HomeMy WebLinkAboutP&Z Agenda 8.3.17MINUTES PRELIMINARY
PLANNING AND ZONING COMMISSION
JULY 20, 2017 – 7:00 PM – FORMAL MEETING
EMMA J. HARVATHALL,CITYHALL
MEMBERS PRESENT:Ann Freerks, Carolyn Dyer Mike Hensch, Phoebe Martin (via
phone), Max Parsons, Mark Signs, Jodie Theobald
MEMBERS ABSENT:
STAFF PRESENT:Sylvia Bochner, Sara Hektoen, John Yapp
OTHERS PRESENT:Steve Long, Sara Barron, Tammy Kramer
RECOMMENDATIONS TO CITY COUNCIL:
By a vote of 7-0 the Commission set a public hearing on an application for a Comprehensive
Plan amendment to amend the Southwest District Plan to change the land use designation of
property located north at 1160 Highway 1 from Single Family/Duplex Residential to General
Commercial.
By a vote of 6-1 (Martin voting no) the Commission recommended approval of CPA16-00005 an
addendum to the North District Plan, to:
A. Adopt the land use map dated April 12, 2017
B. Adopt the Sensitive Areas Inventory dated April 5, 2017
C. Adopt the following goals:
a. Housing Goal: Upon redevelopment of Forest View Mobile Home Park, the
developer/owner should provide relocation assistance to the residents that
includes replacement housing, preferably in the immediate area, advisory
services and moving expenses. Said relocation assistance must be offered and
made available prior to any demolition of existing homes as part of any first
phase of development. A relocation plan must be made available to residents.
b. Housing Goal: Any development of multi-family residential adjacent to the
Mackinaw Village neighborhood must incorporate design standards, setbacks,
woodland buffers, low-level lighting, and other methods to maintain the livability
of the Mackinaw Village neighborhood.
c. Commercial and Institutional Uses Goal: To preserve the scenic character of this
primary entrance to the City, any redevelopment of property along Dubuque St
must adhere to strict design guidelines imposed through a Conditional Zoning
Agreement (CZA). Such design guidelines will address building fa9ade and
materials, sign placement, setbacks from the street, screening and tree
preservation.
d. Commercial and Institutional uses goal: A buffer of existing trees and vegetation
should be preserved between the Dubuque Street right of way and any
development. Woodlands in between Knollwood Lane homes and commercial
development should be preserved to provide a distance and visual buffer. For
properties fronting on Dubuque Street, the percentage of preserved woodlands
should exceed minimum code requirements.
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July 20, 2017 – Formal Meeting
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e. Transportation Goal: Upon redevelopment of property west of Dubuque St and
south of Interstate 80, access to Dubuque Street for south-bound traffic north of
Foster Road may be allowed provided that the access point/ intersection is
designed to accommodate anticipated traffic volumes from the developing area
west of Dubuque St, south of Interstate 80.
By a vote of 7-0 the Commission recommended forwarding to the City Council the following
statement: The Planning & Zoning Commission recommends cooperation between Dubuque
Street LLC (and successors), Idyllwild, the City and other property owners in the Idyllwild
watershed to address and resolve stormwater issues.
By a vote of 7-0 the Commission recommended approval of REZ17-00012 a proposal to rezone
approximately 2500 square feet of property located at 114 E Prentiss Street from Planned High
Density Multi-Family Residential (PRM) to Riverfront Crossings-Central Crossings (RFC-CX).
.
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 (CPA17-00002):
Setting a public hearing on an application for a Comprehensive Plan amendment to amend the
Southwest District Plan to change the land use designation of property located north at 1160
Highway 1 from Single Family/Duplex Residential to General Commercial.
Yapp noted this would be setting a hearing for August 3, 2017.
Hensch moved to set a public hearing on an application for a Comprehensive Plan
amendment to amend the Southwest District Plan to change the land use designation of
property located north at 1160 Highway 1 from Single Family/Duplex Residential to
General Commercial.
Parsons seconded the motion.
A vote was taken and the motion passed 7-0.
COMPREHENSIVE PLAN ITEM (CPA16-00005):
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.
Yapp began by showing again where the land in question is located. Staff has recommended
the adoption of certain goals regarding the change of land use for this area. Yapp showed the
land use map the applicant is requesting with highway/neighborhood commercial use, low-
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July 20, 2017 – Formal Meeting
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medium density mixed-residential, and multi-family residential. Staff is recommending in
addition to the adoption of the land use map also the adoption of the sensitive areas inventory
associated with the application. The applicant submitted this evening a graphic related to the
Dubuque Street entryway. Staff is recommending an additional goal stating “a buffer of trees
and vegetation should be preserved between the Dubuque Street right of way and any
development. Woodlands in between Knollwood Lane homes and commercial development
should be preserved to provide a distance and visual buffer. For properties fronting on
Dubuque Street, the percentage of preserved woodlands should exceed minimum code
requirements.” Yapp explained that what the applicant is attempting to do with their graphic is
to illustrate how those goals will be achieved. Yapp noted this is a concept graphic.
Freerks opened the public hearing.
Steve Long (HBK Engineering) stated that after the last Commission meeting Kevin Munson
and himself met with Yapp to discuss the goal that was just recommended by Staff and what
would work to preserve the beautiful entryway to Iowa City. As previously stated, the
development is called Forest View and their goal is to keep as much of the forest as possible
while balancing it with the need for the residential and commercial added to the area. Long
reiterated that this is just a concept and won’t have exact graphics until grading plans are put
together once the lots are sold to be developed. However they can comfortably state they can
preserve at the new Foster Road interchange with Dubuque Street 20 feet of the existing and
add 15 feet of heavily landscaped area. Long also noted that south, where the marketplace is
proposed, they are confident 30-40 feet of vegetation could be preserved, with another 15-20
feet heavily landscaped. They will be able to do that by putting in substantial retaining walls
adjacent to the new development.
Hensch noted that the main sidewalk will extend all the way to Dubuque Street and asked if that
will be the main focal point or will the main focal point extend all the way down to Foster Road.
Long said they will work with Staff on that, understanding Hensch’s point that it might be better
to direct pedestrians off Dubuque Street and onto the new road.
Yapp noted that the dark green color on the graphic reflects private property (the applicant’s
property) and the right-of-way area is not shaded. Long noted that the right-of-way vegetation
would also be preserved. The 20 feet he mentioned earlier would be in addition to the right-of-
way.
Sara Barron (Executive Director, Johnson County Affordable Housing Coalition) noted the
memo they sent in advance of this meeting and wanted to take a moment to publically
recognize a few of the points in the memo. The Johnson County Affordable Housing Coalition
would like to acknowledge the outstanding process used to develop the Forest View
redevelopment proposal not only in support of affordable housing—both the scope of this
project in its current form and its value as a potential model to replicate for future projects.
Including:
1. relying on input of the affected residents;
2. making a concerted effort to offer translation services and 1-1 meeting opportunities
where appropriate;
3. adopting communication strategies such as providing information in multiple languages
and other examples of awareness of cultural, language, and/or class barriers to
participation in the process;
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4. welcoming advocacy and oversight from groups such as the Center for Worker Justice;
5. considering the plan’s long-term impact on the stability of affordable housing, including
a path to home ownership;
6. implementing relocation assistance options for residents that include affordable- for-
them housing at their current location; and
7. preserving sensitive environmental areas.
Barron recognizes that a tremendous amount of work went into this proposal from a number of
involved parties including the Commission, City Staff, City Council, developers and engineers.
She reiterated the impact this project will have because of the involvement of the affected
residents and thanked everyone that made that possible.
Signs noted as President of the Johnson County Affordable Housing Coalition he has recused
himself from about three meetings where various committees and boards discussed this and
was very careful to not be participating in this recommendation.
Freerks asked about the wooded area to the west of the development (where the concrete and
buildings will be) and if that would be green space of is something else anticipated there. Long
stated most of that land is actually City right-of-way and some wetlands in the bottom of the
ravine so it would not be developed. Freerks also asked about the area between Laura Drive
and Dubuque Street and Long stated that is planned to be green space.
Freerks closed the public hearing.
Hensch moved to approve CPA16-00005 an addendum to the North District Plan, to:
D. Adopt the land use map dated April 12, 2017
E. Adopt the Sensitive Areas Inventory dated April 5, 2017
F. Adopt the following goals:
a. Housing Goal: Upon redevelopment of Forest View Mobile Home Park, the
developer/owner should provide relocation assistance to the residents that
includes replacement housing, preferably in the immediate area, advisory
services and moving expenses. Said relocation assistance must be offered
and made available prior to any demolition of existing homes as part of any
first phase of development. A relocation plan must be made available to
residents.
b. Housing Goal: Any development of multi-family residential adjacent to the
Mackinaw Village neighborhood must incorporate design standards,
setbacks, woodland buffers, low-level lighting, and other methods to
maintain the livability of the Mackinaw Village neighborhood.
c. Commercial and Institutional Uses Goal: To preserve the scenic character
of this primary entrance to the City, any redevelopment of property along
Dubuque St must adhere to strict design guidelines imposed through a
Conditional Zoning Agreement (CZA). Such design guidelines will address
building fa9ade and materials, sign placement, setbacks from the street,
screening and tree preservation.
d. Commercial and Institutional uses goal: A buffer of existing trees and
vegetation should be preserved between the Dubuque Street right of way
and any development. Woodlands in between Knollwood Lane homes and
commercial development should be preserved to provide a distance and
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July 20, 2017 – Formal Meeting
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visual buffer. For properties fronting on Dubuque Street, the percentage of
preserved woodlands should exceed minimum code requirements.
e. Transportation Goal: Upon redevelopment of property west of Dubuque St
and south of Interstate 80, access to Dubuque Street for south-bound
traffic north of Foster Road may be allowed provided that the access point/
intersection is designed to accommodate anticipated traffic volumes from
the developing area west of Dubuque St, south of Interstate 80.
Parsons seconded the motion.
Freerks noted her appreciation on all parties for the effort that has gone into this amendment
and discussion. This is a large amendment but really hopes it does benefit the community. She
does still have concerns about the green space as well as light and noise from a gas station but
at this point it is just about opening the door for the next steps and that all steps are very
carefully thought through.
Signs agrees and feels this is a step and there are several opportunities to address details as
this area develops. He hopes the developers will take what they’ve heard at these discussions
and proceed with the best intentions.
Hensch added he hopes the applicant and developers do not take a minimalist approach to
meeting the stipulations and instead move forward with the spirit in which the discussions and
goals have been vocalized. He noted there have been past situations where the Commission
has been disappointed with the result of a development not fulfilling the spirit of the discussions.
He added this is an exciting project and he really wants to see it succeed.
Parsons stated they all want this to succeed and noted he has been pleased with all the
collaboration and communication that has gone on. It is a sensitive community and he is very
pleased with the relocation plan and all that is being preserved.
Martin noted that she is still apprehensive and the comment that this opens up a whole lot of
other possibilities actually makes her even more nervous because what if this development
doesn’t go the way they all hope it does.
Dyer also shared her appreciation for all the efforts to try to make this development compatible
with the neighborhood and the greenway along the highway. She is also impressed with the
efforts made to provide housing for the people who are already a community so they can
maintain a community. She feels the developers should be congratulated for that.
A vote was taken and the motion passed 6-1 (Martin dissenting).
Freerks added there has been good discussions regarding stormwater management and wishes
to thank everyone who has been part of those discussions and efforts to successfully work on
those issues. The Commission has drafted some wording that Staff will pass onto City Council.
Yapp noted last Friday Staff (engineering staff, City Manager, and City Attorney) met with
representatives from Dubuque Street LLC and Idyllwild. It was a productive conversation and
they are all working toward cooperation with the diversion project and possible pump station for
Idyllwild.
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July 20, 2017 – Formal Meeting
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Parsons moved to recommend the Commission forward to the City Council the following
statement: The Planning & Zoning Commission recommends cooperation between
Dubuque Street LLC (and successors), Idyllwild, the City and other property owners in
the Idyllwild watershed to address and resolve stormwater issues.
Theobald seconded the motion.
A vote was taken and the motion passed 7-0.
REZONING / DEVELOPMENT ITEM (REZ17-00012):
Discussion of an application submitted by Roby Miller, is for a rezoning of approximately 2500
square feet from Planned High Density Multi-Family Residential (PRM) zone to Riverfront
Crossings Central Crossings Subdistrict (RFC-CS) zone for property located at 114 E. Prentiss
Street.
Bochner presented the Staff report noting the property is at the intersection of Clinton and
Prentiss Streets. It is currently zoned Planned High Density Multi-Family Residential and the
applicant proposed to rezone it to Riverfront Crossings Central Crossings Subdistrict. Bochner
showed images of the property, it is currently a two-story building that was built in 1961 and
used as an office building with four units of residential. In 1989, an Islamic Mosque acquired the
building and received a Special Exception to change the use of the property to Religious/Private
Group Assembly use but they stopped using the building and it has been vacant for some time.
The applicant has submitted a concept drawing of the proposed improvements. They would like
to convert the existing building into a duplex with one unit on each floor. They would also like to
remove pavement in the side yard and add landscaping to provide more open space for
residents, repaint the exterior, and modify the building so that the front entrance faces the street
and the address is clearly marked.
Bochner noted the proposed zoning, Riverfront Crossings Central Crossings Subdistrict is
intended for moderate intensity mixed use development in buildings with entries opening onto
pedestrian friendly streets. A duplex would be a permitted use in this zone. Because this is a
very small parcel, opportunities for redevelopment are very limited. The surrounding
neighborhood has a lot of apartments, including some that are new and developed to Riverfront
Crossings standards. As a multi-family dwelling this property would be compatible.
With regards to parking, Bochner noted in the building’s prior use as office space the building
would have required six parking spaces (but was grandfathered in to not having to provide
those). When converted into a duplex it will require less than six spaces, and because the
proposed use would require fewer spaces than the current use, no additional parking spaces
would be required. Additionally the location is directly adjacent to the City's new parking facility,
future tenants would be able to purchase a permit to park in the facility if they have a car or use
on street parking.
Staff recommends approval of REZ17-00012 a proposal to rezone approximately 2500 square
feet of property located at 114 E Prentiss Street from Planned High Density Multi-Family
Residential (PRM) to Riverfront Crossings-Central Crossings (RFC-CX).
Tammy Kramer (Blank & McCune Real Estate Company) is working as the agent for the
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July 20, 2017 – Formal Meeting
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applicant, Roby Miller. Miller is a young entrepreneur and is very thoughtful and excited about
this project. He only wants to improve the community. He recently purchased a home in
Manville Heights he plans to do a total renovation of as well. Kramer believes this project will be
a great addition to the downtown setting.
Freerks closed the public hearing.
Signs moved to approve REZ17-00012 a proposal to rezone approximately 2500 square
feet of property located at 114 E Prentiss Street from Planned High Density Multi-Family
Residential (PRM) to Riverfront Crossings-Central Crossings (RFC-CX).
Parsons seconded the motion.
Freerks commented on how nice it was to see a renovation in this area and not a demolition.
Theobald noted that she feels this will integrate nicely with the new buildings in this area, it is
lovely.
Dyer asked about parking and that there is no parking provided on the lot. Yapp confirmed
there is currently no parking on the lot and there will be no parking on the lot after renovation.
There is pavement behind the building where people do park but it is not official parking spaces.
A vote was taken and the motion carried 7-0.
CONSIDERATION OF MEETING MINUTES: JULY 6, 2017
Signs moved to approve the meeting minutes of July 6, 2017 with edits.
Parsons seconded the motion.
A vote was taken and the motion passed 7-0.
PLANNING AND ZONING INFORMATION:
Yapp noted they handed out a flyer, Opticos Design, the consultant who is doing the form-based
analysis for the South District and Northside District. The next presentation is Monday, July 24
at the public library. Yapp said they have largely completed their analysis and will be
presenting their draft conclusions and recommendations. They are still seeking feedback for the
next few weeks after this presentation.
Freerks asked how they plan to take these very different areas and make recommendations.
Yapp said it will be two separate sets of recommendations.
Dyer asked if the recommendations will be online to view. Yapp said the presentation will be
filmed by the cable TV and will be on Channel 4 and the recording can then be streamed
through the website. The PowerPoint of the presentation will be on the City’s website.
Theobald asked about the old Menards building and the zoning. Is it zoned commercial and will
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July 20, 2017 – Formal Meeting
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not be used as industrial. Yapp said it is zoned intensive commercial and Proctor & Gamble
has located within the facility with a temporary use permit. They have said this will just be a
temporary facility until a new facility is constructed, but that could be years. The temporary use
permit requires an annual renewal.
Theobald said when reading the Southwest District Plan (from 2002) she wondered if it were to
be updated in the future. Yapp said no updates are scheduled. The Staff’s goal had been to
update one of the ten districts each year, but due to other work priorities that is not always
possible. This year for example they are working on the form-based code initiative. He also
noted there are two districts that have yet to even have a Plan (the North Corridor and
Northwest).
Theobald next asked about the Mormon Trek project and if it was still progressing. Yapp replied
that yes, changing Mormon Trek from four lanes to three lanes is a funded project to happen
either later this year or next year. Hektoen said it has been designed, she is in the stage of
doing property acquisitions for the project.
Theobald asked about the new trees on Sycamore and if they are being watered properly.
Additionally that brings up the topic of stipulating landscaping for projects but not the
maintenance of the landscaping. Yapp said if City inspection staff are aware of dead trees or
vegetation that is required, they do require replacements.
Freerks voiced her disappointment on the new University building on North Dodge Street and
how weak the landscaping is. Theobald added the Commission requested some trees on that
parcel remain and they were removed. Yapp will look into that.
Signs is happy to hear there is a responsibility for landscaping to be maintained so he will be
more aware to report issues he sees.
Theobald stated there is a rental property near her that removed trees they were not supposed
to remove and they have never replaced them. Are they then issued fines? Yapp will have to
look into that.
Dyer added the same issues have happened at the HyVee and Kum & Go as well.
Signs noted that he feels when it’s local developers (such as the Dubuque Street LLC) they are
more invested in the area and it is the out-of-town developers that really don’t care.
Signs asked about Commission terms. Yapp noted they do begin annually on July 1 and this
year Martin’s term ended but she was reappointed. Freerks and Theobald will have terms
ending June 30, 2018.
ADJOURNMENT:
Martin moved to adjourn.
Theobald seconded.
A vote was taken and motion carried 7-0.
PLANNING & ZONING COMMISSIONATTENDANCE RECORD2016 - 201711/17 12/1 12/15 1/19 2/2 3/2 3/16 4/6(W.S.)4/20 4/20 5/4 5/18 6/1(W.S)6/7 6/15 7/6 7/20DYER, CAROLYNXXXXXXXXXXXO/EXXXXXFREERKS, ANNXXXXXXXO/EXXXXXXXXXHENSCH, MIKEXXXXXXXXXXXXXO/EXXXMARTIN, PHOEBEX O/E X X X X X X O/E O/E X X X X O/E X X PARSONS, MAXXXXXXO/EXXXXXXXXXXXSIGNS, MARKO/E X X X X X X X XXXX X X X X X THEOBALD, JODIEX X X X X X X X X X XX X X X X X KEY: X = PresentO = Absent O/E = Absent/Excused --- = Not a Member