PLANNING AND ZONING COMMISSION Regular Meeting Monday, February 9, 2015 Notice is hereby given that the Planning and Zoning Commission will hold a Regular Meeting at 7:00 p.m. on Monday, February 9, 2015, in the Council Chambers of Johnston City Hall, 6221 Merle Hay Road, Johnston, Iowa, to discuss the following business: AGENDA: 1. Call to Order 2. Roll Call 3. Approval of Agenda 4. Approval of Meeting Minutes: Regular Meeting of January 26, 2015 5. PZ Case No. 14-51; Lithia Plat 1 Final Plat; The applicant proposes subdividing 9.54 acres into two commercial lots to comply with setback requirements for the addition and new office building and showroom at 5200 Merle Hay Road. A condition of the site plan approval for those improvements included replatting the property to comply with setback and bulk regulations.the subject property is located west of Merle Hay Road and north of Interstate 80/35. 6. PZ Case No. 15-01; Northwood Home Association Site Plan and Preliminary Plat; The applicant, ABLN, LLC has requested to subdivide 9.25 acres into 32 single detached townhome lots. The subject property is located north of NW 70 th Avenue and approximately 175 east of Peckham Street. A previous site plan and preliminary plat had been approved May 5 th, 2014 for a townhome development consisting of 40 dwelling units. 7. Other Business 8. Adjournment Next Scheduled Regular Meeting: Monday, February 23, 2015. Posted on or before February 8, 2015 at: Johnston City Hall, Johnston Public Library, Johnston Post Office, Johnston Public Works, Crown Point Community Center, and Johnston Website (http://www.cityofjohnston.com/agendacenter)
DRAFT COPY PLANNING & ZONING COMMISSION City of Johnston 6221 Merle Hay Road, Johnston, IA 50131 Minutes Regular Meeting: Monday, January 26, 2015 AGENDA: 1. Call to Order Petersma called the meeting to order at 7:00 p.m. 2. Roll Call Spencer Severino Johnson Smith Whitaker Petersma Anderson Present X X X X X Absent X X City Staff Present: David Wilwerding, Aaron Wolfe, Steven Witmer 3. Approval of Agenda Johnson called for a vote to approve the agenda. Spencer Severino Johnson Smith Whitaker Petersma Anderson Aye X X X X X Nay Abstain 4. Approval of Meeting Minutes: Regular Meeting of January 12, 2015. Johnson called for a vote to approve the minutes of January 12, 2015. Roll Call Vote: Spencer Severino Johnson Smith Whitaker Petersma Anderson Aye X X X X X Nay Abstain Page 1 of 4
DRAFT COPY 5. PZ Case No. 14-52; Residences at 62W PUD; The property owners at 6000, 6010, 6012 and 6016 NW 62 nd Avenue have requested a rezoning of their properties comprising approximately 5.273 acres from RO Mixed Use Center to PUD allowing multifamily residential development up to a density of 26.5 units per acre. The subject properties are located south of NW 62 nd Avenue and west of NW 59 th Court. Aaron Wolfe presented the staff report. Petersma inquired about the density for the Winwood Apartments. Wolfe responded that it is zoned R-4, but does not know the specific density. Johnson inquired about the density of AHEPA. Wolfe responded that he does not know. Tom Ruprecht, R&R Realty, Jordan Creek Parkway, have met with neighbors and discussed details of the project, they will move the building as far north as possible and have agreed to install a fence. Johnson inquired if there are balconies proposed on the south face. Ruprecht commented that he cannot speak for exact design, there will be balconies but he does not know their location. Petersma opened the public hearing at 7:12 p.m. Troy Peterson, 6045 NW 61 st Avenue, stated that he is an adjacent neighbor to the south of the subject property. Peterson distributed copies of information. Peterson discussed the elevations and expressed concern about the height of the proposed building, with single family. Peterson commented that the proposed 4 th story is what is causing the need for higher density, all other apartments in the city are three stories or less. When approached, the developer advised that they would have to contact their investors out of state. When initially contacted, residents assumed that the proposed development would be comparable to the existing Winwood Apartments. There is a concern that residential owners are being encroached upon. Lisa Becton 6075 NW 61 st Ave, inquired about sewer and water capacity of the proposed units, if not sufficient who will pay for the improvements. Becton expressed concern about traffic, NW 62 nd Avenue is one lane each way currently, will it be able to handle the increased traffic and who would be responsible for road improvements if needed. 6105 NW 61 st Ave, also a neighbor, stated that the biggest concern of neighbors was privacy, but Ruprecht cannot say whether there will be balconies overlooking the residential properties. Inquired how this building would not become an eyesore, are there other examples in the metro area that are not eyesores or detract from neighboring property values and fit with the neighborhood. Page 2 of 4
DRAFT COPY Tom Leffler, 5985 NW 61 st Avenue, biggest concern is the proposed height, he sympathizes with neighbors and can t see what kind of buffer would be adequate to screen a 4-story building from adjacent residential properties. In other areas the height may be appropriate but the surroundings should be considered. Leffler explained that has had no trouble with AHEPA property next to his property, but it is set further away from his property and is three stories. Commission needs to exercise discretion and determine if this proposal makes sense in this location. He is opposed to the rezoning request. Petersma closed the public hearing at 7:26 p.m. Wolfe explained that he has now looked into the AHEPA property and it is a total of 60 units, which is a density of 22.47 units per acre. Height is a site plan issue, the height is allowed in the current zoning district and so the project could be built under the current zoning but still be able to be built to the same height. Wolfe noted that there is sufficient sewer and water capacity along NW 62 nd Avenue, if any improvements are needed in that regard the developer is required to address it. Access would be reviewed with the site plan. Rubrecht explained that his company owns the Winwood Apartments as well. They hired an architect and looked at developing an urban design, when the design was done it came out to 137 units, at lower density it becomes less feasible and it may be necessary to lose some of the aesthetic elements. Johnson inquired about what Rubrecht means by urban design. Rubrecht explained that elements include surface level parking with no ground level units, and street frontage close to the streets to give a streetscape appearance like one would see downtown. They are looking to market to young professionals. Severino asked if there was no change to the zoning, where are the 7 additional units that would be lost, would it they all come from the 4 th floor. Rubreck, would have to go back to drawing board and redesign to account for the lost units. Petersma inquired about the amount of concrete on the concept plan. Rubrecht answered that there is a parking requirement. Wolfe noted that one enclosed unit can be counted toward parking requirements, again this is something to be discussed at the site plan stage. Smith inquired about how the applicant will buffer a 4-story building. Rubrecht, explained that he had thought an accommodation had been reached with the neighbors by pushing it forward and adding a privacy fence. Leffler commented that he thinks most people had second thoughts after the meeting after they got home and considered how the proposed building would impact their property. Smith commented that she supports the proposed PUD. Johnson agreed, the issue is not over 7 units, the concern is regarding siting and height of the project. Severino noted that the biggest complaint is that the concept plan is 4 stories, but it does not appear that a change of 7 units is the difference between a 3 or 4 story building. The goal should be to get the nicest project possible, if the applicant is required to redesign to fewer units it will still mean a 4-story building could be built but perhaps not as nice. Whitaker agreed. Page 3 of 4
DRAFT COPY Petersma expressed concern about density that close to a major intersection, although the high school relocating may address some traffic issues. Motion by Whitaker seconded by Severino to approve PZ Case No. 14-52; Residences at 62W PUD. Roll Call Vote: Spencer Severino Johnson Smith Whitaker Petersma Anderson Aye X X X X Nay Abstain X 6. Other Business Wilwerding discussed the 2014 Development Summary and the Johnston Economic Development Guide. Johnson suggested a strategy meeting to discuss the large number of multifamily developments being proposed for the community. Wilwerding noted that CBRE does an annual survey, saturation hadn t been reached yet but many projects were still pending. 7. Adjournment. Meeting adjourned at 8:05 p.m. Chair Secretary Page 4 of 4
PZ Case No. 14-51 Planning & Zoning Commission COMMUNITY DEVELOPMENT DEPARTMENT February 9, 2015 Meeting SUBJECT: Consider recommending approval of the Final Plat for Lithia Plat 1, subdividing 9.54 acres into two (2) commercial lots. The property is located west of Merle Hay Road and north of Interstate 80/35. SYNOPSIS: RECOMMENDATION: The site plans for an addition to the Lithia Audi building and the construction of a 17,650 square foot new office building and showroom at 5200 Merle Hay Road were approved on October 21, 2013. The approval was subject to a replat of the subject properties to facilitate compliance with setback requirements and bulk regulations for the district. The applicant proposes to replat the affected properties into two commercial lots. The Planning & Zoning Commission recommends approval of the final plat for Lithia Plat 1 subject to the following conditions: 1. The project shall conform to the requirements, standards and regulations of the City of Johnston. 2. Submission of all final plat documentation to City's Staff and Attorney, for review and approval, must occur six (6) working days prior to the City Council's regular meeting. Motion by, seconded by to recommend approval of the Final Plat for Lithia Plat 1 (PZ Case 14-51). Attachments: Final Plat prepared by Bishop Engineering; Comment Memo from City Staff dated January 20, 2015; Comment Letter from Foth Infrastructure and Environment dated January 20, 2015; Vicinity Map. H:\Community Development\P&Z\2014 PZ\PZ 14-51; Lithia Plat 1 Final Plat Page 1 of 5
APPLICANT: REPRESENTATIVE: BACKGROUND & PRIOR APPROVALS: Audi Des Moines 5200 Merle Hay Road Johnston, IA 50131 Bishop Engineering 3501 104 th Street Des Moines, IA 50322 PZ Case 85-16 approved the site plan submittal for the Aura automobile-honda dealership. The dealership opened in November, 1986. The site plan shows the Merle Hay Road right-of-way line and the frontage road in the same place it is today. PZ Case 93-28 approved the site plan submittal for Jordan Motors building additions. The new Infiniti dealership (3,370 s.f. building) a 1,450 s.f. addition to the existing building for a Volkswagen display area and a 3,980 s.f. addition for additional car service area. At the time, the ordinance allowed a 0-foot side yard setback. PZ Case 96-31 (Res 96-170) approved a site plan for ABRA auto body, on the site adjacent and north of Jordan Motors. The applicant did not take further action and the project was not constructed. PZ Case 00-18 Res 135 approved a site plan for a 6,300 s.f. addition to include 10 new service bays (increasing the building to 22,625 s.f.). Improvements included 28,000 s.f. of new pavement. BOA Case 00-03 The site was not in compliance with the 15 parking setback requirement on MHR. A variance was requested and granted from the BOA. PZ Case 01-32 Res 01-278 approved the site plan for Jordan Motors expansion at 5200 MHR. The remodel expanded the floor area by 455 s.f., and included a new façade and canopy and additional parking on north side of showroom. P&Z Case 13-26 Res 13-212 approved the site plans for an addition to the Lithia Audi building and the construction of a 17,650 square foot new office building and showroom at 5200 Merle Hay Road (PZ 13-26) on October 21, 2013. H:\Community Development\P&Z\2014 PZ\PZ 14-51; Lithia Plat 1 Final Plat Page 2 of 5
RESIDENTIAL ZONING DISTRICT & BULK REGULATIONS: This site is zoned C-3, Highway Commercial District with the following bulk requirements: Use Lot Area Lot Width Front Yard Setback Side Yard Rear Yard Depth C-3 20,000 s.f. 100 feet 30 feet 10/20 feet 35 feet The approved site plans do not meet the above-listed setback requirements. Specifically, the proposed south building is depicted to be constructed over the lot line of two remnant parcels. In such a scenario, the proposed building would not meet the side yard setback requirements. Staff recommended City Council approval subject to a condition for approval requiring the applicant to replat the affected lots into one legally platted lot. TRAFFIC ACCESS & CIRCULATION: SIDEWALKS: BUFFERS: PUBLIC UTILITIES: The site utilizes both a right-in/right-out and full access intersection at Merle Hay Road. An ingress/egress access easement will be filed with the final plat to allow cross-access between the two proposed lots. An existing five-foot sidewalk is shown along Merle Hay Road. No buffers are required Water: A 6 connection to the city s main within the Merle Hay Road serves the south building. Sanitary Sewer: The site plans indicate an existing 8 sanitary sewer line serves the north building. The same sanitary sewer line crosses the common lot line to serve the south building. A private sanitary sewer easement is provided to accommodate the shared connection. FLOODPLAIN: DRAINAGE: Portions of the site are located in Zone X and Zone AE of the FEMA flood plain map. The floodplain limits are clearly indicated on page C3.1.. A portion of the building and rear parking lot are located within the 100 year flood plain. The site generally drains to the west. Stormwater on site discharges at three point sources. The southeast drainage area flows to new onsite storm intakes located near the entrance drive in the southeast corner of the site. The new intakes connect to the public storm sewer in Merle Hay Road which discharges into Beaver Creek. The southwest drainage area sheet flows to the southwest across the site thru an existing wooded area and eventually into Beaver Creek. The northern drainage area sheet flows to the west to a new onsite storm intake which flows to a basin located near the southwest corner of the site. H:\Community Development\P&Z\2014 PZ\PZ 14-51; Lithia Plat 1 Final Plat Page 3 of 5
The new pavement addition to the west side of the existing parking lot sheet flows to the new basin as well. Stormwater from the new pond discharges along the southern property line into the existing wooded area and eventually flows into Beaver Creek. Because the stormwater detention basin spans the shared lot line between lots 1 and 2, an overland flowage and stormwater detention easement is required. CONSULTANT COMMENTS: Foth Infrastructure & Environment, LLC has reviewed the plat and offered comments in their January 20, 2015 review letter. PLAT SUMMARY: Lots: 2 Area: 9.54 Acres Area of Streets: NA Net Area in Lots 9.54 Acres Length of Street: NA Length of Public Sewer Main: NA Length of Public Water Main: NA Length of Public Storm Sewer: NA H:\Community Development\P&Z\2014 PZ\PZ 14-51; Lithia Plat 1 Final Plat Page 4 of 5
FINAL DOCUMENTATION: The following documentation shall be submitted and will be recorded with the Final Plat: 1. Attorney s Title Opinion 2. Polk County Treasurer s Tax Certificate 3. Consent to Plat (Owner) 4. Lenders consent to Plat (if mortgage on the property) 5. Easement documents: a. Sanitary Sewer (private) b. Ingress/egress access c. Detention Basin easement (private) H:\Community Development\P&Z\2014 PZ\PZ 14-51; Lithia Plat 1 Final Plat Page 5 of 5
MERLE HAY ROAD Lithia Audi New Dealership Facility Vicinity Map I 35/80-0 90 180 360 540 720 Feet Created by City of Johnston Department of Community Development 6221 Merle Hay Road, P.O. Box 410, Johnston, IA, 50131-0410 (515)278-2344 Fax:(515)278-2033 Legend Corporate Limits Subject Property Parcels
January 20, 2015 Aaron Wolfe Senior Planner City of Johnston P.O. Box 410 6221 Merle Hay Road Johnston, IA 50131 RE: Lithia Plat 1 Development Review No.1 Case No. PZ 14-51 Foth Infrastructure and Environment, LLC has completed a review of the Final Plat received December 17, 2014 for the above referenced project. Based on our review of the project referenced above, the following comments are offered: 1. Applicant shall identify areas subject to inundation of the 100-year flood with the proposed improvements in place. 2. Do the addresses shown need to be adjusted with the replatting? 3. Are there any buffer requirements along the northern property line? Please contact me at 515.251.2564 if you have questions or comments. Sincerely, Foth Infrastructure & Environment, LLC Joshua C. DeBower Project Civil Engineer jcd:mms3 8191 Birchwood Court, Suite L Johnston, IA 50131 (515) 254-1393 Fax: (515) 254-1642
MEMORANDUM City of Johnston, Iowa SENT VIA EMAIL DATE: January 20, 2015 TO: FROM: RE: Anthony Gladney, Lithia Larry Hyler, Bishop Engineering Chuck Bishop, Bishop Engineering Aaron Wolfe, Senior Planner Lithia Plat 1 Final Plat The following are comments on the Final Plat for Lithia Plat 1; the comments are in addition to comments provided by Josh DeBower, P.E., Foth Infrastructure and Environment, LLC and Johnston Public Works: 1. Applicant must submit formal application and pay fee for minor subdivision ($105 + Outside engineering fees). 2. Existing addresses for property under Lithia ownership in this plat are 5200, 5288, 5246, 5288. All addresses will be voided in favor of those shown on the plat for lots 1 and 2. Lot 1 is currently shown with two addresses (5200 and 5246) and Lot 2 is not depicted with an address. Revise the addressing to indicate one address for each lot using one of the aforementioned previously assigned addresses. 3. The stormwater detention basin is depicted over both lots 1 and 2. A Storm Water Detention Basin and Overland Flowage Easement is needed to address the issue. By incorporating language from the previously submitted Stormwater management facilitities maintenance agreement, we could eliminate the need to file two documents. 4. The sanitary sewer from Lot 1 crosses the south lot line of lot 1 en route to a sanitary sewer manhole on lot 2. A private sanitary sewer easement is needed to address the issue. 5. The Preliminary Plat showed two commercial buildings on one lot. Current configuration shows each building on its own lot. Compliance with side yard setback cannot be verified. Please ghost each building footprint on plat so that staff may determine compliance. 6. The C-3 district has a minimum 10 side yard setback. Revise zoning note to include minimum. H:\Community Development\P&Z\2014 PZ\PZ 14-51; Lithia Plat 1 Final Plat Page 1 of 2
7. An ingress/egress access easement is needed between the lot 1 and lot 2 access to allow cross-access between lots. Alternatively, a blanket parking and cross-access easement could be created covering all of lots 1 and 2. 8. Please note, in order to proceed to the City Council with the final plat, the following documents/payments will be required: a. Attorney s Title Opinion b. Polk County Treasurer s Tax Certificate c. Consent to Plat (Owner) d. Lenders consent to Plat (if mortgage on the property) e. Easement documents: a. Sanitary Sewer (private) b. Ingress/egress access c. Detention Basin easement (private) All original executed final plat legal documentation must be submitted to the Community Development Department a minimum of 6 working days prior to the City Council meeting date. Copies of the final plat documents will then be routed to the City Attorney by the Community Development Department. The deadline for legal document submittal is Friday, February 6 th, 2015. Revisions submitted by January 28 th are scheduled for review by the Planning and Zoning Commission at their February 9 th, 2015, meeting and the February 17 th, 2015, City Council meeting. In order to proceed on this schedule please submit 4 full size and 4 11x17 inch reductions by January 28 th, 2015. If you have any questions, please contact me at (515) 727-7766 or by email at awolfe@cityofjohnston.com cc: Josh DeBower, P.E., Foth Dave Cubit, Public Works Director Matt Greiner, Construction Inspector Jim Krohse, Fire Chief David Wilwerding, Community Development Director Aaron Wolfe, Senior Planner H:\Community Development\P&Z\2014 PZ\PZ 14-51; Lithia Plat 1 Final Plat Page 2 of 2
Planning & Zoning Commission COMMUNITY DEVELOPMENT DEPARTMENT February 9, 2015 Meeting PZ Case No. 15-01 SUBJECT: Consider recommending approval of PZ Case 15-01 a Site Plan and Preliminary Plat for the Northwood Home Association (previously known as Villas at Northwood) The proposed project would subdivide 9.25 acres into 32 single family detached townhome lots served by private streets/utilities. The property is located north of NW 70 th Avenue and approximately 175 feet east of Peckham Street; Resolution 14-95. ACTION REQUIRED: _ Ordinance X Resolution X Approval Receive/File Attorney Rvw SYNOPSIS: The applicant, ABLN, LLC has requested approval of a site plan and preliminary plat to develop 32 single family detached townhomes. The subject property is zoned PUD allowing R-3 uses, including detached townhomes. A site plan and preliminary plat for 40 units was previous approved on May 5 th, 2014. The applicant has submitted this revision decreasing density to allow for larger lots/homes. RECOMMENDATION: Staff recommends approval of P&Z Case No. 15-01, the Site Plan & Preliminary Plat for Northwood Home Association subject to the following conditions: 1. The project shall conform to the requirements, standards and regulations of the City of Johnston. 2. Submission of all final plat documentation, including a maintenance plan and agreement for all stormwater management facilities, to City's Staff and Attorney, for review and approval, must occur six (6) working days prior to the City Council's regular meeting. 3. Pursuant to Chapter 180.42 of the Subdivision Regulations and Resolution 08-53, the applicant shall be responsible for their share of improvements to NW 70 th Avenue to improve the roadway to a collector standard. Prior to the City Council approval of a final plat for the subject property (or any portion thereof) the applicants shall select and provide one of the allowed options outlined in Resolution 08-53 (bond, payment or petition and waiver), based upon the 697.88 feet of frontage, which at the 2008 established rate of $131.57 per foot would require participation in the amount of $91,820 to be spread H:\Community Development\P&Z\2015 PZ\PZ 15-01; Northwood Home Association SP Page 1 of 8
equally amongst the lots of the plat. 4. All landscape buffers required within the proposed residential lots shall be installed or bonded for prior to the City s issuance of a certificate of occupancy for the adjacent residential structures. 5. Defer sidewalk adjacent to NW 70 th Avenue until otherwise directed by the City Council at its sole discretion. Once the Council directs installation of the sidewalk, it shall be constructed immediately at the applicant s sole cost. 6. Prior to issuance of a building permit within the plat, the applicants shall submit an as built survey of the large detention basin to verify it is constructed properly. 7. Prior to the issuance of a certificate of occupancy for any structure within the plat, all structures located on lots that have minimum protection elevations shall certify that the structure meets that elevation. Prior to City Council approval of the Site Plan & Preliminary Plat they shall be amended to address the following items: 8. All comments noted in Foth s review letter dated January 19 th, 2015 and Public Work s review letter dated January 21st, 2015 shall be addressed. Motion by, seconded by to recommend approval of PZ Case No. 15-01 the Villas at Northwood Site Plan and Preliminary Plat subject to the conditions noted above. Attachments: Preliminary Plat prepared by Civil Design Advantage, dated January 28 th, 2015 Neighborhood Mailing Notice and Vicinity Map; Ordinance 881; dated August 5, 2013; Letter from Josh DeBower, Foth Infrastructure and Environment, dated January 19 th, 2015 H:\Community Development\P&Z\2015 PZ\PZ 15-01; Northwood Home Association SP Page 2 of 8
PROPERTY OWNER: ENGINEER: BACKGROUND & PRIOR APPROVALS: ABLN, LLC Represented by Dallas Patterson 2900 Delaware Ave. Des Moines, IA 50317 515-238-0388 dallasptt@aol.com Emily Harding, PE Civil Design Advantage 3405 SE Crossroads Drive, Suite G Grimes, IA 50111 The subject property was annexed to the City of Johnston as part of the D&E Properties Annexation which was approved by the City Development Board on July 12, 2006. The existing R-1(75) and R-3 zoning districts were established for this site as part of the annexation. The preliminary plat for Northwood Estates (PZ Case 06-32) was approved on September 6, 2006 and the Final Plat (PZ Case 06-38) was approved on August 6, 2007. This plat created a 10.432 acre Outlot Y, which included this subject property. A site plan and preliminary plat (PZ Case 07-47) depicting 60 townhome units on Outlot Y was approved on December 17, 2007. Due to economic conditions, the construction of the aforementioned townhomes did not proceed. A preliminary and final plat of Northwood Estates Plat 3 (PZ 09-19) was approved on September 8, 2009, this plat created three outlots, Outlot X, a 9.253 acre parcel is the lot subject to this request and two outlots along Valley Parkway. This plat facilitated the transfer of Outlot X to Cornerstone Community Church on September 16, 2006. Those two additional lots along Valley Parkway were later rezoned to R-1(75) (PZ Case 11-28) and platted as two single family residential lots via Northwood Estates Plat 5 (PZ Case 12-02). Plats 3 and 5, which prevented Outlot X from having access to Valley Parkway were only recommended for approval by Staff as the site was proposed for development for a church, which did not need the additional land or additional street/drive connection to Valley Parkway. On December 26, 2006, Cornerstone Community Church sold the property to Kubra Corporation and plan to develop their church elsewhere in the community. Upon transfer, Kubra Corporation requested a Comprehensive Plan H:\Community Development\P&Z\2015 PZ\PZ 15-01; Northwood Home Association SP Page 3 of 8
Amendment from Quasi Public to Medium Density Residential. This change, Johnston 2030 Comprehensive Plan Amendment # 1 was approved on July 15, 2013 via Resolution 13-118. Following the amendment, the property was rezoned from R-3 Medium Density Residential to PUD, via Ordinance 881 which was approved on August 3, 2013. The PUD allows R-3 uses, included detached townhomes, the PUD was necessary as the R-3 district doesn t allow detached residential units. The Site Plan and Preliminary Plat for the Villas at Northwood with 40 single family detached townhome lots and was previously approved on May 5 th, 2014 by Resolution 14-95.The Final Plat for the Villas at Northwood of 40 single family detached townhome lots and was previously approved by the P&Z July 28 th, 2014, however was never approved by the City Council. COMPREHENSIVE PLAN: The Johnston 2030 Land Use Plan reclassified the subject property as Quasi-Public due to the planned development of the property as a church. Prior to the adoption of the Johnston 2030 Plan on December 6, 2010, the property was within the Northwest Area plan of the Comprehensive Plan which was amended for this area by the City Council on February 6, 2006. This area was designated as High Density Residential (up to 8 units per acre) in the plan. As noted, following an amendment the parcel is designed as Medium Density Residential (5 to 8 units per acre), the proposed use is in conformance with the plan. EXISTING ZONING: The subject property is currently zoned PUD, via Ordinance 881 with R-3 Medium Density Multiple Family Residential uses allowed, with the following bulk requirements: Maximum Density 7.0 units per acre Minimum lot size: 500 square feet (postage stamp lot with common space) Minimum separation between principal buildings for detached townhomes: 10 feet Minimum setback from PUD boundaries: 35 foot Minimum separation between garage and edge of common drive: 25 feet Single family detached homes are permitted in the PUD. ADJACENT LAND USES: North: As noted, the property immediately north contains two single family residential homes, created by Northwood Estates Plat 5 and are zoned R-1(75). H:\Community Development\P&Z\2015 PZ\PZ 15-01; Northwood Home Association SP Page 4 of 8
West: The property to the west is developed as single family residential lots created by Northwood Estates Plat 1 and are zoned R-1(75). South: Immediately south of the property is NW 70 th Avenue. To the south of NW 70 th Avenue, the property is undeveloped and zoned A-R Agricultural Reserve, but is designated in the Johnston 2030 Comp Plan as Medium Density Residential with Office uses to the southeast. East: The property adjacent to this site is currently zoned PC Professional Commerce and C-1 Neighborhood Commercial. However, after a lengthy discussion during the development of the Johnston 2030 Plan, the land use designation for this property was changed from Commercial to Medium Density Residential as the feeling was that there were more commercial property designations than the area could support and the long term most realistic use would be residential. While the plan was amended, the underlying zoning was not, so office and commercial uses remain as allowed uses of the site. TRAFFIC ACCESS & CIRCULATION: As noted in the Background section of this report, this site was originally intended for development as a multi family townhome development. As such, the site was originally depicted with access from NW 70 th Avenue (right-in, right-out), a 50 foot-wide private drive access to Peckham Street between two single-family lots, and access to Valley Parkway at the north. When the property was transferred to the church, there was no longer need for an access to Valley Parkway and two lots were created at the north end of the parcel for residential development. As proposed by this site plan, a townhome association would be created to own and maintain all streets, with access from NW 70 th Avenue (right-in, right-out), and a 26 foot-wide private drive, within the 50 foot wide lot which provides access to Peckham Street between two single-family lots. This street provides access to a fullaccess intersection at Peckham and NW 70 th Avenue. Reconstruction of NW 70 th Avenue to a four lane roadway with medians/turn lanes, is currently in the city s capital improvements plan scheduled to be constructed 2016-2017.This project will result in construction of a median adjacent to the subject site limiting access to right-in/right-out only. The intersection of NW 70 th Avenue and Peckham is proposed to be controlled with the construction of a roundabout, providing full access. BUFFERS: Buffers are required between differing land uses; including a 20 foot buffer along the north and west property boundaries adjacent to H:\Community Development\P&Z\2015 PZ\PZ 15-01; Northwood Home Association SP Page 5 of 8
single family residential. Additionally, the developer would be responsible for the installation of half of a 30 foot buffer where the site is adjacent to the PC zoning district and half of a 50 foot buffer where the site is adjacent to the C-1 zoning district to the east. Sheet 11 of the site plans depicts each of these buffers and the required planting within them. Installation of the buffers will be required prior to the completion of the homes adjacent to the buffers. PARKLAND DEDICATION: PUBLIC UTILITIES: This project is required to meet the Parkland Dedication requirements of Chapter 180.43 of the City of Johnston Code of Ordinances. The Northwood Estates Preliminary Plat and the Johnston 2030 Trail Plan depict a trail running north/south through this site from NW 70 th Avenue to Valley Parkway. The PUD Master Plan depicts this trail along the western plat boundary and the PUD Ordinance requires its construction to satisfy the parkland dedication requirements. The northern portion of this trail is installed within Northwood Estates Plat 5, and this trail will be connected to Peckham Street as part of the reconstruction of NW 70 th Avenue. Sanitary Sewer: Sanitary sewer exists along the south side of NW 70 th Avenue, this main can provided service to the subject property, however, the applicants will be required to bore a main under NW 70 th Avenue. All of the sanitary sewer within the subdivision will be privately owned/maintained by the association. Water: An eight inch water main exists between the two single family residential homes created in Northwood Estates Plat 5 to the north of the subject property and the applicants would be required to connect to the main. In addition, the system will be looped to the existing twelve inch main along NW 70 th Avenue. This looping will improve water supply to the entire Northwood Estates subdivision and as such will be public main. STORMWATER MANAGEMENT: Generally, the site drains easterly/north easterly. The subject property contains an existing storm sewer and overland flowage easement and detention basin on the northern portion of the property, this basin extends northerly to the rear of the two adjacent single family lots in Northwood Estates Plat 5, where a Detention Easement also exists. This basin drains via an outlet easterly to the adjacent undeveloped property and was required to address the stormwater management from the single family Northwood Estates Plat 1 development. The existing detention basin does not address the City s current Water Quality Volume or Channel Protection Volume requirements and is not sized to accommodate the additional development proposed with this project. As such, the applicants are proposing a series of smaller detention facilities located in the rear of H:\Community Development\P&Z\2015 PZ\PZ 15-01; Northwood Home Association SP Page 6 of 8
lots 4 and 5, 24 and 25, 22 and 23, and 14-17 which all drain via storm sewer to the existing basin on northern side of the property. Said basin will be regraded and significantly increased in size. This basin will also include a tile subdrain system to allow for the infiltration of the water quality volume and to ensure basin drains as quickly as possible. The water quality volume is designed to reach an elevation of 844.45, the lowest point of the adjacent basin to the north is 845, this will ensure that smaller storm events (generally less an 1.25 inches) will be addressed in the new portion of the basin without spilling into the portion of the basin on the adjacent parcels to the north. Larger storm events will back up into the basin on the adjacent properties to the north as they do today, with the 100 year storm elevation of the basin projected to increase by six inches from 845.77 to 846.36, however the top of berm/overtop elevation will be lowered from 847.5 to 846.5. Thus for extreme storm events the basin will over top at a foot below where it does today providing better protection to the adjacent properties which have minimum protection elevations of 850.5. With the previous preliminary plat/site plan approval for the subject property (PZ Case 14-12 approving 40 lots), the property owners of the two residential parcels in north-adjacent Northwood Estates Plat 5 provided numerous emails regarding their concerns with stormwater in the area. The applicant s engineer, as well as the City s engineer have extensively reviewed the stormwater management design to ensure it meets the City s requirements, that the basin functions properly and that neighbor concerns are addressed if possible. Additionally, staff is recommending a condition of approval requiring an as built survey of the basin prior to the issuance of a building permit for any structure within the plat to ensure the basin is constructed properly. As noted above, the installation of a subdrain system in the lowest portion of the basin within the Northwood Home Association site and the lowering of the basin overflow will improve the overall function of the detention basin; however, both portion of the basin will continue to function as a detention basin, within the confines of the existing easement areas, as it was/is designed to do. NORTHWEST AREA WATER CONN. DISTRICT: NORTHWEST AREA SANITARY SEWER CONNECTION DISTRICT: This property is within the Northwest Area Water District, payment of the $1,750 per acre fee is required prior to City Council approval of any Final Plat. This property is within the Northwest Area Sanitary Sewer Connection District, payment of the per acre fee is required prior to City Council approval of any Final Plat. The fee until July 1, 2015 is $3,200 per acre; it increases to $3,300 per acre on July 1, 2016. H:\Community Development\P&Z\2015 PZ\PZ 15-01; Northwood Home Association SP Page 7 of 8
IMPROVEMENTS TO ADJACENT ROADWAYS: ADJACENT NEIGHBOR COMMENTS: Pursuant to Chapter 180.42 of the Subdivision Regulations and Resolution 08-53, the applicant is responsible for participation in the reconstruction of NW 70th Avenue, as this was an outlot when Northwood Estates Plat 1 was developed, this requirement was deferred until the outlot was replatted. This requirement can be addressed by the filing of a petition and waiver. The Plat has 697.88 feet of frontage, which at the 2008 established rate of $131.57 per foot would require participation in the amount of $91,820 to be spread equally amongst the lots of the plat. A notice post card has been sent to all properties within 320 feet of the rezoning area. A copy of the notice is attached. In addition, staff has implemented a new Notice of Proposed Development section on the City website, http://www.cityofjohnston.com/index.aspx?nid=435, and post card notices are directed to this site. A copy of the material posted on the website is also attached. No comments have been received to date. H:\Community Development\P&Z\2015 PZ\PZ 15-01; Northwood Home Association SP Page 8 of 8
Vicinity Map Subject Property 0 235 470 940 1,410 1,880 Feet 1 inch = 400 feet Another great GIS product of : City of Johnston, P.O. Box 410, 6221 Merle Hay Road, Johnston IA. 50131-0410 (515) 278-2344 - www.cityofjohnston.com 1/31/2013
January 19, 2015 Aaron Wolfe Senior Planner City of Johnston P.O. Box 410 6221 Merle Hay Road Johnston, IA 50131 RE: Northwood Home Association Development Review No. 1 Case No. PZ 15-01 Foth Infrastructure and Environment, LLC has completed a review of the Preliminary Plat and Storm Water Management Report, submitted January 7, 2015 for the above referenced project. Based on our review of project reference above, the following comments are offered: Storm Water Management Report 1. Applicant shall update the Runoff Coefficients per SUDAS Section 2B-4, Table 2B-4.01. 2. Applicant shall update the Report Summary and Inlet Capacity calculations that state 10 minute Tc to match the 5 minute Tc used storm sewer calculations. 3. Applicant shall provide composite C value calculations to verify the value listed in the storm sewer tabulation. Site Plans Cover Sheet 4. Applicant shall change all callouts referring to the 2015 SUDAS to 2014 SUDAS. Sheet 2 & 3 Details 5. No comments. Sheet 4 Dimension Plan 6. No comments. Sheet 5 Grading Plan 7. WQv elevation is listed as 844.47 in the Storm Water Management Report; applicant shall update accordingly. Sheet 6 Utility Plan 8. No comments. Sheet 7 thru 11 Plan and Profile 9. Applicant shall revise the water main profile along Lincoln Circle to remove the air release valve. 10. Where is the subdrain pipe in relation to the water main on Sheet 11? Sheet 12 Landscape Plan 11. No comments. 8191 Birchwood Court, Suite L Johnston, IA 50131 (515) 254-1393 Fax: (515) 254-1642
Page 2 Please contact me at 515.251.2564 if you have questions or comments. Sincerely, Foth Infrastructure & Environment, LLC Joshua C. DeBower Project Civil Engineer jcd:mms3 X:\DM\IE\2015\15J003-01\5000 Client\Ph1-NorthwoodsHomeAssociation(PZ15-01)\Ltr-2015-0119-Wolfe-NorthwoodHomeAssociation.doc
January 30, 2015 Notice of Public Meeting The Johnston Planning and Zoning Commission will hold a Public Meeting at 7:00 p.m. on Monday, February 9, 2015 and the Johnston City Council will hold a Public Meeting at 7:00 pm on Monday, February 17, 2015. Both meetings will be held in the Council Chambers of Johnston City Hall, 6221 Merle Hay Road to consider the following item: PZ Case No. 15-01; Northwood Home Association Townhomes Site Plan/ Preliminary Plat: The applicant, ABLN, LLC has submitted site plans depicting the platting and construction of improvements for 32 townhome units north of NW 70th Avenue and approximately 150 east of Peckham Street. The subject property is zoned located in the Villas at Northwood PUD, allowing uses of the R-3, Medium Density Residential District. If you have questions or comments on the above-described action, please contact the city staff person listed at the bottom of this card, or attend the meeting at the above-listed date and time. Additional information, including the site plan is also available under the proposed development section of the City s Website: http:// www.cityofjohnston.com/index.aspx?nid=435. Aaron Wolfe, Senior Planner Johnston City Hall; 6221 Merle Hay Road; Johnston, IA 50131 Phone: 727-7766; Email: awolfe@cityofjohnston.com
Notice of Proposed Development City of Johnston, Iowa January 30, 2015 PZ Case No. 15-01; Northwood Home Association Townhomes Site Plan/ Preliminary Plat January 30, 2015 The Johnston Planning and Zoning Commission will hold a Public Meeting at 7:00 p.m. on Monday, February 9, 2015 and the Johnston City Council will hold a Public Meeting at 7:00 pm on Monday, February 17, 2015. Both meetings will be held in the Council Chambers of Johnston City Hall, 6221 Merle Hay Road to consider the following item: PZ Case No. 15-01; Northwood Home Association Townhomes Site Plan/Preliminary Plat: The applicant, ABLN, LLC has submitted site plans depicting the platting and construction of improvements for 32 townhome units north of NW 70th Avenue and approximately 150 east of Peckham Street. The subject property is zoned located in the Villas at Northwood PUD, allowing uses of the R-3, Medium Density Residential District. Applicants: ABLN, LLC Dallas Patterson 2900 Delaware Ave. Des Moines, IA 50317 515-238-0388 dallasptt@aol.com Meeting Schedule: Planning and Zoning Commission, Monday, February 9 th, 2015 City Council Meeting, Monday, February 17 th, 2015 Both meetings will be held in the Council Chambers of Johnston City Hall, 6221 Merle Hay Road and begin at 7:00 p.m. The public is welcome and invited to attend the above noted meetings and an opportunity will be provided for you to make comments on the proposed request. Staff Contact: Comments and questions about this application may be directed to: Aaron Wolfe, AICP Community Development Director City of Johnston 6221 Merle Hay Road; P.O. Box 410 Johnston, IA 50131 Phone: 515-727-7763 awolfe@cityofjohnston.com Attachments: Site Plans dated 1-28-15 Vicinity Map Neighborhood Mailing List
Villas At Northwood Site Plan Mailing List Name Address City, State, Zip CARLA JEAN WOOD TRUST 7035 PECKHAM JOHNSTON, IA 50131-4774 YULING XIA 7047 PECKHAM JOHNSTON, IA 50131-4774 KYLE LYNCH 7031 PECKHAM JOHNSTON, IA 50131-4774 TODD FREIDHOFF 7007 PECKHAM JOHNSTON, IA 50131-4774 SUKHVINDER SINGH 8912 VALLEY JOHNSTON, IA 50131-4779 RICHARD SEPANIC 7023 PECKHAM JOHNSTON, IA 50131-4774 JEROMY WARRICK 7027 PECKHAM JOHNSTON, IA 50131-4774 JONATHAN JASCHEN 7011 PECKHAM JOHNSTON, IA 50131-4774 DAVID TEGEDER 7015 PECKHAM JOHNSTON, IA 50131-4774 JASON ROOSE 7043 PECKHAM JOHNSTON, IA 50131-4774 TANVEER HUSSAIN 8904 VALLEY JOHNSTON, IA 50131-4779 SARAH SCHUTTE 7003 PECKHAM JOHNSTON, IA 50131-4774 AMIT SETHI 7039 PECKHAM JOHNSTON, IA 50131-4774 SIMPSON ENTERPRISES INC 6108 TERRACE JOHNSTON, IA 50131-1590 CAMP DODGE DEVELOPMENT COMPANY LC 5668 NW 86TH JOHNSTON, IA 50131-1731