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HomeMy WebLinkAboutP&Z 08.06.15MINUTES PRELIMINARY PLANNING AND ZONING COMMISSION JULY 16, 2015 – 7:00 PM – FORMAL IOWA CITY PUBLIC LIBRARY – MEETING ROOM A MEMBERS PRESENT: Carolyn Dyer, Charlie Eastham, Mike Hensch, Phoebe Martin, Max Parsons, Jodie Theobald MEMBERS ABSENT: Ann Freerks STAFF PRESENT: Geoff Fruin, Sara Hektoen, Karen Howard, Bob Miklo OTHERS PRESENT: Ed Cole, Nick Bettis, Duane Musser, Brian Flynn, Aaron Doubet, Nate Kading, Joe Tiefenthaler RECOMMENDATIONS TO CITY COUNCIL: 1. The Commission voted 6-0 to recommend approval of VAC15-00003, a vacation of the eastern 150-feet of the 80ft-wide Harris Street right-of-way located west of the Linn Street right-of-way and south of lot 4 in block 1, according to the original town plat, subject to the creation of a pedestrian easement, a minimum of 10' in width, for the southern edge of the right-of-way. 2. The Commission voted 6-0 to recommend approval of amendments to Title 14, Zoning to add a definition for "rooftop service areas" and establish standards for such uses. 3. The Commission voted 6-0 to recommend if the County approves County Rezoning Item (CZ15-00002) be conditioned on the following: A. Buchmayer Bend being improved to meet County road performance standards. B. The subdivision being designed to preserve open space and create an appropriate street pattern with Jenn Lane and Jenn Lane Court being connected to provide a loop street. C. an easement being reserved to provide for future road access to the property to the south. D.The subdivision include storrmwater management. CALL TO ORDER: The meeting was called to order at 7:00 PM. PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA: There were none. REZONING ITEM (REZ15-00007): Discussion of an application submitted by Ed Cole for a rezoning to amend a Planned Development Overlay (OPD) Plan to allow the addition of 45 manufactured housing units to Cole's Mobile Home Planning and Zoning Commission July 16 2015 – Formal Meeting Page 2 of 14 Community located in the Planned Development Overlay- High Density Single Family Residential (OPD-RS12) zone at 2254 South Riverside Drive. Miklo stated this item was on the agenda at the last meeting and it was deferred at that time so questions regarding drainage, flood control, and storm shelter could be answered. He said the City received revised plans this week, the City Engineer’s have completed their review and are satisfied with the preliminary plans for drainage as well as filling the flood plain in this area. The revised plan now shows two potential locations for storm shelters, they would be new storm shelters, the existing buildings would not meet the requirements for storm shelters in the Code nor would they be ADA compliant. Therefore the applicant has agreed to build new storm shelters. Miklo stated that with the revised plan and the commitment to the construction of the new storm shelters Staff is recommending approval of this item subject to the conditions: 1. The two existing properties (former Thatcher and Baculis parks) being combined into one lot. 2. Resurfacing of the entrance road to the point of the new private street and designation of pedestrian route where sidewalks are net possible due to existing development. 3. Approval of a storm shelter plan during the final site plan stage. 4. Staff approval of structures to screen dumpster and recycling facilities. Dyer asked about the possibility of removing one of the lots in order to allow for the roadway improvements and sidewalks on every street. Miklo showed in the new plan where the sidewalk would end due to a unit in the way, however the sidewalk would be painted on the roadway. Only if that one unit were moved could a sidewalk be continued in that area. Miklo suggested that the applicant address that issue. Martin asked about this area and how in the Comprehensive Plan it states that this area should have less residents and the City’s view on that now. Miklo stated that when the South Central District Plan was written in 1997 there was a concern because the only way to get to the property was from Riverside Drive, and through an industrial area. Therefore at that time there was a long- term goal of removing the manufactured housing from the area. Since that time McCollister Boulevard has been constructed giving another access to the development and a levee has been built to help with flood protection. Additionally there are not many places in Iowa City zoned for this type of housing and therefore. Miklo also noted that this area is already zoned residential, it is not a change from a non-residential zone. Theobald asked where the new storage facility was being constructed in relation to the mobile home park. Miklo showed on a map the area and where the storage facility was being built. Martin asked what the zoning was on the other side of McCollister. Miklo said some is public, part of Mesquakie Park, a former landfill not likely to ever be developed because of the nature of the landfill under. Hensch asked for clarification on another manufactured housing community that was held to the 5000 square foot lot size. Miklo said the most recent development in Iowa City under that zoning was Saddlebrook and most of those lots are 5000 square feet. Martin asked about the Saddlebrook Development and questioned if the Commission had just re- Planning and Zoning Commission July 16 2015 – Formal Meeting Page 3 of 14 done some of the zoning in that area so they are not doing manufactured homes. Miklo confirmed that a part of the Saddlebrook Development is being developed as multi-family and conventional housing. Miklo showed on a map the where the area was that is being requested to allow for the lot sizes to be less than 5000 square feet, and the difference is about 600 square feet. Eastham asked about the lack of the sidewalk on the roadway and where the school bus stops as well as the Iowa City Transit bus stops were. Miklo was able to show where the City Bus stop was on Riverside Drive, but was not sure about the school bus stops. Eastham opened the public hearing. Ed Cole (1450 Laura Drive) is the owner of the parks. He stated the school bus stop was located on Riverside Drive and said there is a bus shelter there. He also noted that would be close to the construction of the storm shelter which also might be a laundromat for the residents. Nick Bettis (HBK Engineering) noted that in working with the owner they have made the primary location of the storm shelters right in the center of where the two parks will merge. Eastham asked if the one shelter would be for the whole park. Miklo said for this rezoning request the City could only require this new shelter be big enough for the subject zoning area. The City’s recommendation is the shelter be a minimum of 700 square feet which would be adequate based on state guidelines for the Thatcher portion of the park. Eastham closed the public hearing. Theobald moved to approve REZ15-00007 subject to the conditions recommended by Staff. 1. The two existing properties (former Thatcher and Baculis parks) being combined into one lot. 2. Resurfacing of the entrance road to the point of the new private street and designation of pedestrian route where sidewalks are net possible due to existing development. 3. Approval of a storm shelter plan during the final plat stage. 4. Staff approval of structures to screen dumpster and recycling facilities. Martin seconded the motion. Hensch stated he is in favor of this rezoning as it is adding to the housing mix, particularly affordable housing but is concerned about the reduction of the lot size requirement of 5000 square feet. The 5000 square feet could be achieved by removing just one unit in each of the rows. Hektoen stated that if Hensch could not make that a requirement in the motion because it would require changes to the plans. Miklo said that in the time between the Commission vote and Council approval the applicant could Planning and Zoning Commission July 16 2015 – Formal Meeting Page 4 of 14 adjust the plans and remove that waiver from the application. Eastham concurred that he was interested in the concept of maintaining the 5000 square foot lot requirement. Hensch asked if there were any mobile home parks with lots less than 5000 square feet and Miklo said that some of the older parks are. Dyer asked what the lots sizes were in the existing parks (Thatcher and Bacilus). Miklo said they are in the 4000-45000 square foot range. Theobald was not inclined to require the 5000 square foot lots. Her concern was more in the overall affordable housing issue and questioned that this development was not sufficient to conquer affordable housing. This is adding affordable housing to an area already saturated, affordable housing needs to be in other areas of the City as well, it needs to be diversified. Martin agreed and shared the concern that this is an industrial area and is struggling with allowing more residential in an area that was at one point was designated for the non-residential uses. Theobald noted however that she was impressed with the improvements in the community, the playground that has been added and it does offer more opportunity for housing so she will vote in favor. Hensch again noted he is in favor of the application, except for the waiver of the lot sizes. All the other waivers listed in the application have rationale except the lot size waiver. Other commissioners indicated that the lack of a sidewalk connection was more of a concern than the lot sizes. Eastham agreed, but there does not appear to be a majority of the Commission that would agree to a motion to require a change in lots sizes so it was dropped. Eastham questioned again the lack of the sidewalk on one of the interior streets and asked about the street lighting requirements for this development. Specifically would there be street lighting on the street side that would not have the sidewalk. Miklo could not say exactly what the requirements are, but believes there are street lights. Miklo showed photos of the area and pointed out the street lights. It showed there would be street lights in the area that would not have the sidewalk. Eastham said is not in favor of approving a new development that would have pedestrians walking on the roadway to get to bus stops. That would not likely be approved in any other development. Secondly he is very concerned about the potential flood hazard, he knows there is a levee designed to protect the area but is still concerned. Parsons noted he had that concern at the last meeting but conceded to trust the City Engineers report that the levee is sufficient. Martin asked if Miklo was able to find out about insurance in the flood area. Miklo said the residents of the development would be able to purchase flood insurance. Martin asked if they would specifically be covered if the levee were breached. Miklo stated he believed so. Eastham asked if there were flooding in this area, would FEMA treat these homes the same as any Planning and Zoning Commission July 16 2015 – Formal Meeting Page 5 of 14 other flood damaged home. Miklo was not sure about the FEMA details, but the actual units in the development would be elevated above the flood hazard zone. A vote was taken and the motion failed 2-4 (Dyer, Eastham, Hensch and Martin voting no, Freerks absent). ANNEXATION I REZONING ITEM (ANN15-00001/REZ15-00014): Discussion of an application by CBD, LLC for annexation of 18.6 acres and rezoning from County Multi-Family Residential (RMF) to Low Density Multi-Family (RM-12) for approximately 1.91 acres and Low Density Single Family (RS-5) for approximately 16.75 acres of property located west of Churchill Subdivision, south of Herbert Hoover Highway. Miklo reminded the Commission that the City recently annexed the area to the east, called Churchill Subdivision, and that will have the street access from Herbert Hoover Highway for the immediate future. In the long term there may be future development and more access from the south. Because of that the City did place conditions on the previous annexation and rezoning regarding payment for the future upgrade of Herbert Hoover Highway, the requirement that the sanitary sewer and water be provided by the developer. It will be provide with the Churchill Subdivision through an easement through the St. Patrick Church property. Miklo stated that the zoning pattern requested is similar to the Churchill development in that the frontage along Herbert Hoover Highway is proposed to be RM-12, Low Density Multifamily. The remainder of the site is RS-5 Low Density Single Family. Miklo showed a concept plan of how it might appear when developed. Because some of the single-family lots are sharing the alley with the multifamily zone, they are allowed to be smaller (6,000 square feet and 50 feet wide). Most of the corner lots are large enough to accommodate a duplex. At this point the plan is just conceptual and will have to go through the subdivision process. Miklo pointed out one of the issues when the City annexed and zoned Churchill was providing pedestrian link back to the City and that will be accomplished through an access easement and sidewalk through the St. Patrick Church property to the south. There was also consideration of a sidewalk along Herbert Hoover Highway but the applicant chose the route to the south. Staff is recommending that a sidewalk to the west be a condition of approval to provide pedestrian access to the commercial area at Olde Towne Village. There are some concerns from the applicant regarding that expense and it may be best to defer this decision until the standards could be decided on width, thickness, etc. There is the possibility of another property to be annexed soon as well, and that property owner would be responsible for that portion of the sidewalk. Martin asked for clarification on what was being recommended a sidewalk. Miklo said it would be adjacent to Herbert Hoover Highway, across adjoining properties if they were not annexed into the City soon. Dyer asked if the Churchill property would also be required to have a sidewalk along Herbert Hoover Highway. Miklo said yes, that when that portion of Churchill is built, they will build a sidewalk. Hektoen said at the time of the Churchill approval the recommendation was for them to connect to the public sidewalk system and they choose to install it to the south through the St. Patrick site. Planning and Zoning Commission July 16 2015 – Formal Meeting Page 6 of 14 Dyer stated her concern about the fairness of not making Churchill have to also pay to fill the gap of the sidewalks. Miklo said at the time of Churchill the concern was for some pedestrian access, but it was not specified where and the option of going through St. Patrick was approved. He also noted that the current applicant is also the developer of Churchill. Parsons asked if there were an easement to the south to allow the sidewalk to go to the new property and Miklo confirmed there was. Miklo stated that Staff recommends approval of ANN15-00001 and REZ15-00014, annexation of approximately 18.66 acres and a rezoning from County Multi-Family Residential (RMF) to 1.91 acres of Low Density Multi-Family Residential (RM-12) and 16.75 acres of Low Density Single Family Residential (RS-5) for the property located south of Herbert Hoover Highway, subject to a Conditional Zoning Agreement stipulating: 1. The owner/developer will be responsible for providing sanitary sewer and water service to this property. 2. Approval of a development plan for the RM-12 zone, including a landscaping plan, exterior building designs, and site plan by the Design Review Committee to ensure Comprehensive Plan policies regarding compatibility with lower density residential properties and appropriate development appearance for an entranceway to the City, will be required prior to approval of a building permit. 3. The payment of fees required for the upgrade of Herbert Hoover Highway. 4. The owner/developer will install a pedestrian walkway along Herbert Hoover Highway to connect to Olde Towne Village. Hensch asked for clarification regarding the property in between Olde Towne and the proposed property and if there was a time limit on when that had to be annexed for the sidewalk condition. Miklo said the recommendation is when this current application is developed, there be a sidewalk connection, if the other property comes into annexation soon, before the development of this application, then that property owner would provide the sidewalk on their property. Dyer asked if this project could connect through the Churchill development and connect to the City sidewalk system on Lower West Branch Road. Miklo said they could, but Staff felt an additional connection needs to be on Herbert Hoover Highway. Parsons asked when the City will determine that Herbert Hoover Highway needs to be upgraded to City standards. Miklo said it’s based on traffic levels and conditions of the road. It will depend on the amount of development, the condition of the existing road, and of course considered with other priorities in the Capital Improvements Plan throughout the city. Eastham asked if there was a zoning map with this application. Miklo showed a zoning map of the area. The RM-12 would be approximately 2 acres and the RS-5 would be approximately 16 acres. Parsons asked about lot 46 and if that was in a sensitive area. Miklo felt it was unlikely to be and showed where the stormwater management facility would likely be and that would be looked at during the platting stage. Planning and Zoning Commission July 16 2015 – Formal Meeting Page 7 of 14 Eastham opened the public discussion. Duane Musser (MMS Consultants) represented the applicant. He stated they would like to request a deferral this evening on this application. The applicant would like to find out more details regarding the condition of the sidewalk. He is working with City Staff to get answers and feels they will all be better prepared in two weeks’ time. Eastham asked if the connection of the sidewalk is the only concern. Musser agreed that was the only concern the applicant had. The applicant is developing Churchill Part One, this will be Churchill Part Two, so it is the same group of owners doing both developments. The applicants felt they met the condition of pedestrian access by obtaining the easement from the church property and constructing the sidewalk access through that property. Additionally Musser said the potential annexation of another property between city limits and this parcel would help with costs associated with the sidewalk construction. The applicant also has a concern about constructing a 8 foot wide sidewalk now that could be tore out in 5 or 10 years when Herbert Hoover Highway is redone or could a temporary path system be created to allow pedestrian access for the time being. Eastham commented that his concern was access for children to get to Lemme School and if there was an advantage of one particular route over the other. Musser noted that traffic on Herbert Hoover Highway was at great speeds than Lower West Branch Road. Hensch asked what the school designated for this development would be. Musser was not sure, Eastham thought it would be Lemme. Miklo said he would confirm that at the next meeting. Eastham closed the public hearing. Martin moved to defer ANN15-00001 and REZ15-00014, annexation of approximately 18.66 acres and a rezoning from County Multi-Family Residential (RMF) to 1.91 acres of Low Density Multi-Family Residential (RM-12) and 16.75 acres of Low Density Single Family Residential (RS-5) for the property located south of Herbert Hoover Highway. Hensch seconded the motion. A vote was taken and the motion passed (6-0, Freerk absent) VACATION ITEM (VAC15-00003): Discussion of an application submitted by City of Iowa City for a vacation of approximately .275 acres (150' by 80') of unimproved Harrison Street located west of the Linn Street right-of-way, south of Lot 4 in Block 1. Miklo showed a photograph of the area, which is west of Linn Street. The street right-of-way has been there since the original plat but has never been built because of the steepness of the grade. Due to the steepness it is highly unlikely it would ever be built as a street and it is not needed for utilities or other public services. Staff is recommending the area be vacated and it would then be joined with the adjoining property that CA Ventures is acquiring from the City for development that was recently reviewed by the City Council. Hensch asked if the property was directly south of the old St. Patrick’s Parish Hall. Miklo confirmed Planning and Zoning Commission July 16 2015 – Formal Meeting Page 8 of 14 it was. Eastham asked how this parcel was addressed in the Riverfront Crossings Plan. Miklo said the Plan shows this property as being part of the development of the block to the north. Miklo showed the CA Ventures proposal which showed a parking structure with two towers on it and a walkway that would be retained to allow pedestrian access between the two sections of Harrison Street. Eastham opened the public hearing. Seeing no one, Eastham closed the public discussion. Hensch moved to approve VAC15-00003, a vacation of the eastern 150-feet of the 80ft-wide Harris Street right-of-way located west of the Linn Street right-of-way and south of lot 4 in block 1, according to the original town plat, subject to the creation of a pedestrian easement, a minimum of 10' in width, for the southern edge of the right-of-way. Parsons seconded the motion. A vote was taken and the motion passed 6-0 (Freerks absent). CODE AMENDMENT ITEM: Discussion of amendments to Title 14, Zoning to add a definition for "rooftop service areas" and establish standards for such uses. Fruin began the Staff Report reminding the Commission of the discussion at the May 21 meeting and the concern about noise and how that would be handled. All the other requirements that were mentioned at the May 21 meeting still stand, the ADA requirements, the screening requirements, etc. Given the concerns regarding noise that the Commission raised the Staff has gone back and codified the noise regulations. The first proposal was to just handle noise through the temporary use permit system. In that system everything would be reviewed on case-by-case basis. In the new proposal that is still the case, except they have also greatly restricted who is even eligible to get a temporary use permit. There is a table in the Staff memo that shows each zoning classification and the limitations in each on amplified noise and limits on occupancy and hours of operation. Fruin said amplified noise would only be allowed in the CB-10 district, which is the heart of the downtown and for hotels in the Riverfront Crossings South Downtown District. There are restrictions for no live entertainment using amplified noise, live entertainment would be allowed, but could not be amplified. It also states that under no circumstance would amplified noise be allowed after midnight or before 10 a.m. Martin asked for clarification on whether amplified sound is allowed for hospitality oriented retail use in the downtown CB-10 zone. Fruin said yes it would be allowed. Dyer asked what would be amplified if live music is not allowed. Fruin said amplified meant plugged in, so in the areas where no amplified is allowed, not even speakers can have microphones. Eastham asked for where the provisions are that allow hotels to have amplified sound in their Planning and Zoning Commission July 16 2015 – Formal Meeting Page 9 of 14 outdoor service areas. Howard said currently a provision on amplified sound in outdoor service areas. Fruin said this amendment is for rooftop service areas, noting that there have been more and more requests. For example Hotel Vetro has had wedding receptions and gatherings on their rooftop area using amplified noise for over a decade now. The City has not received any noise complaints with that, but would like to have this code amendment in place to officially permit it. Additionally FilmScene has been showing outdoor movies without any complaints. This code amendment will legitimize these situations. Hensch asked if the no live entertainment exemption was current City policy. He feels that in situations like weddings at Hotel Vetro that would not cause any disruption. Fruin said it was not an intentional prohibition it was just written that way. Howard said one of the issues is the regulations for outdoor areas is included in the part of the City Code regarding alcohol so it is not in the zoning ordinance where typically a lot of things are reviewed. Eastham wanted to make sure this would not seem to be an amendment to favor one particular business, Hotel Vetro. Howard noted there would be three more hotels coming into the area soon that could also have such outdoor areas. Fruin stated that hotels are typically self-policing when it comes to noise, as they also have a residential component so there was less concern about noise. Additionally he noted that the City’s noise ordinances are enforced. Howard said hotels would have to comply with all the noise ordinances but would not need to reapply for the temporary use permit each year as other businesses would. Eastham opened the public hearing. Brian Flynn (Joe’s Place) and Aaron Doubet (DB Acoustics, Marion Iowa) came forward. Flynn wanted to know if the Commission had questions for them and the concern about amplified noise. He said Doubet does all his sound engineering for all his restaurants and bars. Flynn noted he owns 30 Hop in Coralville which has a rooftop service area. There has a hotel right across the street from 30 Hop but they were able to engineer the sound to be amplified directionally away from the hotel. Hensch asked if noise baffling was an expensive issue for businesses. Doubet said it all depends on the space and what you are trying to control. In an instance where there is an outdoor patio space one of the controls is the overall volume a system should play at. That is because what happens is the louder the system, the louder the people will talk. He noted that in the downtown Iowa City bar area it is generally loud anyway. Sound baffling, which is using materials to absorb or deflect sound, to reduce the energy and reverberation of it, there are many options and some can be quite expensive. It just depends on the situation. Doubet noted that if a lot of low frequency is not pumped through a system (which goes everywhere and is not directional) and high frequency is used it will run out of energy and not travel as far. Doubet said the spoken word is in a range of 2000 hertz’s and anything below 250 hertz is considered low frequency. So he said what they will do, instead of trying to sound proof the space, they will control the frequency of the sound that is played through electronics. It can also be controlled through the direction of the speakers. So that will eliminate any type of rattling of windows or reverberation caused by low frequencies. Additionally Doubet said outside of just absorption panels there are many things that absorb sound. Humans absorb sound so taking the capacity of a space into account helps them design their sound systems. He noted that in the downtown Iowa City space they will have fence covered in vines built opposite of the speakers used to deflect sound. Dyer questioned that some property owners could just bring out the speakers to their stereo Planning and Zoning Commission July 16 2015 – Formal Meeting Page 10 of 14 systems and not employee electronic technology to control it. Fruin said the City would require a sound management plan that Staff reviews prior to giving the temporary use permit. Nate Kading (business owner Tailgate, Shorts, Pullman) stated on behalf of his business partners and himself they are in support of this amendment and commend City Staff on the work that went into this. He feels this is a great opportunity for the Commission to set a precedent for these types of RSAs moving forward and the details that have gone into plans for rooftop service areas is extensive and well thought out. It is all responsible and taking into consideration neighboring businesses and residents. Kading said he had an opportunity over the past couple months to travel around the United States into Denver, Charlotte, Columbia, Portland, Seattle and saw that these type of spaces. This is something consumers want and Iowa City is lagging behind from a competitive standpoint. Kading highly recommends the Commission approve this amendment. Joe Tiefenthaler (executive director, FilmScence) noted he was impressed with the time and thought City Staff put into this amendment. He said they have received positive feedback from the use of their rooftop service area and it’s been a wonderful addition to the downtown community. He agrees other businesses should have this same opportunity. He added Washington DC and Minneapolis as two other cities that utilize these rooftop areas well. He also said that when discussing noise, when on their rooftop you do not hear much of the sound from the Ped Mall – so noise is not an issue. Hensch asked if Tiefenthaler has had any difficulty managing sound. Tiefenthaler said they have not, they have received no complaints, and they do have a sound guy and projectionist who works to keep the sound in check. Their rooftop space is very intimate so they don’t want it to be very loud. Hensch asked how late into the evening they use the space. Tiefenthaler said they screened four movies in the space last summer and they start as dusk so it is approximately from 9 p.m. to midnight. Dyer asked if FilmScene had an elevator. Tiefenthaler said their elevator only goes to the second floor and it is stair access to the rooftop. He explained that they were grandfathered in with the development of the space. Eastham closed the public hearing. Hensch moved to approve the recommendations set forth in the Staff memorandum dated July 10, 2015. Martin seconded the motion. Theobald noted that the revisions Staff made to the amendment made her feel better about this. Staff and the community have really addressed all the concerns. Hensch agreed and said he felt this was a good amendment. Parsons agreed, noting nothing would be 100% effective and there may be adjustments along the way but at this point is ready to move forward with this amendment. Eastham said he enthusiastically supports parts of this rooftop access, particularly the requirement Planning and Zoning Commission July 16 2015 – Formal Meeting Page 11 of 14 of accessible access which has not been done well in the past or in other communities. A vote was taken and the motion carried 6-0. COUNTY REZONING ITEM (CZ15-00002): Discussion of an application submitted by Michael Furman for a rezoning from County Agriculture (A) to County Residential (R3) for approximately 40 acres of property located at 3051 Buchmayer Bend NE in the Iowa City/Johnson County Fringe Area. Miklo showed a map of the area. The 40 acre parcel currently has one residence on the parcel and is zoned agricultural in the County. Most of the area is agricultural with some residential lots to the east. Since this area is within two miles of the city limits is it covered by the Fringe Area Agreement where the County and the City jointly review rezoning’s and subdivisions. In the County Land Use Plan the area west of Highway 1 is identified as a growth area for residential development. So this item does comply with the County’s Land Use Plan. The Plan also has some policies regarding environmental concerns and the need for adequate infrastructure. Miklo stated the development standards in the Fringe Area Agreement encourage cluster development, which preserves large tracts of open space including environmentally sensitive areas and farmland, results in compact development that requires lessinfrastructure, and is more efficient for provision of services. Staff has reviewed the subdivision concept with County Planning Staff and is concerned that the concept plan does not comply with this policy of the Fringe Area Agreement. The current proposed plan would create a situation in which future subdivision of property for infill development might not be possible. Rather than a cul-de-sac staff recommends that Jenn Lane be connected to the existing Jenn Lane Court and that a road easement be reserved to provide access to the property to the south to allow interconnected development. These recommendations are to avoid long cul-de-sacs that are not easy for navigation of emergency vehicles. Parsons asked if the County had the same “complete streets” policy that the City has. Miklo was unsure of “complete streets” but that they do have a policy of connecting streets and avoiding cul- de-sacs for the same reasons the City is. Miklo said they defer to the County on whether this complies with their land use plan, the City believes it does, but if they do approve the rezoning the City would recommend the four conditions 1. Buchmayer Bend being improved to meet County road performance standards. 2. The subdivision being designed to preserve open space and create an appropriate street pattern with Jenn Lane and Jenn Lane Court being connected to provide a loop street. 3. An easement being reserved to provide for future road access to the property to the south. 4. The subdivision include stormwater management. Parsons asked what County road performance standards are. Miklo was not completely familiar with the County road standards, but it would not be curb based and concrete, but would be chipped sealed and not gravel. Eastham asked how the requirements of the conditions fit into the City’s interests when it’s a Planning and Zoning Commission July 16 2015 – Formal Meeting Page 12 of 14 development in the County and several decades away from incorporation into the City. Miklo said this area is not in the City’s growth area, but it is very close so the City believes it’s not in our interest to cut the standards. In terms of stormwater management it will flow into the watershed that comes into Iowa City. Traffic from this development will also come into Iowa City and if it is ever annexed into Iowa City a better road pattern will make it easier for City services. Eastham opened the public hearing. Seeing none Eastham closed the public discussion. Martin moved that if the County approves this rezoning it be conditioned on the following: 4. Buchmayer Bend being improved to meet County road performance standards. 5. The subdivision being designed to preserve open space and create an appropriate street pattern with Jenn Lane and Jenn Lane Court being connected to provide a loop street. 6. An easement being reserved to provide for future road access to the property to the south. 7. The subdivision include storrnwater management. Parsons seconded the motion. A vote was taken and the motion carried 6-0 (Freerks absent). COMPREHENSIVE PLAN ITEM A public hearing on an amendment to the Comprehensive Plan: The 2015 South District Plan. The plan may be viewed at: www.icgov.org/southic. Parsons moved to defer a public hearing on an amendment to the Comprehensive Plan: The 2015 South District Plan to August 20, 2015 meeting. Theobald seconded the motion. Eastham noted to Staff that he still has questions regarding the inclusion of the crime statistics in the draft plan. A vote was taken and motion carried 6-0. CONSIDERATION OF MEETING MINUTES, JULY 2, 2015: Dyer moved to approve the meeting minutes from the July 2, 2015 meeting. Theobald seconded the motion. A vote was taken and the motion carried 6-0. PLANNING & ZONING INFORMATION: Planning and Zoning Commission July 16 2015 – Formal Meeting Page 13 of 14 Eastham asked about the questions that the Commission raised at the last meeting regarding the landscaping at the new Hy-Vee. Miklo said the inspection division has been working with HyVee to supplement the screening with additional evergreens. Eastham asked if there was information on why this screening was not installed and how additional screening is being required after can occupancy permit was issued. Miklo said tzoning requires S3 screening and there was some confusion because there was a masonry wall on the Prairie Du Chein Road side that was reviewed at the time the Commission and Council reviewed the rezoning. That would have satisfied the S3 requirement. Hy Vee changed their plan and removed a drive- through coffee shop so the masonry wall was no longer required, but the S3 screening still was required. Theobald asked what level of screening was required on the Dodge Street side. Miklo said that is S2 which is 2 to 4 feet in height because it doesn’t face residential. ADJOURNMENT: Martin moved to adjourn. Theobald seconded the motion. A vote was taken and motion carried 6-0. PLANNING & ZONING COMMISSION ATTENDANCE RECORD 2014 - 2015 FORMAL MEETING 8/21 9/2 9/18 10/2 10/16 11/6 11/20 12/18 1/15 2/5 2/19 3/19 4/2 4/16 5/7 5/21 6/4 7/2 7/16 DYER, CAROLYN X X X X X X O/E X X X O/E X X X X X X X X EASTHAM, CHARLIE X X X X X X X X X X X X X X X X X O/E X FREERKS, ANN X X X X X O/E X X X X X X X X X X X X O/E HENSCH, MIKE -- -- -- -- -- -- -- -- -- -- -- -- -- -- X X X X X MARTIN, PHOEBE X X X X X X X X X O/E X X X X X X X X X PARSONS, MAX -- -- -- -- -- -- -- -- -- -- -- -- -- -- X X X X X SWYGARD, PAULA X X X X X X X X X X X X X O -- -- -- -- -- THEOBALD, JODIE X X X X X X X X X X X X X X X X X X X THOMAS, JOHN X O/E X O/E X X X X X X X X X X -- -- -- -- -- INFORMAL MEETING NAME TERM EXPIRES 2/3 3/15 5/18 DYER, CAROLYN 05/16 X X X EASTHAM, CHARLIE 05/16 X X X FREERKS, ANN 05/18 X X X HENSCH, MIKE 05/19 -- -- X MARTIN, PHOEBE 05/17 X X X PARSONS, MAX 05/19 -- -- X SWYGARD, PAULA 05/15 X X -- THEOBALD, JODIE 05/18 X X X THOMAS, JOHN 05/15 X X -- KEY: X = Present O = Absent O/E = Absent/Excused --- = Not a Member