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Star D - Raven Oaks - Housingl°Imming Services Department Cdty H~ 50 West 13th Street Dubuque, iowa 52001-4864 (563) 589-4210 office (563) 589-4221 fax planning~cityofdubuque.org June 14,2001 The Honorable Mayorand City Council Membem City of Dubuque City Hall-50W. 13~Street Dubuque IA 52001 RE: PUD Amendment Applicant: Location: Description: Star Development LLC East end of Raven Oaks Drive To amend an existing PUD Planned Unit Development with a PR Planned Residential District designation to allow a 62-unit senior apartment building. Dear Mayor and City Council Members: The City of Dubuque Zoning Advisory Commission has reviewed the above-cited request. The application, staff report and related materials are attached for your review. Discussion The applicant spoke in favor of the request, reviewing the conceptual plan, access to the site, proposed screening and off-street parking. Staff reviewed previous PUDs approved for the subject property, noting that the current request is the least intense proposed. Several people spoke regarding concerns associated with traffic, screening and how the walk/bike path to Eisenhower School will be addressed if Raven Oaks Drive is extended. The Zoning Advisory Commission discussed the request, noting that the proposed senior apartments will generate less traffic than previous requests. The CommissiOn reviewed proposed screening and off-street parking. The Commission felt the existing 25-foot wide street was adequate given that the street is posted "no parking" on both sides. Recommendation By a vote of 6 to 0, the Zoning Advisory Commission recommends that the City Council approve the request. A simple majority vote is needed for the City Council to approve the request. Respectfully submitted, Eugene Bird, Jr., Chairperson Zoning Advisory Commission Attachments Prepared by: Laura Carstens~ City Planner Address: City Hall~ 50 W. 13th Street Telephone: 589.4.210 ORDINANCE NO. 35-01 AN ORDINANCE AMENDING APPENDIX A (THE ZONING ORDINANCE) OF THE CITY OF DUBUQUE CODE OF ORDINANCES BY AMENDING THE CONCEPTUAL DEVELOPMENT PLAN FOR RAVEN OAKS SENIOR APARTMENTS LOCATED AT THE END OF RAVEN OAKS DRIVE AND CURRENTLY ZONED PUD PLANNED UNIT DEVELOPMENT DISTRICT WITH A PR PLANNED RESIDENTIAL DESIGNATION. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF DUBUQUE, IOWA: Section 1. Appendix A (the Zoning Ordinance) of the City of Dubuque Code of Ordinances is hereby amended by amending the conceptual development plan for hereinafter described property located at the east end of Raven Oaks Drive and currently zoned PUD Planned Unit Development District wit_h a PR Planned Residential designation, and adopting a new conceptual development plan, a copy of which is attached to and made a part hereof, for Raven Oaks Senior Apa~Lments as stated below, to wit: All of Oak Brook Development and all of Oak Brook Townhouses, and to the centertine of the adjoining public right-of-way, all in the City of Dubuque, Iowa. Section 2. Pursuant to Iowa Code Section 414.5 (1993), and as an express condition of the reclassification, the undersigned property owner(s) agree(s) to the following conditions, all of which the property owner(s) further agree(s) are reasonable and imposed to satisfy the public needs that are caused directly by the zoning reclassification: Ao Use Requlations. The following regulations shall apply to all uses made of land in the aboVe described PUD District: 1) Principal permitted uses shall be limited to a 62-unit, three Story senior apartment building. 2) Accessory uses shall include any use customarily incidental and sUbordinate to the principal use it serves. B° Lot and Bulk Requlations. Development of land in the PUD District shall be regulated as follows: 1) The proposed senior apartment development shall be constructed in substantial compliance with the attached conceptual development plan. ORDINANCE NO. __.-01 Page 2 2) Maximum building height shall be 35 feet. Performance Standards. The development and maintenance of uses in this PUD District shall be established in conformance with Section 3-5.5 of the Zoning Ordinance and the following standards: 1) Raven Oaks Drive shall be extended and a cul-de-sac constructed in accordance with City standards and specifications. 2) Adequate erosion control shall be provided during all phases of construction. 3) Off-street parking shall be provided as shown on the approved conceptual plan. 4) Sidewalks shall be provided adjoining all public streets. 5) Storm water control facilities will be installed as per City Engineering requirements. 5) Final site development plans shall be submitted in accordance with Section 4- 4 of the Zoning Ordinance prior to construction of any buildings. Open Space and Recreational Areas Open space and landscaping in the PUD District shall be regulated as follows: Those areas not designated on the conceptual development plan shall be maintained as open space, as defined by Section 8 of the Zoning Ordinance by the property owner and/or association. Sign Regulations. Signs in the PUD District shall be regulated in accordance with the R-3 sign regulations of the Zoning Ordinance. Transfer of Ownership Transfer of ownership or lease of property in this PUD District shall include in the transfer or lease agreement a provision that the purchaser or lessee acknowledges awareness of the conditions authorizing the establishment of the district. Reclassification of Subiect Property. The City of Dubuque, Iowa, may initiate zoning reclassification proceedings to the R-1 Single-Family District in accordance with Section 6 of the Zoning Ordinance if the property owner(s) fail(s) to complete or maintain any of the conditions of this ordinance. ORDINANCE NO. Page 3 -01 Modifications. Any modifications of this Ordinance must be approved by the City Council in accordance with zoning reclassification proceedings of Section 6 of the Zoning Ordinance. Recording. A copy of this ordinance shall be recorded at the expense of the property owner(s) with the Dubuque County Recorder as a permanent record of the conditions accepted as part of this reclassification approval within ten (10) days after the adoption of this ordinance. This ordinance shall be binding upon the undersigned and his/her heirs, successors and assigns. Section 3. The foregoing amendment has heretofore been reviewed by the Zoning Commission of the City of Dubuque, Iowa. Section 4. The foregoing amendment shall take effect upon publication, as provided by law. Passed, approved and adopted this 18th day of June, 2001. Terrance M. Duggan, Mayor. ATTEST: Jeanne F. Schneider, City Clerk Raven Oaks Senior Apartments Ci~ of Dubuque Planning Services Depa~ment Dubuque lA 52001-4864 Phone: 319-589-4210 Fax: 319-589-4149 [] Variance [] Conditional Use Permit [] Appeal r~ Special Exception [] Limited Setback Waiver PLANNING APPLICATION FORM [] Rezoning ~ Planned Distdct [] Preliminary Plat [] Minor Final PIat [] Text Amendment [] Simple Site Plan [] Minor Site Plan [] Major Site Plan [] Major Final Plat [] Simple Subdivision [] Annexation [] Temporary Use Permit [] Certificate of Appropriateness u Certificate of Economic Hardship [] Other: PLEASE TYPE OR PRINT LEGIBLY IN INK PropeKyOwner(s): Please see Exhibit A (Contact - Tom Tully~ Address: 1179 Iowa Street Fax Number: 563/588-4214 Applican~Agent: Star Development, L.L.C. Phone:563/557-1465 Ci~:. Dubuque State: IA Zip:. 52001 Mobile/Cellular Number: 563/590-6565 (Contact - Jim Teeter) Phone:815/637-4246 Address: 6735 vistagreen Way, Ste. 310 Ci~: Rockford State:__ Fax Number: 815/637-4263 M0bile/Ce]lular Number: N/A Site location/address: Raven Oaks & Crissy Drives - Dubuque~ Iowa PUD 1995 PUD Existing zoning: 76 'UnitsProposed zoning: 62 Units Historic district: N/A Legal description (Sidwell Parcel ID number or lot numbedblock number/subdivision): IL Zip: 61107 Landmark: N/A Please see Exhibit C. Total property (lot) area (square feet or acres): 7,7 Acres +/- Number of lots: 49 Describe proposal and reason necessary (attach a letter of explanation, if needed): Please see Exhibit D. CERTIFICATION: l/we, the undersigned, do hereby ceitify that: The information submitted herein is true and correct to the best of my/our knowledge and upon submittal becomes public record; Fees are not refundable and payment does not guarantee approval; and All additional required written and graphic materials are attached. Pr0pedy Owner(s): For Signatures See Exhibit A Date: 4/27/01 A licangAgent' For Signatures See Exhibit A FPoPr AuthoriZation TO Deal Directly With - See Exhibit B Date: 4/27/01 FOR OFFICE USE ONLY - APPLICATION SUBMITTAL CHECKLIST [] Properly ownership list [] Site/sketch plan [] Floor plan [] Plat [] Conceptual development plan [] improvement plans [] Design review project description [] Photo [] Other: 11:58 319 588 4214 FELDERMAN BUSINESS OFFICE ~:xhlbh .,% Planning Application Form (Property Owner &App[ieaut CertL~cations) P. 03/04 C~ of Dubnque Plannhig Services Depa~h.ent Dubuque, Iowa &ppticafion Fo~ New Planned District 7.7 Acre Parcel ]~nven Oaks Street - Dubuque, Iowa Date~ April~]_~_, 2001 Property Owner(s): J~f~n, Autho~t~ Signatory Dubuque Lumber Company, an Iowa Corporation Tom Tolly, Its President · l~ton~Avtn~riU~ Individually Datr. April ~'~, 2001 Applicant (Contract Pur~haser)~ Star Development, L.L.C. a Delawal~ Limited Liability Company . '~-~--7~ ~Authorized Representative/ ' RPR-27-200~ 11:58 FELDERMAN BUSINESS OFFICE 319 588 4214 ~J~iW:~ Planning Application Form (Authorization to deal direly with Contract Purchaser) P.04/04 C~ty of Dubuque Plam~ing Services Department Dubuque, Iowa Application For New Planned District 7,7 Acre Parcel Rnven O~ks Street- Dubuque, Iowa Sir or M~a~: Felderman Business Associates, an Iowa Paxtnership, Dubuque Lumber Company, an Iowa Corporation, Milton A. Avenarius and Janet O. Avenarius (herein collectively "Owners") are :he Owners of thc premises commonly r~'ferred to a~ · pproximnte|y 7.7 ~res loc~l ~t R~ven O~k~ Stre~ D~buque, Iowa (the "Property"). Star Development, L.L.C., a Delaware Lhnited Liability Company ("Star") and 0w~e,~ have ~tel'~ into u Pm'cha~ Agreement for the Property claled April 24, 2001 ("Purch~e A~re~menl~'). The City of Dubuq~ Planning Services Department is hereby authorized to de. al direotly with and accept dilL~tiOltl 'fi'om $~l' ~s :he Collttact l:~llT, hilagr ~'or all matters relating lo Owners' cud Star's application to lhe City of Dubuque for a New Planned District ("Application"). By:~-' Dubuque Lumber Company, un IoWa Corporation Tom Tully, ILs President TOTRL P.04 Exhibit C Planning Application Form (Legal Description of Property) Raven Oaks Senior Apartments 7.7 Acres more or less Raven Oaks & Crissy Drives Dubuque, Iowa Legally Described AS: Lots 1, 2, 3, 4, 5 and 6 of Block 1; Lots 1, 2, 3, 4, 5 and 6 of Block 2; Lots 1, 2, 3, 4, 5 and 6 of Block 3; Lots 1, 2, 3, 4, 5 and 6 of Block 4; Lots 1, 2, 3, 4, 5 and 6 o£Block 5; Lots 1, 2, 3, 4, 5 and 6 of Block 6; Lots l, 2, 3, 4, 5 and 6 of Block 7; all in "Oak Brook Townhouses" in the City of Dubuque, Iowa, according to the recorded Plat thereof, AND Lots 7, 7a, 8, 8a, 9, 10, 10a, 11, 12, 13, 14 and Lot 1 of Lot 15 in "Oakbrook Development" in the City of Dubuque, Iowa, according to the recorded Plat thereof consisting of approximately 7.7 acres located irt Dubuque County, Dubuque, Iowa. RavenOaks -042401 Exhibit D Planning Application Form (Proposal for New Planned District - Raven Oaks Senior Apartments) The purpose of this letter is twofold. First, to provide the Dubuque Planning Services Department with information regarding Star Development, L.L.C.'s ("Star") proposal to develop a senior apartment project to be known as the Raven Oaks Settlor Apartments ("Raven Oaks"). Second, to provide a sttmmary of Star's understand'rog of the need for a zoning change to permit the development of Raven Oaks. Proposal: Star is proposing to construct (62) units of independent living for older adults age 55 and over in one building located on a 7.7-acre site at Raven Oaks and Crissy Drives in Dubuque (the "Site"). This three (3) story building will be of superior quality (brick and sided) and consist of large one and two bedroom apartments. Raven Oaks will have both affordable and market rate units. Raven Oaks will include numerous architectural design features and amenities targeted to older adults including underground parking, a large community room with kitchen facilities, library/computer room, fitness center, an outdoor patio with a gazebo, and garden plots. Raven Oaks wilt also have space available for a local financial institution and beauty shop operator to provide services for residents on-site. Raven Oaks Senior Apartments will also offer a comprehensive resident services program for its residents. Star believes the development of Raven Oaks will result in an extremely positive asset to the City of Dubuque. There is considerable unmet demand for quality affordable senior housing in the community as evidenced by waiting lists in existing projects. In addition, Raven Oaks' overall design/services for seniors will be superior and unique in the marketplace. Raven Oaks will not only meet market demand but will do so in a complimentary fashion to existing projects. Star will be actively involved with Raven Oaks over the long run through its ownership and day-to-day management. We desire to work with the City of Dubuque in the development of Raven Oaks in a true public-private partnership framework. Reason for Zoning Change: It is Star's understanding that the Site was rezoned in 1995 pursuant to a PR Planned Residential District to allow for the development of (76) un/ts of rental housing to be constructed in (13) 4-plexes and (3) 8-plexes ("Oak Brook Townhouses'). The Oak Brook Townhouses were nev~ built and the ordinance permitting the PR Planned Residential District expired in 2000. Exhibit D Star's proposal for Raven Oaks requests a total permitted density of (62) units wh/ch is (14) units less than that approved by the City Council in 1995. Also, as residency in Raven Oaks will be restricted to adults 55 and old~r, (as opposed to families with children) the actual number of people occupying Raven Oaks should be significantly less than what occupancy would have been had the Oak Brook Townhouses been constructed. Given the approximately 7.7 acre size of the Site, we believe that Star's plan for a single three story building will be far less obtrusive than the numerous buildings proposed for the Oak Brook Townhouses development. Raven Oaks will have significant green space and offer underground parking for the residents. Star looks forward to working with the Planning Services Department and the City of Dubuque in a collaborative fashion on this most worthwhile project. Please feel free to contact eith~ Perry Harenda (414/427-9639) or myself (815/637-4246) with questions anytime. Star Development, L.L.C. By: ~(~ J~fJes O. Teeter, Jr., Pifoject Manager RavenOaks-042701 Z W W W Z-- wZ ~W 0_t~ _.j -- r ILl I ill i iil i :I Ill :j !i I lil I :l il :I il il 0 i ill I iil :I :I Ill iil I ! II !I il PLANNED DISTRICT STAFF REPORT Zoning Agenda: June 6, 2001 Project Name: Property Address: Property Owner: Applicant Raven Oaks Senior Apartments End of Raven Oaks Drive Felderman Business Associates Star Development, LLC Proposed Land Use: Existing Land Use: Adjacent Land Use: Former Zoning: Flood Plain: Water: Storm Sewer: Senior Housing Vacant North - Dubuque Comm. School South - Single-family residential East - Vacant West - Multi-family residential 1934: Multi-Family; 1975: R-4; 1985 - PUD No Yes Yes Proposed Zoning: PR Existing Zoning: PR Adjacent Zoning: North - R-1 South - R-1 East -R-1 West -R-4 Total Area: 7.7 acres Existing Street Access: Yes Sanitary Sewer: Yes Previous Planned District: Planned Residential District 1981; 52 apartments, 36 townhouses; Planned Residential District 1995; 88 apartments, 13 four-plexes, three 12-plexes. Purpose: To allow development of a 62-unit senior apartment building. Property History: The subject property has undergone numerous zoning changes or amendments of the Planned District Ordinance since 1979, with the last rezoning request occurring in June, 1995, to amend the PUD to allow a total of 88 units divided among 13 four-plexes and three 12-plexes. The proposed development was approved in July 1995; however, no development has ever occurred on the subject parcel. Physical Characteristics: The property encompasses approximately eight acres at the east end of the existing Raven Oaks Drive. The property slopes from the south to the north Of the grade change over the area of approximately 45 feet. North of this. property is an existing creek with Eisenhower School north of the creek area. PLANNED Di'STR~CT STAFF REPORT Page 2 Conformance with Comprehensive Plan: The 1995 Comprehensive Plan did not designate a use for this area. Staff Analysis: Streets: Raven Oaks Drive will be extended and a cul-de-sac constructed to City Street Standards. Sidewalks: Sidewalks will be constructed as part of the street extension. Parking: Off-street parking is being provided at one space per unit plus 20 visitor spaces. Lighting: New outdoor lighting will be required to utilize 72 degree cut-off luminades. Signage: Signage will be regulated by the R-3 district sign regulations. Bulk Regulations: As per conceptual plan. Permeable Area (%) & Location (Open Space): Permeable area comprises 83% of the site. Landscaping/Screening: Additional trees will be planted along the south side of the property. Phasing of development: None. Impact of Request on: Utilities: There exists a water main in the right-of-way of Raven Oaks Drive. The 6" water main will be extended to the end of the cul-de-sac to serve the proposed development. There is an existing 12" sanitary sewer running along the north property line adjacent to the creek. Both water and sewer utilities are adequate to serve the proposed development. Traffic Patterns/Counts: John F. Kennedy Road is classified as a minor arterial. Based on 1997 IDOT counts, it carries approximately 12,000 average vehicle trips north of Kaufmann Avenue and 9,000 average vehicle trips south of the Northwest Arterial. Public Services: The property can be adequately served by existing public services. The proposed cul-de-sac of Raven Oaks Drive will have a standard PLANNED Dt'STRZCT STAFF REPORT Page 3 37.5' radius, which will be adequate to allow fire trucks access in and out of the property. Environment: The proposed development will be required to provide storm water detention and will direct storm water toward the existing creek on the north side of the property. Staff does not anticipate any adverse impacts to the environment provided that adequate erosion control is practiced throughout development of the property. Adjacent Properties: Staff does not anticipate any significant adverse impacts to adjacent properties. The proposed 62-unit senior housing apartment building, if approved, would represent the fewest units approved to date, for development on the site. The previous planned districts approved in 1981 allowed for 52 apartments and 36 townhouses and the most recent planned distdct approved allowed for 88 apartment units. The proposed development of 62 senior apartment units provides for a minimum of 74-foot setback from the adjacent single-family homes to the south and proposes to fill in the gap in the existing trees that separates the single-family homes from the subject parcel with additional trees. CIP Investments: None proposed. Staff Analysis: The applicant, Star Development, is proposing construction of a 62- unit three story senior apartment building. The proposal includes construction of a cul- de-sac for Raven Oaks Drive with surface parking for visitors and underground parking for residents. The proposal would amend the existing Planned Residential District approved in 1995 that allowed for 88 apartment units divided among 13 four-plexes and three 12-plexes. The applicants have submitted a conceptual plan that indicates that the three-story building will be located a minimum of 74 feet from the adjacent single-family homes along Marywood Drive and Hiview Circle and would plant additional trees along the south property line to augment the existing trees in this area. Cdssy Ddve would not be extended as part of this proposal, while the walkway/bike path from Crissy Drive to Eisenhower School will be maintained. The previous planned residential district regulations for this parcel allows a maximum building height of 30 feet for the lots that back up to the single-family homes along Marywood Drive and Hiview Circle, and a 40-foot maximum height for the lots on the north side of the extended Raven Oaks Drive. The new application includes a single apartment building, three stories in height. The height of this building would be 35 foot in height. This is five foot higher than what is allowed in a single-family residential district of the City of Dubuque. The building will, however, be oriented in such a manner that the majority of the building is actually set back much further than the 74 feet shown on the submitted conceptual plan. An example is that the east wing of the PLANNED DISTRZCT STAFF REPORT Page 4 building is set back at its furthest point 175 feet from the adjacent single-family homes rear property lines. The west wing is set back at its further point 265 feet from the rear property lines of the single-family homes. The proposed development will provide 20 off-street parking spaces for visitors in the front of the building and an additional 62 underground parking spaces for residents. The Zoning Ordinance requires that parking be provided based on half a space per unit for senior housing projects. The proposed development exceeds that requirement. Existing water and sewer utilities are sufficient to serve the proposed apartment building. The submitted conceptual development plan does include an area reserved for storm water detention adjacent to the existing creek. Raven Oaks Drive will be extended approximately 160 feet and a cul-de-sac constructed to the City' standards. Raven Oaks is a public street that does not meet current City standards for paving width. Raven Oaks Drive is currently 500 foot long and the proposed extension would lengthen the street to approximately 660 feet, terminating in a standard City cul-de-sac. The City Engineering Division and Fire Marshal's office has reviewed the proposed extension of Raven Oaks and feel that there is adequate accessibility for typical traffic volumes and emergency vehicle access. The requested amendment to the Planned Residential District would result in the lowest number of units of any of the proposals previously approved for this site. In terms of traffic generation, the senior housing apartments would generate the fewest number of vehicle tdps per unit compared to the previously approved developments. The proposed development will generate approximately 204 vehicle tdps per day based on 3.3 average vehicle trips per unit per day. The previously approved development with 88 apartment units would have generated 570 vehicle tdps per day when fully developed. In addition, the timing of when these vehicle tdps are taken is significantly different between an elderly housing apartment development and an apartment development for the general public. The trips to and from an elderly housing apartment complex tend to be disbursed throughout the day, whereas with an apartment complex available to the general public tends to be concentrated at the morning and peak hours. In summery, the proposed 62 units of senior housing will generate less traffic than the previously approved developments for this site and the majority of those trips will also take place during off-peak hours. Planning Staff recommends the Zoning Advisory Commission review Section 3-5~5(F) Plan Approval Standards for PUD applications. Reviewed: Date: