HomeMy WebLinkAboutPZ Agenda Packet 12.06.2023PLANNING AND ZONING COMMISSION
Wednesday, December 6, 2023
Formal Meeting – 6:00 PM
Emma Harvat Hall
Iowa City City Hall
410 E. Washington Street
Agenda:
1. Call to Order
2. Roll Call
3. Public Discussion of Any Item Not on the Agenda
Comprehensive Plan and Rezoning Items
4. Case No. CPA23-0002
Location: North of I-80, West of N. Dodge Street, at the end of Moss Ridge Road
A request to set a public hearing for December 20, 2023 on a proposed amendment to
change the Comprehensive Plan future land use map from Office Research Development
Center to Intensive Commercial for approximately 61.72 acres of property.
5. Case No. CPA23-0001
Location: 1201 W. Benton Street
A public hearing on a proposed amendment to change the Comprehensive Plan future land
use map from 2-8 Dwelling Units per Acre to 8-16 Dwelling Units per Acre and an
amendment to change the Southwest District Plan future land use map from Single-
Family/Duplex Residential to Low Density Multi-Family Residential for approximately 0.78
acres of property.
6. Case No. REZ23-000
Location: 1201 W. Benton Street
An application for a rezoning of approximately 0.78 acres of land from Low Density Single-
Family Residential (RS-5) zone to Low Density Multi-Family Residential (RM-12) zone.
7. Consideration of meeting minutes: November 15, 2023
8. Planning and Zoning Information
9. Adjournment
If you will need disability-related accommodations to participate in this meeting, please contact
Anne Russett, Urban Planning, at 319-356-5251 or arussett@iowa-city.org. Early requests are
strongly encouraged to allow sufficient time to meet your access needs.
Upcoming Planning & Zoning Commission Meetings
Formal: December 20 / January 3 / January 17
Informal: Scheduled as needed.
STAFF REPORT
To: Planning and Zoning Commission
Item: CPA23-0002
Parcel(s): 0735426001 & 0735401001
Prepared by: Kirk Lehmann, AICP
Associate Planner
Date: December 6, 2023
GENERAL INFORMATION:
Owner/Applicant: Stephen A. Moss
3354 Kenruth Circle NE
Iowa City, IA 52240
Developer: Tyler Leo
ATI Group
1615 SW Main Street, Suite 207
Ankeny, IA 50023
tyler@atirealty.com
Contact Person: Michael Muhlenbruch
McClure Engineering
1740 Lininger Lane
North Liberty, IA 52317
mmuhlenbruch@mcclurevision.com
Requested Action: To amend the future land use map designation
in the Comprehensive Plan from Office
Research Development Center to Intensive
Commercial
Purpose: To allow for construction of a transportation
and warehousing facility
Location: North of I-80 and west of Highway 1
Location Map:
Size: 61.72 acres
2
Existing Land Use and Zoning: Vacant Land; Research Development Park
(RDP), Interim Development Research Park
(ID-RP), and Highway Commercial with a
Planned Development Overlay (OPD/CH-1)
Surrounding Land Use and Zoning: North: Agriculture; Interim Development
Research Park (ID-RP)
South: Interstate 80, Light Industrial, and
Indoor Recreation; Commercial
Office (CO-1) and Highway
Commercial (CH-1)
East: Office; Research Development Park
(RDP)
West: Agriculture; Interim Development
Research Park (ID-RP)
Comprehensive Plan: Office Research Development Center
North Corridor District Plan: None
File Date: November 13, 2023
BACKGROUND INFORMATION:
The owner and applicant, Stephen Moss, is interested in selling approximately 61.7 acres of
property located north of Interstate 80 and west of Highway 1/N. Dodge Street. The applicant
submitted two applications to allow intensive commercial uses. ATI Group has been identified as
the developer. In conversations, the developer has indicated interest in building a transportation
and warehousing facility. The applicant has not held a Good Neighbor Meeting.
This specific application (CPA23-0002) proposes to amend the Comprehensive Plan by changing
the future land use designation of the subject properties from Office Research Development Center
to Intensive Commercial. The other concurrently submitted application includes a zoning map
amendment (REZ23-0009) which would rezone the subject properties to Intensive Commercial (CI-
1). Attachment 3 includes the applicant statement describing the rationale behind the
comprehensive plan amendment request. Attachment 4 illustrates the proposed plan changes. The
comprehensive plan amendment must be approved for changes to the zoning map to be consistent
with the Comprehensive Plan. The subject properties are in the North Corridor Planning District, but
no district plan has been adopted for this area.
The subject properties are currently zoned Research Development Park (RDP), Interim
Development Research Park (ID-RP), and Highway Commercial with a Planned Development
Overlay (OPD/CH-1). The following is a summary of the case history:
•Moss Green Urban Village (REZ10-00004 & SUB10-00005). On October 26, 2010, City
Council adopted Ordinance 10-4409 which rezoned more than 141 acres including the
subject properties to a Planned Development Overlay with portions zoned Office Research
Park (OPD/ORP), Research Development Park (OPD/RPD), and Mixed Use (OPD/MU). At
the same time, Council approved the preliminary plat for the Moss Green Urban Village
(Resolution 10-460). This project would have allowed for construction of an office research
park and mixed-use commercial development with access provided from an extension of
Oakdale Boulevard which would have been constructed as part of the development.
•Moss Ridge Campus (REZ12-00005/REZ12-00006 & SUB12-00003). The Moss Green
Urban Village failed to develop. Council subsequently rezoned 172 acres including the
3
subject property on October 23, 2012 (Ordinance 12-4499) to Research Development Park
(RDP) and Highway Commercial with a Planned Development Overlay (OPD/CH-1) with
the remainder zoned Interim Development Research Park (ID-RP). Council also adopted
the preliminary plat for the Moss Ridge Campus (Resolution 12-458). This project would
have allowed for development of the first phase of an office park with associated retail and
service uses on the southeast corner of the property. It included a substantial conditional
zoning agreement but did not include a residential component. To ensure adequate street
access, the City spearheaded construction of Moss Ridge Road to the property.
•Updated Moss Ridge Campus (REZ14-00020, SUB14-00019, & SUB15-00032). On
January 6, 2015, Council updated the zoning (Ordinance 15-4605) and preliminary plat
(Resolution 15-8) for the Moss Ridge Campus, which adjusted the street layout and refined
the conservation and stormwater management areas for the proposed subdivision. In
addition, the rezoning shifted the zone boundaries to coincide with the lot lines in the
updated plat and amended the conditional zoning agreement to no longer require that the
Planning and Zoning Commission review future site plans as it included a more detailed
office park master plan. In February 2016, City Council was scheduled to consider the final
plat for Phase 1 of the Moss Ridge Campus, but the application was indefinitely deferred at
the request of the applicant.
Today Moss Ridge Road provides much better access to the subject properties. However, the
proposed projects on the subject properties never moved forward, and the preliminary plats expired.
While past concepts were consistent with the Comprehensive Plan, the new proposal deviates
due to changes in market conditions following the COVID-19 pandemic.
ANALYSIS:
The Iowa City Comprehensive Plan serves as a land-use planning guide by illustrating and
describing the location and configuration of appropriate land uses throughout the City, providing
notification to the public regarding intended uses of land; and illustrating the long-range growth
area limit for the City. Applicants may request an amendment to the City's Comprehensive Plan
with City Council approval after a recommendation by the Planning and Zoning Commission.
Applicants for a comprehensive plan amendment must provide evidence that the request meets
the two approval criteria specified in Section 14-8D-3D. The comments of the applicant are found
in the attachments. Staff comments on the criteria are as follows.
1.Circumstances have changed and/or additional information or factors have come to light
such that the proposed amendment is in the public interest.
The subject properties were long identified as appropriate for office and research park-style
development. The area north of the I-80 interchange with Highway 1/N. Dodge Street first started
seeing these types of uses in the early 1970s with the development of the property owned by
Pearson directly west of the interchange and east of the subject properties. The 1978
Comprehensive Plan reflected this type of development by designating that area as appropriate
for office research park uses which would transition to rural residential uses away from the
interchange. This vision was reaffirmed as part of the 1983 and 1989 Comprehensive Plan
updates. The rationale given was the interesting and aesthetically appealing nature of the
topography and the ready access to major traffic corridors and motels, though it was
acknowledged that street access was a challenge as there was no direct access to Highway 1.
In 1997, the City adopted a new Comprehensive Plan that delineated planning districts. Properties
north of I-80 including the subject properties were designated as part of the North Corridor
Planning District, which again identified the I-80 interchange with Highway 1/N. Dodge Street as
providing an opportunity for office research park development. This was based on the City’s major
nearby employers at the time, National Computer Systems (subsequently Pearson) and American
4
College Testing (ACT), and the advantages of interstate exposure. The recently proposed
rezonings and subdivisions starting in 2010 were developed in a manner consistent with that
vision, and access to the subject properties was substantially improved with the construction of
Moss Ridge Road. While these proposals were being considered, the City’s current
Comprehensive Plan was adopted in 2013 which maintained the City’s longstanding vision for
this area, though a district plan was never adopted. While the intention for the area remained
consistent from the 1970s through 2010s, an office research development center never developed
on the subject properties.
Recent circumstances have changed such that reconsidering the future of the North Corridor
Planning District is in the public interest. Most notably, the market for office space has transformed
since the COVID-19 pandemic began in 2020. Remote work has become commonplace, and as
a result, demand for office space has declined. This is reflected by the closure of the offices of
major employers which once occupied much of Iowa City’s office park space. In 2022, Pearson
closed its Iowa City office directly abutting the subject property, and in 2023, ACT closed its
headquarters to the southeast. This has led to an abundance of vacant Class A office park space
at the same time there is reduced demand. It is highly unlikely that office research development
center uses remain viable in this area, so alternative future land uses should be considered.
Unlike office uses, the demand for intensive commercial uses like transportation and warehousing
facilities increased during the pandemic with the expansion of home delivery. The proposed
amendment would follow this changing market by reclassifying the subject properties’ future land
use to intensive commercial to facilitate the development of such uses, including transportation,
warehousing, compatible semi-industrial, and other commercial uses that are land intensive. This
adjusted future land use category is in the public interest as it better meets current economic
development needs while utilizing the subject properties’ prime access to the interstate system.
2.The proposed amendment will be compatible with other policies or provisions of the
comprehensive plan, including any district plans or other amendments thereto.
The Comprehensive Plan’s vision for the community includes building a resilient economy that
grows the tax base and supports a high quality of life for the community. As a result, Iowa City’s
economic development efforts should focus on attracting long-term investment and creating
quality jobs, encouraging entrepreneurship and innovation, and supporting opportunities for
growth and prosperity for all people.
To help attain this vision, the plan encourages attracting businesses that have growth potential
and are compatible with Iowa City’s economy which is essential to increasing and diversifying the
property tax base. The plan also supports improving the environmental and economic health of
the community through efficient use of resources by developing in a compact, efficient, and
contiguous manner to reduce the cost of extending infrastructure and services and preserve
farmland and open space at the city’s edge. In addition, the plan notes the importance of planning
for commercial development in defined commercial nodes and focusing industrial development
on land suitable for such uses with good access to highways but buffered from residential
neighborhoods. However, this should not come at the expense of protecting the community’s
environmental and aesthetic assets. To that end, the plan recommends several strategies:
• Use the District Plans to identify appropriate commercial nodes and zone accordingly to
focus commercial development to meet the needs of present and future population.
• Identify, zone, and preserve land for industrial uses in areas with ready access to rail and
highways.
• Guide development away from sensitive environmental areas, such as floodplains,
wetlands, woodlands, steep slopes, flood hazard areas, and streams.
• Plan for appropriate transitions between residential neighborhoods and higher intensity
5
commercial to ensure the long-term health of neighborhoods.
• Support…and promote appropriate development in the City’s…designated urban renewal
areas, including: … Moss Green…
The proposed amendment is compatible with the policies of the Comprehensive Plan. It will allow
the development of businesses that align with the needs of Iowa City in the Moss Ridge Urban
Renewal Area, which is one of the City’s defined commercial nodes with ready access to
highways. The development will also be contiguous to adjacent development and use existing
underutilized road capacity. At the same time, features such as the woodlands to the west and
north, and the Rapid Creek stream corridor provide a natural buffer from rural residential uses
further to the west. In addition, no waivers to the Sensitive Areas Ordinance are being requested
as part of the proposed rezoning, which will ensure these features are adequately protected.
NEXT STEPS:
After a recommendation from the Planning and Zoning Commission at their public hearing to be
held on December 20, the following will occur:
• City Council will need to set a public hearing for the comprehensive plan amendment and
rezoning.
• City Council will consider approval of the comprehensive plan amendment (CPA23-0002)
and hold three readings including the public hearing for the rezoning (REZ23-0009).
STAFF RECOMMENDATION:
Staff recommends that the Planning and Zoning Commission set a public hearing for December
20, 2023, on CPA23-0002, a proposed amendment to change the Comprehensive Plan future
land use designation from Office Research Development Park to Intensive Commercial for
approximately 61.72 acres of property located north of Interstate 80 and west of Highway 1.
ATTACHMENTS:
1. Location Map
2. Zoning Map
3. Applicant Materials
4. Proposed Changes to the Comprehensive Plan
Approved by: _________________________________________________
Danielle Sitzman, AICP, Development Services Coordinator
Department of Neighborhood and Development Services
ATTACHMENT 1
Location Map
Highlander
P
l
Moss Ridge Rd
N D o d g e S t t o 8 0 W b
Devon
Dr NE
K y l e D r N E
ACTCir
NorthgateDr
Interstate 80
N D
o
d
g
e
S
t
N DodgeSt
ACT Rd
NDodgeStSbto80Wb
80 W
b
t
o
N
D
o
d
g
e
S
t
N D o d g e S t N b t o 8 0 E b
80 Eb to N Dodge St
Two applications submitted by Stephen Moss
for approximately 61.72 acres of property
located north of I-80 and west of Highway 1/N.
Dodge Street to change the future land use map
designation from Office Research Development
Center to Intensive Commercial and to rezone
from the RDP, ID-RP, and OPD/CH-1 zones to a
CI-1 zone to allow intensive commercial
development.
µCPA23-0002 & REZ23-0009
Moss Ridge Intensive Commercial Prepared By: Kirk Lehmann
Date Prepared: Nov. 2023
0 0.1 0.20.05 Miles
ATTACHMENT 2
Zoning Map
CH1
CH1
ID-RP
RDP
CH1
ID-RP ID-RP
CH1
CO1
CO1
OPD
OHD
Highland
e
r
P
l
M o s s R id g e R d
N D o d g e S t t o 8 0 W b
Devon
Dr NE
K y l e D r N E
ACTCir
Northgate
D
r
Interstate 80
N D
o
d
g
e
S
t
N DodgeSt
ACT Rd
NDodgeStSbto80Wb
80 W
b
t
o
N
D
o
d
g
e
S
t
N D o d g e S t N b t o 8 0 E b
80 Eb to N Dodge St
Two applications submitted by Stephen Moss
for approximately 61.72 acres of property
located north of I-80 and west of Highway 1/N.
Dodge Street to change the future land use map
designation from Office Research Development
Center to Intensive Commercial and to rezone
from the RDP, ID-RP, and OPD/CH-1 zones to a
CI-1 zone to allow intensive commercial
development.
µCPA23-0002 & REZ23-0009
Moss Ridge Intensive Commercial Prepared By: Kirk Lehmann
Date Prepared: Nov. 2023
0 0.1 0.20.05 Miles
ATTACHMENT 3
Applicant Submittal
ATTACHMENT 4
Proposed Changes to the Comprehensive Plan
City Growth Area (Resolution 21-285)
STAFF REPORT
To: Planning and Zoning Commission
Item: CPA23-0001
Parcel(s): 016272001
Prepared by: Kirk Lehmann, AICP
Associate Planner
Date: December 6, 2023
GENERAL INFORMATION:
Owner/Applicant: Steve Roe
Christian Retirement Services, Inc.
1 Oaknoll Court
Iowa City, Iowa 52246
319-351-1720
sroe@oaknoll.com
Contact Person: Brian Boelk
Axiom Consultants, LLC
60 E Court St. Unit 03
Iowa City, IA 52240
319-519-6222
bboelk@axiom-con.com
Requested Action: To amend the future land use map
designations in the Comprehensive Plan from
2-8 Dwelling Units per Acre to 8-16 Dwelling
Units per Acre and in the Southwest District
Plan from Single-Family/Duplex Residential
to Low Density Multi-Family Residential
Purpose:
To allow for an expansion of the Oaknoll
Retirement Residence campus
Location: 1201 W. Benton Street
Location Map:
Size: 0.78 acres
2
Existing Land Use and Zoning: Household Living, Low Density Single-
Family Residential (RS-5)
Surrounding Land Use and Zoning: North: Group Living, Medium and High
Density Multi-Family Residential with
a Planned Development Overlay
(OPD/RM-20 and OPD/RM-44)
South: Household Living, Low Density
Single-Family Residential (RS-5)
East: Household Living, Low Density
Single-Family Residential (RS-5)
West: Household Living, Low Density
Single-Family Residential (RS-5)
Comprehensive Plan: Residential at 2-8 Dwelling Units per Acre
Southwest District Plan: Single-Family/Duplex Residential
File Date: October 24, 2023
BACKGROUND INFORMATION:
Oaknoll Retirement Residence (Christian Retirement Services, Inc.) recently purchased
approximately 0.78 acres of property located at 1201 W. Benton Street, just south of Oaknoll’s main
campus. The owner is working with Axiom Consultants to prepare two applications to permit a
campus expansion by allowing a small, assisted group living use that would house up to 12
residents in a single-story building on the subject property. Attachment 3 includes the applicant
submittal which illustrates the proposed changes to the plan and includes the applicant statement
describing the rationale behind the request.
The first application to be considered is a Comprehensive Plan Amendment (CPA23-0001). The
Comprehensive Plan future land use map suggests this area is appropriate for residential uses at
2-8 dwelling units per acre. The Southwest District Plan includes the subject property in the Benton
Hill neighborhood of the Roosevelt Subarea. The District Plan future land use scenario indicates
the property is appropriate for Single-Family/Duplex Residential. The proposed amendment would
change the future land use designations for the subject property in the Comprehensive Plan to
residential uses at 8-16 dwelling units per acre and in the Comprehensive Plan to Low Density Multi-
Family Residential. Updated maps can be found in Attachment 5.
The other concurrently submitted application includes a zoning map amendment (REZ23-0008).
That application would rezone the subject property from Low Density Single-Family Residential (RS-
5) to Low Density Multi-Family Residential (RM-12). The Comprehensive Plan Amendment must
be approved for changes to the zoning map to be consistent with the Comprehensive Plan.
A similar but more substantial request was approved in 2012 to allow Oaknoll to expand its primary
facility to the west across George Street. In that case, the expansion was a 69-unit, 5-story planned
development. In addition to a Comprehensive Plan amendment (CPA12-00002) and rezoning
(REZ12-00010) to Medium Density Multi-Family Residential with a planned development overlay
(OPD/RM-20), that case also required the vacation of Spring Street (VAC12-00004). City Council
approved the Comprehensive Plan Amendment on July 31, 2012 (Resolution 12-356).
The applicant has used the Good Neighbor Policy and held a Good Neighbor Meeting on
September 5, 2023. Several neighbors attended. Attachment 4 provides correspondence and the
summary report of the meeting provided by the applicant.
3
ANALYSIS:
The Iowa City Comprehensive Plan serves as a land-use planning guide by illustrating and
describing the location and configuration of appropriate land uses throughout the City, providing
notification to the public regarding intended uses of land; and illustrating the long-range growth
area limit for the City. Applicants may request an amendment to the City's Comprehensive Plan
with City Council approval after a recommendation by the Planning and Zoning Commission.
Applicants for a comprehensive plan amendment must provide evidence that the request meets
the two approval criteria specified in Section 14-8D-3D. The comments of the applicant are found
in the attachments. Staff comments on the criteria are as follows.
1.Circumstances have changed and/or additional information or factors have come to light
such that the proposed amendment is in the public interest.
The Oaknoll campus and the surrounding area including the subject property are located within
the Benton Hill neighborhood of Roosevelt Subarea, which is located in the Southwest Planning
District. The initial policy direction of the Southwest Plan was adopted in 2002. However,
circumstances have changed substantially over the past 20 years, including the size and age of
the City’s population. In 2000, the Census counted 62,220 residents in Iowa City of which 4,482
residents (7%) were aged 65 years and older. By 2020, the population grew to 74,828, an increase
of more than 12,600 or just over 20%. However, the number of individuals aged 65 years and
older nearly doubled to 8,646 residents or almost 12% of the population as of 2020. The City is
expected to continue growing, and the population is expected to continue aging. As a result, there
is a growing need to build additional assisting living and skilled nursing capacity to help baby
boomers with the daily activities of life as they continue to age.
The proposed amendment would allow the provision of additional skilled nursing facilities by
changing the future land use of the subject property from 2-8 dwelling units per acre to 8-16
dwelling units per acre in the Comprehensive Plan and from Single-Family/Duplex Residential to
Low-Density Multi-Family Residential in the Southwest District Plan. The Zoning Code, which
helps implement City plans, describes the Low-Density Multi-Family Residential (RM-12) zone as
providing for the development of high density, single-family housing and low density, multi-family
housing. This zone is intended to provide a diverse variety of housing options in neighborhoods
throughout the city. It notes that careful attention to site and building design is important to ensure
that the various housing types in any one location are compatible with one another. Based on
these factors, the proposed amendment appears to be in the public interest to help address these
changing circumstances.
2.The proposed amendment will be compatible with other policies or provisions of the
comprehensive plan, including any district plans or other amendments thereto.
At the time the Southwest Plan was initially adopted in 2002, single-family neighborhoods in the
area were located primarily west of Harlocke and George Streets and along Tower Court and
Woodside Drive. Apartment buildings were concentrated north of Benton Street between
Greenwood Drive and Oaknoll Drive and along Oakcrest Street, in addition to the area directly
south of Benton Street. As a result of this delineation, the future land use map shows the subject
property as being in an area that is appropriate for Single-Family/Duplex Residential uses. In turn,
the Comprehensive Plan future land use map adopted in 2013 reflects the land uses shown in
the Southwest District Plan.
City policies include locating multifamily housing along arterial street corridors in areas with good
access to urban services. However, the Southwest District Plan noted concern that the amount
of land zoned high-density multifamily is excessive for this area and an appropriate transition
between low density single-family neighborhoods and areas zoned for high density multi-family
4
was lacking. Specific concerns included the bulk and scale of large apartment buildings, large
parking lots, bright lights, and noise directly adjacent to single-family homes which could
constitute nuisances near those neighborhoods.
The plan included a goal to stabilize existing single-family neighborhoods in the Roosevelt
Subarea in order to provide the opportunity and encourage households of all types to live close
to the University and downtown Iowa City. In addition, it encouraged the development of high-
quality multi-family housing that is compatible with surrounding development to meet the housing
needs of a variety of households including singles, young families, university students, and elderly
populations. Recommended actions included the following:
• Avoid concentrations of high-density multifamily zoning directly adjacent to low-density
single-family zones; facilitate downzoning multifamily property where appropriate.
• Apply the Multifamily Residential Design Standards contained in Section 14-5H-5N of the
City Code to the Roosevelt Subarea.
• Review and make needed changes to the Multifamily Residential Design Standards to
ensure compatibility of new multifamily development with surrounding development.
As Iowa City has continued growing, vacant land near the Benton Hill neighborhood has
developed, and established facilities such as Oaknoll have needed to redevelop adjacent land to
meet the increasing needs of the community. Around 2004, the large multi-family development at
Hawk’s Ridge was built on vacant ground as a planned development zoned Medium Density Multi-
Family Residential (OPD/RM-20). Though it is a higher density use that is adjacent low density
single-family neighborhoods to the west, it was found to be compatible due to its careful site
design. Similarly, when Oaknoll expanded its facility to the west across George Street c. 2012, it
required a Comprehensive Plan amendment to allow a rezoning to Medium Density Multi-Family
Residential (OPD/RM-20). Despite the proposed expansion being 5-stories, the comprehensive
plan amendment and rezoning were approved because the building was designed to create an
appropriate transition from existing single-family neighborhoods to the west and north and the
Oaknoll campus to the east.
The comprehensive plan amendment currently under consideration is substantially less intense
than that approved for the expansion of Oaknoll in 2012. The change would facilitate rezoning to
a Low Density Multi-Family (RM-12) designation which can be compatible near single-family
neighborhoods. In addition, the one-story building shown in the submitted concept would provide
an appropriate transition between multi-story, higher density residential uses to the north and
lower density residential uses to the south. It also would provide a high quality of design that
complements nearby buildings as required by zoning code regulations updated in 2005 that
enhanced the multi-family site development standards corresponding to standards previously
codified at 14-5H-5N. Altogether, the proposed amendment is consistent with the policies of the
Southwest District Plan.
Furthermore, the proposed amendment meets several goals and strategies regarding land use
and housing from the Comprehensive Plan. This includes the following:
• Ensure that infill development is compatible and complementary to the surrounding
neighborhood.
• Identify and support infill development and redevelopment opportunities in areas where
services and infrastructure are already in place.
• Promote housing design and features that allow people to age in place, such as universal
design.
For the reasons above, staff finds the requested comprehensive plan amendment to be
5
compatible with the policies of the Comprehensive Plan so long as an appropriate transition is
provided. Implementing this proposed amendment requires amending the zoning map (to be
considered under REZ23-0008). Any rezoning of the property should include conditions to help
ensure the goals of the Comprehensive Plan relating to an appropriate transition are met. A high
quality of design is already required as part of the City’s multi-family site development standards
which were updated after adoption of the Southwest District Plan.
STAFF RECOMMENDATION:
Staff recommends approval of CPA23-0001, a proposed amendment to change the future land
use designations of approximately 0.78 acres of property located at 1201 W. Benton Street from
2-8 dwelling units per acre to 8-16 dwelling units per acre in the Comprehensive Plan and from
Single-Family/Duplex Residential to Low Density Multi-Family Residential in the Southwest
District Plan.
NEXT STEPS:
After a recommendation from the Planning and Zoning Commission, the following will occur:
• City Council will need to set a public hearing for both the comprehensive plan amendment
and rezoning.
• City Council will consider approval of the comprehensive plan amendment (CPA23-0001)
and must hold three readings including the public hearing for the rezoning (REZ23-0008).
ATTACHMENTS:
1. Location Map
2. Zoning Map
3. Applicant Submittal
4. Correspondence and Good Neighbor Meeting Materials
5. Proposed Changes to the Comprehensive Plan and the Roosevelt Subarea of the Southwest
District Plan
Approved by: _________________________________________________
Danielle Sitzman, AICP, Development Services Coordinator
Department of Neighborhood and Development Services
ATTACHMENT 1
Location Map
Harlocke St
W Benton St
Oa
k
n
o
l
l
C
t
Weeber
St
W
y
l
d
e
G
r
e
e
n
R
d
St
r
e
b
S
t
Ge
o
r
g
e
S
t
Oaknoll Dr
Talwrn Ct
µCPA23-0001 & REZ23-0008
1201 W. Benton St.
Prepared By: Melanie Comer
Date Prepared: October 2023
0 0.03 0.050.01 Miles
Two applications submitted by Axiom Consultants on
behalf of Christian Retirement Services, Inc. for 0.78
acres of property located at 1201 W. Benton St. First, to
change the future land use map designations in the
Comprehensive Plan from 2-8 Dwelling Units per Acre
to 8-16 Dwelling Units per Acre and from Single-
Family/Duplex Residential to Low Density Multi-Family
Residential in the Southwest District Plan. Second, to
rezone from the current RS-5 zone to an RM-12 zone to
allow an assisted living use serving 12 residents.
ATTACHMENT 2
Zoning Map
Harlocke St
W Benton St
Oa
k
n
o
l
l
C
t
Weeber
St
W
y
l
d
e
G
r
e
e
n
R
d
St
r
e
b
S
t
Ge
o
r
g
e
S
t
OaknollDr
Talwrn Ct
RM20
RM20
RM44
RS5
RS5
RS8
µCPA23-0001 & REZ23-0008
1201 W. Benton St.
Prepared By: Melanie Comer
Date Prepared: October 2023
0 0.03 0.050.01 Miles
Two applications submitted by Axiom Consultants on
behalf of Christian Retirement Services, Inc. for 0.78
acres of property located at 1201 W. Benton St. First, to
change the future land use map designations in the
Comprehensive Plan from 2-8 Dwelling Units per Acre
to 8-16 Dwelling Units per Acre and from Single-
Family/Duplex Residential to Low Density Multi-Family
Residential in the Southwest District Plan. Second, to
rezone from the current RS-5 zone to an RM-12 zone to
allow an assisted living use serving 12 residents.
ATTACHMENT 3
Applicant Submittal
0
50
10
0
B
E
N
T
O
N
S
T
R
E
E
T
GEORGE STREET
OAKNOLL COURT WEEBER STREET
TA
L
W
R
N
C
O
U
R
T
SH
E
E
T
N
U
M
B
E
R
:
SH
E
E
T
T
I
T
L
E
:
PR
O
J
E
C
T
N
A
M
E
:
PR
O
J
E
C
T
N
O
.
:
DA
T
E
I
S
S
U
E
D
:
CU
R
R
E
N
T
R
E
V
:
WW
W
.
A
X
I
O
M
-
C
O
N
.
C
O
M
|
(
3
1
9
)
5
1
9
-
6
2
2
0
DE
S
I
G
N
E
D
,
D
E
T
A
I
L
E
D
&
C
H
E
C
K
E
D
B
Y
:
O
c
t
2
4
,
2
0
2
3
-
2
:
1
9
p
m
S
:
\
P
R
O
J
E
C
T
S
\
2
0
2
3
\
2
3
0
1
0
1
-
O
P
N
-
O
a
k
n
o
l
l
1
2
0
1
W
B
e
n
t
o
n
\
0
5
D
e
s
i
g
n
\
C
i
v
i
l
-
S
u
r
v
e
y
\
P
l
a
t
s
\
2
3
0
1
0
1
-
L
o
c
a
t
i
o
n
M
a
p
f
o
r
C
o
m
p
P
l
a
n
.
d
w
g
12
0
1
W
E
S
T
B
E
N
T
O
N
S
T
R
E
E
T
10
-
2
4
-
2
0
2
3
LO
C
A
T
I
O
N
M
A
P
2
O
F
2
23
0
1
0
1
BO
E
L
K
0 50 100
BENTON STREET
GE
O
R
G
E
S
T
R
E
E
T
OA
K
N
O
L
L
C
O
U
R
T
WE
E
B
E
R
S
T
R
E
E
T
TAL
W
R
N
C
O
U
R
T
SHEET NUMBER:
SHEET TITLE:
PROJECT NAME:
PROJECT NO.:
DATE ISSUED:
CURRENT REV:
WWW.AXIOM-CON.COM | (319) 519-6220
DESIGNED, DETAILED
& CHECKED BY:
Oct 24, 2023 - 2:19pm S:\PROJECTS\2023\230101 - OPN - Oaknoll 1201 W Benton\05 Design\Civil-Survey\Plats\230101 - Comp Plan Amendment Exhibit.dwg
1201 WEST BENTON STREET
10-24-2023
COMPREHENSIVE PLAN AMENDMENT
1 OF 2
230101BOELK
CURRENT COMP PLAN: SOUTHWEST DISTRICT PLAN
SUBDISTRICT: ROOSEVELT SUBAREA
REQUESTED AMENDMENT: SINGLE FAMILY RESIDENTIAL TO MULTI FAMILY RESIDENTIAL
COMPREHENSIVE PLAN AMENDMENT EXHIBIT
CIVIL STRUCTURAL MECHANICAL ELECTRICAL SURVEY SPECIALTY
300 S Clinton St #200, Iowa City, IA 52240 | 319.519.6220 www.axiom-con.com
2330 12th Street SW, Cedar Rapids, IA 52404 | 319.519.6220
October 24, 2023
COMPREHENSIVE PLAN AMENDMENT
APPLICANT’S STATEMENT
On behalf of Oaknoll of Iowa City (Christian Retirement Services, Inc.), we are submitting a request for a Comprehensive
Plan Amendment in conjunction with the recently submitted Rezoning application (REZ23-0008). This area includes 1201 W
Benton Street in Iowa City, defined as Parcel No. 016272001. Since the current Comprehensive Plan was adopted,
circumstances have changed and/or factors have come to light that the proposed amendment will be compatible with other
policies and/or provisions of the Comprehensive Plan, including any District and Subdistrict Plans or other amendments
thereto.
Oaknoll requests that Iowa City’s Southwest Planning District Comprehensive Plan be amended within the Roosevelt
Subarea so that the parcel at 1201 W Benton Street be able to be considered multi-family for the purpose of providing much
needed housing and specific use with Oaknoll. This request includes supporting a change of the current RS-5 rezoning at
1201 W Benton Street to the proposed zoning of RM -12. In similar fashion, previous amendments were made to Oaknoll’s
property at the northwest corner of W Benton Street and George Street, allowing for multi-family residential, which was built
and currently exists.
This revision to the Roosevelt Subarea would redefine an existing RS-5 zoned area with existing single family residential
home to the proposed RM-12 zoned area to allow for a new “small-house” nursing home model that would serve a much
needed twelve residents with assisted living within a single residential structure.
Modifying the Southeast Comprehensive Plan is appropriate for this site due to the size, aesthetics, and use of the proposed
project in which it finds itself in. Situated on a large parcel (0.776 acres), the proposed structure was specifically designed
with the intent to represent nothing more than a large single family residential home, which we feel it certainly does . The
proposed building location has been well thought-out in terms of preservation of existing trees and screening from existing
adjacent residential homes. It also finds itself situated within the existing topography, with a height within that of the
surrounding homes found there today.
Being proactive, and a well-respected member of the community, Oaknoll has recently met with the adjacent neighbors
and those that would be directly impacted by the proposed change. The results were very positive and well received.
Within the application submittal, you will find letters of support from adjacent property owners and neighbors within this
specific location.
Knowing that the Oaknoll Campus is directly across Benton Street, and understanding the desires and needs to provide
services such as this to the Iowa City Community, we feel this this Comprehensive Plan Amendment would allow for a more
cohesive development while still being sensitive to the neighborhood scale to the adjacent properties.
Sincerely,
Brian A. Boelk, PE
PRINCIPAL/OWNER
09/05/20231201 W Benton - Site Plan 1PG.12/05/2022
KITCHEN
300SF
PANTRY
94SF
OFFICE
108SF GARAGE
312SF
DEN
276SF
STOR 58SF
CLEAN LIN.
72SF
SOILED
72SF
SPA
160SF
RR
83SF
ELEC
52SF
DATA
35SFSPRINK
39SF
MECH
127SF
COURTYARD
PATIO
360SF
TRASH
100SF
SCREEN PORCH
340SF
PORCH
307SF
COVERED
ENTRY
108SF
VESTIBULE
80SF
DINING
302SF
INFORMAL
SEATING
224SF
LIVING ROOM
504SF
RESIDENT
280SF
RESIDENT
280SF
RESIDENT
280SF
RESIDENT
280SF
RESIDENT
280SF
RESIDENT
280SF
RESIDENT
280SF
RESIDENT
280SF
RESIDENT
280SF
RESIDENT
280SF
RESIDENT
280SF
RESIDENT
280SF
5'-0"
10'-0"
20'-0"
40'-0"
12 Residential Units
Gross SF: 8,720 SF
Circulation: 2,185 SF (25%)
Lot Coverage: 26%
W Benton St
HC
5 Spaces
Res.
Den
Porch
EntryVest.
Screen
Porch
Res.Res.Res.
Res.
Res.
Res.
Res.
Res.Res.Res.Res.
Dining
Inf. Seat.
Living
Room
340SF
307SF
80SF
Patio
312SF
GaragePtry.Off.
Clean
Sld.
St.
RR.
Spa
TrashKit.D.Sp.El.
M.
09/05/20231201 W Benton - North Elevation - Existing 2PG.12/05/2022
09/05/20231201 W Benton - North Elevation 3PG.12/05/2022
09/05/20231201 W Benton - Proposed North Elevation 4PG.12/05/2022
ATTACHMENT 4
Correspondence and Good Neighbor Meeting Materials
ATTACHMENT 5
Proposed Changes to the Comprehensive Plan
and the Roosevelt Subarea of the Southwest District Plan
City Growth Area (Resolution 21-285)
STAFF REPORT
To: Planning and Zoning Commission
Item: REZ23-0008
Parcel(s): 016272001
Prepared by: Madison Conley
Associate Planner
Date: December 6, 2023
GENERAL INFORMATION:
Owner/Applicant: Steve Roe
Christian Retirement Services, Inc.
1 Oaknoll Court
Iowa City, Iowa 52246
319-351-1720
sroe@oaknoll.com
Contact Person: Brian Boelk
Axiom Consultants, LLC
60 E Court St. Unit 03
Iowa City, IA 52240
319-519-6222
bboelk@axiom-con.com
Requested Action: To rezone 0.78 acres of land from Low
Density Single-Family Residential (RS-5)
zone to Low Density Multi-Family Residential
(RM-12) zone.
Purpose:
To establish an assisted group living facility
that would allow the expansion of Oaknoll
Retirement Residence campus.
Location: 1201 W. Benton Street
Location Map:
Size: 0.78 acres
Existing Land Use and Zoning: Household Living, Low Density Single-
Family Residential (RS-5)
2
Surrounding Land Use and Zoning:
North:
Group Living, Medium and High
Density Multi-Family Residential with
a Planned Development Overlay
(OPD/RM-20 and OPD/RM-44)
South: Household Living, Low Density
Single-Family Residential (RS-5)
East: Household Living, Low Density
Single-Family Residential (RS-5)
West: Household Living, Low Density
Single-Family Residential (RS-5)
Comprehensive Plan: Residential at 2-8 Dwelling Units per Acre
Southwest District Plan: Single-Family/Duplex Residential
File Date: October 24, 2023
BACKGROUND INFORMATION:
Oaknoll Retirement Residence (Christian Retirement Services, Inc.) recently purchased
approximately 0.78 acres of property located at 1201 W. Benton Street, just south of Oaknoll’s main
campus. The owner is working with Axiom Consultants to prepare two applications to permit a
campus expansion by allowing a small, assisted group living use that would house up to 12
residents in a single-story building on the subject property. The owner plans to accomplish this
through a Comprehensive Plan Amendment (CPA23-0001) and a zoning map amendment (REZ23-
0008). Attachment 3 includes the applicant submittal materials such as the Applicants Description
of Needs Memo, Rezoning Exhibit, and the Applicant Statement which describes the rationale
behind the request. Attachment 4 includes the proposed development concept for the property. The
concept shows a one-story 8,720 square foot building that would house 12 residents.
The current Comprehensive Plan shows this area with a future land use designation of 2-8 Dwelling
Units per Acre. The current Southwest District Plan shows this area with future land use designation
of Single-Family & Duplex Residential. If approved, the Comprehensive Plan Amendment would
change the Southwest District Plan’s future land use designation to Multi-family Residential and the
Comprehensive Plan designation to 8-16 Dwelling Units per Acre. If accepted, the proposed
rezoning of the property from RS-5 to RM-12 would be consistent with the land use policy direction.
The applicant has used the Good Neighbor Policy and held a Good Neighbor Meeting on
September 5, 2023. Nine neighbors attended. Attachment 5 provides the summary report of the
meeting provided by the applicant.
ANALYSIS:
Current Zoning: The property is currently zoned RS-5. The RS-5 zone is intended to provide
housing opportunities for individual households. The uses allowed in the RS-5 zone include the
following: detached single-family, detached zero lot line, attached single-family, duplexes, group
households, daycare, general educational facility, parks/open space, religious/private group
assembly, and communication transmission facility. The RS-5 zone does not allow assisted group
living or multi-family uses.
Proposed Zoning: The applicant is requesting that the property to be rezoned to RM-12. The
purpose of the RM-12 zone is to provide for the development of high density, single-family housing
and low density, multi-family housing. This zone is intended to provide a diverse variety of housing
3
options in neighborhoods throughout the city. Careful attention to site and building design,
specifically height limitations and the allowed density, are important to ensure that the various
housing types in any one location are compatible with one another.
Table 1 outlines the uses that are allowed in the RM-12 zone, which include multi-family, assisted
group living, community service, general educational facilities, etc. A multi-family use on the
property would allow a maximum of 12 units. An assisted group living facility would be allowed on
the property as a provisional use. The assisted group living facility would be allowed 45 roomers
maximum due to the size of the property and density allowed by the provisional use section in the
code. Additionally, the group living use must have a bath and toilet facilities available for use by
roomers and be able to provide access to a communal kitchen, dining room, and other common
facilities and services.
Table 1 – Uses Allowed in RM-12 Zone
Use Categories:
Detached single-family dwellings P
Detached zero lot line dwellings PR
Attached single-family dwellings PR
Duplexes PR
Group households PR
Multi-family dwellings P
Assisted group living (e.g., nursing homes,
group care facilities)
PR
Community service—general (e.g., libraries,
museums, youth club facilities)
S
Community service—shelter S
Daycare PR
Educational facilities—general (e.g.,
public/private schools)
PR
Parks and open space PR
Religious/private group assembly PR
Communication transmission facility PR
P = Permitted
PR = Provisional
S = Special exception
Rezoning Review Criteria:
Staff uses the following two criteria in the review of rezonings:
1. Consistency with the comprehensive plan;
2. Compatibility with the existing neighborhood character.
Compliance with Comprehensive Plan: The future land use map of the current IC2030
Comprehensive Plan identifies this area as appropriate for Residential at 2-8 Dwelling Units per
Acre. The current Southwest District Plan future land use map identifies this property as
appropriate for Single-Family/Duplex Residential. Concurrent with this rezoning, the owner has
requested an amendment to the land use policy direction to show this area as appropriate for 8-
16 Units per Acre / Low Density Multi-Family. Assuming that the amendment is adopted, this
application would be consistent with the comprehensive plan.
The Southwest District Plan also includes policies that multi-family housing should be located
along arterial street corridors in areas with good access to city services. However, the Southwest
District Plan notes concern that the amount of land zoned high-density multi-family is excessive
4
for this area and an appropriate transition between low-density single-family neighborhoods and
areas zoned high-density multi-family was lacking. Specific concerns noted are that the bulk and
scale of large apartment buildings, large parking lots, bright lights, and noise directly adjacent to
single-family homes could constitute nuisances.
Benton Street is an arterial street corridor that does have access to city services. Regarding the
bulk and scale of higher intensity level use, staff is recommending a condition that any
development to be consistent with the general scale and footprint of the concept (Attachment 4)
to ensure compatibility with the existing neighborhood development pattern. Additionally, this
condition will serve as a way for staff to address other policies noted in the plan.
The plan includes a goal to stabilize existing single-family neighborhoods in the Roosevelt
Subarea in order to provide the opportunity and encourage households of all types to live close
to the University and downtown Iowa City. In addition, it encourages the development of high-
quality multi-family housing that is compatible with surrounding development to meet the housing
needs of a variety of households including singles, young families, university students and elderly
populations. Recommended actions include the following:
• Avoid concentrations of high-density multi-family zoning directly adjacent to low-density
single-family zones; facilitate downzoning multi-family property where appropriate.
• Apply the Multi-family Residential Design Standards contained in Section 14-5H-5N of the
City Code to the Roosevelt Subarea.
• Review and make needed changes to the Multi-family Residential Design Standards to
ensure compatibility of new multi-family development with surrounding development.
The Southwest District Plan was adopted in 2002. Subsequently the city adopted multi-family site
development standards in 2005. Any multi-family use would be subject to the multi-family site
development standards in the zoning code.
The Comprehensive Plan also includes several strategies regarding land use and housing,
including the following:
• Ensure that infill development is compatible and complementary to the surrounding
neighborhood.
• Identify and support infill development and redevelopment opportunities in areas where
services and infrastructure are already in place.
• Promote housing design and features that allow people to age in place, such as universal
design.
Compatibility with Existing Neighborhood Character: The subject property is bordered by
single-family residential housing to the east, west, and south, with Oaknoll’s Main Campus located
north across W. Benton Street. Although this property is in a mid-block location surrounding by
single-family residential on three sides, staff considers this proposal an extension of Oaknoll’s
Main Campus to the north.
Staff will utilize the recommended condition to ensure that the rezoning is compatible with the
existing neighborhood character. Specifically, by ensuring consistency with the footprint and scale
of the concept any new development will be compatible with the existing character, which is
predominately smaller, house scale buildings on the south side of W. Benton Street.
With the adoption of the proposed comprehensive plan amendment and the recommended
condition, staff finds the proposed rezoning request is consistent with the Comprehensive Plan
and compatible with the existing neighborhood character.
5
Correspondence: Staff has received public correspondence (Attachment 6) from neighboring
residents voicing their support for the proposed rezoning.
NEXT STEPS:
After a recommendation from the Planning and Zoning Commission this application will be
considered by the City Council.
• City Council will need to set a public hearing for both the comprehensive plan amendment
and rezoning.
• City Council will consider approval of the comprehensive plan amendment (CPA23-0001)
and must hold three readings including the public hearing for the rezoning (REZ23-0008).
STAFF RECOMMENDATION:
Staff recommends approval of REZ23-0008, a proposed rezoning to change 0.78 acres of the
property located at 1201 W. Benton Street from RS-5 to RM-12 zone subject to the following
condition:
• General compliance with the footprint and scale of the concept plan (Attachment 4) to
ensure compatibility with the existing neighborhood development pattern.
ATTACHMENTS:
1. Location Map
2. Zoning Map
3. Applicant Submittal Materials
4. Development Concept
5. Good Neighbor Meeting Summary
6. Public Correspondence
Approved by: _________________________________________________
Danielle Sitzman, AICP, Development Services Coordinator
Department of Neighborhood and Development Services
ATTACHMENT 1
Location Map
ATTACHMENT 2
Zoning Map
ATTACHMENT 3
Applicant Submittal Materials
REZONING EXHIBIT
1201 WEST BENTON STREET
IOWA CITY, JOHNSON COUNTY, IOWA
PROJECT VICINITY MAP
PROJECT
LOCATION 0 25 50
SHEET NUMBER:
SH
E
E
T
N
A
M
E
:
DR
A
W
I
N
G
L
O
G
EN
G
I
N
E
E
R
:
RE
V
DA
T
E
DE
S
C
R
I
P
T
I
O
N
O
F
C
H
A
N
G
E
S
PR
O
J
E
C
T
N
A
M
E
:
CL
I
E
N
T
N
A
M
E
:
WW
W
.
A
X
I
O
M
-
C
O
N
.
C
O
M
|
(
3
1
9
)
5
1
9
-
6
2
2
0
Sep 07, 2023 - 5:07pm S:\PROJECTS\2023\230101 - OPN - Oaknoll 1201 W Benton\05 Design\Civil-Survey\Plats\230101 - Rezoning Exhibit.dwg
PR
O
J
E
C
T
N
O
.
:
DE
S
I
G
N
P
R
O
F
E
S
S
I
O
N
A
L
:
1 OF 1
RE
Z
O
N
I
N
G
E
X
H
I
B
I
T
OA
K
N
O
L
L
H
O
U
S
E
12
0
1
W
B
E
N
T
O
N
S
T
IO
W
A
C
I
T
Y
,
I
A
5
2
2
4
6
NO
T
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
23
0
1
0
1
BO
E
L
K
BENTON STREET
GE
O
R
G
E
S
T
R
E
E
T
OA
K
N
O
L
L
C
O
U
R
T
RS8
APPLICANT INFORMATION:
PREPARED BY:
AXIOM CONSULTANTS, LLC
C/O BRIAN BOELK
60 E. COURT STREET, UNIT 3
IOWA CITY, IOWA 52240
319-519-6220
BBOELK@AXIOM-CON.COM
APPLICANT/OWNER:
CHRISTIAN RETIREMENT SERVICES, INC
C/O STEVE ROE
1 OAKNOLL COURT
IOWA CITY, IA 52246-5250
319-466-3006
ZONING INFORMATION:
CURRENT ZONING: SINGLE-FAMILY RESIDENTIAL (RS-5)
PROPOSED ZONING: MULTI-FAMILY RESIDENTIAL (RM-12)
LEGAL DESCRIPTION:
LOTS 1 AND 2, BRYN MAWR HEIGHTS, PART 1, ACCORDING TO THE PLAT THEREOF
RECORDED IN BOOK 6, PAGE 12, PLAT RECORDS OF JOHNSON COUNTY, IOWA.
WE
E
B
E
R
S
T
R
E
E
T
TAL
W
R
N
C
O
U
R
T
CIVIL STRUCTURAL MECHANICAL ELECTRICAL SURVEY SPECIALTY
300 S Clinton St #200, Iowa City, IA 52240 | 319.519.6220 www.axiom-con.com
2330 12th Street SW, Cedar Rapids, IA 52404 | 319.519.6220
September 22, 2023
APPLICANT’S STATEMENT FOR REZONING
The proposed rezoning consists of a single parcel located on the South side of W. Benton between Weeber St and Wylde
Green Rd in Iowa City. Refer to the Rezoning Exhibit included with the Rezoning Application for additional information and
detail. The current zoning classification is RS-5 and the Applicant is seeking to rezone property to RM-12.
The applicant is proposing to demo the existing single family home and construct a new “small-house” nursing model that
would serve a much needed twelve residents with assisted living. This would be considered complimentary to the current
Oaknoll Main Campus directly across the street. The intent with the design of this structure is that it visually appears as if
another single-family residential home, while site-wise is situated within the existing trees and vegetation so screening
remains and minimal removals are needed.
There is city water, storm sewer, and sanitary sewer already provided to this site. Existing easements are in place within
the parcel as previously platted and identified. Storm water management is already incorporated into the development for
this impervious area.
Discussion has taken place with City staff and pre-application process has been completed. A Good Neighbor Meeting was
organized and held by Oaknoll staff with the adjacent and surrounding single family residences in which there was a very
positive response. With that, included as an attachment to this rezoning application are support letters from neighbors
directly adjacent to the parcel proposed to be rezoned. Additional Good Neighbor Meetings can be held if so required or
requested. The total area of amended rezoning is 0.776 acres.
Sincerely,
Brian A. Boelk, PE
PRINCIPAL/OWNER
ATTACHMENT 4
Development Concept
ATTACHMENT 5
Good Neighbor Meeting Summary
ATTACHMENT 6
Public Correspondence
MINUTES PRELIMINARY
PLANNING AND ZONING COMMISSION
NOVEMBER 15, 2023 – 6:00 PM – FORMAL MEETING
EMMA J. HARVAT HALL, CITY HALL
MEMBERS PRESENT: Susan Craig, Maggie Elliott, Mike Hensch, Maria Padron, Scott
Quellhorst, Billie Townsend, Chad Wade
MEMBERS ABSENT:
STAFF PRESENT: Sarah Hektoen, Kirk Lehmann
OTHERS PRESENT:
RECOMMENDATIONS TO COUNCIL:
By a vote of 6-0 (Elliott recused) the Commission recommends to set a public hearing for
December 6, 2023 on a proposed amendment to change the Comprehensive Plan future land
use map from 2-8 Dwelling Units per Acre to 8- 16 Dwelling Units per Acre and an amendment to
change the Southwest District Plan future land use map from Single-Family/Duplex Residential
to Low Density Multi-Family Residential for approximately 0.78 acres of property.
CALL TO ORDER:
Hensch called the meeting to order at 6:00 PM.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
None.
COMPREHENSIVE PLAN ITEMS:
CASE NO. CPA23-0001
LOCATION: 1201 W. Benton Street
A request to set a public hearing for December 6, 2023, on a proposed amendment to change
the Comprehensive Plan future land use map from 2-8 Dwelling Units per Acre to 8- 16 Dwelling
Units per Acre and an amendment to change the Southwest District Plan future land use map
from Single-Family/Duplex Residential to Low Density Multi-Family Residential for approximately
0.78 acres of property.
Elliott recused herself and left the meeting because she is on the board of Oaknoll Foundation.
Townsend moved to set a public hearing for December 6, 2023 on a proposed amendment
to change the Comprehensive Plan future land use map from 2-8 Dwelling Units per Acre
to 8- 16 Dwelling Units per Acre and an amendment to change the Southwest District Plan
future land use map from Single-Family/Duplex Residential to Low Density Multi-Family
Residential for approximately 0.78 acres of property.
Wade seconded the motion.
Craig noted a concern about parking. Hekteon said that will be discussed at the public hearing.
Planning and Zoning Commission
November 15, 2023
Page 2 of 4
A vote was taken and the motion passed 6-0 (Elliott recused).
CONSIDERATION OF MEETING MINUTES: OCTOBER 4, 2023:
Craig moved to approve the meeting minutes from October 4, 2023. Quellhorst seconded the
motion, a vote was taken and the motion passed 6-0.
CONSIDERATION OF MEETING MINUTES: OCTOBER 18, 2023:
Quellhorst moved to approve the meeting minutes from October 18, 2023. Townsend seconded
the motion, a vote was taken and the motion passed 6-0.
PLANNING AND ZONING INFORMATION:
Lehmann stated that most of the housing code, zoning code text amendments that were
approved by this Commission have been adopted by Council. Those include everything except
the ADU’s, those will be considered at their meeting next Tuesday. Staff is expecting that they'll
have a consolidated second and third reading because the first reading past 7-0. At the reading
on next Tuesday, they'll be considering it as recommended by this Commission but based on
discussion there's a chance that another ADU amendment will come down the line as there's
been a lot of discussion about the owner occupancy requirement.
Craig noted in the Council minutes it stated they might want to consult with P&Z, did they change
their mind. Lehmann stated Council did talk about consulting and decided to approve it as
recommended and then direct staff to bring a subsequent amendment.
Hensch stated his understanding is that amendment may have something do with the University
Impact Zone so if that does come before this Commission again, he’d request that University
Impact Zone be defined for them so they know what the criteria are to be in the University Impact
Zone. Additionally, he would like to know the date that University Impact Zone was approved,
because it seems to him it's probably aged over time.
Lehmann stated the pro housing application has been submitted and although HUD has stated
they will decide on it by January, Lehmann believes it more reasonable that they will hear back
by spring. Staff will keep the Commission in the loop as that moves forward as that's going to
have some planning and zoning work associated with that.
Hensch asked about the student housing building that's being constructed at the intersection of
Riverside and Myrtle and then the other student housing building being constructed on South
Dubuque Street. How many units are going to be in those two buildings combined? Lehmann is
not sure. Hensch stated it just seems a relevant piece of information they probably should know
because they're both really large and it's going to add some substantial availability.
Lehmann stated staff does plan on providing another development update and will try to keep
everyone in the loop on developments.
Hensch noted they have not heard anything about the student housing that was approved a
Planning and Zoning Commission
November 15, 2023
Page 3 of 4
couple of years ago on Gilbert Street just north of the railroad tracks. Lehmann stated for 315
Prentiss, they have resubmitted for a site plan because their site plan expired but it’s still
proposed as student housing and the site plan is virtually unchanged from what it was previously.
ADJOURNMENT:
Townsend moved to adjourn, Quellhorst seconded and the motion passed 6-0.
PLANNING & ZONING COMMISSION
ATTENDANCE RECORD
2023-2024
11/16 12/7 12/21 1/4 1/18 2/15 3/1 4/5 4/19 6/21 7/5 7/19 8/2 8/16 10/4 10/18 11/15
CRAIG, SUSAN X O/E X X X X X X X X X X X X X X X
ELLIOTT, MAGGIE X X X X X X X X X X X X X X X X X
HENSCH, MIKE X X X X X X X X X X O/E X X X X X X
PADRON, MARIA O/E X X X X X X X X X X O/E X X X X X
QUELLHORST, SCOTT -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- X X X X
SIGNS, MARK O/E X X X X O/E O/E X -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- --
TOWNSEND, BILLIE X X O/E X O/E X X X X X X X O/E X X X X
WADE, CHAD O/E X X X O/E X X X X X X X X X X X
KEY:
X = Present
O = Absent
O/E = Absent/Excused
--- = Not a Member