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Home My WebLink About11-21-2013 Planning and Zoning CommissionPLANNING AND ZONING COMMISSION Thursday, November 21, 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. Subdivision Item Discussion of an application submitted by Parsons Properties for a preliminary plat of Lexington Green, a 3-lot, approximately 0.75-acre residential subdivision located at 220 Lexington Avenue. (SUB13-00022) E. Consideration of Meeting Minutes: November 7, 2013 F. Other G. Adjournment Upcoming Planning & Zoning Commission Meetings Formal: December 5 / December 19 /January 2 Informal: Scheduled as needed. STAFF REPORT To: Planning and Zoning Commission Prepared by: Robert Milklo and Bailee McClellan, Planning Intern Item: SUB13-00022 Lexington Green Date: November 21, 2013 GENERAL INFORMATION: Applicant: Parsons Properties 123 North Linn Street, Suite 300 Iowa City, IA 52245 (319)337-9659 cparsons@icialaw.com Contact: Gary Klinefelter 1131 East Washington Street Iowa City, IA 52245 (319)337-9659 cparsons@icialaw.com Requested Action: Purpose: Location: Size: Existing Land Use and Zoning: Surrounding Land Use and Zoning: Comprehensive Plan: Neighborhood Open Space District: File Date: 45 Day Limitation Period: BACKGROUND INFORMATION: Preliminary plat approval Development of a three -lot residential subdivision 220 Lexington Avenue 32,838 square feet (0.75 acres) Vacant lot (RS-5) North: Residential (RS-5) South: Residential (RS-5) East� Residential (RS-5) West: Residential (RS-5) Residential 2 to 8 dwelling units per acre City Park (NW2) October 31, 2013 December 15, 2013 The applicant, Parsons Properties, has submitted a preliminary plat for a three -lot, 0.75-acre residential subdivision located at 220 Lexington Avenue. A single family house that was located on this property was recently demolished. The applicant has indicated that they have not used the Good Neighbor Policy, but have sent letters to neighbors indicating their plans for the subdivision ANALYSIS: Comprehensive Plan, Zoning, and Subdivision Regulations The Comprehensive Plan future land use map indicates that the property is appropriate for single family residential uses. The property is currently zoned Low Density Single Family Residential (RS-5). The RS-5 zone allows single family dwellings on lots that are a minimum of 8,000 square feet in area with a lot width of at least 60 feet. The proposed lots are 66 to 77 feet wide and are 9,818 square feet to 11,521 square feet in area. They will be similar in size to other lots within the neighborhood. The preliminary plat appears to be in compliance with the Comprehensive Plan, Zoning Code and Subdivision Regulations, Environmentally Sensitive Areas There is an area containing steep slopes in the northeast comer of the proposed Lot 1. The slopes are approximately 19%. Slopes between IS and 25% are defined as "steep slopes" according to the sensitive areas section of the Zoning Code. The zoning ordinance requires that encroachment of construction areas into steep slopes be minimized. Because no infrastructure is required for this subdivision no grading or disturbance of the slope is proposed. There are no other regulated sensitive areas present on the property. There are some mature trees present on the property, but they are not sufficient to constitute a grove as defined by the sensitive areas regulations. The applicants have indicated that they will take measures to preserve some of the mature trees, especially the large oaks, as they add value to the lots. But some of the trees may need to be removed to allow construction of houses. Traffic Implications Lexington Avenue is a local residential street. The existing street and the sidewalks in the right- of-way are already built to city standards. Any sections of sidewalk that are damaged during house construction will need to be replaced. Each lot will have a curb cut onto Lexington Avenue. The traffic generated from the net gain of two dwellings on the street will be minimal. Stormwater Subdivisions less than 3 acres in area are not required to provide stormwater detention However, runoff will need to be managed to assure that stormwater does not damage neighboring properties. Neighborhood Open Space A subdivision of this size requires the dedication of 770 square feet of neighborhood open space or fees in lieu of. Given the small size of open space required, staff recommends that fees be paid in lieu of open space dedication. The fee will be equivalent to the value of 770 square feet of property. This requirement will need to be addressed the legal papers for the final plat. Historic Protection The Historic Preservation Commission conducted a study of the Manville Heights Neighborhood and determined that portions of the neighborhood, including this property, met the requirements for a National Register Historic District as well as a local historic district. After the study was presented at neighborhood meetings, the Historic Preservation Commission indicated that they would pursue the designation of a historic district if neighborhood representatives requested it. But at this time there are no ordinances in place that would have required review of the removal of the house from this property or the design of the new houses to be built within this subdivision. Infrastructure Fees Other than the $395 per acre water main extension fee, there are no development fees that apply to this subdivision. The City Engineer has not completed the review of the plat and may identify corrections that will be needed prior to approval. STAFF RECOMMENDATION: Staff recommends approval of SUB1 3-00022, a request for preliminary plat approval of a three - lot, 0.75-acre residential subdivision located at 220 Lexington Avenue subject of review by the City Engineer. ATTACHMENTS 1. Location Map 2. Preliminary Plat Approved by:_ Jeff Davidson, Director, Department of Planning and Community Development ppdadminXstfrep�template doc N L 3AV N00138 Jf CO 3AV NOS83J V NVMO9 VV4 4-0 S �NH 0 lLnRl --j 414 C v msm Of CL ___N_Oii_ONlXTl 3AV JlOOM 3AV JlOOM __T_ -7- --1 1_� - - ------ 3AV WOON11 I jz C) 46-: r4 z CL 0 �Jl ----------- uj 0/ F E D IL 2013 OCT 31 AM fl: 31 ljp� I Al C' 16WRI%Eft. - v low linh. A 111111 dIff film z ui ui cr 0 z z 0 Z I-- LU > < CL z 3� 0 z c ui 0 zt cr _j o a- m m R v