HomeMy Public PortalAbout2016 0927 MinutesRiverdale Planning & Zoning Commission Meeting
Meeting Minutes
7:00 PM, September 27, 2016
Committee Members: Montie Gauss^, Craig Clark, Mark Griswold, Gloria Gierke*, Nancy
Ulrich
Published Agenda:
Public input beginning at 7:00 P. M. with the Riverdale Development Advisory
Committees Report being presented first followed by any other public input.
P&Z Commission Meeting Beginning At 7:00 PM Or Directly After Public Input
Approval Of Previous Minutes
Discussion of Councils Request and Determination of Next Steps
Development of Any Additional Requests for Development Advisory Committee
Discussion Of Other Items, But No Action Taken
Items Recommended For Discussion At Next P&Z Meeting
Adjournment
Meeting was called to order at 7:00 PM.
Gauss introduced the P&Z Commission; Dale Hupp, Chairman of the Development Advisory
Committee; and City Attorney, Steve Hunter to the members of the public that were gathered
and asked each person to introduce themselves, when they wished to speak. A copy of the
sign in list is attached.
Dale Hupp, Chairman of the Development Advisory Committee, presented his committee's
research into a potential new subdivision in Riverdale. Some highlights from Dale's
presentation include:
Riverdale currently has a total of 160 homes, including the two on the Welch farm.
The tax revenue Riverdale receives is 60% from industrial, 26% from residential, and
14% from commercial for a total amount of$779,003 from all three categories.
Residents paid a total of$202,540.78 in real estate taxes to Riverdale for the current
year or approximately $1200 plus per home for the Riverdale portion. This was based
upon a total valuation of about $17 million.
Using an assumption of 120 homes in a new development and a $300,000 home
valuation, a new development would add some$36 million in valuation. This would
triple the cities tax revenue from residents and add an additional $400,000 to the cities
tax receipts.
Expenses for the city were estimated to increase (due a new subdivision) by $30,380
for garbage pickup, $11,175 for snow removal, and $2700 for grass mowing. This
totals an increase in expenses of$44,255.
It was assumed that there would be no significant increase in fire protection expense,
EMS service, or park maintenance.
So, increased tax revenue to Riverdale from a new subdivision, net of expenses, would
exceed $350,000 and would increase current revenues by some 45%.
At this point public input and questions began. There were many who feel that Riverdale is a
special place because it is a small town and they aren't looking to expand it significantly. Many
Riverdale Planning and Zoning Commission Minutes from September 27, 2016- Printed 9/28/2016 Page 1
expressed their preference for the large lots, nice size front yards and side yards and did not
want to see any changes. Many stated that the small town atmosphere, uncrowded residential
plan, and lack of through streets was the thing that attracted them to Riverdale. A general
dislike and fear of Tax Increment Financing was expressed by several, especially its impact on
school budgets. Several expressed that they did not want town homes in the new
development because they felt it would reduce their property values. A few expressed the
desire to be able to stay in Riverdale but move to a townhome. A few felt that increased
development could help lower or stabilize future tax increases. Some worried that a
development could increase their property values and hence property taxes.
Kayla Briesch expressed skepticism that the number of homes in Riverdale could be increased
by 75% and the cities total expenses would only rise by an estimated 6%. Dale Hupp
reiterated why his committee believed this was accurate.
Norma Wren asked if the Welch farm had been laid out with Riverdale's current R1 zoning and
if so how many houses could be built. Seth Woods, the developer, replied that he had laid out
lots on the property using current R1 zoning and could build 120 homes. He said with that lay
out he would not develop the property because the profit potential was not enough. He
explained that in order for him to make an adequate profit, he would need a four tenths of an
acre minimum lot size instead of the half acre lot size that R1 has as a minimum. He also
explained that in order to fit the number of houses in that he needed, he needed the 30 foot
front setback, 75 foot yard width minimum, and 15 foot total side yard minimums. He
explained that those things allowed him to fit in one more house per cul-de-sac. The houses
he builds are custom homes in the $300,000 to $600,000 range. He is currently developing
Walsh Pointe in North Bettendorf off of Utica Ridge. He encouraged all to go look at the
homes and see the type of development that he is thinking about. He also explained that he
was targeting younger couples with kids and that most of them are not looking for large yards
to maintain. The smaller lot size houses seem to sell much better. He would be responsible
for installing the required infrastructure, such as the streets and the sewers. He is not planning
on any sidewalks or street lights as per Riverdale ordinance. He explained that originally he
had been asked to look at building some townhomes in the development but that currently he
was not planning any. He also stated that he had not requested any Tax Increment Financing
funding. He presented a copy of his most recent layout, which had one way in from State
Street, a separate park, and a bike path joining to Bicentennial Park. This bike path would be
equipped with removable barricades, so that in an emergency EMT or Fire equipment could
access either Pleasant Hills or the new development. This would be strictly an emergency
option if either of the accesses to the new development or Pleasant Hills was temporarily
closed.
Lou Wren asked if either of the two city owned properties adjacent to the Welch Farm were
part of the development. Seth Woods said no.
Tom Dalton explained that he has been part of many developments and Tax Increment
Financing deals and that they can be structured to ensure that the school district is not harmed
financially.
Marie Randall asked if city had any contingencies with the developer. Seth Woods said no.
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Thanks to all for the wonderful turnout and comments. If I missed capturing your concern
exactly, you have my apology. It was difficult to keep up with everything.
The public input portion of the meeting closed at 8:17 PM.
The minutes from August 30, 2016 were approved.
Gauss explained that Floyd Bruns, Fire Chief had recommended that front setbacks be
reduced to thirty feet in order to gain access from the street with the Fire Department ladder
trucks. Dale Hupp, further clarified, that it wasn't that current residents needed to be worried
about their homes with their current fifty foot front setbacks. The fire department has
equipment that can be used to fight a fire on lots with a fifty foot front setback but it would be
easier and more equipment would be available to fight a fire on a lot with thirty foot front
setback. So if front setbacks are changed, a thirty foot setback is more desirable from a
firefighting standpoint, than the current fifty foot setbacks.
The councils request to consider a RIA Zoning was discussed. City Attorney, Steve Hunter
had supplied the commission with a beginning draft of such a proposal. It was decided to
eliminate the townhome language. Steve agreed to eliminate this language and come to the
next meeting with a finalized proposal for R1A that would incorporate the requested items from
the town council. At that point the commission can vote up or down to establishing a new R1A
Zoning.
The next meeting was set for October 25, 2016 at 7:00 PM at Town Hall.
The tentative agenda for that meeting is as follows:
Public Hearing Beginning at 7:00 P. M.
P&Z Commission Meeting Beginning At 7:00 PM Or Directly After Public Hearing
Approval Of Previous Minutes
Review and Discussion of City Attorney, Steve Hunter's Draft of RIA Zoning
Decision on R1A Zoning
Discussion Of Other Items, But No Action Taken
Items Recommended For Discussion At Next P&Z Meeting
Adjournment
Meeting was adjourned at 8:52 P. M.
Respectfully submitted,
Montie Gauss
Minutes *not present
Riverdale Planning and Zoning Commission Minutes from September 27, 2016- Printed 9/28/2016 Page 3
CC: City Clerk, Paula McIntosh; Mayor, Sonya Paddock; Attorney Steve Hunter
Riverdale Planning and Zoning Commission Minutes from September 27, 2016 - Printed 9/28/2016 Page 4