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HomeMy WebLinkAbout04.06.2004• • COUNCIL WORK SESSION April 6, 2004 6:00 p.m. Council Chambers Members present: Mayor Hurley, Kincaid, Cole, Clark, Schmitt, Gunderson, Welper, Greenwood. Moved by Welper, seconded by Kincaid that the Agenda, as proposed, be approved. Ayes: Six. Absent: Greenwood. Motion carried. Mayor Hurley explained that the work session was being held to review the request of Hawkeye Capitol Investments, LLC to rezone from "R-2" One and Two Family Residence District and "C- 2" Commercial District to "R-3" Multiple Residence District property generally located north of Greenhill Road and west of South Hackett Road for the purpose of constructing multifamily apartments. Mayor Hurley explained that tonight's work session is an informational meeting only as the public hearing will be held on April 19, 2004. Jim Ellis, representing Ament Engineering, spoke on behalf of the developers. The proposed development is for the area formerly known as the Tunis Raceway located on a 28 acre undeveloped site. The developers are proposing 354 multi -unit apartments. There would be 25 buildings consisting of 15-plexes and 12-plexes. The 15-plexes would be two stories and 12- plexes would be single story. The 3-story buildings would be constructed at the southeasterly portion of the property and the 2-story buildings would be constructed adjacent to the single family dwellings. Mr. Ellis reviewed the proposed accesses onto Greenhill Road and University Avenue. Mr. Ellis reviewed the developers plans for the storm sewer drainage. There will be two detention basins rather than one. The developer is attempting to hold back a 100 year flow. On the west side of the property outlet on the northwest corner, they will create on the west side three foot earthen berms and plant bushes and shrubbery with a minimum height of three feet. The developers are also proposing to develop one foot swell. The drainage will be split into two different systems each draining into a different system. There will be either drain or floor tile slab constructed with wood floors and put into detention basin. The sanitary sewer will be stubbed onto the southwest corner across from Greenhill Road and channeled from the site. Mr. Ellis explained that Terracon will be employed by OPM to test the site. The site would be split into 50 foot test bores to make sure there is no contamination. Mr. Ellis stated that the residents would like the existing ground cover to remain. It is the developer's intent to keep as much of the ground cover as possible, and their intent is to save the larger trees and make the property as nice as possible. Mr. Ellis explained the time line for the construction. Once construction begins, marketing will commence. They propose to begin construction on the southern half with the first one or two, then a few more as they are filled. The initial intent is to get access to the office and start on the first buildings. The 15-plex buildings will rent for $400 per month for a one -bedroom unit, and the 12-plexes will rent for $800 per month for a two -bedroom unit. OPM will maintain green space, and for every 100 units, there will be one maintenance staff. The holding ponds will be designed and graded for easy maintenance. The retention pond will just hold the water during a rainfall and then drain. Mr. Ellis explained that the entrance off University Avenue will be off the former Osco. Councilperson Greenwood now present at 6:17 p.m. Council Work Session April 6, 2004 Page 2 Mohammad Elahi, Traffic Engineer, reported that the consulting firm collected traffic counts. There were concerns about the intersection of K-Mart and University Avenue, University Avenue and Progress Avenue and Progress Avenue and Greenhill Road. Mr. Elahi explained there is no significant impact on the traffic because of the development, although some does exist at Hobby Lobby. Mr. Elahi explained they assume new traffic will not be that much, and there are some concepts to improve it. One is to make a T-intersection with an island, and another is to prohibit right turn lane or putting in traffic signals. Mr. Elahi stated right now they would like the developer to make an island into a T-intersection. On the south side of the property, there will be one right in and one right out onto Greenhill Road so traffic can make a left and go east, so people will use Progress Avenue as little as possible. Also the acceleration and deceleration lane will have a positive affect. The developer is making the access road four lanes. Eric Thorson, City Engineer, reported that his office proposed a number of changes to the sanitary and storm sewers and they have been addressed. They also have included acceleration and deceleration lane, and shifting of the drainage. Mr. Thorson stated he is pleased the developers will try to accommodate a 100 year storm. Mr. Thorson explained the sanitary hookup is where they city wanted it, and the Engineering Department agrees with their flow calculations. Mr. Thorson stated they checked the capacity of pipes using peak average flows, and there is adequate capacity for those flows. Councilperson Gunderson asked if anything is being done to release the sewer discharge at Garden Avenue. Mr. Thorson responded the city has been investigating funding, but nothing has taken place yet. Mayor Hurley explained that he intends to put a priority on Garden Avenue, and today some potential funding was found. The city needs to put focus on those manholes that are sitting low and priority on the lift station. Tim Shea, Superintendent of Waste Management Services, reported the sanitary sewer will go to the west side to the Garden Avenue lift station. The sanitary sewer would be 8" pipes, with 12" pipes at Huntington Road. Don Temeyer, Community Planning and Development Director, reported the Planning, Programming and Zoning Commission approved the rezoning with the following conditions: 1. A traffic study be completed and reviewed by the Traffic Engineering Department. 2. Access points approved by the Traffic Engineering Department. 3. Fence be installed along western boundary. 4. Completed storm water management plan approved by the City Engineering Department. 5. Sanitary sewer plan approved by the City Engineering Department. 6. Buildings along western boundary shall be no more than two stories high. Mr. Temeyer reported that a petition of opposition has been received containing signatures of 26 percent of the property owners within 250 feet of the property, which will require six members of the council to approve the rezoning. Curt Barnes, 935 Progress Avenue, stated his opposition to the rezoning and proposed development. Mr. Barnes indicated his opposition of the traffic study completed by the consultant, and the 3:15 p.m. to 5:30 p.m. peak time stated by the city. Sherry Barnes, 935 Progress Avenue, took traffic counts and the peak times were significantly later than the city's report. Ms. Barnes' traffic count on March 9 at Greenhill Road and Progress Avenue indicated 470 vehicles, and a traffic count on March 12 indicated 620 cars. Mr. Barnes stated that the city traffic study says 700 cars will not have adverse affect, and they disagree because most will come out at Greenhill Road. Progress Avenue already is a high speed short cut between University Avenue and Greenhill Road. The street has three school bus stops in the morning and three stops in the afternoon, with 24 school aged children in the area. Jill Schulz, 3625 University Avenue, read a prepared statement and her opposition to the proposed development. Ms. Schulz is concerned about the traffic pattern that the Kinsale Addition will add to an already ongoing congested problem. Ms. Schulz reviewed the peak • Council Work Session April 6, 2004 Page 3 times of traffic, as recorded by Sherry Barnes, at the intersection in front of McDonalds and University Avenue and Hackett Road and University Avenue. Ms. Schulz noted the difference between their number of cars and time with Ament Engineering's time and count. Ms. Schulz noted other considerations regarding traffic in the area. Members of Heartland Vineyard Church park in Young Plumbing and Heating, Brooster's parking lot and along both sides of Hackett Road. Ms. Schulz was concerned with the blind spot on the east side of the U-Haul building, that people will become impatient because of the back up of traffic at the McDonald's intersection, and the traffic to and from Hobby Lobby. Ms. Schulz reported on the number of traffic accidents and citations in 2003 and so far in 2004. Ms. Schulz reported there are 11 major businesses and the Heartland Vineyard Church from Midway Drive to Greenhill Road exit on the south side of University Avenue, and 11 major businesses and the YMCA on the north side of University Avenue that have cars going in and out, along with all the other traffic going from Waterloo to Cedar Falls and vise versa. Ms. Schulz reported that the property was vacated in 1992 and was mowed once in 1993 and has not been mowed or maintained since 1993. Ms. Schulz feels the city should have made the owners of the property clean it up and maintain it over the last 11 years, and then maybe a contractor or a prospective homeowner would have been interested in developing and building on it. Ms. Schulz asked the council to reconsider this rezoning request as she feels the R-3 zoning will create a traffic nightmare around this area. Sherry Barnes showed videos of the traffic on Greenhill Road and Progress Avenue and McDonald's and University Avenue. Bruce Hatfield, 912 Progress Avenue, stated that most apartment complexes are buildings, sidewalks and parking lots, which means that one-half will be hard surface area. If there were a 1" rainfall, the hard surface area alone would amount to 380,625 gallons. It would take a 606 10x10 cubic foot area just to handle this amount of runoff, in addition to the runoff from Hobby Lobby. Mr. Hatfield feels this would cause great problems for the neighborhood due to potential flooding. Mr. Hatfield expressed his concern for the volume of sewage that the complex will produce and whether the current pipes will handle this volume during heavy need. Many neighbors in the Huntington Road area have had sewage back up in their basements. Mr. Hatfield commented that the property has not been taken care of for the past 12 years that he has lived at his current address. Rebecca Johnson, 905 Progress Avenue, spoke in opposition to the project. Ms. Johnson explained that one of the largest concerns is with the traffic. Progress Avenue has become a quick access from Greenhill Road to University Avenue and is a well -traveled road. The traffic on Greenhill Road is continually growing. Ms. Johnson stated the 26 multi apartment complex will bring in $520,000 in taxes, but asked is it worth it. Ms. Johnson noted the study done in 2001 as part of the business plan says we need 825 new housing units annually, but we need a strong work economy to make this work. Ms. Johnson noted that the Courier lists more real estate than jobs. Ms. Johnson commented that UNI, Black Hawk County and the city have budget constraints. Ms. Johnson feels there is no need for these apai talents because of the economy. Landlords say they are at 10 percent less capacity than last year. The rental occupancy is down and landlords are offering incentives. Ms. Johnson is concerned what the developers will do when they have built two or three apartment buildings and there is no need and they still have all the rest of the undeveloped area. Ms. Johnson stated she feels condos would be better, they pay taxes and are more family oriented. Ms. Johnson reported that the residents within 250 feet of the proposed development bring in $44,000 in taxes to the area, and with the proposed development the property values will decrease so those taxes will decrease. Ms. Johnson stated she feels keeping the zoning as it is will bring in an additional $45,000 if more homes are built. Ms. Johnson commented that past developers have brought in outside contractors. Ms. Johnson stated the city's sewer rates are increasing, and if the sewer can't handle the additional flow, where will the money come from to fix it, but from the citizens. Ms. Johnson spoke about police and fire protection and the fact the Fire Department is already behind on inspection. Ms. Johnson stated she is not opposed to development of this land, but not 354 apartment units. Ms. Johnson asked the council to reject the R-3 zoning request. Harold Tuchel, 1040 Fleur Drive, stated that when he moved to his current address, he was under the impression that Greenhill Road was to take pressure off University Avenue and not be the impetus for massive development along its length. Mr. Tuchel is concerned if complexes as large as this are built in this vicinity, Greenhill Road will become just another congested University Avenue. Mr. Tuchel noted he has lived in larger cities in complexes this size, and he Council Work Session April 6, 2004 Page 4 is glad to be living in a less dense area. He moved back to Waterloo to get away from the congestion and rat race of a metropolitan area, and many of his neighbors share that feeling and concern. Mr. Tuchel stated that as you look further up Greenhill Road, there is a lot of land to be developed, and as it is developed Greenhill Road will become another University Avenue. Mr. Tuchel noted one of the council's objectives is the downtown, this would be the start of moving out of Greenhill Road. Mr. Tuchel stated he is not against development, but against dense development. Mr. Tuchel is concerned that if the developers build the apartments and can't fill them will they become income assistance rental properties and the money and resource for maintenance may end up not being there. Mr. Tuchel stated he would like the land to remain as single family or duplex dwellings. Forrest Dillavou, 1725 Huntington Road, is concerned that the sanitary sewer system is already overloaded. Mr. Dillavou stated he has seen sanitary sewer flow into the storm water and into the river. Mr. Dillavou reported during rain storms, the water is pumped out of the sanitary sewers into the storm sewers and Cedar River. Mr. Dillavou reported the Depailiuent of Natural Resources has been notified of the sewer problem at Garden Avenue and Downing Avenue. Mr. Dillavou stated the storm water will run down Katoski Drive into Black Hawk Creek and into the Cedar River. The owner of Hobby Lobby spoke in favor of this development and stated it looks like a good fit. Sherry Barnes, 935 Progress Avenue, asked does the city go with the money or the enormous amount of concerns from the taxpayers on traffic and sewer problems. Ms. Barnes stated if the apartment complex is constructed and it takes the life of a child, that will show what a horrible decision was made. Harold Jacobsen reported that when there is one inch of rain, the city brings out the pumps to Downing Avenue, they use dyes and it ends up in the sanitary sewer. Mr. Jacobsen stated there is a totally inadequate system in this area. Mr. Ellis stated that the developers did a marketing plan and feel this project can be profitable. They would not build without the intent to keep units full and maintain the property, and they feel they can make it work. Mr. Ellis responded to the concerns from the residents about the traffic count. Mr. Ellis stated the engineering firm would not give false traffic reports as it would not serve the community or the client. The time periods that were used are the industry standard count. Friday is not a traffic count day standard. Mr. Ellis stated the existing traffic on University Avenue is 20,000 vehicles per day, which is the maximum for four lanes and that is why it is six lanes. Greenhill Road currently has 6,500 vehicles per day, and it was built for 20,000 per day. Mr. Ellis commented on the flow calculations and the developers intent to hold back as much as a 100 year storm. All flow calculations will be reviewed by Aments Engineering and the City Engineering staff. Mr. Ellis reported there will be stop signs placed by the trails to alert pedestrians. Mark Mosier, developer of the site, reported that they build to maintain and will be the management company for a long time. Mr. Elahi responded to the concerns on the traffic report from Aments Engineering. Mr. Elahi reported that the Iowa DOT site lists 5,000 vehicles per day on Greenhill Road, and Ament gave us 7,000 vehicles per day. Mr. Elahi stated the neighbors did a good job of counting traffic, but it is just interpretation of the counts. Mr. Elahi stated speeding is an enforcement problem, and reducing volume does not reduce speed. When there is more volume, speeds tend to go down. With no further business before the council, it was moved by Clark, seconded by Gunderson that the meeting be adjourned at 7:46 p.m. Ayes: Seven. Motion carried. Nancy Eckert City Clerk • •