Meeting
No. 06-02
February 23, 2006Meeting
No. 06-02
February 23, 2006
PLANNING AND ZONING COMMISSION
A regular meeting of the City of Bondurant Planning & Zoning Commission was held in the Community Room at the Bondurant City Center on February 23, 2006, at 6:00 p.m.
Present: Commission Chair Marvin Skinner
Commission Member John Bein
Commission Member Roland Mark
Commission Member David Higgins
Commission Member Ken McConnell
Commission Member David O. Williams
City Planner Dylan Mullenix
City Administrator Mark J. Arentsen
City Council Member Michele Bailey
City Council Member Jeff Kromrie
Absent: Commission Member Deborah Baker
Notice of the meeting was posted at the Bondurant City Center, Casey’s General Store, Legacy Bank and Mobile Food Market on February 17, 2006. All proceedings hereafter shown were taken while the convened meeting was open to the public.
Commission Chair Skinner called the meeting to order at 6:04 p.m. Roll call was taken and a quorum was declared.
Motion made by Commission Member Williams, seconded by Commission Member McConnell, to approve the agenda, as presented. Roll call: Ayes: 5. Nays: 0. Motion carried.
Commission Member Bein arrived at 6:05 p.m.
Motion made by Commission Member Mark, seconded by Commission Member Higgins, to approve the Planning and Zoning Commission minutes of January 25, 2006. Roll call: Ayes: 6. Nays: 0. Motion carried.
Mr. Thomas J. Wittman, Vice President, Civil Engineering Consultants, Inc., 2400 86th Street - Unit 12, Des Moines, Iowa, and Aaron T. Qualio, Land Development Coordinator, Jerry’s Homes, 3301 Northwest 106th Circle, Urbandale, Iowa, presented a request for rezoning and a preliminary concept plan of approximately 78 acres (+/-), located in Section 29, east of Northeast 80th Street, west of Highway 65, and north of Lake Petocka, Bondurant, Polk
County, Iowa, and answered questions from the Commission Members. The request is to rezone the entire site to a Planned Unit Development (PUD) for the purpose of constructing approximately 164 single family lots, 126 multi-family units, and approximately 8.7 acres of commercial use.
Mr. Wittman explained the nature of the development, including lot sizes, setbacks, street network, and infrastructure needed. He stated that at the next Commission meeting he hopes to have an official Development Plan to be approved by the Commission, although he did state there are some unresolved issues concerning infrastructure to the site that need to be worked out between the developer and the City, possibly through a development agreement.
Mr. Qualio explained the nature of the townhomes and condominium units to be developed and answered related questions.
Commission Members and City Administrator Arentsen mentioned the possible need for Northeast 80th Street to be widened in the future and that extra right-of-way may need to be granted by this proposed development. City Administrator Arentsen also mentioned discussion of plans to expand the parking at Kinney Park adjacent to the proposed development and the affects that may have on the developer’s plans.
Mr. William J. Ludwig, AIA, Ludwig & Associates, 1444 NW 124th Couth, Des Moines, Iowa, presented to the Planning and Zoning Commission an overview of the Action Development Planning Workbook and answered questions from the Commission Members. Mr. Ludwig focused on the next steps that need to occur, which includes discussions with developer and property owners to determine if the ideas in the Action Plan are feasible.
Discussion was held among the Commission Members about the adequacy of current roads, especially 2nd Street, Northeast, to handle the traffic that these proposed developments would bring. Mr. Ludwig stated that these plans are still in the early stages and that the City has time to prepare and plan any necessary infrastructure improvements. City Administrator Arentsen mentioned the need for a Master Street Plan to identify where the main streets within the City will be located and what improvements will be needed.
Commission Members agreed that the ideas in the plan are interesting and worth exploring, and would like to have a resolution to accept the plan at the next meeting.
City Planner Mullenix presented Resolution PZ-06-02, a resolution amending the Future Land Use Map of the City. He stated that this was in large part due to the Polk County Comprehensive Plan that was currently being completed, and would make the City and County plans consistent with each other. The map would be amended to change the locations of intersections with the proposed Northeast Beltway. It would also eliminate a proposed access highway and adjacent commercial land use north of town that connects Highway 65 and the Northeast Beltway, with reasoning being that with the change in intersection locations, this highway will not be located where it is shown on the map and that it should be removed until its need and location can be better established.
Motion made by Commission Member McConnell, seconded by Commission Member Bein, to approve Resolution No. PZ-06-02, a Resolution amending the Future Land Use Map of Bondurant, Polk County, Iowa. Roll call: Ayes: 6. Nays: 0. Motion carried.
City Planner Mullenix gave a brief overview of Polk County’s Comprehensive Plan, presented the comments he gave to the County regarding this plan, and stated that Mr. Jim Elza, County Planner, would be giving a more in-depth overview of the County Comprehensive Plan at the next Planning and Zoning Commission Meeting.
Commission Chair Skinner presented a timeline for the proposed annexation, rezoning, and development of the Gabus property west of town, and called attention to the need for a variance from the Board of Adjustment to allow 4 lots within the proposed development to face onto 2nd Street, Northwest.
A discussion was held about the need for this variance and the larger overall problem of transitioning between established developments that face major roads and new developments that will back up to major roads.
Commission Member Higgins gave an update of proposed Ordinance 05-213, an amendment to the City Code requiring screening and landscaping along double frontage lots abutting major streets and roads. He stated that he presented the issue at the City Council meeting on February 6, 2006, and that the City Council agreed that the ordinance was not acceptable as presented. Council Members Kromrie and Bailey explained the Council’s stance on why they did not like the ordinance as presented. They said that when the issue was sent to the Commission, it was to consider amending Chapter 180.05.3.G of the subdivision regulations, which states that “lots in subdivisions over ten (10) lots shall not access directly onto an existing public street or road, but shall face onto and be accessed by a new street designed for that purpose.” When proposed ordinance 05-213 was sent back to the Council for consideration, however, it went above and beyond what was asked and the Council was not in agreement on what was proposed.
Both the Commission Members and Council members present agreed that the City needs to be consistent and that backyards abutting major roads is better than front yards. The concern, however, is where existing lots facing the street will be adjacent to backyards abutting the street.
City Administrator Arentsen suggested that City staff study this issue and make recommendations to the Commission as to how to resolve the issue.
Commission Members briefly discussed the proposed Sign Ordinance. Commission Member Bein said that he was happy with the proposed ordinance and thanked City Planner Mullenix for his work. Commission Member Mark brought up the issue of making sure the ordinance will pass any legal challenges, but said that because the proposed ordinance is similar to what is done in other communities in the area, this issue should not be a problem. Commission Member Higgins asked for clarification on the prohibition of billboards, to which City Planner Mullenix stated that with the proposed ordinance, billboards will not be permitted. Commission Member McConnell said that a resolution should be presented at the next meeting so that the proposed ordinance can be approved.
The following items were discussed as part of Commission Members’ comments:
· Commission Member McConnell – Commented on the need for delivery drivers for the Press-Citizen newspaper to put papers where they belong and not all over yards and driveways.
· Commission Member Williams – No Comment.
· Commission Member Higgins – Commented on his concern that R-5 (Planned Unit Development) zoning does not mention bulk regulations. City Planner Mullenix clarified that in a PUD, bulk regulations are negotiated and incorporated into the development plan.
· Commission Member Bein – No Comment.
· Commission Member Mark – No Comment.
The following items were discussed as part of Commission Chair Skinner’s Comments:
The following items were discussed as part of City Planner Mullenix’s comments:
ü Commented that at the last Planning and Zoning Commission meeting, Commission Member Higgins had mentioned the need for a knox-box for certain developments, and that City Code does require one to be installed.
ü Reminded the Commission that Mr. Jim Elza, Polk County Planner, would be present at the next meeting to discuss the County Comprehensive Plan.
Motion made by Commission Member Higgins, seconded by Commission Member McConnell, to adjourn the meeting. Roll call: Ayes: 6. Nays: 0. Motion carried. Commission Chair Skinner declared the meeting adjourned at 8:47 p.m.
________________________________
Marvin Skinner
Chair
ATTEST:
_______________________________
Dylan Mullenix
City Planner