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HomeMy WebLinkAbout09-11-2002 Board of Adjustment AGENDA IOWA CITY BOARD OF ADJUSTMENT MEETING WEDNESDAY, SEPTEMBER 11 -5:00 PM EMMA J. HARVAT HALL A. Call to Order B. Roll Call C. Consider the August 14, 2002 and August 21, 2002 Board Minutes D. Special Exceptions 1. EXC02-00014 - Discussion of an application submitted by Regina Catholic Education Center for a special exception to permit the expansion of a religious institution in the Low-Density Single-Family Residential (RS-5) zone located at 2140 Rochester Avenue. 2. EXC02-00015 - Discussion of an application submitted by Mainstreet Partners for a special exception to allow dwelling units above a ground-floor commercial use in a Community Commercial (CC-2) zone at 520-522 S. Gilbert Street. [DEFERRED at request of applicant] 3. EXC02-00016 - Discussion of an application submitted by Chris Hayes for a special exception to allow a business for auto and truck accessory sales and installations in a Community Commercial (CC-2) zone at 620 South Riverside Drive. 4. EXC01-00028 - Discussion of a request by Austin Chamberlain for the extension of an expired special exception for the reduction of the side yard setback requirement for property at 417 Ferson Avenue. E. Variances 1. VAR02-00002 - Public hearing regarding an application submitted by S&M Properties for a variance from the zoning ordinance to allow more than three free-standing signs along one frontage of a single tract in a Community Commercial (CC-2) zone at 1570 First Avenue. [DEFERRED at request of applicant] F. Board of Adjustment Information G. Adjourn NEXT BOARD OF ADJUSTMENT MEETING - October 9, 2002 Shared/pcd/boafiles/agenda STAFF REPORT To: Board of Adjustment Prepared by: John Yapp Item: EXC02-00014 2140 Rochester Avenue Date: September 11,2002 GENERAL INFORMATION: Applicant: Regina Catholic Education Center 2140 Rochester Avenue Iowa City, IA 52245 Phone: 337-2580 Contact Person: Greg Duffy Phone: 338-9773 Requested Action: Approval of a special exception to permit the expansion of a religious institution in the RS-5 zone. Purpose: To allow the construction of a 100'x 154' addition to the Regina facility, containing classrooms, kitchen area, restrooms, and a multi-purpose room. Location: 2140 Rochester Avenue Size: Property size: 41.21 acres Addition size: 15,400 square feet Existing Land Use and Zoning: Regina School; RS-5 Surrounding Land Use and Zoning: North: Hickory Hill Park; Public zone South: Commercial & Residential; CN-1, RS-5 East: Residential; RS-5, RM-12 West: Residential; RS-5 Comprehensive Plan: Parks / School/Open SpaCe File Date: August 14, 2002 BACKGROUND INFORMATION: The applicant, Regina Catholic Education Center, would like to construct a 100' x 154' addition to the west side of the main building to add four additional classrooms, kitchen and cafeteria space, and restrooms. A religious institution, including a school, can only be expanded with approval of a special exception in the Low Density Single-Family Residential, RS-5, zone. The proposed addition is considered to be an expansion of a religious institution. The Regina Catholic Education Center therefore is requesting approval of a special exception to allow construction of the addition to proceed. ANALYSIS: The purpose of the zoning chapter is to promote the public health, safety and general welfare, and 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 zoning chapter to permit the full use of and enjoyment of property in a manner that does not intrude upon adjacent property. The Board of Adjustment may grant relief from the requirements of the zoning chapter through a special exception if the action is considered to serve the public interest and is consistent with the intent of the zoning chapter. The specific proposal for the expansion of the Regina facility includes an approximate 15,400 square foot addition, 47 new paved parking spaces and an extension of the access drive, an area identified for future parking, and a proposed access drive to First Avenue. The addition is proposed to include four high-school classrooms, a multi-purpose room, expansion of kitchen facilities, and a cafeteria. The applicant is requesting the future parking be approved as part of this special exception to avoid having to apply for an additional special exception when they are ready to pave it. The applicant is requesting the special exception be approved for a period of two years - they are in the midst of fund-raising for the expansion and may not begin the addition for a year to two years from now. Specific Standards: 14-$D-2D2, Permitting a religious institution in the RS-5 zone 14-6L-10, Additional regulations for religious institutions According to the Iowa City zoning chapter a religious institution is defined as an organization having a religious purpose which has been granted a federal tax exemption as a Section 501©(3) organization under the Internal Revenue Code, including churches, rectories, meeting halls, schools and the facilities related to their use. Section 14-4D-2D2 provides that a religious institution may be established or expanded in the RS-5 zone by special exception, subject to meeting the addition requirements for religious institutions set forth in Article L of the zoning chapter. The applicant meets these addition requirements as follows: 1. The first requirement is that religious institutions shall have access to arterial or collector streets, or streets having a paving wider than 28 feet. The Regina campus has access to Rochester Avenue, an arterial street with a pavement width of 33 feet. The access requirement is met. 2. Secondly, the code also requires a minimum lot area of 40,000 square feet. The Regina property is 41.21 acres in size, well over the minimum size requirement. 3. The third requirement has to do with setback requirements for religious institutions. The minimum setback is "two feet of horizontal distance for each foot of building height measured between the nearest point of any lot line and the nearest point from which the height is measured" (Subsection 14-6L-10(2)(b)). Because the proposed addition is at the rear (west side) of the building and is set farther away from the property line than existing portions of the building, the setback requirement is clearly met. General Standards: 14-6W-2B, Special exception review requirements The applicants statements regarding each of the seven general standards are included within the attached application. Staff comments on these standards are set forth below, and correspond to the standards as lettered in subsection 14-6W-2B of the City Code. d. This standard is related to the provision of adequate infrastructure for the special exception. Staff calculated the necessary parking for the addition, and finds that the Regina campus has just enough existing and proposed parking to accommodate the proposed addition'. The number of parking spaces is based on information provided by Regina with previous special exception applications: Existing parking: 191 spaces(185 regular, 6 handicap) Existing required parking: 151 spaces, including 3 handicap Existing 'surplus' parking: 40 spaces Parking proposed to be eliminated: 41 spaces, including 2 handicap Parking proposed to be created: 47 spaces Additional parking required with addition: 40 spaces (4 classrooms x 10 spaces per room) Total parking required with addition: 191 spaces, including 4 handicap Total parking provided with addition: 197 spaces, including 4 handicap The analysis of the parking on the Regina property shows that the proposed parking will meet the requirement for the addition. The applicant is also requesting that the area of future parking be approved by the Board, so they do not have to apply for an additional special exception when funds are available to pave the additional parking. This future parking area will still need to meet City Codes regarding parking areas. e. This standard is related to ingress and egress to the property. One concern that staff has identified is related to fire and emergency vehicle access to the Elementary School wing of the Regina facility. With the addition being located in an existing parking area and access drive, it is important for accommodations for fire and emergency vehicles to be built into the site design of the addition. This will likely require the construction of an access drive along the west side of the building to allow for fire and emergency vehicles to access the Elementary School wing if necessary. Fire and emergency vehicle access is a general requirement that will be determined at the time of site plan approval - it does not need to be a requirement of the special exception. The application mentions a possible drive to First Avenue as a future ingress/egress point. According to the applicant, the creation of this drive is unlikely to occur in the near future. Construction of this access drive will also likely require grading and excavation in areas with steep and critical slopes, which trigger the need for a Sensitive Areas Development Plan to be approved prior to construction activities taking place. While the concept of an access drive to First Avenue can be discussed as part of this Special exception application, a Sensitive Areas Development Plan must be approved prior to it's construction. STAFF RECOMMENDATION: Staff recommends that EXC02-00014, a special exception for expansion of a religious use including an approximate 15,400-foot addition, and a parking area including future parking, in the Low Density Single-Family Residential, RS-5, zone at 2140 Rochester Avenue, be approved for a period of two years, subject to general conformance with the site plan submitted August 14, 2002. ppdadmin\stfrep\template.doc APPEAL TO THE BOARD OF ADJUSTMENT _ ,, SPECIAL EXCEPTION 'TITLE 14, CHAPTER 6, ARTICLE W PROPERTY PARCEL NO. DATE: A~g,,st 14,- 2002 APPEAL PROPERTY ADDRESS: 2140 Rochester Avenue APPEAL PROPERTY ZONE: RS-5 APPEAL PROPERTY LOT SIZE' 41o21 Acres APPLICANT: Name' Regina Inter-Parish Catholic Educ ttion Center 2140 Rochester Avenue Address: Iowa City, IA 52245 319-337-2580 Phone: CONTACT PERSON: Name: Alan Opheim ~~ ~ Address: @ Regina Address & Phone Above PROPERTY OWNER: Name: Same as above Address: ~.~ ~._~ Phone: <; -- Specific Requested Special Exception; Applicable Section(s) of the Zoning Chapter: 14-6L-1-0 14-6D-2 Purpose for special exception: To allow for a new building for kitchen, multi-purpose room, restrooms, and classrooms. Also provides for replacement parking. Site is northwest corner near existing -----b-~t'l d i n g. August 27, 1999 Date of previous application or appeal filed, if any' -2- INFORMATION TO BE PROVIDED BY APPLICANT: A Legal descripti0n of property: Lot 1, Regina Subdivision, Iowa City, Iowa, 103 II , according to the Corrected Final Plat" in Plat Book 32, Page of the records of the Recorder for Johnson County, Iowa. B. *Plot plan. drawn to scale showing' I 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 owrm"'r<~i e~.. property opposite or abutting the property in question; :"~'~ 6. Parking spaces and trees - existing and proposed ~" .... .-7 [*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. The proposed 100x154 buildinq will be located in area currently ~occupied by a" parking lot on the northwest corner of thc: existing building. Replacement parking will be in a current gravel area northwest of the ex[st~ng parking lot. This building and' lot will comply with the special exception requirements of the zoning code. T~ ~x~epti~ all~w~ ~egina to continue building usage as a school for the property in a RS zone as has been the case for over 40 years. D. The applicant is required to present specific information, not just opinions, that the general standards for the granting 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. The exception will not change the use of the property. The building will be Denetic--~al as it will ~ncrease th'e size 'of the kitchen prep and serving areas, complying with all safety codes. Classrooms will allow for a permanent home for roaming teachers, and may provide for additional course offer~'ngs:.for'~°ur students. -3- 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. The buildinq would be l n'~te~ on th~ prcpcrty ~uch that it would be. seen by only a few property owners. The design will be such that th~ ~_~_~_ition ,;;ill blcnd - with the remainder of the building. 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. The propped building will not in any way impede t~{e normal and orderly development and improvement of surrounding property. Most property surrounding is already developed - or is parkland. 4. Adequate utilities, access roads, dr,ainage and/or necessary facilities have been or are being provided. Architects are reviewing code and requirements· Any needs will be provided N~ h~r~ ,~,~f~ ~arking rep!ac~=-~-lost parking as part of the project 5 Adequate-measures have been or will be taken to provide ingr~s or e~'~ess · r~ designed so as to minimize traffic congestion on public streets. We are designing driveways and future driveways with this in --mina. we will encourage traffic flow wich will get traffic on and off the city street as smoothly as possible· A future driveway providing access to an easement with First Avenue access is included in future development. -4- 6. Except for the specific regulations and standards applicable to the exception being considered, the specific proposed exception, in ali 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; Sect~,n 14-60, Dimensional Requirements, or Section 14-6R, Tree Regulations, as appropriate.} To our knowledge, we wilt conform with all other applicable provisions of the zoning ordinance. 7. The proposed use willbe consistent with the short-range Comprehensive Plan ofthe City. It is our understanding that the proposed buildinq and lot is consisitent with the short & long range comprehensive plan of Iowa City. 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 See Attached List of Property Owners. -5- 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, li'mitations 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. Regina Inter-Parish Catholic ~de~[ation er Date: ~ .--/~?r , 1~ ~____~' $i~lnature(s) of Applicant(s) Alan D. O[:)he±m~ Director-Finance & ODerations Date: ,19 Signature(s) of Property Owner(s) if Different than Applicant(s) ppdadmin\appboase.doc O STAFF REPORT To: Board of Adjustment Prepared by: John Adam, Associate Planner Item: EXC02-00016, Date: September 11, 2002 620 South Riverside Drive GENERAL INFORMATION: Applicants: Chris Hayes 4094 Kitty Lee Road SW Iowa City, IA 52240 Tel. (319) 330-6420 Requested Action: Special exception to allow an auto- and truck- oriented use in a Community Commercial (CC-2) zone. Purpose: To allow the establishment of an auto detailing business. Location: East side of South Riverside Drive, north of Benton Street. Size: 15,801 square feet Existing Land Use and Zoning: Vacant, CC-2 Surrounding Land Use and Zoning: North: Auto repair, CC-2 South: Auto repair, CC-2 East: Iowa River and Iowa River Trail West: Auto sales, CC-2 Comprehensive Plan: The Comprehensive Plan identifies this as a general commercial area Applicable code sections: 14-6E-5D(1), establishing auto-and truck-oriented uses in the CC-2 zone by special exception 14-6W-2B, special exception review standards File Date: August 14, 2002 BACKGROUND INFORMATION: The applicant, Chris Hayes, proposes to open a shop for applying accessory items to motor vehicles, including accent striping, running boards, spoilers and the like. The property is situated between two existing auto repair businesses, Master Muffler and Linder Tire. The property is currently vacant; it was previously occupied by a University of Iowa Homecare office. Special exception approval is required to establish an auto- and truck-oriented use in the 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 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. Specific Standards: 14-6E-5, Community Commercial zone The ordinance for this zone does not contain specific requirements for special exceptions. The proposed use meets the dimensional requirements and general provisions for this zone. General Standards: 14-6W-2B, Special Exception Review Requirements The applicant's statements addressing each of the seven general standards are included in the attached application. Staff comments on these standards follow: 1. The specific proposed exception will not be detrimental to or endanger the public health, safety, comfort or general welfare. According to the applicant, no manufacturing or fabrication activities will take place on the site. No hazardous or noxious wastes will be produced as a result of the normal operations of this business. The applicant's description of business activities to staff indicate a less intensive use in terms of noise and waste than most auto service uses. 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 or impair property values in the neighborhood. The applicant has proposed displaying truck "toppers" in the front yard of the property either in front of his building or along the south property line in front of the warehouse-like structure owned by Linder Tire. The existing structure is set back from the front property line approximately 145 feet. The applicant wishes to use at least one-- two, if possible---display racks for saleable toppers. The approximate dimensions of the racks are 10'H x 18'-24'W and each holds up to eight toppers. The Southwest District Plan, which the Planning and Zoning Commission has recommended for adoption in the Comprehensive Plan, states that a goal for Riverside Drive is to take aesthetics and landscaping into consideration when allowing the establishment of auto- and truck-oriented uses, with the emphasis placed on creating a more attractive commercial corridor (p. 30, attached). If the auto- and truck-oriented use, including the business-related outdoor display of toppers, is allowed, reasonable conditions should be imposed to achieve the goal of creating a more attractive streetscape. Staff recommends that no displays should be allowed closer to the street than the proposed signage shown on the application plat, which is approximately 35 feet from the front lot line. The function of display areas is to act as supplementary signage, signaling to passers-by the purpose of the business. Since ordinance allows this lot a single sign for its frontage, it is reasonable to place limitations on alternative forms of advertising. The applicant has informed staff that he intends to keep the display racks close to his building or along the north side of the neighboring structure to the south. This appears adequate, provided (1) enough clearance is retained between the racks and permanent structures to allow for landscape maintenance, (2) the racks are securely anchored so as not to pose a hazard in high winds, and (3) additional landscaping in the form of shrubs and bushes in a 5-foot-wide planting strip along sixty percent (60%) of the frontage is added along the sidewalk to create an attractive street presence and compensate for the negative visual effect of the display racks. This final condition would make the applicant's lot consistent with other properties along South Riverside, which have either voluntarily or through agreement improved the quality of their landscaping. Hartwig Motors, Ground Round, McDonald's and the Ambrose properties south of Budget are good examples (see attached photos). Other properties have agreed to landscaping conditions but have failed to adequately interpret their intent, which is why specifying exact conditions is necessary in these cases. The Iowa River Corridor Trail, a public way serving a dual role as a transportation route and a scenic walk, passes through the east end of the subject property. The intervening 20 feet (average) from the trail to the building is currently a weedy patch. Staff recommends that the applicant be required to plant a landscaped strip no less than 15 feet wide along his side of the fence and containing opaque plant material--such as hedges and flowering plants--sufficient to interrupt trail users' views of parking lot pavement and to further delineate the trail's edge. 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. The proposed business will be a relatively Iow- intensity auto service and accessory sales use that should not adversely impact redevelopment of neighboring properties. The additional landscaping recommended by staff will be in keeping with recent improvements made by nearby and neighboring business owners and may help raise the standard for landscaping along South Riverside Drive. 4. Adequate utilities, access roads, drainage and/or necessary facilities have been or are being provided. The applicant has informed staff that the existing structure on the lot will meet the needs of his business more or less in its current condition, although some modification to the interior will presumably be necessary. Off-street parking and loading regulations would require 10 spaces for this structure and proposed use. The applicant's site plan indicates 11 spaces, but one of those is in front of the service garage entry and would be unavailable for parking. 5. 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 entryway onto Riverside Drive will be utilized. The applicant has informed staff that currently his business has 1 to 3 customers per hour. The move to South Riverside is anticipated to increase business and, consequently, the generation of traffic. The incremental increase in the amount of traffic generated would probably not be significant. It is a policy of the City to minimize curb cuts onto major arterials whenever possible, usually through consolidation of entry drives between businesses. This option does not appear viable in this case: a significant grade difference exists between the subject lot and Master Muffler to the north; a larger oak and a collection of structures impede use of Linder Tire's entryway south of the subject property. 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. Except as noted, the proposed exception conforms to the regulations and standards of the Community Commercial zone. 7. The proposed use will be consistent with the Comprehensive Plan, as amended. The Southwest District Plan (recommended for approval by Planning & Zoning Commission) calls for greater scrutiny in the establishment of more auto- and truck-oriented uses in the South Riverside Drive commercial area and suggests that future redevelopment of lots along the Iowa River should take advantage of proximity to the river and the trail. The Comprehensive Plan singles out Riverside Drive and recommends that aesthetic concerns associated with strip commercial development can be addressed and minimized as properties come up for redevelopment. The proposed use does not have to be inconsistent with the goals of the Southwest District Plan as long as adequate conditions are mandated to address aesthetic concerns. STAFF RECOMMENDATION: Staff recommends approval of EXC02-00016, an application for a special exception to establish an auto- and truck-oriented use in a Community Commercial (CC-2) zone at 620 South Riverside Drive subject to the following conditions: 1. displays shall be set back at least 40 feet from the sidewalk; 2. enough clearance is retained between displays and permanent structures to allow for landscape maintenance; 3. the business' sign is placed no closer to the street right-of-way than shown on the site plan file-dated 02 Aug 15; 4. a landscaped strip no less than 9 feet wide and covering at least 60% of the frontage is planted along the sidewalk and shall contain shrubs and bushes no less than 3 feet in height when mature; 5. a planting bed no less than 15 feet wide shall be provided along the length of the property line adjacent to the Iowa River Corridor Trail and shall be planted with opaque plant materials sufficient to mitigate views of the parking lot and HVAC equipment; 6. in relation to the above conditions, a minor site plan showing the locations and dimensions of display areas, signage and planting beds shall be prepared and include a list of proposed landscaping plants and materials and will be subject to approval by the Director of Planning in addition to Housing & Inspection Services approval. ATTACHMENTS: 1. site location map 2. site plan file-dated 02 Aug 15 3. Southwest District Plan: Public Review Draft, July 18, 2002, p. 30 4. example photos of landscaping in the vicinity Approved by: ~,z~/~' Robert Miklo, Senior Planner, Department of Planning and Community Development ,, 0 0 0 X I '9 AMH) 3GIS~I3AI~I 'OS L_ m IS CI~V HOi~lO IS ]AIq0 ~(] -~J ___ lqVH31l'/ T-I--1 lAY ~]']]1~ ID;/A RIVER PETRO-KING OIL CO. l ! DEED BK 248, PG 519 ,., SIGNAGE ' ~ D N 89 48' 45' E 229.20' BD;,/ERS' PROPERTY DEED BK 388, PO 216 ! , PROPOSED ~ EXISTING BUILDING SIGNAGE m GO'X36' J N 89 48' 45' E 239.20 ~ LINDER PROPERTY m v DEED BK .d~, PO 175-177 I . ~ , --- I - -- - ~'~ _FORME_R BEN_TON _ --- ~ LEGEND O BOUNDARY MARKER · CUT "X" IN CONC. SET SUBMITTED BY: DATE: SCALE: CHRIS HAYES 8/15/02 1"=50' 4094 KITTY LEE RD IO~/A CITY, IO~/A 52240 Roosevelt Subarea that is compatible with surrounding development to meet the housing needs of a variety of households including singles, young families, university students and eldedy populations. Following are a number of recommended actions that will help to achieve these goals: · Identify histodc properties and encourage their preservation. · Avoid concentrations, of high-density multifamily zoning directly adjacent to Iow-density single-family zones; facilitate downzoning multifamily property where appropriate. · Apply the Multifamily Residential Design Standards contained in Section 14- 5H-5N of the City Code to the Roosevelt Subarea. · Review and make needed changes to the Multifamily Residential Design Standards to ensure compatibility of new multifamily development with .__ surrounding development. · Encourage the University of Iowa to balance expansion needs with the community's goal to preserve existing neighborhoods. · Encourage the University to inform and coordinate with the City regarding any plans to develop dormitories and other types of student housing. Student housing should be located in areas that are suitable to meet the unique needs of university students balanced with the goal to protect existing housing that is suitable for families, singles, and older persons desiring to live close to the University and downtown Iowa City. To this end, the City should take steps to develop and enforce appropriate zoning regulation of university property. · Encourage rehabilitation of the existing housing stock in the Roosevelt Subarea, particularly in the Miller-Orchard NeighborhOOd. Commercial Areas · Develop a long range plan to guide future redevelopment along Riverside Drive. · Employ greater scrutiny whenever an applicant seeks to establish an auto- and truck-oriented use along Riverside Drive, taking into consideration such factors as aesthetics, landscaping, and parking lot location and design. Emphasis should be placed on creating a more attractive commercial corridor over time. · Explore possibilities for encouraging a mixture of residential and Iow intensity commercial uses on the west side of Orchard Street to create a transition between Riverside Ddve and residential neighborhoods to the west. Southwest District Plan 07/14/02 30 EXC02.00016, 620 South Riverside Drive Example photos of landscaping in vicinity of subject property Front yard and part of driveway of subject property. View is to the south. The front of the building from a point on the driveway. View is to the southeast. The rear yard of the property along the IRC Trail. The property to the north maintains adequate landscaping. Again, the rear yard with a view of the back of the building. Mechanical equipment such as the exhaust fan seen here should be screened by adequate plantings. Hartwig Motors has contributed significantly to the improvement of Riverside Drive's appearance. Pedestrian-scaled landscaping in an area most people have given up entirely to cars. Plantin§ beds in front of Tuffy's and O'Reilly's interrupt continuous pavement and soften the edges of parking lots The purpose of landscaping has not been realized here, unfortunately making it necessary to spell out specific standards in order to meet the requirements of the Comprehensive Plan City of Iowa City MEMORANDUM To: Board of Adjustment , From: John Adam,-~ssociate Planner Re: EXC02-00028, 417 Ferson Avenue- request for extension Date: 6 September 2002 You will find attached (I) a letter from the applicant, Austin Chamberlain, requesting an extension of the special exception filed 14 February 2002 and (2) staffs response letter to Mr. Chamberlain. As of this writing, Mr. Chamberlain has not responded to staffs letter. The special exception expired on 14 August 2002 due to lack of activity on the part of the applicant. Because Mr. Chamberlain's father is the owner of the property at 417 Ferson Avenue and it is staff's understanding that he has been out of the country for several months, there appears to be a practical difficulty in obtaining an easement on the neighboring property. Staff recommends that the Board extend the special exception to 15 January 2003, by which date the applicant's father should have had sufficient time to resolve the easement issue. Staff also recommends that no further extensions be granted beyond this date if the applicant has not made substantial efforts to bring his garage into compliance by obtaining a building permit and an the aforementioned access easement. 28 August 2002 ~ CITY OF IOWA CITY Austin Chamberlain 417 Ferson Avenue Iowa City, Iowa 52246 Re: Request for a six-month extension of a Special Exception, EXC01-00028 Dear Mr. Chamberlain: The purpose of this letter is to acknowledge receipt of your letter received by Associate Planner Karen Howard on Wednesday, 14 August 2002 and to notify you of our intentions regarding your request. First, I should inform you that it will be difficult to convince the Board of Adjustment that an extension is warranted because you have made no apparent effort to satisfy the two conditions contained in the disposition: 1. obtain an access easement from the owner of 402 McLean Street; 2. obtain a building permit for the garage and bring the garage into compliance with the Building Code. Staff's understanding at this point is that the difficulty in obtaining an easement from your neighbor stems from two facts: your father owns the property; your father is out of the country and will remain so until December 2002. At this point, given the presumed difficulty you have had in obtaining an access easement, staff will recommend that you be granted an extension of the special exception (file no. EXC01-00028) to 15 January 2002 and that, if you have not made substantial efforts to bring your structure into compliance by obtaining a building permit and an access easement by that date, no further extensions should be granted. Because of staff changes in the Department of Planning and Community Development, I will be handling your case before the Board from this period forward. Please contact me as soon as possible and provide me with a phone number at which I may reach you. Your home phone number is unlisted and the number provided in our file has been disconnected. The next Board of Adjustment meeting is Wednesday, 11 September 2002 at 5:00 P.M. in Emma J. Harvat Hall in the Iowa City Cixric Center, 410 East Washington Street, Iowa City, Iowa. If I have not heard from you by 12:00 P.M. on Friday, 6 September 2002, ! will proceed with staff's recommendation to the Board of Adjustment as detailed above. I can be reached through the Planning Department's adminstrafive secretary at 356-5230 or via e-mail at john-adam~iowa-city.org. Sincerely, ~ / John Adam Associate Planner cc: Jann Ream