HomeMy WebLinkAbout04-11-2007 Board of AdjustmentAGENDA
IOWA CITY BOARD OF ADJUSTMENT MEETING
Wednesday, April 11, 2007 — 5:00 PM
Emma J. Harvat Hall
A. Call to Order
B. Roll Call
C. Special Exception:
EXC07-00003: Discussion of an application submitted by CIVIC -West Lucas LLC for
a special exception to allow a 50% reduction in the parking requirement from 76
parking spaces to 38 spaces for a proposed cement pipe manufacturing plant
located on property in the Heavy Industry (1-2) zone north of Izaak Walton Road.
E. Other
F. Board of Adjustment Information
G. Adjournment
NEXT BOARD OF ADJUSTMENT MEETING —May 9, 2007
To: Board of Adjustment
Item: EXC07-00003
GENERAL INFORMATION:
Applicant:
Contact Person:
Phone:
Requested Action:
Location:
Size:
Existing Land Use and Zoning:
Surrounding Land Use and Zoning:
Applicable Zoning Code Sections:
Comprehensive Plan:
File Date:
BACKGROUND INFORMATION:
STAFF REPORT
Prepared by: Drew E. Westberg, Planning Intern
Date: February 13, 2007
CMC-West Lucas, LLC
3705 1 st Ave. SW
Cedar Rapids, IA 52405
Merle Headington, Manager
CMC-West Lucas, LLC
3705 1st Ave. SW
Cedar Rapids, IA 52405
(350) 319-0325
Special Exception for a 50% reduction in required
parking
Izaak Walton Road
36.645 acres
Heavy Industrial (1-2)
North: Undeveloped - County Agricultural
South: Undeveloped - County Agricultural
East: Recreational — County Agricultural
West: Residential — County Residential
Off-street parking and loading standards,
14-5A-4F-5; General criteria for special exceptions,
14-4B-3.
Industrial
February 13th, 2007
The subject property is located at the far southern boundary of Iowa City's corporate city limits,
east of Old Highway 218 and north of Izaak Walton Road. The site is surrounded on three sides
by Johnson County land, which is zoned agricultural and residential. The Izaak Walton League
Clubhouse and recreation area is located on the adjacent property to the east.
The applicant, CMC-West Lucas, LLC, proposes to construct a concrete pipe manufacturing
facility at the subject location. Due to the presence of wetlands on some portions of the site, the
property is subject to the sensitive areas ordinance.
2
The applicant has indicated that the proposed concrete pipe manufacturing process is highly
automated, requiring few employees to run the facility. The applicant is requesting a special
exception for 50% reduction in the number of required parking spaces from 76 to 38. The
proposed manufacturing plant and associated parking area would be located on the eastern
portion of the property with access from Izaak Walton Road.
ANALYSIS:
The purpose of the Zoning Ordinance is to promote the public health, safety and general
welfare, to conserve and protect the value of property throughout the City, and to encourage
the most appropriate use of land. It is the intent of the Ordinance to permit the full use and
enjoyment of property in a manner that does not intrude upon adjacent property. The Board
may grant the requested special exception if the requested action is found to be in accordance
with the specific criteria included for Section 14-5A (p. 5A-11) pertaining to reduced parking
under unique circumstances and the general approval criteria for special exceptions as set forth
in Section 14-413-A (page 413-5).
The applicant's comments regarding each of the specific and general standards are included on
the attached application form. Staff comments related to the specific and general approval criteria
are set forth below.
Specific approval for a reduction in required parking, 14-4B-A (page 413-5):
Where it can be demonstrated that a specific use has unique characteristics such that
the number of parking or stacking spaces required is excessive, the Board of
Adjustment may grant a special exception to reduce the number of required parking or
stacking spaces up to 50%.
Based on the square footage of the plant, staff has established that 76 parking spaces would
be required in order to meet the parking standards in the code for a manufacturing use. The
applicant has indicated that due to the mechanized processes involved in the manufacturing
process, few employees are necessary to run the facility. The applicant has indicated that 15
employees will be needed to run the plant initially and, once established, the plant may employ
up to 25 people. Additionally, the manufacturing and storage facility will not generate visitor,
sales or other types of traffic and consequently should only need a small number of spaces
above and beyond those intended for employees. Based on the above information, Staff finds
that the required number of parking spaces is excessive.
General Criteria for Granting Special Exceptions:
14-413-3 (page 171) provides the general criteria which must be met before the Board may grant
any special exception. The applicant bears the burden of proof. The general criteria are:
The proposed addition will not be detrimental to the public health, safety, comfort, or
general welfare. Staff finds that a 50% reduction in the required parking will not be detrimental
to or endanger the public health, safety, comfort, or general welfare. In general, the zoning
code discourages the development of excessive parking and large expanses of paved surfaces.
This is due to the negative impact that impervious surfaces have in creating additional storm
water discharge as well as the aesthetic concerns. Because this industrial property includes a
number of wetlands and retention/infiltration basins, the issue of excessive paving is significant.
Discharge from the paved areas on the site will be collected and filtered in infiltration basins
rather than through a conventional stormwater system. Minimizing the amount of area devoted
to paved surfaces will help to reserve the capacity of these detention basins to handle
stormwater from other areas of the development.
3
The specific proposed exception will not be injurious to the use and enjoyment of other
property in the immediate vicinity and will not substantially diminish or impair property
values in the neighborhood. Staff finds that a reduction in parking will not be injurious to the
use and enjoyment of other property in the immediate vicinity and will not substantially diminish
or impair property values. The code requires that adequate screening to the S3 standard be
incorporated into the site design to screen the view of the parking lot from the Izaak Walton
League recreation area. Reducing the parking and its impervious surfaces will reserve on -site
capacity to absorb stormwater run-off.
Establishment of the specific proposed exception will not impede the normal and orderly
development and improvement for the surrounding property for uses permitted in the
district in which such property is located. In staff's opinion, the reduction in parking will not
negatively impact surrounding property. In fact, granting the special exception to reduce the
required parking would reduce aesthetic impacts on the surrounding property as well as
stormwater discharge from the site.
Adequate utilities, access roads, drainage and/or necessary facilities have been or are
being provided. Adequate access roads are currently in place. Izaak Walton Road is a gravel
secondary road with a seal coat surface, which is under Johnson County jurisdiction. As a
requirement of a Conditional Use permit granted to S&G Materials, which operates a quarry to
the south and east of the subject property, the County has a maintenance agreement with S&G
to maintain the road. The parking area is intended for regular employee vehicle parking and
staff has determined that the road is adequate to support the proposed use.
Drainage has been addressed in the site plan and will be reviewed as part of the sensitive
areas overlay review process. The reduction in parking will reduce the amount of water draining
from the site. All other necessary utilities and facilities are being provided.
Adequate measures have been or will be taken to provide ingress or egress designed to
minimize traffic congestion. Two access points will eventually be developed for the property.
The southern access via Izaak Walton Road will be used primarily by employees. Larger vehicles
will eventually use the Oak Crest Hill Road access once it is fully functional. Until such time
however, adequate ingress and egress options are available via Izaak Walton Road.
Except for the specific regulations and standards applicable to the exception being
considered, the specific proposed exception, in all other respects, conforms to the
applicable regulations or standards of the zone in which it is to be located.
The site plan proposed by the applicant is subject to the design standards for parking areas
contained in section 14-5A-5 of the code.
• The submitted site plan for the parking area shows drives on the north and south ends
of the lot that are 25 feet in width. The code stipulates that drives providing access to a
parking area with more than 18 spaces must be no less than 18 feet in width if designed
for two-way traffic or 10 feet if designed for 1-way traffic. (See page 5A-15, section 14-
5A-5H-3.)
• The site plan also shows a parking aisle width of 29 feet. The code stipulates a
minimum aisle width of 22 feet for 2-way traffic and a maximum aisle width of 24 feet.
(See page 5A-15, section 14-5A-5H-2.)
• Parking areas that contain more than 18 spaces must be designed to include trees and
planting areas according to the requirements of the code. This includes. This includes a
requirement that each parking space must be located within 40 feet of a small tree or 60
feet of a large tree. Staff finds that the applicant's site plan is in compliance with this
standard. (See page 5A-19, section 14-5A-51).
4
• Parking areas in industrial zones must be screened to the S3 standard from adjacent
parks and open space or educational facilities, thus S3 screening is will be required
along the east side of the parking lot, adjacent to the Izaak Walton League property.
(see page 2D-9, section 14-2D-5E.) The site plan submitted does not indicate the
required screening.
The applicant will need to demonstrate compliance with the required standards for the parking
area (including drives and aisles) as well as screening for the lot in addition to compliance with
all other City codes at the time of site plan and building permit approval.
The proposed exception will be consistent with the Comprehensive Plan of the City, as
amended.
Because this area is in the floodplain and due to the presence of wetlands on a portion of the site,
the Comprehensive Plan identifies this area as open space. However, the South Central District
Plan also notes that "Industrial zoning is most suitable for those properties in this area that have
direct access to the railways and Riverside Drive." The plan also emphasizes improved methods
for dealing with storm water run-off. By reducing the amount of paved surface on the site and
retaining permeable surfaces, the reduction in parking is consistent with the Comprehensive Plan.
STAFF RECOMMENDATION:
Staff recommends approval of EXC07-00003, a special exception to reduce the number of
required parking spaces within an 1-2 zone from 76 to 38 spaces, located along Izaak Walton
Road, be approved subject to submittal of a site plan demonstrating compliance with all design
and screening requirements for off-street parking areas in the Industrial zone.
ATTACHMENTS:
1. Location Map
2. Application Materials
Approved by: /' v
Robert Miklo, Senior PI nner,
Department of Planning and Community Development
5
Aerial view of the subject property located east of the Oak Crest Hill Road and north of Izaak Walton Road. The
proposed manufacturing plant and parking area would be located on the eastern portion of the property. The
Izaak Walton League clubhouse is located to the east of the subject property. Land to the north, west, and south
is undeveloped county land.
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APPLICATION TO THE
BOARD OF ADJUSTMENT
SPECIAL EXCEPTION
DATE: _ FtE-:-,3 PROPERTY PARCEL NO. Z 4-1 UUZ
PROPERTY ADDRESS: ��J��L ��-� < <���� S
PROPERTY ZONE:. Z PROPERTY LOT SIZE: _
I APPLICANT:
CONTACT PERSON:
(if other than applicant)
PROPERTY OWNER:
(if other than applicant)
Name: C NNC - l��s Lckc--A S (-LC-
Address:
Phone:
Name: M e,2L-1 NI (I Tot-(
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Address: C A A r:�
Phone: 3
Name:
Address:
Phone:
Specific Requested Special Exception; please list the description and section number in
the zoning code that addresses the specific special exception you are seeking. If you
cannot find this information or do not know which section of the code to look in, please
contact Sarah Walz at 356-5239 or e-mail sarah-walz@iowa-city.org.
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Purpose for special exception: M c4et irks s J
Date of previous application or appeal filed, if any:
LA I V EX C.- C-C � 1
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Ma r. 20. 2007 9: 32AM
No.2266 P. 2
Application to the Board of Adjustment
Special Exception for:
a. Exceed allowable building height (45ft):
1. Raw materials silo height = 70 ft
2. Overall building height = 50 ft
b. Request 50% reduction in required parking
Following are our responses to the seven criteria listed under item D. General Approval
Criteria to exceed the allowable bui_lding height and a reduction in the required parking:
1. CMC-West Lucas LLC proposes to construct a concrete pipe manufacturing facility
at the subject location:
a.1. A critical part of the operation of the proposed manufacturing facility involves
the storage of some of the raw materials necessary to the manufacture of
concrete pipe in silo type structures. These raw material storage silos will be 70
feet in height. Storage of the several raw materials in these silos will protect the
public health, safety, comfort and general welfare.
a.2. The overall building height of 50 feet is necessary to house the highly
automated manufacturing process the applicant intends to employ. The
proposed building will entirely enclose the manufacturing process, thereby
protecting the public health, safety, comfort and general welfare.
b. The proposed concrete pipe manufacturing process the applicant proposes to
utilize is highly automated, and therefore is not highly labor intensive. Thus
relatively few employees are needed and the requisite number of parking spaces
for these employees is therefore significantly reduced. The requested reduction
in required parking spaces will not be detrimental to or endanger the public
health, safety, comfort, or general welfare.
2. a.1 & a.2. Storage of the several raw materials in the proposed silos and enclosure of
the pipe manufacturing process within the proposed building will not be injurious
to the use and enjoyment of other property in the immediate vicinity and will not
substantially diminish and impair property values in the neighborhood.
Development of the subject site is expected to enhance the property values in the
neighborhood.
b. The requested reduction in required parking will not be injurious to the use and
enjoyment of other property in the immediate vicinity and will not substantially
diminish and impair the property values in the neighborhood. providing the
excess paved area associated with providing the unneeded parking is believed to
be injurious to the use and enjoyment of other property in the immediate vicinity
and would diminish and impair the property values in the neighborhood.
a.l. & a.2. The proposed concrete pipe manufacturing facility, including the raw
materials storage silos and the proposed building, will be wholly within the
confines of the subject site and will therefore not impede the normal and orderly
development and improvement of surrounding properties.
Page 1 of 2
T:\7800\7820001\BOA.SE\7820001n1-'Y,dm
Ma r. 20, 2007 9: 32AM
No, 2266 P. 3
b. The requested reduction in required parking will not impede the normal and
orderly development and improvement of the surrounding property for uses
permitted in the district.
4. The attached site plan shows adequate access and egress for the proposed concrete
pipe manufacturing facility. Adequate storm sewer, on -site sanitary sewage
treatment, natural gas, electricity, telephone and CATV are available to the site or
will be extended to the site.
5. The attached site plan shows the proposed access and egress to the site. The access to
the subject site is as is far as possible form Oakcrest Hill Road to minimize traffic
congestion.
6. The proposed concrete pipe manufacturing facility will be subjected to rigorous and
comprehensive review by City staff to ensure that all City code requirements are met.
7. The proposed concrete pipe manufacturing use is consistent with the City's
comprehensive plan.
Page 2 of 2
T:\7800\7&=O1\BQA,$E\7820001n 1-Y,dw
Page 1 of 1
Sarah Walz
From: Chris Stephan [c.stephan@mmsconsultants.net]
Sent: Tuesday, April 03, 2007 11:20 AM
To: Sarah Walz
Cc: Merle Headington
Subject: Concrete Pipe Manufacturing Facility, Iowa City, iowa (7820-001)
Sarah:
Yesterday you called and asked that I provide you with some additional information to support our request to
reduce the required parking for the Concrete Pipe Manufacturing Facility by 50%.
It is our understanding that the proposed concrete pipe manufacturing facility will be very highly automated and
will require a limited number of employees to support the actual pipe manufacturing process. Some additional
employees will be responsible for taking the product from the manufacturing building and placing it in the product
storage yards. These additional employees will also pick sold product and load it on trucks to be delivered to job
sites. The applicant anticipates that the initial number of employees at the site will be approximately 15. As the
business becomes established in this area, the number of employees could increase approximately 25 people.
This number of employees is still well below the 38 parking spaces that represent the 50% reduction of the
required parking spaces.
I trust that the information presented hereinabove is sufficient for your present needs. If you have any questions
or require any additional information, please contact me accordingly.
Respectfully submitted:
MMS Consultants, Inc.
Christopher M. Stephan, P.E.
4/3/2007
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