APPLICANT: Lloyd and Levi Thola, 13313 Beaverdale Road, West

CITY OF BURLINGTON
REPORT TO THE CITY PLANNING COMMISSION
ITEM: Rezone the property at behind Fareway on Lawrence Street, also known as 3004 West
Avenue, Parcel # 16-06-351-009, and Southern Cross Subdivision, from R-1 (SingleFamily Residential) to R-2 (Single-Family Residential Transitional) with a Planned Unit
Development Overlay.
MEETING DATE: February 17th, 2016
APPLICANT: Lloyd and Levi Thola, 13313 Beaverdale Road, West Burlington IA
ATTACHMENTS: Site Map, Zoning Map, Proposed Townhouse Renderings
PETITIONER'S REQUEST:
The petitioners, Lloyd and Levi Thola, have proposed developing 15 duplex townhouses
on this lot which they are also proposing to subdivide into 30 lots. In order to fit the
number of townhouses on this lot that they would like, they are requesting that the lot be
rezoned from Single-Family Residential to Single-Family Residential Transitional.
Furthermore, they are requesting that a Planned Unit Development overlay be put in
place that would waive various setback and lot size requirements.
DEPARTMENTS REVIEW AND COMMENT:
The developer would like to build 15 duplex townhouses. The townhouses would be
condominiumized, with one half of the townhouse sold to one owner and the other half sold to
another. These would not be rentals units. The developer has stated that he would like to sell
each unit for approximately $150,000, which he feels meets a market need in Burlington.
Due to the size constraints of the site, the developer is seeking to rezone the site to R-2, SingleFamily Residential Transitional. Additionally, the developer is also seeking a Planned Unit
Overlay for the site which would further relax setbacks, lot size requirements, and lot coverage
requirements. The site is designated as low-density residential on the Future Land Use Map,
which R-2 zoning conforms with.
The developer is also seeking to do zero lot line development, which occurs when a property
line is put down the center of a building. The stated reason for doing this is to condominiumize
the houses, making them easier to sell. This also means that the development will not conform
to our current zoning code, which does not address zero lot line development and which
requires a minimum 5 foot side yard setback in R-2 zones.
The amended zoning code requested for this Planned Unit Development would read as such:
1. Land Use
All property within the proposed development shall be designated as R-2, Single-Family
Residential Transitional. Anything allowed within an R-2 zone will not require any
special use permits or special approval and are allowed by right within this PUD.
2. Bulk Regulations
Dwellings shall be allowed as single-family attached housing, where each unit of a
multiple-unit structure shall be located on an individual lot. One or more sides of a unit
shall be allowed to have a wall directly adjacent to a property line and may be attached
to another unit of the same structure.
The following minimum setback requirements shall apply to the Southern Cross
subdivision:
Front yard setbacks shall be 20 feet.
Side yard setback shall be allowed to be zero (0) between lots 1-2, 3-4, 5-6, 7-8,
9-10, 11-12, 13-14, 15-16, 17-18, 19-20, 21-22, 23-24, 25-26, 27-28, and 29-30.
Side yard setbacks for other sides (non-attached sides) shall be five feet.
Rear setbacks shall be 15 feet.
Minimum lot area shall be 3,000 square feet for lots with one attached unit, with a
combined minimum lot area of 6,000 square feet for each two lot combination that
contains a duplex.
Each lot within this subdivision shall have a minimum lot width of 38 feet for lots with one
attached unit, with a combined minimum lot width of 50 feet for each two lot combination
that contains a duplex.
Maximum lot coverage with structures is 45%.
3. Pedestrian Access
A pedestrian pathway on shall be designed to connect the existing concrete sidewalk to
the new residential sidewalks in the Southern Cross Subdivision.
Public sidewalks shall be required along all public streets as required by City Code.
4. Landscaping – Open Space
A minimum of 15% open space will be provided. Any trees planted in the City right-ofway shall be approved by the City Parks Department.
5. Architecture – Appearance
All structures within the PUD shall be compatible in architectural character. Various
design elements and/or materials shall be common for multiple structures within the
development. Stone, brick, or other materials shall be incorporated into the siding on all
buildings on sides facing the public right-of-way. All trash receptacles or other negative
elements shall be shielded from view from adjacent public streets.
6. Signage
All signage within the PUD shall be in accordance with City Code requirements in place
at the time of development. The proper Sign Permits must be obtained prior to erection
of any signage.
7. Storm Water Management
In order to ensure the logical and planned extension of sanitary sewers, storm sewers,
water lines, and storm water drainage, detailed plans will need to identify the proposed
location of these facilities when platting and development occurs. All infrastructure
intended to be public shall be in accordance with City Code requirements at the time of
development. Plans shall be reviewed and approved by the appropriate City Staff to be
consistent with the City of Burlington City Code, Design and Improvement Standards,
and the Comprehensive Plan.
STAFF RECOMMENDATION:
Staff recommends approving this request to rezone the property from R-1 to R-2 with a
Planned Unit Development overlay. Staff recognizes that the size of the area
(217’x864’) makes development difficult under current setback and lot size
requirements. Furthermore, staff believes extending and connecting Garden Avenue,
Lawn Avenue, and Dill Street, along with connecting the existing pedestrian path to the
West of the proposed development with the residential neighborhood to the East,
provides a benefit to the area. Staff also believes that the proposed design elements for
the townhouses go above and beyond what is required by the City’s Architectural and
Design Guidelines.
CINDY DR
CATHMAR ST
TERRACE DR
Southern Cross - Site Plan
Proposed Southern
Cross Subdivision
WESTLAND AVE
WEST AVE
GARDEN CIR
WILLOW AVE
GARDEN AVE
LAWN AVE
DILL ST
1 inch = 178 feet
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TERRACE DR
Southern Cross PUD - Zoning Map
R2
Proposed Southern
Cross PUD
WESTLAND AVE
WEST AVE
GARDEN CIR
WILLOW AVE
GARDEN AVE
LAWN AVE
C1
R1
DILL ST
MA
SO
N
ST
1 inch = 178 feet
k
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