Complete April packet - City of North Liberty

Recommendations

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March 29, 2010 Memo To: North Liberty Planning Commission From: Dean Wheatley, Planning Director Subject: Request of Midwest Development Corporation to approve a rezoning of property located generally south of St. Andrews Drive and west of Jones Boulevard (formerly approved as “Glynmoor” addition). (Lengthy legal description, to be subdivided as Harvest Estates II) Your North Liberty city staff has reviewed the subject submission, and offer comments presented in this memo. The staff review team includes the following personnel: Ryan Heiar, City Administrator Tracey Mulcahey, Assistant City Administrator Tom Palmer, City Building Official Scott Peterson, City Attorney Kevin Trom, City Engineer Dean Wheatley, Planning Director Background and Statistics This request is to rezone an area currently zoned RS-3 and RS-4 to a different layout of zones: RS-4, single family: about 50.07 acres, 67.3%. RS-6, single family: about 6.85 acres, 9.2%. RS-7, single family: about 6.92 acres, 9.3%. RD-10, duplex: about 10.58 acres, 14.2%. A “Good Neighbor” meeting was held to allow any RS‐4 interested party an opportunity to comment on this RS‐6 rezoning prior to submission, and many people attended RS‐7 to voice concerns. After the Good Neighbor meeting, in RD‐10 response to storm water runoff concerns heard at that time, residents in the area were invited to a special meeting led by City Engineer Kevin Trom, who explained the nature and details of storm water management in the area. Also contributing was Doug Frederick, engineer for the developer. That special meeting, attended by about 12-15 people, has been broadcast on NLTV and is available for viewing at the city’s Website. Good neighbor emails and written comments received are attached to this report. The owner is not requesting approval of a subdivision plat at this time, but has submitted plans showing
the anticipated/proposed layout to help the city and interested parties understand how streets and lots would lay out with the zoning as requested. Comments should be limited in general to the zoning itself, although some zoning concerns will affect any subdivision plat and need to be identified during this discussion. The property is shown as “residential” on the Land Use Plan, and so in a general sense the request is consistent with that policy. The zoning districts requested by the owner are common in North Liberty. For example: RS-4 is found in Broadmoor, Fox Run, Fox Valley, Arlington Ridge, and Aspen Ridge. RS-6 is found in Deerfield, Broadmoor, Windsor Farms, West Lake, and Arlington Ridge. RS-7 is found in Cedar Springs and other smaller areas. RD-10 is found in The Boulders, Cedar Springs, West Lake, Liberty Centre, Deerfield, Autumn Ridge, and Creekside. Land Use map for the vicinity Subdivision Ordinance Provisions Affecting This Development The request for a variety of zoning districts is not unusual. In North Liberty, neighborhoods with a mixture of zoning districts include Cedar Springs, Broadmoor, West Lake, Deerfield, Autumn Ridge, Liberty Centre, Penn Meadows, and others. The Subdivision Ordinance requires the establishment of a 20’ landscaped buffer strip along the arterial frontage of lots backing onto arterial streets. All lots along Jones Boulevard and St. Andrews Drive will need to include this buffer at the time of platting, which will provide some measure of privacy for those lot owners as well as a more appealing view for owners of property across the arterials. Jones Boulevard is classified as a “minor arterial” in the city’s Major Street Plan, and St. Andrews Drive is classified as a “collector.” As such, these streets are designated to carry more traffic than “local” streets found within subdivisions. This developer will be required to contribute cash toward the eventual reconstruction of those streets, and in the case of the realignment of St. Andrews Drive will be required to absorb that entire cost. A storm water management system will be required to control water runoff from this site to surrounding properties. The existing farm fields have no storm water management in place. Zoning Ordinance Provisions Affecting This Development Zoning in the vicinity The RS-7 district includes the following requirements related to this development: 1. A maximum of 10% area of the single-family residential district may be zoned RS-7. The development must be a minimum of 40 acres for the inclusion of RS-7 zoning.
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Page 5: elevations. The use of awnings in t
Page 13 and 14: ECOLUME ECA/ECW GENERAL DESCRIPTION
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Page 28: Harvest Estates II Rezoning Request

Complete April packet - City of North Liberty

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