HomeMy WebLinkAbout10-03-2013 Planning and Zoning CommissionPLANNING AND ZONING COMMISSION
Thursday, October 3, 2013 - 7:00 PM
Formal Meeting
Iowa City City Hall
Emma J. Harvat Hall
410 E. Washington Street
AGENDA:
A. Call to Order
B. Roll Call
C. Public Discussion of Any Item Not on the Agenda
D. Rezoning / Development Item:
Discussion of an application submitted by The Crossing Development LC for a rezoning of 3.77-acres
from Interim Development Single Family (ID-RS) zone to Planned Development Overlay — Low Density
Single Family (OPD-6) zone and an application submitted by Southgate Development Services LLC for a
preliminary plat of Cardinal Ridge Part 4, a 24-lot, 8.48 acre residential subdivision located on Camp
Cardinal Road. (REZ1 3-00024/SUB1 3-00018) 45 day limitation period: October 24, 2013
E. Development Items:
1. Discussion of an application submitted by Arlington LC for a preliminary plat of Windsor West Part 3,
a 24-lot, 12.38 acre residential subdivision located at Buckingham Lane and Sherwood Drive, north
of American Legion Drive. (SUB13-00019) 45 day limitation period: October 28, 2013
2. Discussion of an application submitted by Arlington LC for a preliminary plat of Stone Bridge Parts 8
and 9, a 49-lot, 18.22 acre residential subdivision located at Chadwick Lane and Thames Drive,
south of Lower West Branch Road. (SUB13-00020) 45 day limitation period: October 28, 2013
F. Consideration of Meeting Minutes: September 19, 2013
G. Other
H. Adjournment
Upcoming Planning &Zoning Commission Meetings
Formal: October 17/ November 71 November 21
Informal: Scheduled as needed.
To: Planning and Zoning Commission
Item: REZ13-00024/SUB13-00018
Cardinal Ridge -Part 4
GENERAL INFORMATION:
Applicant:
Contact:
Requested Action:
Purpose:
Location:
Size:
Existing Land Use and Zoning:
Surrounding Land Use and Zoning:
File Date:
45 Day Limitation Period:
BACKGROUND INFORMATION:
STAFF REPORT
Prepared by: Robert Miklo and Bailee McClellan,
Planning Intern
Date: October 3, 2013
Southgate Development Services, LLC
755 Mormon Trek Boulevard
Iowa City, IA 52246
319-337-4195
gsiders@sgdev.net
Brian Vogel
Hall & Hall Engineers, Inc.
1860 Boyson Road
Hiawatha, IA 52233
319-362-9548
brian@halleng.com
Rezoning and preliminary plat approval
Rezone 3.77-acres of land from ID-RS to OPD-5;
development of Cardinal Ridge Part 4, a 24-lot
residential subdivision
South of Kennedy Parkway and west of Camp
Cardinal Road
8.48 acres
Interim Development Residential, ID-RS, and
Planned Development Overlay, OPD5/OPD8
North: Residential, OPD5
South: Residential, OPD5 and OPD8
East: Residential, OPD5
West: Residential, OPD 8
September 9, 2013
October 24, 2013
The OPD-5 zoning, Sensitive Areas Overlay Plan zone and preliminary plat for the Cardinal Ridge
subdivision was approved in 2005. Cardinal Ridge Parts 1-3 have been final platted and many lots
have been built on. The applicant is now proposing to plat Part 4 including Cardinal Ridge Part
Two, Outlot E, which was set aside for future development. The western part of the subdivision
also includes part of Cardinal Point South Part One, Outlot C, which was also set aside for future
development.
ANALYSIS
Zoning: The existing UPD-5 zoning on the eastern portion of the proposed subdivision was
established in 2005 with the approval of Cardinal Ridge — Parts 1 to 3. The OPD-5 was required
for a Sensitive Areas Development Plan due to the amount of grading and buffer reduction for
wetlands. The area included within this current plat was designated as future development and a
concept plan was submitted showing the connection of the two parts of Camp Cardinal Road as
now is being proposed.
The western part of the subdivision is currently zoned Interim Development Single Family (ID-RS)
At the time that zoning designation was placed on the property there was no public street
providing access to the area. Now that Kennedy Parkway provides street access and water and
sanitary sewer service are available, the property should be given an appropriate zoning
designation.
Comprehensive Plan: The Comprehensive Plan indicates that the property is appropriate for
low -density single-family residential uses, 2-8 units per acre. The Clear Creek Master Plan,
which is the planning document for the construction of Camp Cardinal Boulevard, also shows
this property as appropriate for residential development.
Compatibility with Neighborhood: The surrounding neighborhood consists of low -density
single-family homes that make up the other parts of the Cardinal Ridge subdivision. The
proposed design of Cardinal Ridge Part 4 also consists of low -density single-family lots that will
be designed similarly to the other parts of Cardinal Ridge. In staff's opinion the proposed OPD-
5 zoning designation and 24 lot subdivision appears to comply with the Comprehensive Plan
and is compatible with the surrounding neighborhood.
Environmentally Sensitive Areas: The Sensitive Areas Ordinance regulates and defines the
reasonable use of properties that contain sensitive environmental features and natural
resources, and allows reasonable development while protecting such resources from damage,
Critical and steep slopes are present on the property. The critical slopes are being avoided and
are located beyond the construction limit line. Steep slopes on lots 7 to 10 will require grading
to allow for the construction of Camp Cardinal Road and house sites.
The extension of Camp Cardinal Road will require the removal of a stand of trees located
through the center of the subdivision. The trees appear to have grown along a fence row that
was located along a former property boundary. The area is less than two acres and does not
qualify as a woodland regulated by the Sensitive Areas Ordinance. Although it may be
considered a grove of trees, it would not be possible to preserve the trees and allow the
connection of the two parts of Camp Cardinal Road as contemplated in the original subdivision
design. The topography of the area does not permit an alternative street alignment. There are
extensive woodlands being preserved in the northern and eastern portions of the larger
Cardinal Ridge Development and in the adjacent Cardinal Point South subdivision.
In staffs opinion the proposed amount of grading and tree removal are unavoidable in this
subdivision.
Mailbox Clusters: The subdivision regulations require that mailbox clusters be conveniently
located for all residential lots. To that end, they should be located within 600 feet walking
distance from each lot. In this subdivision a mailbox cluster in the vicinity of lots 3 and 4 or 16
and 17, would satisfy this requirement. However the Postal Service has indicated that they do
not want mailbox clusters in this area.
The applicant proposes that the mailbox cluster serving this subdivision be located in Cardinal
Ridge Part Three, Outlot F, which is located across Kennedy Parkway and approximately 500
feet to the north of this subdivision. The Postal Service concurs with this location. If the
mailboxes were in Outlot F, they would be well over 1,200 feet from the houses in the southern
portion of the subdivision. Only lots 10, 22- 24 would be within in 600 foot walking distance
prescribed by code. If the mailbox clusters are to be approved in Outlot F, the City Council
must approve an exception to the subdivision regulations per Section 15-1-8 of the code. Staff
has requested a meeting with the Post Master to discuss the appropriate location of mailbox
clusters in this subdivision. The location of the mailbox clusters should be resolved prior to City
Council consideration of the preliminary plat.
STAFF RECOMMENDATION:
Staff recommends approval of REZ1 3-00024, a request to rezone approximately 3.77 acres of
land located south of Kennedy Parkway and west of Camp Cardinal Road from Interim
Development (ID-RS) to Planned Development Overlay (OPD5), and of SUB13-00018, a
preliminary plat and sensitive area development plan of Cardinal Ridge Part 4, a 24-lot residential
subdivision on 8.48 acres of land located south of Kennedy Parkway and west of Camp Cardinal
Road subject to resolution of the location of mailbox clusters.
ATTACHMENTS:
1. Location Map
2. Preliminary Plat
Approved by:
Jeff Davidson, Senior Planner
Department of Planning and Community Development
ppdadmin�ftpMemple!GAM
MIX
FA
cl
lqmms�
V-
MIS IVNIOWO dM3
I
--j
V"
t!
4)
C
z
ou
u
0
UU-
g
09.1
12
11111
jig!
cj-r
fill
91 11MI[iii Ilk
i
Ilk I
IN 61 V.
Np, 9
ZIP
At
It
--- ---- - ----
7- L
kil
---------------- I
pig,
loll
If
Ij
ifift. 0 A IV
A
--- ))IBM i
CITY OF IOWA CITY
aft
MEMORANDUM
Date: September 27, 2013
To: Planning and Zoning Commission
From: Robert Miklo, Senior Planner
Re: SUB1 3-000019 Windsor West — Part Three
Windsor West Subdivision, a 96-lot, 51.9-acre residential subdivision, located north of American
Legion Road was originally approved in December 2005. The final plat for Windsor West - Part
One, which included lots 1 to 37 was approved in March 2006. The preliminary plat for Windsor
West - Parts Two and Three expired in December 2007 (preliminary plats expire after 24 months
to assure that any significant changes to the Comprehensive Plan and zoning and subdivision
codes, will be addressed for properties that have not been final platted.)
In 2010 a new preliminary plat for Windsor West — Parts Two and Three was approved (the staff
report is attached). In 2012, the final plat for Windsor West — Part Two, 34-lot 13.4-acre
subdivision was approved by the City Council.
The preliminary plat for Windsor West - Part Three expired in 2012. The applicant is now seeking
re -approval of the plat. The current proposal is essentially the same design that was approved in
2010. Since 2010 there have been no changes to the Comprehensive Plan, zoning and
subdivision regulations that affect the design of this subdivision.
Neighborhood parkland or fees in lieu of: The Neighborhood Open Space Plan identifies the
proposed subdivision as part of the Windsor Ridge Neighborhood Open Space District (SE3).
The City's Neighborhood Open Space Ordinance requires the dedication of 1.22 acres of
property, or the payment of a fee in lieu thereof, in connection with the land contained within the
preliminary plat for all phases of the Windsor West Subdivision.
At the time of the previous plat approval for this property the Parks and Recreation Commission
chose to accept Outlot C as partial fulfillment for the open space requirement. Oulot C, located
between lots 94 and 95, will provide access from Windsor West to Scott Park. In addition to
Outlot C, the applicant has agreed to dedicate 3,929 square feet of adjacent land, which he
owns, to connect to Scott Park. Outlot C and the area being dedicated to Scott Park provides
12, 205 square feet (.28 acres) toward the subdivision's open space requirement; therefore,
fees equivalent to the value of .94 acres of open space will be required at the time final plat
approval.
Infrastructure Fees: The property remains subject to the 2005 Conditional Zoning Agreement
(CZA). At the time of final plat approval the applicant will be required to pay $395 per acre for
water main extension fees, $1698.18 per acre for sanitary sewer tap on fees for the portion of Part
3 that flows to the Scott Boulevard Trunk Sewer and $1053.18 per acre toward the improvement
of American Legion Road per the Conditional Zoning Agreement that applies to this property.
These fees should be addressed in the legal papers for the final plat.
STAFF RECOMMENDATION:
Staff recommends approval of the preliminary plat of Windsor West Part Three, a 24-lot, 12.38-
acre residential subdivision located on Buckingham Lane, North of American Legion
Road.
September 27, 2013
Page 2
ATTACHMENTS:
1. Location Map
2. Preliminary Plat
3. Previous staff report
Approved by:
Depa4ment of, Planning and Community Development
PRELIMINARY FLAT & SENSITIVE AREAS PLAN �m� �D MD N�
WINDSOR WEST - PART THREE ��:mw
+
IOWA CITY, IOWA
C�y
w9=w-aa
clydi.cfty
prm
t------
A
-7
Iff
-4 1�-- —
72 11161
wz
vi
�j /11162
C=
90
as
wx h5 co). m
57
'000'�
1)) "'i) i i i
to, ItI,
88
wx CD
cn
87
MMMORWEST-PAUTH�
86
.20
:;j83 1 liji ji"�
'T
----------
371 38
--------- ---- -
— --------- LOCATION MAP
0
21
STAFF REPORT
To: Planning & Zoning Commission Prepared by: Jake Rosenberg, Planning Intern
Item: SUB09-00010 Date: December 17, 2009
GENERAL INFORMATION:
Applicant: Arlington Developers, Inc.
1486 1st Ave Unit A
Iowa City, IA 52240
Contact Person: Duane Musser
1917 South Gilbert St.
Iowa City, IA 52240
Phone: 319-338-8282
Requested Action: Subdivision Preliminary Plat
Purpose: Development of a 58-lot residential subdivision
Location: North of American Legion Road, South of Cumberland
Lane on Buckingham Lane
Size: 25.78 acres
Existing Land Use and Zoning: Former golf course, RS-5
Surrounding Land Use and Zoning: North: Residential - RS-5
South: Residential - RS-5
East: Residential (Far Horizons Sub.) - County R
West: Agricultural - County R
Neighborhood Open Space District: Windsor Ridge (SE3)
File Date: November 12, 2009
45 Day Limitation Period: December 22, 2009
SPECIAL INFORMATION:
Public Utilities: Sanitary Sewer can be extended from neighboring Iowa
City subdivisions on the South, East, and North
Public Services: The City will provide Police and Fire Protection, and
refuse and recycling collection services. The Eastside
Loop transit route serves the proposed subdivision with
three stops along Arlington Drive approximately 0.2
miles east.
2
BACKGROUND INFORMATION:
The applicant, Arlington Development, Inc., is requesting approval for a 58-lot, single-family
residential subdivision with one outlot, on approximately 25.78 acres of land located on Buckingham
Lane, south of Cumberland Lane, north of Newcastle Drive, and west of Fairway Lane. Previously, a
preliminary plat, which included parts One through Three, was approved (2005), however the plat
expired in 2007 with only Part One (the southern portion of the development) having an approved final
plat.
Preliminary Plats expire after two years. This is to assure that changes to zoning and subdivision codes
are applied to subdivisions that have not yet begun to develop. The applicant is now seeking to have
the remainder of the Windsor West preliminary plat reapproved. Therefore, the subdivision regulations
adopted in September 2008 apply to the plat.
The applicant has indicated that they have chosen not to use the "Good Neighbor Policy" and have not
had discussions with neighborhood representatives.
ANALYSIS:
Compliance with Comprehensive Pfan
The property is located within the Southeast Planning District. The 1997 Iowa City Comprehensive
Plan identifies this area as suitable for low density residential development. Thus, the proposed
subdivision complies with the comprehensive plan.
Zoning and Subdivision Design
The existing RS-5 zoning allows for residential development with a maximum density of five dwelling
units per acre and a minimum lot area of 8,000 square feet. The applicant is proposing a subdivision
with lot areas ranging from approximately 11,000 square feet to 28,000 square feet, with a variety of
lot sizes within this range. All the lots in the proposed subdivision meet the minimum standards for lot
size and lot frontage. The subdivision development is compatible with the zoning and development
pattern of the land adjacent to this property.
The subdivision regulations adopted in 2008 require 60-foot rights -of -way with 5-foot sidewalks for
local residential streets. The wider right-of-way is necessary to provide sufficient room for utilities
and street trees. The original preliminary plat reviewed in 2005 included 50-foot rights of way and 4-
foot sidewalks. Because portions of the roads connecting into the subdivision from the north, east,
and south (Cumberland Lane and Buckingham Lane) have already been constructed using the
previous 50-foot standard with 4-foot sidewalks, Staff believes it is reasonable to continue
development of these streets according to the previous standards. The other streets within the
subdivision, Sherwood Drive, Lancaster Avenue, Winnsboro Drive and Norwich Court, conform with
the current street standards.
Neighborhood parkland or fees in lieu of
The Neighborhood Open Space Plan identifies the proposed subdivision as part of the Windsor Ridge
Neighborhood Open Space District (SE3). The City's Neighborhood Open Space Ordinance requires
the dedication of 1.22 acres of property, or the payment of a fee in lieu thereof, in connection with
the land contained within the preliminary plat for all phases of the Windsor West Subdivision.
At the time of the previous plat approval for this property the Parks and Recreation Commission
chose to accept Outlot C as partial fulfillment for the open space requirement. Oulot C, located
between lots 94 and 95, will provide access from Windsor West to Scott Park. In addition to Outlot
C, the applicant has agreed to dedicate 3,929 square feet of adjacent land, which he owns, to
PCMStaff ReporMsub09-OW10 preliminary.doc
connect to Scott Park. Outlot C and the area being dedicated to Scott Park provides 12, 205 square
feet (.28 acres) toward the subdivision's open space requirement; therefore, fees equivalent to the
value of .94 acres of open space will be required at the time final plat approval.
Infrastructure Fees
At the time of final plat approval trie applicant Will be required to pay $395 per acre for water main
extension fees, $2,017.44 per acre for sanitary sewer tap on fees and $1,715.18 per acre toward the
improvement of American Legion Road per the Conditional Zoning Agreement that applies to this
property.
STAFF RECOMMENDATION:
Staff recommends approval of SUB09-00010 Windsor West, a 25.78-acre, 58-lot, residential
subdivision located on Buckingham Lane north of American Legion Road.
1. Location Map
2. Preliminary Plat
Approved by:
Robert Miklo, Senior Planner,
Department of Planning and Community Development
PGDO� Reports%sub0"W10 pmfiminary.doc
IOWA CITY, IOWA
SITE Piiiii
AND THREE
PTAT S�m/o�
ma �= ��
� ff. 1"' & W AM
WA cm. mu G� Ong. R.
= �m owl Mo MTA = XTA U20
M =1 m --, m —. j m r r --,; A'-' I r --- --- a % -' W? - -
PRELIMINARY I-L,�t & SENSITIVE AREAS
WINDSOR WEST - PARTS TWO
by
10� City
�MQMD UGMD MD NO�
Riley
Rie
low
MO j
cm
Ell
I b i
On
CITY OF IOWA CITY
MEMORANDUM
Date: October 1, 2013
To: Planning and Zoning Commission
From: Sarah WaIz, Associate Planner
Re: A preliminary plat for Stone Bridge Estates, Parts 8 & 9
A Planned Development Overlay Rezoning and Preliminary Plat and Sensitive Areas
Development Plan were originally approved for Stone Bridge Estates Parts 5-9 by the City Council
in October, 2006. Council has twice extended the term of the plat —most recently in June 2011.
Parts 5-7 have been final platted. The preliminary plat for Parts 8 & 9 expired in June, 2013,
(preliminary plats expire after 24 months to assure that any significant changes to the
Comprehensive Plan and zoning and subdivision regulations, will be addressed for properties that
have not been final platted.)
The applicant, Arlington Development, Inc., is now requesting approval for a Preliminary Plat for
Parts 8 and 9 of Stone Bridge Estates. Parts 8 and 9 would comprise 49 lots on 18.22 acres. The
current proposal is essentially the same design that was approved and extended. Since 2011
there have been no changes to the Comprehensive Plan or zoning and subdivision regulations
that affect the design of this subdivision.
The Sensitive Areas Development Plan identifies the stream corridor and buffer, which are to be
left undeveloped. All land within the stream corridor buffer is included within outlots. The outlots
and trails will be constructed by the developer and owned and maintained by the homeowners
association, except for Outlot B (1.76 acres), which will be dedicated to the City for neighborhood
open space. An easement will provide public access to the trails.
Conditions of Rezoning
The property remains subject to the 2006 Planned Development Overlay zoning designation,
including the Conditional Zoning Agreement (CZA) entered into at that time. In accordance with
the CZA, Staff notes that the applicant remains obligated to pay $6,424.44 per acre of any land
platted within Stone Bridge Estates north of the midway point between Court Street and Lower
West Branch Road. This payment is to be made at the time of final platting. The formula for
assigning costs related to a street improvement was developed by the Johnson County Council
of Governments and was subsequently adopted into the City's Subdivision regulations in 2008.
STAFF RECOMMENDATION:
Staff recommends approval of SUB13-00020, a preliminary plat of Stone Bridge Estates, Parts
8 & 9, a 49-lot 18.22-acre residential subdivision north of Court Street and south of Lower West
Branch Road along extensions of Colchester Drive and Chadwick and Eversull Lanes, pending
approval from the City Engineer.
ATTACHMENTS:
1. Location Map
2. Plat
3. Previous staff report for Parts 6-9 (2009)
Approved by: Z��
Robert Miklo, Senior Planner
Department of Planning and Community Development
/'Cl 1 0
UZ
U2
SIM11 3ilv�jo��Joo )"ilo
I
. 0-0"40-M
NI -nip,
1 7- 1
0
NI
0
Id 060JH
ri
NHITECI
N� TIP. 0 WLLON 1
-all
NT 600NCIVON�00
0
0
00MARe -j
LU
U)
STAFF REPORT
To: Planning& Zoning Commission
Item: SUB09-00004
Stone Bridge Estates Part 6-9 and
Re -Subdivision of Outlot Q
GENERAL INFORMATION:
Prepared by: Sarah Walz
Date: July 16, 2009
Applicant Applicant: Arlington Development Inc.
3.486 S Ist Ave, Unit A,
Iowa City, A 52240
(319) 338-8058
John-arlington@qwest.com
Contact Person: John Moreland
Requested Action: Subdivision Preliminary Plat
Purpose: Development of a 102-lot residential Subdivision
Location: South of Lower West Branch Road, north of Court
Street and west of Huntington Drive
Size: Approxi , mately 36.32 acres
Existing Land Use and Zoning: OPD-5
Surrounding Land Use and Zoning: North: Undeveloped, County residential - R
South: Residential - RS-5, OPD-8
East: Undeveloped and Multi -family Residential - ID-
RS and RM-12
West: Residential - RS-5, OPD/RM-12
Comprehensive Plan: Low Density Residential
Neighborhood Open Space District Lower West Branch
File Date: June 25, 2009
45 Day Limitation Period: August 10, 2009
SPECIAL INFORMATION:
Public Utilities: Sanitary Sewer can be extended from neighboring Iowa
City subdivisions on the west and south.
PAP
Public Services: The City will provide Police and Fire protection, and
refuse and recycling collection services. The transit
route Eastside Express serves the proposed
subdivision with a stop along Ashford Place.
BACKGROUND INFORMATION:
The applicant, Arlington.Development, Inc., is requesting approval for a 102-lot, single-family
residential subdivision with three outlots, on approximately 36.32 acres of land located south of Lower
West Branch Road, north of Court Street, and west of Huntington Drive. Previously a preliminary plat,
which included parts Five through Nine, was approved (2006), however the plat expired in 2008 with
only Part Five (the south and west portion of the development) having an approved final plat The
applicant is now seeking to have the remainder of that preliminary plat reapproved. Therefore, the
subdivision regulations adopted in September 2008 apply to the plat.
ANALYSIS:
Compliance with Comprehensive Plan:
The property is located within the Lindemann Hills Neighborhood of the Northeast Planning District.
The Northeast District Plan adopted in 1999 identifies this area as suitable for low density
residential development. The plan envisions a compact neighborhood with interconnected streets
and sidewalks that provides efficient vehicular traffic and safe and pleasant pedestrian movement.
The plan outlines Neighborhood Planning Principles to achieve such development and emphasizes
the importance of preserving the natural features, pedestrian/bicyclist connections, neighborhood
parks, open spaces and diverse housing. The plan calls for green open spaces between the
development and environmentally sensitive features, treating such features as amenities, providing
public access to the preserved natural features; incorporatinggreen elements such as small
neighborhood greens, planting medians, landscaping along streets; and providing single -loaded
streets to open up scenic vistas. A portion of this land immediately north of Court Street was
previously reserved for the Iowa City School District. As the school district has decided not to pursue
the plan to develop a school, the right to develop this land has reverted back to the applicant.
Zoning and Subdivision Design:
The property contains sensitive areas including a drainage -way —south branch of the Ralston Creek,
hydric soils, areas with steep and critical slopes, and remnants of an old stone railway bridge. As
part of the development the applicant proposes to re -grade most of the critical and steep slopes. As
per the Sensitive Areas Ordinance (SAO) a Level 11 Sensitive Areas Review is required if more than
35% of the critical slopes on a property are disturbed. The Level 11 review is considered as a planned
development and therefore a Planned Development Overlay zoning was required for the property at
the time of the original preliminary plat review. The applicant has submitted a Sensitive Areas
Development Plan delineating the sensitive areas and a Grading and Erosion Control Plan. The
applicant reports that the areas steep and critical slopes are man-made slopes that were created to
allow terrace farming. The applicant is not proposing to disturb any other sensitive areas and is
providing erosion control measures and drainage for the areas with hydric soils as per requirements.
The existing OPD plan allows for a development with a maximum density of five dwelling units per
acre and a minimum lot area of 8,000 square feet. The applicant is proposing a subdivision with lot
areas ranging from approximately 8,000 square feet to 24,493 square feet, with most lots falling
MMStaff ReportsUbDg-00004 stonebddgepan6-9-pm11M.dM
3
between 8,000 and 9,500 square feet All the lots in the proposed subdivision meet the minimum
standards for lot size and lot frontage. The street and sidewalk network design proposed (discussed in
following sections of the report) is generally consistentwith the subdivision regulations. The subdivision
development is compatible with the zoning and development pattern of the land adjacent to this
property.
The outlots follow the path of the creek with Outlot B to be dedicated to the City to fulfill the
neighborhood open space requirement (1.75 acres) and includes the old stone bridge. Outlots A, C, D,
and E will be set aside as open spaces to be owned and maintained by a homeowner's association, but
a public access easement will allow the public to use the trails. These open spaces protect the
sensitive areas —stream corridor and its associated buffers —and if designed and developed with
appropriate landscaping elements will provide the neighborhood with space for trail connections.
A Conditional Zoning Agreement (CZA) was signed at the time of annexation and rezoning for this
property. The CZA requires that development of the property Is planned in accordance with the
neighborhood design policies of the Northeast District Plan and retention of the stone bridge is
ensured in a manner that the provides public access to the feature. The Northeast District Plan
encourages trails for recreational purposes and also to provide an alterative to automobile travel
and neighborhood connections. To fulfill the CZA conditions, and district plan goals, an 8-foot wide
trail extending from Court Street in the south up to the proposed neighborhood open space in the
north is shown along the creek. Eventually when the adjacent property on the east is developed the
trail will be extended further north providing a connection between the existing Windsor Ridge Trails
and Lower West Branch Road. If it is structurally feasible, the old stone bridge may be used as a
pedestrian bridge over the creek. The trail is to be built by the applicant/owner with an easement to
allow public access for its entire length.
The neighborhood street and sidewalk network for the proposed subdivision Is shown with a
connection at Thames Drive. The subdivision regulations require that all streets, sidewalks, and trails
should connect to other streets, sidewalks, and trails. For this reason, staff believes the applicant
should construct a second trail connection across Outlot B (future public open space). Staff
recommends that the connection should be placed along the sewer easement, as a sort of mid -block
access point (approximately 600 feet north of Thames). The proposed plat shows this recommended
trail connection.
The CZA also required $6,424.44 per acre for Stone Bridge Estates (a total of $133,564.00) be paid
at the time of final plat approval for any of the land north of the midway point between Court Street
and Lower West Branch Road. Part 7 is the first part of the subdivision that is north of the midway
point so with the final plat of Part 7 or other parts north, the applicant must pay the
$133,564. When Lower West Branch Road was included in the CIP it was to allow the rezoning and
development of this and other properties along the road. The City rezoned these properties on the
condition that Lower West Branch Road be in the CIP and that the developer contribute their fair
share to road construction.
Lots 126 through 130 along Lower West Branch Road are double fronting lots. Such lots are
,PCM9taff Repoft\subOS-00004 stonabndgepart6-9-prelimAm
4
discouraged bythe Comprehensive Plan and the subdivision regulations..If the lots cannot, be
reconfigured to eliminate double frontage, the Comprehensive Plan states that dense landscape buffer
or earthen berm should be provided rather than installing a privacy fence. A landscaped, buffer is
shown on the plat along Lower West Branch Road. These trees are to be planted by the
applicani/owner prior to the issuance of any building permits for these lots. If any fences are installed
along the streets, they should be installed to the south side of the landscape buffer along Lower West
Branch Road. The final plat and legal papers should specify the requirement regarding the fences and
the landscape buffer.
Traffic implications:
Staff estimates that with entire development, including Part Five, will generate approximately 1000
vehicle trips per day. The proposed subdivision can be accessed from Lower West Branch Road,
Court Street, and neighborhood streets —Chadwick Lane and Eversull Lane —from the adjacent
subdivision Stone Bridge Estates Part 3 and Part 4 on the west. The property has close proximity to
Taft Avenue, an arterial street on the east. The proposed subdivision will also be served by Arlington
Drive, Colchester Drive, Liverpool Lane, Norfolk Road, Thames Drive, Ashford Place, and
Whitechapel Drive.
The new subdivision regulations adopted in 2008 require 60-foot rights of way with 5-foot sidewalks.
The original preliminary plat reviewed in 2006 relied on 50-foot rights of way. Because portions of
the roads connecting into the subdivision from the east and south (Colchester and Arlington Drives
and Chadwick Lane) have already been constructed using the old 50-foot standard with 4-foot
sidewalks, Staff believes it is reasonable to continue development of these roads as well as the one -
block length of Norfolk Road (see lots 76-79) and Liverpool Lane.(see lots 38-41) with the 50-foot
requirement, however Thames Drive, which connects to undeveloped land to the east should be
built to the 60-foot standard, including the 5-foot sidewalk standard. Note that an 8-foot sidewalk
will be constructed on the south side of Thames to provide a cross -creek connection for the trail
system.
Storm water management
The applicant is providing onsite storm sewer infrastructure to convey the storm water to the creek
which carries the 100-year storm run-off to the public storm water management facility —Scott Park
Detention Areas on the south branch of the Ralston Creek. No separate storm water management
facility on the property is required.
Infrastructure fees:
As noted above, the CZA agreed upon at the time of the original rezoning requires $6,424.44 per
acre for Stone Bridge Estates (a total of $133,564.00) be paid at the time of final plat approval for
any of the land north of the midway point between Court Street and Lower West Branch Road. Part
7 is the first part of the subdivision that is north of the midway point so with the final plat of Part 7 or
other parts north, the applicant must pay the $133,564.
The applicant/owner is required to pay a water main extension fee at a rate of $395 per acre for this
development.
PCMtaff Repo�\subbg-OD004 stonebfldgepan6-9-pre11m.doc
5
STAFF RECOMMENDATION:
Staff recommends approval for SUB09-00004, a preliminary plat and sensitive areas development
plan for Stone Bridge Estates Parts 6-9 and re -subdivision of Outlot C (Part 4).
ATrACHMENTS:
.1. Location Map
2. Aerial View
3. Preliminary Plat and Sensitive Areas Development Plan
Approved by: 1461-1"Iaw
Robert Miklo, Senior Planner,
Department of Planning and Community Development
PCMS�ff Repoft%zubOM0004 stoneWdgeparIG-9-prelim.dw
PRELIMINARY PLAT & SENSITIVE AREAS DEVELOPMENT PLAN
STONE BRIDGE ESTATES PARTS SIX - NINE & RESUB'D OUTLOT "C" PART FOUR
J0.1#, CITY, IOWA
aw4z
M, d my
—;I - --
mum
c
G
4 ijlp4L% ql�
SA
11AFNIN
�11
fill
WiC
990,
m ime'u'll
m-
paw
All
40 el
AWE,
somm
till
milli
PLANNING AND ZONING COMMISSION PRELIMINARY
SEPTEMBER 5:30 p.m. — WORK SESSION
EMMA J. HARVAT HALL, CITY HALL
MEMBERS PRESENT: Carolyn Dyer (arrived after roll call), Charlie Eastham, Anne
Freerks, Phoebe Martin, Paula Swygard, Jodie Theobald, John
Thomas
MEMBERS ABSENT: None.
STAFF PRESENT: Bob Miklo, Karen Howard
OTHERS PRESENT: None.
CALL TO ORDER:
The meeting was called to order at 5:30 PM.
Discussion of Form Based Codes
Howard gave an educational presentation about form -based zoning codes. She described how
form -based codes differ from use -based zoning codes. She explained that Iowa City's code is a
hybrid zoning code that contains both use -based and form -based elements. Howard also
explained how a form -based code might be applied in the Riverfront Crossings District and in
other areas of Iowa City in the future.
There was general discussion and questions about the presentation between Howard, Miklo,
and the Commission.
The Commission said this presentation was very helpful. Miklo explained that staff is working
with HDR, Inc. to develop a form -based code for Riverfront Crossings that would be ready for
legislative review later this fall.
Consideration of Meeting Minutes: September 6, 2013
Eastharn moved to approve the minutes.
Martin seconded.
A vote was taken and the motion carried 7-0.
OTHER
ADJOURNMENT:
Eastham moved to adjourn.
Martin seconded.
The meeting was adjourned on a 7-0 vote.
0
z
E
0
N
z
E
z
4%
IL
0
U
LLI
w
LU
U
z
z
LU
C%l
0
CM
0
LL
'a
w
LLi,
0
x
1
I x
x
xx
i
lx�
-I
X
X;X
x
XXXI
I
Xi
xxx
UJI
ax;x
�Xxx
XH
�x
iz
I
C2,
C.J,Xxxxxlx
UJ
0
!I;
w
w
- DXXIXXXX-
w
0
�Xxxxxxx,!
;2)
X
X
X
I xlx
XIX
I co
XXXXX
x
x
3xxxxxlxx
vIx
x
x
x
x
x
x
r,
Lu
a
x I
x
x
x
x
x
x
xix
1
x if
x
w
6 11
x
Nxxxx�x,lxx
I
xx
XIX
x
x
Ix
a LU
co
co�cy)
rl
Lo
00
LO
c0i
lw 25
w M
—,
LO
IPI�l
�
�)
�5
�)
LO
LO
LO
X
0
000010,00
w
1
LU
i
M
W
Z
CCI
Z
M
i_j
:21<.z
10
t!gc
IMZO<M=,V
0
<
Lu
IL
00
w
LLI
LU
2
<
LLI
>-
I-.
U)
<
LJJ
LLI
w
OC
<
9
-
130-
LLI
z
C3
LU
LL
2
0
-)
�:
17-
LLI
LLI
2
0
LL
3
. 6
"Xxlxxxx
i
1
�lx
X
X:x
x
x
X�
exxi'x
x
xlx
I
cq
xlx
xox�xx
x
N
x
x
X�Xkx�x
V
�
10
LU
,
X
X
X
x
XX'XX
Z�Ilx
x
x
x
ui
x
x
Fxxxt
x
x
�
;Baxxxxx,
W
w
0
�6x
a;
LU
wl
xxx,
0
co
�lx
xxxx,
X-1
w
ol
co
co
lxxxx�w
x
co
Lu
6
x
X�x
XILLJ
66
W
Im LU
co
co
r-
Lo
Lo
(n
w m
�-X0000000
LO
LO
Lo
0
LU
ZIE
-JI
W5
x
z
z
fo
LU
0
D
4
z
11
2
ou<=
IL
o—
Im
d
z
<
LU
w
uj
U)
LU
LU
0
LU
<>_
Z
0
LU
LL
-a c
4D .2
(0 a) U)
=.a U)
(3 E (D
I x 0
w
0
0 4D
< < Z
xow
2-5
w
�e