HomeMy WebLinkAbout04-07-2011 Planning and Zoning Commission
PLANNING AND ZONING COMMISSION
Thursday, April 7, 2011 .7:00 PM
Formal Meeting
Iowa City City Hall
Emma J. Harvat Hall
410 E. Washington Street
AGENDA:
A. Call to Order
B. Public Discussion of Any Item Not on the Agenda
C. Development Item
SUB1 0-00014/SUB1 0-00015: Discussion of an application submitted by Craig Haesemeyer for a
preliminary and final plat of Mackinaw Village Part 3, a 13-lot, 7.89 acre residential subdivision
located north of Foster Road on Mission Point Road and Algonquin Road.
D. Rezoning Items
1. REZ11-00006: Discussion of an application submitted by Iowa City Community School District and
North Dodge Partners, LC for a rezoning from Research Development Park (RPD) zone to
Neighborhood Public (P1) zone for approximately 10.386 acres of property located at 1725 N. Dodge
Street. (45-Day Limitation Period: April 11 , 2011)
2. REZ11-00007: Discussion of an application submitted by Stanley & Douglas, LLC for a rezoning to
amend the Planned Development Overlay (OPD5) plan for Village Green Part XX, Lot 50 (Wellington
Condominiums) to allow the addition of 3-car garages for approximately 2.35 acres of property
located at Village Road and Wintergreen Drive. (45-Day Limitation Period: April 29, 2011)
E. Consideration of Meeting Minutes: February 28 and March 3, 2011
F. Other
G. Adjournment
Informal
Formal
To: Planning & Zoning Commission
Item: SUB1 0-00014/SUB1 0-00015
Mackinaw Village Part 3
GENERAL INFORMATION:
Applicant:
Contact Person:
Phone:
Requested Action:
Purpose:
Location:
Size:
Existing Land Use and Zoning:
Surrounding Land Use and Zoning:
Comprehensive Plan:
File Date:
45 Day Limitation Period:
60 Day Limitation Period:
SPECIAL INFORMATION:
Public Utilities:
Public Services:
STAFF REPORT
Prepared by: Tabatha Miller, Planning Intern
Date: April 7, 2011
Craig Haesemeyer
109 West Main Street
State Center, IA 50247
Ben Logsden
319-512-2322
Preliminary and Final Plat
13-lot subdivision, including 12 lots with
townhomes and one lot with a multifamily
building
North of Arch Rock Road and east of Mackinaw
Village Subdivision Part 2
7.89 acres
Undeveloped, zoned OPD5
North:
South:
East:
West:
Undeveloped, ID-RM
Residential, OPD5
Residential, ID-RS
Residential, OPD5
Conservation and cluster development 2-5 units
per acre
February 22, 2011
April 8, 2011
April 23, 2011
Sanitary sewer and water are available
Police, fire protection are provided by the City.
The area is also served by the Manville Heights
transit routes. Refuse and recycling are provided
2
by a private hauler.
BACKGROUND INFORMATION:
In August 2004 this property was rezoned from Interim Development (ID-RS) to Planned
Development Overlay Low Density Single Family (OPD-5). The rezoning allowed for cluster
development to preserve the environmentally sensitive features including the Iowa River
corridor and flood plain, wetlands, regulated slopes and woodlands. At the same time, a
preliminary plat of Mackinaw Village was approved to allow the subdivision of the property
into a 115-lot residential subdivision. The final plat of Mackinaw Village Estates, Part 1, a
14-lot subdivision, and Part 2, a 70-lot subdivision was approved in October 2004. Part 1 is
now mostly built and Part 2 is partially complete. However, the preliminary plat for Part 3
expired in August 2006.
In August 2008 new subdivision regulations were adopted. The new regulations contained
revised standards for street design. The applicant has submitted a preliminary and final plat
for Mackinaw Village Part 3, which complies with the new standards where possible.
Construction plans have been submitted and are being reviewed by the City Engineer. The
City Attorney's Office is reviewing the legal papers. It is anticipated that these plans and
documents will be approved by staff prior to City Council consideration of the final plat.
The applica,nt has indicated that they have chosen not to use the "Good Neighbor Policy"
and has not had discussions with neighborhood representatives.
ANALYSIS:
Street Design: Mackinaw Village is accessible by Foster Road, with Algonquin Road and
Mackinaw Drive providing access to units in Part 3 of the subdivision. Consistent with the
original plat approved in 2004, the preliminary plat shows Algonquin Road to be extended
north to the border of the subdivision. Mission Point Road will provide an east-west
connection through the center of the subdivision.
In 2004 when the Mackinaw Village preliminary plat was originally approved, the City's
subdivision regulations required 50-foot right-of-ways for local streets and 4-foot sidewalks.
The City's current subdivision code requires 60-foot right-of-ways for local streets and 5-
foot sidewalks. Because the streets and sidewalks are partially built, staff recommends
continuing the 50-foot street and 4-foot sidewalk widths, except for Algonquin Road north
of Mission Point Road. Algonquin Road will eventually be extended north to connect Foster
Road to the Arn Property and then east to connect to Laura Drive. Because this portion of
Algonquin Road will serve as a collector street for the northern development, it would be
required to comply with the 60-foot street width and 5-foot sidewalk width pursuant to the
current subdivision standards.
Neighborhood Design and Sensitive Areas: The North District Plan promotes the use of
cluster development of this area to preserve the environmentally sensitive features. The
plan suggests conservation design development for the steep slopes and woodlands. As a
result, an OPD5 zoning designation was approved in 2004, which included approval of a
Sensitive Areas Development Plan addressing lot placement and size, tree protection and
3
tree placement, open space, conservation areas, and storm water management. At that
time, lots 72-74,77-75, and 79-82 were also approved for 4-unit townhomes, while lots 71
and 78 were approved for 2-unit townhomes and lot 83 was approved for a 16-unit
multifamily building. The approval also included building designs for all lots except lots 79-
81, which are proposed to have 4-unit town homes with front-facing garages. These lots
have a gas pipe line easement on the north side, making a rear lane difficult. As a result, in
2004, the City agreed to allow the front-facing garages and to work with the applicant to
modify the building elevations and soften the appearance of the garages to reduce the front
yard paving. The Planned Unit Development requires that building designs on these lots are
subject to staff approval.
Infrastructure fees: Water main extension fees of $395 per acre should be address in the
legal papers. There are no Sanitary Sewer fees for this area.
Neighborhood Parkland: Per the zoning code, the neighborhood open space requirement for
all of Mackinaw Village is 1.77 acres. This requirement was fulfilled during the final plat of
Mackinaw Village Part 2 with the dedication of Outlot C, a 1 .8-acre parcel of open space in
the northwest area of the subdivision.
STAFF RECOMMENDATION:
Staff recommends approval of SUB1 0-00014/SUB1 0-00015 the preliminary and final plat of
Mackinaw Village Part 3, a 13-lot 7.89 acre residential subdivision located north of Arch
Rock Road and east of Mackinaw Village Subdivision Part 2 subject to approval of
construction drawing by the Public Works Office and the legal papers by the City Attorney
prior to City Council consideration.
ATTACHMENTS:
1. Location Map
2. Preliminary plat
3. Final Plat
Approved by: ~ ~
Robert Miklo, Senior Planner,
Department of Planning and Community Development
S:\PCD\Staff Reports\2010\sub10-00014 Mackinaw village pt 3
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STAFF REPORT
To: Planning & Zoning Commission
Prepared by: Tabatha Miller, Planning Intern
Item: REZ11-00006
Date: April 7, 2011
GENERAL INFORMATION
Applicant:
North Dodge Partners, LLC and
Iowa City School District
509 S. Dubuque St.
Iowa City, IA 52240
Contact Person:
Kirsten Frey
920 S. Dubuque St.
Iowa City, IA 52244
Phone:
(319) 351-8181
Requested Action:
Rezoning from RDP to P1
Purpose:
To reflect public ownership and
proposed use of the property for
School District offices.
Location:
1725 North Dodge Street
Size:
10,39 acres
Existing Land Use and Zoning:
Research Development Park (RDP)
Surrounding Land Use and Zoning:
North:
South:
Residential (RS 5)
Residential (OPD5) and
Park (P1 )
Undeveloped (C01)
Park (P1 )
East:
West:
Comprehensive Plan:
Research Development Park (RDP)
File Date:
February 25, 2011
45 Day Limitation Period:
April 11, 2011
BACKGROUND INFORMATION:
North Dodge Partners, LLC and Iowa City Community School District are requesting a
rezoning of the subject property to reflect public ownership. The School District is in the
process of purchasing the property and intends to use the property for the central
administrative office, School Board meeting location, food service area and other uses
S:PCD/Staff Reports/ REZ11-00006 1725 N, Dodge
related to the School District. Section 14-2F-1 B-1 of the Zoning Ordinance states that uses
such as schools, parks, police and fire stations, and other civic buildings owned or otherwise
controlled by the County, the City, or the Iowa City Community School District for such uses
will be designated as P1, Neighborhood Public Zone. The P1 zoning designation serves a
notice function to those owning or buying land in proximity to publicly owned or controlled
land,
The subject property was rezoned in November 1988 from Low Density Single Family
Residential (RS5) to Research Development Park (RDP) for the development of a facility
for the Iowa City Press-Citizen. At that time, the rezoning included a conditional zoning
agreement to address concerns such as the environmental sensitive features of the
property, including steep, critical and protected slopes, and preservation of the natural
beauty along the northeast entrance to the city. One condition of the conditional zoning
agreement required compliance with the Iowa City Press-Citizen Development Standards
dated November 2, 1988, with the stated purpose of producing a high quality and
aesthetically pleasing development that complements the site's natural resources and
preserves an environment that is pleasing to occupants, visitors, and neighbors. These
standards specifically address site standards, landscaping, grading and drainage, signage,
parking, outdoor storage, exterior lighting, utilities, and building design.
The applicant has indicated that they have chosen not to use the "Good Neighbor Policy."
ANAL YSIS:
Current Zoning
The current zoning is Research Development Park Zone (RDP), which allows for the
development of office, research, production, or assembly firms, and other complementary
uses, Although some other uses are allowed, office and research uses should predominate
in the RDP zone, Staff feels the Iowa City School District's intended uses are similar to
those typically found in the Research Development Park Zone.
Upon rezoning in 1988, a conditional zoning agreement was also adopted. The agreement
outlines specific regulations concerning site development to ensure the environmentally
sensitive features are preserved and an attractive entryway into the city is maintained. Staff
recommends the current rezoning also be subject to a conditional zoning agreement to
address similar concerns and ensure consistency with the intent of the original zoning and
development standards.
Proposed Zoning
The proposed zoning of Neighborhood Public (P1 ) would reflect public use of the land and
will allow the property to be used for public purposes associated with the Iowa City School
District. Public uses are subject to certain development standards in order to create a
transition between public and private uses. When a P1 zone abuts a residential zone,
buildings and structures may not exceed the maximum height specified for the adjacent
residential zone, In this location the height restriction is 35 feet. Setbacks must be at least
equal to the setbacks of the adjacent residential zone, The P1 zone also contains
requirements for landscaping and screening. The current development on the property
meets all of these standards.
Comprehensive Plan
The subject property is located in the Northeast Planning District, which identifies this area
S:PCD/Staff Reports/ REZ11-00006 1725 N, Dodge
for Research Development Park. The area is also discussed in the North District Plan
because it is located at the boundary of the two districts. The North District Plan and the
Northeast District Plan both mention the area as the location of two major employers, Iowa
City Press-Citizen and ACT. Both district plans also emphasize the need to preserve the
area's natural beauty and maintain the area as an attractive entrance into the city.
The North District Plan identifies Dodge Street as a main entranceway corridor into Iowa
City. Maintaining and enhancing the appearance of the entranceway is recommended.
Views of wooded ravines and well-landscaped office park developments have been
identified as positive features of the area.
The Northeast District Plan has a section that discusses environmental features in the
area, The Plan encourages "development that occurs with consideration of ecological
features, such as protecting critical wildlife habitats, natural terrain, and future green
space,"
At this time, the Iowa City School District has not proposed any major exterior alterations
to the site. If future reconstruction of the site is proposed, staff recommends that the new
development maintains sensitivity to natural features and intended aesthetics as outlined
by the Comprehensive Plan and district plans. Staff recommends the rezoning be subject
to a conditional zoning agreement that requires future site plans to be consistent with the
original intent of the 1988 Conditional Zoning Agreement and the Iowa City Press-Citizen
Printing and Publishing Facility Development Standards. The conditional zoning
agreement should also require maintenance of the current landscaping as a way to
preserve the existing slope and buffer parking from North Dodge Street.
Staff feels the requested rezoning of the subject property from RDP to P1 is generally
consistent with the Comprehensive Plan's RDP designation due to the similar nature of the
School District's proposed uses. However, if the rezoning is approved, the
Comprehensive Plan should be amended at some future time to reflect the public use,
rather than Research Development Park, in order to more accurately reflect the land use.
This can be done the next time the Northeast District Plan is updated or amended,
Neighborhood Compatibility
The site as currently developed appears to be compatible with the surround areas, including
residential neighborhoods to the south, a natural preservation area west and southwest, and
undeveloped commercial office to the east. To maintain neighborhood compatibility, the
existing southern buffer from the residential neighborhood would need to be preserved. The
conditional zoning agreement, as recommended by staff, would ensure any future site
changes would maintain neighborhood compatibility.
Environmentally Sensitive Areas
This property contains some steep, critical, and protected slopes. The protected slopes
should remain buffered and undisturbed, At this time, the School District has not proposed
any major changes to the site. However, staff recommends the rezoning be subject to a
conditional zoning agreement that would ensure any future development would preserve
the site's environmentally sensitive features consistent with the intension of the original
site plan approved in 1988. The conditional zoning, as recommended by staff, would also
require general compliance with the Landscape Plan dated March 24, 1989 and approved
as part of the Site Development Plan for the Iowa City Press-Citizen Office and Production
Facility of 1989,
S:PCD/Staff Reports/ REZ 11-00006 1725 N. Dodge
Traffic, Access, and Street Design
The site currently has one access point off of North Dodge, located near the northeast
corner of the parcel. At this time, the School District has not indicated any intention to
modify access to the site. The conditional zoning agreement, as recommended by staff,
would require any future site plans that may alter the entrance be reviewed to ensure
general compliance with the 1989 Landscape Plan.
STAFF RECOMMENDATION:
Staff recommends approval of REZ11-00006, an application to rezone 10.39 acres of land
located at 1027 North Dodge from RDP to P1, subject to a Conditional Zoning Agreement
that addresses the need to preserve the site's environmentally sensitive features and
maintain the area as an attractive entryway into the city.
Attachments:
1. Location map
2, Aerial photograph
.1.:1"" ,~~ ";'J ~_.,,,?
Approved by: <~ f0-<,J1- / ~/'-
Robert Miklo, Senior Planner,
Department of Planning and Community Development
S:PCD!Staff Reports! REZ11-00006 1725 N, Dodge
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STAFF REPORT
To: Planning & Zoning Commission
Prepared by: Lorin Ditzler, Planning Intern
Item: REZ 11-00007 Lot 50 Village Green Date: April 7, 2011
GENERAL INFORMATION:
Applicant:
Stanley and Douglas, LLC
2346 Mormon Trek Blvd
Iowa City, Iowa 52246
Contact Person:
Matthew Lepic
319-321-7199
Matthew.lepic@gmail.com
Requested Action:
Planned Development Rezoning
Purpose:
Allow 3 car garages on 4 proposed residential
units
Location:
Lot 50, Village Green Part 20
1415, 1419, 1433 & 1441 Village Road
Existing Land Use and Zoning:
Planned Development Overlay Low Density (OPD-
5)
Surrounding Land Use and Zoning:
North:
South:
East:
West:
Residential, OPD-5
Residential, OPD-5
Residential, OPD-5
Residential, OPD-5
Comprehensive Plan:
Southeast District Plan: Low Density Residential
(OPD-5)
File Date:
March 14, 2011
45 Day Limitation Period:
April 28, 2011
BACKGROUND INFORMATION:
The applicant, Stanley and Douglas, LLC, has requested an amendment to a Low Density
Planned Development Overlay (OPD-5) plan to allow three-car garages on four proposed
residential units at 1415, 1419, 1433 & 1441 Village Road. The units are part of Lot 50 of
the Village Green Development, Part 20.
The plat and OPD plan for Village Green Part 20 was originally approved in December 2001
with two-car garages on all units. The OPD plan was amended in January 2005 to allow
three-car garages on 7 out of 19 dwelling units. The approved plan included a note that the
third garage stall must be set back at least two feet from the other garage stalls, in order to
2
provide some articulation along the fac;:ade.
All of the units approved for three car garages have been built and the applicant has
reported that they sold very well. In light of the popularity of the three-car garage units, the
applicant is requesting that four additional units be approved to have three-car garages.
Because this is a planned development overlay with a specific plan, in order to build more
units with three-car garages, it is necessary to amend the previously approved OPD plan.
The applicant has indicated that they have not used the "Good Neighbor Policy."
ANAL YSIS:
The OPD-5 zoning is intended to permit flexibility in the use and design of structures and
land in situations where a conventional development may be inappropriate, and where
modifications of requirements of the underlying zone are not contrary to: 1. The intent and
purpose of the zoning ordinance, 2. The Comprehensive Plan, or 3. The safety and welfare
of the surrounding neighborhood.
The approved plan for Village Green Part 20 allows up to 7 of the 19 units to have three-car
garages, with the remaining units approved for two-car garages. At the time of the
approval, it was found that Village Green housing units were suitable for three-car garages
because they have relatively long areas of green space between structures. The green
spaces were thought to mitigate the effect of the garages. Staff believes that this finding
remains valid.
Staff believes that allowing these three-car garages will not adversely affect the surrounding
neighborhood, or contradict the intent of the zoning ordinance or the comprehensive plan.
The previous requirement that the third garage stall be set back at least two feet from the
other stalls should be retained, to provide some articulation along the fac;:ade. The draft OPD
plan for the proposed units includes this setback.
STAFF RECOMMENDATION:
Staff recommends that REZ 11-00007, a rezoning to amend the Planned Development
Overlay plan of Village Green Part 20 to allow three-car garages on four new units, be
approved.
ATTACHMENTS:
1. Location Map
2. Site Plan
3. Elevation Drawings
Approved by: ~ ~
Robert Miklo, Senior Planner,
Department of Planning and Community Development
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MINUTES
PLANNING AND ZONING COMMISSION
FEBRUARY 28, 2011 - 6:00 PM - INFORMAL
CITY HALL, LOBBY CONFERENCE ROOM
PRELIMINARY
MEMBERS PRESENT:
Charlie Eastham, Elizabeth Koppes, Ann Freerks, Tim
Weitzel, Wally Plahutnik, Josh Busard, Michelle Payne
MEMBERS ABSENT:
None
STAFF PRESENT:
Bob Miklo, Sara Greenwood Hektoen, Karen Howard
OTHERS PRESENT:
None
RECOMMENDATIONS TO CITY COUNCIL:
None,
CALL TO ORDER:
The meeting was called to order at 6:00 PM by Chairperson Ann Freerks.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
None,
COMPREHENSIVE PLAN ITEM:
Public hearing to amend the Comprehensive Plan to the Southeast District Plan for
property generally located south of Court Street, east of Sycamore Street & First Avenue,
north of Highway 6, and west of the city's eastern growth boundary.
Howard noted some changes she had made to the plan which she hoped would clarify the
issues that had been brought up regarding the open spaces in Village Green, Miklo said that the
key to the language is that the homeowners' associations have control over the property and
can use the property as they see fit. Howard said that she thinks it is important to retain the
public input that was received about the need for parks within walking distance of residences.
Freerks said her recollection was that the representative of the homeowners' association was
concerned about playground equipment being mentioned in conjunction with discussions of the
open spaces in Village Green. Koppes said that she is fine with the language as long as it
makes clear that the City does not intend to establish playgrounds or parks on private property
in Village Green. Howard said that she would revisit the parks section to ensure that that
message was consistent throughout.
Planning and Zoning Commission
February 28, 2011 - Informal
Page 2 of 5
Koppes asked if it had been clarified with the owner of Modern Manor that the City did not
intend to eliminate the housing there. Miklo said that he did not think that the owner had actually
read the plan, and had misinterpreted the staff presentation. Eastham pointed out that the text
of the plan does seem to indicate the intent for at least a partial redevelopment of Modern
Manor and Sunset Village in order to get the two collector streets through. Miklo said that the
higher density housing proposed along the connector streets was intended as an incentive to
the property owner to allow for street connectivity, as there is no right-of-way reserved through
the southern mobile home park. Eastham said he does not understand why extending the
street would necessarily require a change in use for the property. Howard said there is no plan
to redevelop this property. Miklo explained that one of the reasons the plan shows a higher
density along those streets is because they are collector streets and the goal would be to get
the individual driveways behind the homes in an alley in order to get the traffic off the street. He
said that would be a lot harder to do with manufactured housing, though it is not impossible,
Howard said that she had spoken with the owner of Modern Manor a number of times
throughout this process. Miklo noted that nowhere in the plan is it indicated that the City intends
to dislocate 500 families.
Eastham suggested that explicitly including manufactured housing as a suitable housing type for
the area might allay those kinds of concerns. Howard said that the whole point of the plan is to
say that if the property owner at some time in the future decides to redevelop it, then the
following things would be suitable housing options for that area. She said that the assumption is
that someone would not purchase land for redevelopment and then put exactly the same thing
on it that was there before. Eastham suggested that the term "mobile home park" be changed to
"manufactured housing" throughout the document. He said that he would prefer not to see
anything suggesting a change in use for properties in the eastern growth boundary in order to
secure a street connection to Wellington Drive, Howard said that the plan is to keep the housing
the way it is now, but to put a placeholder for future uses along an arterial street that are
consistent with similarly situated uses throughout the city, Miklo said that his opinion is that it
makes a lot of sense to show higher density housing along a collector street in the event of
redevelopment, while also showing the existing manufactured housing park. He said that if a
majority of the Commission wants staff to change that, they would be more than happy to do so,
Eastham said that the owner of the manufactured housing park does not agree with that plan
and the property to the east of it has not yet annexed, Howard said that the street is there, has a
right of way, and will go through regardless of the use on either side of it. She said that the
manufactured housing park is just like any other neighborhood in that respect; the street is
stubbed to give notice that it will eventually be going through. Freerks noted that a huge section
of the property currently stands empty. Freerks noted that this is just a concept plan, a vision,
nothing is set in stone. Howard said she did not want to lose sight of the fact that when the road
goes through, it will benefit the people living in the manufactured housing park too. It will provide
them access to the future park and possible school sites and integrate them into the community
rather than keeping them isolated with only one means of street access. Eastham said that he
has no problem with the road going through.
DEVELOPMENT ITEMS:
SUB10-00014/SUB10-00015: Discussion of an application submitted by Craig
Haesemeyer for a preliminary and final plat of Mackinaw Village Part 3, a 13-lot, 7.89 acre
residential subdivision located north of Foster Road on Mission Point Road and
Algonquin Road.
Miklo said the applicant has requested a deferral until the March 1 th meeting. Eastham noted
Planning and Zoning Commission
February 28, 2011 - Informal
Page 3 of 5
that he will be abstaining from that item.
SUB11-00001/SUB11-00002: Discussion of an application submitted by Eye Physicians
and Surgeons for a preliminary plat of EPS First Addition, a 1-lot, .78 acre commercial
subdivision located at 2615 Northgate Drive.
Miklo explained that this property is located on the southwesterly edge of Southgate Drive. The
owner wants to split part of Lot 20 into a new lot, which requires a subdivision, There would be
no new streets or other public infrastructure requirements. Miklo shared a number of
photographs of the property. He said that the subdivision is a fairly simple one. Staff received a
new plat that morning that has some minor technical deficiencies. Miklo said that assuming
those deficiencies are corrected by the formal meeting, staff recommends approval subject to
approval of the legal papers by the City Attorney's Office.
Koppes asked about possible future parking needs and whether they could be met. Miklo
explained that in the event of future redevelopment, adequate parking would have to be
provided when a building permit is applied for,
Payne noted an adjustment that needed to be made to a power-line indicator on the plat.
OTHER:
Payne may not be present at the formal meeting.
Eastham asked if at some point the Commission would be considering the South Central District
Plan to indicate that the Dane property is future parkland. Freerks noted that Jane Driscoll had
called her with some concerns about some of the things voiced in the meeting. At that time,
Driscoll indicated that the South Central District Plan did not necessarily need to be amended
just to show their parkland, but could be amended as needed. Miklo said there was a certain
level of ambiguity about when and if the property will actually be parkland. Miklo said that staff
had looked through their files and could not find any indication of the family sharing the exact
provisions of the will that indicate a conversion to parkland. Greenwood Hektoen said that a
proposal had been submitted to Parks and Recreation that had received general approval, but
there were a lot of conditions that had to be satisfied. Busard asked how Parks and Recreation
could have accepted the property without all of the conditions being satisfied. Miklo said that
Parks and Recreation agreed to accept maintenance of the property if it was ever established
as a park. Freerks said that while it may not be a done deal, the family has put a great deal of
thought and effort into the idea of making their farm a park. She said that the idea is whether or
not we want the Comprehensive Plan to match what the people who own the property are
steering it toward. Plahutnik said that from what he understands it is not that difficult to give
away a piece of land. Freerks said that she disagrees; she said that she knows people who
have tried to do the right thing with a piece of property and found it to be very difficult. Eastham
clarified that his request is that if the Dane family has made an enforceable agreement with the
City that will at some point transfer that land for the purpose of it being a park. Miklo said that he
did not think that was on the table in any event as the park was to be given to a third party.
Greenwood Hektoen said that there has been no binding agreement. Eastham said that he is
not interested in revising the plan then. Freerks said that ultimately the plan should be in sync
with what is going to happen there.
Koppes noted that she would be gone over spring break,
Planning and Zoning Commission
February 28, 2011 - Informal
Page 4 of 5
ADJOURNMENT:
Payne moved to adjourn,
Weitzel seconded,
The meeting was adjourned on a 7-0 vote,
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PLANNING AND ZONING COMMISSION
MARCH 3, 2011 - 7:00 PM - FORMAL
CITY HALL, EMMA HARVAT HALL
PRELIMINARY
MEMBERS PRESENT:
Ann Freerks, Josh Busard, Charlie Eastham, Elizabeth Koppes,
Michelle Payne, Wally Plahutnik, Tim Weitzel
MEMBERS ABSENT:
None
STAFF PRESENT:
Bob Miklo, Karen Howard, Tabatha Ries-Miller, Sara Greenwood
Hektoen
OTHERS PRESENT:
Tom Gelman
RECOMMENDATIONS TO CITY COUNCIL:
The Commission voted 7-0 to recommend approval of an amendment to the
Comprehensive Plan to adopt the Southeast District Plan for property generally located
south of Court Street, east of Sycamore Street and First Avenue, north of Highway 6 and
west of the city's eastern growth boundary.
The Commission voted 7-0 to recommend approval of SUB11-00001/SUB11-00002, an
application submitted by Eye Physicians and Surgeons for a preliminary and final plat of
EPS First Addition, a 1-lot, .78 acre commercial subdivision located at 2615 Northgate
Drive.
CALL TO ORDER:
The meeting was called to order at 7:00 PM.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
None,
COMPREHENSIVE PLAN ITEM:
Public hearing to amend the Comprehensive Plan to the Southeast District Plan for
property generally located south of Court Street, east of Sycamore Street & First Avenue,
north of Highway 6, and west of the city's eastern growth boundary.
Howard distributed a memo detailing proposed changes to the plan based on comments made
by the public and the Commission. Howard noted that the language in the plan that deals with
Planning and Zoning Commission
March 3, 2011 - Formal
Page 2 of 5
open spaces in Village Green had been clarified. Howard pointed out proposed alternative
language outlined in the memo which she hopes will make it more clear that the open spaces
are privately owned,
Howard said that staff would also like to replace the term "pocket parks" with "small
neighborhood parks" in order to broaden the perception of that particular kind of open space,
Staff also tried to incorporate some of the principles and language of the code requirements for
open space in new developments into this district plan, such as the idea that neighborhoods
should be walking distance from some kind of public gathering space.
Eastham asked if staff had intended to remove the term "pocket parks" from the document
entirely, and Howard replied that they did not. They simply wanted to change the title of that
section to "Small Neighborhood Parks."
Howard said that there had been a slight error on the open space map in the Scott Park area
which has since been corrected,
Eastham asked that the term "mobile home" be replaced with "manufactured housing"
throughout, and Howard said that had been done,
Freerks opened the public hearing. No one wished to comment, and the public hearing was
closed.
Payne moved to amend the Comprehensive Plan to adopt the Southeast District Plan for
property generally located south of Court Street, east of Sycamore Street & First Avenue,
north of Highway 6, and west of the city's eastern growth boundary.
Plahutnik seconded.
Freerks invited discussion.
Eastham noted that there had been a wide-ranging discussion about this plan. He said that in
his view the plan is both comprehensive and well thought out. The inclusion of areas for
industrial development has been clearly identified as a community need, as has the buffering of
those industrial areas with green space from potential residential areas, He said that there is
also a lot of attention paid to commercial areas along First Avenue and Kirkwood. Eastham said
that the eastern growth boundary for this plan has turned out to be satisfying both to the
extensive manufactured housing area east of Scott and to the redevelopment of the area east of
that as future residential uses, Eastham said that he feels the plan both preserves manufactured
housing as a modestly priced housing option and plans for the future.
Plahutnik thanked staff for going through the very thorough process involved in creating such a
well-thought out document.
Freerks said that there had been a great deal of community involvement in creating this plan
and she intends to support it.
A vote was taken and the motion carried 7-0.
Freerks asked if anyone who has come and signed into a meeting would be notified that this
issue is moving forward to the City Council. Miklo said that typically that is not the case;
however, we will seek press coverage for the public hearing.
Planning and Zoning Commission
March 3, 2011 - Formal
Page 3 of 5
DEVELOPMENT ITEMS:
SUB10-00014/SUB10-00015: Discussion of an application submitted by Craig
Haesemeyer for a preliminary and final plat of Mackinaw Village Part 3, a 13-lot, 7.89 acre
residential subdivision located north of Foster Road on Mission Point Road and
Algonquin Road.
Eastham stated that he would not be participating in the discussions for this application because
he is a board member of a non-profit that has a purchase-agreement to purchase nearby or
adjacent property.
Miklo said that the applicant is considering some minor changes to the plan and would like to
defer to the March 1 th meeting.
Weitzel moved to defer the item until the March 17th meeting.
Payne seconded.
A vote was taken and the motion carried 6-0 (Eastham abstaining).
SUB11-00001/SUB11-00002: Discussion of an application submitted by Eye Physicians
and Surgeons for a preliminary plat of EPS First Addition, a 1-lot, .78 acre commercial
subdivision located at 2615 Northgate Drive.
Miklo introduced Tabatha Ries-Miller, a graduate student in Urban Planning who is interning in
the Planning Department. Ries-Miller explained that the property was subdivided in 1984.
Sometime after that, a portion of Lot 19 was added to Lot 20 to serve as parking for the existing
medical office on Lot 20. The applicant is now proposing to subdivide the area to create new lot
that will be referred to as Lot 1. The subdivision does not include any proposed streets. The lot
has two access points, one on Lot 19, and one on Lot 20, and no new access points will be
created. There would, however, be a cross-access easement established for access to Lot 1.
Because Lot 1 currently serves as parking for the medical facility consideration will have to be
made as to whether or not there is adequate parking on-site to serve both Lots 19 and 20 if Lot
1 is developed in the future.
Ries-Miller noted that all of the discrepancies and insufficiencies indicated in the staff report
have been remedied and staff is recommending approval of the application,
Miklo noted that the recommendation for approval is subject to the City Attorney's Office
approving the legal papers.
Payne asked if the applicant intended to correct the directional arrow on the plat for the power-
line easement and Miklo said that they had done so.
Freerks opened the public hearing.
Tom Gelman, 714 McLean Street, appeared on behalf of the owners and offered to answer any
questions the Commission might have.
Weitzel moved to approve SUB11-00001/SUB11-00002, an application submitted by Eye
Physicians and Surgeons for a preliminary plat of EPS First Addition, a 1-lot, .78 acre
commercial subdivision located at 2615 Northgate Drive subject to approval of the legal
papers.
Planning and Zoning Commission
March 3, 2011 - Formal
Page 4 of 5
Payne seconded.
A vote was taken and the motion carried 7-0.
CONSIDERATION OF MEETING MINUTES: February 17. 2011:
Busard noted an error in the vote counts.
Plahutnik moved to approve the minutes as amended.
Payne seconded.
The motion carried 7-0.
OTHER:
Greenwood Hektoen noted that the Commission by-laws require the election of officers at the
first meeting in February or soon after. Payne noted that both she and Koppes would be gone
the week of spring break.
Weitzel moved to elect Freerks as Chair, Koppes as Vice-Chair, and Plahutnik as
Secretary.
Payne seconded.
A vote was taken and the motion carried 7-0.
Miklo noted that now that the Southeast District Plan was complete, staff will be focusing on
updating the general Comprehensive Plan with a focus on downtown. He said that they will
likely be bringing the Riverfront Crossings district before the Commission to be considered as
an element of the Comprehensive Plan,
Plahutnik stated that some zoning had been rushed into for the Heironymous Project, and he
did not feel like it had been very carefully considered. He asked that staff carefully consider that
area as they looked at the Riverfront Crossings district.
Freerks asked for an update to be given at some point about what is going on in that section of
Burlington Street, since the University had acquired some property there. Miklo said that
Heironymous Square may come back before the Commission since it is likely that changes will
be made to the plan that had been approved under a conditional zoning agreement. He said
that he did not know the timeframe for when that might come back before the Commission,
ADJOURNMENT:
Payne motioned to adjourn.
Koppes seconded.
The meeting was adjourned on a 7-0 vote.
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