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HomeMy WebLinkAboutP&Z Packet 6.1.17Iowa City Planning & Zoning Commission Formal Meeting Thursday, June 1, 2017 7:00 PM Emma Harvat Hall – City Hall Department of Neighborhood and Development Services PLANNING AND ZONING COMMISSION Thursday, June 1, 2017 - 7:00 PM Formal Meeting Emma Harvat Hall Iowa City City Hall 410 E. Washington Street AGENDA: A. Call to Order B. Roll Call C. Public Discussion of Any Item Not on the Agenda D. Rezoning Item Discussion of an application submitted by Watts Group Construction for a rezoning of approximately 21.77 acres from Rural Residential, RR-1, (4.16 acres) and Interim Development–Single Family Residential, ID-RS (17.61) acres to Single Family Residential (RS-5) zone for property located north of Rohret Road, west of Lake Shore Drive. (REZ17-00009) E. Comprehensive Plan Item A public hearing on an application for a Comprehensive Plan amendment to amend the North District Plan for approximately 70 acres west of Dubuque Street, south of Interstate 80, and north and east of Mission Point Road and Mackinaw Drive, to modify the land use map, adopt a sensitive areas survey, and add certain housing, transportation and design goals. (CPA16-00005) F. Consideration of Meeting Minutes: May 18, 2017 G. Planning & Zoning Information H. Adjournment If you will need disability-related accommodations in order to participate in this meeting, please contact Bob Miklo, Urban Planning, at 319-356-5240 or at bob-miklo@iowa-city.org. Early requests are strongly encouraged to allow sufficient time to meet your access needs. Upcoming Planning & Zoning Commission Meetings Formal: June 15 / July 6 / June 20 Informal: Scheduled as needed. MINUTES PRELIMINARY PLANNING AND ZONING COMMISSION MAY 18, 2017 – 7:00 PM – FORMAL MEETING EMMA J. HARVATHALL,CITYHALL MEMBERS PRESENT:Ann Freerks, Mike Hensch, Phoebe Martin, Max Parsons, Mark Signs, Jodie Theobald MEMBERS ABSENT:Carolyn Dyer STAFF PRESENT:Sara Hektoen, Karen Howard OTHERS PRESENT:Charles Graves RECOMMENDATIONS TO CITY COUNCIL: By a vote of 6-0 (Dyer absent) the Commission set a public hearing for June 1, 2017 on an application for a Comprehensive Plan amendment item CPA17-00005. By a vote of 6-0 (Dyer absent) the Commission recommends approval of REZ17-00005 a proposal to rezone approximately 0.6 acres of property at 513 S. Riverside Drive from Community Commercial (CC-2) Zone to Riverfront Crossings-West Riverfront (RFC-WR) Zone, subject to a conditional zoning agreement requiring dedication of land along the Riverside Drive frontage to widen the pedestrian area within the public right-of-way to a minimum of 20 feet measured between the inside of the street curb and the new front property line, and closure of driveways consistent with the City's access management standards. These conditions should be satisfied coincident with the City's street improvement project or prior to issuance of a permit for any improvements to the subject property, whichever occurs first. CALL TO ORDER: Freerks called the meeting to order at 7:00 PM. PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA: None. COMPREHENSIVE PLAN ITEM (CPA16-00005): Consider a motion setting a public hearing for June 1, 2017 on an application for a Comprehensive Plan amendment to amend the North District Plan for approximately 70 acres west of Dubuque Street, south of Interstate 80, and north and east of Mission Point Road and Mackinaw Drive, to modify the land use map, adopt a sensitive areas survey, and add certain housing, transportation and design goals. Howard reminded the Commission that a Comprehensive Plan Amendment needs a public hearing so this item is just to set that public hearing. Planning and Zoning Commission May 18, 2017 – Formal Meeting Page 2 of 6 Martin asked if a translator will be present at the meeting when this item is discussed. Hektoen stated she believes the applicant is bringing a translator. Hensch moved to set a public hearing for June 1, 2017 on an application for a Comprehensive Plan amendment item CPA17-00005. Parsons seconded the motion. A vote was taken and the motion carried 6-0. REZONING ITEM (REZ17-00005): Discussion of an application submitted by 513 Riverside, LLC for a rezoning of approximately .62-acres from Community Commercial (CC-2) zone to Riverfront Crossings-West Riverfront (RFC-WR) zone for property located at 513 S. Riverside Drive. Howard presented the Staff report and stated this property is located at the corner of Riverside Drive and Myrtle Avenue, which is at the very north edge of the Riverfront Crossings West Riverfront Zone. The property to the north is owned by The University of Iowa and they have not indicated their future use of the property. To the west are some high density multi-family properties and the other properties surrounding the area are zoned Community Commercial (CC-2). Howard explained that one of the goals of the Riverfront Crossings Plan for this area is to improve conditions along Riverside Drive for pedestrians and to improve the aesthetics of the corridor, so when an upzoning to Riverfront Crossings zoning is requested, the City has been requesting additional property to widen the pedestrian area along street frontages. This particular property has a poor frontage condition. There is no sidewalk, and very little room between the travel lanes and the private property to even provide a safe sidewalk to support the new residential and commercial uses allowed by the proposed rezoning. The current zoning of Community Commercial (CC-2) is not compatible with the Riverfront Crossings Master Plan as it allows low-scale commercial development, limited housing above the commercial, and a very auto-oriented area. Therefore, with additional land to enhance the public area along the street to make it safe for future residents and customers, the change to Riverfront Crossings Zoning is the appropriate zoning for the area. With regards to the compatibility with the neighborhood, rezoning this property will bring the property closer to compliance with the future vision for the area. Howard stated the largest issue for this property is to make sure any new development has the kind of pedestrian facilities necessary to support it. Howard showed images from the Riverfront Crossings Streetscape Master Plan that was adopted last year. Riverside Drive is a State highway, there is no on- street parking, and it has higher speeds than a typical residential or commercial street in the downtown area. It is currently a four-lane arterial street with only about 60 feet of street right-of- way. The City is planning improvements to the corridor to construct a pedestrian tunnel through the railroad embankment located to the south of the property, extend a new sidewalk north to the intersection of Myrtle Avenue, and signalize the Myrtle/Riverside Drive intersection to improve pedestrian, bicycle, and traffic circulation in the area. Howard stated that as properties are rezoned along Riverside Drive, staff recommends requiring a dedication of land to improve conditions for pedestrians and to ensure that the streetscape and frontage area improvements required in the Riverfront Crossings form-based code can be achieved. The cross-section in the South Riverside Drive Streetscape Master Plan calls for a minimum of 20 feet between the street curb and the front property line. This pedestrian area would include a 6-foot sidewalk, 8- Planning and Zoning Commission May 18, 2017 – Formal Meeting Page 3 of 6 foot wide area for street trees, and 6-foot wide area between the street curb and the trees for snow storage and utilities. The applicant has agreed to enter into a conditional zoning agreement to dedicate land along the frontage of the subject property to create a right-of-way that achieves the minimum requirements (the 20 feet) specified in the streetscape master plan and the improvements necessary for signalization of the intersection and also to reduce the number and location of driveways to be consistent with the City's access management standards. The applicant has agreed to close the driveways closest to the intersection that don’t meet current access management standards. This should improve safety for pedestrian, bicyclists, and for drivers. Howard explained that it may also be necessary to close the other driveway on Riverside Drive, but depending on what the applicant chooses to do with the property (whether it is just commercial or mixed-use), that a right-out only driveway might work. Howard explained that the developer doesn’t have a concept plan for the property at this time because the applicant is unsure whether the project will be solely a commercial building or a mixed use building. Since the form-based zoning standards in the Riverfront Crossings code will ensure that the building is built in a manner consistent with the goals for the Riverfront Crossings Master Plan and there is an imminent City project planned to improve conditions along Riverside Drive, In addition, the developer is supportive and will participate in helping to achieve a safer and more pleasant environment along the street to support future redevelopment. Therefore, staff is supportive of the rezoning. Staff recommends approval of REZ17-00005 a proposal to rezone approximately 0.6 acres of property at 513 S. Riverside Drive from Community Commercial (CC-2) Zone to Riverfront Crossings-West Riverfront (RFC-WR) Zone, subject to a conditional zoning agreement requiring dedication of land along the Riverside Drive frontage to widen the pedestrian area within the public right-of-way to a minimum of 20 feet measured between the street curb and the new front property line, and closure of driveways consistent with the City's access management standards. These conditions should be satisfied coincident with the City's street improvement project or prior to issuance of a permit for any improvements to the subject property, whichever occurs first. Hensch asked if there was an anticipated date or year when the street improvement project will be complete. Howard stated it is under design currently and is budgeted for 2018. The City is currently negotiating with the railroad for the pedestrian underpass. Freerks asked if negotiations are complete with the other property owners to the south closer to the railroad tracks so that the sidewalk improvements can be completed. Howard is unsure if what conversations have taken place so far. However both property owners were contacted by the City during the design of the Streetscape Master Plan. Hensch asked if this was as far north as the Riverfront Crossings Plan goes. Howard answered yes as everything to the north is University property. Signs stated he did have a conversation with the applicant several months ago when they first bought the property as he was expressing an interest in possibly doing some affordable housing there and Signs directed him to the appropriate staff to have those conversations. Freerks opened the public hearing. Planning and Zoning Commission May 18, 2017 – Formal Meeting Page 4 of 6 Charlie Graves (13 Woodcrest Lane NE) stated he just closed on the property about three weeks ago. Kum & Go, the previous owner, was required to make sure it was a clean site as part of the purchase agreement and the DNR just gave clearance. Graves has been in conversations with the City and is aware of their planned improvements to the area and until he knows exactly where his boundaries area and the setbacks required he cannot design a project. They are imagining a commercial use or multi-use building for the property. Martin asked if they are also purchasing 517 Riverside Drive or what the overall plan for the area might be. Graves said there have been preliminary conversations with that property owner but the owner doesn’t wish to sell and the tenant of that property just signed a multi-year long- term lease extension. Martin asked then if the entrance/exit to his property then would be on Myrtle Avenue and Graves confirmed that but said that they are exploring a right out only onto Riverside Drive as well. Parsons asked if the right-out only drive would directly abut the neighboring property or would a buffer be maintained between the properties. Graves noted there are some Department of Transportation requirements that a driveway be so many feet from a signal, so if there is a drive they would try to have it as far from the intersection as possible. They would do their best to maintain the buffer between properties. Hektoen noted that Riverside Drive is a State Highway so any access points will have to be approved by the Department of Transportation. Howard stated that additionally the City also has access management requirements and this will all have to be reviewed once a development plan is proposed. Graves added the timing on this project is such that it takes them about six months to a year to plan a project and get it designed. Therefore, it is imperative that they can get started so they can work in parallel with the City doing the street improvements. Freerks asked what the distance for building required would be from the RM-44 that is to the west. Howard said the setback would be 10 feet from the adjacent property. Freerks asked if there was any stepping required due to height. Howard stated that the stepping in the West Riverfront Crossings is required only where a property abuts a single family zone. Freerks noted her concern about not having a concept plan prior to approving this zoning change, but acknowledged that approval of the rezoning at this time would be beneficial to working together to achieve the necessary pedestrian improvements. Graves noted that to draw up a concept plan and present something to investors they have to be sure the footprint they are working with is correct, and in this case could not do so without knowing the zoning is approved and what the setbacks required will be. Freerks understands that for this case, but cautions that is not something the Commission will necessarily relax on in the future. Freerks closed the public hearing. Hensch moved to approve REZ17-00005 subject to the conditional zoning agreement as outlined in the Staff Report. Martin seconded the motion. Planning and Zoning Commission May 18, 2017 – Formal Meeting Page 5 of 6 Hensch noted he feels it is a great step up to go to a Form-Based Code in this area as the current layout is extremely dangerous for pedestrians and vehicles. The applicant dedicating the land for the improvements is much appreciated and needed. Signs added that the lot has a steep hill behind it and the neighboring properties are much higher so if a future building is taller on this site, it will not look out of place or be a hindrance. Several others on the commission noted their agreement that the sloping site will help to mitigate concern about a taller building on the site. A vote was taken and the motion carried 6-0. CONSIDERATION OF MEETING MINUTES: MAY 4, 2017 Hensch moved to approve the meeting minutes of May 4, 2017. Theobald seconded the motion. A vote was taken and the motion passed 6-0. PLANNING AND ZONING INFORMATION: None. ADJOURNMENT: Martin moved to adjourn. Parsons seconded. A vote was taken and motion carried 6-0. PLANNING & ZONING COMMISSIONATTENDANCE RECORD2016 - 20177/7 7/21 8/4 9/1 10/6 10/20 11/17 12/1 12/15 1/19 2/2 3/2 3/16 4/6(W.S.)4/20 4/20 5/4 5/18DYER, CAROLYNXXXXXXXXXXXXXXXXXO/EFREERKS, ANNO/EXXXXXXXXXXXXO/EXXXXHENSCH, MIKEXO/EXXXXXXXXXXXXXXXXMARTIN, PHOEBEX O/E X X X O/E X O/E X X X X X X O/E O/E X X PARSONS, MAXXXXXXXXXXXXO/EXXXXXXSIGNS, MARKX X X X X X O/E X X X X X X X XXXX THEOBALD, JODIEX X X X X X X X X X X X X X X X XX KEY: X = PresentO = Absent O/E = Absent/Excused --- = Not a Member