Loading...
HomeMy WebLinkAbout11-13-2002 Board of Adjustment AGENDA IOWA CITY BOARD OF ADJUSTMENT MEETING WEDNESDAY, NOVEMBER '13,2002 - 5:00 PM EMMA J. HARVAT HALL, CIVIC CENTER A. Call to Order B. Roll Call C. Consider the September 11, 2002 Board Minutes D. Special Exceptions 1. EXC02-00019 - Public hearing regarding an application submitted by Gerry Ambrose for a special exception to allow a drive-through lane and window for a redevelopment project in a Community Commercial (CC-2) zone at 1601 South First Avenue. 2. EXC02-00020 - Public hearing regarding an application submitted by Greg McDonald for a special exception to reduce the required front setback and to allow dwelling units above the ground floor of an office/retail use for a redevelopment project in a Community Commercial (CC-2) zone at 230 Kirkwood Avenue. 3. EXC02-00021 - Public hearing regarding an application submitted by Iowa City Family Moose Center for a special exception to allow the addition of camping facilities to an existing club in a Medium-Density Multi-Family (RM-20) zone at 3151 Highway 6 East. E. Other F. Board of Adjustment Information G. Adjourn NEXT BOARD OF ADJUSTMENT MEETING g December 11, 2002 agenda 2002.11.13 STAFF REPORT To: Board of Adjustment Prepared by: John Adam Item: EX002-00019, Date: November 13, 2002 162 I-164 I-166 I-1681 S. First Avenue GENERAL INFORMATION: Applicant: Gerry Ambrose Contact person: Thomas Mclnerney, Neumann Monson PC Requested Action: Approval of a special exception per Section 14-6E- 5D-I, auto- and truck-oriented uses. Purpose: To allow the development of a personal service use with a drive-through window in a CC-2 zone. Location: North side of South First Avenue, east of Lower Muscatine Road. Size: 2.63 acres. Existing Land Use and Zoning: Parking lot, CC-2 Surrounding Land Use and Zoning: North: Commercial, CC-2 South: Commercial, CC-2 East: Commercial, CC-2 West: Commercial, CC-2 Applicable code sections: 14-6W-2B, special exception review standards File Date: October 8, 2002 BACKGROUND INFORMATION: This site mostly recently served as the parking lot for Pla-Mor Lanes bowling alley. The applicant has submitted and received approval on a site plan for the redevelopment of this lot with a four-unit commercial building. Prospective tenants include a coffee shop on the east end, a financial service and a hair salon in the two middle units, and a dry cleaner on the west end. The dry cleaning business would have a drive-through window and is the basis for the special exception application. Auto- and truck-oriented uses are permitted only by special exception in Community Commercial (CC-2) zones because of possible impacts associated with increased vehicular traffic, including circulation and congestion effects, aesthetics and noise. CORRECTION: At the time of application for a special exception the permanent address of the property had not been determined and was listed as 1601 South First Avenue. Since then the Public Works Department has assigned this property the following addresses: 162 I, 164 I, 1661 and 1681 South First Avenue. Both the agenda and public notice refer to the former address. ANALYSIS: The purpose of the Zoning Ordinance is to promote the public health, safety and general welfare, to conserve and protect the value of property throughout the City, and to encourage the most appropriate use of land. It is the intent of the Ordinance to permit the full use and enjoyment of property in a manner that does not intrude upon adjacent property. The Board may grant the requested special exception for the establishment of an auto- and truck-oriented use if the requested action is found to be in accordance with the regulations of the CC-2 zone and the general standards for special exceptions as set forth in Section 14-6W-2B. General Standards: 14-6W-2B, Special Exception Review Requirements a. The specific proposed exception will not be detrimental to or endanger the public health, safety, comfort or general welfare. The proposed use is not dissimilar from the surrounding commercial uses. The other auto-oriented uses in the same block are a fast-food restaurant, a lube shop and car wash. The latter two businesses unfortunately have a garage-only face to the public street; this development will minimize its auto- oriented aspect by keeping it between buildings. Several recent commercial developments have been scrutinized for their relation to pedestrian traffic. While the addition of an outdoor seating area for the coffee shop adds a human-scale element that is welcome in this largely car-dominated area, a connection between the sidewalk and the building should be defined. A path of patterned or colored concrete could connect to the handicapped access ramp if the parking aisle closest to First Avenue is shifted over to accommodate it. b. The specific proposed exception will not be injurious to the use and enjoyment of other property in the immediate vicinity and will not substantially diminish or impair property values in the neighborhood. The proposed development will form a more continuous building line along the First Avenue streetscape and break up a large parking lot. Staff believes this development would be an improvement to the area. c. Establishment of the specific proposed exception will not impede the normal and orderly development and improvement of the surrounding property for uses permitted in the zone in which such property is located. The proposed development is similar to other uses in the area. It should not impede further development or redevelopment in the area. d. Adequate utilities, access roads, drainage and/or necessary facilities have been or are being provided. All these items exist and will be incorporated into the redevelopment plans for this lot. e. Adequate measures have been or will be taken to provide ingress or egress designed so as to minimize traffic congestion on public streets. The drive on the west side of the development currently belongs to First Avenue Mini-mall (1705 S. First Ave) and handles one-way traffic exiting from the strip mall. In order to enhance circulation between both the proposed development and the mini-mall, a shared access agreement was worked out between the applicant and the neighboring property owner. Internal circulation only makes sense if the mini-mall owner restripes his parking lot to accommodate two-way traffic; currently, a one-way lane in the parking lot is oriented easterly toward the proposed development. Staff recommends that a condition of approval be that the owner of the property at 1705 South First Avenue indicates in writing'a willingness to restripe the parking to allow two-way travel and that the applicant makes sure the restriping is done prior to the issuance of an occupancy permit for the proposed development. Staff is also concerned that queuing problems could arise at the western driveway. Cars making left-hand turns onto First Avenue would hold up exiting traffic when First Avenue is busy. The requested exception will likely not be a large traffic producer, but will probably experience peak flow during the morning, lunchtime and evening rush hours. Counts were done at Varsity Cleaners on South Gilbert Street--another dry cleaner with a drive- through window--to get a sense of what amounts of traffic are generated by this type of use. Between 8:10 AM and 9:10 AM on 10122102, three (3) out of eleven customers used the drive-through window. Between 4:30 PM and 5:30 PM on 10123102, eleven (I I) out of thirty- three customers used the window. These are not large numbers, but they represent only a couple of slices from weekday mornings and late afternoons. To relieve potential internal stacking problems, the applicant may wish to add committed left- and right-turn exit lanes to the western drive since it will be handling flow-through traffic from the dry cleaning business, exiting vehicles from the shared parking lot, vehicles leaving the strip mall's parking lot and vehicles leaving the service lot and drive behind the strip mall. This would mean widening the driveway to 32 feet (10 feet for each exiting lane and 12 feet for the entering lane). The project architect will examine this possibility and see if it can be done without sacrificing any required trees or the pedestrian connection. Staff is not recommending this as a condition of approval if it cannot be done under those circumstances. f. Except for the specific regulations and standards applicable to the exception being considered, the specific proposed exception, in all other respects, conforms to the applicable regulations or standards of the zone in which it is to be located. The proposed development conforms to requirements of the Community Commercial zone, including parking, landscaping and dimensional requirements as approved during site plan review. g. The proposed use will be consistent with the Comprehensive Plan, as amended. The support of commercial development is one objective of the Plan. One ancillary objective is to pay particular attention to site design, specifically, incorporating landscaping and safe pedestrian amenities along transportation corridors. This development will provide a blend of auto- and pedestrian-accessible uses with accommodations for each. STAFF RECOMMENDATION: Staff recommends that EXC02-00019, an application for a special exception to establish an auto- and truck-oriented use in a Community Commercial zone at 1621-1641-166 I-1681 South First Avenue be approved on the condition that the parking lot on the neighboring property at 1705 South First Avenue is restriped to allow two-way traffic flow prior to the issuance of an occupancy permit for the proposed development, that a pedestrian connection between the sidewalk and the proposed structure is provided, and that the western driveway is widened to contain painted right-turn-only and left-turn-only exit lanes if doing so can be accomplished while still meeting the tree requirements and having the pedestrian connection mentioned above. ATTACHMENTS: I. Location map 2. Proposed Site Plan Approved by: Robert Miklo, Senior Planner, Department of Planning and Community Development z _LS IS ' ~ tOOUdS ~ © - ~ C. As per Iowa City Code 14-6E-5.D.1, auto-oriented uses require special exception in a CC-2 zoned area. D. Specific Information 1. The drive-up window's purpose is to provide convenience for the dry-cleaner's customers. 2. The exception for the drive-up window will reduce the number of cars parking in front and increase the efficiency of traffic flow for the dry-cleaner's business. 3. The drive-up window will be located between the new 1601 South Ist Ave building and the adjacent neighbor at 1705 South 1st Ave. 4. The drive-up window will have designated pavement markings denoting the drive-up location. The drive-up area will slope away from the building for proper water drainage. 5. Pavement markings will be provided to indicate the flow of traffic past the drive-up. The drive-up is about 70'-0" away from the public right-of-way. The northwest portion of the 1601 1st Ave site is primarily "spill-over" parking for customers and parking for employees. Public parking will be more likely to be used on the South Ist Ave because of the close proximity to the primary public entrances. 6. A drive-up window has been allowed in this CC-2 zone previously at Wendy's 1480 South 1st Ave. 7. With the high volume of vehicular traffic on First Avenue, a drive- through personal service like a dry-cleaner business would have justification at this busy location. This would be consistent with the city's Comprehension Plan, under the Economic Well-Being section on page 29. STAFF REPORT To: Board of Adjustment Prepared by: John Adam Item: EXC02-00020, 230 Kirkwood Avenue Date: November 13, 2002 GENERAL INFORMATION: Applicant: Gregory McDonald Requested Action: Approval of a special exception per 14-6E-5D-4, dwellings located above the ground floor of a principal use, and 14-6Q-4B, reducing required setback. Purpose: To allow the development of a mixed-use building in a Community Commercial, CC-2, zone. Location: The northwest corner of Kirkwood Avenue and Gilbert Street. Size: 0.54 acres. Existing Land Use and Zoning: Drive-through restaurant, CC-2 Surrounding Land Use and Zoning: North: Office Commercial, CC-2 South: Retail Commercial, Cl-I East: Auto- and truck-oriented commercial, CC-2 West: Office, CI-I Applicable code sections: 14-6W-2B, Special Exception Review Requirements; 14-6E-5, dwelling units above ground floor in CC-2 zone; 14-6Q-4B, reducing required setback. File Date: October 10, 2002 BACKGROUND INFORMATION: This corner at the intersection of Gilbert Street and Kirkwood Avenue has long been occupied by a small building in the midst of a large parking area. The owner of the property currently has his offices across Gilbert Street and wishes to move them into a new structure on this lot. To cover building costs, the applicant wishes to add both additional commercial space and dwelling units to this development. There are two special exceptions to consider: one is for the reduction of the front setback along Gilbert Street; the other is for the addition of dwelling units above the ground-floor of a commercial use in a Community Commercial (CC-2) zone. ANALYSIS: The purpose of the Zoning Ordinance is to promote the public health, safety and general welfare, to conserve and protect the value of property throughout the City, and to encourage the most appropriate use of land. It is the intent of the Ordinance to permit the full use and enjoyment of property in a manner that does not intrude upon adjacent property. The Board may grant the requested special exception if the requested action is found to be in accordance with the regulations of the CC-2 zone and the general standards for special exceptions as set forth in Section 14-6W-2B, 14-6E-5D-4 and 14-6Q-4B. General Standards: 14-6W-2B, Special Exception Review Requirements a. The specific proposed exception will not be detrimental to or endanger the public health, safety, comfort or general welfare. Of the two requested special exceptions, the setback reduction would be worrisome if the intersection of Gilbert and Kirkwood were not signalized. The building to the south is built to the lot line and does not appear to be a problem for vehicular or pedestrian traffic. b. and c. The specific proposed exception will not be injurious to the use and enjoyment of other property in the immediate vicinity and will not substantially diminish or impair property values in the neighborhood and Establishment of the specific proposed exception will not impede the normal and orderly development and improvement of the surrounding property for uses permitted in the zone in which such property is located. Surrounding properties all allow a mix of uses by special exception similar to what the applicant is requesting and permitted uses do not produce negative externalities that would likely lead to a conflict between the proposed uses and any other future development. d. Adequate utilities, access roads, drainage and/or necessary facilities have been or are being provided. The property is already served by utilities. It has access to two arterial streets. The site plan has been approved by Housing and Inspection Services. e. Adequate measures have been or will be taken to provide ingress or egress designed so as to minimize traffic congestion on public streets. The applicant will be eliminating two Kirkwood Avenue curb cuts and moving the Gilbert Street curb cut further away from the intersection. Such actions are consistent with current traffic planning practices. £ Except for the specific regulations and standards applicable to the exception being considered, the specific proposed exception, in all other respects, conforms to the applicable regulations or standards of the zone in which it is to be located. Staff has worked with the applicant to correct deficiences and is satisfied that the proposed development conforms with the requirements of the Community Commercial zone. g. The proposed use will be consistent with the Comprehensive Plan, as amended. The Central Planning District chapter of the 1997 Plan states that "consideration will need to be given to the compatibility among the less intense land uses recently introduced into the area and the existing intensive commercial uses" (p. 66): The Board may wish to consider the quality of life for residents in this development: there are few essential daily services in close proximity; the development sits at a busy intersection; a tree line along Ralston Creek provides the only relief in a landscape of parking lots and Iow-quality architecture. On the other hand, the provision of dwelling units close to downtown encourages the use of mass transit, biking and walking. Redevelopment of this site may also be a first step toward changing the character of the area--a shift to a higher quality architecture and a growing market demanding a greater variety of services. Specific Standards: 14-6E-5, requirements for dwelling units above or below the ground floor of another principal use. The requirements for dwelling units in the Community Commercial zone state that the density of dwelling units in this zone may not exceed one dwelling unit per 1,800 square feet of lot area and the density may not exceed three (3) roomers per dwelling unit. The applicant is proposing to build ten (10) dwelling units in the two floors above the commercial units (four 2-bedroom units and six 4-bedroom units; 32 bedrooms total). The proposed development is at the maximum density allowed and below the maximum number of roomers allowed. Both the commercial and the residential segments are viable parts of the proposed development. The applicant is committed to occupying the southern commercial space with his own business and the other two spaces should be adequate for small offices or other uses, therefore there is a reasonable expectation that the commercial space may be fully occupied. The commercial floor is also architecturally distinct from the two floors above with large windows facing the sidewalks and parking areas. Specific Standards: 14-6Q-4B, reducing required setbacks. The Board may grant a special exception modifying setback requirements when the property owner demonstrates that his or her situation is unique to the property in question and there is a practical difficulty in complying with the dimensional requirements of the Zoning chapter. Unique situations. The Gilbert Street frontage on this lot was reduced by ten (10) feet some years ago in anticipation of a future need to widen the street near this intersection. The applicant's lot is bounded on the northwest by Ralston Creek. This is a corner lot with two 20- foot setbacks. If it were an interior lot it could have probably more than 2,000 square feet extra to work with because one side would not have a 20-foot setback. At staff's suggestion, a sidewalk along the north side of the building was added and some parking reconfigured to increase the number of full-size spaces and to create space for required parking lot trees. The building would need to be moved six (6') feet into the Kirkwood Avenue setback in order to accommodate this. The reduction along the Gilbert Street Frontage would be three (3') feet or 15 percent of the required 20-foot setback. Along Kirkwood the reduction would be six (6') feet or 30 percent. Staff does not feel these are so substantial as to be dangerous for traffic or pedestrians. The rental business across Kirkwood Avenue has virtually zero setback; a few more feet would be helpful for that corner, but it's not essential. The applicant has requested that the setback be reduced in part to meet the parking requirements. Staff feels this is a reasonable request and as a result the intersection will have greater physical definition and a more urban aesthetic. However, there is an unfunded Capital Improvements Program (CIP) project involving the South Gilbert Street corridor and this intersection that has a good chance of being funded in the next three to five years. At some point in the near future, the City will wish to obtain an more right-of-way on both 'Gilbert Street and Kirkwood. Staff has communicated this to the applicant and would like to hereby put the Board on notice that a further reduction.of setbacks may occur within the next few years. Practical difficulties. In order to integrate parking for the building to the north, which shares the lot, and the proposed new development and reduce the number of curb cuts onto Gilbert and Kirkwood, setbacks have to be reduced to accommodate the inclusion of the required number of parking spaces and necessary aisles. The applicant made an effort to meet the standards of the multi-family infill housing design guidelines (14-5H-5N), including placing parking behind and to the side of the building and having a pedestrian orientation. While this factor cannot be taken into strict account for granting relief, as the design guidelines are not in the Zoning chapter, it is worth bearing in mind. Similar goals for the improvement of commercial areas are also contained in the Comprehensive Plan. Staff believes that redevelopment of this property in the manner proposed would be beneficial to the City. STAFF RECOMMENDATION: Staff recommends that EXC02-00020, an application for a special exception to allow dwelling units above a ground-floor principal use and a special exception to reduce the required front setback for property in a Community Commercial zone at 230 Kirkwood Avenue be approved. ATTACHMENTS: I. Location map 2. Proposed Site Plan (modified site plan to be distributed at meeting) Approved by: Robert Miklo, Senior Planner, Department of Planning and Community Development N~rq~ N ,~, u6:'i':i:~i:i:i LOT 30 LOT 85 .DT 89 .... \ LOl LOT 87 LOT 88 KIRK-~OOD  NEW SITE PLAN AVENUE ~c~Le 1' = =20' Attachment 'A' A. Legal description of property: Whites subdivision of outlot four county seat addition - all of lots 25 and 26 except the north 50 feet of the east 50 feet of lot 25 and all of lot 27 except the east 10 feet of the south 10 feet of lot 25 and except the east 10 feet of lots 26 and 27. B. See attached drawings. C. This special exception is being requested to maximize the subject property in terms of its highest and best use. The owner has investigated several potential uses of the property over the last few years in a desire develop the comer. A multi-family dwelling combined with professional office space seems to be the best use of the property. Iowa City is a growing community and is in constant need of new housing, especially those located close to downtown and on bus routes. This particular project develops a comer that is in need of improvement and will result in a much improved esthetically pleasing building at this location. Similar structures exist throughout the Gilbert Street and Burlington Street thoroughfares with success. In addition, this particular request is for far fewer units than most of the previously approved requests. The properties to the north and south are less than 15' setback. The front yard reduction from 20' to 15' has been discussed with city staff It is felt that the 5' reduction will allow for more circulation area on the west side of the building and still provide more green space on the east than any adjacent property and provide a more aesthetically consistent appearance. 0 D. (1) The proposed development will result in a safer and more efficient traffic fl._o~© with the moving of existing curb cuts to access the parking lot further from the intersection. In addition, the complete closing of other curb cuts will result in a sat'erred ~_~ more appealing landscaped comer. The Kirkwood Ave. access will be more acces-.~. 1~ due to an improvement of the existing driveway slope and width. ~'-~ ~ i~T'i D. The proposed exception will not be injurious to the use and enjoyment or of adjacent properties as the owner of the subject property also owns all adjacent properties.'-o D. (3) The proposed exception will not impede the normal development or improvement of the adjacent properties. As stated previously, the adjacent properties as well as the subject property are all owned by the applicant of this appeal. The adjacent properties are limited by their legal descriptions and lot size and are not suitable for further development. D. (4) Utilities and all supporting facilities will be provided and have been designed by KVN Architects. The parking lot resurfacing will be properly sloped for drainage. The existing lot is all hard surfaced parking and drive areas. The existing surface drainage profile (which drains to the streets and creek) will not be changed. D. (5) The plan for the requested exception development includes the relocation of the existing curb cuts to new locations further from the intersection of Gilbert Street and Kirkwood Avenue, resulting in improved ingress and egress over the existing curb cuts. In addition, widening and improving the now little used Kirkwood Avenue access will also improve the traffic flow. Two other curb cuts located very close to the intersection will be completely closed resulting in less confusion and a more appealing professionally landscaped comer with improved green space. D. (6) All other regulations and standards governing the proposed development have been addressed in the design and have been monitored and approved by the appropriate city departments in their interactions with KNV architectural firm. The site plan has been reviewed by some city staff and received approval with regard to these code sections. D. (7) To the best of my knowledge, the project is consistent with the Iowa City Comprehensive Plan and will result in a marked cosmetic improvement at an intersection in need of development.  56 9 23'-7' 22' 32' ~../ , I % , - '" - ' ~~ '''''' III I ~ , ,,, ~ .?~.~. '. ... III '~ ~ '.%.'y~ ' · I I' I'~ L' " ', ,. , III ~ ~ T .:.:.:~,:.'. ~ , m ~i ~ ~ 97' ~ f **:-'::~:'-"+ * ~17' ~ B TE / 46' ~ .... , , · .'.'.~~.~:,.~ ,~.' ... .. 7 ,-~-~, · .. .,.....,.. a... ., , ~~ '.'' '.'.' STAFF REPORT To: Board of Adjustment Prepared by: John Adam Item: EX002-00021, 3151 Hwy 6 East Date: November 13, 2002 GENERAL INFORMATION: Applicant: Iowa City Moose Family Center 3151 Highway 6 East Iowa City, Iowa 52246 Contact person: Chuck and Maxine Simmons 80 Erobi Lane Iowa City, Iowa 52240 Ph. 354-3170 Requested Action: Special exception to allow the expansion of an existing club in a Medium-Density Multi-Family (RM-20) zone. Purpose: To provide a small camping area for Moose members travelling through Iowa City. Location: 3151 Highway 6 East; west of Saddlebrook Estates. Size: 5.0 acres. Existing Land Use and Zoning: Private club, RM-20 Surrounding Land Use and Zoning: North: Warehousing, I-I South: Agricultural, County East: Agricultural, County A-I West: Residential, RM-20 Applicable code sections: 14-6D-8D-2, Clubs; 14-6W-2B, General Special Exception review requirements File Date: October 10, 2002 BACKGROUND INFORMATION: A "club," as defined in the Zoning Chapter, is "a meeting place of an association whose members restrict access to the general public and which owns, leases or holds property in common for the benefit of its members." In 1997, the Moose association was granted a special exception to locate a clubhouse and outdoor recreation facilities in a Medium-Density Multi- Family (RM-20) zone with frontage along Highway 6. The site contains a lodge building, storm water retention basin, horseshoe pits, shelter, sand volleyball court and a softball diamond. Its frontage is along Highway 6 East, to the west lies Saddlebrook subdivision, and it is bounded on the south and east by farmland. The applicant is requesting the addition of four (4) recreational vehicle (RV) pads for Moose Lodge members who layover in Iowa City on their ways to and from other locations. The applicant has informed staff that most stays are over one or two nights, although occasionally members who have business with the University of Iowa or the UI Hospital will stay longer--sometimes one or two weeks. The Moose Lodge has been providing this service on an ad hoc basis for a number of years. Formalizing this service requires the approval of the Board of Adjustment because it is an expansion of a club, which is a special exception use in the RM-20 zone. The RV facilities shall be for the sole use of Moose members. ANALYSIS: The purpose of the Zoning Ordinance is to promote the public health, safety and general welfare, to conserve and protect the value of property throughout the City, and to encourage the most appropriate use of land. It is the intent of the Ordinance to permit the full use and enjoyment of property in a manner that does not intrude upon adjacent property. The Board may grant the requested special exception if the requested action is found to be in accordance with the regulations of the CC-2 zone and the general standards for special exceptions as set forth in Section 14-6W-2B. General Standards: 14-6W-2B, Special Exception Review Requirements a. The specific proposed exception will not be detrimental to or endanger the public health, safety, comfort or general welfare. The City has nothing in its Code to regulate campgrounds. Staff regards this as a "private recreational use," but there are no regulations pertaining to recreational vehicles. Lacking such guidance, careful steps should be taken to insure the public health, safety, comfort and general welfare. The Board should consider possible externalities associated with campsites and possible mitigations when making its decision. I. Each RV pad will be equipped with its own water, sewer and electricity hook-ups. The primary concern with an exposed sewer dump is the possibility of contamination by objects or materials that sewage lines were not designed to carry. Staff recommends that the sewage dumps shall be capped and locked when not in use and that all utilities hook-ups are to be inspected and approved by the City. 2. The applicant would like to pave the RV pads, but do so on five-year phased basis (see attached statement following application). Staff recommends that the applicant make use of only what has been paved: in the first year it would be one RV pad; in the second year, two; and so forth. 3. If general lighting is provided for each or all pads, the lights shall be no more than ten (10') in height and shall otherwise conform with the illumination standards contained in 14-6S-8D, pertaining to light trespass onto neighboring residential properties. 4. Recreational vehicles have generators which tend to be loud. Since electricity hook-ups will be provided, staff recommends that no generators shall be allowed to be operated after 10 P.M. on any night. b. and c. The specific proposed exception will not be injurious to the use and enjoyment of other property in the immediate vicinity and will not substantially diminish or impair property values in the neighborhood and Establishment of the specific proposed exception will not impede the normal and orderly development and improvement of the surrounding property for uses permitted in the zone in which such property is located. The Saddlebrook development to the west is constructing new 12-plex buildings directly adjacent to the Moose property. A parking lot is next to the proposed site of the RV camping area and it would be well within sight of the 12-plexes. Since the visual impact of RVs is greater than most other vehicles, buffering commensurate with the parking lot screen is advised. This screening will help mitigate views of the RVs from the neighboring property and provide a more pleasant camp site for guests. Staff recommends that the applicant plant a screen along the 180 feet adjacent to the RV pads (as measured from the south side of the iris garden as shown on the site plan), closely following the pattern established along the parking lot's edge screening but incorporating existing vegetation, such planting to be established before April 2003. d. Adequate utilities, access roads, drainage and/or necessary facilities have been or are being provided. The addition of more impermeable surface area will impact the capacity of the storm water retention basin on the site to a certain degree. In staff's opinion the impact will be minimal. e. Adequate measures have been or will be taken to provide ingress or egress designed so as to minimize traffic congestion on public streets. The existing driveway onto Highway 6 will be used. The added traffic of the occasional RV will be insignificant. The applicant may be able to say how many guests the lodge hosts in a given month. f. Except for the specific regulations and standards applicable to the exception being considered, the specific proposed exception, in all other respects, .conforms to the applicable regulations or standards of the zone in which it is to be located. The proposed exception conforms to the dimensional requirements for this zone. The proposed use conforms to the general provisions for the zone, including its definition as an accessory use as per 14-6M-lB-10 (as cited in 14-6M-I C): "Private recreational uses and facilities, including, but not limited to, swimming pools and tennis courts." STAFF RECOMMENDATION: Staff recommends that EXC02-00021, an application for a special exception for the expansion of an existing club in a Medium-Density Multi-Family (RM-20) zone be approved subject to the following conditions: I. Sewage dumps shall be capped and locked when not in use and that all utilities hook-ups are to be inspected and approved by the City; 2. The applicant may pave pads and drive at whatever rate they are able to, but shall make use of only those pads that are paved; 3. If general lighting is provided for each or all pads, the lights shall be no more than ten (10') in height and shall otherwise conform with the illumination standards contained in 14-6S- 8D, pertaining to light trespass onto neighboring residential properties; 4. Recreational vehicle shall not be allowed to operate generators after 10 P.M. on any night; and, 5. The applicant shall provide a solid planting screen along the 180 feet adjacent to the RV pads continuing from and following the pattern of the screening established along the parking lot and incorporating existing vegetation, such planting to be established before April 2003. ATTACHMENTS: I. Location map 2. Site Plan 3. Application for special exception and statement of intent to pave over a five-year period. Approved by: Robert Miklo, Senior Planner, Department of Planning and Community Development o~ 0 0 0 0 0 X ~ I ~sao~a ~nenvo v ~oioo~a ' I / /? i I I ..... I I I I I I I I I I APPEAk TO TH BOARD OF ADJUSTMENT . SPECIAL EXCEPTION TITLE 14, CHAPTER 6, ARTICLE W DATE: 10/10/02 PROPERTY PARCEL NO. 1024451002 APPEAL PROPERTYADDRESS: 3151 Highway 6 East APPEAL PROPERTY ZONE: RM 20 APPEAL PROPERTY LOT SIZE: 5 Acres APPLICANT: Name: Iowa City Moose Family Center Address: 3151 Hwy. 6 East, Iowa City, Icwa 52246 356-6921 Phone: CG~TACT4~ERSON: Name: Chuck and Maxine Simmons "'-': 80 Erobi Lane, Iowa City, Iowa 52240 r'- t-~ ......... Address: lz~ ---. !-'.-:' --- _ ~ .... Phone: 330-7474 (Chuck) or 354-3170 (~axine) PROPER~DWNER:Name: Iowa City Moose Family Center 3151 Hwy. 6 East, IOwa City, Io~a 52246 Address: 356-6921 Phone: Specific Requested Special Exception; Applicable Section(s) of the Zoning Chapter: 14- 6D- 8 D 2 Clubs Purpose forspecialexception: Expansion of a private-,Club. To allow a small camping ground for Moose members traveling through Iowa City. Date of previous application or appeal filed, if any: 1997 XEC 97 - 000 22 INFORMATION TO BE PROVIDED BY APPLICANT: A. Le_clal description of property: 3151 Highway 6 East ML sub division Iowa City, Iowa 52240 Lot 1 B. *Plot plan drawn to scale showing: 1. Lot with dimensions; 2. North point and scale; 3. Existing and proposed structures with distances from property lines; 4. Abutting streets and alleys; 5. Surrounding land uses, including the location and record owner of each property opposite or abutting the property in question; 6. Parking spaces and trees - existing and proposed. [*Submission of an 82" x 11" bold print plot plan is preferred.] C. Review. The Board shall review all applicable evidence regarding the site, existing and proposed structures, neighboring uses, parking areas, driveway locations, highway and street access, traffic generation and circulation, drainage, sanitary sewer and water systems, the operation of the specific proposed exception and such other evidence as deemed appropriate. (Section 14-6W-2B1, City Code). In the space provided below or on an attached sheet, address the areas of Board review which apply to the requested special exception. In this narrative statement, set forth the grounds offered as support for the special exception. Please see attached site plan. Camping is an important part of the expansion of our facility for existing use and with national use within the Moose International Organization. D. The applicant is required to present sl~ecific information, not just opinions, that the qeneral standards for the .qrantin.q of a special exception (Section 14-6W-2B2, City Code), enumerated below, will be met: 1. The specific proposed exception will not be detrimental to or endanger the public health, safety, comfort, or general welfare. We are providing a safe environment for each campsite.~:~nd our members. 2. The specific proposed exception will not be injurious to the use and enjoyment of other property in the Immediate vicinity and will not substantially diminish and Impair property values in the neighborhood. This exception is only for members locally and members passing through Iowa. 3. Establishment of the specific proposed exception will not impede the normal and orderly development and improvement of the surrounding property for uses permitted in the zone in which such property is located. This is primarily a summer event and restricted use only for members. 4. Adequate utilities, access roads, drainage and/or necessary facilities have been or are being provided. Ail ready provided. 5. Adequate measures have been or willbetakento provideingress oregress designedsoasto minimizetrafficcongestionon publicstreets. We are asking for 4 campsites away from Highwayi,'6 behind our current facility. We are keeping ingress & egress of our drive and no additional drive is needed. 6. Except for the specific regulations and standards applicable to the exception being considered, the specific proposed exception, in all other respects, conforms to the applicable regulations or standards of the zone in which it is to be located. [Depending on the type of exception requested, certain specific conditions may need to be met. The applicant will demonstrate compliance with the specific conditions required for a particular use, as provided in City Code Section 14-6L-1, Special Exception Enumerated Requirements; Section 14-6N-1, Off-Street Parking Requirements; Section 14-6Q, Dimensional Requirements, or Section 14-6R, Tree Regulations, as appropriate.] Hard surfaces are all ready provided and screening is provided. 7. The proposed use will be consistent with the short-range Comprehensive Plan of the City. Highway 6 directly info,:our facilities. E. List the names and mailing addresses of the record owners of all property located within 300 feet of the exterior limits of the property involved in this appeal: NAME ADDRESS Saddlebrook A1 Streb Procter and Gamble NOTE: Conditions. ,In permitting a special exception, the Board may impose appropriate conditions and safeguards, including but not limited to planting screens, fencing, construction commencement and completion deadlines, lighting, operational controls, improved traffic circulation requirements, highway access restrictions, increased minimum yard requirements, parking requirements, limitations on the duration of a use or ownership or any other requirement which the Board deems appropriate under the circumstances upon a finding that the conditions are necessary to fulfill the purpose and intent of the Zoning Chapter. (Section 14-6W-2B3, City Code). Orders. Unless otherwise determined by the Board, all orders of the Board shall expire six (6) months from the date the written decision is filed with the City Clerk, unless the applicant shall have taken action within the six (6) month period to establish the use or construct the building permitted under the terms of the Board's decision, such as by obtaining a building permit and proceeding to completion in accordance with the terms of the permit. Upon written request, and for good cause shown, the Board may extend the expiration date of any order without further public hearing on the merits of the original appeal or application. (Section 14-6W-3E, City Code). Petition for writ of certiorari. Any person or persons, jointly or severally, aggrieved by any decision of the Board under the provisions of the Zoning Chapter, or any taxpayer or any officer, department or board of the City may present to a court of record a. petition for writ of certiorari duly verified, setting forth that such decision is illegal, in whole or in part, and specifying the grounds of the illegality. (Section 14-6W-7, City Code). Such petition shall be presented to the court within thirty (30) days after the filing of the decision in the office of the City Clerk. Date: October 10 ,20 02 Signat[~)4//~/,°fApplic~a/nt(s) Date: October 10 ,2002 ~F~~~,'~'~~_ . . ~ignatu~erty Owner(s) if Different than APlDlicant(s) ppdadmin\appboase.doc KEITH GARI, ING, SECRETARY IOWA CITY LODGE NO. 1096 P. O. BOX 26 950 DOVER ST. IOWA CITY, IA I~2244 (319) 356-6921 We would prefer a rock drive and pads for the camping sites. If this is not possible, may we do this in a 5-year stage? First year rock the drive and camping sites Second year concrete first pad and driveway up past first drive Third year concrete second pad and driveway up past second drive Fourth year concrete third pad and driveway up past third drive Fifth year concrete fourth pad and driveway up past fourth pad We are asking for this due to the fact of our giving to Community Service projects. We cannot afford giving to community projects and do the expansion all at one time. For ninety years we have been involved in Community Service Projects and our ultimate goal is to continue to be involved with the community in various activities.