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HomeMy WebLinkAbout2021-06-09 BOA DecisionPrepared by: Kirk Lehmann, Associate Planner, 410 E. Weshinghn, Iowa City, IA 52240: 31"J 230 DECISION IOWA CITY BOARD OF ADJUSTMENT WEDNESDAY, JUNE 9, 2021 ELECTRONIC MEETING -ZOOM MEETING PLATFORM IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII Doc I0: 026142220007 Type: GEN Kind: DECISION Recorded: 06/24/2021 at 11:31:48 Al Fee Amt: $3].00 Page 1 of ] Johnson County Iona Klm Painter County Retarder BK6245 Pa268-274 MEMBERS PRESENT: Nancy Carlson, Bryce Parker, Amy Pretorius, Mark Russo MEMBERS ABSENT: Gene Chrischilles STAFF PRESENT: Sue Dulek, Kirk Lehmann OTHERS PRESENT: Taylor Hall, Julie Yaney SPECIAL EXCEPTION ITEMS: 1. EXC21-0005: A public hearing regarding a special exception application submitted by PM Design Group to allow a drive -through facility in a Community Commercial (CC-2) zone for a remote Automated Teller Machine (ATM) at 1600 Sycamore Street. The Board concludes that the following specific standard found at 14-4C-2K-3a will be met. Access and Circulation: The transportation system should be capable of safely supporting the proposed drive -through use in addition to the existing uses in the area. Evaluation factors include street capacity and level of service, effects on traffic circulation, access requirements, separation of curb cuts, and pedestrian safety in addition to the following criteria. This is based on the following findings for each sub -criterion: (1) Wherever possible and practical, drive -through lanes shall be accessed from secondary streets, alleys, or shared cross access drives. If the applicant can demonstrate that access from a secondary street, alley, or shared cross access drive is not possible, the board may grant access to a primary street, but may impose conditions such as limiting the width of the curb cut and drive, limiting the number of lanes, requiring the drive -through bays and stacking lanes to be enclosed within the building envelope, and similar conditions. • The subject property has two vehicular access points from primary streets, Lower Muscatine Road to the northeast and Sycamore Street to the west. • Several shared cross access drives provide circulation between the access points, across the property, and to the three buildings on the site. • The proposed drive -through facility would be accessed from a shared cross access drive through the surface parking lot, most likely from where Mall Drive intersects Lower Muscatine Road. • The drive -through facility has a one-way access point from southeast to northwest that flows with adjacent traffic through the surface parking lot. (2) To provide for safe pedestrian movement, the number and width of curb cuts serving the use may be limited. A proposal for a new curb cat on any street is subjeato t6 standards and restrictions in chapter 5, article C, "Access Management Staru7br1f,, of this title. -= — -�c. i M w � rJ N rCb • No changes to curb cuts are being proposed as part of the project. • The nearest existing pedestrian route, located northwest of the proposed drive - through facility, will not be significantly impacted. • There may be additional traffic where the pedestrian route crosses the entrance to the parking lot, but traffic speeds along the internal drives are low, visibility is good, and the pedestrian pathway is clearly demarcated with colored pavement. (3) An adequate number of stacking spaces must be provided to ensure traffic safety is not compromised. A minimum of six (6) stacking spaces is recommended for drive - through facilities associated with eating establishments and a minimum of four (4) stacking spaces for banking, pharmacies, and similar nonfood related drive -through facilities. "Stacking spaces" shall be defined as being twenty feet (20') in length and the width of a one lane, one-way drive. The board may reduce the recommended number of stacking spaces if the applicant can demonstrate that the specific business has unique characteristcs such that the recommended number of parking spaces is excessive (i.e., a drive- through that is to be used for pick up only and not ordering). • The concept plan shows a drive -through lane with 3 stacking spaces, which is one fewer than the recommended number of spaces. • The recommended number of stacking spaces is excessive for this use due to the unique characteristics of an ATM, which has shorter transaction times and relatively low peak hour volume usage. • Based on data provided by the applicant for May 2021, peak hours are estimated to be 1:00 pm through 5:00 pm on weekdays and 10:00 am through 5:00 pm on weekends, with heaviest use on Fridays and Saturdays. • Based on data provided by the applicant for May 2021, less than 3% of hour-long timeslots saw more than 10 users. The highest volume during a timeslot was 19 users, which occurred once. Even at this highest volume, which averages to 3 minutes and 9 seconds per user, the longest potential wait time for vehicles within the 3 stacking spaces would be approximately 9.5 minutes. • The parking drive aisle can accommodate potential spillover traffic from the drive - through lane, and traffic volumes are slow enough to maintain traffic safety. (4) Sufficient on site signage and pavement markings shall be provided to indicate direction of vehicular travel, pedestrian crossings, stop signs, no entrance areas, and other controls to ensure safe vehicular and pedestrian movement. • The concept plan indicates that pavement markings include directional arrows in the drive -through lane, "enter only at the entrance, and "exit only' at the exit. • Existing parking striping will be removed and new striping provided that distinguishes the drive -through lane from the former parking spaces. • The concept plan does not include signage. The Board approved a condition to require installing a "do not enter" sign at the drive -through lane exit to ensure safe vehicular movement. • With the Board's condition, the proposed use will have sufficient onsite controls to i7 �y4de traffic. IN Boardconcludes that the following specific standard found at 14-4C-2K-3b will be met regarding -Location. This is based on the following findings for each sub -criterion: •� N dodoop•R*eNre Vm Mloo: r,r ,: ...... (1) In the CB-2 zone and in all subdistricts of the riverfront crossings district located east of the Iowa River, drive -through lanes and service windows must be located on a nonstreet-facing facade. In all other locations where drive-throughs are allowed, this location standard must be met, unless the applicant can demonstrate that a street -facing location is preferable for the overall safety and efficiency of the site, does not conflict with adjacent uses or pedestrian access, and does not compromise the character of the streetscape or neighborhood in which it is located. • The drive -through lane is parallel with Lower Muscatine Road. While it is not associated with a building, it is on the street -facing side of the ATM. • This layout is preferable for the overall safety and efficiency of the site because it allows right -turn access to the drive -through lane for the adjacent traffic lane and consequently reduces potential traffic conflicts. • Nearby uses are commercial, and the drive -through lane will replace existing surface parking. Because of the nature of the neighborhood and the required landscaping that will act as a visual buffer, the drive -through lane will not compromise the character of the streetscape. • The location of the drive -through lane does not affect pedestrian access. (2) Drive -through lanes must be set back at least ten feet (10') from adjacent lot lines and public rights of way and screened from view according to the design standards below. • The drive -through lane is setback more than 10 feet from the Lower Muscatine Road right-of-way. • The proposed drive -through lane shall be screened to the S2 standard. The Board concludes that the following specific standard found at 14-4C-2K-3c will be met. Design Standards: The number of drive -through lanes, stacking spaces, and paved area necessary for the drive -through facility will not be detrimental to adjacent residential properties or detract from or unduly interrupt pedestrian circulation or the commercial character of the area in which the use is located. The board of adjustment may increase or reduce these standards according to the circumstances affecting the site. This is based on the following findings for each sub -criterion: (1) To promote compatibility with surrounding development, the number of ddve-through lanes should be limited such that the amount of paving and stacking space does not diminish the design quality of the streetscape or the safety of the pedestrian environment. • The concept plan proposes one approximately 10-foot wide drive -through lane with 3 stacking spaces which will replace existing 10 paved parking spaces. No new paving is being proposed as part of this project. • S2 screening is required between the drive -through lane and the Lowe Muscillhe Road right-of-way. Existing trees and landscaping should be retained d--' N incorporated in this landscaping where possible. `-' - — • The nearest pedestrian walkway is delineated with colored pavement "icIc fi helps maintain the safety of those utilizing the walkway.- • No pedestrian pathway is provided along the south side of Lower Musr9 R% Road. Space should be reserved to allow a future pedestrian connection. o N tlorlwp98^e re Knfira[lan ... • The proposed facility will not diminish the design quality of the streetscape or the safety of the pedestrian environment. (2) Drive -through lanes, bays, and stacking spaces shall be screened from views from the street and adjacent properties to the S2 standard. If the drive -through is located adjacent to a residential use or property zoned residential, it must be screened from view of these properties to at least the S3 standard. To preserve the pedestrian oriented character of streets in the CB-2 zone and the riverfront crossings district, the board may require the drive -through to be incorporated within the building or be screened with masonry street walls and landscaping. Street walls shall be a minimum of five feet (s) in height and shall be designed to complement the principal building on the site. • The drive -through facility is not adjacent to residential uses. • Landscaping along Lower Muscatine Road shall be provided at the S2 standard. (3) Multiple windows servicing a single stacking lane (e.g., order board, payment window, pick up window) should be considered to reduce the amount of idling on the site. • The drive -through facility is an ATM, with an anticipated through -put of approximately 2 minutes per user according to the applicant. • Multiple machines are not necessary to reduce the amount of idling onsite. (4) Stacking spaces, driveways, and drive -through windows shall be located to minimize potential for vehicular and pedestrian conflicts and shall be integrated into the surrounding landscape and streetscape design of the neighborhood in which it is located. • While there may be additional traffic where the pedestrian route crosses the entrance to the surface parking lot, no new pedestrian conflicts are created by the proposed drive -through facility. • Traffic speeds along the internal drives are low, visibility is good, and the pedestrian pathway is clearly demarcated with colored pavement, which helps protect pedestrians crossing the parking drive aisle entrance. • Vehicular conflicts are reduced by having the proposed ATM separate the drive - through lane from the parking drive aisle. The Board approved a condition requiring additional physical separation by using a curb, planter boxes or other similar control devices, to be approved by the City Engineer. • The immediate area is commercial in nature, which is a less sensitive use, and screening will help soften the appearance of the facility from the right-of-way. • The proposed facilities will replace existing parking spaces. As such, the drive - through facility will be visually similar as an auto -oriented use. N Ligh* for the drive -through facility must comply with the outdoor lighting standards ;.; ..! t fo"-_, chapter 5, article G of this title and must be designed to prevent light trespass j t fbd gTere onto neighboring residential properties. a,.•, N Tbe�&oncept plan proposes one overhead light with two LED fixtures. eonoop�n,�re.nrmveoo: �-. • Staff shall review any new lighting for the site in compliance with current code standards as part of the site plan review process. (6) (Repealed.) (7) Loudspeakers or intercom systems, if allowed, should be located and directed to minimize disturbance to adjacent uses. Special consideration should be given to locations adjacent to residential uses to ensure such systems do not diminish the residential character of the neighborhood. • No loudspeakers or intercom systems are proposed as part of this project. • The ATM will only include a keypad tone but will not include advertising or other miscellaneous sounds. The Board concludes that the speck proposed exception will not be detrimental to or endanger the public health, safety, comfort or general welfare based on the following findings: • The proposed drive -through facilities are not expected to substantially increase vehicular traffic to the site near other commercial uses. • Vehicular circulation and access are adequate to accommodate drive -through traffic as long as they conform to the concept plan as submitted. The Board approved a condition requiring substantial compliance with the concept plan as a condition of approval. • While the ATM provides a physical barrier between the drive -through lane and the parking drive aisle, the Board approved a condition requiring physical barriers such as planter boxes for the length of the drive -through lane to provide additional separation. • While there may be additional traffic where the pedestrian route crosses the entrance to the parking lot, no new pedestrian conflicts are created by the proposed drive - through facility and low traffic speeds, good visibility, and clear demarcation of the pedestrian route help promote pedestrian safety. • The proposed drive -through facilities will not be detrimental to or endanger the public health, safety, comfort, or general welfare. The Board concludes that the specific proposed exception will not be injurious to the use and enjoyment of other property in the immediate vicinity and will not substantially diminish or impair property values in the neighborhood based on the following findings: • The proposed drive -through facility is compatible with commercial uses at nearby properties and replaces existing parking spaces which are also an auto -oriented use. • Screening will mitigate impacts to the streetscape. • The proposed use is far enough away from nearby businesses where any potential increase in traffic will not create a negative impact. • The proposed exception will not injure the use or enjoyment of nearby properties, nor will it negatively impact property values in the neighborhood. The Board concludes that establishment of the specific proposed exception wilt" impede the normal and orderly development and improvement of the surrounding property fof psss permitted in the district in which such property is located based on the followirUfridirtgg: —X CO N N 4MWP el8nesurev Mcx n: • The surrounding neighborhood is already fully developed with a mix of commercial and industrial uses and future redevelopment and improvement will not be affected. The Board concludes that adequate utilities, access roads, drainage and/or necessary facilities have been or are being provided based on the following findings: • Sufficient utilities, access roads, and necessary facilities are established for this neighborhood and ran meet the proposed site requirements. • Pedestrian access will be maintained from the right-of-way through the property. • Proposed internal circulation is sufficient for vehicular and pedestrian access. • Screening to the S2 standard will be required between the drive -through facility and Lower Muscatine Road. The existing tree should be incorporated into this screening. The Board concludes that adequate measures have been or will be taken to provide ingress or egress designed to minimize traffic congestion on public streets based on the following findings: • The proposed drive -through lanes are accessed from internal parking drive aisles. • Three stacking spaces for vehicles in the drive -through lane are adequate to accommodate the use. Additional overflow space is available in the parking drive aisle. • The pavement markings shown on the concept plan, with the addition of the Board required signage, will help efficiently direct vehicles through the site. • The proposed facility will not substantially affect congestion on public streets. The Board concludes that except for the specific regulations and standards applicable to the exception being considered, the specific proposed exception, in all other respects, conforms to the applicable regulations or standards of the zone in which it is to be located based on the following findings: • Parking is abundant at 1600 Sycamore Street, so the site maintains compliance with parking standards despite the loss of 10 spaces. • Staff will ensure the site design conforms with all other applicable zoning standards and regulations, including screening requirements, during the site plan review. The Board concludes that the exception is consistent with the Comprehensive Plan of the City, as amended, based on the following findings: • The Future Land Use Map of the Comprehensive Plan designates this area as General Commercial, and the Future Land Use Map of the South District Plan designates this area as Commercial. • The Comprehensive Plan supports "encouraging the retention and expansion of existing businesses". • The current primary land use of this property is consistent with the Comprehensive and N District Plans and will not change because of the proposed special exception. N DISPO ON: By a vote of 3-1 (Carlson against), the Board approved a drive -through fad* W ATM located at 1600 Sycamore Street, subject to the following conditions: Lt t 1.—InstWMffin of a "do not enter' sign at the drive -through lane exit. 2. Additional physical separation between the parking drive aisle and the drive -through lane by using a curb, planter boxes, or other control devices as approved by the City Engineer. If there are plantings as part of this physical separation, the operator of the ATM shall be responsible for ongoing maintenance. 3. Substantial compliance with the concept plan. TIME LIMITATIONS: All orders of the Board, which do not set a specific time limitation on Applicant action, shall expire six (6) months from the date they were filed with the City Clerk, unless the application shall have taken action within such time period to establish the use or construct the improvement authorized under the terms of the Board's decision. City Code Section 14-8C- 1 E, City of Iowa City, Iowa. Amy Pretorius, Chairperson STATE OF IOWA JOHNSON COUNTY APP ^ b b)l-d( City Attorney's Office I, Kettle K. Fruehling, City Clerk of the City of Iowa City, do hereby certify that the Board of Adjustment Decision herein is a true and correct copy of the Decision that was passed by the Board of Adjustment of Iowa City, Iowa, at its regular meeting on the 9' day of June, 2021 as the same appears of record in my Office. Dated at Iowa City, this 2-1 E14- day of 1 t� t n ?, , 20 z 1 4 Kellie K. Fruehling, Ci y Clerk 0 0 ram, c D- y 7 < N �n r �T 3 O� N N V