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HomeMy WebLinkAbout07-06-2022 Planning and Zoning CommissionPLANNING AND ZONING COMMISSION Wednesday, July 6, 2022 Formal Meeting — 6:00 PM Emma Harvat Hall Iowa City City Hall 410 E. Washington Street Agenda: 1. Call to Order 2. Roll Call 3. Election of Officers 4. Public Discussion of Any Item Not on the Agenda Development Items 5. Case No. REZ22-0008 Location: Northwest corner of N. Scott Blvd. & Rochester Ave. An application for a rezoning of approximately 64.37 acres of land from Interim Development Single -Family (ID-RS) to Low Density Single -Family with a Planned Development Overlay (OPD/RS-5) and approximately 0.31 acres of land to Interim Development Single -Family with a Planned Development Overlay (OPD/ID-RS). 6. Consideration of Meeting Minutes: June 15, 2022 7. Planning and Zoning Information 8. Adjournment If you will need disability -related accommodations to participate in this meeting, please contact Anne Russett, Urban Planning, at 319-356-5251 or arussett(oiowa-city.org. Early requests are strongly encouraged to allow sufficient time to meet your access needs. Upcoming Planning & Zoning Commission Meetings Formal: July 20 / August 3 / August 17 Informal: Scheduled as needed. STAFF REPORT To: Planning and Zoning Commission Item: REZ22-0008 Monument Hills GENERAL INFORMATION: Applicant: Contact Person: Owner: Requested Action: Purpose: Location: Location Map: Size: Existing Land Use and Zoning: Surrounding Land Use and Zoning: Prepared by: Parker Walsh, Associate Planner Date: July 6, 2022 Michael Welch Welch Design and Development michael(a)welchdesigndevelopment.com See above. Douglas Paul Monument Farms LLC PO Box 455 North Liberty, IA 52317 c1rpau1507(@Yahoo.com Rezoning from Interim Development - Single Family Residential (ID-RS) to Low Density Single -Family Residential with a Planned Development Overlay (OPD/RS-5) and Interim Development - Single Family Residential with a Planned Development Overlay (OPD/ID-RS) Construction of 64 single-family detached residences, 12 senior single-family units, 3 duplexes, and 29 senior multi -family units West of N. Scott Boulevard and north of Rochester Avenue. 64.68 Acres Undeveloped/Vacant Open Space, Interim Development - Single -Family Residential (ID-RS) North: ID-RS, Interim Development -Single- Family Residential South: RS-5, Low Density Single Family Comprehensive Plan: District Plan: Neighborhood Open Space District: Public Meeting Notification: File Date: 45 Day Limitation Period: Residential East: ID-RS, Interim Development -Single- Family Residential West: RS-5, Low Density Single Family Residential Conservation Design, Single -Family, Townhome, and Small Apartment Northeast NE1 Property owners within 500' of the subject property received notification of the Planning and Zoning Commission public meeting. Rezoning signs were posted on the site at Rochester Ave. May 31, 2022 July 15, 2022 BACKGROUND INFORMATION: The applicant, Welch Design and Development, has requested a rezoning from Interim Development Single -Family (ID-RS) to Low Density Single -Family Residential with a Planned Development Overlay (OPD/RS-5) for approximately 64.36 acres located west of N. Scott Boulevard and north of Rochester Avenue. The applicant intends to develop 64 single-family homes and a senior living community consisting of 12 single-family units, 3 duplex units, and 29 multi -family units. Approximately 0.31 acres of the subject property will remain ID-RS (with the OPD) to accommodate an existing communications tower, which received a special exception in 2009. The communications tower currently has access to the property through an easement on the abutting home property. In order to maintain access to the tower, as a condition of the rezoning an access easement agreement to allow access to Lot 66 as shown on the Preliminary Planned Development and Sensitive Areas Development Plan will be required. Additionally, there is one single-family home on the property that fronts Rochester Ave that will remain. The Preliminary Planned Development Overlay Plan and Sensitive Areas Development Plan is included in Attachment 3. The Preliminary Sensitive Areas Development Plan proposes removal of critical slopes in excess of what is allowed per 14-51-8E-4 and also impacts wetlands. Therefore, a Level I I Sensitive Areas Review is required, which requires review by the Planning and Zoning Commission and approval by the City Council as part of the OPD rezoning process. The applicant conducted a Good Neighbor meeting on May 25, 2022. A summary of the meeting is included in Attachment 4. ANALYSIS: Current Zoning: The property is currently zoned Interim Development -Single-Family (ID-RS). The purpose of the ID -zones is to provide for areas of managed growth in which agricultural and other nonurban uses of land may continue until such time as the city is able to provide city services and urban development can occur. The interim development zone is the default zoning district to which all undeveloped areas should be classified until development occurs. Upon provision of city services, the city or the property owner may initiate rezoning to zones consistent with the comprehensive plan. In ID-RS zones, only plant related agricultural is allowed by right. The ID-RS zone allows a limited number of land uses such as detached single-family homes, animal related commercial use, parks and open space, and agricultural uses. Approximately 0.31 acres of the subject property will remain ID-RS to accommodate an existing communications tower that received a special exception in 2009. Communications towers are not an allowed use in the RS-5 zone. Proposed Zoning: The planned development overlay zone (OPD) is intended to permit flexibility in the use and design of structures and land in situations where conventional development may not be appropriate. The Low Density Single -Family Residential (RS-5) zone is intended to provide housing opportunities for individual households. The zone allows larger lot sizes and setbacks creating neighborhoods with a limited density. While the proposed development contains duplexes and a multi -family building, the OPD process allows for a mixture of uses in the RS-5 zone. General Planned Development Approval Criteria: Applications for Planned Development Rezonings are reviewed for compliance with the following standards according to Article 14-3A of the Iowa City Zoning Ordinance. The density and design of the Planned Development will be compatible with and/or complementary to adjacent development in terms of land use, building mass and scale, relative amount of open space, traffic circulation and general layout. Densi —The OPD/RS-5 zone allows for a density of 5 dwelling units per net acre of land area (total land minus public and private streets right-of-way). The proposed development includes 112 dwelling units on 57.65 net acres, including the existing home at 3106 Rochester Ave. The proposed density is 1.94 dwelling units per acre, which complies with the OPD/RS-5 density standard. Land Uses Proposed — The applicant is proposing 64 single-family detached residences and a senior living community consisting of 12 single-family units, 3 duplexes, and 29 senior multi -family units. The addition of the senior housing will increase the diversity of housing types and help to satisfy an ongoing need for senior housing in the city. To the north of the subject property is Harvest Preserve, which is a privately held, membership based open space area. It is staffs understanding that the property owner has no intention of developing this area. To the west is a small community off of Larch Lane that consists of a mix of two-family and three-family homes. Per the Preliminary OPD plans this community will be bordered by Outlot A, which consists of 18 acres of land that will be put into a conservation easement. To the south, across Rochester Avenue, is an existing single-family neighborhood. With the exception of the multi -family building, which is located at the intersection of two arterials and diagonally from the neighborhood's commercial center, the proposed development is an extension of the single-family community. In summary, the proposed plan continues the existing pattern of single-family development and concentrates the more intense land uses near the existing commercial center and major streets. Mass, Scale and General Layout — The development will be predominately house -scale buildings, including both single-family and duplex units. The multi -family building will be larger in scale; however, it will only be 2 stories. Additionally, the multi -family building will be required to comply with the Multi -Family Site Development Standards, which aim to promote attractive, pedestrian friendly neighborhoods by regulating parking, requiring screening of unsightly features and ensuring clearly identified pedestrian connections. Additionally, the applicant has requested two waivers. One waiver from the RS-5 lot width standards, and the other from the duplex comer lot standard. 4 The first waiver is from the RS-5 minimum lot width standard of 60' for the single-family units within the senior community. Instead, the applicant has requested a 56' lot width. The OPD rezoning process allows applicants to request waivers from certain development standards, including lot width. However, the following approval criteria must be met (1 4-3A-4K-1 c): 1. The proposed modifications will not result in increased traffic congestion or a reduction in neighborhood traffic circulation. At the request of Transportation Planning staff, the applicant provided a traffic study. The study shows that the proposed development will not overburden the existing street system. More information on the traffic study is provided below. 2. Garages and off street parking areas must be located so that they do not dominate the streetscape. Alley or private rear lane access will be required, unless garages are recessed behind the front facade of the dwelling in a manner that allows the residential portion of the dwelling to predominate along the street. The applicant has provided staff with renderings and elevations of each of the future housing options that residents will have to choose from (Attachment 3), all of which have garages that are recessed from the front facade of the dwelling. The second waiver is related to the duplexes, three of which are proposed. Two of the duplexes are not located on a corner lot, which is typically required in an RS-5 zone. Through the OPD rezoning process, the corner lot requirement may be waived if convincing evidence is submitted that the configuration of the property or other existing physical condition of the lot makes the application of this standard impractical. If this standard is waived the units must be designed and located in a manner that prevents monotony by varying aspects such as facade detailing, window pattern, building materials, and color (14-3A-4C-1a(2)(C)). The proposed duplexes increase the level of housing diversity and provides a transition between the proposed multi -family and the single-family. Also, locating the duplexes along Rochester Ave ensures that the higher intensity uses, as opposed to the single-family units, are located along the arterial street. In summary, the approval criteria needed to waive the corner lot standard is met. Open Space — The proposed development will need to comply with private open space standards, outlined in section 14-2A-4E of the City Code. The multi -family complex will be required to accommodate 10 square feet of private open space per bedroom, for a total of 540 square feet of private open space. The single-family homes will be required to provide a minimum of 500 square feet of open space. The OPD plan for the senior living community proposes providing approximately 15,400 square feet of on -site shared private open space, which not only includes open space areas, but also a community clubhouse and walking paths. These standards will be reviewed for compliance at site plan and at building permit. Based on the policy direction in the comprehensive plan, which strongly supports trail connections to open space areas, staff requested that the developer construct a 10' wide trail to provide easier access to Calder Park, a nearby public park. Staff recommends as a condition of the rezoning that the developer dedicate a public access easement agreement to allow a public trail from the proposed development to Calder Park and install the 10' wide trail connection. Traffic Circulation — The proposed development would include the construction of Allison Way, Heron Drive, and a private drive for the senior living community, which is proposed off of Heron Drive to the east. The development will be accessed off of Rochester Ave via Allison Way and the extension of Heron Circle. No access is proposed off of N. Scott Blvd. Allison Way proposes two raised pedestrian crossings to help calm traffic and a roundabout along Heron Drive, which would provide additional traffic calming within the neighborhood. Staff recommends as a condition of the rezoning that at the time of platting traffic calming measures be incorporated into the development in locations approved by and designed to the satisfaction of the City Engineer. This condition must be satisfied in order to meet the traffic circulation criteria. 2. The development will not overburden existing streets and utilities. The subject property can be serviced by both sanitary sewer and water. Public Works staff has indicated that both sanitary sewer and water mains have sufficient capacity to accommodate the proposed development. However, at the time of platting, Public Works staff will require that the applicant submit a water pressure flow analysis to ensure adequate water pressure. Transportation Planning staff requested that the applicant submit a traffic study which examined how the proposed development would impact traffic along Rochester Avenue. The traffic study (excerpt included in Attachment 5) indicates that the total average daily trips generated by the proposed development is 823 new daily trips, which includes 58 new AM peak -hour trips, and 77 new PM peak -hour trips by the anticipated date the site is fully developed and occupied, 2026. The study shows that the peak -hour level -of -service (LOS) analysis is expected to operate at an acceptable LOS C or better rating in 2022 and in the 2026 future development conditions. The traffic study determined that the construction of the proposed street system and units would not increase traffic to the point of overburdening the existing street system. Staff has reviewed the traffic study and concurs with the analysis. Staff recommends a condition of the rezoning include dedication of public right-of-way at the intersection of Rochester Ave and N. Scott Blvd. Additional right-of-way is needed by the City for potential future improvements in this area, which may include a roundabout. 3. The development will not adversely affect views, light and air, property values and privacy of neighboring properties any more than would a conventional development. The proposed development continues the single-family development pattern that exists to the south and concentrates the more intense residential development at the intersection of two arterial streets near the neighborhood commercial center. Although the development will impact some woodlands, the development includes three outlots, which will be placed in conservation easements at the time of platting for the protection of sensitive areas. These outlot areas total approximately 33 acres. In terms of privacy, the closest neighbors will be those to the south across Rochester Avenue and the community on Larch Ln to the west, which is separated by 18 acres of sensitive areas. There is no development to the north and east. For these reasons staff finds that this development will not impact neighboring residences more than a conventional development. 4. The combination of land uses and building types and any variation from the underlying zoning requirements or from City street standards will be in the public interest, in harmony with the purposes of this Title, and with other building regulations of the City. The Preliminary OPD plan incorporates single-family, two-family, and multi -family uses. The combination of land uses provides a diversity of housing options and helps to satisfy an ongoing need for senior housing. Outlots A, B, and C, which makes up approximately 33 acres and roughly 50% of the land area, will remain free from development. In summary, the proposed project balances the need for environmental protection with the need for an increased housing supply and diversity of housing types. Rezoning Review Criteria: Staff uses the following two criteria in the review of rezonings: 1. Consistency with the comprehensive plan; 2. Compatibility with the existing neighborhood character. Consistency with Comprehensive Plan: The Comprehensive Plan's future land use map has identified this area as appropriate for conservation design. Conservation design is appropriate in areas containing steep slopes, woodlands, stream corridors, and other sensitive features. Building sites are identified to take advantage of the preserved land and create streets that minimize disturbance of natural areas. Developments with a conservation design should be more compact with less pavement and more open space than conventional development. The project area is approximately 65-acres and roughly half of the area will remain undeveloped to preserve and protect woodlands, wetlands, and sensitive slopes. The Northeast District Plan future land use map for the Bluffwood neighborhood (Figure 2) shows a concept containing three centrally located cul-de-sacs lined with single-family homes. Moving east, the housing options transition into townhomes and small apartment buildings lining Rochester Ave and North Scott Blvd. The map also shows a street connection to N. Scott Blvd and two access points off Rochester Ave. The applicant submitted two exhibits (Attachment 8), which provide an overlay of the development on the existing land conditions, as well as an overlay of the development on the Northeast District Plan's future land use map. The proposed development generally aligns with the concept and policy vision of the Northeast District Plan. The proposed development is predominately single-family homes and concentrates the more intense housing units at the intersection of Rochester Ave and N. Scott Blvd, consistent with Northeast District Plan future land use map (see Figure 2). Figure 2. Northeast District Plan Future Land Use Map I i-.III \5I W ,� J • are •� �,. � i In terms of street connections, the Northeast District Plan envisioned the extension of Amhurst Drive north across Ralston Creek to improve street connectivity and community connections. The most logical connection would be north to Tamarack Trail. Tamarack Trail is currently stubbed to the edge of the Harvest Preserve property, which is outside the bounds of this rezoning proposal. Due to the fact that land uses have changed since the adoption of the Northeast District Plan, specifically with the creation of Harvest Preserve, staff is not recommending a stub street to the north that could eventually tie into Tamarack Trail. This connection is unlikely given Harvest Preserve's goal to maintain a private, undeveloped, conservation area that can be enjoyed by its members. Provide Pedestrian/Bicyclist Connections — One of the neighborhood planning principles of the Northeast District Plan is to provide pedestrian/bicyclist connections. Specifically, the plan calls for locating recreational trails along waterways, around ponds, and through parks; incorporating trail connections at the end of cul-de-sacs; and planning for trail connections between major destinations, such as commercial areas, parks, and schools. Specific to the Bluffwood neighborhood, the plans call for an interconnected sidewalk system augmented by a trail system which will provide opportunities for people to walk, bike, or jog to various destinations. Trails are strongly encouraged so that all neighborhood residents are within walking distance of parks and open space. The plan also notes that pedestrian connections between the Bluffwood neighborhood and Hickory Hill Park should be enhanced, and a connection between Hickory Hill Park and the neighborhood park (Calder Park) should be designated. This is further supported by the City's Bicycle Master Plan, which shows a proposed Multi -Use Trail/Shared-Use Path from Hickory Trail to Scott Blvd. Supported by this policy direction, staff has requested that the developer construction a 10' wide trail between the proposed development to the edge of Calder Park. The development will also include the construction of a 5' wide sidewalk along Rochester Ave, a current gap in the city's sidewalk network. Encourage a Reasonable Level of Housing Diversity — The majority of the proposed development consists of single-family, which aligns with the land use policy vision. That said, the plan does encourage townhomes and small apartment houses at the edge of the neighborhood where slightly higher density housing can take advantage of being located near major arterial streets, such as Scott Blvd and Rochester Ave and neighborhood commercial centers. By incorporating duplexes and multi -family, the proposed development does include other housing types beyond just detached single-family. Elevations, renderings, and floor plans for the proposed housing types are included in Attachment 3. Compatibility with the Existing Neighborhood Character: The proposed 64 single-family units, 12 senior single-family units, 3 duplexes, and 29 multi -family units is generally consistent with the existing neighborhood character. Existing single-family homes are located northwest and south of the subject property. Through the extension of Heron Circle into Heron Drive, the proposal includes a connection between an existing single-family neighborhood to the south and future single-family development north of Rochester Ave. Although Larch Ln to the west of the subject property contains attached single-family units, as mentioned previously, there will remain a buffer between the existing neighborhood and the proposed development of approximately 18 woodland acres. To the northwest, the proposed trail would provide connectivity to the existing neighborhood along Hickory Trail, access to Calder Park, and an alternate route to Hickory Hill Park and Regina High School. The proposal locates the higher density development in the southeast corner of the development. Concentrating the senior living single-family units, two-family units, and multi- family development on this portion of the property along the arterial streets provides a transition of land uses from single family neighborhoods, to higher density units, and Olde Towne Village directly southeast of the subject property. Environmentally Sensitive Areas: The subject property contains steep slopes, critical slopes, woodlands, and wetlands. The applicant has submitted a Preliminary Sensitive Areas Development Plan as part of the OPD rezoning. Due to the proposed disturbance of wetlands and associated buffers and the disturbance of more than 35% of critical slopes, a Level II Sensitive Areas Review is required. Jurisdictional Wetlands - The City's Sensitive Areas Ordinance requires a 100 ft. buffer to be maintained between a regulated wetland and any development activity (14-51-6E-1). The Ordinance does allow for buffer averaging to be permitted where an increased buffer is deemed necessary or desirable to provide additional protection to one area of a wetland for aesthetic or environmental reasons. The applicant has chosen to request buffer averaging, as wetlands and wetland buffers are proposed to be impacted. As required by 14-51-6E-2, no buffer will be reduced by more than 50% and all provided buffers will be equal to or greater than what is reduced. Additionally, the applicant proposes a buffer reduction for the wetland located at the southwestern comer of the subject property. According to 14-51-6E-3b of the City Code, a wetland buffer may be reduced by up to 75' if the standards of the of the previously mentioned section are met, as demonstrated by a wetland specialist. A wetland specialist has determined that all standards of 14-51-6E-2 and 14-51- 6E-3b are met. Staff finds that the proposed buffer averaging and buffer reduction can be justified as demonstrated by a wetland specialist and will meet the requirements of the City Code. The existing wetland is comprised of approximately 3.03 acres. Approximately 14% of the existing wetlands will be disturbed or 0.43 acres, mostly to accommodate the proposed street network. Per 14-51-6G, staff has required the applicant to provide mitigation for the proposed disturbance to the existing wetland. Compensatory mitigation will be provided at a ratio of 1:1. The applicant has proposed to meet the City's wetland mitigation requirements by purchasing wetland mitigation credits from an established wetland mitigation bank. Specifically, the applicant will purchase a total of 0.43 credits from a local wetland bank to mitigate the loss of 0.43 acres of "emergent" wetland. Steep. Critical. and Protected Slopes — The subject property contains critical and steep slopes. The impacts to these slopes are outlined in Table 1. Approximately 51% of critical slopes and 49% of steep slopes are proposed to be impacted. Table 1: Slopes Total Critical Slopes Impacted Critical Slopes Total Steep Slopes Impacted Steep Slopes 9.3 acres 4.7 acres 4.95 acres 2.41 100% 51% 100% 49% Woodlands — As shown in Table 2, the subject property has approximately 40.27 acres of woodlands. The Preliminary SADP shows that the development will preserve approximately 50.2% of woodlands, which is above the 50% required per the sensitive areas ordinance. Table 2 summarizes the impacts to woodlands. Table 2: Woodlands Total Woodlands Impacted Woodlands Woodland Buffer Woodland Preserved 40.3 acres 14 acres 6.1 acres 20.2 acres 100% 34.7% 15.2% 50.1% Archeological Sites — The Phase I archaeological survey of the subject property noted that the subject property was not eligible for listing in the National Register of Historic Places due to a lack of historical significance. Additionally, no further archaeological work is recommended for the site. Neighborhood Open Space: According to section 14-5K of the City code, dedication of public open space or fee in lieu of land dedication is addressed at the time of final platting for residential subdivisions. Based on the 64.39 acres of RS-5 zoning, the developer would be required to dedicate 1.38 acres of land or pay fee in -lieu. Staff originally requested that the applicant dedicate land to expand the size of Calder Park. The applicant was not interested in dedicating that land, changed the boundary of the proposed rezoning, and requested to pay a fee in -lieu instead. However, the portion of land that was excluded from the rezoning will be required to be included as an outlot when this land is subdivided. Correspondence: Staff has received public correspondence (Attachment 9) from neighboring residents voicing their concerns to the proposed development plan. Generally, the concerns received were for single-family units 1-6 along Rochester Ave, which have since been removed by the applicant from the plans. Additional correspondence received include concerns related to traffic and removal of woodlands. NEXT STEPS: Upon recommendation from the Planning and Zoning Commission, the City Council will hold a public hearing on the proposed rezoning. STAFF RECOMMENDATION: Staff recommends approval of REZ22-0008, a proposal to rezone approximately 64.36 acres of land located north of Rochester Avenue and west of North Scott Boulevard from Interim Development Single -Family Residential to Low Density Single -Family Residential with a Planned Development Overlay (OPD/RS-5) and 0.31 acres to OPD/ID-RS zone subject to the following conditions: Prior to issuance of building permit, Owner shall: a. Dedicate an access easement agreement to allow access to Lot 66 as shown on the Preliminary Planned Development and Sensitive Areas Development Plan. b. Dedicate a public access easement agreement to allow a public trail from the proposed development to Calder Park as shown on the Preliminary Planned Development and Sensitive Areas Development Plan. c. Install the 10' wide trail connection shown on the Preliminary Planned Development and Sensitive Areas Development Plan. d. Dedicate to the City, with no compensation to Owner, additional right-of-way along Rochester Ave and N. Scott Blvd, the area of which shall be determined by the City Engineer in a form approved by the City Attorney. 2. The final plat for any of the above -described land shall incorporate traffic calming devices in locations approved by and designed to the satisfaction of the City Engineer ATTACHMENTS: 1. Location Map 2. Zoning Map 3. Preliminary OPD/SADP Plan 4. Good Neighbor Meeting Summary 5. Traffic Study 6. Applicant Statement 7. Rezoning Exhibit 8. Exhibits Submitted by Applicant 9. Public Correspondence Approved by: Danielle Sitzman, AICP, Development Services Coordinator Department of Neighborhood and Development Services LM \ ( § t$ {o )| / |2 '04 \j7kff ea{�@/ }]\]A§ K;s® a §; /2In0 §a2/� k®))k\ Qƒ2=oG Y gyp. _ a, EPS1e�RYDR a FL i V 111{1Y C O O O tC O G > > 3s as lsanavH - - GL L s _ o 0 C a+ n G N O 4'i N >1 � r� w-. U .r r (/1 O O E ECC t on o a � cC C n n •. VPL CI t CIR Z 0 20 > LARCH LN w i, N x T� � r- 0.. O_ 00 j� C O N No C 0 U Q) CL C) O 0 0 3 > N Z L O y r• S.O. p a0+ `A Y� ti C cz o O Q) E i s. 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IC i� m I � Mj wy y� ~ LL F [ •' .n r� 9 i � A r r � i �� a M Cl) U Q 3 0 w 0 w F- Q w a 0 U w Q z w z IL } U w w Q w a U w L7 Q z PA 0 } U Q 3 0 w 0 w Q w a 0 0 Ll L7 Q Z 0 Q w J w I- LO w I = F- Z Z w Z Q z ff LL 13 0 U1 >I r Summary Report for Good Neighbor Meeting Project Name: Monument Hills Meeting Date and Time: May 25, 2022 @ 5:30 - 6:30pm Attachment 4 CITY OF IOWA CITY Location: N. Scott & Rochester Ave Meeting Location: Pond House at Harvest Preserve (1645 N. Scott Boulevard) Names of Applicant Representatives attending: Michael Welch - Engineer, Joe Clark - Developer Heather Ropp & Ray Bisbee - Ewing Development Names of City Staff Representatives attending: Parker Walsh Number of Neighbors Attending: 24 + Sign -In Attached? Yes X No General Comments received regarding project (attach additional sheets if necessary) - See Attached Concerns expressed regarding project (attach additional sheets if necessary) - See Attached Will there be any changes made to the proposal based on this input? If so, describe: Yes - See attached Staff Representative Comments welch design+development Monument Hills Good Neighbor Meeting Summary General Comments regarding the project: The meeting was well attended and the response from the neighbors was generally positive. People were happy to see the trail connection to Calder Park as they recognized this would create an important link from the neighborhoods north of Ralston Creek to the Olde Towne Village commercial development and to Lemme School. They also like that it gave access to Calder Park to the neighborhoods south of Ralston Creek, including the future property owners within this development. The addition of public sidewalk along the north side of Rochester Avenue was also seen as a positive improvement for the area. Regarding the development itself, we received positive feedback with the addition of lots on the eastside of Iowa City. Neighbors liked that there were a mix of housing types (single-family and the Senior Living Community) and lot sizes. The two points to enter and exit the development along Rochester Avenue (Allison Way and Heron Drive) were also positively received. Neighbors were happy to see the Senior Living Community on the corner of N. Scott & Rochester and liked that it would be owner occupied units instead of rental units. The cooperative ownership concept was well received. Concerns expressed regarding the project: The neighbors did express some concerns. The concerns were related to misunderstanding who owns the property, increased traffic on Rochester, the loss of wooded areas, potential wildlife impacts, the six narrow lots that front Rochester Avenue, and changes to the view for some existing homeowners adjacent to the project area. Some neighbors were underthe impression that this property was part of Harvest Preserve and not owned by a separate entity. This resulted in a believe that this property was part of a long-term conservation easement and would not be subject to development. The traffic concern is related both to the additional traffic once the development is complete and the construction traffic as the necessary public improvements are installed and the construction of the individual homes. The woodland impacts are primarily caused by the grading necessary to create buildable lots, the construction of Allison Way between Heron Drive and Rochester Avenue to provide a second entrance to the development, the six lots proposed along Rochester Avenue, and the grading necessary to construct a public sidewalk along the north side of Rochester Avenue. The potential impacts to wildlife are related to the loss of woodlands and the conversion of the land from hay production and pasture to a housing development. Welch Design and Development, LLC Page 1 welchd esignd evelopm a nt. com welch The six lots fronting Rochester Avenue create concern for some of the neighbors for several reasons including the impact to the existing wooded area in this location, the change to the view form existing homes, and the creation of smaller, rear -loaded lots. These proposed lots are 50' wide and, per city code, would need to have garage and driveway access off a shared drive rather than directly onto Rochester Avenue. There was some concern that these smaller lots would have a negative impact on adjacent property values. The concern regarding the change to existing views is primarily focused on the six lots on Rochester Avenue and the lots in the northwest corner that are visible from the homes on Hickory Trail. The neighbors who expressed these concerns were those who would be directly impacted (i.e., their view would change). Will there be any changes made to the proposal based on this input? The development team reviewed the concept plan presented at the meeting and the concerns expressed by the neighbors. The strongest objections to the proposed plan were centered around the 6 lots along Rochester Avenue. These lots have been removed from the plan as a result. The removal of these lots reduces the amount of woodland impact, alleviates the concern of the residents of Rochester Hills Condominiums and those along the south side of Rochester Avenue that their view would change, and eliminates an access point on Rochester Avenue. This does not completely remove the woodland impacts along Rochester Avenue as the public side and associated grading are still necessary. The development team as completed additional work related to the other concerns raised. The Traffic Impact Study has determined that the additional traffic is well within the acceptable limits for Rochester Avenue (an arterial street). The overall woodland impact meets the requirements of the city code (at least fifty percent of the existing woodlands will remain), including an area of old -growth timber located on Outlot B. A threatened and endangered species study was completed that determined that the construction of the development can be completed in such a way as to avoid impacts to potential bat habitat. Changing views are unfortunately a reality of land development. Other than the changes along Rochester Avenue, the nearest properties impacted by changing views are more than 500 feet away from the development. This includes the properties along Hickory Trail on the north side of Ralston Creek Welch Design and Development, LLC Page 2 w e l c h d es i g n d ev e l o p m e nt. co m Attachment 5 welch design+development June 30, 2022 on behalf of Monument Hills, LLC, Welch Design and Development partnered with Kimley-Horn and Associates to prepare a Traffic Impact Study for the Rochester Avenue corridor adjacent to the proposed Monument Hills development. The study evaluated the impacts of the proposed development on the traffic on Rochester Avenue. Specifically, the intersections of Rochester Avenue and N. Scott Boulevard, Heron Circle, Amhurst Street, Teton Circle, and Windmill Place were evaluated. The conclusion of the study isthatthe intersections indicated above and the new intersection of Rochester Avenue and Allison Way function well within the acceptable levels of an arterial street. Further, there are no warrants for additional turn lanes along Rochester Avenue because of the proposed development. The complete report is attached. Sincerely, Michael J. Welch, PE I..... i MICHAEL J. w WELCH z i 19636 ITP > •. I HEREBY CERTIFY THAT THIS ENGINEERING DOCUMENT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AMA DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF OF`THEE STATE OF IOWA. JUNE 30. 2022 M ICHAEL J. WELCH, PE DATE LICENSE NUMBER 19636 MY LICENSE RENEWAL DATE IS DECEMBER 31, 2D22 Welch Design and Development, LLC Page 1 welchdesigndevelop me nt. com KimleyOHorn Introduction The Monument Hills development will consist of 69 single-family detached residences, 18 senior single-family units and 29 senior multi -family anits. The development is located on the north side of Rochester Avenue, west of N Scott Boulevard. The development is anticipated to be constructed and fully occupied by 2026. Methodology The trip generation for the Monument Hills development is calculated using the Institute of Transportation Engineers (ITE) Trip Generatiara, I P" Edition (2021). The average trip generation rates for the ITE Land Use Code (LUC) 210, single-family detached residential, LUC 251, Senior Single -Family, and LUC 252, Senior Multi -Family, have been used. The following intersections are being analyzed as part of this report: L N Scott Blvd at Rochester Ave — All -way Stop -Controlled 2, Heron Cir at Rochester Ave — Two-way Stop Controlled 3, Amhurst St at Rochester Ave — Two-way Stop Controlled 4, Teton Cir at Rochester Ave — Two-way Stop Controlled 5. Site Access 3 at Rochester Ave -- Two --way Stop Controlled The development is expected to be fully built out and occupied by the year 2026; therefore, the year 2026 was used for future analysis. The analysis has been performed for the existing conditions, 2026 baseline conditions, and 2026 future with development conditions during the AM and PM peak -hours. Existing counts were collected by Welch Design Development, on Wednesday, March 2, 2022 for the AM and PM peak -hours at the study intersections. The 2026 baseline turning movements were calculated by applying an annually compounding growth rate of l % to the existing turning movement volumes. The 1% growth rate is based on conversations with lows City staff. The 2026 future with development turning movements have been calculated by adding the development's trips to the 2026 baseline turning movements. Kimlev* Horn The peak -hour level of service (LOS) analysis calculations were completed using the Synchro 11 software. This software applies the operational analysis methodology of the current Highway Capacity Manual (11CM). Traffic congestion is generally measured in terms of level of service. In accordance with the HCM 6"Edition, road facilities and intersections are rated between LOS A and LOS F, with LOS A being free flow and LOS F being forced flow or over -capacity conditions. The level of service criteria is summarized in Table 1. The level of service at two-way stop -controlled intersections is based on the average delay of the worst approach. The level of service at signalized and all -way stop -controlled intersections is based on the average delay for all approaches. Geometric characteristics and conflicting traffic movements are taken into consideration when determining level of service values. Table l: Level of Service Criteria for intersections Level of Service Expected Delay Intersection COTmol Tleiay (Seconds er Vehicle) Unsignalized Into culions Signalized lntcrscctions A Little/No Delay <10 <10 B Short Delays >10 and <15 >10 and 40 C Average Delays >15 and 45 >20 and <35 D Long Delays >25 and c35 >35 and C55 E Very Long Delays >35 and <50 �55 and <80 F Extreme Delays2 >50 >80 The acceptable level of service for intersections within Iowa City is LOS CID and the significance of impacts on intersections operating at LOS E or LOS F is taken on a case -by -case basis. Source: Highway Capacity Manual, 0 Edition, LOS A: Free -flaw traffic conditions, with minimal delay to stopped vehicles (no vehicle is delayed longer than one cycle at signalized intersection). LOS B: Generally stable traffic Flow conditions. LOS C: Occasional back-ups may develop, but delay to vehicles is short term and still tolerable. LOS D: During span periods of the peak hour, delays to approaching vehicles may be substantial but are tolerable during times of less demand (i.e. vehicles delayed one cycle or less at signal). LOS E: Intersections operate at or near capacity, with long queues developing on all approaches and long delays. LOS F: lammed conditions on all approaches with excessively long delays and vehicles unable to move at TIMC& z When demand volume exceeds the capacity of the lane, extreme delays will be encountered with queuing which may cause wverc congestion affecting other traffic movements in the intersection. Monument Hills May 2022 Traffic Impact Analysis 2 KH #090222040 KimlewO Horn 11191 Zei 30 3117:11 Y CSN"; 11] 11 EMI 091 t-Iu 11410 Trip generation calculations for the Monument Hills development are based on national statistics contained in the Institute of Transportation Engineers' (1TE) Trip Generation, 11"' Edition t2021). The average trip general ion rates For the 1TE Land Use Code (LUC) 210, Single -Family Detached, LUC 251, Senior Single -Family, and LUC 252, Senior Multi -Family, have been used. There are total of69 single-family detached residences, 18 senior single-family and 29 senior multi -family units. The Monument Hills development is anticipated to generate 823 new daily trips, 58 new AM peak - hour trips and 77 new PM peak -hour trips. The trip generation is summarized in Table 2. Table 2. Trip Generation Summary Average Daily Trips AM Peak -Hour Trips PM Peak -Hour Trips Land Uses Inbound Outbound I Total Inbound Outbound I Total Inbound I Outbound I Total LUC 210, GenerationRate 9p.43 Tr s per Unit 0.70 Trips per Unit 0.94 Trips per Unit Single-Family Detached Splits 50% Sl]°/o 100% 26% 74% 100% 63% 1 37% 1 100% 69 Units Trips 326 325 1 651 12 36 48 41 1 24 1 65 LUC 251. Generation 4.31 Trips per Unit 0.24 Trips per Unit 0.30 Trips per Unit Senior Single -Family, Splits 50-1. 50% 100% 33% 67% 100% 61% 39% 100% 18 Units Trips 39 39 78 1 3 4 3 2 5 LUC 252, Generation Rate 3.24 Tri r Unit s P per 0.20 Trips per Unit Ps P 0.25 Trips per Unit P Senior Multi -Family, splits 50% 5W, 50% 34% 66% 100% 56% 44% 100% 29 Units Trips 47 47 94 2 4 6 4 3 7 TOTAL 412 411 823 15 43 58 48 29 77 The trip generation calculations are included in the attachments. Trip distribution and traffic assignments For the development are based on the existing turning movement counts. It is anticipated that 75% of the development traffic would travel to and from the west on Rochester Avenue and 25% to and from the east on Rochester Avenue. Of the 25% traveling east, five percent is anticipated to travel to and from the north along Scott Boulevard, five percent to and from the south on Scott Boulevard and fifteen percent will continue to travel to and from the east along Rochester Avenue. The development trips are included in the turning movement sheets for the AM and PM peak -hours. Monument Hills May 2022 Traffic Impact Analysis 3 KH #090222040 Kimlew Horn Level of Service Analysis The existing channel izat ion at the study intersections as well as the existing peak -hour factors were utilised in determining the level of service analysis. The turning movements are included in the attachments. The level of service analysis for the normalized existing, 2026 baseline, and 2026 future with development conditions is summarized in Table 3, Table 3: Intersection Level of Service Summary Intersection Time period 2022 Existing Conditions 2026 Baseline Conditions 2026 Future with Development Conditions LOS Delay LOS Delay LOS Delay 1. Scott Boulevard at AM B 13-0 sx: B 13-6 see B 13.9 sec PM C 15.6 sec C 16.7 sec C 17.2 sec Rochester Avenue 2. Heron Circle at AM B 10.7 sec B 10.8 sec B 11.6 sec Rochester Avenue Phi B 11.1 sec B 11.2 sec 13 12.0 sec 3. Amhurst Street at AM B i l -0 sou B 112 sce B 11-4 sec PM B 11.5 sec $ 11.7 sec B 11.9 sec Rochester Avenue 4. Teton Circle at AM B 12.2 sec B 12.4 sec B 14.0 sec Rochester Avenue PM B 12.3 sec B 12.6 sec B 14.3 sec AM -- --- --- B 10.5 sec 5. Allison Way [New Access] PM B 10.1 sec at Rochester Avenue The study intersections are expected to operate at an acceptable LOS C or better in the 2022 existing, 2026 baseline and 2026 future with development conditions during both the AM and PM peak -hours. Collision Data Collision Data was compiled for the years 2019 through 2021 from the Iowa DOT Iowa Crash Analysis Too] for the study intersections. There were four collisions (three broadside and one sideswipe) at the intersection of Scott Boulevard at Rochester Avenue and one collision (with an animal) at the intersection of Teton Circle at Rochester Avenue. The collisions resulted in property damage only and no injuries. There were no other collisions at the study intersections including the location where the development's New Access (Allison Way) will be onto Rochester Avenue. There was no collision trends or significant collision history associated with the geometry of the road network at the study intersections. The detailed crash reports are included in the attachments. Monument Hills May 2022 Traffic Impact Analysis 4 KH #090222040 KimlewO Horn Access Analysis The Monument Hill development is proposing three accesses to Rochester Avenue. Two of the proposed accesses are opposite existing public streets {Heron Circle and Teton Circle} while the new Allison Way access will be approximately 507 feet east of Teton Circle. This access spacing exceeds the existing public road access spacing for Amhurst Street and Heron Circle which is approximately 308 feet. Sight distance was performed at the New Site Access (Allison Way) for stopping/entering sight distance. The posted speed limit along Rochester Avenue is 35 mph. Per AASHTO guidelines, this requires 250 feet of stopping sight distance and 390 feet of entering sight distance. There is clear stopping and entering sight distance for over 400 feet to the east and west of the proposed Allison Way access. Channelization analysis was performed during the PM freak -hour to determine if left -turn channelixation is warranted on Rochester Boulevard at Allison Way (Main Access not opposite another public intersection). The left-tum channelization requirements at the intersection have been evaluated using the WSDOT Design Manual. The left -turn channelixation has been evaluated using Exhibit 1310-7a Left -Turn Storage Guidelines: Two -Lane Unsignalized. The analysis shows that the small number of left turns do not reach the percentage threshold for requiring a dedicated pocket. With the proposed Allison Way access exceeding the existing public street separation along Rochester Avenue, the sight distance being met for the access location, no collision history and no channelixation warranted the access location should be approved. Attachments Trip Generation A-1 to A-5 Counts B-1 to I3-8 Turning Movements C-1 to C-10 Level of Service Calculations D-1 to D-26 Collision Data E-1 to F.-5 Channelixation Warrant F-1 Monument Hills May 2022 Traffic Impact Analysis 5 KH #090222040 Attachment 6 June 20, 2022 welch design +development APPLICANT'S STATEMENT FOR REZONING MONUMENT HILLS Please accept the following Applicant Statement submitted on behalf of Monument Hills, LLC. The proposed development area is approximately sixty-five acres of private property located west of N. Scott Boulevard and north of Rochester Avenue. The property is bounded on the north by property owned by Harvest Preserve Foundation and on the west by the Rochester Hills condominium development. Rochester Avenue comprises the southern boundary and N. Scott Boulevard comprises the east boundary. The current zoning classification is ID-RS — Interim Development Single -Family Residential. The Applicant is seeking to rezone the entire area shown as Parcel "A" on the image below to OPD / RS-5 — Low Density Single -Family Residential. The area shown as Parcel "B" will be rezoning to OPD / ID-RS to accommodate the Welch Design and Development, LLC Page 1 welchdesigndevelopment.com Project #1026 existing communications tower located on that parcel. This tower was approved in the ID-RS district by special exception in 2009. Communications towers are not permitted in a RS-5 zone. As part of the request for OPD / ID-RS, the application will be seeking a waiver from the 10-acre minimum lot size requirement. There is 2,459 feet of frontage on Rochester Avenue and 550 feet of frontage on North Scott Boulevard. The Future Land Use Plan within the Comprehensive Plan indicates this area as Conservation Design due to the presence of regulated slopes, woodlands, and wetlands on the property. The Northeast District Plan includes the property within the "Bluffwood Neighborhood" and shows a combination of single-family homes, townhomes, and small apartment buildings. The property to the north of this development is owned by the Harvest Preserve Foundation and has been placed in a state conservation easement. This precludes any development extending north of the subject property. The applicant is proposing a single-family development with approximately 8-acres located in the southeast corner for a separate senior cooperative project that will feature a two-story multi -family building, three "twin -homes" (two attached units), twelve single-family homes, and a club house for the residents to use. The Low -Density Single -Family Residential (RS-5) zoning proposed is consistent with the comprehensive plan and the district plan. The plan meets for the code requirements for woodland preservation and maintains the required buffer areas from wetlands. The presence of these sensitive features results in an overall density that is less than the allowable maximum density allowed in the RS-5 zone. I have included two exhibits with this application. The first, Exhibit A, is the proposed development overlaid on the Bluffwood Neighborhood Plan from the NE District Plan. When this development is compared to the Bluffwood plan, it is apparent that the development seeks to preserve the open space envisioned in the NE District Plan. The proposed development creates single-family lots in the same areas as shown on the Bluffwood plan but with fewer roads and impervious area. This development provides a mix of housing types in the form of a senior cooperative featuring patio homes, twin -homes, and condo -style units in a multi -unit dwelling where the Bluffwood plan envisioned town homes and small-scale apartments. The creation of Harvest Preserve on the property to the north precludes any roadway connections to the north or northwest; however, an agreement to allow a pedestrian connection to Calder Park to the northwest of the development has been secured. The second exhibit, Exhibit B, shows the development in the context of the overall area. It is important to recognize the scale of this development compared to that of the Harvest Preserve property to the north. Harvest Preserve's land is approximately 110 acres while the Monument Farms development proposed to develop only thirty-two acres of the sixty-five acres in the development. The thirty-three acres that are not being developed will be preserved in the form of development -restricted outlots. Welch Design and Development, LLC Page 2 welchdesigndevelopment.com Project #1026 welch There is city water along Rochester Avenue. The applicant will be extending water north along N. Scott Boulevard to the end of the development. There is sanitary sewer available a short distance off the property. The Applicant will secure an easement from the Harvest Preserve Foundation to extend this sewer into the development. The required analysis of the various sensitive features on the property has been completed. The Office of the State Archaeologist has completed a Phase I Archaeology Survey and found no significant cultural resources within the development area. A wetland investigation was also completed. Wetlands were found within the development area. These wetlands are identified in the Preliminary Sensitive Areas Development Plan (SADP) that accompanies this plan. The applicant will be purchasing credits in a local wetland bank to mitigate the impacts to the wetlands. Refer to the wetland report and supplemental memo that accompanies this application for additional information regarding the wetlands. Thank you for your consideration of this rezoning application. Sincerely, Michael J. Welch, PE Welch Design & Development Welch Design and Development, LLC Page 3 welchdesigndevelopment.com Project #1026 w Ld W J z_ w z W § wwn u�i V) p U of i0 Wiz- p� �� II o � a- II Q o 0 Loci CD wzz z wzz O m »z (n O Of Of =o�oN m 0- 0 CN o m D Ln Q yN v 2 W O� v M ` o / co M Z I . -r. P PMP N w U U Of v�SdCj z Of o E W440 0 . �49w 17 71., --------- - IT INdISIdd iS]XdVH IIV,di NDvldvwvi tic u < LLJ ry (D t Z�l V4 t Attachment 9 Dear Parker, I wish to thank you and the city for providing residents with the listening posts. These sessions were invaluable for residents to view the proposed development, get information from the developers and more importantly let their concerns be heard. I am not surprised the area is considered for development. I believe Low -Density Single Family residential (RS-5) designation is keeping with the adjacent neighborhood. Senior housing is badly needed in the city and Vintage Cooperative offers an attractive element to the development. My support is not without concerns. My 3 concerns are: 1. Rochester Avenue is heavily used by residents, delivery trucks and tractor trailers. I am concerned about the increase in the volume of traffic, and the added Regina school traffic which already creates a bottleneck. Excessive speed by motorist is another problem. 2. The 6 proposed homes along Rochester do not fit the size and scope of the development. I would like to see the lot sizes closer in size of the homes in the development. 3. Rochester Hills is a unique setting -- surrounded by woods, fields and prairie — with abundant wildlife. The proposed development will disrupt and change all that is unique to our neighborhood. Much of the proposed development include Bradford Pear trees which are now considered undesirable and an invasive tree. I suggest the developers try to maintain as many of the native Iowa trees and increase the diversity of the native tree population as a buffer between the development and Rochester Hills. I am keenly interested in following the review and approval process for this proposed development. Please provide me with official notification of any meetings -- planning and zoning meetings and Iowa City Council Meetings -- that include this on the agenda. Respectfully yours, Sue Zaleski 631 Larch Ln From: Anne Russett To: "Dvlan Salisburv" Cc: Parker Walsh Subject: RE: Proposed development north of Rochester Date: Wednesday, June 15, 2022 9:36:15 AM Hi, Dylan Thank you for your email. We will pass this along to the Planning & Zoning Commission. Please note that the Commission will not be considering this application at their meeting tonight. It will be placed on an upcoming agenda. You can check here: httDS://Www.icgov.org/city-aovernment/boards/ Ip anning-and- zoning-commission or reach to us if you have any questions. Also, I am not aware of the applicant offering land to the City for a future park as part of this rezoning. City staff requested that the applicant dedicate a portion of land adjacent to Calder Park to the City for additional parkland; however, the applicant did not agree to this. We are currently working with the applicant to figure out a way to get a trail connection from the proposed development to Calder Park. Thanks, Anne From: Dylan Salisbury <salisbury.dylan@gmail.com> Sent: Wednesday, June 15, 2022 12:34 AM To: Anne Russett <ARussett@iowa-city.org> Subject: Proposed development north of Rochester A Hello Ms. Russett, I am writing out of concern for the development planned north of Rochester Ave. between Larch Ln. and n. Scott Blvd. My concern stems from the fact that this development has the potential to take a significant amount of value out of the community without returning value in other ways. Examples of value detraction: Increased traffic and demand on infrastructure: As the father of small children living on Rochester I am already surprised and concerned at the current volume and speed of traffic on this road. It is not uncommon to see cars traveling over 60mph or for long lines of congestion stuck behind slow drivers or machinery. An increase of traffic which will result from this development will increase risk to pedestrians, decrease air quality, and increase noise pollution. The intersection of Rochester and Scott Blvd is already dangerous to pedestrians and untenable for children. Increased traffic and longer wait times at the intersection will make it more dangerous. Increasing burden on schools: With 70 additional single-family homes moving to the area what impact will this have on Lemme Elementary? I'm concerned the resources per child will be diminished and the quality of education overall will suffer. Loss of natural space: I recognize that this area is private land and inaccessible to the public however this development will have a dramatic shift on the character of the neighborhood. It will detract from the tranquility of the area and deprive wildlife of habitat. Increased burden on Ralston Creek We as a community already ask a lot of this tributary to the Iowa River. This loss of natural filtration and introduction of greater volumes of storm runoff and more pollution will only further damage this shared resource. A collection of houses alone does not make for a community. I was surprised to learn that the development will offer nothing in the way of community resource facilities or parks. I was informed that the area in the proposal that was undevelopable due to it being too steep was offered to the city for potential park development which the city turned down due to it being too steep. The city should consider approval of fewer houses with that manageable terrain instead set aside for community resources or a park. The proposal now only allows for traffic to enter and exit the development by the way of Rochester Ave. There needs to be other access to alleviate what would be even greater burden on this road and the resulting congestion at the Rochester Ave. and Scott Blvd. intersection. This intersection needs to be improved to accommodate pedestrian use as well as the increased traffic flow which will result from this development. Given the degree of detraction that this project will have I would like to see the private developers in cooperation with the city more explicitly provide value to existing neighborhoods that this project will disrupt. Thank you for your consideration. Best regards, Dylan Salisbury 541 Amhurst St. Iowa City, IA 52245 From: JANEr WILLIAMS To: Parker Walsh Subject: proposed development Date: Thursday, May 26, 2022 4:17:43 PM RISK Hello Mr. Walsh, I am a resident of the Rochester Hills development, and I live on Larch Lane. I am writing to express my concern regarding one component of the proposed Rochester Ave/Scott Blvd development. My concern is the proposed 6 lots for homes to be located across from Windmill PL and Teton Circle. This strip of land is steeply sloped and currently is the home of large deciduous trees. These trees provide an important barrier to allow privacy for those of us on Larch Lane. I fear that the proposed plan would remove these trees, and the privacy we currently enjoy... replacing the trees with a view of the back side of houses. I urge you to reconsider this component of the plan. Although, at the neighborhood meeting, we were told that these lots were necessary to raise money for the sidewalk installation. I do not find this to be a compelling reason to remove the trees and compromise the privacy that they provide to residents in Rochester Hills. Please reconsider this aspect of the plan and other ways to reach the developer's goals without compromising the Rochester Hills neighborhood. Best regards, Janet Williams, Rochester Hills To: Parker Walsh, City of Iowa City Date: May 26, 2022 Dear Parker, My husband and I (Jay Semel and Joan Kjaer Kirkman, residents at 498 Windmill Place) attended the May 25 neighborhood meeting with Welch developers regarding the proposed rezoning of property located along the north side of Rochester Avenue between Larch Lane and North Scott Boulevard. You were in attendance representing the City of Iowa City and we expressed our deep concerns about the six proposed lots positioned directly facing Rochester Avenue between Windmill Place and Teton Circle to the developers and to you. You indicated that we should send a letter expressing our concerns to you and you told us you would be certain to share our letter with the Planning and Zoning Commission. You also invited us to attend the June 15 Planning and Zoning Commission meeting, which we plan to do. The lovely, dense, tree -lined section of Rochester Avenue between the home on the corner of Larch Lane and the street entrance to Teton Circle contains many graceful, old -growth trees, in addition to smallertrees and undergrowth, all of which provide restful and green streetscape to those passing along Rochester as well as a healthful, aesthetically enriching landscape to the residents who live in the area of Windmill Heights, the condo development along Larch Lane, and the hundreds of walkers, runners, bikers, and others who enjoy this natural landscape on a daily basis in a city that has already lost a great deal of mature tree cover and natural, undeveloped pockets such as the area where the Welch proposal indicates they plan to put six lots for homes or townhouses. Our home is on the corner of Windmill Place and Rochester Avenue. We look directly onto the section of the proposed development where the six lots are placed. We find it incredible that the developers would even consider building homes on this section of Rochester as there is a sheer drop-off in the height of the land. The developers claim that they will bring in dirt to make that area level with Rochester. They kept referring to the need to build sidewalks there and this, alone, would require them to rip out the trees. We disagree most forcefully. There is enough room to create sidewalks with only minimal removal of trees in this section and we beg the members of this commission to carefully look at the area in person. This is not a desirable building location for any number of reasons. We understand that developers try to squeeze every possible building location out of a plot of land, but this part of the proposal will bring them very little in the way of end profits (because of the immense effort to level that land), will destroy the aesthetics of this section of Rochester Avenue, and will add to the traffic density that will already be greatly increased by the rest of the proposed development. We all recognize the health benefits human beings derive from tree and plant life, both physically and emotionally. We hope this will be an important consideration as you examine the proposed development. But the animal, bird, and insect life that thrives in this small section of the proposed development deserves respect and accommodation, as well, as it enriches the livability of our entire area, not only those who are most directly affected. If we flatten anything that gets in our way in the interest of profit, we lose too much of our lovely city. We don't object to the other elements of the development (except for the fact that increased traffic will no doubt be problematic), but we and many neighbors we spoke with at the May 25 neighborhood meeting are extremely upset at the proposal to build the six lots between Windmill Place and Teton Circle, destroying the lovely, tree -lined respite that currently exists. We would be happy to talk with anyone on the commission at any time to express our concerns in person and to walk the area of proposed development. We believe that you will find our concerns, and those of our neighbors, are justified when you see this area for yourselves. Many thanks for your consideration. We can be reached at: jay-semel@uiowa.edu or joankiaer@vahoo.com Jay's cell phone: 319-321-2203 Joan's cell phone: 319-430-8954 Jay Semel and Joan Kjaer Kirkman Rex Clemmensen 15 Heron Cir Iowa City, 52245 Dear Mr. Walsh, Thank you for giving us the opportunity to comment on the proposed Monument Hills Development off Rochester. While we understand and support development in our area, we are concerned with the traffic at intersection of Heron Circle and Rochester. We live about 50 yards from that intersection. Rochester is already a fairly busy street. At peak times, it can be difficult to access Rochester from Heron. The proposed development will add a lot of traffic given that over 70 homes plus the Senior Cooperative would add many people in the area. The US Census Bureau says that there are about 1.88 vehicles per single family home in the US. That would mean roughly 130 more vehicles in the area from the houses alone and probably 50 or more from the cooperative. So, about 180 more. All of those vehicles will exit onto Rochester because there are no exits to any other roads in the proposal. If Allison is not built, ALL of the vehicles will enter and exit via the Heron/Rochester intersection 50 yards from our home. I understand that a vehicle count was done and that the conclusion was that Rochester, as an arterial, can handle it. Frankly, I doubt that conclusion. During busy travel times, the Heron intersection will be a mess. Of course, we prefer that there be an exit constructed onto Scott to spread out the traffic. We ask that, at a minimum, the city consider widening Rochester from the Scott intersection to at least Heron to make it three lanes. Part of Rochester is already three lanes near the Scott intersection. A widening may alleviate some of the traffic problems that the proposed development would inevitably create. Again, we understand and appreciate that the city needs to expand in this area. We are hopeful that some new commercial property will also be created as there are already a lot of people living in the area and very little commercial development. And we sincerely hope that some thought will be given to the traffic congestion that seems inevitable on Heron. Heron Circle and Goldfinch have no entrance or outlet other than Rochester. We have no choice but to use the Heron/Rochester intersection. The proposed new development would also have no choice but to enter and exit via Rochester. We want that intersection to be safe and manageable. Thank you for your consideration. Cordially, Rex and Judy Clemmensen MINUTES PRELIMINARY PLANNING AND ZONING COMMISSION J U N E 15, 2022 — 6:00 PM — FORMAL MEETING EMMA J. HARVAT HALL, CITY HALL MEMBERS PRESENT: Susan Craig, Mike Hensch, Phoebe Martin, Maria Padron, Billie Townsend MEMBERS ABSENT: Mark Nolte, Mark Signs STAFF PRESENT: Sara Hektoen, Anne Russett OTHERS PRESENT: RECOMMENDATIONS TO COUNCIL: By a vote of CALL TO ORDER: Hensch called the meeting to order at 6:00 PM. PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA: None. CASE NO. REZ22-0009: Consideration of an amendment to Title 14, Zoning to clarify historic preservation related regulations. Russett began the staff report noting that the proposed amendment is considered by staff to be code cleanup. There are four minor amendments that they're proposing tonight. The first is to clarify Historic Preservation exception applicability. The second is to remove the list of local landmarks, historic districts and conservation districts from being codified within the text of the code. The third item is to add an abbreviation for conservation overlay zones or OCD and the fourth is related to Public Hearing Notification procedures. All of these amendments have been reviewed by the State Historic Preservation Office's CLG coordinator (certified local government coordinator), which is the State employee who works with historic preservation programs across the state and she had no concerns with the proposed amendment. The Historic Preservation Commission also recommended approval of these amendments at their meeting last week Russett stated the first proposed amendment is related to clarifying historic preservation, exception applicability and the Iowa City zoning code includes exceptions for historic preservation purposes. The code allows the Board of Adjustment to grant a special exception to waive or modify dimensional or site development standards in residential and commercial zones that would prevent use or occupancy of a property that's designated as a local historic landmark or registered in the National Register. It also allows the Board to grant a special exception to Planning and Zoning Commission June 15, 2022 Page 2 of 5 adaptively reuse a building that's designated as an Iowa City landmark or listed in the National Register to certain other uses that are typically not allowed in the zone. The proposed amendment would clarify that the exceptions apply to properties located in a historic district overlay zone (or zoned OHD), which includes both local historic districts and local historic landmarks. This does not change how staff has interpreted this section over the years historically, staff has applied this code section to both local landmarks and local districts, so this is for clarification purposes. The next amendment is to remove the list that's currently in the code of local historic landmarks, local historic districts and local conservation districts. These districts and landmarks will still exist, it will just take the list of all the districts and all the landmarks out of the code. Staff uses several methods to track historic properties, the main one is through the rezoning process when City Council adopts a rezoning and zones land OHD, or a historic district overlay. Staff also administratively keeps a list of all landmarks in all districts within the City and that's available on the City website. This separate list that's codified of all the districts and landmarks in the zoning code is not regularly updated and is redundant from the rezoning ordinance that are adopted by Council, so staff is recommending that they be removed from the code and instead rely on the ordinances that are adopted by Council and the staff administrative lists. The third is to add an abbreviation for conservation overlay zone or OCD. This abbreviation is on the zoning map, but it's not within the zoning code. This will allow the zoning text to be consistent with the zoning map. The last proposed amendment is related to the public notification procedures for public hearings at the Historic Preservation Commission. Russett explained after receipt of an application for a historic landmark, or a local historic district or local conservation district, the zoning code requires that a public notice be mailed. However, the current requirements have been a source of confusion and complaints from property owners, so the proposed amendment would clarify the staffs mailing procedures and who gets notified of the proposed rezoning. The code also requires that proposed local historic districts, local historic landmarks and local conservation districts be submitted to the State Historic Preservation Office for review, however, the State will not review local historic landmarks or local conservation districts so the code is going to be updated to clarify that the State will only review local historic districts and that will help align City policy with State policy related to those reviews. Russett did note planning staff is also working with the City Attorney's Office on some minor text changes to the mailing procedures. Staff is recommending that the zoning code be amended as illustrated in the memo to address numerous code cleanup items related to historic preservation. Padron asked regarding the OCD when reading the entire wording, why doesn't it match. Russett doesn't know why it was set up that way but it's the same for historic district overlays, which are OHD, so for some reason, the abbreviation has the O come first and this is just staying consistent with how it's done. Planning and Zoning Commission June 15, 2022 Page 3 of 5 Craig asked for some background on the State Historical Preservation Office, she looked at their website briefly but couldn't really see where their charter came from or what they have the authority to do. Russett explained they give some discretion to the historic preservation commissions, but they operate the certified local government program and there are certain benefits and incentives that come along with being a certified local government such as access to grants and technical assistance. Craig asked if there are some state tax benefits of being in a historical district, or just local. Russett confirmed that SHPO also deal with the state historic preservation tax credits. She added they also would review any national register nomination that the City would propose and review a proposal for a local historic district. Hensch noted he is surprised that the was put in the code since it could be constantly changing, therefore this amendment makes perfect sense. He also was surprised to learn that State Historic Preservation Office isn't interested or won't review the local historic landmark designations, he just assumed that's what they did. Hensch opened the public hearing. Seeing no one, Hensch closed the public hearing. Padron moved to recommend that the Zoning Code be amended as illustrated in Attachment 1 to address code clean-up items relating to historic preservation. Seconded by Craig. A vote was taken and the motion passed 5-0. CONSIDERATION OF MEETING MINUTES: MAY 18, 2022: Townsend moved to approve the meeting minutes of May 18, 2022. Martin seconded the motion. A vote was taken and the motion passed 5-0. PLANNING AND ZONING INFORMATION: Russett gave some Council related updates, first, Council recommended denial of the proposed MidAmerican substation in the County. Council did recommended approval of the accessory dwelling unit on American Legion Road in the County. They adopted the drinking establishment text amendment related to the door between the drinking establishment and the retail use and they adopted the text amendment related to private basic utilities in P zones. Council also approved the final plat for Hickory Trail. Russett also announced today is Commissioner Martin's last meeting and presented her with a Planning and Zoning Commission June 15, 2022 Page 4 of 5 certificate of appreciation for more than 10 years of service to the community as a member of the Iowa City Planning and Zoning Commission. Craig wondered if staff could talk a little bit about the conversation about the North Side becoming a SSMID. Russett noted the City hasn't received an application or anything. Craig noted it might just be somebody floating an idea, there was an article in the Press Citizen. ADJOURNMENT: Townsend moved to adjourn. Craig seconded. A vote was taken and the motion passed 4-1 (Martin in the negative as it was her last meeting). Lo ZXXXOX -X co NXXXXXXX xIXIXI X XIX N X X X X X X X v CV) XXXpX�X � X X X X X X X N IxxO0xxx I X X X O w X X z O v NXXXXXXX in Np 20 aWN 'XX�X�XX Z V N oXXXOXXX NQpN 06 z LU z Q N X X W p W p X X X z Q J a N X X X X X X X oomm©©© �Ln X hLudt X v N L on a n X X X X X X X W N W W J c " N N c N z Q W YO�QY m W Y Q J m N a Q z a Q II II N - _ � � C } W II II W ��a�i2z Yx00'