HomeMy WebLinkAbout03-01-2018 Planning and Zoning CommissionY
Iowa City
Planning & Zoning Commission
Formal Meeting
Thursday, March 1, 2018 -
7:00 PM
Emma Harvat Hall - City Hall
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PLANNING AND ZONING COMMISSION
Thursday, March 1, 2018 - 7:00 PM
Formal Meeting
Emma Harvat Hall
Iowa City City Hall
410 E. Washington Street
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A. Call to Order
B. Roll Call
C. Public Discussion of Any Item Not on the Agenda
D. Development item
Discussion of application submitted by University Lake Partners, II for preliminary plat of Forest
Hills Estates a 53.29-acre 5-lot subdivision with 4 residential lots and 1 commercial office lot
located south of Interstate 80 west of Prairie Du Chien Road. (SUB18-00002)
E. Rezoning Items
1. Discussion of an application submitted by Hodge Construction for a rezoning of
approximately 1.1 acres from Intensive Commercial (CI-1) zone to Riverfront Crossings —
Central Crossings (RFC-CX) zone for property located at 225 & 225'/z E. Prentiss Street.
(REZ18-00003)
2. Discussion of an application submitted by Ross Nusser for a rezoning of approximately 1.89
acres from Planned Development Overlay/High Density Single Family Residential
(OPD/RM-12) to Low Density Multifamily Residential (RM-12) located at 1705 Prairie Du
Chien Road. (REZ18-00002)
3. Discussion of an application submitted by Cardinal Pointe West, LLC for a rezoning of
approximately 7,84 acres from Interim Development Research Development Park (IDRP) to
Low Density Multifamily (RM-12) located west of Camp Cardinal Boulevard and east of
Deer Creek Road. (REZ17-00015)
F. Planning & Zoning Information
G. Adjournment
If you will need disability -related accommodations in order to participate in this meeting, please contact Bob
Milko, Urban Planning, at 319-356-5240 or at bob-miklo@iowa-city.org. Early requests are strongly
encouraged to allow sufficient time to meet your access needs.
Upcoming Planning & Zoning Commission Meetings
Formal: March 1/March 15/April 5
Informal: Scheduled as needed.
STAFF REPORT
To: Planning and Zoning Commission Prepared by: Sylvia Bochner, Planning Intern
Item: SUB18-00002 Date: March 1, 2018
Foster Road
GENERAL INFORMATION:
Applicant: University Lake Partners, II
340 Herky Street
North Liberty, IA 52317
Contact: Jim Glasgow
319-351-6788
jimglasgow@q.com
Requested Action: Approval of preliminary plat
Purpose: To allow for the development of Forest Hill Estates,
a 5-lot residential and commercial subdivision
Location: South of 1-80, between Dubuque Street and Prairie
Du Chien Road
Size: 53.29 acres
Existing Land Use and Zoning: Undeveloped, recently rezoned to OPD/RS-12 and
CO-1
Surrounding Land Use and Zoning: North: Highway 1-80
South: Undeveloped and Residential, RS-12
East: Residential, RS-5
West: Residential, RS-5 and RS-12
Comprehensive Plan: North District Plan
Neighborhood Open Space District: Foster Road
File Date: January 25, 2018
45 Day Limitation Period: March 11, 2018
BACKGROUND INFORMATION:
The applicant, University Lake Partners II, is requesting approval of the preliminary plat for Forest
Hills Estates, a five -lot commercial and residential subdivision located south of 1-80 between Prairie
Du Chien Road and Dubuque Street. City Council recently approved a rezoning of the property to
Planned Development Overlay/High Density Single Family Residential (OPD/RS-12) and
Commercial Office (CO-1). The preliminary plat follows the concept plan submitted as part of the
rezoning process. The preliminary plat includes 4 multi -family residential lots, 1 commercial lot, and
an outlot for private open space.
The subject area is currently undeveloped and the majority has no road access. To allow for
development of this area, Foster Road will be extended to connect N. Dubuque Street and Prairie
Du Chien Road. All the proposed lots will have frontage onto the Foster Road extension. The subject
area also includes a significant number of environmentally sensitive areas, including regulated
slopes, wetlands, woodlands, and a stream corridor. These areas have been addressed in the
Planned Development — Sensitive Areas Development Plan.
As an arterial street, Foster Road is not included in the area being platted. Construction plans for
Foster Road, including required sidewalks and bicycle facilities will be reviewed separately by the
City Engineer.
The applicant has indicated that they have used the "Good Neighbor Policy" and conducted a
neighborhood meeting on November 17, 2017.
ANALYSIS:
Compliance with Comprehensive Plan:
The North District Plan indicates that, following the extension of Foster Road, the subject area is
appropriate for small apartment buildings, townhouses, and single-family homes designed to
preserve the sensitive features in this area. The plan also indicates that office development could
be appropriate at the intersection of Prairie Du Chien Road and Foster Road.
The proposed preliminary plat includes one commercial lot located at the intersection of Prairie Du
Chien Road and Foster Road, which will be zoned Commercial Office (CO-1). The remaining four
lots, located along Foster Road, are intended for multifamily housing. One of these lots is intended
for independent senior housing, the others will have townhouse -style multifamily residential
development. The residential lots include construction limit lines that protect sensitive features on
the property. The subdivision also includes a 23.87-acre outlot for private open space located north
of Lots 2, 3, and 4. These uses, along with the Planned Development — Sensitive Areas
Development Plan, comply with the goals of the comprehensive plan for this area by allowing for
residential and commercial development, while protecting environmentally sensitive features on the
property.
Subdivision design:
The subject property is in the process of being rezoned to include a Planned Development
Overlay. During this process, the lot lines and building placements for this development have
been identified. The proposed subdivision is consistent with the Planned Development. The
subdivision includes 5 lots and 2 outlots:
• Lot 1 is zoned Commercial Office and is located at the intersection of Prairie Du Chien
Road and Foster Road. Vehicular access to this lot will be provided via a drive from Foster
Road.
• Lot 2 is located south of Lot 1, outside the 300-foot highway buffer. The concept plan
shows a 7-unit townhouse -style multifamily residential development on this lot.
• Lot 3 is located southwest of Lot 2. The concept plan shows this lot developed with a large
multi -family structure.
• Lot 4 is located west of Lot 3. This lot includes a private road, Glasgow Drive, which
provides access to 9 townhouse -style multifamily buildings with a total of 33 units.
Glasgow Drive must end in a hammerhead. Lot 4 also includes rear alleys that provide
vehicular access to the townhomes that front directly onto Foster Road. Sidewalks are
also provided connecting the units on Glasgow Drive to Foster Road.
• Lot 5 is located south of Lots 2 and 3. This lot includes 6 townhouse -style multifamily
buildings, most of which face Foster Road. Vehicular access is provided through a rear
3
alley.
Outlot A is a 23.87-acre lot located north of Lots 2, 3, and 4 and south of 1-80 intended for
private open space. This lot includes environmentally sensitive features, including
protected slopes and wetlands. At the time of final plat approval, the developer must
submit a legally binding plan for maintaining private open space and financing
maintenance costs, which should be shared between all owners of property within the
planned development.
There is a 0.26-acre lot located south of Lot 1, which is labeled as a "Outlot B." This area
will need to be dedicated to the City to add to the Foster Road right of way.
The layout of lots and proposed private roads generally meets the subdivision regulations. The
extension of Foster Road provides the primary street access to the development, supplemented
by private roads and alleys or driveways to provide vehicular access to the multi -family and
townhome buildings. The plat shows sidewalks along the private street to extend pedestrian
access throughout the development.
Neighborhood Open Space: A subdivision of this size requires the dedication of 1.39 acres of
neighborhood open space or fees in lieu of. The Parks and Recreation Department has
determined that fees are appropriate in lieu of neighborhood open space dedication. The fee will
be equivalent to the fair market value of 1.39 acres of property. This requirement will need to be
addressed in the legal papers for the final plat.
Environmentally Sensitive areas: The subject area includes several environmentally sensitive
areas, including steep slopes, wetlands, woodlands, and a steam corridor. The Planned
Development — Sensitive Areas Development Plan, submitted through the rezoning process,
shows how development impacts or protects environmentally sensitive features. The preliminary
plat includes construction limits which direct development away from environmentally sensitive
features. Most of the sensitive areas will remain undisturbed by development within the large
outlot.
Infrastructure fees: A water main extension fees of $435 per acre applies to this property. Payment
of these fees will need to be addressed in the legal papers at the time of final plat approval.
STAFF RECOMMENDATION:
Staff recommends approval of SUB18-00002, an application submitted by University Lake
Partners II for a preliminary plat of Forest Hills Estates, a 5-lot, 53.29-acre residential and
commercial subdivision located south of 1-80 between Dubuque Street and Prairie Du Chien
Road, subject to the resolution of deficiencies.
DEFICIENCIES:
1. Preliminary plat (plan view) must show private roads and sidewalks, including a
turnaround on the north end of Glasgow Drive and the proposed grades of the private
street.
2. Clarifications and labeling corrections needed for stormwater easements.
3. Glasgow Drive easement must include a turnaround.
4. Private water services should not be shown on the plat. The water line in Lot 4 will
be private.
5. The City Engineer has also indicated the need for revisions on the stormwater plan.
It is anticipated that these deficiencies will be resolved prior to the March 1 Planning and Zoning
Commission meeting.
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ATTACHMENTS:
1. Location Map
2. Preliminary Plat
Approved by:
Kent Ralston, Acting Director,
Department of Neighborhood and Development Services
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PAGE 1
To: Planning and Zoning Commission
Item: REZ18-00002
1705 Prairie Du Chien Road
GENERAL INFORMATION:
STAFF REPORT
Prepared by: Sarah Walz, Assistant Planner
Date: March 1, 2017
Applicant: Ross Nusser
250 Holiday Road
Coralville, IA 52241
319-331-5206
RossNusser@urbanacres.com
Property Owner
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:
Hawkeye Trailer Court LLC
3169 Dubuque Street NE
Iowa City, IA 52240
suemoore@qwestoffice.net
Rezone from OPD/RS-12 to RM-12
To allow for the development of multi -family housing
1705 Prairie Du Chien Road
82,328.4 square feet or 1.89 acres
Planned Development Overlay/High Density Single
Family Residential (OPD/RS-12), manufactured
housing
North: Residential, RS-12 and OPD/RS-12
South: Residential, RS-12
East: Residential, RS-5
West: Undeveloped, OPD/RS-12
North District Plan
Foster Road
January 25, 2018
March 11. 2018
The applicant, Ross Nusser, is requesting a rezoning of a 1.89-acre property, located at 1705 Prairie
du Chien Road, from Planned Development Overlay/High Density Single Family Residential
(OPD/RS-12) to Low Density Multifamily Residential (RM-12).
The site is currently occupied by Hawkeye Trailer Court. This small manufactured housing park has
occupied the site since the 1960s and is basically unchanged in its layout. Eleven housing units are
provided and 9 units are believed to be occupied.
The applicant has indicated that they have used the "Good Neighbor Policy." A neighborhood
meeting was held on February 21 at the Iowa City Public Library. Residents of the mobile home
park have also been notified of the proposed sale of the property by the owner in a letter sent on
February 3. The applicant also contacted in person and held a meeting with residents on February
19.
ANALYSIS:
Current Zoning: The property is currently zoned OPD/RS12—a zoning designation applied to all
manufactured housing developments. The original zoning for the property was Factory -Built
Housing Residential (RFBH)—a designation that was discontinued when the City adopted its
current zoning code in 2005. At the time of the code update, all RFBH zones were re -designated
High Density Single -Family (RS-12) with a Planned Development Overlay (OPD). The underlying
zoning for the property allows for single-family, duplex, and/or townhome development.
Proposed Zoning: The applicant proposes to rezone the properly to Low Density Multi -Family
Residential (RM-12) zone. The purpose of the RM-12 zone is to allow for the development of high
density single-family housing and low density multi -family housing. The RM-12 zone is intended
to provide a diverse variety of housing options in neighborhoods throughout the city. Careful
attention to site and building design is important to ensure that the various housing types in any
one location are compatible with one another.
Based on the lot area, the property could support up to 30 multi -family units, provided all parking
and dimensional standards are met (building heights are limited to 35 ft with additional limits on
structures located within 15 feet of a residential zone).
Compliance with Comprehensive Plan:
The North District Plan addresses the potential for redevelopment in this area at such time as
Foster Road is extended to Prairie du Chien:
"If Foster Road is extended, it will open up the possibility of new development in this part of
the district. The traffic capacity of an extended Foster Road could accommodate
development of small apartments, townhouses, and single-family homes in this area.... A
mobile home park currently exists just south of the location where Foster Road would
connect with Prairie du Chien Road. If this property were ever to be redeveloped it should
be reserved for small apartment buildings or similar multi -family housing to maintain a mix
of housing in the area."
The Comprehensive Plan contemplates infill development and the role it plays in neighborhood
reinvestment, including rehabilitating existing structures or encouraging new development of
vacant, blighted, or deteriorated property. The plan notes that the development or redevelopment
of such sites should add to the diversity of housing options without compromising neighborhood
character or over -burdening infrastructure. Integrating diverse housing sizes and types
throughout the community increases the opportunity for people to live in the same neighborhood
throughout the stages of life. By allowing for a mix of housing types, moderately priced housing
can be incorporated into a neighborhood, rather than segregated in one or two areas of the
community.
In 2017, City Council adopted fifteen affordable housing strategies, including a policy to address
tenant displacement, which includes the following:
3
Council approval of major site plans when 12 or more households will be displaced and there
is no accompanying rezoning.
Such applications would require a transition plan to better inform residents and the public
(requires a comprehensive plan and a site plan ordinance amendment).
The City Council also amended the Comprehensive Plan to address situations in which residents
are displaced by new development. The Plan now includes the following goal in its Housing
section:
"Mitigate the impact of large scale residential redevelopment: Mitigate the impact of
redevelopment on occupants of proposed projects involving the remodeling or
reconstruction of existing multi -family residential dwellings by fostering communication
between property owners and occupants through sufficient notice requirements, and
encouraging the developer to create thoughtful transition plans that seek to
accommodate the relocation needs of current occupants."
In addition, the "Community Vision Statement" in the Plan calls for "fostering communication
among owners, redevelopers, and occupants to mitigate the impact of redevelopment of existing
residential properties."
Council approval of the site plan is not required both because the subject property is being
rezoned and the number of residents displaced falls beneath the 12-unit threshold. The principles
of the comprehensive plan regarding displacement may be considered in connection with the
rezoning. The applicant has worked proactively to meet the City's goals for displacement.
Following notice by the property owner, which was mailed to residents in a letter dated February
3, the applicant has taken the following steps:
1. Contacted each resident personally (one resident was not reached in person but was
contacted by phone).
2. A resident meeting was held at the Iowa City Public Library on February 19.
• The applicant collected concerns of the residents
• The applicant provided a resource list, including contact information for other
manufactured housing developments (copy attached).
3. The applicant intends to offer an extended notice of transition, no less than 120 days.
4. The applicant is actively working with City staff to identify relocation funds to assist residents.
Compatibility with neighborhood: The surrounding neighborhood is predominantly single-
family housing. A recent rezoning and subdivision of 53.29 acres, located directly to the north of
the subject property, calls for the construction of the Foster Road extension and allows the
development of commercial and residential uses: senior housing located within a multi -family
structure and 59 townhome units to be located along the new extension of Foster Road, east of
Prairie du Chien Road.
Environmentally Sensitive Areas: Steep slopes and groves of trees appear to be present on
the western half of the property. Development that encroaches into these areas may require an
overlay planned development rezoning. The applicant does not plan to encroach into these areas
and so an OPD plan is not required at this time.
Traffic implications: Due to the topography, the street network north of Dodge Street has limited
connectivity. The extension of Foster Road will provide an alternative east -west street route
through the area and provide for better multi -modal connectivity in the northern part of the city.
and is considered necessary to allow for increased density for properties in this area.
STAFF RECOMMENDATION:
Staff recommends approval of REZ18-00002, a proposal to rezone approximately 1.89 acres of
0
property located at 1705 Prairie du Chien Road from Planned Overlay Development High Density
Single -Family (OPD-RS12) zone to Low Density Multi -Family (RM-12) zone, subject to a
requirement that the applicant provide to the occupants a notice of transition in writing and
provide no less than 120 days from the date of rezoning approval by Council. No permits
should be issued until such time lapses unless all occupants are off the site before the 120
days.
ATTACHMENTS:
1. Location Map
2. Aerial Photograph
3. Housing resource list provided by the applicant to
current residents of 1705 Prairie du Chien Road
Approved by:
Kent Ralston, Acting Director,
Department of Neighborhood and Development Services
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REZ18-00002
1705 Prairie DYE Chien Road
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Prepared By: Sylvia Sorlmel-
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Housing Resources for the Residents of 1705 Prairie du Chien Rd.
The Housing Fellowship 1 319-358-9212 1 322 E 2nd St, Iowa City, IA 52240
> http://www.housingfellowship.com/
Iowa Valley Habitat for Humanity 1 319-337-8949 12401 Scott Blvd SE, Iowa City, IA 52240
> https://www.iowavallevhabitat.ora/
City of Iowa City, Sarah Walz 1 319-356-52391 sarah-walz@iowa-city.org
*Regency MH Community 1 319-351-8808 14455 Oak Crest Hill Rd SE, Iowa City, IA 52240
*Modern Manor 1319-338-5371 11700 S Scott Blvd, Iowa City, IA 52240
*Lake Ridge Inc. 1319- 466-9071 1702 Bay Ridge Dr, Iowa City, IA 52246
Forest View Trailer Ct 1319-338-8180
Hilltop MH Park 1319-338-4272
Breckenridge Estates 1319-449-3871
Knollwood MH Park 1 319-560-7627
Bon Aire MH Lodge 1319-338-3152
Parkview MH 1319-545-2800
Sunrise Village 1319-354-2954
Western Hills M Estates 1319-545-2662
Thatcher MH Park 1319-351-5735
Golfview MH Park 1319-626-6060
Saddlebrook 1319-354-1961
Clear Creek MH Park 1319-321-2363
Holiday MH Court 1319-626-2112
STAFF REPORT
To: Planning and Zoning Commission Prepared by: Sylvia Bochner, Planning Intern
Item: REZ17-00015 Date: March 1, 2018
The Grove
GENERAL INFORMATION:
Applicant: Cardinal Pointe West, LLC
755 Mormon Trek Blvd
Iowa City, IA 52244
319-337-4195
jwaddilove@SouthGateCo.com
Contact: Brian Vogel
Hall & Hall Engineers, Inc
1860 Boyson Road
Hiawatha, IA 52233
319-362-9548
brian@halleng.com
Requested Action: Rezone from Interim Development —Research Park
(ID -RP) to Low Density Multi -family Residential (RM-
12)
Purpose: To allow the development of 108 multifamily dwelling
units in 3 buildings
Location: West of Camp Cardinal Boulevard and northeast of
Deer Creek Road
Size: 7.84 acres
Existing Land Use and Zoning: Undeveloped, Interim Development —Research Park
Surrounding Land Use and Zoning: North: Undeveloped, ID -RP
South: Hwy 218 and National Guard, P-2
East: Undeveloped, ID -RP
West: Hwy 218 and Rural Residential, RRA
Comprehensive Plan: Conservation Design —Clear Creek Master Plan
Neighborhood Open Space District: Clear Creek
File Date: February 7, 2018
45 Day Limitation Period: March 24, 2018
BACKGROUND INFORMATION:
The applicant, Cardinal Pointe West, LLC, is requesting approval for the rezoning of 7.84 acres of
land from Interim Development —Research Park (ID -RP) zone to Low Density Multi -Family
Residential (RM-12) zone to allow for the development of 108 multi -family residential units in 3
buildings. Because of environmentally sensitive features on the property, administrative approval of
a Sensitive Areas Plan is required.
This area was annexed into the city between 1969 and 1972. Since 1983, the area has been zoned
Interim Development —Research Park (ID -RP) to reflect the possible development of an office park
along Highway 218. In May 2002, the City Council signed a Memorandum of Understanding for the
Clear Creek Master Plan including a concept that envisioned "conservation -type" development,
including office park and residential development in the area surrounding Camp Cardinal Boulevard.
Good Neighbor Policy: The applicant has not indicated whether they will use the Good Neighbor
Policy. The subject property is surrounded by land that is currently undeveloped and under the
ownership of the applicant.
ANALYSIS:
Current zoning: The area is zoned as Interim Development —Research Park (ID -RP). This zone
is intended for areas of managed growth in which agricultural and other nonurban uses of land
may continue until the city is able to provide services and urban development can occur. The
interim development zone is the default zoning district to which all undeveloped areas should be
classified until city services are provided. Upon provision of city services, the City or the property
owner may initiate rezoning to zones consistent with the comprehensive plan, as amended.
Infrastructure is now in place to allow development.
Proposed zoning: The Low Density Multi -Family (RM-12) zone includes both high density single-
family housing and low density multi -family housing to provide a diverse variety of housing options.
Because of this mixture, attention to site and building design is important in this zone to ensure that
these housing types are compatible with one another.
The applicant has submitted a Sensitive Areas Site Plan that shows 3 multi -family buildings, which
contain a total of 108 1- and 2-bedroom units (36 units per building). Each building has the same
dimensions and will likely have similar architectural design. All three buildings will have access from
a driveway off Deer Creek Road with parking provided under the building and in the surface lot
located between buildings. The zoning ordinance indicates that multifamily buildings should be
oriented with at least one fagade facing a public or private street or an interior courtyard. Due to
sensitive features on the property and steep slopes on the Camp Cardinal Boulevard frontage, it
may be impractical for development on this property to meet this standard. The applicant may apply
for a minor modification according to Section 14-2B-6 of the Zoning Code to waive this requirement.
Comprehensive Plan: This property is located within the Northwest Planning District, one of two
districts forwhich a detailed plan has not been drafted. IC2030: The Comprehensive Plan Update
identifies this area as suitable for "Conservation Design" and refers to the Clear Creek Master
Plan. The Clear Creek Master Plan indicates that the areas adjacent to Highway 218 are
appropriate for office park or research uses to buffer residential uses from the noise and fumes
produced by the highway. The 1997 Comprehensive Plan recognized that with the establishment
of the Oakdale Campus north of Interstate 80, the development of addition office and research
uses in this area may not be realistic. The plan also recognized the topographical and
infrastructural limitations of the area, and therefore, supported clustered development that would
result in pedestrian friendly neighborhoods with minimal disturbance of the sensitive areas.
Compatibility with neighborhood: While adjacent properties are currently undeveloped, a
preliminary plat was recently approved for property north of the subject site, which includes a mix
of single-family, duplex, and multi -family lots. This area is separated from the subject area by a
stormwater detention pond. The surrounding area also includes other single-family and duplex
development as part of the Cardinal Pointe West subdivisions. The proposed multi -family
buildings would be separated from the existing residential neighborhood by Camp Cardinal
Boulevard.
The proximity to Highway 218 poses compatibility issues with residential uses. Iowa City's
subdivision regulations address health issues associated with noise and air pollution produced by
major roadways by requiring a minimum 300' buffer between Highway 218 and residential
development. Because this application is for a rezoning, rather than a subdivision, the regulation
does not apply. However, a condition may be attached to the rezoning in order to address the
concerns associated with the proximity to Highway 218. Staff recommends this rezoning be
conditioned upon approval of a plan signed by an acoustical engineer prior to issuance of a
building permit to ensure that roadway noise is mitigated in the interior of the buildings for any
buildings located within 300 feet of the right-of-way of the highway. This plan should include sound
mitigating construction techniques, such masonry construction and sound -dampening windows,
along with the planting of trees to form a buffer between the highway and buildings.
Environmentally Sensitive Areas: The property contains steep and critical slopes and
woodlands. The Sensitive Areas Site Plan indicates that the development will disturb 38.1% of
steep slopes, 20.9% of critical slopes, and 18.6% of woodland areas. The plan shows
development clustered on the northern portion of the lot, to allow for the preservation of slopes
and woodlands on the southern portion of the lot. The Sensitive Areas Site Plan includes
construction limits that indicate the portion of the lot that may be developed. A landscaping plan
shows where trees and shrubs will be planted within the development area, including 5 trees
provided in the parking area and 6 street trees provided along Camp Cardinal Boulevard.
Traffic implications: Access to the development will be provided via a driveway off Deer Creek
Road. Existing road infrastructure, which is improved to City standards up to the driveway, will be
sufficient to serve the proposed density of the development. North of the proposed driveway, Deer
Creek Road is unimproved and dead ends at River Products quarry property located in Coralville.
Developable land to the north will not connect into Deer Creek Road, therefore the extension of
right-of-way improvements to the street and extension of sidewalk north of the driveway are not
recommended by staff.
The site plan shows the provision of 171 parking spaces, which is the minimum requirement based
on the proposed number of 1- and 2-bedroom units. The majority of these spaces will be provided
in structured parking provided on the lower level of each building. These spaces will be accessed
through rear drives on the two northern buildings and through an entrance on the front of the
southern building. No overflow parking is provided on site.
Fire: The fire department has indicated that wider drive lanes (26 feet) are required throughout
the site in order for fire apparatus to reach the height of the proposed buildings.
Summary: Overall, the proposed rezoning of the subject area to Low -Density Multi -family
Residential (RM-12) in order to develop 108 units of multifamily housing located in 3 buildings is
appropriate, as long as the applicant ensures that the effects of highway noise are mitigated for the
interior of these buildings. Although the Clear Creek Master Plan designated this area for office use
to buffer nearby residential uses, the Comprehensive Plan states that demand for office space may
be limited.
STAFF RECOMMENDATION: Staff recommends deferral of this application pending resolution of
deficiencies noted below.
Upon resolution of these items, staff would recommend approval of REZ17-00015, a rezoning of
7.84 acres of land from Interim Development - Research Park (ID -RP) zone to Low Density Multi-
family (RM-12), subject to a condition that sound mitigation is provided through a plan from an
Upon resolution of these items, staff would recommend approval of REZ17-00015, a rezoning of
7.84 acres of land from Interim Development - Research Park (ID -RP) zone to Low Density Multi-
family (RM-12), subject to a condition that sound mitigation is provided through a plan from an
acoustical engineer, to be approved prior to issuance of a building permit for any buildings located
within 300 feet of the right-of-way of Highway 218.
DISCREPENCIES:
1. If the buildings are taller than 30', fire code requires 26' access lanes, with at least one
of these access routes between 15' and 30' from each building and positioned parallel to
one entire side of the building.
2. All drives must be set back at least 10' away from the buildings.
3. The landscaping plan must show which existing trees will be used to meet the street tree
requirements. A legend should be included showing the species of existing and
proposed trees.
ATTACHMENTS:
1. Location Map
2. Sensitive Areas Site
Approved by:
Kent Ralston, Acting Director
Department of Neighborhood and Development Services
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