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Sky Blue Estates Final Plat #2
Copyright 2014 City of Dubuque Action Items # 4. ITEM TITLE: Sky Blue Estates Final Plat#2 SUMMARY: City Manager recommending approval of the Final Plat of Sky Blue Estates #2 as it is in compliance with the City of Dubuque Unified Development Code, subject to waiving the right-of-way width for Sky Blue Drive and Zephyr Drive. RESOLUTION Authorizing approval of the Final Plat of Sky Blue Estates #2 in the City of Dubuque, Iowa SUGGESTED DISPOSITION: Suggested Disposition: Receive and File; Adopt Resolution(s) ATTACHMENTS: Description Type Sky Blue Estates#2 Final Plat-MVM Memo City Manager Memo Staff Memo Staff Memo Applicant Material Supporting Documentation Vicinity Map Supporting Documentation Staff Material Supporting Documentation Resolution Resolutions THE CITY OF Dubuque DUB E i" Masterpiece on the Mississippi 2007.2012.2013 TO: The Honorable Mayor and City Council Members FROM: Michael C. Van Milligen, City Manager SUBJECT: Final Plat Sky Blue Estates #2 DATE: November 14, 2016 Planning Services Manager Laura Carstens is recommending approval of the final plat of Sky Blue Estates #2 as it is in compliance with the City of Dubuque Unified Development Code, subject to waiving the right-of-way width for Sky Blue Drive and Zephyr Drive. I concur with the recommendation and respectfully request Mayor and City Council approval. v Mic ael C. Van Milligen MCVM Jh Attachment cc: Crenna Brumwell, City Attorney Cindy Steinhauser, Assistant City Manager Teri Goodmann, Assistant City Manager Laura Carstens, Planning Services Manager Dubuque THE CITYOF hrAnd DUB_ LJ E lul-ftedcacm 11111.1 Masterpiece on the Mississippi 2007.2012•2013 TO: Michael Van Milligen, City Manager FROM: Laura Carstens, Planning Services Manager,�J� SUBJECT: Final Plat Sky Blue Estates #2 DATE: November 7, 2016 INTRODUCTION This memorandum transmits the Final Plat of Sky Blue Estates#2, a resolution, and related materials for City Council review and approval. The submitted Final Plat of Sky Blue Estates#2 is the second phase in the subdivision adjacent to Eagle Valley Subdivision off Roosevelt Road. The City Council reviewed and approved the preliminary plat for this subdivision, but at that time it was named Orchard Park Subdivision. The City Council reviewed and approved the first phase of the subdivision at their July 16, 2012 meeting. DISCUSSION The submitted Final Plat of Sky Blue Estates #2 subdivides approximately 10.4 acres into 19 single-family lots. The Final Plat includes the extension of Golden Eagle Drive, Sky Blue Drive and Zephyr Drive. Golden Eagle Drive will be built to the City standard of 31-foot paving and 50-foot right-of-way to serve as a collector street. Sky Blue Drive and Zephyr Drive will be built with 27-foot of paving and a 42-foot right-of-way, with parking on one side only. Extension of water will be from Roosevelt Road and be extended throughout the subdivision. Sanitary sewer will be extended up from Eagle Valley Subdivision. i The subject building lots will range in area from 6,300 to approximately 8,500 square foot. The subject subdivision complies with the Unified Development Code's 40 points of sustainability by having more than 70% of the lots meeting the solar lot criteria, reduced paving width of streets that contributes to less storm water runoff, and the developer will be planting street trees in compliance with the City's Street Tree Planting Policy. Sky Blue Estates#2 Final Plat Page 2 RECOMMENDATION Staff recommends approval of the resolution for the Final Plat of Sky Blue Estates #2 as it is in compliance with the City of Dubuque Unified Development Code, subject to waiving the right-of-way width for Sky Blue Drive and Zephyr Drive. Prepared by Kyle L. Kritz, Associate Planner Enclosures cc: Gus Psihoyos, City Engineer Bob Green, Water Department Manager Marie Ware, Leisure Services Manager Prepared by: Laura Carstens, City Planner Address: City Hall, 50 W. 13th St Telephone: 589-4210 Return to: Kevin Firnstahl, City Clerk Address: City Hall, 50 W. 13th St Telephone: 589-4121 RESOLUTION NO. 405-16 A RESOLUTION AUTHORIZING APPROVAL OF THE FINAL PLAT OF SKY BLUE ESTATES #2 IN THE CITY OF DUBUQUE, IOWA Whereas, there has been filed with the City Clerk a Final Plat of Sky Blue Estates #2 in the City of Dubuque, Iowa; and Whereas, upon said final plat appear streets to be known as Sky Blue Drive (Lot A), Zephyr Drive (Lot B), and Golden Eagle Drive (Lot C) together with certain public utility, storm sewer and water main easements, which the owner by said final plat has dedicated to the public forever; and Whereas, the preliminary plat has been examined by the Zoning Advisory Commission and its approval has been endorsed thereon; and Whereas, said final plat has been reviewed by the City Planner and her approval has been endorsed thereon, subject to the owner's agreeing to the conditions specified herein; and Whereas, said final plat has been examined by the City Council and the City Council find the final plat conforms to the applicable statutes and ordinances, except that streets and public utilities have not yet been completely constructed or installed. NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF DUBUQUE, IOWA: Section 1. That the dedication of Sky Blue Drive (Lot A), Zephyr Drive (Lot B) and Golden Eagle Drive (Lot C) and the easements for public utilities, storm sewer and water mains, as they appear on said final plat, be and the same are hereby accepted; and Section 2. That the Final Plat of Sky Blue Estates #2 is hereby approved and the Mayor and City Clerk are hereby authorized and directed to endorse the approval of the City of Final Plat — Blue Sky Estates #2 Page 2 Dubuque, Iowa, upon said final plat, provided the owners of said property herein named, execute their written acceptance of the attached conditions and further agree: (a) To reduce Sky Blue Drive (Lot A), Zephyr Drive (Lot B), and Golden Eagle Drive (Lot C) to grade and to construct longitudinal sub -drain, concrete curb and gutter with asphaltic concrete pavement or with Portland Cement concrete pavement with integral curb, all in accordance with the City of Dubuque standard specifications in a manner acceptable to the City Engineer, in conformance with construction improvement plans approved by the City Engineer, and inspected and approved by the City Engineer. (b) To install sanitary sewer mains and sewer service laterals into each individual lot, water mains and water service laterals into each individual lot, storm sewers and catch basins, boulevard street lighting, fiber optic conduit, and erosion control devices all in accordance with the City of Dubuque standard specifications in a manner acceptable to the City Engineer, and in accordance with construction improvement plans approved by the City Engineer, and inspected and approved by the City Engineer. (c) To construct accessible .sidewalk ramps at each intersection in accordance with City of Dubuque Standards and Specifications. (d) To construct the improvements outlined in (a) and (b) above within two years from the date of acceptance of this resolution, at the sole expense of the owners, or future owner. (e) To maintain the improvements outlined in (a) and (b) above for a period of two (2) years from the date of the acceptance of those improvements by the City Council of the City of Dubuque, Iowa, at the sole final expense of the owners, or future owner; (f) To provide security for the performance of the foregoing conditions specified in this Section in such form and with such sureties as may be acceptable to the City Manager of the City of Dubuque, Iowa. Section 3. That sidewalk installation shall be the responsibility of each lot owner for each lot abutting the public rights-of-way, including lots with multiple frontages, as required by City Code Chapter 10-1-2 (Sidewalk Installation and Repair). Section 4. That the owner must construct and maintain erosion control devices in Sky Blue Estates which control erosion and prevent sediment from leaving the site. The owner shall also be responsible for maintenance of the detention facility located on Lot G of Eagle Valley Subdivision until 80% of the lots shown on the preliminary plat of in Sky Blue Estates, which drain into said detention facility, have been fully developed and adequate erosion control measures, as approved by the City Engineer, have been installed on the Final Plat — Blue Sky Estates #2 Page 3 remaining 20% of said Tots. Until the above 80% of lots are developed, maintenance of the detention facilities in Lot G Eagle Valley Subdivision shall include the removal of sediment and other debris caused by construction activities in Sky Blue Estates and reshaping and reseeding of the disturbed areas. After said 80% lots are developed, inspection, administration, and maintenance expenses incurred by the City of Dubuque for the storm water detention facility on Lot G of Eagle Valley Subdivision shall be assessed against the property owners, except the City of Dubuque, in Eagle Valley Subdivision and Sky Blue Estates as indicated on the preliminary plats thereof, in equal amounts. The City Manager shall certify such costs to the City Clerk, who in turn shall promptly certify such costs to the Dubuque County Treasurer, and such costs shall then be collected with and in the same manner as general property taxes in accordance with provisions of law. Section 5. That the planting of street trees shall be coordinated with the City Forester. Any trees planted within the street right-of-way must be chosen and planted by the City of Dubuque Leisure Services Department at the developer's expense. Section 6. That the final acceptance of the public improvements shall only occur upon certification of the City Engineer to the City Council that the public improvements have been completed in accordance with the approved improvement plans and City standards and specifications and accepted by City Council Resolution. Section 7. That in the event E.K.M., LLC fails to execute the acceptance and furnish the guarantees provided hereof within 180 days after the date of this Resolution, the provisions hereof shall be null and void and the acceptance of the dedication and approval the plat shall not be effective. Passed, approved and adopted this 21st day of November, 201 Attest: if Roy D. Buol, Mayor ACCEPTANCE OF RESOLUTION NO. 405-16 I, the undersigned, Jeff McAuliffe, representing E.K.M., LLC, having read the terms and conditions of the Resolution No. 405-16 and being familiar with the conditions thereof hereby accept this same and agree to the conditions required therein. Dated in Dubuque, Iowa this day of 2016. By Jeff McAuliffe THE GrrYOF City of Dubuque DT Ta E Planning Services Department lJ LJ Dubuque,IA 52001-4805 Masterpiece on the Mississippi Phone: 563-589-4210 Fax: 563-589-4221 plaaninaCalcitvofdubuaue ora PLANNING APPLICATION FORM ❑Variance []Preliminary Plat []Simple Subdivision ❑Certificate of Appropriateness ❑Conditional Use Permit SMajor Final Plat ❑Text Amendment ❑Advisory Design Review(Public Projects) ❑Appeal ❑Minor Final Plat ❑Temporary Use Permit ❑Certificate of Economic Non-Viability ❑Special Exception ❑Simple Site Plan ❑Annexation ❑Historic Designation Choose one ❑Limited Setback Waiver ❑Minor Site Plan ❑Historic Revolving Loan ❑Demolition ❑Rezoning/PUD/ID ❑Major Site Plan ❑Historic Housing Grant ❑Port of Dubuque Design Review Please type or print legibly in ink Propertyowner(s): E.K.M., LLC c/o Rick Ehrlich Phone: 556-0467 Address: 10662 Diesel Dr. City: Dubuque State: IA Zip:52001 Fax#: cell #: 563-213-0072 E-mail: ehrlichco@aol.com Applicant/Agent: Rick Ehrlich - Jeff Mcauliffe Phone: 563-213-0072 Address: 10662 Diesel Dr City: Dubuque State: IA zip:52001 Fax#: N/A cell #:563 213-0072 E-mail: ehrlichco@aol.com Site location/address:Sky Blue Dr. Neighborhood Association: N/A R-1 Select Select Existing zoning: Proposed zoning: District: Landmark: ❑Yes ❑ No Legal Description(Sidwell parcel ID# or lot number/block number/subdivision): 1107111003 Total property(lot)area (square feet or acres): 10.4 acres Describe proposal and reason necessary(attach a letter of explanation, if needed): This is the next phase of a Residential Subdivision CERTIFICATION: I/we,the undersigned,do hereby certify/acknowledge that: 1. It is the property owner's responsibility to locate property lines and to review the abstract for easements and restrictive covenants. 2. The information submitted herein is true and correct to the best of my/our knowledge and upon submittal becomes public record; 3. Fees are not refundable and payment does not guarantee approval; and 4. All additional required written and graphic materials are attached. PropertyOwner(s): EKM LLC Date: 6-23-16 Applicant/Agent: Date: 6-23-16 FOR OFFICE USE ONLY—APPLICATION SUBMITTAL CHECKLIST FeJ 66,C'v Received by: Z111 Date: ry 1�-/` Iocket: Nll 31VOS >499 33S A9 03NO3HO 91/90/01 :31VOS ldl A9 NMV8O 91/01/9 SNOISIA3N S L/9/S 3190 6000-999 (£99) M '33011!3!10 '09 19 0001 919 1 SNO344491 0 (WV SN,79NNON9 ONISs]n� 10009 91 '3000900 '80 130310 09901 9311NH3 N018 0/0 011 1,013 .2109 032/9432/4 Z# SaViS3 31119 AAS 1Vld 1VNId 010bL 'ON I 103P084 31111 13390 0 >- z 13 0 0 N (n 0 oF-m < 03 cn �w w wID J o LI_ CO m Y � (nom 0 w S z Comprised of: LOT A OF SKY BLUE PLACE, N THE CITY OF DUBUQUE, DUBUQUE .COUNTY, IOWA a 3 fsi LU 0011011/0// `ZZ�e° Jw 1 tea^ �"Y /O' o�S46onuno\`\\\ ( (0 w 6904-944 (£94) :3NOH8 10004 9M01 '3003900 '133115 153001 0>01 :9438300 0300130040 >0 0N10308 39 03219d38d 31405 848 33S "19 03503H3 9L/9Z/o :31405 711 81/0 L/9 91/8/0 18 NMVNO SNOISIAJ8 3140 VI '3nonena ss.ggl zal 0801840118 QNY SYP8N70N8 ONI5s]n� ooz9 VI '305nen0 930 135310 99901 6211883 N018 0/0 011 083 .804 0384835/ Z# S31VJS3 3f1'S ),NS 1V�d 1VNIJ ZLZ4L 'ON 103'0Nd 31111 12340 r o '80 IIM0108 4 0 o 9: iV o O '33"E 1026.75' (1027.79') Off' \O and ,0 S 2'08'55"EN 123.35' LIJ F-- <:( Q uJ LA m >- U) 5, A/ 5' ( .28 51406; -I, r--1" 90 p0' u ',L.' 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I 10000 0901 '3000900 '1332115 1511001 0101 ,05353011 o� m M5 2'22'40"E 88.50' } 8 o 0 5 2'22'40"E XTG88.50' 10' 8. PUE 5 S 2'22'40"11 88.50' S 2'22'40" 5 2122'40"E 88.50' .. fsi S 2122'40"E 88.50' 531VIOOSSV z8 0515358 XTG 1� E r - P of A8 0351,d38d 5 2122'40"E 86.50' Sheet 6 of 6 COUNTY AUDITOR Dubuque, Iowa ,2016 The foregoing Final Plat of: SKY BLUE ESTATES #2 was entered of record in the office of the Dubuque County Auditor this day of , 2016. We approve of the subdivision name or title to be recorded. County Auditor of Dubuque, Iowa City Assessors Certificate Dubuque, Iowa ,2016 The foregoing Final Plat of: SKY BLUE ESTATES #2 was entered of record in the Office of the City Assessor of the City of Dubuque, Iowa, on the date first written above. City Assessor of the City of Dubuque, Iowa Recorders Certificate Dubuque, Iowa ,2016 The foregoing Final Plat of: SKY BLUE ESTATES #2 has been reviewed by the Dubuque County Recorder. Dubuque County Recorder Sheet 4 of 6 Surveyor's Certificate I, Terry L. Koelker, a Duly Licensed Land Surveyor in the State of Iowa, do hereby certify that the following real estate was surveyed and platted by me or under my direct personal supervision, To Wit: LOT A OF SKY BLUE PLACE, IN THE CITY OF DUBUQUE, DUBUQUE COUNTY, IOWA. This survey was performed for the purpose of subdividing and platting said real estate henceforth to be known as SKY BLUE ESTATES #2 IN THE CITY OF DUBUQUE, DUBUQUE COUNTY, IOWA. The Total area of SKY BLUE ESTATES #2 is 10.364 acres. All Lot areas are more or less and all Lots are subject to easements, reservations, restrictions, and rights-of-way of record and not of record, the plat of which is attached hereto and made a part of this certificate. I hereby certify that this land surveying document was prepared and the related survey work was performed by me or under my direct personal supervision and that I am a duly licensed Land Surveyor under the laws of the State of Iowa. All monuments are placed or shall be placed within one year from the date this plat is recorded. Terry L. Koelker Licensed Land Surveyor License No. 15487 /2, /.:1 7/46. Date License Renewal Date 12/31/17 Owner's Consent Dubuque, lowa , 2016 The foregoing Final Plat of: SKY BLUE ESTATES #2 is made with the free consent and in accordance with the desires of the undersigned owners and proprietors of said real estate. We hereby dedicate LOT A (SKY BLUE DR.), LOT B (ZEPHYR DR.), LOT C (GOLDEN EAGLE DR.), and all easements shown to the public. State of Iowa County of Dubuque ss: E.K.M., LLC Richard J. Ehrlich, member On this day of , AD 2016, before me the undersigned, A Notary Public in and for the State of Iowa, personally appeared Richard J. Ehrlich, to me personally known, who, being duly sworn did say that said Richard J. Ehrlich is a member of E.K.M., LLC, that no seal has been procured by said Corporation, that said instrument was signed on behalf of said Corporation by authority of its Board of Directors, and that said Richard J. Ehrlich, acknowledged the execution of said instrument to be the voluntary act and deed of said Corporation by it and by him voluntarily executed. Witness my hand and Notarial Seal on the date above written. Notary Public in and for the State of Iowa Sheet 5 of 6 Attorney's Certificate Dubuque, lowa ,2016 TO WHOM IT MAY CONCERN: This will certify that I have examined the abstract of title covering LOT A OF SKY BLUE PLACE, IN THE CITY OF DUBUQUE, DUBUQUE COUNTY, IOWA, according to plats thereof covering the period from government entry to certified on that date by and find that said abstract shows good and merchantable title to said real estate in free and clear of all liens and encumbrances and shows taxes paid including taxes for the year subject to easements and restrictions of record. Attorney -at -Law County Treasurer's Certificate Dubuque, Iowa 2016 I, the undersigned, Eric Stierman, Treasurer of Dubuque County, Iowa, do hereby certify that all taxes levied against LOT A OF SKY BLUE PLACE, IN THE CITY OF DUBUQUE, DUBUQUE COUNTY, IOWA, have been paid and said real estate is free from taxes as of this date. Treasurer of Dubuque County, lowa City of Dubuque Planning Services Dubuque, Iowa AAV. Z 1, 2016 The foregoing Final Plat of: SKY BLUE ESTATES #2, and the dedication of LOT A (SKY BLUE DR.), LOT B (ZEPHYR DR.), LOT C (GOLDEN EAGLE DR.), and all easements shown to the public, is hereby approved by City Planner of the City of Dubuque, Iowa and approval of said plat by the City Council of the City of Dubuque is hereby recommended. Planning Services Department By: City Planner of the City of Dubuque, IA City of Dubuque, Iowa Dubuque, lowa Nov. 21 ,2016 The undersigned, Roy D. Buol, Mayor and Kevin Firnstahl, Clerk of the City of Dubuque, Iowa, do hereby certify that the foregoing Final Plat of: SKY BLUE ESTATES #2, and the dedication of LOT A (SKY BLUE DR.), LOT B (ZEPHYR DR.), LOT C (GOLDEN EAGLE DR.), and all easements shown to the public, as appears heretofore has been filed in the office of the City Clerk of Dubuque, Iowa on 11/21/2016 as resolution No. 405-16 and that the City Council of the City of Dubuque, Iowa approves said plat. Ace, Mayor of the 1ty of Dubuque, IA (. Clerk of the City of Dubu.fe, IA Sheet 6 of 6 COUNTY AUDITOR Dubuque, Iowa ,2016 The foregoing Final Plat of: SKY BLUE ESTATES #2 was entered of record in the office of the Dubuque County Auditor this day of , 2016. We approve of the subdivision name or title to be recorded. County Auditor of Dubuque, Iowa City Assessors Certificate Dubuque, Iowa , 2016 The foregoing Final Plat of: SKY BLUE ESTATES #2 was entered of record in the Office of the City Assessor of the City of Dubuque, Iowa, on the date first written above. City Assessor of the City of Dubuque, Iowa Recorders Certificate Dubuque, Iowa ,2016 The foregoing Final Plat of: SKY BLUE ESTATES #2 has been reviewed by the Dubuque County Recorder. Dubuque County Recorder x, a`. e THE C�UA Dubuque y DEumeancece' Masterpiece on the Mississippi zwv.wlx.xma ' Y Vicinity Map � r sit suejzc_ . ,�•` n. .. Yf t '4 City of Dubuque Applicant: Jeff Mcauliffe Address: Between Roosevelt Road & Shiras Avenue, North of Eagle Vallety Description: Final Plat of Sky Blue Estates #2 t Legend Subject Property DISCLAIMER:This Information ve ample6 ring the ^ Cal Y`S.e Geonat lnlo:mes.......(..I.),anon v -M'uq oafs creafN bynamothe that.ty f]Mahe City nl t' Wbupue and do.It-sung agencies soar While the Cy of I V Oubapueenhp A P g g - tl d the most ancient 1 _ ahe eccural.racerrann amselooks,OAGIS and its se,Th tla nnmed her ry ry of In,I! data o �: • • s bl TheCity Op P nt n agencies nat be lard i '� • T Punlvermse IESg Wntl to essfulry lal. an. s �y�( •' , nlo,eseeenl g .1 the IM1 1 E eutMiinl i __ -: I�. shel istln P auv to use this data or out of any ,! ." • s 1• branch.1- sY wnalsoever. _ Yy +� Map crossed by C Ity rte r'i'diilquF (;IS staffs SUBDIVISION STAFF REPORT Project Name : Final Plat of Sky Blue Estates #2 Property Owner : E.K.M, LLC Applicant : Jeff McAuliffe Number of Lots: 19 Density Allowed: 1/5,000 sq. ft. Acreage in R.O.W: .81 acres Commonly owned lots: None Total Area: 10.36 acres Sanitary Sewer: Yes In City: Yes Water: Yes In 2-Mile Area: N/A Storm Sewer: No Flood Plain: No Existing Street Access: Yes Proposed Land Use: Residential Proposed Zoning: N/A Existing Land Use: Vacant Existing Zoning: R-1 Adjacent Land Use: North – Residential Adjacent Zoning: North – R-1 East – Residential East – R-1 South – Residential South – PR West – Vacant West – AG Physical Characteristics: The subject property is located between Eagle Valley Subdivision to the south and Orchard Hills Subdivision to the north. The subdivision was previously named Orchard Park Subdivision. The property has frontage on Roosevelt Road with access from stub streets from Eagle Valley Subdivision (Golden Eagle Drive) and Orchard Hills Subdivision (Baldwin Drive). The property generally slopes to the southeast and is currently vacant. Proposed Phasing: Phase 2 of 3. Previous Conditions of Zoning or Plats: None. Dedication of Open Space or Public Amenities: None. Proposed Streets and Grades: Sky Blue Drive – 2.33% to 10%; Golden Eagle Drive – 1.5% and Zephyr Drive – 1% to 4%. Recommended Motion : Planning staff recommends approval of the submitted Final Plat of Sky Blue Estates subject to waiving right-of-way width requirements for Sky Blue Drive and Zephyr Drive. The Final Plat is in all other respects in compliance with the City of Dubuque Subdivision Regulations. Subdivision Staff Report – Final Plat of Sky Blue Estates #2 Page 2 Conformance with Comprehensive Plan: The proposed subdivision involves the Comprehensive Plan Land Use Element Goals 1.2, 1.5, 1.10, 4.3, 7.2 and 9.4. and Transportation Goals 1.2 and 1.3. Impact of Request on: Utilities: Sanitary sewer and storm water will be extended throughout Phase 2 of the subdivision and are sufficient to serve the subdivision. An existing water main within the Roosevelt right-of-way is available to serve this site. Improvements may be necessary to the existing water system provide sufficient water pressure throughout the proposed subdivision. Any public improvements are subject to availability of funding and approval by the City Manager and City Council. The approval for construction of this subdivision is subject to the design plans for service being approved by the Iowa Department of Natural Resources. Traffic Patterns: The primary access to the subdivision will be from Roosevelt Road. Roosevelt Road is classified as a minor arterial and carries approximately 4,760 average daily trips south of the proposed subdivision based on 2013 IDOT counts. Public Services: Existing public services are adequate to serve the site. Environment: Staff does not anticipate any adverse impact to the environment provided adequate erosion control is provided during all phases of development of the property. Adjacent Properties: The most likely impact to adjacent properties will be an increase in vehicle trips on Baldwin Drive, Jonathan Lane and Shiras Avenue when the third phase of the subdivision is completed. Planning staff notes that residents of the Orchard Hills Subdivision may also utilize the new streets in the proposed Sky Blue Estates to access Roosevelt Road in the future. Recommended Conditions on Plat: None. Staff Analysis: The submitted Final Plat of Sky Blue Estates subdivides a 10.36-acre parcel into 19 lots platted for single-family homes. The Preliminary Plat was approved on April 19, 2010. At that time the name of the subdivision was Orchard Park. The first phase of the subdivision was approved by the City Council at their July 16, 2012 meeting. Subdivision Staff Report – Final Plat of Sky Blue Estates #2 Page 3 Access to the subdivision will be from Roosevelt Road where the roadway transitions from a north-south orientation to an east-west orientation. A future phase of the subdivision includes an access to Baldwin Drive, which is part of the Orchard Hills Subdivision. This stub street was platted as part of the original Orchard Hills Subdivision to allow for the continued extension of the City street system. The Fire Department has provided a memorandum that supports this connection as it will allow an alternative access to the homes in Orchard Hills Subdivision as well as along Shiras Avenue. Currently, there are 161 homes that have only one means of access in case of emergency in this area. It has long been a City policy to look for secondary access when either the number of dwelling units exceeds approximately 40 units or a cul-de-sac length of 1,200 feet is exceeded. Currently, Shiras Avenue from Lincoln Avenue to the intersection of Eagle Point Drive and Orchard Drive is 5,500 feet long. Measuring to the northernmost point of Orchard Drive yields a distance of approximately 6,535 feet or about 1.25 miles. Planning staff understands that this connection from Roosevelt Road to Baldwin Drive will allow some motorists to access Eagle Point Park through the two subdivisions. However, Planning staff notes that the new connection would also save existing residents of Orchard Hills and Shiras Avenue travel time as they will be able to access Roosevelt Road through the new Sky Blue Estates Subdivision. The fact that Baldwin Drive was platted as part of the original Orchard Hills Subdivision’s illustrates that the street was to be extended in the future. In addition, staff has found a copy of the Final Plat of Orchard Hills No. 2 dated January 24, 1966 which extended Baldwin Drive and included accesses to Roosevelt Road. The proposed subdivision includes a public street that will be built to the City’s standard residential cross-section of the 31-foot wide paving width and a 50-foot right- of-way (Golden Eagle Drive) as well as a reduced street cross section (a 27-foot paving width) with a 42-foot right-of-way (Sky Blue Drive and Zephyr Drive). The applicant is using the smaller cross section street on the interior of the subdivision while using the standard residential street design for the connection between Roosevelt road and Baldwin Drive. The smaller cross section street will be restricted to parking on one side. The developer is proposing the smaller street to help in offering the proposed housing at a more affordable price as well as complying with the City’s sustainability requirements for new subdivisions. The 27-foot street cross-section is restricted to parking on one side. The 27-foot wide residential street has been approved in several recent subdivisions. Eagle Valley, Timber-Hyrst and North Fork Trails have all been approved with the smaller street cross section. The reduced right-of-way width of 42-foot has been approved as part of Westbrook Subdivision and Eagle Valley Subdivision. The proposed 31-foot street (Golden Eagle Drive) will function as a collector street and connect in the future with Baldwin Drive. Parking will be restricted to one side only. Subdivision Staff Report – Final Plat of Sky Blue Estates #2 Page 4 The proposed subdivision, when fully built out, will generate approximately 608 average daily vehicle trips. Roosevelt Road carries 4,760 ADTs south of the proposed subdivision based on 2013 IDOT counts. The proposed subdivision can be served with City water, sanitary sewer and storm sewer. Both storm sewer and sanitary sewer access is available in the southeast corner of the proposed subdivision where these two utilities are stubbed from the adjacent Eagle Valley Subdivision. Water service can be taken from Roosevelt Road and will be extended throughout the subdivision and interconnected with the water main in Baldwin Drive. The Water Distribution Division has indicated that depending on how the subdivision is graded, that additional improvements to the water system may be necessary to ensure sufficient water pressure throughout the subdivision. Any necessary public improvements are subject to funding availability and approval by the City Manager and City Council. The Water Department noted that approval for construction of this subdivision is subject to the design plans for service being approved by the Iowa Department of Natural Resources. The proposed subdivision has a density of 3.78 dwelling units per acre, while the previous proposal (McDonald Subdivision) had a density of 5.4 dwelling units per acre. As a comparison, Eagle Valley, when fully developed, will have a density of 4.72 dwelling units per acre. The existing Orchard Hills Subdivision has a density of 2.96 dwelling units per acre. Planning staff has discussed the dedication of property within the subdivision for a small neighborhood park. The developer offered the 3.3 acre parcel east of the site for both water detention and a park area. The Leisure Services Department reviewed the subject property and found that because of the severe slope of the parcel, it is not conducive for use as a park. There is money budgeted in FY2020 and FY2021 for a park in Eagle Valley Subdivision that would be shared with Sky Blue Subdivision residents. The Unified Development code now requires that each new subdivision utilize sustainable development tools and achieve a 40 point score from a list of sustainable development tools. The applicant has achieved a 40 point total with a mixture of sustainable tools. The Final Plat of Sky Blue Estates proposes three sustainability measures, including the following: 1. A 27-foot wide street, which reduces the amount of impervious area of the development (5 points). Subdivision Staff Report — Final Plat of Sky Blue Estates #2 Page 5 2. The applicant will be planting street trees within the parkway between the sidewalk and back of curb (5 points). 3. Solar subdivision: the subdivision includes 70% or more "solar lots" that have a minimum north-south dimension of 75 feet and a front line orientation that is within 30 degrees of the true east-west axis (30 points). Attached to this staff report is a handout on how solar orientation can lower heating costs. The proposed subdivision will meet the City's storm water control regulations and policies. Stormwater from Phase I of Sky Blue Estates will flow to an existing detention basin in Eagle Valley Subdivision. This arrangement was anticipated when Eagle Valley Subdivision was originally platted and the detention basin was sized accordingly. Engineering staff has confirmed that the detention basin in Eagle Valley Subdivision has sufficient capacity to accommodate stormwater from Phase I of Sky Blue Estates. As part of Phase #2, two detention areas are being developed to handle storm water for the remainder of the subdivision, including the future Phase #3. The detention basins will be connected directly to the existing 42" storm sewer in Shiras Avenue. Planning staff recommends the City Council approve the Final Plat of Sky Blue Estates #2 subject to waiving the right-of-way width requirements for Sky Blue Drive and Zephyr Drive. Prepared by: eviewed: Date: Solar Access : Using the Environment in Building Design By Mary-Margaretlenior,AICP More new buildings are energy efficient that at any time in our history. Yet most do tittle to use the environment in or- oil or biofuels.In contrast,coal is the primary natural environment using elements that derto reach their real performance potential. energy source for buildings—with some natu- are already employed in buildings and to About 40 percent of our end-use energy ral gas,hydroelectric,nuclear,and wind sup- do so at little or no increase in construction demand and over two-thirds of electricity plementing the grid.Ofthese energy sources, or renovation costs.The resulting buildings demand is for buildings.A significant portion only hydroelectric,nuclear,and wind energy are more economical to maintain,aestheti- ofthat demand can be met using the sun if do not contribute carbon emissions.Concen- cally pleasing,comfortable,and healthy. we learn to design and renovate buildings trated solar thermal plants may begin provid- They are tight and airy,easierto sell and to take advantage of access to solar energy. ing electricity In the near future, rent,and pleasant places to live,study,and Further,buildings now produce about 40 per- According to Energy Information Admin- work.Studies have shown that employee cent of U.S carbon emissions,another reason istration zoos survey data,an office build- absenteeism is reduced and performance to take advantage ofsolarpower. ing uses about 40 percent of its energy for improves when office buildings incorporate We know that more solar energy falls heating,coating,and ventilation;30 percent elements of solar design.Buildings that take on our roofs than is required to meet the for lighting;and 16 percent for office equip- advantage of solar building design are less U.S.demand for electricity.However,our ment and other"plug"loads.A commercial dependent on fuel cost variations and can land-use policies and regulations discour- building built to American Society of Heating, maintain comfort during power outages. age the use of this valuable resource.We Refrigerating,and Air-Conditioning Engineers They may employ any architectural style need to do everything we can to encourage (ASHRAE)Standard go.1(a standard com- desired and be of any building type and use decision makers,the building industry, monly referenced in building codes)may use required—single or multifamily housing, and building owners to think of buildings about zopercent ofits energy for heating institutional,commercial,orindustrial. as energy producers.For our future well- and cooling,up to 70 percent and sometimes Passive solar buildings use a south-fac- being it is essential that we consider energy more for lighting,and the remaining for hot ing orientation(north-facing in the southern production and use as an integral part of water,pumps,and equipment.Atypical hemisphere)and building components Qike building design for new construction and home may use one-half its energy demand windows,walls,and Floors)to capture the renovations alike.We need to encourage for space conditioning(heating,cooling,and benefits of the sun for heating and daylight- builders,developers,designers,engineers, ventilation),zo percent each for refrigeration ing,and they use natural air Flows and tem- and owners to use the environment to heat, and hot water,and the remainder for appli- perature gradients(the difference between cool,ventilate,daylight,and power our ances and electronics. daytime and nighttime temperatures)for buildings.As planners we need to help edu- It is crucial thatwe use all the opportuni- ventilation and cooling.They use landscap- cate and promote changes in how we design ties we can muster to design buildings to meet ing and overhangs for shading.In some and renovate buildings and to use land-use their energy needs.We must begin to think of climates they may use evaporative cooling controls to enable that to happen. buildings as being net energy producers—that or cooling towers,and soon,all climates It can no longer be an either-or choice is,buildings that can put energy into the elec- may be able to adopt evaporative cooling between environmentally sensitive building tric grid instead of just taking it out. technologies because of new research on design or dense development to achieve How do we achieve such buildings? desiccant technologies(materials capable of viable transit systems.Itcan and must be We begin by minimizingthe energy load of removing moisture from the air). both.We cannotfavorone approach to re- the building itself.This is done by using ef- Once the building's energy need is min- ducingenergy use overanother in making ficiency measures to conserve energy and imized,owners may consider active solar recommendations to decision makers.That is passive solar design strategies and other thermal for domestic hotwater(DHW)and because the dominate fuel sources forbuild- solar technologies to produce energy. auxiliary heating and photovoltaics(PV)for ings and for transportation differ.At present, The objective of passive solar—or electricity.Excess electricity can be fed into most energy for transportation comes from whole-building—design is to capture the the utility's grid forothers to use. ZONINGPRACTICE qao AMERICAN PUNNING ASSOCIAnON Ipage z ASKTHEAUTHORJOIN Go online rrom May ia 1021 to participate in our"Ask theAuthor" Mary-Margaret Jenior,AICIP,is retired from the Department a'f forum,an in teractive feature ofZo In I In g Pra cti ce.Mary-Margaret Energy,where she was responsible for the development'and Jenior will be available to answer questions about this article.Go to management of the passive so lar/wh ole b ulldings research the APA website at www.planning.org andfollow the links to the Ask program.She represented the U.S.government on the Inter- theAuthorsection.From therejustsubmityourquestions about national Energy Agency Solar Heating an d Cooling Programme the article using the e-mail link The author will reply,and Zoning Executive Committee.Earlier in h er career she was a practicing Practice will post the answers cumulatively an the website for the plan net for th e City of Chicin nati,the USN TIN dent Progra in,and henefitofall subscribers.This reature will he avallableforselected the U.S.Air Force. issues ofZoning Practice otannounced times.After each online discussion is closed,the answers will be saved in an online anchive available through theAPA Zoning Practice web pages. The important message is that solar nationwide. Even within a given geo- theywilllikely increase the coolingload.Elec- _ building design can not be achieved simply graphic area,microclimatevariations must tric lighting controls are integral to the use of through"add-ons."The approach discussed be taken into account.Design tools such daylighting so that light levels are constant above is integral to the buildingand needs as ENERGY-io and Energy Plus contain when people are present and fixtures are not to be considered in the predesign stage, the weather data files for numerous U.S. on when radiation levels are adequate. whether for new construction or renovation. locations). Suntempering.For housing and small nonresidential buildings,suntempering may Direct Gain sunspaces Thermal Storage Wall be a desirable approach.Suntempering is accomplished by simply moving more of the windows to the south and relying on interior finishes and furnishings for thermal or heat storage.However,suntempered buildings will not reduce the use of purchased energy "aingm to the degree that solar buildings will. Passive solar or whole building design. �B31AB� mora:: wccwm- kla.W.e - �' Passive solar is the building itself A passive Carts,.roof/NREla,d me S.vin.ble 9uildi...Indo„"e.Ce�"rn solar building makes use of th a building's @Directgain is the most common passive 5olarsystem in reslidential applications. nonmechanical elements and proper ori. Sunspaces provide useful passive solar heating and also provide a valuable amenity to entation to provide daylighting;to collect, homes.Athermal storagewall is an effective passive solarsystem,especiallyto provide store,and distribute solar energy;and to nighttime heating. take advantage of natural cooling.These buildings have thermal mass to store and emit heat during times when it is needed ELEMENTS OF SOLAR BUILDING DESIGN Energy-efficiency measures.These and to lessen the need for air conditioning. Before we see how these ideas can be en- measures include proper levels of insula- The amount of thermal storage required couraged through land-use regulations,it is tion and glazing type,control of air infiltra- is dependent on the area of south-facing necessary to understand how to incorporate tion,properly sized mechanical equipment, glass.Care must be taken in selecting glaz- solarconcepts into buildings.Keep in mind efficient appliances and office equipment, ing so that the solar gains from the southern throughout the following discussion that and electric lighting systems and controls. orientation are maximized.These buildings solar design is location-specific.We'll begin Daylighting.This refers to the use of also employ means to direct natural airflows with basic solar building design concepts solar radiation captured through the use (solar-drive convective air move ment)into and technologies. of clerestory glazing,sawtooth roof moni- the building using such strategies asoper. Latitude. Depending on location,the tors,light shelves(horizontal Surfaces over able windows,vents at floor level,and wing height and angle of the sun in the sky(the the windows'exteriorthat reflect daylight walls(walls that project from the building) azimuth)throughout the year and climate onto the ceiling and deep into the building), to bring air into the building.Additional characteristics(for example,heating and light tubes,and other means of bringing ventilation is provided by whole-house fans cooling degree days and air-Flow patterns) light into the building.Studies have shown and operable clerestory or cupola windows. will establish the basis for the design of that daylight can reduce electric bills 30 to Passive solar buildings may also use night solar buildings and therefore,solar access 50 percent.Skylights are commonly used radiation to Flush excess heat.This method requirements.(Specific climate data are for daylighting.However,unless they are involves exposing masonry surfaces to the available for numerous weather stations designed as an integral part of the building, cooi night sky and insulating these surfaces ZONINGPRACTICE 4.10 AMERICAN PLANNING ASSOCIAaONIPage 9 from outside air during the day.As daytime passive solar buildings since the collectors temperatures rise,the cooler surface acts as are likely to be placed at ground level.Ha- a heat sink forthe living space. waii now requires that all new homes install An ideal design will orient the major Passive solar solar hot water systems. work,study,and living areas to the south and Photovoltaic(PV)systems.PV systems minimize the east-and west-facing glass. buildings draw upon generate electricity.The PV system might Even the type of glazing selected for each be on the building's roof,integrated into orientation may differso that solargains for at least one of three its overhangs,or provide the skin for the south-facing glass are maximized and those building's facade or atrium.Distributed for east-and west-facing glass are minimized. design strategies to power is a term likely to become part of Passive solar buildings draw upon ourfuture vocabulary.Distributed power at least one of three design strategies to provide heat: direct is PV-generated power that is fed into the provide heat:direct gain,sunspaces,andutility's grid.In time,if enough buildings thermal storage—orTrombe—walls.Trombe gain, sunspaces, and generate more power than they need,we walls are glazed,south-facing masonry or will have less need for additional power concrete walls with a selective surface that thermal storage. plants. aids in collecting and storing the solar ra- Ventilation air.For nonresidential build- diation.Athermal storage system is often ings like institutions,industrial facilities, referred to as an indirect system. and warehouses,transpired air collectors nI., _rte •i..+s �,�^aw^"'w .,_may 1- Passive solar buildings depend on to residential buildings in that they do placed on the south side of buildings have properglazing-to-storageratios and prop- require heating as well as daylighting,cool- proven to be an effective technique to pre- erlysized overhangs toavoid overheating Ing,and ventilation.For larger buildings, heat ventilation air.Transpired collectors are in spring and fall.Because these buildings daylighting is especially important since a dark-colored,perforated facade with a fan, use normal building components to meet lighting is sometimes the biggest user of or the building's existing ventilation system much of their heating and cooling needs, energy.Many buildings,regardless of size, draws air into the building.The air space they require little maintenance.In some can benefit from using solar to heat and to between the absorber and the building wall climates,a passive solar home or small non- preheat ventilation air. form a plenum.The solar energy absorbed residential building(e.g.,a school oroffice Active solarsystems.This refers to the bythe darkabsorberand transferred to the building)may not require a central heating use of collectors,usually located on the air Flowing though it can preheat intake air and cooling system—a major cost saving roof to collect solar radiation to heat water by as much as!{ EThe absorbers can be benefit—and those that do require auxiliary fordomestic uses and possibly,to provide added to ordesigned as part ofthe build. heating and coolingwill use smallersystems auxiliary heating in the winter months.The ing's facade.Because of fire code require- than conventional buildings. systems that provide both hotwaterand ments,they may not be appropriate for Buildings of io,000 square feet or heat are often referred to ascombisystems. some multistory buildings. smaller make up the majority of the non- Some collectors for hot water systems are Evaporative cooling.This refers to residential sector.Contrary to popular freestanding,especially when roof orienta- the use of water medium to cool air for perceptions,smaller commercial,institu- tion is not ideal.For these systems greater climate control in dry climates.Not all cli. tional,and industrial buildings are similar solar access is necessary than required for mates require compressors to cool air and ZONINGPRACTICE q.ao AMERICAN PIANNINGASSOCIMON IpageG control humidity inside buildings.Materials that remove moisture from the air are known IMPLICATION FOR LAND-USE CONTROLS as desiccants.Desiccant technologies are evolving and can be integrated into evaporative Currently,relatively few communities in- systems for use in all climates. clude provisions in their local development controls that ensure that environmental resources can be used to heat,cool,day ee'aEll a light,and electrify buildings.The discus- sion thatfollowsoutlinesanumberof 3 considerations for subdivision and zoning standards that would help private develop- ,,,, s a � ers build and remodel buildings that are better able to take advantage of access to Ea g � - "'_; solar energy. 1t 6Be +e+� Subdivision design ' ; @ 8'1� B ��� Local development controls should encour- £ i2a �.��kT age subdivision layouts that provide for ' maximum east-west orientation for residen- CouM1esy arDOE/NREL and lbeSust alnable guiltlingz lnduz�dez Council F- . tial and smaller nonresidential uses.In the northern hemisphere,major living,work, and study areas should face south(north in the southern hemisphere)to the extent ©Above:For homes in solar subdivisions,solaraccess maybe provided totherear,side,or possible. It is easiest to protect solar ac- north-southfrontyard.Short east-weststreeL5 tied into cess in subdivisions having streets that run forsolaraccess,Below:This subdivision plan from r. east-west or 25 degrees of east-west.Where , solar access. streets run north-south,cul-de-sacs or loop streets help provide for solar access.For dense development,creative site design is essential. i\ Local develo ment Development standards h Yard and height requirements of zoning ordinances can be used to ensure solar o controls should access.In an ideal situation,south-facing glazing should receive four hours of sun encourage on December 21.That generally means jrthatthere should be no obstruction within subdivision layouts an arc of 6o degrees on either side of true y ' that provide for south.Relatively good solar access will still occur if the glazing is unshaded within an arc of 45 degrees.What the horizontal clear a _ maximum east- distance needs to be is location-specific west orientation and dependsonthe heightofthesub- e ', .. r ject building of interest and the adjacent - {{ structures.Boulder,Colorado,forexamp le, for residential includes shadow lengths height ht of qr building for to:ooa.m., noon,and z:oo and smaller p.m .onDecember uinits development " ; --- nOnresldentlal USeS. code.Properly sized overhangs will shad e :;; - - the glazing in the summerwhen the sun is higher in the sky. .. r -''t`&� ti',• �� Since not all lots are large enough to accommodate optimum solar access,it Geothermal heatpumps.The ground maintains a relatively constant temperature of is important to assess shading patterns 50 to 6o0F(io to 160C).Thus,the ground temperature is warmerthan the airtemperature in establishing compromises on yard re- in winterand cooler in the warm months.Geothermal(or ground-source)heat pumps take quirements.One possible compromise is advantage ofthe earth's constant temperature to heat and cool buildings.Because the Sys- a Flexible approach to building orientation tem is outside the building,geothermal requires more land area than the othertechniques and yard requirements when streets run discussed above. north-south.With appropriate side yard ZONINGPRACTICE q.ao AMERICAN PIANNING ASSOCIATIONI ME5 .,,.... during the summer months.Evergreens and shrubs can be used to block prevailing,cold wind in the winterand shade heat-absorbing -paved areas during warm seasons.Also,trees,fences,and shrub- bery can be used to channel summer breezes into the building. Daylighting design tools such as ENERGYlo,available from the Sustainable Buildings Industries Council,provide a simplified means No Structures for accounting for select obstacles and can be used to assist in set- 5° _ Allowed tingyard and landscaping requirements for planned developments. Fef1CBS AIIoWed g More adequate algorithms fortools such as EnergyPlus are emerg- _ ing.Planning agencies maywish to draw upon the skills ofenergy 1 Story analysts to help them establish yard and landscaping requirements &ildtrgs Allowed C where unique site conditions exist. -- — Paved surfaces such as driveways,walks,and patios can re- 2 Story Buildngs Allowed - Elect heat and glare into buildings through glazings.Development standards should encourage impervious surfaces to be located and CoatesyorooE/NREland me5u4amzme Build I.,Indo:Ines coundl designed to minimize these effects. - Because solar building design requires operable windows for © • trees,orotherobstructions should notbe ventilation,the location of off-street parking is important.Large located parking facilities can be a detrimentto indoor airquality ifvehicle Trees and other features may be effectively usedto exhaust is allowed to enterthe building through windows orvents. windowsshadeeastand west - from summersolargains. Development standards should keep parking areas away from oper- able windows and vents and ensure that these areas are located so that prevailing breezes do not carry exhaust into buildings. Communities may wish to consider the use of overlay zones or Northplanned unit development restrictions to ensure that solar access is adequate.In some instances,it might be possible to apply the prin- '*:;;. ciplesofform-basedcodes,althoughthatoptionneedscarefulstudy "x> to determine if it would be feasible. Aesthetics need not be an issue in solar building design. West There is sometimes a preconceived beliefthat buildings designed :- : or renovated to use solar are"odd"in appearance.This is a mis- ,> -:�'.>' •` ' perce tia .Collectors needed for active solarsystems can be roof- integrated oof- inte rated and the photovoltaic systems can function n as the skin ofEast the building,as roof shingles or standing n seam roofing,as glazing for atria and covered walkways,or be integrated into building over- 45° 5° hangs or awnings.As for passive solar buildings,they can be of any architectural style.There are no special panels or other special details that announce that a building is passive solar.All its compo- County of DOE/NREL and the sustainable Buildigs Industries Council nents or elements are designed as an integral whole beginning at the predesign stage. allowances,buildings that are oriented perpendicular to the front ( - lot line on north-south streets can still take advantage of solar �nP. access.In many cases,there is no reason that the main building @This illustration shows hove axis needs to face the street and that yard requirements cannot be the angle of sunlight changes varied to allow for solar access. throughout the year. / Q Obstacles can reduce not only the amount of solar available - CO forwinter indoor climate control,they can also limit daytighting and QO '�'�i•• I/ radiation falling on active p solarcollectorsand photovoltaic surfaces.Forexample,thelimbs of QQ rI p� �eG• a deciduous tree can reduce solar heat gains in passive solar build- Q ;/;,• >/" ings,and trees on the south side can all but destroy passive solar E = performance unless they are close to the building,with the lower limbs removed so that winter sun can penetrate under the trees O �' canopies. When used property,landscaping can provide for shading and -OQ ✓`" ventilation.The ideal for shading is the use of deciduous trees to shade the east,southeast,southwest and west sides of the build- ing and trellises with deciduous vines to shade the east windows uild-ingandtrelliseswithdeciduousvinestoshadetheeastwindows ry CarnerynrooEiNREL,Credit-Ronmdknn ZONINGPRACTICE z.d° AMERICAN PLANNING ASSOCIATON(Page 6 As more jurisdictions reference HERS Finally,as more jurisdictions reference HERS(Home Energy Rating Systems)or LEED Home Energy Rating Systems) or LEED (Leadership (Leadership in Energy and Environmental Design)in their building codes,they will in Energy and Environmental Design) in need to ascertain the extenttowhich their modified building codes are in agreement their building codes, they will need to ascertain with their land-use controls. the extent to which their modified building codes SELECT SOURCES OF are in agreement with their land-use controls. INFORMATION ♦ National Institute of Buildings CONCLUSIONS example;Denver's requirements and those Sciences.2008 "Passive Solar The land-use control considerations out- of Evergreen,Colorado,which is at a higher Heating."In Whale Building Design elevation,will have different lined above not only are essential to pro- provisions. Guide.www.w6dg.org/resources/ vide for future energy needs and as means Some communities have encouraged psheating.php to limit global-warming emissions,they the use of easements to protect solar ac- need to be looked at as a way to improve cess.While these legal mechanisms will * Sustainable Building Industries the local Q.e.,micro) balance of payments. work,it is more efficient and beneficial to Council,Green Builder Guidelines. - When less money goes to remote power have requirements that apply to all proper- Available at wvvw.sbicouncii.org companies,more of that money can remain ties.For a community to reduce its demand ♦ National Renewable Energy in the local economy.And the adoption for energy,greater benefit will occur when Laboratory:www.nret.gov/buildings and enforcement of solar access controls all development and renovation decisions provide the proper environment forthe recognize and provide forsolar access.This * Sustainable Buildings Industries creation of newjob skills and employment statement is also true in southern climates. Council:www.sbicounci[.org options for residents.According to a study Contrary to standard belief,even communi- ♦ American Solar Energy Society: by the University of California,Berkeley, ties in places like Florida and Arizona can www.ases.org as many as 1.9 million jobs can be cre- benefit by developing land-use controls that - ated by 202o.The American Solar Energy require solaraccess forthe building,as well * International Energy Agency Solar Society's study projects 4.5 million jobs by as forthe solar hotwater and PV panels.In Heating and Cooling Programme: zo3oacross all regions and sectors ofthe the sunny Southern states the peak energy www.iea-shc.org economy,with the largest growth occurring demand is during wintertime cold spells,not ♦ U.S.Department of Energy,www. in construction,farming,and professional during summer heatwaves as in the North. eere.energy.gov services.After all,like energy management, economic development is also an integral Oberlin part of local planning. feetof photovoltaic panels,closed-loop geothermal wells that provide heating and Unfortunately,few cities orcounties cooling,callightfing,and art engineered wastewatertreatment system modeled an natural have recognized the need for solar access wetland ecosystems.Photo by Robb Williamson:www.williamsonimages.com. Design requirements.for those that have,the concept by Lisa Barton. steps taken tend to be very limited.Most cities and counties have limited the focus to subdivision regulations,and have not rec- VOL.27,NO.4 ognized the need to also adjust zoning Stan- Zoning Practice is a monthly publication of the American Planning Association.Subscriptions are available for$85(U.S.)and$uo(foreign).W.Paul Farmer,FAIcP,Executive Director;William R.Klein, dards.Evenexisola design conceptsment he MCI,Director of Research whole-building solar design concepts when renovating.Thus,development standards Zoning Practice(ISSN 1548—o135)is produced at APA.Jim Schwab,Alcv,and David Morley,MCP,Editors; need to provide for solar design options in Julie Von Bergen,Assistant Editor;Lisa Barton,Design and Production. developed areas.Because solar design is Copyright©zolo by American Planning Association,122 S.Michigan Ave.,Suite l600,Chicago, location-specific,no community's standards IL 6o6o3.The American Planning Association also has offices at 1776 Massachusetts Ave.,N.W., should be exactly the same as another's, Washington,D.C.20036;www.planning.org. though all need to address the factors out- All rights reserved.No part of this publication may be reproduced or utilized in any form or by any tined above.Further,even in a given geo- means,electronic or mechanical,including photocopying,recording,or by any information storage and graphical region,there will need to be dif- retrieval system,without permission in writing from the American Planning Association. ferences in the specifics of a standard.For Printed on recycled paper,including 50-70%recycled fiber and 1o%postconsumer waste. ZONINGPRACTICE 2.10 AMERICAN PLANNING ASSOCIATION I Page]