HomeMy WebLinkAbout08-18-2011 Planning and Zoning Commission (2)3 __ . __. ...
Iowa City Planning & Zoning Commission
1 Meeting
Informa ee g
Monday, August 15, 2011
6:00 p.m.
Lobby Conference Room — City Hall
PLANNING AND ZONING COMMISSION
Monday, August 15, 2011 - 6:00 PM
Informal Meeting
Iowa City City Hall
Lobby Conference Room
410 E. Washington Street
A. Call to Order
Thursday, August 18, 2011 - 7:00 PM
Formal Meeting
Iowa City City Hall
Emma J. Harvat Hall
410 E. Washington Street
REVISED AGENDA:
B. Public Discussion of Any Item Not on the Agenda
C. Rezoning /Development Item
REZ11 -00010 & SUB11- 00010: Discussion of an application submitted by Allen Homes for
a rezoning of approximately 13.2 acres of land from Low Density Single Family (RS -5) zone
to Planned Development Overlay — Low Density Single Family (OPD -5) zone and
approximately 9.82 acres of land from ID -RS to Planned Development Overlay — Low
Density Single Family (OPD -5) Zone and a preliminary plat for The Palisades, a 33 -lot,
23.02 acre residential subdivision located at 1729 N. Dubuque Road. (45 Day Limitation
Period: September 10, 2011) This item has been deferred at the request of the
applicant and will not be discussed at tonight's meeting.
D. Rezoning Items
1. REZ11- 00009: Discussion of an application submitted by Apartments Downtown for a
rezoning from Low Density Single - Family (RS -5) zone to Low Density Multi - Family (RM -12)
zone for approximately .88 acres of property located at 2218 Rochester Avenue.
(45 -Day Limitation Period: Waived - Applicant has requested that this item be deferred to
the September 1 meeting)
REZ11- 00012: Discussion of an application submitted by Allen Homes for a rezoning from
Neighborhood Stabilization Residential (RNS -12) zone to Central Business Service (CB -2)
zone for approximately .34 acres of property located at 221 N. Linn Street, 225 N. Linn
Street and 223 E. Bloomington Street and approximately 3200 square feet of property
located on the west side of Linn Street (MidAmerican substation). (45 -Day Limitation
Period: August 27, 2011)
E. Comprehensive Plan Items
1. CPA11- 00003: Set a public hearing for September 1, 2011 to amend the Comprehensive
Plan to change the land use designation from Single Family Residential Stabilization to
Urban Commercial for property located at 221 N. Linn Street, 225 N. Linn Street and 223 E.
Bloomington Street and the MidAmerican substation located on the west side of Linn Street.
2. Set a public hearing for September 1, 2011 to amend the Comprehensive Plan to adopt the
Riverfront Crossings Sub -Area Plan.
F. Consideration of Meeting Minutes: July 18 and July 21, 2011
G. Other
H. Adjournment
Upcoming Planning & Zoning Commission Meetings
Informal August 29 September 12 September 26 October 17
Formal September 1 September 15 October 6 October 20
To: Planning & Zoning Commission
Item: REZ11 -00010 and SUB11 -00010
GENERAL INFORMATION:
Applicant:
Contact Person:
Phone:
STAFF REPORT
Prepared by: Karen Howard
Date: August 18, 2011
Allen Homes
P.O. Box 3474
Iowa City, IA 52244
Jesse Allen
(319)530 -8238
Requested Action: Rezone 13.2 acres of land from Low Density Single
Family Residential (RS -5) to Planned Development
Overlay - Low Density Single Family Residential
(OPD -5); Rezone 9.82 acres of land from Interim
Development Single Family (ID -RS) to Planned
Development Overlay — Low Density Single Family
(OPD -5) and a subdivision of 23.02 acres into 33
single family home lots and four outlots.
Purpose:
Location:
Size:
Existing Land Use and Zoning
Surrounding Land Use and Zoning
Comprehensive Plan:
Neighborhood Open Space District:
File Date:
Planned Development Rezoning to reflect the
sensitive areas on the property. Development of
The Palisades, a 33 -lot single family subdivision
1729 N. Dubuque Road
Approximately 23.02 acres
RS -5 containing one single family home and
outbuildings and ID -RS - Undeveloped
North: Single family residential; RS -5 & RR -1
South: Single family residential & undeveloped;
OPD -8 & IDRS
East: Single family residential, RS -5 & OPD -5
West: Undeveloped; ID -RS
North District Plan indicates single family residential
along an extended Oakes Drive, protection of
sensitive areas, with potential park land on a portion
of the property.
N1 — Dubuque Road
June 30, 2011
45 Day Limitation Period: September 10, 2011
Public Utilities: A portion of the property is served by public utilities,
however, it will be necessary to construct a sanitary
sewer lift station to serve a number of the lots on the
south side of the development. Water service is
available.
Public Services: Public Services are available. Bus service is
provided along Dodge Street.
Good Neighbor Policy: Applicant has held a neighborhood meeting.
BACKGROUND INFORMATION:
The eastern portion of the property under consideration was previously used as farmland and
contains the original farmhouse and several outbuildings. It is currently zoned Low Density Single
Family Residential (RS -5). The western portion of the property is a ravine with a regulated stream
corridor and extensive mature woodlands and steep, critical and protected slopes. Currently, the
land naturally drains into the wooded ravine and through the stream corridor to a stormwater
detention basin located off -site in the Oakes subdivision, located to the north. The wooded ravine
is owned by Anthony Frey and is currently being managed according to a federal forest
management plan. Due to the fact that this property does not have access to streets or public
utilities, this portion of the subject property is zoned Interim Development — Single Family (ID -RS).
The applicant, Allen Homes, Inc., is requesting to divide the eastern portion of the property into 33
single family home lots. The western portion would be platted as an outlot and maintained by the
current property owner, Anthony Frey, according to the existing forest management plan.
The applicant has indicated that they have used the "Good Neighbor Policy" and have had
discussions with neighborhood representatives. The applicant notified the City that the Good
Neighbor meeting was held on July 13, 2011 at the Iowa City Public Library.
ANALYSIS:
Comprehensive Plan and Neighborhood Compatibility: The subject property is located within
the North Planning District. The district plan describes the potential future uses of this property as
follows:
If sewer and access issues are resolved,. there is the potential for additional
development on property directly south of the Williams Pipeline easement and also
on vacant land south of Oakes Drive. The latter piece of piece of property contains
fairly level ground near the street, but is bordered by a wooded ravine. In keeping
with the character of the existing neighborhood, the plan calls for the development
of single family homes or duplexes along the extension of Oakes Drive as it loops
back around and connects to Dubuque Road. The southern portion of this 12.8 -
acre property is shown as future neighborhood park.
The subdivision, as proposed, will consist of single family home lots ranging in size from
approximately 8,500 square feet to 18,000 square feet, with most in the range of 10,000- 12,000
square feet, which is similar to the abutting home lots along Oakes Drive to the north. Existing
development along Dubuque Road consists of predominately single - family homes on larger lots
with extensive front yards that give the area a rural residential character. The proposed
subdivision will contain four home lots and a small neighborhood park that will have frontage
along Dubuque Road. While the home lots proposed along Dubuque Road will be smaller in
size and depth, they will be similar in width to the five home lots located directly across
Dubuque Road.
3
Staff finds the proposed pattern of development, including the small neighborhood park, to be
consistent and compatible with the Comprehensive Plan and the surrounding neighborhood.
Current Zoning: The current zoning of the eastern portion of the property is RS -5, Low Density
Single Family Residential, which is primarily intended to provide housing opportunities for
individual households on lots that are 8,000 square feet or greater in size. The portion of the
property zoned Interim Development allows only minimal development. The Interim Development
Zone is a default zone which is used for undeveloped areas where City services are not yet
available.
Planned Development Overlay Rezoning and Level II Sensitive Areas Review: The 9.82
acres of land that is labeled Outlot A on the proposed plat and a small parcel of land that will be
dedicated as right -of -way for Oakes Drive is currently zoned ID -RS. If the subdivision is
developed as proposed, then sewer, water and street connections will be available to serve this
property, so the Interim Development zoning designation is no longer necessary and a rezoning to
a designation of RS -5, which is consistent with the surrounding zoning would be appropriate.
However, this land contains steep, critical, and protected slopes, a regulated stream corridor and
is covered entirely by mature woodland. Therefore, other than the grading that is necessary to
extend Oakes Drive and to extend sanitary and storm sewer to serve the subdivision, it should
remain a conservation area, subject to the protections afforded by the City's sensitive areas
ordinance. Development activity, as defined in the zoning ordinance will not be allowed, unless at
some future date a modification is approved through a subsequent sensitive areas rezoning
process. For the foreseeable future Outlot A will continue to be owned and maintained by the
current owner, Anthony Frey, according to a forest management plan he has entered into with the
federal government, which allows some select cutting and other practices consistent with
maintaining a healthy forest. Staff notes that timber management practices consistent with
International Society of Arboriculture are allowed, but clear- cutting, grading, modification of the
stream corridor, or other development activity would not be allowed in the conservation area.
The sensitive areas ordinance requires preservation of 50% of the regulated woodlands in the
proposed subdivision. In addition, the ordinance states that "encroachment of construction areas
into steep and critical slopes must be minimized" and that "to the extent possible, woodlands
located on steep or critical slopes must be given the highest retention priority." While the wooded
areas that will be preserved in Outlot A will satisfy the 50% woodland retention requirement, staff
recommends that the wooded ravine containing critical slopes that is located in the rear yards of
what will be lots 8, 9,30, and 31 be designated a conservation area where no development activity
will be allowed. Such a conservation area will protect the critical and protected slopes in the
wooded ravine that extends all the way to the stream corridor at the base of the hill and will
prevent inappropriate activities, such as tree clearing, grading, filling or construction that might
cause serious erosion and destabilization of the slopes. The proposed plat illustrates a 60 -foot
conservation easement in the rear yards of the aforementioned lots. Staff recommends that this
easement be widened to 100 feet to encompass more of the critical slopes. Given that the lots
are approximately 180 feet deep, a 50 -foot conservation easement that covers the steeply sloping
ravine at the rear of each of the lots would still leave a considerable amount of buildable area on
these lots on which to build homes.
In order to extend Oakes Drive and install stormwater drainage facilities, it will be necessary to
disturb some of the protected slopes and protected slope buffers on Outlot A. The sensitive
areas ordinance allows essential public utilities such as storm and sanitary sewers, water
mains, gas, telephone and power lines, and storm water detention facilities within protected
sensitive areas and associated buffers, provided the facilities will not be detrimental to the
functioning of sensitive areas or associated buffers, or pose a public safety hazard. The North
District Plan illustrates the extension of Oakes Drive through this property. Staff concurs that
Id
the extension of Oakes Drive will be beneficial to the traffic circulation in the area and was
anticipated when the street was stubbed to the property line Similarly, staff finds that the
stormwater drainage system planned for the proposed subdivision is necessary for reasonable
development of the property and would likely be less damaging to sensitive features than
requiring a detention basin on site. Adequate erosion control measures will need to be installed
prior to installing this infrastructure and once installed any land that was disturbed will need to
be restored and re- planted with appropriate vegetation to stabilize the slopes that were
disturbed.
Subdivision and Street Design: The applicant is proposing to extend sewer and water service
to the property and construct the streets necessary to provide for traffic circulation and access to
serve a subdivision of 33 single family home lots and four oulots. Home lots would be situated
along an extended Oakes Drive that would loop back toward and intersect with Dubuque Road. A
second east -west street, Coronado Lane, would provide access from Dubuque Road to home lots
in the southern portion of the property. It will be necessary for the applicant to construct a sewer
lift station to provide sewer service to these southern lots. A short north -south street, Avalon
Place, would provide a connection between Oakes Drive and Coronado Lane. Outlot A consists
of wooded ravine and stream corridor that will provide as an area for stormwater drainage. Rather
than building a stormwater detention basin on site, storm water will be captured in the storm
sewers along the streets and will flow through a pipe to the base of the ravine, where it will outlet
into the stream corridor that flows north to a detention basin located in in the Dean Oakes
subdivision. Outlots B and D will contain clustered mailboxes for the homes in the subdivision.
Outlot C will be dedicated to the City for a small neighborhood park, which will satisfy the
requirement for neighborhood open space.
All lots meet or exceed the minimum lot dimensions required in the RS -5 Zone. The lot and
block pattern complies with the subdivision code standards for block length and lot pattern and
does not contain any double- fronting and irregular shaped lots. The streets have been designed
to meet local street standards. Oakes Drive will be 28 feet in width, which is consistent with the
pavement width of the existing street. Avalon Place and Coronado Lane will have street
pavement width of 26 feet. A consistent 60 -foot right -of -way will be established throughout the
subdivision. It should be noted that the right -of -way width for the existing Oakes Drive is 50
feet. To meet the current 60 -foot right -of -way standard, the right -of -way will be adjusted at the
subdivision boundary (near lot 29) by 5 feet on either side. In addition, the sidewalk width
standard is now 5 -feet, so the sidewalk will also need to be tapered and its location adjusted to
meet the new standards. This transition will occur on Lot 29, which will be the only lot affected
by these minor adjustments.
The street pattern meets the subdivision requirements for connectivity while respecting the
topography of the area. Extending Oakes Drive will improve traffic circulation and secondary
access in the neighborhood. The cul -de -sac at the end of Coronado is an appropriate street
design in response to the rugged topography on the western portion of the property, which
makes it impractical to extend the street further to the west. The cul -de -sac will extend
approximately 350 feet from its intersection with Avalon Place, so is well within the 900 foot
limitation set forth in the code. In the future it may be possible to subdivide the area of Outlot A
located at the end of the cul -de -sac into one to three additional residential lots without
disturbing significant sensitive areas.
Neighborhood parkland or fees in lieu of: The proposed subdivision is in the Dubuque Road
Neighborhood Open Space District (N1), which currently contains no parkland. Based on the size
of the subject property and the allowed development density, 0.54 acres of open space is required
to satisfy the neighborhood open space ordinance. Outlot C, which is 0.54 acres in size, will be
dedicated to the City for a small neighborhood park. At their meeting on August 10, The Parks
and Recreation Commission voted to accept the proposed park to satisfy the open space
5
requirement. The location of the park at the corner of Dubuque Road and Oakes Drive will be
highly visible and accessible to area residents. The land for the park is relatively flat and
therefore, it should be suitable for passive or active outdoor activities. The park design and
facilities will be determined with the input of the surrounding neighborhood residents after the land
is dedicated to the City.
Storm water management: The plat shows that stormwater will be directed to the storm
sewers installed along the streets in the subdivision and the storm sewer will be extended to the
bottom of the ravine in Outlot A, where it will outlet into the stream corridor. This stream corridor
flows north through the Dean Oakes subdivision where a detention basin has been constructed
just south of the embankment for Interstate 80. The applicant is in the process of obtaining
drainage easements from the two owners of property through which the stream corridor flows.
In addition, the detention basin will need to be resized to handle the drainage from the
proposed subdivision. The City requires that detention basins be sized to handle a 100 -year
storm event. The City Engineer's Office has indicated that additional easements from property
owners adjacent to the detention basin willed be needed to accommodate the detention needs
projected for such a storm event. All of these required easements will need to be secured prior
to final platting any portion of the subdivision.
Sewer and Water: A water main extension fee of $395 per acre will be required at the time of
final plat.
Mailbox Cluster Locations: Outlots B and D are intended locations for mailbox clusters for the
subdivision. Staff finds these locations to be satisfactory. The developer will install the mailboxes
in accordance with City and post office specifications. It will be the responsibility of the
homeowner's association to maintain them over time.
STAFF RECOMMENDATION:
Staff recommends approval of REZ11- 00010, a rezoning of approximately 13.20 acres of land
from Low Density Single Family (RS -5) Zone to Planned Development Overlay — Low Density
Single Family (OPD -5) zone and approximately 9.82 acres of land from ID -RS to Planned
Development Overlay — Low Density Single Family (OPD -5) Zone and a preliminary plat for The
Palisades, a 33 -lot, 23.02 acre residential subdivision located at 1729 N. Dubuque Road,
provided that the conservation easement located on lots 8,9,30, and 31 is increased to 100 -feet
in width (50- foot -wide easements on each lot) so that more of the critical slopes in this wooded
ravine are protected from development activity and necessary off -site easements are secured
prior to final plat. Staff also recommends approval of the associated Sensitive Areas
Development Plan, with the change to the conservation easement noted above. Said plan must
be recorded as a part of the planned development overlay rezoning.
DEFICIENCIES AND DISCREPANCIES:
Staff has not had time to review the most recent plat submittal, which was received on the day this
report was finalized. If there are any discrepancies or deficiencies on the revised plats, they will
need to be corrected prior to the Commission's vote.
ATTACHMENTS:
1. Location Map
2. Preliminary plat and sensitive areas development plan
Approved by: �� ; �1'-�
Robert Miklo, Senior Planner,
Department of Planning and Community Development
A 1
x A 1
HT Win
C/
Ag
W ' m
lit"
41
Aq
11 lit!
:1
'f) CD 9 1 111, ' "$ la
Y.
51161
Z
04jY.
z u
0.
r- I
,4 o
C3.
cl
U)
o- FO
12
A 1
x A 1
HT Win
C/
Ag
W ' m
lit"
41
Aq
11 lit!
:1
'f) CD 9 1 111, ' "$ la
Y.
51161
Z
04jY.
z u
0.
r- I
,4 o
C3.
cl
STAFF REPORT
To: Planning & Zoning Commission Prepared by: Robert Miklo
Item: REZ11- 00012/CPA11 -0003 Date: August 18, 2011
221 & 225 N. Linn Street
223 E. Bloomington Street
GENERAL INFORMATION:
Applicant: Allen Homes
P.O. Box 3474
Iowa City, IA 52244
Owners: Jeff Maske & Carlan D. Miller - 225 N. Linn St.
William & Judith Terry — 221 N. Linn St.
Clarence & Julie Leichty — 223 E. Bloomington St.
Contact Person: Jesse Allen
Phone: (319)530 -8238
Requested Action: Comprehensive Plan amendment from residential to
commercial and Rezoning from RNS -12 to CB -2
Purpose: To allow development of a new mixed -use building
with ground floor commercial and upper level
apartments
Location:
Size:
Existing Land Use and Zoning:
Surrounding Land Use and Zoning
Comprehensive Plan:
File Date:
45 Day Limitation Period:
BACKGROUND INFORMATION:
Southwest corner of E. Bloomington & N. Linn St.
221 & 225 N. Linn Street, 223 E. Bloomington Street
and the MidAmerican substation
0.34 acres and .07 acres (MidAmerican substation)
Two - Family & Multi- family / Neighborhood
Stabilization Residential (RNS -12) Zone
North:
Residential; RNS -12
South:
Commercial; CB -2 & CB -5
East:
Commercial; CB -2
West:
Residential; RNS -12
Central District Plan shows the area as Single
Family Residential Stabilization
July 14, 2011
August 27, 2011
2
The proposed development will combine three properties that currently contain a duplex that
fronts on North Linn Street, a four -plex located on the corner of North Linn Street and
Bloomington Street and another duplex that fronts on Bloomington Street. The applicant is
requesting to rezone the properties to Central Business Service (CB -2) and intends to take down
the three existing residential buildings and construct a mixed -use building that would include
storefront commercial spaces on the ground level that would be oriented toward Linn Street and
two floors of apartments above. Parking required for the development would all be located within
the structure. A basement level of parking intended for the residents would be accessed from the
east -west alley via a ramp. Parking for the commercial space would be provided on the ground
level floor of the building behind the storefront commercial spaces via an access drive from
Bloomington Street.
There is a MidAmerican substation located on the west side of Linn Street adjacent to the alley.
To prevent the creation of an island of RNS -12 zoning staff recommends that if this rezoning is
approved, that the MidAmerican property also be rezoned to CB -2.
The applicant has indicated that they have chosen to use the "Good Neighbor Policy" and held a
neighborhood meeting on August 11.
ANALYSIS:
Current and Proposed Zoning: The current zoning of the property is Neighborhood Stabilization
Residential (RNS -12). The purpose of the RNS -12 zone is to stabilize neighborhoods by
preserving their single - family character. Provisions in the zone prevent the conversion or
redevelopment of single - family uses to multi - family uses. However, existing conforming multi-
family uses retain their conforming status when rezoned to RNS -12. These properties were
rezoned from Low Density Multi- Family Residential (RM -12) to RNS -12 in 1995. These properties
were converted to multiple units prior to that time. The three buildings contain a total of 8 dwelling
units and 17 bedrooms. Most of the backyards have been paved over for use as parking lots.
The two buildings on Linn Street have had extensive exterior remodeling that removed or covered
up historic architectural details.
The proposed Central Business Service (CB -2) zone is intended to allow the orderly expansion of
the Central Business District, to serve as a transition between the intense land uses located in the
Central Business District and adjoining areas, to enhance the pedestrian orientation of the center
of the city and to provide suitable peripheral locations for auto - oriented commercial and service
uses. The zone is intended to accommodate mixed land uses but at a lower intensity than the
other Central Business Zones (CB -10 and CB -5). The zone allows a variety of commercial uses
including retail, services, restaurants and office uses. Commercial uses are required on the
ground floor and allowed above the ground floor. The CB -2 zone allows residential uses on the
upper floors at a density of 1 unit per 875 square feet. Residential uses are not allowed on the
ground floor. If the proposed rezoning is approved, these properties would be allowed up to 16
dwelling units total.
Comprehensive Plan: The Comprehensive Plan and Central District Plan show this area as
Single- Family Residential Stabilization. The properties to the east and south are shown as Urban
Commercial. A Comprehensive Plan amendment to extend the commercial designation to the
west side of Linn Street will be necessary if the proposed rezoning is to be approved. Staff
recommends that the Planning and Zoning Commission set a public hearing to amend the
Comprehensive Plan and Central District Plan for the September 1 meeting.
The Central District component of the Comprehensive Plan discusses this area under Northside
Marketplace on pages 55 to 59. Northside Market Place is characterized by its historic mixed use
buildings and small -scale locally owned specially shops and restaurants. The Plan notes that
3
development should be sensitive to the neighborhood history and architectural significance.
Participants in the Central District planning process wanted to encourage development of one and
two - bedroom apartments that are attractive to longer -term apartments rather than dorm -style
apartments typical near downtown. The Plan also discusses the need to provide sufficient parking
spaces to meet the demand for both commercial and residential uses in the area.
Traffic and Access: The concept plan illustrates two parking areas. Twelve parking spaces
for the commercial uses are shown on the ground floor in the western part of the building with a
driveway from Bloomington Street. Twenty three parking spaces are proposed below the
building with a ramped driveway from the alley that intersects with Linn Street. The alley is a
20 -foot wide and paved with brick. The 20 -foot width is typical for a downtown -area alley. The
brick surface is atypical. The brick has settled in several areas particularly in the wheel tracks,
but is wide enough for two -way traffic. The alley will need to be reconstructed from Linn Street
to the driveway access for this property.
Conclusion: In staff's opinion extending the commercial designation and CB -2 zoning to the west
side of Linn Street would be consistent with the intent of the goals and objectives for the Northside
Marketplace, provided that issues discussed in the Central District Plan are addressed in a
Conditional Zoning Agreement (CZA). Zoning both sides of Linn Street to CB -2 would be
consistent with the zoning policy of changing zoning at the rear and side lot lines rather than along
street frontages. Commercial uses along Linn Street would help link Pagliai's Pizza to the
commercial uses farther south on Linn Street.
The applicant has submitted a concept plan showing how he intends to develop the property if it is
rezoned. This concept could be the basis of a zoning agreement. The concept is generally
consistent with what staff would recommend for a zoning agreement, but there are some details
regarding the building design and landscaping that will require further refinement. Because of the
necessary Comprehensive Plan amendment, this rezoning will need to be deferred to the
September 1 meeting. Further details regarding the concept plan and CZA should be developed
before the Commission's vote at that meeting.
STAFF RECOMMENDATION:
Staff recommends that REZ11- 00012, an application to rezone 0.34 acres located at 221 N. Linn
Street, 225 N. Linn Street and 223 E. Bloomington Street and approximately 3200 square feet
of property located on the west side of Linn Street (MidAmerican substation) from RNS -12 to
CB -2 be approved subject to a comprehensive plan amendment changing the plan map to show
the area as Urban Commercial and a Conditional Zoning Agreement that addresses: 1.) the
number bedrooms per unit, 2.) design of the building, 3.) installation of landscaping, street
furniture, and bike parking facilities that are compatible with the recently installed Northside
Market Place features and 4.) improvement of the alley that will provide access to the parking
area.
ATTACHMENTS:
1. Location Map
2. Rezoning Exhibit
3. Concept Plan
Approved by:
Steve Long for Jeff Davidson, Dir ctor
Department of Planning and Community Development
a
Ii
0
•
OR IN ■�1 ■ ■ ■�1�_
Z
I�i
Q Z ✓ VI 'All0 emol
Z SIV1143HIS3W0H N311V
W ti a N311V 3SS3F
wQO T -NSJ 1S N N I I a-
2 U
Of
0
o - z
J Ln Q
W � �
af Z
cn W O
m Q U
<t M
O ul
Of
U r
w�cn
ran(
4 u Of
E CD
wg -5H
�1 .8 �
9
z � �
z z >
O O ✓� Q z 4 J O Q
r_. Of � Z O p Z¢ (� ¢ 0 2
�p � n F- U U Q d Z W VI Q
ww UCn w� CJ a 0U cnO
W CO LO -
3:Z 7 Y O> t0 l0 Vl N
Z ^ Q M N M
(
d
C
>
d�
-
-
>
(D
C
Cn
>
o
c a o
a_
-- c F
n N
u
_U d Q d
C U U
(/) d d d d d d n
T
CD
N¢
O O O 4J
>-. 7 d =3 (1
J
O d
O >
O
C.
O O O C
C Q,) O d d
V ..� .`� .� 0
O
x
�C�i�
nom-
mww��
N d CO
I� C( :: 61 .- -
^J •�) '1 1.1-, CSr I�
00
Q
Q Q Q Q Q
Q Q Q
Q
Of
0
o - z
J Ln Q
W � �
af Z
cn W O
m Q U
<t M
O ul
Of
U r
w�cn
ran(
4 u Of
E CD
wg -5H
�1 .8 �
9
z � �
z z >
O O ✓� Q z 4 J O Q
r_. Of � Z O p Z¢ (� ¢ 0 2
�p � n F- U U Q d Z W VI Q
ww UCn w� CJ a 0U cnO
W CO LO -
3:Z 7 Y O> t0 l0 Vl N
Z ^ Q M N M
-el Z �-
CLI
zQv
Mg
i F
OJ
1 00
� r—
(D
I -------------
U)
V
cl
Ix
Z9
C14 rn 0
Cl) IT (.)
C14 — 0)
VI Apo emol
SlV1N3d/S3VYOH N311V
N311V 3SS3r
IdIDNOO *IS NNII
n.
o
F-
0
Q
M
C14
CN
O
CN
IN
0)
�2
C�,
El
1 -SRI
HIM
uloll -
C
75
n
7:3
ol
�
(7) .i
Q)
=D
L)
L)
'IT
0
0
C)
C)
n.
o
F-
0
Q
M
C14
CN
O
CN
IN
0)
�2
C�,
El
1 -SRI
HIM
uloll -
C
75
n
7:3
ol
�
(7) .i
Q)
=D
k 2 § e 9a _l
®� ` I � ��3r «
«» ®
id]ONO\ 'IS \\/ } !\
2 U
§�
\
,!� }
k2 k\\
\ }!) }f
|S)})
!G,#
§!! }!|
lI
§
y
�
0
�
a
.§
«
E
E
0
v
VI 'Al!o emol
() Z SlViN3d /S3W0H N311V
W /H^ N311N 3SS3f
zQ� fr 1dION00 '1S NNII .9;? of Q
w�
fa � � c9
w 9 C G
M l
c
0 Cl-
a�
a�
J
C
i
d
L� I�
Q z V1 40 emol
SlVINTWSW OH N311V
W ^ N311V 3SS3f - E N
it o o a
wWO tr, 1dIA03 '1S NNII o Q
zQ�
2�3 E
°4
6�a�sgs
c
n
-i
c
a�
E
0
Q
Q
� o
C
O -
U
cn �
k 2 « »o _l
B, w a/ 3r ¥
+ b % .\}
w Q q !:! !; IdION0\ ƒ\ \\/ !± !7 !
II II jl f!�) /«
�!G
I ( \ \ ! ^!!f
|$)7 G
!!|,S
II II it 222222
;
�
��.
I�
I�
I�
Z
w ~a
w
zQo
Vi '/�i:) emol
SIV1N38IS31NOH N311V
N311V 3SS3f
p ld13NO3 '1S NNII
Imo
1 a Q
s Al
wz qt5
yy �a
g Ss
C
O
O
_O
W
i C
i C
_0
m x
Q Z VI 'Al!O FMOI
(� SlV1N3WS3W0H N311V
N311V 3SS3f
zQO fr 1dIONOO '1S NNII
i
i
i
i
c
O
O
W n
Qi Y
2
�w��IDg
Lz �y�o
6�a��ga
2 / VI &o _l
`® ^ _{,� v
aa ;
.\ � ! CT)
/ q !/\ !\ id]ONC\ ƒ\ NNII \{ !} !
\
I�
I�
I�
I�
I
I
I
I
I
i
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I §
I �
� wy
�
I � \
I
I
,
f)� �
! :$!]
ifh#
fif7 /
WHY
H m
!!!
City of Iowa City
MEMORANDUM
Date: August 12, 2011
To: Planning and Zoning Commission
From: Robert Miklo
Re: Riverfront Crossings
In January staff and the consulting team for Riverfront Crossings presented the Sub -Area
Plan for the portion of Riverfront Crossings located adjacent to and including the North
Wastewater Treatment Plant. We are now beginning to work on a detailed plan for the
remainder of the Riverfront Crossings District. We recommend that the Sub -Area Plan be
adopted as a part of the Comprehensive Plan to provide guidance for those interested in
redevelopment in the area. The Riverfront Crossings Sub -Area Plan may be viewed on the
City's website at http: / /www.icgov.org /default /fs / ?id =2094 - under documents click on 2011
Riverfront Crossings Framework Plan.
Your August 18 agenda includes setting a public hearing for the September 1 meeting for
consideration of an amendment to the Comprehensive Plan to include the Riverfront
Crossings Sub -Area Plan.
PLANNING AND ZONING COMMISSION PRELIMINARY
JULY 18, 2011 — 6:00 PM — INFORMAL
LOBBY CONFERENCE ROOM, CITY HALL
MEMBERS PRESENT: Charlie Eastham, Ann Freerks, Elizabeth Koppes, Michelle Payne,
Tim Weitzel, Carolyn Stewart Dyer
MEMBERS ABSENT: Wally Plahutnik
STAFF PRESENT: Bob Miklo, Nick Benson, Becky Soglin, Karen Howard, Sara
Greenwood Hektoen
OTHERS PRESENT: None
RECOMMENDATIONS TO CITY COUNCIL:
None.
CALL TO ORDER:
The meeting was called to order at 6:00 PM.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
None.
REZONING ITEMS:
REZ11- 00005: Discussion of an application submitted by Melrose Retirement Community,
LLC, for a rezoning from Planned Development Overlay Medium Density Single Family
(OPD -8) zone to Planned Development Overlay Low Density Multi - Family (OPD /RM -12)
zone for approximately 10.0 acres of property located at 350 Dublin Drive.
Miklo introduced Nick Benson, a graduate student in Urban and Regional Planning doing an
internship with the Planning Department. Benson presented the staff report.
Benson explained that the application is to rezone this property to allow for an addition onto the
assisted - living area of the retirement community. Benson said that the Comprehensive Plan
and the Southwest District Plan both identify this location as ideal for low- density multi - family
residential housing; the RM -12 rezoning would comply with these plans.
The proposed addition is off the southeast wing of the assisted - living area of the facility and
would include nine units. Benson said that the parking and drive configurations shown in the
plans will satisfy the parking requirements of the zone.
Planning and Zoning Commission
July 18, 2011 - Informal
Page 2 of 5
Benson said that the applicant is proposing the use of materials and design features that are
similar to the current structure.
Benson said that the biggest issue with the property is the stormwater detention facility located
along the south and east sides of the structure. Because the addition and the drive will extend
into the current location of the stormwater detention facility, it will have to be reconfigured.
Benson said that the applicant is working with the Engineering Department to address technical
discrepancies with the current plans,
Benson said that staff recommends deferral if the technical discrepancies are not resolved by
the formal meeting. If those issues are resolved, then staff would recommend approval.
Koppes asked if Benson knew how the facility intended to handle parking issues for residents
while construction was underway. Miklo said that he believes the effected parking is visitor
parking as most of the resident parking is inside. Benson said that his understanding is that the
facility has far greater parking- capacity than is actually required by code. Koppes asked Benson
to confirm that parking will not be an issue during construction.
Eastham asked if the stormwater management facility served this property only, or if there were
other properties that fed into it. Miklo said that he believes it serves this property only, but he
would confirm that prior to the formal meeting.
Freerks asked about the large, windowless expanse on one side of the building. Miklo said that
staff could check into it with the applicant. He said that he believed that wall had bedrooms
along it so it may be possible to add windows.
REV 1- 00009: Discussion of an application submitted by Apartments Downtown for a
rezoning from Low Density Single - Family (RS -5) zone to Low Density Multi - Family (RM-
12) zone for approximately .88 acres of property located at 2218 Rochester Avenue.
Becky Soglin, graduate student in Urban and Regional Planning, presented the staff report.
Soglin noted that the area in which the subject property is located has a large variety of zoning.
She said that the Comprehensive Plan and the district plan for the property do support low -
density multi - family in the area and along arterials. It was noted that the property is located
along the border of two planning districts, though it is covered under the Central District.
She said that the existing structure is a bungalow built in 1930, and there is no indication of
historical significance for the home. Freerks asked if there had been any conversations with the
adjacent property owner, as it was possible that putting a multi - family structure on this lot might
make the next door neighbor an island of single - family residential. Soglin noted that this
particular area has a lot of mixed uses, and this rezoning would be compatible with the existing
neighborhood.
She said that the property is largely flat with a large slope at the back.
Staff's main concern with the application is the access issues that could be created by the
property. Staff recommends that the access be from Rochester on the far west side of the
property. Freerks said she would like to know whether the trees buffering the adjacent homes
would remain in place.
Planning and Zoning Commission
July 18, 2011 - Informal
Page 3 of 5
Koppes said that she would like to see a site plan for this property, especially given the fact that
there are two single - family houses next door. Koppes said that the property will also be seen by
a lot of people traveling in and out of the community, so it is important that it is also aesthetically
pleasing. Freerks asked staff if the Commission could require site plan review for this
application. Miklo said that the City could place conditions the rezoning if the conditions were
necessary to address a public need. Koppes said that this is a busy, arterial intersection that it is
a gateway into the city. She said that qualifies as a public need. Greenwood Hektoen said that it
is good to consider whether or not the use would be compatible with the neighborhood, but the
final decision should be based on land -use issues. Miklo said that staff did discuss the
possibility of recommending that the rezoning be tied to a concept plan and building design, but
decided that because the property was in the Central Planning District, which has multi - family
design standards, that it was not necessary. He said that if the Commission wanted design
concerns to be addressed as part of the rezoning they should identify the issues and staff would
work with the applicant to address them.
Koppes asked about protections for the nearby single - family homes. Miklo said the applicant
has indicated that he may have a site plan by Thursday. Weitzel said that he would like to know
what the Commission's duty was in terms of protecting the adjacent property owner's.
Greenwood Hektoen said the Commission is required to consider compatibility with the
neighborhood. Freerks said that having a buffer and transition between the RS -5 and the RM -12
would be appropriate. There was an extended discussion on the driveway access, the best
placement for it, and the need for an easement in case it was later determined that shared
access was required. Payne requested a plat in order to actually see locations of structures and
roads. Freerks said that the two arterials complicated things in terms of access, and the two
single - family homes complicated things in terms of zoning and buffering. Miklo noted that there
is a code requirement for a buffer between single - family and multi - family. Koppes said she
would like to know why there are no balconies or windows on the side of the building hat is
adjacent to the single family homes..
Weitzel asked how staff came to the conclusion that the property was not historic. Miklo
explained that as a matter of practice staff reviews properties for historic significance if they are
more than 50 years old. Weitzel asked what criteria were used to determine the property was
not historic. Miklo said that the discussions include architectural or historic significance
associated with the property. He said that staff did not delve deeply into the issue. Miklo said
that what staff tries to determine is whether the structure is of such significant local historical
merit that it should be prevented from being torn down. Weitzel said that he believed the
processes for City departments, boards, and commissions determining historical significance
should be consistent. Greenwood - Hektoen said that at this point no one has expressed a desire
to save the home on historical grounds. Miklo said that the property is not in a historic district,
and has not been designated as a landmark. Weitzel said that he is simply trying to get
consistency in standards and terminology regarding historical significance.
Freerks noted that a vote did not have to be taken at the formal meeting.
CODE AMENDMENT ITEM:
1. Discussion of an amendment to the Zoning Code to clarify the definition of
enlargement/expansion as it relates to alcohol sales- oriented uses.
Karen Howard explained that the state of Iowa recently changed the law to allow convenience
Planning and Zoning Commission
July 18, 2011 - Informal
Page 4 of 5
stores and gas stations to sell hard liquor. Because of this change in the law, the City needs to
clarify the definitions in its own code. Howard said that the change in definition will effectively
prohibit downtown businesses that do not already hold liquor permits from expanding their
businesses to include liquor sales. Eastham asked if it was then possible that a downtown
convenience store could apply for and be granted a liquor permit by the state of Iowa, but would
be prohibited from using the permit due to local zoning code. Howard said that the state allows
local governments to set their own spacing requirements in zoning codes. It was noted that the
spacing restrictions only apply to the downtown area.
2. Discussion of an amendment to the Zoning Code to allow pet supply stores in the
Intensive Commercial (CI -1) zone.
Howard explained that the City has received two requests to locate pet stores in CI -1 zones.
Howard said that one of the reasons the CI -1 locations are desirable for pet supply stores is that
there are often veterinary clinics and grooming businesses in that zone and it is advantageous
for the pet suppliers to locate near those kinds of businesses. Howard said that all of the other
animal - related commercial uses are allowed in the CI -1 zone, and this code amendment would
allow pet supply stores to locate there as well. Payne asked for an example of a CI -1 zone.
Howard said that there is a CI -1 zone located on Gilbert Street just north and south of Highway
6. Howard said that the zone includes auto - repair shops and some of the more land intensive
type of uses.
OTHER:
Miklo said that as part of the Comprehensive Plan update, staff is reviewing demographic data.
In the Commissioners' packets there was a memo pertaining to the demographic figures that
were released from the last Census. He noted that the Baby Boomer generation is the fastest
growing segment of the local population and the Commission will likely see the implications of
that in zoning requests and planning matters. Benson said that the percentage of older
residents in Iowa City has increased dramatically in the last ten years; those in the age group
54 -64 years old grew by 81 % between 2000 and 2010, and the population of those 65 and older
grew by 26 %. Benson said that a great deal of the increase is due to aging Baby Boomers, but
also in part due to the fact that Iowa City has been identified in national publications as a very
attractive place to retire. Benson said these demographic figures are helpful in guiding policy
decision, and there was a great deal of discussion about what the implications for the
community might be. Benson noted that more specific local data will be available in the fall.
ADJOURNMENT:
Payne motioned to adjourn.
Weitzel seconded.
The meeting was adjourned on a 6 -0 vote (Plahutnik absent).
z
V5
U)
�O
0
U L
Zw�
Z z N
Na
D
06
C9 W W
z�
2Q
z
a
Z
H
W
W
O
CD
Z
H
W
W
Q
w
O
LL
z
i
X
X
X
X
III
0
Lu
0
X
i
OXXOXXX
�+
�XXXXpX
ti
i
1
LLJ
O
X
X
X
X
6
X
X
i
X
0
X
X
X
X
MX�XXXXXX
N
X
i
X
X
X
X
O
X
MX
!
XXXXXX
NX
XXXXXX
N
X
i
X
X
X
X
X
X
co
�V=
�COe-
MNLnInM
wa00Ln
U')
LO
)0W)
LnLn►n
LO
0
�XCD
00oo000
w
W
H
>-
J
mz�
W
�
W
�
D
z
w
W
JQ
J
=>-Qz
co
OOUQ�2
J
=
Z
2
w
7
W
UY
Q
t
c
W
2
z
J
w4DPwaz
�U
=OYCWLIJD
=H
Lu
wQd
N
>>-Qw0QJw
W
-
waz
a
=�
2
CO)
w
LUCL
-Q-
Q�
>-
Q=OQJW
Z
m
G
W
W
Y
a
(L
CD
Z
H
W
W
Q
w
O
LL
z
E
0
-D°
o
,z
U p)
X
u N
c E
vii o
a3 z
d Q u
n u w �
XOOz
W
Y
ti
X
X
X
X
X--
X
MX�XXXXXX
N
X
X
X
X
X
X
X
c�X
XXXXXX
X
!
XXXXXX
�V=�(flT-
MNU')tC)M
w
F.X00000000
U')
LO
)0W)
LID
LO
0
w
W
H
>-
J
mz�
Q
_
>-azN
QJ
LU
3
0
U
Z
QJU�L�
-=
U
Q
Y
W
W�
w
w4DPwaz
=H
Q
N
>>-Qw0QJw
W
N
W
a
Q-
zmOwwRE
E
0
-D°
o
,z
U p)
X
u N
c E
vii o
a3 z
d Q u
n u w �
XOOz
W
Y
PLANNING AND ZONING COMMISSION PRELIMINARY
JULY 21, 2011 — 7:00 PM — FORMAL
LOBBY CONFERENCE ROOM, CITY HALL
MEMBERS PRESENT: Carolyn Dyer, Charlie Eastham, Ann Freerks, Elizabeth Koppes,
Michelle Payne, Tim Weitzel
MEMBERS ABSENT: Wally Plahutnik
STAFF PRESENT: Bob Miklo, Nick Benson, Becky Soglin, Sarah Greenwood
Hektoen
OTHERS PRESENT: Jeff Levy, James Clark
RECOMMENDATIONS TO CITY COUNCIL:
The Commission voted 6 -0 (Plahutnik excused) to recommend approval of REZ11- 00005,
an application to rezone approximately 10 acres at 50 Dublin Drive from OPD -8 to OPD-
RM12, subject to substantial compliance with the site plan and elevations submitted, and
the addition of fenestration as approved by staff.
The Commission voted 6 -0 (Plahutnik excused) to recommend approval of an
amendment to the Zoning Code clarifying the definition of an enlargement/expansion as
it relates to alcohol sales- oriented uses.
The Commission voted 6 -0 (Plahutnik excused) to recommend approval of an
amendment to the Zoning Code to allow pet supply stores in the Intensive Commercial
(CI -1) zone.
CALL TO ORDER:
The meeting was called to order at 7:00 PM.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
None.
REZONING ITEMS:
REZ11- 00005: Discussion of an application submitted by Melrose Retirement Community,
LLC, for a rezoning from Planned Development Overlay Medium Density Single Family
(OPD -8) zone to Planned Development Overlay Low Density Multi - Family (OPD /RM -12)
zone for approximately 10.0 acres of property located at 350 Dublin Drive.
Planning and Zoning Commission
July 21, 2011 - Formal
Page 2 of 9
Miklo introduced Nick Benson, a graduate student in Urban and Regional Planning doing an
internship with the Planning Department. Benson presented the staff report.
Benson explained that the rezoning is being requested in order to allow for nine additional
assisted living units. Currently, the property is at its maximum allowable density with 80 total
units.
Benson said that the Comprehensive Plan does contemplate that this property could be zoned
multi - family residential in the future, and the application to rezone to RM -12 is consistent with
the Comprehensive and Southwest District plans.
Benson shared a site plan of the existing and proposed facilities. He explained that the southern
wings are assisted - living and the northern wings are designed for independent living with a
commons area joining the two facilities.
Dublin Drive is a collector street to the west of the property which runs north to Melrose. Benson
said this street has sufficient capacity for the proposed assisted living addition. He said that
there is currently a private drive that runs around the property. Benson said that in terms of the
proposed addition, the biggest obstacle to it has been the storm -water detention facility that runs
along the south and east sides of the lot.
Benson said that the materials and scope for the proposed addition are similar to the existing
building. Benson said that the applicant would be addressing the concerns brought up at the
informal meeting by Commissioners concerned about the lack of windows on the northeast and
southwest sides of the building.
The proposed addition will jut out from the southeast part of the property. The applicant has
proposed extending the private drive out to the south in order to allow for the additional wing.
Benson said that the Commission had expressed concerns about whether there would be
sufficient parking during construction. He said that there is a significant excess of surface
parking available, so parking during construction will not be an issue.
The storm -water detention facility is a large one and runs to the south and east of the property
and will need to be modified with the addition. Benson said that the Engineering Department will
be working with the applicant to reconstruct the detention facility, and the Department feels that
the remaining issues with the site and the detention facility have been resolved.
Staff recommends that the application be approved. The changes are compatible with the vision
laid out in the Comprehensive Plan, and are an extension of the uses that are already there.
Freerks opened the public hearing.
Frank Levy, President of Newberry Management and Development Company, which co -owns
with Mercy Hospital the existing facility, spoke on behalf of the application. He said that there is
currently a waiting list for the existing assisted - living facility, which houses 22 units. Leevey said
that the relatively small size of the existing facility is due to space constraints rather than
strategic planning. Leevey said that the local demand for assisted - living units is strong enough
to warrant the $2 million project. He noted that those looking to move into the independent - living
wing often take into account whether there is availability in the assisted - living wing. He said that
many residents do this kind of transition planning for the future.
Planning and Zoning Commission
July 21, 2011 - Formal
Page 3 of 9
Freerks said that the proposed plans reflect a nice development, but when the Commission saw
that windowless expanse on two sides they were concerned about the building .fitting in with the
existing neighborhood. She asked for more information on the decision not to place windows on
that side of the building. Levy said that the wall in question is configured as a bed -wall. Levy
said that putting full windows on that wall would likely mean reconfiguring the bedroom
orientation which could result in having to lengthen the building. This would be wasteful in terms
of space and expense. Levy said that small square windows high above the bed placement may
be possible. He asked if it would be possible to discuss it with his builder and then submit
something to staff for approval. Dyer said that the windows could add some nice light to the
rooms as well.
Leevey next addressed the concerns about parking during construction. Benson noted that the
property has significantly more parking than what is required by the code. Miklo said that the
parking will exceed the zoning requirements throughout construction.
Eastham said that his understanding is that the current zoning allows eight units per acre on the
site, a maximum which has already been met. Leevey said that was correct. Eastham said the
proposed zoning would allow for 40 more units on -site, though only nine are being proposed.
Eastham asked if there were plans to build more units at a future date. Leevey said that the
existing assisted living wing is only one -story and the proposed addition is only one -story. He
said that there are no plans for a second story or additional units. He noted that if the
Commission wanted to place a restriction on the number of units that could be added, then he
believed that the applicants would be agreeable to that. Freerks asked if the site was not
already restricted somewhat by its terrain. Benson said that the storm -water detention facility is
especially restrictive and prohibitive of additional expansion. He noted that any reconfiguration
of the detention facility would require a review by the Commission.
Freerks said she was not certain what the language should be for adding light and windows on
the end of the building. Miklo suggested that the application could be approved subject to the
addition of clear -story windows on the end elevations subject to staff approval. Leevey said that
what is being proposed by the Commission seems fair and will probably have a positive impact
on the project.
There were no further comments on the issue and Freerks closed the public hearing.
Weitzel moved to approve REZ11- 00005, an application to rezone approximately 10 acres
at 50 Dublin Drive from OPD -8 to OPD -RM12, subject to substantial compliance with the
site plan and elevations submitted, and additional fenestration as approved by staff. It
was noted that the discrepancy with the detention facility noted in the staff report has
been resolved.
Eastham seconded.
Freerks said that she believed this would be a nice addition. She noted that there is a great
demand for this kind of housing and the Comprehensive Plan does anticipate that use in this
area. She said that this would be a great addition to the community.
A vote was taken and the motion carried 6 -0 (Plahutnik absent).
REZ11- 00009: Discussion of an application submitted by Apartments Downtown for a
Planning and Zoning Commission
July 21, 2011 - Formal
Page 4 of 9
rezoning from Low Density Single - Family (RS -5) zone to Low Density Multi - Family (RM-
12) zone for approximately .88 acres of property located at 2218 Rochester Avenue.
Miklo introduced Becky Soglin, a student in Urban and Regional Planning, who is interning in
the Planning Department and presented the staff report.
Soglin explained that this property is at the intersection of First Avenue and Rochester Avenue.
The request is for rezoning from RS -5 to RM -12. The Comprehensive Plan shows low- density
multi - family zoning for the property, given its close proximity to city services and bus routes. The
Comprehensive Plan also supports this type of multi - family housing at the intersection of two
arterial streets.
Soglin said that the property immediately to the west is zoned RS -5. The entire area on the
other side of First Avenue is in the Northeast District and is zoned RM -12.
Soglin shared a location map with the Commission to show the location of buildings on the
property and nearby. Freerks asked if the elevations showed any slopes that would be
considered steep or need to be protected and Soglin replied that there are no environmentally
sensitive concerns on the site.
Soglin said that multi - family would be compatible with the existing neighborhood. Soglin said
that there is no information at this point concerning the historical importance of the existing
home. She said that it is a brick bungalow built in the 1930's, but neither the City nor a private
citizen has filed to have it considered a local landmark. The building is also not currently on the
historical register.
Soglin said that because that area is heavily trafficked, there have been concerns about where
to place a driveway for a multi - family dwelling unit. Staff recommends that the driveway comes
off of Rochester, and that an easement is added to the western border to facilitate a shared
driveway in the future if need for one arises.
The applicant has submitted a concept plan for a 12 -plex of three - bedroom units with the
garages in back. The building would be subject to the Central District Site Development
Standards which includes requirements to place the drives and garages so that they are not
visible from the street frontage. Balconies would not be allowed on the side adjacent to the
single - family homes. Soglin noted that the site plan had not yet been fully reviewed by staff as it
had just been submitted that afternoon.
Koppes asked why only Rochester was considered a frontage in this case, as opposed to a
double- frontage, given the presence of First Avenue as well. Miklo said that both streets would
have frontages. Miklo said that they would have to review the site plan against the standards in
terms of garage placement. He said there might be some kind of an exception for a corner lot.
Staff recommends that the rezoning be approved subject to the conditions relative to the access
on the drive and the easement.
Freerks noted that because the property is in the Central Planning District, staff would be
reviewing the site plan according to those guidelines.
Payne said that it looks as though there is inadequate visitor parking for a 12 -plex under the
current plan. Miklo said that could be a legitimate concern given that there is no parking along
Planning and Zoning Commission
July 21, 2011 - Formal
Page 5 of 9
Rochester or First Avenue.
Koppes asked what the rules would be governing the headlights of cars shining into the nearby
residences. She said the driveways seemed very close to the residences. Koppes said she was
concerned because any buffer afforded by the existing trees would be removed when the trees
were taken down. Miklo said that the code requires three -feet of buffer for a driveway and ten -
feet of buffer for a parking area. He said that staff would have to review this when the site plan
is submitted. Freerks said that it was good to voice these kinds of concerns so that the applicant
could see ahead of time the thought - processes of the Commission members. She said that
even if the neighboring properties were rezoned at some time in the future, the Commission
needs to take into account only what the current zoning is for those properties.
Payne asked if the plan is to fill in the drop -off in order to bring the garages up to the level
indicated in the site plan. Soglin said that the drop -off is a little more gradual than indicated by
the site plan, but the applicant could better address that concern.
Dyer said that her concern was the plans for a big, chunky garage facing First Avenue in a
residential neighborhood and adjacent to Hickory Hill Park. Soglin said that there are standards
that would govern the appearance of the structure in order to make it suitable for the residential
neighborhood. Miklo said that he did not believe there were any standards that would govern
the garage design, though if that was a concern for the Commission they could certainly make it
a condition of the rezoning. He said that one thing staff will be looking at is whether the parking
area is adequately screened from the street view. Miklo said that if the Commission was
concerned about buffering the neighbor to the west and the appearance from First Avenue they
could put conditions on the rezoning that address those concerns.
Dyer said that she believed all of the other multi - family structures in that area have parking
underneath, surface parking, or both. Soglin said that the property immediately to the north has
garages above - ground, while others have them underneath.
Koppes asked why this application is not being linked with the concept plan in the same way
that other properties just to the north of the subject property were linked to their concept plans.
Miklo said that the property to the north was a planned development and, as such, had to go
through the design review process. Miklo said that staff discussed the possibility of requiring a
concept plan, but decided that the fact that the property was governed by the Central District
Plan was adequate. Miklo added that the Commission could certainly make design review a
condition of the zoning if it cited a reason to do so that concerned the public good. Koppes said
that she thought the two frontage roads were two pretty good reasons but she would see what
the applicant had to say.
Eastham asked if making the building into an L -shape rather than a square or a rectangle would
alleviate any of the parking visibility issues. Miklo said that it might but it was difficult to say
without having specific dimensions and plans.
James Clark, 414 East Market Street, spoke on behalf of the application. Clark said that the lot
itself would probably be sheared down five or six feet to reduce the back slope to the lot line. He
said the garage designs facing First Avenue will have a very nice design and will be tied in with
the nearby apartments. Clark said that there would be proper screening and buffer along the
driveway, in excess of the requirements. Clark said that the design of the building is not yet in
place, but he is aware that every fifty feet there must be design elements employed to break up
the fagade. He said that the garages will be in back in order to keep the cars as hidden as
Planning and Zoning Commission
July 21, 2011 - Formal
Page 6 of 9
possible.
Payne asked if Clark had thought about visitor parking. Clark said that he had not considered
that, but he would look into it further. Milko explained that with three - bedroom units, the
developer is required to supply two parking spaces per unit. With this structure, the two spaces
are provided in garages; such an arrangement does not take into account visitor parking. Miklo
said that was probably a good thing to look into as the application moves forward, especially
considering there is no nearby on- street parking. Freerks said that it may be worth deferring the
application in order to give staff and the applicant time to address that issue. Clark said he too
agreed that visitor parking was needed.
Eastham asked if Clark had any comments regarding the possibility of making the building an L-
shape rather than a rectangle. Clark said that the lot is not big enough to get that done. He said
that he had tried different configurations, but the rectangle shape fits best.
Freerks asked what the landscaping plans were for the property. Miklo said that for residential
building one tree is required for every 550 square feet of building area. Soglin said that there are
additional requirements related to the corner lot and visibility. Clark said that the building too
must be set back in such a way as to maximize visibility.
Koppes asked if there are plans to have a sidewalk leading from the building to First Avenue.
Miklo said that one is only required if there are doors on that side. Soglin said there is not an
entrance on the east side. Koppes said she would like to see the Commission look at this
project in terms of a double- frontage and a gateway into Iowa City. She said that the garages
are a big concern for her, and she would like to see an entrance on the First Avenue side as
well. Clark said that the garages could be made to look very decorative and tie into the decor of
the building. Miklo said that the application is well within the 45 -day limitation period, so if the
Commission wishes to defer in order to work out concerns there is plenty of time to do so.
There were no further comments and the public hearing was closed.
Koppes moved to defer to REZ11 -00009 until the August 4th meeting.
Payne seconded.
Koppes said she was very concerned about the double- frontage and wanted to make sure the
Commission considered this property as a gateway into the city. She said that she would like to
see more specific design plans before voting for approval. She also said she was a little
concerned about headlights from the driveway bothering nearby residents. Miklo said that the
Commission could require a buffer if that was a concern.
Payne said she would like to see the issue of visitor parking addressed.
Eastham agreed that the visitor parking should be more clearly defined and should be
reasonably adequate for the use. He said that there should be a screening requirement on the
west side of the lot. Eastham said he is also concerned with the design of the garages, and
would like to see something that was at least compatible with the buildings to the north. He said
that the appearance of the building from First Avenue is also a concern for him.
Dyer said that the whole neighborhood is pretty attractive even though a number of the buildings
are multi - family. She said that the duplexes are attractive and there are nice big setbacks of the
Planning and Zoning Commission
July 21, 2011 - Formal
Page 7 of 9
multi - family units. She said the proposed site plan looks too crowded to her.
Weitzel said that he agreed with everything that had been said by other Commissioners. He
thanked Soglin for clarifying the historic status of the existing home.
Freerks said that she thought there were many ways to address the concerns expressed by the
Commission and she looked forward to seeing a little more solid plan come together in the
coming weeks.
A vote was taken and the motion to defer carried 6 -0 (Plahutnik excused).
CODE AMENDMENT ITEM:
Discussion of an amendment to the Zoning Code to clarify the definition of
enlargement/expansion as it relates to alcohol sales- oriented uses.
Miklo said that the state recently changed laws pertaining to liquor licenses and convenience
stores. In order to clarify how the City controls the enlargement and expansion of non-
conforming uses, staff suggests that an additional line be added to the definition to read: For
Alcohol Sales Oriented Retail Uses, any change in the type of liquor license that would increase
the types of alcohol or alcoholic beverages that can be sold is considered an
enlargement/expansion.
Freerks opened the public hearing. No one wished to comment and the public hearing was
closed.
Eastham moved to recommend approval of an amendment to the Zoning Code clarifying
the definition of an enlargement/expansion as it relates to alcohol sales- oriented uses.
Weitzel seconded.
A vote was taken and the motion carried 6 -0 (Plahutnik absent).
Discussion of an amendment to the Zoning Code to allow pet supply stores in the
Intensive Commercial (CI -1) zone.
Miklo said that the CI -1 zone is intended for intensive commercial or land consumptive uses;
however, pet supply stores are consistent with other uses permitted within the zone.
The public hearing was opened; no one wished to comment and the public hearing was closed.
Payne moved to approve an amendment to the Zoning Code to allow pet supply stores in
the Intensive Commercial (CI -1) zone.
Koppes seconded.
A vote was taken and the motion carried 6 -0 (Plahutnik absent).
Planning and Zoning Commission
July 21, 2011 - Formal
Page 8 of 9
CONSIDERATION OF MEETING MINUTES: July 7th, 2011:
Koppes moved to approve the minutes.
Eastham seconded.
The motion carried 6-0 (Plahutnik excused).
OTHER:
A new schedule for which Commission members would attend City Council meetings was
discussed and redistributed.
ADJOURNMENT:
Weitzel moved to adjourn.
Koppes seconded.
The meeting was adjourned on a 6 -0 vote (Plahutnik excused).
z
N
N
O
U
z
z
O
otf
Z
z
z
CL
r%
V Z
LU W
W
Z N
Q Q
D �
W
O
LL
H
Q
Z
H
w
CW
G
Q
N
X
X
X
X
X--
X
ti-
ti
x
x
x
x
X
O
X
X
O
X
X
X
0XXXXOX
2 --
x
X
x
X
x
x
x
ti-
OX
X
X
X
O
X
,NXOXXxxxx
X
i
X
O
X
X
X
X
co
NX
XXXXXX
4x
;
xxxxoX
MX
X
XXXXXX
X
X
X
X
X
ti
NX
XXX
-
XX
CD
!`!X
; Xxxxxx
NX
l XXXXXX
cn
aw
-CO�MNOOM
r-
wa00000000
�X00000000
w
w m
�XOOOOOOOo
0
0
0
0
0
U')LOLn
J
w
z
w
mm
J
Q
_m
�a
W
z
�-
J
:J
z
m
Q
mmQ
W
Q
J
=
UY
N
O
O
U
Z
Q
N
J
=
U
Y
J
�VYHWW
Q
N
W
2
z
LU<dF
w
---
W
az
=FN..
WQmHW
a=OaJw
ItLULF
az
.Q-
zmawUL
Yaa.3:
=IN-
zmaWLLlaa�
Z
H
w
CW
G
Q
i.
O
-00
N o
�z
X m
LLJ
C N E
vii � O
(nn Qz
CL Q 11 II
n n w 2
xOOz
}
W
Y
2 --
x
X
x
X
x
x
x
ti-
,NXOXXxxxx
co
NX
XXXXXX
M
X
X
X
X
X
X
X
CD
!`!X
; Xxxxxx
cn
aw
-CO�MNOOM
r-
wa00000000
�X00000000
w
W
x
J
z
w
mm
J
Q
_m
�a
z
OU
=zN
Q
_
=WJ
UY
gg
J
�VYHWW
W�
LU<dF
---
W
az
=FN..
2NWU)wIL
Q>>-
a=OaJw
.Q-
zmawUL
Yaa.3:
i.
O
-00
N o
�z
X m
LLJ
C N E
vii � O
(nn Qz
CL Q 11 II
n n w 2
xOOz
}
W
Y