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HomeMy WebLinkAboutP&Z Packet 10.6.16.pdfMINUTES PRELIMINARY PLANNING AND ZONING COMMISSION SEPTEMBER 1, 2016 – 7:00 PM – WORK SESSION HELLING CONFERENCE ROOM – CITY HALL MEMBERS PRESENT: Carolyn Dyer, Mike Hensch, Ann Freerks, Phoebe Martin, Max Parsons, Mark Signs, Jodie Theobald MEMBERS ABSENT: None STAFF PRESENT: Sara Hektoen, Bob Miklo CALL TO ORDER: Freerks called the meeting to order at 5:30 PM. VIEWING AND DISCUSSION OF MISSING MIDDLE VIDEO ABOUT HOUSING DIVERSITY: Miklo introduced the video of Dan Parolek’s presentation of the Missing Middle housing concept that occurred at the Iowa City Public Library in May. He noted that some of the Commissioners had attended that event. He said that the Commission is familiar with the Missing Middle as it was discussed in the recently adopted South District Plan. The video may be viewed at: http://view.earthchannel.com/PlayerController.aspx?PGD=iowacity&eID=l5l8 After the video the Commission discussed the presentation. Martin asked if the type of housing that would be behind the old Brueggers on Riverside Drive could be considered the Missing Middle. Miklo stated those would be a larger scale that the Missing Middle concept generally consists of buildings that are 2 to 8 units. Freerks said the conversation was about a scale of apartment buildings being the same scale as a house, so it depends on what the scale of a house is. She believes this form of housing is very important especially in the South District. Because this is a new area, the City has to learn to create a mix of housing in new areas. Currently we are only seeing single-family homes and then large apartments complexes further away. Dyer noted that co-housing is a new form of housing being introduced to the city and that it has characteristics similar to the Missing Middle. Martin noted that there used to be a lot of houses on the north side that had been converted to stacked duplexes. For example 711 Gilbert Street was recently a UniverCity Neighborhood Partnership project that was converted from a stacked duplex into a single-family home. Freerks noted she has lived her in neighborhood for 20 years and is concerned about the balance of single family homes and multi-unit building in some of these “near neighborhood”. She doesn’t see how adding more density to some of the older neighborhoods really works with Planning and Zoning Commission September 1, 2016 – Work Session Page 2 of 6 the goals of stabilizing the neighborhood. Freerks noted one of the key quotes Dan Parolek made in his presentation was “the builders will show up”. Freerks believes that is the bottom line, people have worked in these neighborhoods where there is a great deal of pressure from the University for housing students to try to open up some spaces for single-family homes. Some of the inner neighborhoods have some of the greatest diversity in housing types and higher density than any other type of housing anywhere else in the city. Miklo noted that some of these areas already have the Missing Middle. Freerks agreed and therefore doesn’t see applying something that would open up more development in those areas. Freerks feels however there are areas in Iowa City where it could be applied with a great deal of success but the key is it needs to create redevelopment where the City wants redevelopment. Theobald noted that redevelopment in the right way is the key. Freerks stated that she can’t see how increasing density in certain areas would be a good thing. Theobald agreed, but said the concept states no larger than a house. Freerks agreed but stated that people know the value of the lots in these neighborhoods by the University and close to downtown. Therefore to start the “missing middle” idea in an outer area where it can be applied more evenly and easily is absolutely key and important. She has a great deal of hesitation of applying this concept to near neighborhoods. Martin asked about carriage houses. Miklo noted that those are allowed currently as accessory apartments for owner occupied single family homes in the RS-5 and RS-12 zones. Hensch questioned that if the 12-plex behind Freerks’ house burnt down what would happen to that lot. Freerks said the owner would just build another 12-plex. Theobald felt they would not be able to under this concept. Miklo said if it were destroyed by more than 75% then whatever the current zoning (form-based or lower density) would be applied. The issue is the foundation generally has to be destroyed for it to be considered more than 75% destroyed. Freerks noted she doesn’t really mind a 12-plex in her backyard, it offers a certain type of affordable housing for people who don’t want to live in a 4-bedroom unit with other people. Martin said she made notes while watching the video of places in the city where she felt may already fit into this concept. The Peninsula was mentioned at the start of the conversation but also Court Street and Scott Boulevard have a lot of little apartment buildings (four-plexes in a row) and townhouses that are either four or six units in a row. But also was thinking that Saddlebrook also provided a variety. Miklo noted that the buildings in Saddlebrook are either 12-plexes or larger. Martin agreed in the apartment parts, but they also have the Belmont area out there that has the 4-plex and the duplexes. Miklo agreed and noted that was a planned development where this concept was applied, before it was known as the “missing middle” concept. Martin feels then that the City has already been having this conversation for a long time about transitions. Signs said he sat in on the session with the developers the day Dan Parolek gave his presentation and part of it is that it looks at the form and provides some consistency. Right now those types of projects are done through Planned Development zones. That is because it is the only way they can overlay it if they want those types of projects. Miklo confirmed, because the underlining zoning is single-family. Miklo explained that the “missing middle” is to write a code. Signs said that developers hate planned developments because they are very time intensive and cost intensive to create. The developers would rather see this predictability of a form-based code. Then they would know if they meet a certain criteria they are good to go. Miklo stated that a form based code would be like having a pre-approved planned development. Freerks Planning and Zoning Commission September 1, 2016 – Work Session Page 3 of 6 agreed but noted that space has something to do with it because it is best to have a big space that is starting from somewhat fresh which is why it is very different to have this concept in certain areas of the city. Martin noted that the concept also talks about walkability, but truly some areas are only walkable to maybe a Casey’s, no other necessities. Signs noted that the Comprehensive Plan calls for some areas for small businesses. Freerks also noted that with greater density than just single-family homes there would be more opportunity for bus services. Martin noted that the term walkable means different things to different people. In the video when someone brings up the question of accessibility Perolek’s answer is to look at universal design or accessibility as the same thing and she felt that was a mixed message. Parsons also noted that everyone’s definition of a house is different. Dyer noted that in most co-housing communities there is no concern about privacy on the first floor. Houses are close together intentionally. In other developments it seems like they want to be further and further apart. Miklo said the difference is in the co-housing the pedestrian routes are not through routes, but for the people in that housing community. Freerks stated that co- housing also consists of very nice green spaces for the community and other amenities. Martin said she found it interesting that Perolek talked about a couple of different communities. For example, Richmond California. Martin stated it was not a place she would get off the train with her children, it is a very different community. Additionally, New Orleans, she would not want to emulate what they do there. Iowa City is such a different community. Signs noted that when he lived in Des Moines he lived for a while In the Sherman Hill district, it feels exactly like Iowa City. It is a pre-1940’s neighborhood six by six blocks just west of downtown and the hospital district. The neighborhood is made up of 4-plex, 6-plex, 12-plex and single-family homes. The mix of housing worked great in that neighborhood, and there were also some small shops in the neighborhood. The West Grand neighborhood in Des Moines is also similar. Freerks said the challenge is that close to a university it becomes overrun with student housing. Signs agreed and said that is a challenge he wished someone had an answer for. Freerks noted that she has observed the neighborhood stabilization efforts over many hears and doesn’t want all the positive work that the neighborhood associations and the Commission have done be undone. It is difficult to keep stability in neighborhoods, even with the UniverCity partnership program. There have been four homes in her neighborhood that have recently gone to rentals. Therefore adding more density and development to areas, especially conservation zones, is not the best solution. Signs said he was not suggesting converting the older neighborhoods but rather how this concept could work to create new neighborhoods. Freerks agreed, it would be a good concept for creating new areas. Theobald noted that her neighborhood was undergoing the same transition. Homes are being turned into rentals, and it’s not just one or two people living in the rentals, but five guys plus their girlfriends. So the idea of having new neighborhoods with a balanced mix of housing is enticing. Signs stated that while he does not know the exact historical preservation language there Planning and Zoning Commission September 1, 2016 – Work Session Page 4 of 6 seems like there could be a way to protect the neighborhood but yet to allow opportunity. Hensch agreed, noting that eventually the structures would become old and unrepairable and someone would have to tear them down and rebuild something. There are many houses and apartment complexes that were not constructed with quality construction and were thrown up quickly and they will come down someday. Miklo said those are probably more in the conservation districts and not the historic districts. When the historic preservation did the evaluations for the historical district those were based on National Register of Historic Places. They tend to be more solid houses and that is why they qualify. Freerks said there are stipulations put in place already through the conservation district and the replacement and how it is dealt with. Miklo agreed and said that in the conservation district they can get to the level where there are buildings that are non-contributing or modern (40 or 50 year old buildings that were not built all that well) and there may be an opportunity for redevelopment. If this concept were to be applied to conservation districts the City would need to go back and reevaluate each building. He noted that one of the theories of the conservation district is it is made a conservation district and over time buildings are improved and fixed up so that the district can become historic. So each property would have to be evaluated to know which ones should be preserved and which ones could be redeveloped. Freerks asked what leads to stability in a neighborhood then. Miklo feels that is another question aside from the historical value of a neighborhood. It is a valid concern and the City will need to involve the neighborhoods as this process moves forward. Freerks noted that if the goal is to redevelop and reinvent and renew and make sure the builders show up, perhaps the conservation districts in the neighborhoods are not the places to start with that. Perhaps to start elsewhere and see if there is success. Signs feels that is the plan. The plan is not to run into the Northside and make changes. Freerks noted it is on the list however. Miklo referred to a memo that says the Council decided to look at the Northside as one of the areas. Miklo said Staff feels that perhaps the southern area of the Northside that is not in historic or conservation districts. He also noted the key to the “missing middle” is it is not all multi-family or duplexes, there are single-family houses in those neighborhoods. Freerks said that the single-family are a rarity in certain neighborhoods near downtown and while they may look like single family homes they are really duplexes and triplexes so there is already a variety of housing types. And there needs to be a variety of housing types for a variety of income levels. If older structures were torn down and replaced by new structures the cost of living in those structures would likely increase as well. Dyer noted that the Miller Orchard area might benefit from this concept. She noted there are 27 restaurants within walking distance, there are grocery stores, and one can do almost anything they need to do commercially within walking distance. Parsons stated that most of this is focused on permanent housing and not rentals. Miklo said that the City cannot prevent someone from renting a property. Martin asked then how would more duplexes create more stability. Freerks said that because in certain neighborhoods the diversity of housing types is not missing. In other neighborhoods it is missing so they could benefit from some duplexes and other housing types to give more people options of living in those neighborhoods. Planning and Zoning Commission September 1, 2016 – Work Session Page 5 of 6 Martin asked about neighborhood commercial and what is allowed. Miklo said the City does allow neighborhood commercial zones but the issue is in today’s market it is hard to compete with the larger commercial entities such as HyVee. It is more to do with the market than to do with zoning. Signs stated that his understanding of form-based code is that the idea is more how the building is designed and what it looks like rather than what is inside the building. Therefore there could be an office open in what looks like a single family home. Miklo confirmed that was the case and an example is the Peninsula Neighborhood. Miklo summarized the conversation stating that applying this “missing middle” concept will be a lot easier to green fields rather than to existing neighborhoods. He noted the Council has directed Staff to draft a Request For Proposals (RFP) to seek a consulting firm to draft a code by working with the neighborhoods, beginning with focus on the south districts, and some of the north district. He feels the south districts will be easier because it will be working with a blank slate. As this moves forward, Freerks reiterated that the key is if neighborhood is found to be “missing” housing diversity. If not, then don’t mess with that neighborhood. Theobald said that depends on how “missing” is defined. If it’s in aesthetics and style than even if there is already diversity in housing it still might not be the aesthetics or style the City wants. CONSIDERATION OF MEETING MINUTES: AUGUST 4, 2016 Hensch moved to approve the meeting minutes of August 4, 2016. Parson seconded the motion. A vote was taken and the motion passed 7-0. ADJOURNMENT: Martin moved to adjourn. Hensch seconded. A vote was taken and motion carried 7-0. PLANNING & ZONING COMMISSION ATTENDANCE RECORD 2015 - 2016 10/1 10/15 11/5 11/19 12/3 1/7 1/21 2/19 3/3 3/17 4/7 4/21 5/5 5/19 6/2 7/7 7/21 8/4 9/1 DYER, CAROLYN X X X X X X X X X X X X X X X X X X X EASTHAM, CHARLIE X X X X X X X X X X X X -- -- -- -- -- -- -- FREERKS, ANN X X O/E X X X O/E X X X X X X O/E X O/E X X X HENSCH, MIKE X X X X X X X X X X X X X X X X O/E X X MARTIN, PHOEBE O/E X O/E X X X X X X X X X X X X X O/E X X PARSONS, MAX X X X O/E X X X X X O/E X X X X X X X X X SIGNS, MARK -- -- -- -- -- -- -- -- -- -- -- -- X X X X X X X THEOBALD, JODIE X X X X X X X X X X X X X X X X X X X KEY: X = Present O = Absent O/E = Absent/Excused --- = Not a Member