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Home My WebLink About2020-01-08 BOA DecisionFfe, . IIN�IINIINI�IINN�NNN�I�Nd�NIN�ININNINNIIINI Doc ID: 027605230004 Type: GEN Kind: DECISION Recorded: 01/31/2020 at 10:10:40 AM Fee Amt: $22.00 Pape 1 of 4 Johnson County Iowa Prepared by Anne Russett, Senior Planner, 410 E. Washington, Iowa City, IA 52240; 319/356-5251 Kim Painter County Recorder DECISION BK6004 PG400-403 IOWA CITY BOARD OF ADJUSTMENT WEDNESDAY, JANUARY 8, 2020 EMMA J. HARVAT HALL MEMBERS PRESENT: Zephan Hazell, Ernie Cox, Amy Pretorius, Gene Chrischilles MEMBERS ABSENT: Bryce Parker d N STAFF PRESENT: Sue Dulek, Anne Russett c �a OTHERS PRESENT: Siobhan Harman, Scott McDonough— �� o r— xa SPECIAL EXCEPTION ITEMS: rn M CI 1. EXC19-12: A public hearing regarding a special exception application submitted bvt<um & Go LLC to allow a quick vehicle servicing use in the Riverfront Crossings District inthe Riverfront Crossings — South Gilbert (RFC -SG) zone located at the northeast corner of S. Gilbert Street and Highland Avenue. The Board concludes that all vehicular areas, including parking and stacking spaces, drives, aisles, and service lanes, will be screened from the public right of way to the S2 standard and to the S3 standard along any side or rear lot line that abuts a residential zone boundary based on the following findings: The subject site is not abutting any residentially zoned properties, so the S2 screening standards apply. o The S2 standard requires enough shrubs to form a landscape screen ranging between two and four feet in height The concept plan submitted by the applicant shows trees and shrubs screening the parking area along both Highland Ave. and 3rd St. and a wall screening the parking area along S. Gilbert St. Staff will ensure compliance with screening standards during design review and site plan review. The Board concludes that the proposed quick vehicle servicing use will have sufficient vehicle stacking spaces to prevent congestion and vehicle conflicts along abutting streets based on the following findings: • The concept plan shows sufficient vehicle stacking and parking spaces to accommodate anticipated traffic volumes. • The current access points off S. Gilbert St. create congestion and safety issues due to their proximity to nearby intersections and the amount of traffic this street experiences daily. Additionally, Highland Ave. experiences a significant amount of traffic as it is one of the few through east/west streets that cross the CRANDIC railroad. To help mitigate these issues, the condition that both Gilbert St. access points and one Highland Ave. access point must be closed was attached to the rezoning of this property on December 17, 2019. The Board concludes that the unenclosed canopies over gas pump islands will be setback at least 10' from any street right of way and that fuel dispensing equipment will be setback at least 10' from any street right of way and at least 50' from any residential zone boundary based on the following findings: • The concept plan submitted by the applicant shows the canopy over the gas pump island at least 30 feet away from the right-of-way. • The site is not within 50' from any residential zone boundary. The Board concludes that the lighting will comply with the provisions of title 14, chapter 5, article G, "Outdoor Lighting Standards," based on the following finding: • All lighting will be reviewed during the design review stage by the Form Based Code Design Review Committee, as well as during the site plan review stage. The Board concludes that the quick vehicle servicing use will comply with the standards set forth in title 14, chapter 2, article G, "Riverfront Crossings and Eastside Mixed Use Districts Form Based Development Standards," based on the following finding: During the design review stage, the Form -Based Code Design Review Committee will review the plans to ensure compliance with Chapter 2, Article G. The Board concludes that the quick vehicle servicing use will not have any detrimental or endangering effects on the surrounding public realm based on the following findings: • There is an existing convenience store with fuel sales located on this site. • This special exception will allow the reconstruction of the existing building and site to improve access from public streets, circulation within the site, and provide physical and aesthetic site improvements. • The recent rezoning included a condition that the applicant dedicate additional right-of-way along S. Gilbert St. in order to provide a more pedestrian friendly environment and create a wider landscaped buffer between traffic on S.91iIbert St. and the public sidewalk. - d The Board concludes that the quick vehicle servicing use will not be injurimmtgth@`yse of- — other property in the immediate vicinity based on the following findings: = n o !� __ M r- • As there is an existing convenience store with fuel sales on site proposed use would not change. • Approval of this special exception would allow for a reconstruction of thiii site with an updated building and landscaping, improving the building both aesthetically and physically. • Any additional lighting and noise created by this redevelopment will not be injurious because of its location near Highway 6, its location on an arterial street (S. Gilbert St.), and all the development across S. Gilbert St. to the west. The Board concludes that the quick vehicle servicing use will not impede normal and orderly development and improvement of surrounding properties based on the following findings: • The surrounding properties are developed, but eligible for redevelopment under the Riverfront Crossings Form Based Code. • The redevelopment of the subject property will improve circulation on S. Gilbert Street as the two current access points to the site will be closed. The Board concludes that all necessary utilities and other facilities (access roads, streets, sidewalks, storm water management etc.) are already in place for this property and the surrounding neighborhood. The Board concludes that adequate measures have been taken to provide ingress and egress designed to minimize traffic congestion based on the following findings: • The current site has access points off of S. Gilbert St., Highland Ave., and 3rd St. A condition was attached to the recent rezoning that the applicant must close all access points from S. Gilbert St. and have only one access point from Highland Ave. in order to minimize traffic congestion on surrounding streets and at the intersection of S. Gilbert St. and Highland Ave. The Board concludes that the property complies with all other regulations and standards of the zone in which it is located. The Board concludes that the exception is consistent with the Comprehensive Plan of the City based on the following findings: • The Future Land Use Map of the Comprehensive Plan has designated this area for Mixed Use Development. o The Mixed Use land use designation includes a variety of retail, office, and residential uses. • The Comprehensive plan also supports urban infill and redevelopment in certain areas of the City, including in the Riverfront Crossings District. • The Riverfront Crossings Master Plan calls for a pedestrian scale development in this area along S. Gilbert St., with buildings to the front of the street and parking to the rear. It also calls for a retail/convenience store in this area to serve local residential and commercial uses. • The Master Plan envisions this area to be redeveloped and shows a building placed in the front corner of the lot with parking in the rear. DISPOSITON: by a vote of 4-0, the Board approved a special exception allowing a quick vehicle servicing use in the RFC -SG zone at the northeast corner of S. Gilbert St. and Highland Ave. TIME LIMITATIONS:w--D All orders of the Board, which do not set a specific time limitation on Applicantabtion shall expire six (6) months from the date they were filed with the City Clerk, unlesiihe 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. � "^ — Approved by: Amy torius, Chairperson ` � I- d S do City Attorney's Office STATE OF IOWA ) JOHNSON COUNTY ) I, Kellie 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 8" day of January, 2020 as the same appears of record in my Office. Dated at Iowa City, this �` day of Q ocA CX 0 , 20 –�-O Kellie' K. Fruehling, 1P Clerk c n O fiM a M o- co 0 .n