Planning and Zoning AGENDA Council Chambers, Fort Dodge Municipal Building 819 1st Avenue South, Fort Dodge, Iowa July 25, 2017, 4:00 PM I. Roll Call II. Approval of Previous Meeting Minutes a) June 27th Meeting Minutes III. IV. Communications Report of Officers and Committees V. Old Business - None VI. New Business 1. Planning a) Preliminary/Final Plat Review for the Cross-Town Connector Industrial Park, Plat 2 Subdivision. 2. Zoning - None VII. VIII. Other - None Adjournment
MINUTES OF THE MEETING OF THE FORT DODGE PLAN AND ZONING COMMISSION CITY COUNCIL CHAMBERS TUESDAY, JUNE 27, 2017 COMMISSIONERS PRESENT: Jim Kesterson, Denny Crimmins, Jamie Lara, Kim Motl, and Mike Doyle, Steve Kersten COMMISSIONERS ABESENT: Lisa Wilson STAFF PRESENT: Maggie Carlin, Vickie Reeck Jim Kesterson, Chair of the Plan and Zoning Commission, called the June 27, 2017 meeting of the Plan and Zoning Commission to order at 4:00 p.m. The minutes of the June 6, 2017 meeting were reviewed. Upon review, Denny made a motion to approve the minutes. Mike seconded the motion. A vote was taken and carried by all present. Communications Maggie noted that a group from Fort Dodge traveled down to Des Moines earlier in the day to present Fort Dodge s Main Street application to the State s selection committee. Fort Dodge should hear back later on this week if we are designated as a Main Street community. Report of Officers and Committees none Old Business - None New Business Planning Final Subdivision Plat review for Northwoods Estates Subdivision in undeveloped area east of North 22nd Street and south of 25th Avenue South. Maggie presented the staff report. McClure Engineering has submitted a final subdivision plat for review on behalf of Extreme Adventures, LLC. The City's Plan and Zoning Commission previously reviewed the Northwoods Estates preliminary plat and rezoning from Single-Family Residential (6RS) to Planned Development (PD) during their meeting on May 9th. City Council has since approved the rezoning to PD for this proposed subdivision area during their meeting on June 12th. After the P&Z has reviewed the submitted Northwoods Estates Final Plat, Council will consider approval of the Northwoods Estates Subdivision by resolution. The proposed Northwoods Estates development will be a gated neighborhood located on 14 acres of land east of North 22nd Street and south of 25th Avenue North and will develop all as part of 1 phase. 32 developable lots are proposed within this residential subdivision; 28 of which will be single-family detached, and the remaining 4 will be bi-attached (single-family attached) dwellings. Page 2 of 13
The P&Z and Council previously reviewed the Northwoods Estates preliminary plat for the following back in May 2017: 1.) Preliminary Plans/Plat Review. The Plan and Zoning Commission shall forward to the City Council its recommendation based on and including but not limited to the following: 1. Compatibility with the stated purposes and intent of the Planned Development District; 2. Relationship of the proposed plan to the neighborhood in which it is proposed to be located, to the City's Future Land Plan, and to other provisions of the Zoning Ordinance; 3. Internal organization and adequacy of various uses or densities; circulation and parking facilities; public facilities, recreation areas, and open spaces. The Planned Development District lists the following items to be reviewed by the Plan and Zoning Commission as part of a Planned Development Final Plat review: (a) The number of residential living units has not been substantially changed. (b) The floor area of non-residential uses has not been substantially changed. (c) Open-space has not been substantially altered to change its original intended design or use. (d) All special conditions prescribed on the preliminary plan by the applicant or any of the reviewing bodies have been incorporated into the Final Plan. (e) All L.U.I. ratios have not been substantially altered. Analysis of Issue The following is provided to help with review of the submitted Northwoods Estates Final Plat: The number of residential living units has not been substantially changed. The number and types of units have not been changed. Northwoods Estates Final Plat shows that this subdivision will continue to be comprised of 32 developable lots; 28 of which will be single-family detached, while the remaining 4 will be bi-attached (single family attached) dwellings. Both uses proposed are permitted within the Planned Development (PD) District, per Section 17.07.05.B. The floor area of non-residential uses has not been substantially changed. N/A, this does not apply since all uses will be residential. Open-space has not been substantially altered to change its original intended design or use. The Final Plat meets the minimum open space requirements set forth by the Planned Development zoning designation. This development reserves 0.6 acres of land within Lot Y to serve as a passive open space area for residents of the development and the community. All special conditions prescribed on the preliminary plan by the applicant or any of the reviewing bodies have been incorporated into the Final Plan. There were items noted as part of the preliminary plat review by P&Z and Council for needed further clarification as part of the final plat submittal, including the following: Page 3 of 13
Fire had requested that clarification be provided for the proposed cul-de-sac widths. Fire Code requires a minimum 96' diameter, which has been confirmed for what is being proposed as part of this subdivision. Noted that a MidAmerican easement was needed along the south area of the subdivision - final plat was updated to show this easement area (however, label must still be updated) The preliminary plat had proposed street names of 'Northwoods Drive' and 'Northwoods Lane'; however, because a 'Northwoods Avenue' already exists here in Fort Dodge, the submitted final plat has been updated for the following street names 'Redwood Lane' and 'Sequoia Lane'. Clarification was provided on the final plat for what the 'front' setbacks would for those lots having a reverse street frontage along North 22nd Street, as these were unclear with the preliminary plat. Detailed construction drawings were submitted to City Engineering for review. The final plat was updated to reflect easements for the extended trail along the west side of the development. All L.U.I. ratios have not been substantially altered. The requirements for all Land Use Intensity square footage ratios have been met per Section 17.07.05.E.3 of our Zoning Ordinance. Land Use, Zoning, Neighborhood Character - In June 2017 this subdivision land was rezoned from Single-Family Residential (6RS) to Planned Development (PD) District. The new development proposes a majority single-family detached lots (28) with also 4 bi-attached single-family dwellings. The uses proposed in Northwoods Estates are compatible with the surrounding area. Transportation and Parking Impacts - A new, 26'-wide, privately owned, east/west street named Redwood Drive will extend from N 22nd Street and intersect Sequoia Lane which joins 2 private, 26'- wide cul-de-sacs on the north and south end of the subdivision area. There will be a sidewalk along both sides of the private street areas. The existing trail along 25th Avenue N will be extended down east of N 22nd Street for the extent of the Northwoods Estates subdivision. City Officials and Private Utilities - the following comments were received by relevant City departments and private utilities in their review of the submitted Northwoods Estates Final Plat Plat - Engineering's Comment's - final plat to be updated prior to City Council review to reflect a few minor labeling comments, as noted in the 'Staff's Recommendation' section, below. Fire's Comments: no specific concerns relative to the submitted Northwoods Estates final plat, but noted as a reminder that the subdivision is to be posted on 1 side for no parking and that a knox box must be provided as part of the gate feature to ensure access for emergency vehicles. Public Works' Comments: no specific concerns relative to the submitted Northwoods Estates final plat, but noted that this subdivision will have public garbage and recycling pickup, but the streets will not be maintained by the City. Water/Utilities' Comments: no specific concerns relative to the submitted Northwoods Estates final plat, but noted as a reminder that all utility services and fire hydrants must be built to City requirements. MidAmerican's Comments: no concerns with the proposed subdivision, as MidAmerican's notes with the preliminary review have since been updated for the final plat. Aureon's Comments: no concerns with the proposed subdivision. Frontier's Comments: no concerns with the proposed subdivision. Page 4 of 13
Mediacom's Comments: no concerns with the proposed subdivision. Existing Plan Impact This subdivision request is consistent with the following goal and objectives of Re-Envision 2030 regarding the Plan's identified residential growth areas: Goal 4: Create new neighborhoods that reflect the character and identity of Fort Dodge and provide a variety of options that appeal to different demographics, socioeconomics, and consumer preferences. Objective 2: Encourage new neighborhoods to meet high standards for maintenance and design. Objective 4: Utilize Planned Development to support subdivisions with varying housing types. Subcommittee or Commission Review / Recommendation Staff Conclusions / Recommendations Staff is recommending approval of the attached Northwoods Estates Final Plat up to City Council, subject to the following conditions being addressed prior to Final Plat approval by Council: That the Final Plat's labels area to be updated for accuracy, including: 1. Final plat to note/show that easements will be retained over the private street areas. Attached final plat incorrectly labels the private street areas as being public right-of-way, while they will be private. 2. Outlot Y contains a public sanitary sewer main, so the easement retained over this area would need to be public and not private as noted on the final plat. 3. The 'Not in Plans?' reference should be updated to reflect the MidAmerican easement. 4. Final Plat incorrectly labels the existing North 25th Street north of this Northwoods Estates Subdivision as being North 22nd Street. Final Plat to be updated to reflect correct street label. Per Subdivision Ordinance requirements, maintenance provisions for the private street areas must be submitted to the City for review prior to City Council's consideration of the final plat. That documentation of the required bonds per the Subdivision Ordinance be provided to City Engineering. That documentation of all other required Iowa Code, Section 354.11, be provided as part of the recording documents. That fence/gate specifications be provided for prior to installation. If the fence is taller than 4' and closer to the street than the building, then a special exception will be required for Board of Adjustment approval prior to installation. Steve made a motion to recommend approval of the Northwoods Estates, Final Plat, subject to staff s recommendation. Jamie seconded the motion. Vote was taken and recommendation was approved by all present, with Mike abstaining from vote. Page 5 of 13
Other Zoning none Urban Renewal Amendment - July 2017. Vickie presented the proposed urban renewal amendment. The amendment to the Urban Renewal Map will include adding 2 parcels owned by MASON REAL ESTATE INVESTMENTS LLC along North 29 th Street. 20 North 29 th Street is the location of the Active Health building addition project. As part of this amendment request, the following projects are being proposed for spending of funds: a.) 2017 Demolition and Commercial Redevelopment Project demolition of buildings and site preparation for future redevelopment in the 1500 block of 5 th Avenue South. b.) Mason Real Estate Investments, LLC Development project. Annual appropriation economic development payments. Total commitment of incremental property tax revenues will not exceed $50,000, plus administrative fees. c.) Warden Plaza Redevelopment Project Design Phase. Will not exceed $275,000 for the design phase. Kim made a motion to recommend approval of the proposed urban renewal amendment. Denny seconded the motion. Vote was taken and recommendation was approved by all present. Jim noted that a business along Highway 169 and Highway 7 in Fort Dodge is wanting to upgrade their pole signs on site by replacing the sign cabinets but cannot do so at their existing height because the Sign Ordinance only allows for up to 20. Maggie noted that yes, she has been in contact with the business and has explained those rules. Maggie explained that in order to allow this sign cabinet replacement at the existing height, the following options exist text amendment or a variance from the City s Board of Adjustment. More research must be done. Adjournment Steve made a motion to adjourn. Mike seconded the motion. Meeting adjourned at 4:20 p.m. Page 6 of 13
July 18, 2017 From: To: Subject: Maggie Carlin Plan & Zoning Commission Preliminary/Final Plat Review for the Cross-Town Connector Industrial Park, Plat 2 Subdivision. ACTION: For P&Z review on July 25th, 2017 REQUEST: Preliminary/Final Plat Review for the Cross-Town Connector Industrial Park, Plat 2 Subdivision. APPLICANT: McClure Engineering, on behalf of Decker Investments, Inc. LOCATION: Cross-Town Connector Industrial Park EXISTING ZONING: Light Industrial (LI), with Lot 1 also being within the Corridor Gateway Overlay (O-CG) District LAND USE PLAN: Industrial Brief History For review by the Plan and Zoning Commission today is the Cross-Town Connector Industrial Park, Plat 2 Subdivision. In 2015, the P&Z and Council reviewed the original Cross-Town Connector Industrial Park Subdivision plat and Council approved its resolution after P&Z's review. Recall that such subdivision is located north of 5th Avenue South and east of South 32nd Street, in the area as shown in the attached plat. This subdivision encompasses 195 acres and includes the extended 1st Avenue South eastward to South 42nd Street. The updated Cross-Town Connector Industrial Park, Plat 2 Subdivision has been submitted for review, as the dimensions of Lots 6-12 have changed slightly from what was originally reviewed by the Commission and Council in 2015/2016. This lot shift is the result of the extended 1st Avenue South being constructed several feet to the north than what was shown in the original subdivision plans. As noted on the updated Plat, this 2017 Plat 2 will supercede the original, and the utility easements affected by the lot line correction have been adjusted and are correctly shown on the updated Plat 2 drawing. Analysis of Issue ANALYSIS Page 7 of 13
With a Final Plat request, City Staff considers the following: Land Use, Zoning, and Neighborhood Character; Transportation and Parking Impacts; and Comments from City Departments, Private Utilities, and the Public. Land Use, Zoning, and Neighborhood Character and Transportation and Parking Impacts remain unimpacted as aresult of this updated Plat 2. Land Use, Zoning, and Neighborhood Character Land Use, Zoning, and Neighborhood Character remains unimpacted as a result of this Plat 2 adjustment. All lands within this subdivision were rezoned from to the City's Light Industrial (LI) District in December 2015. Uses proposed within this subdivision must meet requirements of the City's LI District and Site Plan Review Ordinance. Transportation and Parking Impacts Streets, Parking, and Sidewalks remain generally unchanged as a result of this Plat 2 adjustment. As noted, the dimensions for Lots 6-12 have been adjusted to take into account the true location of where the extended 1st Avenue South extension was constructed. Regarding parking - no parking will be permitted on either side of the proposed street extensions of 1st Avenue South and South 42nd Street. All development will be required to meet off-street parking requirements established in the City s Zoning Ordinance; such parking requirements will be reviewed through a Site Plan review. A 10'-wide trail was installed on the north side of the extended 1st Avenue South area. Comments from City Officials Relevant City Departments and private utilities were notified of this Plat 2 update. No concerns were received at the time of compilation of this report. Comments from the Public No public comments have been received to date. Staff Conclusions / Recommendations Subject to comments from the public, Staff recommends approval of the updated Cross-Town Connector Industrial Park Subdivision Plat 2 Final Plat. Alternatives The alternative would be to not recommend approval or table this subdivision review. Approved By: Department: Status: Maggie Carlin BACGEI Approved - 18 Jul 2017 Page 8 of 13
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