARTMENT BUILDINGS — SEC. 13, T79N-R7W
Dear Ms. Hightshoe,
We have received your January 18, 2006 submittal regarding the above -referenced undertaking. We make the
following comments and recommendations based upon our review of this material and in accordance with Section 106
of the National Historic Preservation Act of 1966 (16 U.S.C. §§ 470 et seq.) and its implementing regulations 36 CFR
Part 800 (revised, effective August 5, 2004).
We regret that we are unable to concur with your determination of `no historic properties' at this time for the following
reason(s).
Our records show that the proposed construction will occur within the boundaries of a National Register -eligible
historic district. The Johnson County Poor Farm Historic District (52-04415) was defined by Tall Grass Historians in
2004 (Rogers 2004) as part of a study performed for the Johnson County Historical Society under a Historic Resources
Development Program (HRDP) Grant.
Rogers reports that: "A National Register eligible Historic District does exist on the Johnson County Poor Farm
property and it includes both architectural and archaeological components. The period of significance for this property
would date from 1855, when the farm was established, until 1953, the arbitrary 50-year cut-off date for inclusion in the
National Register of Historic Places.
"The recommended district boundary includes archaeological sites 13JH1148 and 1149, which represent the
archaeological sites around the standing buildings (13JH1148) and the suspected Poor Farm Cemetery (13JH1149). In
addition is a portion of the surrounding farm ground from the historic farm operation." (Iowa Site Inventory form). The
completion of an intensive -level (Phase I) archaeological survey of the Poor Farm property was among Tallgrass'
recommendations.
In our consulting opinion, the proposed action will result in direct and indirect effects upon the Johnson County Poor
Farm Historic District. The magnitude of these effects remains to be assessed.
We recommend that a phase I archaeological survey be conducted of the project Area of Potential Effects (APE) prior
to the commencement of any earthmoving activities in order to determine if significant archaeological deposits,
features, or structural remains associated with the Poor farm extend into the project area. We also ask that you provide
us with elevation drawings of the proposed structures and architectural concepts, if available, depicting the structural
design and material to be used.
Once we have received this information we will be in a better position to advise you on how best to proceed. In the
meantime do not hesitate to contact Ms. Barbara Mitchell, SHPO Architectural Historian at
Barbara.MitchellAiowa.gov (515) 281-4013 or me at daniel.higginbottcrnAiowa.gov (515) 281-8744 if you have any
questions or require further assistance in this matter.
600 EAST LOCUST STREET, DES Mo1NES, IA 50319-0290 P: (515) 281-5111
Sincerely,
jam., ~
Daniel K. Higginbottom, Archaeologist
Iowa State Historic Preservation Office
Cc: Ms. Barbara Mitchell, Architectural Historian, SHPO
References cited
Rogers, Leah D.
2004 "Architectural/Historical Intensive Survey and Evaluation and Archaeological Reconnaissance of the Johnson
County Poor Farm and Asylum, Johnson County, Iowa." Tallgrass Historian, Iowa City
PROPOSED LAND USE PLAN
°FF,� JCGOG
�o
'90
a
O
Q
Z
U
30 ACRES 25
ACRES
JOHNSON CO. FUTURE
SECONDAW ROADS NATIONAL
DEPARTMENT GUARD
MELROSE AVE.
FI-5 RES10ACRES
ARM CIM TRAM OAKS
10 AC.
25 ACRESI��
LOW -DENSITY
30 ACRES
" FUTURE �--
PUBLIC USE
100 ACRES
PRESERVATION AR
10
FIGURE 3
HUNTERS RUN
PARK
1
Iowa City Rezoning Application
Exhibit 11
Statement as to Why Rezoning is Warranted
The property is owned by Johnson County, who is leasing the land to the Johnson
County Permanent Supportive Housing Limited Partnership (JCPSHLP) to develop
affordable rental housing for persons with a disability. Robert Bums & Associates,
Architects is the architect for the project.
The land is currently zoned Public. While ownership will not change, City of Iowa City
staff has advised that the zoning will need to change for two reasons 1) the land use will
change and 2) the County will not be managing the land for the term of the lease (which
is 56 years). Therefore, based on the recommendation of City staff, we respectfully
request that the land be rezoned to Public / Low Density Multi -Family Residential Zone
(P / RM-12) to accommodate the proposed project, Melrose Ridge.
Melrose Ridge will consist of two single -story buildings, each accommodating eight one -
bedroom dwelling units and one two -bedroom unit for a total of 18 units. All units will be
handicapped accessible. Access to the units will be through a common area which will
include an activities area, a TV lounge, a kitchen, and an office for an on -site manager
and support service coordinator. As noted in the legal description (attached as Exhibit
3), the parcel is 2.83 acres.
The project applied for and has received HOME funds from the City of Iowa City. In
addition, the City Council has passed a resolution of support for this project (Resolution
no. 05-340 passed 18 October 2005). Applications were submitted this fall for State
HOME funds and Low Income Housing Tax Credits. These awards will be announced
March 2006.
CD'
�J
I
>
tD
IBM 1111IN1111111
Raoord,d: ff/026%;ID, itT01 1� 9E PM
Fee ANt; q.00 Pea f aF 1 John eon County low&
Kla Painter County Recorder
SK50 Pa58
PREPARED BY: MMS CONSULTANTS 1917 S. GILBERT ST. IOWA CITY, IOWA 52240 (319) 351-8282
PLAT OF SURVEY
AUDITOR'S PARCEL 2005055 \ T�TrGAL. DE LRIPl7nn
TO THE CITY OF IOWA CITY A PORTION OF THE NORTHEAST ONE -QUARTER OF THE NORTHEAST ONE -QUARTER OF
JOHNSON COUNTY, IOWA SECTION 13, TOWNSHIP 79 NORTH, RANGE 7 WEST OF THE STM PRINCIPAL MERIDIAN, CITY
OF IOWA CITY, JOHNSON COUNTY, IOWA, MORE PARTICULARLY DESCRIBED AS
\ FOLLOWS:
/\) AUDITOR'S PARCEL 2005055
COMMENCING AT THE NORTHEAST CORNER OF SECTION 13. TOWNSHIP 79 NORTH, RANGE
/ 7 WEST OF THE 5TH P.M, CITY OF IOWA CITY, 10HNSON COUNTY, IOWA; THENCE
SECTION 13 , ADISTANCE F 72 NORTHNG THE 4 FEET; THENCE SOOPO4 20"E, 79LINE OF THS NORTHEAST EET TO ONE -QUARTER POINT OF ON
THE SOUTHERLY LINE OF A RIGHT-OF-WAY PLAT EXHIBIT A-2 AS RECORDED IN DEED
BOOK 602 AT PAGE 75 IN THE RECORDS OF THE JOHNSON COUNTY RECORDER, THENCE S86R1'03"E, ALONG SAID SOUTHERLY LINE, 50.42 FEET; THENCE 57527'04"E, ALONG SAID
- - - SOUTHERLY LINE, 388.95 FEET; THENCE 1318'5316"E, ALONG SAID SOUTHERLY LINE, 188.70
N 1/4 CORNER FEET; THENCE S4T10'34'B, ALONG SAID SOUTHERLY LINE, 52.80 FEET; THENCE
SEC 13-T79N-R7W S89'55'40"W, 52625 FEET; THENCE N00'0420"W, 316.00 FEET TO THE POINT OF BEGINNING,
FOUND 5/8-o REBAR CONTAMMG 2.83 ACRES AND IS SUBJECT TO EASEMENTS AND RESTRICTIONS OF
BOOK 2, PAGE 256 - RECORD. -
MELROSE AVENUE N69'3W29-W 2560.54'(M) 2660.6W(R)
1840.2C _ _
REM-m-WAAy RAT mmxr A-2 720.34' NC1R7H LINE lX THE HE 1/4 SEC. 13 NE CORNER
�'"JTN.SGN LAMI•, IOWA TO ♦, �+ , n
` TTE STATE A' IOWA of , N SEC. 13-T79N-R7W
WZK 002. PAEG=_-7A Q � ^ , o o FOUND IOWA DEpL OF
�i TRANSPORTATION
- - - -2i O3 OUND 5ro-e REBAR YET CLAIM DEED AND BRASS PLUG PER
50.42' R&r-C"AY FLAT MINT M2 BOOK 35, PAGE 232
PW OFS73�7'04 f TIM VWA TO G r
•.rE�N'wRf - 30. . J6g 95, dGL'1C 101, PAS£ Tl-li
30TA (AI)
SANITARSEWER
Y
EME
EASSEME^ I
g NT V- i
ro FOUND 5e PN i'
ExlsnNc \rA�+1 WITH AIUINIIA w �f
BUILDING 36.4; ' 1 \ S,�yR r IIL3
Tip
ry
\pN� s 'AUDITOR'S PARCEL 2005055
tP AREA = 2.83 ACRES
`& ertsltltl66 5M I
FASTM p GRAPHIC SCA18 W Fm
SANITAR
30 oe /6 P=101i
SERER Y-t3- MM µ5lA o PINNAPI F`J
A T spa Ojt O O I
S89'S5'40' S2fi.25'
��( h J�` +�
F�t/i2 WOVEN k BARBED ...I... _ ._
v"- WINE FENCE _ -
� W
PROPRIETOR: JOHNSON COUNTY BOARD OF SUPERVISORS 1-, 1 y
SURVEY REQUESTED BLE
Y: JERRY E BURNES
DATE OF SURVEY: MAY t0 2005
I hereby certlly that this land surveylrlq docamanl was Prepared woh was and LEGEND AND NOTES
Ihs related -,.y s Perfarmed by me er under my dretl
Personal eaParvh 0n and that I om a duly Ikensed Land Surveyer - COINNE55gNA1 COIeJFR, SaIAVD
LA1b under the laws of the Stole of awe. - C' NA CORNM RMSTABLRHED
�Q _ TVSO MO CBSa F NCORBEO led)LOCATION
CQ53Si' Q _ t S (w -led)
(_ U PROPERTY cbm+ms SET
OLE3I D. < ►'n - - ! I 1 2O C'.r is r.:a .�iu iwsy� , aaeur Ls cep
-I GLEN D. MEISNFR, L.S. lowo Lk. No. 8165 0 - CUT X I
BIfiJ PROPERTY t/err BOUNDARY Locs
My license renewal dale IS Osce-ber 31, 20 6 f — - - - — - - - — _ CONIRWH�AL SECTION �
tit {t NES
CENTER TRIES
IOWA �- - LOT UNM INTERNALI
----__ — - LOT LINES, PIATTED OR BY DEED
Po ee Or Sheets Covered b this seol: _ _ _ _ _ _ - __--_ EASEMENT UNM MOTH a PURPOSE NOIEO
SR) _ - _ _ __ - _ _= �Rus"ll E LINES, PURPOSE NOTED
ED
C1 )-1 - MEASURED DIENSM
22 - 1.11RYE SEOLE117 IRIYBERR
UNU§f NOWD OsaNY, AIL ONGOW ARE N FEET NO esEM*s
SEAL ERROR OF CLORK IS LESS MAN I FOOT IN MOM FEET
rn x
m =
Ln z
I
LngO
V
G �2WD\26e5pS2SDWG
119
o
�
e
;R
0
o
o
uo
rnZ
o
11 /1/20D5
c
Ln
sheet nun: PLAT OF SURVEY
AUDITOR'S PARCEL 2005055PA
MMS C011MrANYB a INC
Iowa City, Iowa (319) 351-8282
/76
g
&
REMSEO PER CLIENT
N Project Title:
r ) A PORTION OF THE NE 1/4 NE 1/4 OF SEC. 13-WON-R711
OF THE
6Tt1 P.M.. CRY pF IOWA CITY, JOHNSON COUNTY, IOWA
11:W..DS AM CST
P
R,
Designed b�y.Drowby.
JEL
Checked by,
GDM
_
-
ROBERT BURNS & ASSOCITATES, ARCHITECTS
319 EAST WASHINGTON STREET, SUITE 111
P. O. Box 1226
IowA CITY, IowA 52244
319-338-7600
FAX 319-337-2430
MEMO
Date: 13 January 2006
To: Iowa City Planning & Zoning Commission
Re: Melrose Ridge Rezoning Application
Dear Ladies and Gentlemen,
As part of the Melrose Ridge application for rezoning, we are enclosing the attached
preliminary site plan. It is our understanding that while this document is not required, the
Commission appreciates this kind of information on a project applying for rezoning. We
offer this site plan asking that you bear in mind that it is preliminary and changes to it may
be made as the project moves through the development process.
If you have any questions or would like additional information, please don't hesitate to
contact me.
Sincerely,
Robert Bums & Associates, Architects
1411e� a.l'.
Tracy Falcomata
Project Planner
enclosure
_
0
N
71
�rJ
rr�.,�syMy4y%.
ARCHITECTS a REAL ESTATE DEVELOPERS / PROPERTY MANAGERS
CITY OF IOWA CITY
MEMORANDUM_
DATE:
MARCH 2, 2006
TO:
THE PLANNING AND ZONING. COMMISSION
FROM:
SUNIL TERDALKAR, ASSOCIATE PLANNER
RE:
SYCAMORE APARTMENTS (REZ06-00003)
In the February 16, 2006 meeting, the Commission deferred the approval for the above
mentioned rezoning application at the request of the neighboring property owners and
with the consent of the applicant. The applicant has agreed to submit a revised plan that
addresses some of the issues and concerns raised in the meeting. Attached is a copy of
the email from the representative of the applicant. The applicant has also indicated that
the proposed apartment structure (# 1) will be no more than two and a half storey in
height.
Enclosed.
Page 1 of 1
From: Steve Gordon [sgordon@ammanagement.net]
Sent: Friday, February 24, 2006 12:40 PM
To: Bob Miklo
Subject: Sycamore
Bob, I talked to Brenda about the Sycamore plan. She will be unable to complete the changes and get them to
you today so I wanted to verbalize what we are doing. We will get an updated plan to you next week so it is
available for the meeting.
1. We have moved building I back towards the south to be parallel with buildings A&B. This was a request of
Mr. Van Dusseldorp.
2. We have moved building I to the west approximately 5'. This will put building 140' from the property line.
Mr. Van Dusseldorps house sits approximately 87' east of the property line. There will be 127' feet between
building I and Mr. Van Dusseldorps house. Moving building 1 further to the west was at the request or Mr.
Van Dusseldorp.
3. We have included a connection between the project sidewalk and the City trail system. This was a request
of Mr. Van Dusseldorp.
4. We will prepare a landscape plan for the area between building I and the property line. The landscape plan
will include a berm, evergreen trees and plantings. This was a request of Mr. Van Dusseldorp.
5. We will install a split rail fence along the property line between this project and Mr. Van Dusseldorps
property. This was a request of Mr. Van Dusseldorp.
Please let me know if you have any questions. I will get you a copy of the revised site plan as soon as it is
available.
Thanks
Steve
2/24/2006
STAFF REPORT
To: Planning & Zoning Commission Prepared by: Sunil Terdalkar
Item: REZ06-00004 Date: March 2, 2006
GENERAL INFORMATION:
Applicant:
Three Bulls, LLC
2621 Catskill Court,
Iowa City, IA 52245
(319) 631-5800
Contact Person:
Duane Musser
MMS Consultants, Inc.
1917 South Gilbert Street
Iowa City IA 52241
Phone:
(319) 351-8282
Requested Action:
Planned Development Overlay (OPD-5) with a
Sensitive Areas Development Plan
Purpose:
Development of five townhouse style residential
units
Location:
West of North Dodge Street on Dubuque Road
Size:
Approximately one (1) acre
Existing Land Use and Zoning:
Undeveloped — RS-5
Surrounding Land Use and Zoning:
North: Undeveloped — RR-1
South: Undeveloped — RDP
East: Undeveloped and Residential — RR-1
West: Residential — RS-5
Comprehensive Plan:
Single-family Residential
Neighborhood Open Space District
Dubuque Road (N1)
File Date:
February 9, 2006
45-Day Limitation Period:
March 27, 2006
SPECIAL INFORMATION:
Public Utilities:
Sanitary sewer and water lines are available
Public Services:
The City will provide police and fire protection.
Refuse and recycling collection services will be
provided by private service providers. Transit
route North Dodge serves this area with the
2
BACKGROUND INFORMATION:
nearest bus stop at the intersection of Dubuque
Road and North Dodge Street.
The applicant, Three Bulls, LLC, is requesting approval of for a Planned Development rezoning
(OPD-5) along with a Sensitive Areas Development Plan for an approximately one -acre property.
The applicant is proposing a residential development of townhouse -condominiums with five units
on this property located at the south west side of the intersection of North Dodge Street and
Dubuque Road.
ANALYSIS:
Comprehensive Plan Compliance and Zoning Analysis:
Historically the area along Dubuque Road was used for dairy farming and the rural character of
this area still exists, to some extent, in the historic farmhouses and barns. One of the
implementation objectives of the North District Plan is to encourage housing and land
development in this area that is in keeping with the character of this area. The plan identifies the
area on the west of Dodge Street and up to 1-80, is suitable for single-family or duplex residential
type development.
The general area contains many sensitive natural features which provide ample open space. One
of the goals the North District Plan aims to achieve is clustered development through the principles
of conservation design to protect these environmentally sensitive areas. The current zone — RS-5
— for this property allows 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.
The applicant is requesting approval for a rezoning to Planned Development Housing Overlay
Zone (OPD-5), with the density of the underlying RS-5 zone, to develop a cluster of townhouse -
condominiums. Under the provisions for Planned Development Housing Overlay Zone, the
minimum area for such development should be two acres or more. However, if sensitive areas
exist and the property is not less than one acre in area, and a planned development could provide
a more efficient alternative to conventional development, such development qualifies for OPD
rezoning.
The sensitive areas found on the property include regulated slopes and wooded areas. The
sensitive areas development plan provided by the applicant shows the protected, critical and steep
slope areas and the associated buffers. The wooded areas and a tree protection limit lines are
also shown. These areas are located in the western half of the property.
Under the RS-5 zone, staff estimates that a maximum of three single-family units could be
developed on this property. With the OPD-5 proposal the applicant is proposing five attached
units, which is the maximum density allowed for the underlying RS-5 zone. The design proposed
for this development includes five townhouse units attached and qualify as Condominium
Development. Each townhouse unit is approximately 20 feet wide and 52 feet long, making the
overall structure 108 feet along Dubuque Road. The building is designed with separate building
planes that articulate the units creating breaks in the single long building plane. The front entry
porches provided for each unit increase the residential character for the structure. The proposed
building material is fiber cement board lap siding with shake style shingle accents. In staff's view,
proposed structure meets the general standards for approval in terms of mass, scale and general
layout.
As per the Multi -Family Site Development Standards in the zoning code, a drive can not be placed
ppdadmiMstfrepVez06-00004 dubuqueroad-threebulls
3
closer than 10 feet from the lot line or any portion of a building. The buffers created should be
minimum 10 feet wide and landscaped with at least S2 standard. The applicant has requested a
reduction for buffer width. Only one vehicular access is provided and the on -site parking is
provided on the back side of the structure and has agreed to provide a landscaped buffer in a
reduced area. The Planned Development encourages creating pedestrian oriented street -
frontages, by providing the parking spaces on the back of the structure the applicant has tried to
meet the approval criteria. If properly landscaped, in staff's view, the reduced buffer area would be
consistent with the intent of the standard.
The design plan is also required to meet the following approval criteria:
1) Pedestrian Facilities, both on -site and along the streets
The code requires that adequate pedestrian facilities be provided as part of a pedestrian
network plan that shows access to public streets, sidewalks, building entrances, parking
areas shared open spaces, natural areas and other amenities. It is also required that
sidewalks are provided according to city standards and designed to provide safe and
comfortable environment. The sidewalks should be planned such that it is adequately
buffered from vehicular traffic, and that there are limited driveway interruptions and street
trees are planned to create pedestrian friendly environment.
The applicant has agreed to provide sidewalk system for the development that would
connect to the proposed sidewalk along Dubuque Road. Revised plans showing the
sidewalks should be submitted prior to the commission consideration. The building is
designed with separate building planes that are articulate the units. Porches provided for
each unit increase the residential character for the structure.
2) Tree Requirements
The code requires submittal of a landscape plan that illustrates and lists the specifications
about the landscape elements such as species, size, locations, and mature height for both
proposed and existing trees. The plan must illustrate how the requirements provided in the
Landscape and Tree Standards section of the code will be satisfied. All the plantings must
be installed prior to occupancy or commencement of a use.
The applicant has provided a landscape plan showing trees along east property line
Dubuque Road that meets the requirements.
3) Open Space Requirements/ Neighborhood parkland or fees in lieu of:
Residentially zoned planned developments are required to dedicate land or fees in lieu of
land. The Neighborhood Open Space Plan identifies the proposed development as part of
the Dubuque Road Neighborhood Open Space District (N1). Based on the Neighborhood
Open Space Ordinance, a subdivision of this size is required to dedicate 0.024 acres
(1,023.55 square feet) of open space or pay fees in lieu of dedication. The plat has been
referred to the Parks and Recreation Commission.
(Formula used for calculation: A [area of undeveloped property] x 0.65 [percentage of the
average development density occurring in Iowa City] x DU [maximum dwelling units per
undeveloped acre] x PDU [persons per DU based on most recent census] x 3/1000
[community standard of acres for active neighborhood open space required per 1000
persons] = 1 x 0.065 x 5 x 2.41 x 0.003 = 0.024 acres).
Given that the proposed development is clustered, maintains and preserves the sensitive areas,
and includes an attractive design attempt with quality building materials, in staff's view, the
proposal is consistent with the code and the future land use scenario of the North District Plan.
ppdadminlstfrep\rez06-00004 dubuqueroad-threebulls
4
Traffic Implications:
The development will add approximately 35 trips to the traffic system of the area and should not
have a major impact on Dodge Street. However, as Dubuque Road is currently a narrow
substandard street, it needs to be upgraded to City standards. As part of the ongoing Dodge
Street improvement projects part of this street will be upgraded. The owner/developer is required
to share cost of improvement for the remaining section of the street up to the western boundary
line of the property. The owner/developer is also responsible for installing the sidewalk from
Dodge Street up to the western boundary line of the property along Dubuque Road.
The North District Plan shows an 8-foot wide sidewalk is required along Dubuque Road. However,
considering the density and the rural character of the area, staff feels that, a standard sidewalk
could better serve the area and help maintain the character of the neighborhood.
Infrastructure fees:
The developer is required to extend the sanitary sewer line to the north boundary line of the
property. Water main extension fees—$395 per acre applies to this property.
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 REZ06-00004, a rezoning of approximately
one -acre land from Low Density Single-family Residential (RS-5) to Planned Development Overlay
(OPD-5) with a Sensitive Areas Development Plan, be approved.
DEFICIENCIES AND DISCREPANCIES:
1. Details about the approval criteria mentioned above
2. Elevations for all the facades of the proposed structure
3. Title change (Planned Development Overlay, Sensitive Areas Development Plan)
4. Errors, incomplete information and other technical corrections identified by the City Engineer
ATTACHMENTS:
1. Location Map
2. Preliminary Plat
Approved by:�I/
Robert Miklo, Senior Planner,
Department of Planning and Community Development
ppdadmin%stfreplrez06-00004 dubuqueroad-threebulls
CITY OF IOWA CITY ON I
RS5
C�l
RDP
SITE LOCATION: Dubuque Rd. & N. Dodge St.
DUBUQUE RD
RS5
R EZ06-00004
PLAT/PLAN APPROVED
by the
City of Iowa City
CRY pny D.IM
YTRl7Y [AYA[MTa, Af rMIMM N[KOK MAY an MAY r)T,
AMD MM a uK w[t wq KLi NS ra SEVER
L[Ml BlfarPR7M
TATIR[ ALDIf fMD mow.Mlr u[ M M M[ORi Af L Msf-L
ww MM"a M 30 aBKf ,T r9+n 1�,
0 A/Y9 raw[ rat Aloff >t
fwMw[s1[ar MOn-O-ter ur K alIMu0. Mr! s of
aa[rA O r1117<f R tT.w Par, tAltla f , 0W[[ ME IPAItR
1 P OR w>t rrH p aOr[[. WIEI�M MI fRAO I.OAckL
PRELIMINARY OSA-5 AND SENSITIVE AREAS SITE DEVELOPMENT PLAN
DUBUQUE ROAD CONDOMINIUMS
IOWA CITY, IOWA
FIAT POf@AB® TIY : sl>�l�A�
mo CONaULTANIB INC. 7NNIZ Buum BAIIA SWARTORIMM
OIII! Stu N IYT 1917 BOM GL8 ST. BBOI WBBDM BRABLU AND RBSY
Y4 IDBA CITY, IDBA, BEEAD I IEI CATBNBL COUIR I B. OB86RY STEW
IOWA CRY, IA BBB[B IDWA CRY. IOWA W40 EXISTING ZONING & LAND USE:
Aga;a IOU
PROPOSED ZONING & LAND USE:
AI*M 0l&WwN -
RE31DENTIAL
STANDARD LEGEND AND NOTES
��- PROPERTY A/a amawm WES
- COMOrssom SCTIOM LINES
- wwT-Cr-My LM
------------- - emu" R1DM-ar-Mr IARs
C[MTOI DIES
_ E1fAr16 CD"Q LNES
m
- LOOT IUAE�f PLA"W ON By OUB
_ _ _ _ _ _ _ _ — _ _ PROPOSD EAS101T LENS
[ffiw16 CAUMEMT LEES
- BLMDIMum
(In - REOOROEO OMLM9011E
Y!-1 - CURVE SCKMT WARIER
'PIMIP-
O O _ LOW PDX
a[ - r MwM Irm wv
- rrE "tORAMT
r1T01 VALVE
m � - d1AR1AEC YArlai
K O - OIIIB fl{tT
—w—z-- rU/LS IRE
EMBTMIO aA SAW
S
N----(f— [PrArom stay A SIM EV
O!
w - POOPOUD SIMON SEM[R
NAM U s
E - [I[CMPCAL umn
T - IOOIMK Um
G - OAS U1Ef
�vvwvv'rvvww+ - ETRMRIO TREE UK
- EAMww KDOUD9f TQ
- ENSM [\ERMIL91 Tom
Df[% MJRD OMOILK. ALL [fIDIBDAA AI[ r M7 AND MAO[OMe
TK RM wo LOCAALOM Or ALL PROPOSED LrMy= 940MN
ON no PLAT ARE ROECT TO MODWAI M AND/OM OIAMOE
M ACTUAL UK AM LOCAUM Or ALL PROPIRED rAOUlES
91ALL K VERRTEp MIT" COMMTRUCTIOM DOGMOMS. Mroi
ARE TO K PREPARED ww ELRRRYYED Aw[EDIEMT TO w
APPROVAL Or WO PLAT.
M
M
CIVIL ENGINEERS
LAND PLANNERS
LAND SURVEYORS
LANDSCAPE ARCRREM
ENVIRONNIMAL 911CIMM
1917 S. GILBERT ST.
IOWA CITY, IOWA
(319)351-52P"
wvnv.mms�wncu t nb~.r
57610ST. SUITE, CEDAR RAPIDS,
IOWA
(319) S11 S1S8
OW ft ,
PRELIMINARY OSA-5
PLAN &SENSITTVEAREAS
SITE MEIAPMENTPUIN
DUBUQUE ROAD
CONDOMINIUMS
IOWA CITY
JOHNSON COUNTY
IOWA
MMS CONSULTANTS, INC.
02-09-06
�P+DAM
wrr M"a M
O»..fy
J M
MRIw
-
(YtW f7
DAM
MJPPL IY.
YM Mw
KWACRY
7409001
Ar, 5
,m W Pure
m
T o�
0
m
OF PLATE
wroe
m m
wwl u
PROPOSED FRONT ELEVATI❑N
Fly ED
2006 FEB -9 PH 12: 02
CITY "-LEEK
10VIA -,,;Ty, IOWA
. . .
. . .
x
w
J
al
J Ln
J i
� A
PCI a
W w
W W
C3
pq
TOP OF PLATE
TOP OF WINDOW
0
_ UPPER LEVEL
_TOP OF PLATE
TOP OF WINDOW
i
in �
MAIN LE`/EL
m
m
cr
IV
N
O
CA
O
N
W
CD
a
t]
It
W
r•
3
m
m
3
m
3
Ct
W
W
r
CD
(n
N
CD
I
Ull
W
O
Ln
STAFF REPORT
To: Planning & Zoning Commission
Item: REZ06-000051803/1835 Boyrum St.
GENERAL INFORMATION:
Applicant:
Contact Person:
Phone:
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:
Prepared by: Sarah Walz
Date: March 2, 2006
Hy-Vee Food Stores, Inc.
5820 Westown Parkway
DesMoines, IA 50266
John Brehm
Hy-Vee Engineering
5820 Westown Parkway
DesMoines, IA 50266
515-453-2795
Rezoning from CI-1 to CC-2
To allow expansion of the existing Hy-Vee Store at
1720 Waterfront Drive into neighboring properties.
1803/1835 Boyrum Street.
1.80 acres
Commercial (CI-1)
North: Commercial (CC-2)
South: Commercial (CI-1)
East: Commercial (CI-1)
West: Commercial (CC-2)
Commercial
February 9, 2006
March 27, 2006
The applicant, Hy-Vee Food Stores, Inc., is requesting a rezoning from Intensive Commercial (CI-
1) to Community Commercial (CC-2) for two lots (1.8 acres) located adjacent to the Hy-Vee store
on Waterfront Drive to allow expansion of the existing store and parking lot. The subject
properties are located directly east and northeast of the existing Hy-Vee Store —currently Yen
Ching Restaurant and the former Good Will store occupy the sites. The existing buildings that
occupy these lots would be removed to make way for the planned expansion.
In 1994 the City rezoned the current Hy-Vee property from CI-1 to CC-2 to allow the
2
development of the present store. This created an unusual situation in which the CC-2 zone
was located away from the main access street.
ANALYSIS:
Zoning: The Intensive Commercial (CI-1) Zone is intended for businesses that require outdoor
display or storage or businesses that sell or repair large equipment. Retail uses in this zone are
limited to those that tend to generate limited volumes of traffic, such as building supply stores,
hardware, and consignment stores.
The Community Commercial (CC-2) is intended to provide major business districts that serve a
significant segment of the total community population. The CC-2 zone allows for a variety of
retail uses that generate significant traffic and require access from major thoroughfares.
The Comprehensive Plan identifies the Highway 6 corridor as a "significant commercial center
for the community" and anticipates "minor redevelopment" within the commercial areas adjacent
to Highway 6. The South District plan identifies the subject properties as General Commercial in
its "Future Land Use Scenario".
The surrounding areas are already developed with commercial land uses. Properties to the
north, which front along Highway 6, are already zoned CC-2. Properties on all other sides,
including those contiguous lots to the south of Hy-Vee remain zoned CIA.
Traffic implications
At the time of the previous re -zoning, which allowed construction of the existing Hy-Vee,
considerable attention was given to the traffic implications along those roads providing access
to the site from the west. This included a reconfiguration and improvement of Waterfront Drive
and an extension of the Stevens Drive across the railroad tracks to allow access, with the costs
of these street improvements born by the applicant.
With the proposed expansion of the Hy-Vee Store and parking lot to the east, traffic will likely
be focused along Boyrum Street. Boyrum is a commercial collector street designed to handle
the additional traffic volume that CC-2 uses generate. In Staff's opinion, the planned
construction of additional entrances into the Hy-Vee parking lot along Boyrum should help to
alleviate some of the congestion in this area.
STAFF RECOMMENDATION:
Staff recommends that REZ06-00005, a rezoning of approximately 1.8 acres from Intensive
Commercial (CI-1) to Community Commercial (CC-2) located at 1803/1835 Boyrum Street, be
approved.
ATTACHMENTS:
1. Location Map
2. Concept Plan
3. Letter from Applicant
Approved by:
Robert Miklo, Senior Planner,
Department of Planning and Community Development
ppdadmin\stfrep\template. doc
CITY OF IOTA CITYqNP
� TERFRONT
STEVENS DR
SITE LOCATION:1803 & 1835 Boyrum Street
R EZ06-00005
February 8, 2006
Mr. Bob Miklo, Senior Planner
City of Iowa City
410 East Washington Street
Iowa City, Iowa 50420
RE: Rezoning of 1803 Boyrum Street, Lotl3, Boyrum Subdivision — Part 2 and 1835-1855
Boyrum Street, Lots 1-12, Boyrum Subdivision.
Dear Mr. Miklo:
We request that the above referenced properties be rezoned from Intensive Commercial, CI-1, to
Community Commercial, CC-2. We are planning to expand our existing store and parking areas
at 1720 Waterfront Drive into the neighboring properties to the east. This expansion will be
benefitting the community by not only by providing additional quality services, but also making
the immediate area more attractive and easier to navigate for the motorist and pedestrian. Our
conceptual plan closes three access points along Boyrum Street and separates the Hy-Vee main
vehicular entrance from our neighbors' main entrance to the north. The conceptual plan also adds
a clear walking path from Boyrum to the front of our store. (See attached exhibit)
Community Commercial zoning is prevalent in the areas along Boyrum Street and between
Boyrum Street and Waterfront Drive. By changing the two requested properties to Community
Commercial from Intensive Commercial will not adversely affect the quality and flavor of this
area. Since uses such as building yards, machine shops, and implement dealers are allowed in the
CI-1 zone, by rezoning to CC-2 the City will preserve and enhance the retail nature of the area.
In short, changing the current zoning from CI-1 to CC-2 is consistent with our surrounding
neighbors. It does not appear that this zoning change would have an adverse impact the City's
Comprehensive Plan.
We look forward to working with the City as this request moves through the rezoning process. If
you have questions or need additional information please don't hesitate to call or write.
Respectfully,
fohn Brehm, ASLA
Hy-Vee, Inc.
5820 Westown Parkway
West Des Moines, Iowa
Phone: (515) 453-2795
50266
Hy-Vee, Inc.
5820 Westown Parkway, West Des Moines, Iowa 50266
Phone: (515) 267-2800
s;
" J
rn ^ �.
'co 1 I
I - -
co
-----
now
y,
vs
lywy, No
AATS S Ur°
AF
svPPT °FFic C�ICOG��t'�] s, � A ,
CY STQAi CC-2
r
CC-2 REQUESTED'
PARCELS TO
BE REZONED CH
STEVENS DR
EXIST HY-VEE
FOOD STORE
CC-2
w
O
m
STAFF REPORT
To: Planning & Zoning Commission Prepared by: Sunil Terdalkar
Item: SUB06-00002 —Windsor West Date: March 2, 2005
Subdivision Part One — Final Plat
GENERAL INFORMATION:
Applicant: Arlington Development, Inc.
1486 S 1st Ave, Unit A,
Iowa City, IA 52240
(319) 338-8058
Contact Person: Duane Musser
MMS Consultants, Inc.
1917 South Gilbert Street
Iowa City IA 52241
Phone: (319) 351-8282
Requested Action: Subdivision Final Plat
Purpose: Development of a 37-lot residential subdivision
Location: American Legion Road
Size: Approximately 26.04 acres
Existing Land Use and Zoning: Formerly a golf course, RS-5
Surrounding Land Use and Zoning: North: Residential/partly developed — RS-5
South: Undeveloped County Residential — R
East: County Residential (Far Horizons Sub.) — R
West: Highway 218 & undeveloped — ID-RS & P
Comprehensive Plan: Recently annexed property within Iowa City growth
boundary
Neighborhood Open Space District Windsor Ridge (SE3)
File Date: February 10, 2005
45-Day Limitation Period: March 27, 2006
60-day Limitation Period: April 11, 2006
BACKGROUND INFORMATION:
The applicant, Arlington Development, Inc. is requesting approval for a final plat for a 37-lot, single-
family residential subdivision with one out -lot, on approximately 26.04 acres of land located north of
American Legion Road, south of Highland Woods subdivision. The property is part of a recently
annexed 51.9-acre tract, formerly used as a golf course.
2
ANALYSIS:
The final plat as submitted is, in general, consistent with the preliminary plat. The proposed 37
residential lots are part of the overall development of the Windsor West subdivision which includes a
total of 96 lots. The construction plans and legal papers have been submitted and are being
reviewed by the City Engineer and the City Attorney.
The proposed final plat includes a large outlot covering approximately 8.84 acres of area. This outlot
is reserved as private open space and is also proposed to be used as the storm water management
basin.
American Legion Road is the major access street to this subdivision from the south. The road
currently is built to county standards and eventually will need improvements up to City arterial street
standards. At the time of rezoning approval, the property owner/developer agreed to share the
proportional cost at a rate of $1,715.18 per acre and a total of $89,017.80 for this 51.9-acre
property in a conditional zoning agreement. This amounts to $44,663.29 at a rate of $1,715.18 per
acre for this 26.04-acre property.
The per -linear -foot cost of construction for an arterial street assumed at the time of the rezoning
was $600.00. Recently, the estimated per -linear -foot cost for the American Legion Road
reconstruction project, was reduced to $368.42. Per the revised cost estimate the owner/developer
would be required to pay only $27,424.72 for the 26.04-acre subdivision final plat at a rate of
$1,053.18 per acre. This should be noted in the legal papers.
A right-of-way dedication along with a temporary construction easement is required for the
improvements. The plat shows a 20-foot wide construction easement along American Legion Road,
however, the right-of-way dedication is not indicated. Legal papers should also address these
easements and dedications.
According to the arterial street access policy proposed lots 6, 7 and 8 are restricted from having
direct access to American Legion Road and the plat shows such a note. Lots 7 and 8 are double
fronting lots and a landscape buffer for these lots should be created along the south boundaries.
Fences, if any, should be installed north of such landscaping. The responsibility for long term
maintenance of out -lots, shared private open spaces, the landscaped buffer and the street
medians by a home owner's association should be addressed in the legal papers.
The Neighborhood Open Space Plan identifies the proposed subdivision as part of the Windsor
Ridge Neighborhood Open Space District (SE3). A partial dedication toward the neighborhood
open space in the northern part of the overall subdivision was agreed upon at the time of rezoning
and preliminary plat. Fees in lieu of the remainder portion of dedication are required. The legal
papers should address this issue.
Other fees that need to be noted in the legal papers are water main extension fees (@ $395.00
per acre, a total of $10,285.80 for 26.04 acres) and sanitary sewer tap on fees (@ $2,017.44 per
acre, a total of $52,534.14 for 26.04 acres). The remainder of the subdivision will be subject to
such fees when it is developed.
STAFF RECOMMENDATION:
Staff recommends that this application be deferred until the deficiencies and discrepancies noted
below are resolved.
Upon resolution of these items staff recommends approval for SUB06-00002, a final plat for
ppdadmin\stfrep\sub06-00002 windsorwestpartonedinal
3
Windsor West Subdivision Part One, a 37-lot, residential subdivision on approximately 26.04 acres of
land located on American Legion Road and south Highland Woods Subdivision, subject to staff
approval of construction plans and legal papers prior to City Council consideration.
DEFICIENCIES AND DISCREPANCIES
1) Show storm water management area (All the area of Outlot A as per the preliminary plat)
2) Provide a note about the future fence along American Legion Road
3) Label all the streets
4) Show all the outside easements
5) Correct the errors identified by the City Engineer
ATTACHMENTS:
1. Location Map
2. Final plat
_/
Approved by:
Robert Miklo, Senior Planner,
Department of Planning and Community Development
ppdadmin\stfrep\sub06-00002 windsorwestpartone-final
CITY OF 10 XA CITYi i
IBM
P1
Scott
Park zo
th _ Bron
ti
RS5
IN
OPD/ 2�
S
SILERPL VCREST
ti — — c� Windsor
i1lATOy� Widge
SITE LOCATION: Windsor West Part One
S U B06-00002
wesewveo row weeowos:w•s use-
FILED
-ms
PWT PREPA)tED HY :
IOA9 CONSULTANTS ENC.
s�.aee
SOBDiYIDIDB :
A1tLHIGTON DEVELOMMIT. MC
0111101 ATTORNEY : ��}]�j{{SS p
IHCHAEL PUGH C U i' I2, �} (,�
1917 SOUTH G)owr ST.
IOIrA CRY. )OVA, 62240
14M 11st AYE
UNIT A
TOVEE PLACE
ONE S. GUM ST.
JDVA CRY. IOWA 62240
IOWA CRY, IOWA 62240
� 4 '•
®
'wA K= �$
WINDSOR
frs. n •r rr[ m
®� s■ ■ ■ s IN yA \\ \ maLa
! M,
,35 to 16
sp � � n.7Sf I;� }� �Y' � � \� ``� �,�(x`{),,( R71,� \ • yuyv�v,Eu��rr14 I 1
a-®
ea � �
f� m�iay►�1 1 I I II��a
y I 1 (1) as we 2
I" QY IC �'K, �1pe lI.ZY 'LM /i � I Yylt
®� 5 29 tm%wfl.,�,
j %7 1
law mf
�
---- ------------•-- 1 as uxm' ar ao ��� POINT OFBEGINNING I
. wr�sn I
nwv `a. ` "�•..\ � \ ` a 1 ram` ��'t°rAtolor
••�. ��aa ssrr, rL,
.sa�n p1.a.Tm �y�
LEGEND AND NOTES r� \' \' •\�
-9ole,ri•Olr9ofa.reuO a-w,raerr
-°o,eeaallAtcasss.IvarAeutl,m I '•\"_ -\ _\���� �j��
aO,.ImWr r9I.R smlom 191e11911 _
. - o PrAWBM a] NM (r e.MQ '\., moo '\ _\ •,\ �� /�`
. r I u LOT Iwr
ae/A. OU 9 LOTWHOTE BARN ESTATES
(5
cDm Lon
---------uLaruq ,on,a pl lox9
------- - =------ omen fAxLnR uls; ,tA.as Lx9
trAeeL o. = m aee sear r..e, � aee,e, ca.d•�
II.Q Lee araex AL lOae m a w M Mre-ff f�, 1F �YII
8-8 LOTS 9/ALL Nor HAWLEI4t1AAR ACfE33 prt0 r.uo s°I
MM11 OF CLO K IS M IIIAN I FW N XM FM ANDaCM U)MM ROAM ..s f •r rrc m
FINAL PLAT
WEST — PHASE ONE
IOWA CITY, IOWA
6D
— 99
.o
VN
yysit
9 op�
n� VO
ERE
13
I .rlry wt e+M w a,.IN r awgt fsss. r w 4Y.Mw r r9.9t. w k.
gw.9 •� .,.M rAi r . vw r w M.N..k 0urlr r N.N..r
o,.,r .r . P.9. N w"il.' i�t�a.rr r w w,a..A ort. r arlr is r..,r► r
tlrM Rw� 8 Vwp d w RM win.�l wili� Yw QI„ ilw�� O.wtp Mw. w
sen/al. d W w �9r � 41�
a,se,r,s d w o.,ir d arlr, i4 Tww,Fry 7• eri1� Re.. 8 „ rrt .I a. FM wt„e.
Ilruer L.w !e9'MiJ'f. i9 w fit lY. N w II.Y.rI 9erlr r w a.M... 9rrlr
M MII asw, R . M.,w r a,Ass r..i. b M t,rsua NN w a.rM. r A..b.,
tis e,.e 7Y r er7sit3 t a. 9 W a. tae A 7e°L 11.14 Q. s Ita9...eds �aL
at M .III r+,bM f • kt Mt , %ft. 1wh M.wrr19 rr rui b.
®Ar. 9.r. Maa1a•Jt't. b b Fb.r.li,..IIM w fr.N tb. r s.,a,rr tlrtr r w
M.NwM Yf1r N �/ Irrll., 1R 1Miw >•OY7w rq W fwtl tM 3MM ,wC }rr.
Iw A•57�9. T63f Z2 lb—MIIYa%•G "m * unm "N
afa>YaPf 1Mi IrFi 71r� IQITia11t Ka,MQ 1Mw M7a9'la$ iM.O frt' Lam.
wavrii'G a7-M L.0 Uw esr3t3,'f. ififs ar! 7s.,r atrsris'f. 7nss reAs w,r
r*a>•aa9'37'f. inn ,.,t lean R7a73 sYt, a3,.,a wr, r . Pd w tr u. of w
b..r! lWr1r M w e.u.rs e,rlr r ..1 arl., mL M d- ..r Olt
tr,a 19a109 L,t. r w Ir.t r 9�y.a& MM 7,.M r I.M wes. XW4 .sa sw r Ir°
�bM Y.l I L.N r,�►
a191n f0—•
Lw
3i.L—
•
Ili r ,e.,lr ee
LAL
am bb. w *6 _ 4y r .M— .
PLAT/MM APPWMI
by uw
City Of lowa City
a.a
ux,f rAv,ia a.Ieel lur a sar Itar�
.nu Iwr.r m usa n. Ey Ira
rM L+�a Ia�u s Imo, /n.�w wt fora
IIrfILLAIaI ae~WY�Yf O 1[ K91�w
O F 1R Itl10rr ALIm
[OeOrew ewY m W
Carr t....r..a. ara
ts.,a.I 9.b
26.04 ACRES
M
CIVIL ENGDiEERS
LAND PLANNERS
LAND SURVEYORS
LANDSCAPE ARCHITECTS
E11MINIMIL SPBCIIIBTS
1917 S. GILSERT ST.
IOWA CRY. IOIYA
(319)381. M
wImmurlcomullardLnet
5781 C ST. SW SURE D
CEDAR RAPIDS. IOWA
(319)8413188
Pd. I .wi.r
FINAL PLAT
WINDSOR WEST
PHASE ONE
IOWA CITY
JOHNSON COUNTY
IOWA
a
Y
MMS CONSULTANTS, INC. E
01-16-06
c«4+ab Iue frr ssatlb 786RLW
g
ti
GDM
w.yr e. fi
IOWA CITY
4146182 ., 1
STAFF REPORT
To: Planning & Zoning Commission Prepared by: Sunil Terdalkar
Item: SUB06-00003 Date: March 2, 2006
Galway Hills Subdivision Parts 10 & 11
GENERAL INFORMATION:
Applicant:
Dav-Ed Limited
18 Donegal Place
Iowa City, IA 52245
(319) 337-4818
Contact Person:
Scott Pottorff
MMS Consultants, Inc.
1917 South Gilbert Street
Iowa City IA 52241
Phone:
(319) 351-8282
Requested Action:
Subdivision Preliminary Plat
Purpose:
Development of 56-lot single-family residential
subdivision
Location:
West of West High School on Shannon Drive
and Dublin Drive
Size: Approximately 21.75 acres
Existing Land Use and Zoning: Undeveloped — RS-5
Surrounding Land Use and Zoning: North: Undeveloped and Residential — RS-5
South: Residential — OPD-8
East: School — P-1
West: Residential— RS-5
Comprehensive Plan: Single-family Residential
Neighborhood Open Space District West High (SW6)
File Date: February 9, 2006
45-Day Limitation Period: March 27, 2006
SPECIAL INFORMATION:
Public Utilities: Sanitary sewer and water lines are available and
can be extended from adjoining subdivisions
Public Services: The City will provide police and fire protection,
refuse and recycling collection services. Transit
2
BACKGROUND INFORMATION:
route Westside Loop serves this area with the
nearest bus stop at the intersection of Shannon
Drive and Irving Avenue.
The applicant, Dav-Ed Limited, is requesting approval for the preliminary plat of Galway Hills
Subdivision Parts Ten and Eleven, a 56-lot residential development on approximately 21.75 acres
of land. The property is located south of Melrose Avenue and west of West High school, on
Shannon Drive and Dublin Drive. Development of the first phase of Galway Hills Subdivision was
approved in 1990 and since then approximately 110 single-family residential lots have been
developed. Recently another phase of the subdivision received approval adding 24 more lots to
the total. Galway Hills also includes a retirement community and a church on Dublin Drive.
ANALYSIS:
Subdivision Analysis:
The current RS-5 zone for this property allows for a single-family residential development with a
maximum density of five dwelling units per acre and a minimum lot area of 8,000 square feet. This
zoning is consistent with the future land use scenario of the Southwest District Plan and is
compatible with surrounding developments in the area. In the Southwest District Plan, the property
is identified as appropriate for 2-8 dwellings per acre. The Plan further specifies the importance 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 residential development.
The property contains environmentally sensitive areas including regulated slopes, wetlands and a
portion of a stream corridor. The applicant has provided a Sensitive Areas Site Plan that shows
the stream corridor, wetlands and their associated buffers. Most of the sensitive areas are part of
Outlots B and C, and will not be disturbed by this subdivision, except for the installation of
necessary infrastructure. These outlots are also part of the dedication to the city to be developed
as neighborhood open space. Therefore, a sensitive areas development overlay rezoning is not
required.
All of the lots exceed the minimum 8000 square feet lot area standard and meet the minimum 60
feet lot width requirement. The design of the subdivision is generally consistent with the
subdivision regulations. The proposed subdivision can be accessed from Dublin Drive from the
north, Tiperrary Drive from the west and Shannon Drive from the south. Dublin Drive, part of
Shannon Drive and Tiperrary Drive are proposed as collector streets. These streets, however, are
designed so as to not provide an alternate cut -though route for Mormon Trek Boulevard but are
only to function as a collector street for Galway Hills Subdivision and Walden Hills Subdivision.
With the proposed development of the 56-lot single-family subdivision, approximately 392 trips per
day would be generated.
The subdivision will also be served by Limerick Lane and Tiperrary Circle. The plat shows
sidewalks on both sides of these streets. An 8-foot wide sidewalk is shown on the west side of the
Shannon Drive and is continued further on the east side of Tiperrary Drive and Dublin Drive.
The Willow Creek Trail runs east -west though Outlots B and C in the southern section of the
subdivision. The trail is proposed to be continued further to the west as part of a regional trail
network plan. A temporary recycled asphalt trail now connects it to the existing sidewalk on
Tiperrary Drive. With the development of this subdivision and release of the trail easement on
proposed lot 231, this trial should be removed and replaced with appropriate
ppdadmin\stfrep\rez06-00006+sub06-00003 ®alwayparlx-xi-prelim
3
vegetation/landscaping. The wide sidewalks along the proposed streets in this subdivision will
become part of this network connecting Melrose Avenue and Rohret Road.
Outlot A contains a portion of an existing storm water management area. The proposed
subdivision will share this area with adjoining Galway Hills Subdivision — Part Three.
Neighborhood parkland or fees in lieu of:
The Neighborhood Open Space Plan identifies the proposed subdivision as part of the West High
Neighborhood Open Space District (SW6). 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. Part of the dedication requirement for the overall Galway Hills Development will
be satisfied by the proposed dedication of Outlots B and C, an area covering approximately 3.03
acres.
Storm water management:
As mentioned above, this development will share the existing storm water management area on
the west side of this property with Galway Hills Subdivision — Part Three. The storm water from the
southern section of the proposed subdivision will drain into the wetland area and to the stream
corridor. Adequate erosion control measures must be taken to protect the ground around the
existing trail and ensure that the stream corridor is not affected by the drainage. These issues
should be part of the Sensitive Areas Site Plan to be approved by staff.
Infrastructure fees:
Water main extension fees — at a rate of $395.00 per acre, a total of $8,591.25 apply to this
subdivision.
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 SUB06-00003, a preliminary plat for Galway
Hills Subdivision Parts Ten and Eleven, a 56-lot residential subdivision on approximately 21.75
acres of land located west of West High School, on Shannon Drive and Dublin Drive, be approved.
DEFICIENCIES AND DISCREPANCIES:
1. Change plat title (Preliminary Plat and Sensitive Areas Site Plan)
2. Indicate all environmentally sensitive areas (regulated slopes)
3. Show 8-foot wide sidewalks on the typical street section
4. Resolve other technical corrections identified by the City Engineer
ATTACHMENTS:
1. Location Map
2. Preliminary Plat
Approved by: / `�-411411 �'
Robert Miklo, Senior Planner,
Department of Planning and Community Development
ppdadmin\sKrep\rez06-00006+sub06-00003 galwaypartx-xi-prelim
I
CITY OF 10IrA CITY ON
Z OPD8
J ILLOWIND
KEARNEy CN o
a / HAW II PETSEL
CL f
J
U
OPD/RS12
0 3 y>Py O
o a. GpY Wes
^ /
kILLARNEY VV e s f BA R
TEL'
High
School
O� IRELAND DR
9l P 1 ROBERTS RD BARrf� T
cT RM12 R°
SITE LOCATION: Galway Hills Parts 10 & 11
CN1
,NiNDSS Di
' ITTERSWE
E� - CTARW
CT
MOSSY GLEN CT
— S
SYLVAN
GLEN CT
Gh •
•
S U B06-00003/R EZ06-00006
PRELIMINARY PLAT & SENSITIVE AREAS DEVELOPMENT PLAN
GALWAY HILLS SUBDIVISION - PARTS TEN & ELEVEN
IOWA CITY, IOWA
.7 PSYP s er o.xea's AnowflM
IDs CONSULT W_ DAY-10 L KMD PHDAR L LSA
1917 SDUM GOMM ST. 15 DOMAL PLACE M SOUTH LM SIRS . PLAT/PLAN APPROVED
DYA MY. ID/A 52240 IDEA CRY, IOTA 5PR45 DRA CITY, IDRA 52240
by the
City of Iowa City
�-7�,
C111k 4te
rT uTUw uimlTc s stool folic., euv a luv Im
1N�RT �A � Ills \ I�I.IR Y (i.l I.aa _eT 111.E IeR 41i�..i iNi 11iie� M� R 4.11v � �A MR M�o� M�IeI� �uiC�lli11i1�Il0ll e1.Wf 1�0[TM�lS
MAMM-
(I 170 r--
rsrrra -
i i 965 j - 171 972 173 _ 9i:9 -- Y-a
:I
164 / t44,0T svo
163 / % 176 179 977 176 976 974 963 1
152
a AY MI SUB J6NE--
154
�— � 966 .i - :_Bill=-" -"fit �.. �,' ___ • ..:
\ •� .y► _ !�,'_ ,`•fit.\,•• .w, --_--
1, ,• •yam _ _ -'_ill ,' '' _ %�, •e- _1 /,.'.�p7 .`.,
L' y( ;1f1; yIj�Ir��i4 t 1 ,
95
94
, ;,i, ,,� •,•`. _ -- ;,.fir -_;.,.,..,., - -
t
9390
-
Il � �' � %� __,__ � fir•; S
_
\ 4 �
\`'•
_ -- .
99
_
l_
62 \- i ''-.4:i�-' .. . . ... .... .... .... �- �. .y,;; ;':.. _•,, (•,�'•
,,}M
LOCATION
I[AP 1I0T 9D SCALE
STANDARD L.EDENO AND NOTESN :S- .___-'","-"•. -_- _- '
----b.wel eellp Ya __.- - \------'• '• "
- ai -
6
_ lade ai ,iti�+i}* . :w,,`-'= • 4"rit4ii -t T:', "^-' `\,
-a.nmm.Q ,L=: ttsrnn.a;t�ii:3i'�iit ',4: ,�, �:�. .�. ..�•
O 16 -ear nwea' ra—�•ii���.. y�� •, ;,, ,` • M
= t
R
A
e� all
MINUTES
PLANNING AND ZONING COMMISSION
EMMA J. HARVAT CONFERENCE ROOM
FEBRUARY 16, 2006
PRELIMINARY
MEMBERS PRESENT: Beth Koppes, Bob Brooks, Ann Freerks, Terry Smith, Wally Plahutnik
MEMBERS EXCUSED: Don Anciaux. Dean Shannon
STAFF PRESENT: Bob Miklo, Sunil Terdalkar, Mitch Behr
OTHERS PRESENT: Steve Gordon, Greg Van Dusseldorp
RECOMMENDATIONS TO CITY COUNCIL:
Recommended approval by a vote of 5-0, (Anciaux, Shannon absent) REZ06-00002, an amendment to a
conditional zoning agreement to remove the requirement for a 30-foot setback (Item 4.e) subject to
maintenance of the landscaped bed at the front of the lot and complete compliance with the landscape
plan approved as a requirement of the right-of-way vacation prior to the installation of any additional
parking or display areas within the 30-foot setback from Highway 1 for .63-acres of land located at
809-817 Highway 1 West.
CALL TO ORDER:
Brooks called the meeting to order at 7:34 pm.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
There was none.
REZONING ITEMS:
REZ06-00002, discussion of an application submitted by Autohaus LTD for an amendment to a
Conditional Zoning Agreement (CZA) to remove the requirement for a 30-foot landscape setback from
Highway 1 for .63-acres of land located at 809-817 Highway 1 West. Miklo said the area was required to
be maintained as a landscaped or turf -grass area as part of a 2001 rezoning. Shortly after the rezoning
the City had vacated the frontage road and entered into an agreement with the applicant in which the City
would vacate the R-O-W and turn it over to the applicant. A condition of that agreement had been a
requirement for landscaping along the frontage as well as three small landscape islands that had
replaced a larger existing green swath. At the time of the vacation it had been thought that the
landscaping, which would be denser than just grass, would serve in lieu of the 30-foot setback. The
applicant was currently requesting to eliminate the requirement for a 30-foot setback from Highway 1 for
the Nissan portion of the property in order to allow more vehicle display area near the R-O-W. Similar
landscaping conditions had been placed upon other businesses fronting Highway 1. Miklo said Staff
recommended approval of the amendment to the CZA to remove the setback requirement. However, as
noted in the Staff Report, as part of the previous right-of-way vacation agreement there were four (4)
ornamental trees required in the larger parking lot which had not been planted yet. Miklo had spoken with
Julie Tallman and she had no recollection of a wavier for those trees so they would need to be planted
before any additional paving to the west was installed.
Public discussion was opened. There was none. Public discussion was closed.
Motion: Smith made a motion to approve REZ06-00002, an amendment to a Conditional Zoning
Agreement to remove the requirement for a 30-foot setback (Item 4.e) subject to maintenance of the
landscaped bed at the front of the lot and complete compliance with the landscape plan approved as a
requirement of the right-of-way vacation prior to the installation of any additional parking or display areas
within the 30-foot setback from Highway 1 for .63-acres of land located at 809-817 Highway 1 West.
Plahutnik seconded the motion.
The motion passed on a vote of 5-0 (Anciaux, Shannon absent).
Planning and Zoning Commission Minutes
February 16, 2006
Page 2
REZ06-00003, discussion of an application submitted by Sycamore Apartments LLC for a rezoning of
approximately 1.51-acres of property from Interim Development Multi -family Residential (ID-RM) to Low
Density Multi -Family Residential (RM-12) located on Kountry Lane SE.
Terdalkar said the property was accessed through a private drive from Kountry Lane. In 1994 when the
property had been annexed in to the City it had been part of a larger piece zoned ID-RM. When the City
had acquired the Sycamore Greenway, this 1.5-acre tract had become separated from the larger ID-RM
zone. An adjoining single-family residential property is located to the east. The subject property provides
a transition zone and acted as a buffer from the existing multi -family residential development on the west.
The City's Comprehensive Plan recognized this unique situation but anticipated the isolated piece to be
developed as multi -family development.
Terdalkar said Staff recommended approval of REZ06-00003 subject to a Conditional Zoning Agreement
which required a minimum 35-foot building setback from the east property line with an evergreen
landscape buffer to provide a buffer for the adjacent single-family home.
Brooks said he felt the 35-foot setback and the evergreen landscape buffer were good ideas to create a
separation and buffer. He asked how would they be defined and how would there be assurances that the
developer would plant them according to specifications in order that the buffer would accomplish what it
was intended to do?
Terdalkar said the developer would be required to submit a landscape plan showing the type of plants to
be planted. Behr said with a rezoning, if a developer did not comply with the terms of a CZA, they would
be subject to a municipal infraction and it would be handled the same as any other zoning violation.
Brooks asked if it could be stipulated as part of the CZA that the plantings be in place before any
buildings were started. Behr said the CZA could govern when the plantings had to be done. Miklo said
typically the requirement was to have the buffer/plantings done before a certificate of occupancy was
issued.
Freerks asked how the required planting of trees had been missed in the previous commercial item they'd
voted on. Miklo said it had been part of a vacation of R-O-W, and did not necessarily require a building
permit.
Koppes asked if the private drive went all the way to the end of the property. Terdalkar said that was
correct, it went all the way to the single-family home.
Brooks asked if there was an agreement in place for access to the proposed multi -family dwelling with the
property owner of the single-family home as access was via the private drive. Terdalkar indicated on an
overhead map where Kountry Lane ended and the private drive began.
Plahutnik said after looking at the photo of the existing greenery and lane, it didn't look to be a very dense
buffer. With only a 35-foot setback requirement, having a multi -family dwelling that close to his home
would make him uncomfortable.
Public discussion was opened.
Steve Gordon, developer's representative, said this was part of a 420-acre annexation into the City
approximately 3 years ago. There were currently 3 existing apartment buildings on the west side of the
property. Because the South Sycamore Regional Storm Water detention project used a large portion of
the property this piece had remained attached to the larger RM-12 land to the north. The applicant's intent
was to finish the Sycamore Apartment project. After the Regional Storm Water project had been
completed, it had brought services to the area which had allowed the development of the current
Sycamore Apartments. They were in addition to the three older buildings to which the applicant had made
a lot of improvements to. In order to finish out the project the applicant was requesting that the 1.51-acre
parcel be rezoned to RM-12. Gordon said they had tried to keep the buildings as far west as possible,
Building H sat in line with the other buildings, Building I was at least 35-feet away from the property line.
Planning and Zoning Commission Minutes
February 16, 2006
Page 3
They anticipated doing extensive landscaping to be specified in the CZA. Gordon said he thought they
could also sink the building into the ground so it would not have a 3-story look from the front — the lower
units would not have a patio but would have a garden -type window to minimize the building's bulk as
seen from the private drive. He had met earlier in the week with Mr. Van Dusseldorp who'd made a
couple of suggestions which Gordon wished to present:
1) Connect their sidewalk system with the City's trail system. That was not part of their original plans, but
the applicant would like to connect the sidewalk in front of Building H with the City's trail system if the
City would allow it.
2) At the end of the private drive, erect a sign "Private drive, no outlet" to inform vehicles that it was a
private drive.
Gordon said they felt their plans were in line with the City's Comprehensive Plan. It had been a
successful development which had provided a quality place to live at a reasonable price on the south side
of Iowa City. Gordon said he was aware of the request to have this item deferred and was agreeable.
Brooks asked if the sidewalk connection was feasible, he thought it was a good idea.
Miklo said he didn't anticipate any problems with that, it would have to be worked out with the Parks and
Recreation Department.
Plahutnik said Gordon had begun the process of meeting with the adjacent home/land owners, a process
that the Commission endorsed.
Freerks asked Gordon if he would be agreeable to having a condition in the CZA stipulate that Building I
would be 2 % stories in height so the neighboring property owner would know that it was something that
the Commission felt was a serious commitment.
Gordon said at this time he would be hesitant to agree in that they had built the other buildings in that
area and he didn't perceive a problem. The City Engineering Department had said there was a high water
table in that area; the ground naturally sloped from north to south. The only thing that would prevent the
proposed submersion of Building I would be if there was water and they could not dig down. If the
Commissions wished, he could hopefully have the tests done before the next Commission meeting. If
they tested the soils and there was water, then he would not want that as part of the CZA.
Greg Van Dusseldorp, 4387 Kountry Lane SE, said he had concerns about more apartments being built
in that area due to the wetlands that existed there and some events that occurred at the existing
apartments. He said he'd like to see green space or park area considered for that parcel of land due to
the density of persons currently residing in the apartment complex. It had been his understanding when
the area had previously been rezoned that no more construction would occur, the number of apartments
constructed and density was appropriate for that area. Van Dusseldorp said he felt that the Commission
should take into consideration the density of persons living there and their need to have space to
recreate. There was also a tremendous number of pets who resided there and persons currently used the
open area to run their dogs off leash. He'd not complained when the dogs had run on his property, he'd
tried to adjust to it. That was another concern of his. Van Dusseldorp said he'd also exchanged a -mails
with realtors who'd informed him that with more apartments and higher densities in his area, it would
cause his property values to decrease. He was also concerned for his peace and quiet.
Van Dusseldorp said he was concerned about Building I being over 2 '/2 stories high. He felt that these
types of items could have been talked out earlier. He was disappointed that he had not been informed
earlier, he'd not received any notification from the City until Saturday, Gordon had visited with him even
prior to the City. He appreciated that Gordon had contacted him, but felt it would have been more
appropriate and a better Good Neighbor intent if they'd contacted him last fall. Van Dusseldorp felt that
the intent had been to shove this through and not give him time to understand the situation. He'd had to
hire an attorney to get information and to scramble to try to understand what was going to happen. If he'd
been given more notice he possibly could have had a better understanding of the situation and not had to
hire an attorney.
Van Dusseldorp said he was concerned as to how the surrounding area was going to be developed. He'd
resided there since 1996 and had watched the area develop. His daughter had commented that the little
Planning and Zoning Commission Minutes
February 16, 2006
Page 4
green stream had turned into a big brown ditch. It was not the area that he'd bought 10 years ago. With
the proposed apartments coming closer to his property, he felt it was intrusive on his privacy. He was
concerned about the ID-RM areas, what they would become and if they were to be low density or multi-
family housing. He was very concerned as to what was going to happen to the wet lands. A tremendous
amount of trash from the apartment complex blew into the ditch and no one picked it up. He'd picked the
trash up for 6-months, he didn't think there was enough maintenance for the trash and receptacle area. It
was concerning to him to constantly have the trash blow onto his land and to have to pick it up. Trash
from when the apartments had been constructed several years ago was still there. The density of persons
living there and the irresponsibility of those persons were part of the problem.
Van Dusseldorp said he was willing to work with the developer, he realized that he probably was not
going to get much done but wished to voice his opinion with the Commission. He was particularly
concerned with the placement of Building I, he felt if the development had been built all at once it could
have been a better complex. He was also unhappy with the amount of concrete that had been and would
be installed for parking. A lot of persons used the trail, he'd had people compliment him for picking up the
trash along the trail. Hauling out other people's trash was not pleasant.
Plahutnik asked Van Dusseldorp if he anticipated talking with Gordon again during the requested 45-day
extension to work things out. Van Dusseldorp said he was unfamiliar with the process, he didn't know if
he should be talking to the developer or with the Commission. Freerks suggested including Staff in the
discussion(s) as well.
Plahutnik said the Commission didn't want to be in the position of telling the developer that they couldn't
build on their land. A rezoning had been requested and there would be concessions with the rezoning as
well. Staff would be a good resource as well as working with the developer. The Commission would like to
see him be happy as well, but might not be able to satisfy all of his requests.
Miklo said if this item were to be deferred, Staff could be directed to further explore certain concerns. With
respect to the trash, the City Inspection Department could perform an inspection of the site and duplexes
to see if they were being properly contained.
Van Dusseldorp said he didn't think it was the containers as much as the people, how they placed their
trash in the containers and how it was removed, on a windy day for instance. A lot of the problem was
people being irresponsible and simply throwing their trash out the window. That could be seen between
where you turned off Sycamore Street, traveled down Kountry Lane and turned into the apartments.
Miklo said the Inspection Department had a lot of experience with different types of enclosure designs,
particularly with designs that if the trash did get out of the container(s) it would be contained in a chain
link, decorative fence or masonry enclosure. They'd look at it to see if a solution could be achieved.
Freerks requested to have the Inspection Department look at the situation and initiate a solution if
possible.
Smith encouraged Van Dusseldorp to talk with Gordon and work out details with him.
Van Dusseldorp said the wet lands were a very nice area. It was surprising how much water filled up in
the ditch, the ducks and waterfowl had to contend with the trash. More apartments meant more noise too.
Freerks asked about parking and number of parking spaces as the amount of concrete had been
mentioned as well. Brooks said that had been a concern of his as well. The applicant was meeting the
requirements. Terdalkar said 130 units, 234 parking spaces.
Plahutnik said he regretted that the first thing Van Dusseldorp had done was to contact an attorney, which
had cost him money. All the numbers of the Commission were published and they were all available to
talk to. Miklo said the Commission By-laws regarding ex-parte discussions indicated that the appropriate
process was for members of the public to attend the Commission's public meetings and not to talk to the
Commissioners outside the meetings. In that way everyone has benefit of the same information, and the
Commission could not be accused of working out deals in private.
Planning and Zoning Commission Minutes
February 16, 2006
Page 5
Koppes asked if there were additional requirements for open space in that area. Miklo said since it was
not a subdivision, there was not a specific requirement. The neighborhood open space ordinance became
effective when there was a subdivision or planned development.
Van Dusseldorp said the kids who resided there now played in the corn field to the north, there was no
other area for them to play in. The area proposed to be rezoned was extremely rough, it had been poorly
graded, never re -seeded and had gone to weeds. After he had complained, it had been mowed but not
maintained.
Terdalkar said the green space fee noted in Staff Report was a name for Storm Water Management fee.
Miklo said because of the high water table and not the best drainage in this part of the city, the City had
taken on a public project and built the Sycamore Regional Greenway. The intent was to have it collect
storm water from developing areas rather than having individual basins in each development. That fee
would go toward the City's expense of having developed the Greenway. In addition to providing for
draining it provided some open space and some wetland restoration.
Koppes said as the development grew, there would be no parks required.
Miklo said if there was a subdivision involved, then the Neighborhood Open Space ordinance would take
effect and dedication or fees would be required. In the RS-8 area of Saddlebrook, when it was
subdivided, it was anticipated then the ordinance would kick -in.
Freerks asked Staff and the Developer to look at moving Building I, perhaps to the south to open up
green space to the east and to the north. She realized there might be issues with topography or the water
table, but to provide a little more space would be done easier now. Miklo said Staff would look at that.
Van Dusseldorp said he definitely had a concern that Building I not be over 2 % stories high; he didn't
want it to over power his home or the view when driving down the lane be apartments only.
Public discussion was closed.
Brooks said because the adjoining property owner had expressed concerns and requested a deferral to
work through details and the developer was willing to do so, the Commission should defer. In the interim,
Brooks requested that the developer, City Staff and the adjacent property owner explore some ideas to
make the proposal more acceptable to all parties and come to consensus on a few things.
Motion: Koppes made a motion to defer REZ06-00003, a rezoning of approximately 1.51-acres from
Interim Development Multi -family Residential (IDRM) to Low Density Multi -Family Residential (RM-12)
located on Kountry Lane SE. Freerks seconded the motion.
The motion passed on a vote of 5-0 (Anciaux, Shannon absent).
CONSIDERATION OF 2/2/06 MEETING MINUTES:
Motion: Freerks made a motion to approve the minutes as typed and corrected. Koppes seconded.
The motion passed on a vote of 5-0, (Anciaux, Shannon absent).
OTHER ITEMS:
Miklo distributed copies of a letter that had received addressed to the Commission. The letter was from a
homeowner who had recently made some renovations and had complaints regarding the building code.
Miklo had also forwarded the letter to the Building Official. The concerns were not specific to the zoning of
her particular property.
Freerks and Brooks requested Staff to draft a letter acknowledging receipt of her letter and that it had
been forwarded to the appropriate department.
Planning and Zoning Commission Minutes
February 16, 2006
Page 6
ADJOURNMENT:
Motion: Smith made a motion to adjourn the meeting at 8:15 pm. Koppes seconded the motion.
The motion carried on a vote of 5-0, (Anciaux, Shannon absent).
Elizabeth Koppes, Secretary
Minutes submitted by Candy Barnhill
s:/pcd/ml nines/p&z/2006/02-16-06.doc
Iowa City Planning & Zoning Commission
Attendance Record
2006
FORMAL MEETING
INFORMAL MEETING
Orepre M.
Key:
X = Present
O = Absent
O/E = Absent/Excused
N/M= No Meeting