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Council OK’s housing plan off Hilltop
by Rick DeClue · News · April 13, 2017
IWB’s Matthew Adam and his partners, developers pursuing the construction of 19 townhouses on Hilltop Drive in Pedersen Valley, believe that West Branch is just not on the radar of other Iowa City builders.
“We think it is a hidden gem of a community,” he said after the West Branch City Council approved site plans for the project last week.
The approval was a condition of the group’s purchase contract for the site, which they hope to close in the next few weeks.
The project will contain 19 “zero-lot-line” units in a mix of duplexes and 3-to-4-unit buildings. The three bedroom units are expected to be priced from $175,000 to just over $200,000. Adam noted the pressure of rising construction costs may push prices slightly higher.
The council’s approval was granted despite objections from two nearby residents about certain design features of the site. Neither of the speakers objected to the project in concept or the density of the units.
Mike Owen of 166 Hilltop Drive, across from the southern end of the roughly triangular-shaped site, said he thought the plan was like a painting in progress by the late Bob Ross on his show.”The Joy of Painting.”
“After 20 minutes, you think the painting is done, but he just keeps painting. But at the end, it is even better,” he said. “That’s where I think we are – 20 minutes in.”
Owen specifically objected to the number of driveways opening onto Hilltop Drive — which he said will eliminate extra street parking for current homeowners — as well as green space design and the lack of sidewalks on the private drive that serves 13 of the units east of Hilltop Drive.
After his comments, Owen thanked the developers for coming to West Branch.
Kris McManis of 606 West Orange Street, on the north side of the proposed project, pointed out potential issues with headlights disturbing his home due to the parking layout. He also questioned possible drainage issues surrounding a natural depression at the north end of the site that currently fills when it rains. He was particularly concerned about piles created by snow removal on the site, blocking water flow to the south.
Adam said the group had already reduced the driveways opening on Hilltop by half, based on a request from the Planning and Zoning Commission, and reduced the overall number of units in the development. The latter was dictated as much by the significant slope of the site from north to south, though the zoning allows as many as 36 units to be built. P&Z approved the site plan unanimously.
He also said the private drive will be maintained by a homeowners association to be formed, and does not require sidewalks under the city’s construction ordinances.
Council member Colton Miller provided his thoughts on the snow removal based on his own experience and did not believe it would have an impact.
Adam said a couple of his partners have built on single lots in West Branch, and are looking forward to coming back. The group is currently active on Iowa City’s east side, he said.
In addition to the Hilltop project, the council also reviewed preliminary drawings for a three-plex to be built on a lot just south of the Henderson-Barker Funeral Home on the east side of Pedersen Drive. These units are being proposed by Brian Shay of Coohey Construction.
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