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HomeMy WebLinkAboutP&Z Packet 3.2.17MINUTES PRELIMINARY PLANNING AND ZONING COMMISSION FEBRUARY 2, 2017 – 7:00 PM – FORMAL MEETING EMMA J. HARVAT HALL, CITY HALL MEMBERS PRESENT: Carolyn Dyer, Mike Hensch, Ann Freerks, Phoebe Martin, Max Parsons, Mark Signs, Jodie Theobald MEMBERS ABSENT: STAFF PRESENT: Bob Miklo, Sara Walz OTHERS PRESENT: Brian Gotwals, Kevin Hanick, Mark Seabold, Bob Downer RECOMMENDATIONS TO CITY COUNCIL: By a vote of 7-0 the Commission recommends approval of REZ16-00008, an application for rezoning approximately 10.26 acres located north of Scott Boulevard east of Hickory Heights Lane and First Avenue from Interim Development (ID-RS) to Low Density Multifamily (RM-12), be approved conditioned on general compliance with the concept plan showing 54 dwelling units. By a vote of 0-7 the Commission denied approval of application CPA16-00004 an application submitted by Streb Investment Partnership LC seeking to amend the City's Comprehensive Plan to allow residential uses in commercial areas adjacent to the Industrial (I- 1 )zone located south of the Iowa Interstate Railroad and east of Scott Boulevard. CALL TO ORDER: Freerks called the meeting to order at 7:00 PM. PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA: There were none REZONING ITEM (REZ16-00008): Discussion of an application submitted by Kevin Hanick for a rezoning of approximately 10.26 acres from Interim Development Single Family (ID-RS) to Low Density Multifamily (RM-12) zone for property located north of Scott Boulevard between Hickory Heights Lane and First Avenue. Miklo began the staff report showing a map of the area under consideration for rezoning. The current zoning of Interim Development is in place because at the time the zoning pattern was established for the area there was no adequate street access. With the construction of the extensions of Scott Boulevard and First Avenue, it opened up this area with adequate infrastructure and now it is appropriate to rezone it to allow development. The proposed zone is Low Density Multifamily (RM-12), which generally allows for 15 multifamily dwelling units per acre. Theoretically, that would allow for over a 100 units on this Planning and Zoning Commission February 2, 2017 – Formal Meeting Page 2 of 8 property, but because of the steep ravines and woodlands that density would not be achievable. Due to that, Staff is recommending regardless of who purchases this property, it be restricted to 54 dwelling units. Miklo noted that the Comprehensive Plan for this part of the City shows properties north of Scott Boulevard being appropriate for office research park. This land use designation was put in place with the adoption of the Northeast District Plan to recognize the presence of the ACT Campus. The text of the Plan notes that the amount of land designated for office development may be unrealistic and that alternative uses including residential, specifically multifamily residential, should be considered for this area. The text of the Plan also encourages a diversity of housing. Townhouse and small apartment buildings are proposed at the edges of neighborhoods, where slightly higher density housing can take advantage of being located near major arterial streets, such as First Avenue and Scott Boulevard. Therefore, Staff believes that multifamily rezoning would comply with the Comprehensive Plan. Miklo said that regarding neighborhood compatibility it is staff's opinion the proposal is compatible with the neighborhood in terms of land use. The area to the north and east contains the ACT campus. The ravine and woodland provides a significant buffer between the proposed residential buildings and ACT. The Northeast District Plan shows the possibility to two apartment buildings on the south side of Scott Boulevard just to the south of this proposal), and single family homes farther to the south. The properties to the west and east both contain wooded ravines with protected slopes and will not be developed. The proposed RM-12 zoning will be compatible with the area. Miklo stated staff also looks at traffic implications when reviewing a rezoning proposal. The current streets of Scott Boulevard and Dodge Street have more than sufficient capacity to handle the traffic they anticipate would be generated by a project of this size. Transportation Planners estimate that this proposed development will generate approximately 350 vehicle trips per day. There is concern that at the intersection of Scott Boulevard and First Avenue. It is currently a four-way stop and would likely need to be improved to include a traffic signal, or a traffic circle, to improve traffic flow in that area. Miklo said the Capital Improvement Plan includes a project to address the intersection. Miklo discussed the sensitive areas on the property, and that some of the woodland ravine would need to be cleared for stormwater management for this development. The City Engineer is still working with the applicant on the stormwater management plan. Staff does not anticipate an issue with the sensitive areas provisions for this area. However, if more than 80% of the woodlands are proposed to be disturbed, or more than 35% of the critical slopes are proposed to be graded, or there is any disturbance of the protected slope buffers, a rezoning for a sensitive areas Planned Development Overlay (OPD) will be required. Staff recommends that this application, rezoning approximately 10.26 acres located north of Scott Boulevard between Hickory Heights Lane and First Avenue from Interim Development (ID- RS) to Low Density Multifamily (RM-12), be approved conditioned on general compliance with the concept plan showing 54 dwelling units. Parsons asked if all the current structures on the property would be removed. Miklo replied that yes, the property current contains a residence and storage or farm buildings. If this proposal Planning and Zoning Commission February 2, 2017 – Formal Meeting Page 3 of 8 moves forward, the applicant will buy the property and the current homeowner will build a new house on the northern panhandle of the property, that is already zoned single family. Freerks opened the public discussion. Brian Gotwals (architect Shive Hattery) is working with Kevin Hanick to develop the concept for this site. The idea of this project is to maintain the natural character of the site and that resulted in a proposal with three principle buildings that are nestled close to the tree lines with a communal space in the center. Additionally keeping with the character of the property the driveways will be designed to wrap around and not cut into the tree lines. There will be three buildings, the two buildings on the right will be connected by a subgrade garage level. The short faces of the buildings are 60 feet wide, and that is what faces Scott Boulevard, rather than the principle masses of the buildings. Gotwals showed renderings and images of the proposal from various aspects. The buildings are three stories and will have 54 units total. Gotwals noted that there was discussion about the vehicular entry, particularly to the building on the right, and a recommendation that the garage door entrance be placed on the west face of the building. Gotwals stated that may cause issues, it would require a 90 degree angle turn to leave the garage, it will cause a loss of some parking spaces, and will increase the slope of the driveway. Gowals said they would like to work with the City to create some type of a visual buffer for the garage entrance instead. Dyer asked the length of the two long buildings from the parking lot to the far south end. Gotwals said that each of the buildings are 185 feet long, the center communal space is 50 feet. The building on the left is 258 feet long, but again the portions of the buildings that face Scott Boulevard are 65 feet long. Dyer asked if it were level and Gotwals said it will be level for a good portion of it but they will need to maintain some of the natural swales for stormwater management. Dyer noted her concern for accessibility for handicap visitors. Gotwals said the walkways will all meet the ADA accessible guidelines. Hensch asked about the issue with the parking entrance. Miklo said that to comply with the Multifamily Site Development Standards, garage entrances are not allowed to face the street. This Standard was created for urban areas where it is undesirable to have a large curb cut and a blank garage door up against the sidewalk in a walkable neighborhood. The applicant can apply for approval of a minor modification from the Design Review Committee to allow an alternative design that does not strictly meet the standard. Miklo noted in this situation this is not an urban setting, there will be considerable open space between the garage and the street, so the effect of having a garage door right on the street is not as significant. But it will have to go through the minor modification process. Hensch asked if the goal was to retain most of the stormwater on site, which Gotwals confirmed, Hensch asked if there was a percentage that would be directed off to the ravine to the east. Gotwals said it would be a single-digit percentage. Kevin Hanick (88 Hickory Heights Lane) noted his love of living in this part of town, he had originally thought he would want to move downtown but because of costs and accessibility. He feels this proposal is a great location, very accessible to downtown, the interstate, parks and shopping needs. These units will be built for sale, not rentals, and each unit will have two dedicated underground parking spaces. Hanick reached out to Shive Hattery because he was impressed with their work on the latest addition of Oaknoll on Benton Street with the underground parking and apartment style facility. All units will be one level, minimum of two bedroom, two bath. The target audience is working professionals or empty nesters/retirees. Planning and Zoning Commission February 2, 2017 – Formal Meeting Page 4 of 8 Parsons questioned the north garage entrance on the western building and if there was consideration of having a garage entrance on the north side of the other building as well to alleviate the code concern about the south entrance to the garage. Hanick stated that coming out of that side of the building would be a steep incline. Hanick also mentioned originally the design had units above the common area that joins the two buildings, and the common area is important because they will be marketing the units as a community. Martin asked for clarification that this is not being built as a 55 and over complex. Hanick confirmed it is not, it’s being designed similar to Oaknoll, but for anyone. The common space is to bring people together, perhaps for music or readings, and other activities to build a sense of community. Mark Seabold (architect Shive Hattery) stated that working with Hanick in developing this concept it has been important to take advantage of the beautiful property, the views, etc. It is about quality of life and not maximizing density, and to not sacrifice the feeling of community and nature that will be seen in this project. Freerks closed the public discussion. Hensch moved to approve the application for rezoning approximately 10.26 acres located north of Scott Boulevard east of Hickory Heights Lane and First Avenue from Interim Development (ID-RS) to Low Density Multifamily (RM-12), be approved conditioned on general compliance with the concept plan showing 54 dwelling units. Parsons seconded the motion. Freerks noted this sounds like a wonderful addition to the area and community. It has been presented nicely and it is encouraging to see the thought and care that has gone into the planning. Theobald and Dyer agreed and both commented on how nicely the project will preserve the surrounding nature and landscape. Signs added that he hopes the staff committee regarding the parking issue will look favorably on this project and it can be screened effectively with some trees or berming. A vote was taken and the motion passed 7-0. COMPREHENSIVE PLAN ITEM (CPA16-0004): A public hearing for an amendment to the Comprehensive Plan to change the language in the Comprehensive Plan to allow residential uses in the commercial zones south of Iowa Interstate railroad and east of Scott Boulevard located in Scott-Six Industrial Park. Walz noted these are the properties in the Scott Six Industrial Park that are located west of the creek, along Scott Boulevard, are zoned Intensive Commercial (Cl-1). Properties west of the creek and east of Commerce Lane, are zoned Community Commercial (CC-2). This includes the properties occupied the Fareway grocery story and Sinclair Gas. Residential uses may be Planning and Zoning Commission February 2, 2017 – Formal Meeting Page 5 of 8 located above commercial in the CC-2 zone with special exceptions but are prohibited in the Cl- 1 zone all together. If the Commission recommends to Council, and Council approves, this Comprehensive Plan amendment it could possibly permit a rezoning for those properties to CC- 2 along Scott Boulevard. The nearest residential zones are located one half mile to the north (a manufactured housing park located outside City Limits) and one-half mile to the southwest (Saddlebrook). As mentioned, the current zoning code allows residential uses to be located above ground floor commercial in the Community Commercial (CC-2) zone by special exception only. About a year ago the applicant applied for a special exception to allow for residential above these properties and Staff recommended against that due to references in the Comprehensive Plan/Southeast District Plan that call for the separation of industrial and residential uses. Walz explained there is a history with the industrial uses creating noise, traffic, vibrations and odors that generate complaints from residential zones, particularly the ones north of the railroad tracks. There are also some safety concerns with large trucks and the isolation of this area. This is the only part of Iowa City that is zone specifically for industrial, and as other areas of Iowa City develop (such as Riverfront Crossings) industrial uses may be relocated to this area. There is also concern about residential traffic interfering with industrial operations as well as residents trespassing across sites. Walz reiterated that both the Comprehensive Plan and the Southeast District Plan make mention of these concerns and throughout both the Industrial and Housing sections of the plan call for separation and buffering between industrial and residential uses. With regards to the East Side Growth Area, this property has been zoned for first, industrial then quasi-industrial uses and then commercial uses for some time. There is not a lot of traffic out in this area right now, but with the location of the new eastside elementary school (in the eastside growth area) they do anticipate more residential uses being developed north of the railroad. Higher density residential uses are contemplated for the American Legion Road and new school area. Farhter to the east along Taft Avenue, there is a plan for a park to run across Snyder Creek to act as a buffer for the residential from the industrial. The goal of the Comprehensive Plan is to direct new residential areas into areas that are contiguous with existing residential areas. Signs asked Walz to explain the General Employment/Institutional area of the Comprehensive Plan map. Walz said that was an area that was to be set aside for a large commercial office use or a use such as a church or school. This map was created prior to the new eastside school location being decided. Hench asked if the zoning to the west of Scott Boulevard was industrial as well and Walz confirmed that it is also zoned industrial. Freerks opened the public hearing. Bob Downer (attorney for Streb Investment Partnership, LC) stated it appears to be somewhat of an uneven standard being applied here because there are other places in Iowa City such as Riverside Drive where the level of truck traffic is at least as heavy as it is at this property. On one hand, they are told there is not enough activity to justify residential in this area and on the other being told there is too much traffic. Therefore this application is not being looked at objectively. Downer stated that if the Comprehensive Plan amendment is approved that would not automatically allow apartments to be constructed over first floor commercial space in this area, it would still require a special exception. So there are other processes in place that are required to be pursued by an applicant. Planning and Zoning Commission February 2, 2017 – Formal Meeting Page 6 of 8 Downer said that he had represented the developer when this property was developed into industrial and commercial in 1997 zones. The industrial area has sold out more quickly than the commercial, and a strong effort has been made to sell the commercial to single-level buildings but has not reached market acceptance. There is retail in the area with the Fareway grocery store and a convenience store. Downer stated there are criteria with respect to the Comprehensive Plan that are met and reasons such as close proximity to places of employment. The applicant urges this application to be approved so the property can be fully developed to provide housing opportunities for people who are employed in the area. Development south of Highway 6 (as mentioned in the Staff report) poses a major determent to people and a safety risk. Freerks closed the public hearing. Freerks noted that Staff is recommending denial of the application, but any motion should be made in the affirmative. Hensch moved for approval of application CPA16-00004 an application submitted by Streb Investment Partnership LC seeking to amend the City's Comprehensive Plan to allow residential uses in commercial areas adjacent to the Industrial (I- 1 )zone located south of the Iowa Interstate Railroad and east of Scott Boulevard. Theobald seconded the motion. Signs asked if there was a sidewalk in this area on the east side of Scott Boulevard, as we should be looking for the walkability of all areas that are developing within the city. Walz responded that there was not a complete sidewalk network. Freerks noted this is important space in the Community and serves a purpose. And while there is value to having housing close to employment, there are certain areas where residential just don’t work, which includes industrial, and there are already problems with smells and sounds from this area for the residential areas a half mile away. Freerks stated it would be premature to make this change before seeing how this area develops out, and any change at this time would go against the Comprehensive Plan as it is currently laid out. Martin stated the transition would be very abrupt whereas the Commission would rather see a more gradual transition from industrial to commercial to residential. Theobald noted that there is also limited industrial zoned land in the community and this amendment would add to the loss of such space. Signs can appreciate the developers desire to find some product that would work on the land, but residential makes no sense in that area. The City has spent a lot of money to develop this industrial area and there is a difference with having housing close to work versus in the middle of work. Parsons echoed Signs and that there would not be a sense of community here, rather the residential would be isolated. A vote of 0-7 was taken and therefore the motion was denied. Planning and Zoning Commission February 2, 2017 – Formal Meeting Page 7 of 8 CONSIDERATION OF MEETING MINUTES: JANUARY 19, 2016 Theobald moved to approve the meeting minutes of January 19, 2016 with minor edits. Hensch seconded the motion. A vote was taken and the motion passed 7-0. PLANNING AND ZONING INFORMATION: Freerks thanked Staff for organizing the work session earlier in the evening to view Jeff Speck’s presentation on “Toward a More Walkable Iowa City”. Miklo asked the Commissioners to mark their calendars for February 14 & 15 because Dan Parolek, a consultant for the exploration of applying form-based codes will be in town. There will be a session on the 14th at 5:30pm at the Library and on the 15th at 6:00 pm at the Alexander Elementary School. The session at the Library will focus on the Northside and older neighborhoods and the session at Alexander will be on the South District. ADJOURNMENT: Theobald moved to adjourn. Martin seconded. A vote was taken and motion carried 7-0. PLANNING & ZONING COMMISSION ATTENDANCE RECORD 2016 - 2017 2/19 3/3 3/17 4/7 4/21 5/5 5/19 6/2 7/7 7/21 8/4 9/1 10/6 10/20 11/17 12/1 12/15 1/19 2/2 DYER, CAROLYN X X X X X X X X X X X X X X X X X X X FREERKS, ANN X X X X X X O/E X O/E X X X X X X X X X X HENSCH, MIKE X X X X X X X X X O/E X X X X X X X X X MARTIN, PHOEBE X X X X X X X X X O/E X X X O/E X O/E X X X PARSONS, MAX X X O/E X X X X X X X X X X X X X X X X SIGNS, MARK -- -- -- -- -- X X X X X X X X X O/E 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