STAFF PRESENTATION
Ms. Pool introduced the items, a rezoning and preliminary plat for a 41-lot single-family residential development with a density of 4 dwelling units per acre.
Ms. Pool said the development was proposed with a single vehicular access point to Eldredge Street and with two drainage easements to be maintained by the Homeowner’s Association. She noted that sidewalks were provided on both sides of the local streets and between lots 18 & 19 to Monterey Way.
Staff recommended approval of both items with conditions as listed in the Staff Reports.
APPLICANT PRESENTATON
Paul Werner, Paul Werner Architects, described the history of this request, explaining the original intent to request RS-5 zoning, which would have been available if the new Zoning Ordinance had been adopted. There was then an attempt to apply PRD zoning with access to Monterey Way, but this was not possible because of grading and existing gas lines. Mr. Werner said the proposed RS-2 zoning was seen as the most reasonable option to achieve the applicant’s intent.
PUBLIC HEARING on rezoning only
James Williams, 432 Eldredge, made several comments in opposition to the proposal:
· There is already a problem of traffic using Eldredge to reach Hy-Vee without traveling on 6th Street.
· There is crumbling curbing in this area and he has been told that curb repairs are not within the City’s budget at this time. Why is the City considering developing more land in this area when “you can’t afford to maintain [the development] you have?”
· The Homeowner’s Association for his neighborhood was never established so there is no covenant enforcement.
· The proposed density of this development is too high and will generate too much traffic on area streets.
· The applicant should look at building a bridge over the gas line to provide another access point to the subject property.
Robert Scoular, 3920 Overland Drive, said he was pleased to see homes proposed for the subject property, but he was concerned that the construction was proposed by the same developer who built his own home. Mr. Scoular described poor conditions in his own neighborhood, including front yards settling significantly and standing water in rear yards.
Mike Bouring, area resident, said he did not oppose the development but wondered if any consideration had been given to using the subject property for a park or greenspace. He understood it may not be possible for the City to obtain the land, but it would be nice if at least some attempt could be made to preserve the standing line of trees at the south end of his neighborhood (adjacent to the subject property).
CLOSING COMMENTS
Mr. Werner stated that Seele Way had been stubbed with the intent that this property would be the final piece of development. He said the density of RS-2 zoning fit the area and was less dense than existing duplexes along Overland Drive.
Mr. Werner said Neighborhood/Homeowner’s Associations were created differently today than when adjacent developments were established, with more interaction with inspectors and enforcement. This was no comfort to existing developments, but would provide security for new neighborhoods.
Meeting extended 1 hour
COMMISSION DISCUSSION
It was clarified that the developer paid for the construction of new public streets, which then became the City’s maintenance responsibility. It was also discussed that the Planning Commission had no authority over building standards.
Burress asked what options had been considered for improving connectivity of this development. Staff said grading and existing utility lines made connection to Monterey Way financially unfeasible.
Staff was asked to comment on the concerns expressed about additional traffic on Eldredge. Ms. Pool said the traffic study determined a development of 51 lots (based on a previous request, this proposal has 41 lots) would have minimal impact on existing traffic conditions.
Mr. DeVictor said the Parks & Recreation Department made an attempt in the past to purchase the subject property for parkland, but the property owner had other plans for the land.
ACTION TAKEN
Item 19A
Motioned by Lawson, seconded by Jennings to approve the rezoning of 10.281 acres from A to RS-2 and forward it to the City Commission with a recommendation for approval, based on the findings of fact presented in the body of the Staff Report.
Motion carried unanimously, 10-0, with Student Commissioner Wright voting in favor.
Item 19B
Motioned by Jennings, seconded by Eichhorn to approve the Preliminary Plat for Dolittle Subdivision, based on the following conditions:
Motion carried unanimously, 10-0, with Student Commissioner Wright voting in favor.