HomeMy WebLinkAbout2012-07-31 Public hearing1
NOTICE OF PUBLIC HEARING
Notice is hereby given that a public hearing will
be held by the City Council of Iowa City, Iowa, at
7:00 p.m. on the 31st day of July, 2012, in Emma
J. Harvat Hall, 410 E. Washington Street, Iowa
City, Iowa, or if said meeting is cancelled, at the
next meeting of the City Council thereafter as
posted by the City Clerk; at which hearing the
Council will consider:
A resolution amending the Comprehensive
Plan to change the land -use designation
from single - family /duplex residential to
medium - density multi - family residential for
property located north of Benton Street
between George and Streb Streets (CA12-
00002).
An ordinance rezoning 2.7 -acres of land
located north of Benton Street between
George and Streb Streets from Medium -
Density Single - Family (RS -8) zone to
Overlay Planned Development Medium -
Density Multi - Family (OPD- RM -20) zone.
(REZ12- 00010).
An ordinance vacating the public right -of-
way of Spring Street. VAC -12- 00004)
An ordinance amending certain
paragraphs within Title 14, Zoning Code,
Articles 2A and 213, to exempt blocks with
three or fewer home lots from front
setback averaging.
Copies of the proposed ordinances and
resolutions are on file for public examination in the
office of the City Clerk, City Hall, Iowa City, Iowa.
Persons wishing to make their views known for
Council consideration are encouraged to appear
at the above - mentioned time and place.
MARIAN K. KARR, CITY CLERK
Prepared by: Andrew Bassman, Planning Intern, 410 E. Washington St, Iowa City, IA; 319 - 356 -5243
RESOLUTION NO.
A RESOLUTION MENDING THE COMPREHENSIVE PLAN TO CHANGE THE LAND -USE
DESIGNATION FRO SINGLE - FAMILY /DUPLEX RESIDENTIAL T MEDIUM - DENSITY MULTI-
FAMILY RESIDENTIA FOR PROPERTY LOCATED NORTH OF 7ENTON STREET BETWEEN
GEORGE AND STREB S REETS (CAI 2-00002).
WHEREAS, the Iowa Ci Comprehensive Plan serves as a
describing the location and con iunation of appropriate land uses
the public regarding intended use f land; and illustrates the long
WHEREAS, if circumstances c nge and /or additional inforn
the Comprehensive Plan may be in th public interest; and
WHEREAS, the Comprehensive PI supports provision of
WHEREAS, the 2010 U.S. Census hows a 67% increa e
previous 10 years, which means elderly r idents are by far he
City; and
WHEREAS, the Southwest District Plan ncourage
that is compatible with surrounding developm is to m
including elderly residents; and
WHEREAS, the Southwest District Plan dis ss
family developments within the neighborhood o e
designation; and
WHEREAS, a development of similar dimen on
planning guide by illustrating and
(out the City, provides notification to
growth area limit for the City; and
or factors come to light, a change to
)up living options for senior citizens; and
in elderly residents in Iowa City over the
fastest growing population cohort in Iowa
welopment of high - quality multi - family housing
the housing needs of a variety of households,
concerns regarding previous high- density multi -
area of the proposed change to the land -use
d use exists adjacent to the east of the area of
the proposed change to the land -use designation, and
WHEREAS, with a plan that creates a tran ion to 'sting development, the requested change in the
land -use map would be consistent with the ove all goals of a Comprehensive Plan; and
WHEREAS, the City received a request to ezone the sub ct properties; and
WHEREAS, the proposed zoning chang would give the the opportunity to review the design of any
development of the subject properties, with t e intent of assuring at the resulting development is compatible
with the neighborhood and the overall goals f the Comprehensive Ian; and
WHEREAS, the Planning and Zonin Commission has revie d this amendment and determined that
circumstances have changed to the exte that an amendment to the omprehensive plan is warranted.
NOW, THEREFORE, BE IT RESOLV9D BY THE CITY COUNCIL OI\THE CITY OF IOWA CITY, IOWA,
THAT:
The land use designation for
Streets shall be changed fri
Residential in the Iowa City C�
perry located north of Benton Stn
Single Family /Duplex Residential
shensive Plan and the Southwest D
Passed and approved this _� day of
MAYOR:
Approved by:
ATTEST:
CITY CLERK
2012
between George Street Streb
Medium - Density Multi - Family
�t Plan.
City Attorney's Office
4f- lz�_
To: Planning & Zoning Commission
Item: CA12- 00002, REZ12- 00010,
VAC12 -00004 Oaknoll expansion
GENERAL INFORMATION:
Applicant:
Contact Person:
STAFF REPORT
Prepared by: Robert Miklo, Senior Planner;
Andrew Bassman, Planning Intern
Date: June 21, 2012
Christian Retirement Services, Inc.
1 Oaknoll Court
Iowa City, Iowa, 52246
319- 351 -1720
Patricia Heiden
1 Oaknoll Court
Iowa City, Iowa, 52246
319- 351 -1720
Requested Action: Amendment to the Comprehensive Plan; re- zoning
from RS -8 to RM -20 with Planned Development
Overlay; vacation of the public right -of -way of Spring
Street
Purpose:
Expansion of Oaknoll Retirement Residence
Location: North of Benton Street between George and Streb
Streets, including two lots at the corner of Oakcrest
and George Streets
Size:
Existing Land Use and Zoning
Surrounding Land Use and Zoning
Comprehensive Plan:
Neighborhood Open Space District:
File Date:
2.70 acres
Residential, RS -8
North: Single- family residential (RS -8)
South: Single- family residential (RS -5)
East: Oaknoll Retirement Residence; multi - family
residential (RM -44), Planned Development
Overlay (OPD -20)
West: Single- family residential (RS -8)
Southwest District Plan— single - family /duplex
residential
May 17, 2012
45 Day Limitation Period: July 2, 2012
ig
BACKGROUND INFORMATION:
The applicant, Christian Retirement Services ( Oaknoll) is requesting approval of: 1) a
Comprehensive Plan amendment to change the land use designation form Single Family /Duplex
Residential to Medium to High Density Multi - Family, 2) a zone change from Medium Density
Single Family Residential (RS -8) to Medium Density Multi - Family Residential with a Planned
Development Overlay (OPD -20) and 3) vacation of Spring Street.
The proposal would allow for an expansion of Oaknoll Retirement Residence. The OPD plan
included with the re- zoning application shows that Oaknoll plans to construct a 69 -unit five -story
main building, located between Spring and George Streets, and two duplexes, located on the first
three lots north of Benton Street and on the east side of Steb Street, for a total of 73 new
independent living dwelling units for the elderly. The application includes plans for a two -story
parking facility, located below the main building with portions underground, for 145 parking
spaces. The houses located at 1211 Oakcrest Street and 701 George Street, which are owned by
Oaknoll, would remain and would be part of the Oaknoll complex and leased as housing units for
senior residents. In addition to residential units the main building would contain common areas
and facilities, such as a cafeteria, recreation rooms and an outdoor courtyard for use of Oaknoll
residents.
The proposal includes a vacation of Spring Street to allow it to be rebuilt as a private drive in the
Planned Development. Oaknoll owns or has purchase agreements for all of the properties along
Spring and the east side of Streb Street, except for 708 Streb Street. The applicant has been
negotiating purchase of the property with the owner.
A similar request was approved in 2002 to vacate W. Benton Court and rezone 2.12 acres of
property located north of Benton Street and east of George Street from RS -8 and RM -12 to
OPDH -20. The proposal involved the replacement of several single - family homes with a 92,000
square foot addition to the Oaknoll facility.
The Southwest District Plan shows the area of the proposed re- zoning as single - family /duplex
residential. The proposal would require an amendment to the Comprehensive Plan to change the
land use map to Medium to High Density Multi - Family.
The applicant has indicated that they plan to use the "Good Neighbor Policy" and have conducted
a neighborhood meeting.
ANALYSIS:
Zoning
The current RS -8 zoning allows for development of small -lot single - family dwellings and duplexes
on corner lots. The district allows for a maximum of eight dwelling units per acre. The minimum lot
area per unit is 5,000 square feet. Minimum lot width is 45 feet and maximum height is 35 feet.
The area currently contains 11 duplexes and 6 single - family homes for a total of 28 units.
The proposed RM -20 zoning provides for development of medium - density multi - family housing,
but also allows for a mix of detached and attached single - family housing and duplexes. The zone
is suited to multi - family housing in locations adjacent to commercial areas and areas with good
access to all City services and facilities. The RM -20 zone permits elder apartment housing. The
minimum lot area per unit is 1,800 square feet or 24 dwelling units per acre. A density bonus of
25% for elderly apartment housing in all multi - family residential zones would allow the applicant to
build up to 30 units per acre. The density bonus option requires developments to reserve dwelling
units, which must be handicap accessible, for elderly residents. No more than 10% of all the
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dwelling units can contain more than two bedrooms. The site plan shows that all of the dwelling
units will be 1- or 2- bedroom units.
The proposed Planned Development Overlay (OPD) zoning encourages a mix of housing types.
The OPD zone also allows for flexibility in use and design where conventional development may
be inappropriate. In the OPD zone, maximum building height and building coverage requirements
may be modified or waived, and setback requirements, minimum lot area, lot width and lot
frontage requirements may be reduced. The OPD zoning allows the applicant to seek waivers of
zoning requirements and gives the City the opportunity to review the design with the intent of
assuring that the resulting development is compatible with the neighborhood and the overall goals
of the Comprehensive Plan. In this case Oaknoll is requesting that the OPD allow the overall
height of the building be increased from 35 feet to 52 feet and a modification of the tree
requirement so that the landscaped court yard is not included as building roof area for which
additional trees would be required.
Comprehensive Plan
Oaknoll and the surrounding area are located within the Benton Hill Neighborhood of the
Southwest District component of the Comprehensive Plan. The land use plan for the area
designates the subject property as currently developed for use as single - family /duplex
residential. The applicant is requesting a change in the land use map to designate this area as
appropriate for Medium to High Density Multi - Family Residential to be consistent with the
remainder of the Oaknoll property located to the east of George Street.
The Southwest District Plan (page 28 to 38) discusses concerns regarding previous high
density multi - family developments, particularly student housing within this neighborhood. The
plan highlights the lack of transition between low- density single - family neighborhoods and area
zoned High Density Multi- Family (RM -44) and the need for better design to make multi - family
development compatible with the neighborhood.
The Comprehensive Plan supports providing group living options for seniors. The Southwest
District Plan encourages development of high - quality multi - family housing that is compatible
with surrounding developments to meet the housing needs of a variety of households, including
elderly residents.
Research conducted by City staff has found a definite need for more options for elderly
housing. U.S. Census data from 2010 shows a 67% increase in elderly residents in Iowa City
over the previous 10 years. Elderly residents are by far the fastest growing population cohort in
Iowa City. Oaknoll's proposal would respond to this need by providing housing designed to
meet the needs of elderly residents.
In staff's opinion, with a plan that creates a transition to existing development, the requested
change in the land use map would be consistent with the overall goals of the Comprehensive
Plan. However, as discussed below further information about sanitary sewer capacity and a
storm water management plan should be submitted by the applicant's engineer before a
decision can be made regarding an increase in density in this neighborhood.
Compatibility with neighborhood
Although significantly larger then the existing duplexes and single family homes with in the
proposed development, the proposal includes design features to make the development
compatible with the surrounding neighborhood. Essentially all of the parking for the
development would be indoors, eliminating the need for a large parking lot and associated
4
negative impacts, such as the appearance of an extensive paved surface and heat island
effect.
The parking facility would be located beneath the main building, and have two floors -80
parking spaces on the first floor and 65 parking spaces on the second floor. The parking facility
would have slightly more than double the number of parking spaces required, and as a result,
help alleviate parking congestion in the area. City staff regularly receives parking complaints
about on- street parking along George Street.
To accommodate two levels of interior parking, the applicant is requesting a height increase.
The grade of the site, which has a significant slope from east to west, would help mitigate the
appearance of the height. Due to the grade, the building would have different stories exposed
above ground when viewed from different directions. If viewed from George Street, the main
building would have four stories. If viewed from Spring Street, the building would have five
stories. If viewed from Benton Street, the main building would have four stories. However the
portion of the building adjacent to Benton Street steps down to 3 stories to help minimize the
perception of height. When viewed from the north the building would have a height ranging
from 3 stories at the northeast corner to 5 stories near the center of the building and 4 stories at
the northwest corner. Because the north side would abut two single family lots a setback of a
minimum of 15 feet is required for any portion of the building that is over 2 -1/2 stories in height.
The plan shows that the building wall (not just area above 2 -1/2 stories) would meet the 15 foot
setback.
The building would contain a courtyard that would provide an open space corridor between the
east and west wings. This would further help to break up the mass of the building especially
when viewed from Benton Street, the vantage point from where the building would be most
visible to the public. The building would use a variety of building materials with balconies to
create an articulated fagade to further help minimize its scale and mass.
The proposal includes development of two duplexes on the east side of Streb Street north of
Benton Street. The duplexes would function as a transition and a step -down between the main
building and the RS -8 zone to the west of the proposed rezoning on Streb Street. A similar
transition would be achieved on Oakcrest Street, where two existing single family homes will be
maintained by Oaknoll.
The OPD standards state that the maximum building height may be modified provided the
design of the development results in sufficient light and air circulation for each building and
adequate, accessible open space for all residents of the development.
In staff's view, the parking facility being contained under the building, along with the design of
the building and the use of duplexes to provide a transition from the tallest wall would to help
make the large building compatible with the surrounding neighborhood. These design features
along with the production of needed housing for senior residents provides rationale for an
increase in height.
Traffic implications
Benton Street is an arterial street providing east/west access to much of western Iowa City,
however it does not meet current standards for right -of -way width. Benton Street intersects with
Sunset, another arterial street, just one block to the west of this location. While there is no
current project to widen Benton Street, this is strategic location where improvements may be
warranted in the future. The applicant has agreed to dedicate additional right -of -way to bring
the north side of the street up to current arterial street right -of -way standards. This will make it
5
possible to add a turn lane and a wider sidewalk if the City improves the street to meet current
design standards.
The vehicular access to the parking facility and the two proposed duplexes would be from the
current location of Spring Street (as noted the applicant is proposing to vacate Spring Street to
allow it to become a private drive as discussed below). This location has adequate site
distance and visibility from Benton Street. Transportation Planners have determined that even
with the anticipated increase of traffic from the additional 47 housing units, this is an
appropriate location for access. Traffic from this type of land use is not expected to add
significant traffic volume to Benton Street, and will not over burden the street's capacity.
A passenger loading and unloading area is proposed on the west side of George Street at the
main pedestrian entrance to the new building. The proposal includes a plan for a pedestrian
skywalk above George Street. The skywalk would connect the existing Oaknoll campus to the
proposed main building. City Council approval of an agreement for use the right -of -way will be
required for the skywalk.
Storm water management
Streb and Spring Streets are at the head of a drainage way that drains toward Wylde Green Road
south of Benton Street. The City Engineer recommends that storm water management plan be
approved to ensure that redevelopment does not create drainage problems for the properties
within this drainage area. Storm water calculations have been submitted and are being reviewed
by the City Engineer.
Sanitary sewer
To ensure that the sanitary sewer system has capacity to accommodate the increased density
proposed by Oaknoll, the City Engineer recommends that applicant's engineer submit a capacity
study. The study and the sanitary sewer system should be submitted and reviewed prior to City
Council approval of this application.
Open space fees
An OPD of 2.70 acres is required to provide .39 acres (16,919 square feet) of neighborhood open
space of or pay fees in lieu of open space. Tower Court Park and Brooklyn Park are located
within the Myrtle Ridge Open Space District that includes Oaknoll. Staff recommends that fees
be paid in lieu of open space. This proposal has been referred to the Parks and Recreation
Commission for consideration.
Spring Street Vacation
The following factors are to be considered in evaluating a vacation request:
a) Impact on pedestrian and vehicular access and circulation;
b) Impact on emergency and utility vehicle access and circulation;
c) Impact on access of adjacent private properties;
d) Location of utilities and other easements or restrictions on the property;
e) Any other relevant factors pertaining to the specific requested vacation.
a. Impact on pedestrian and vehicular access and circulation
The applicant proposes replacing Spring Street with a widened private street, which would serve
as an entrance to an underground parking facility and the two duplexes. The right -of -way will no
longer be necessary for vehicle or pedestrian access once the applicant removes the existing
structures. As noted the property at 708 Spring Street is not owned by Oaknoll. It is a duplex with
an entrance on Streb Street and a second entrance on Spring Street. An easement will be
necessary to allow continued access to this property.
b. Impact on emergency and utility vehicle access and circulation
The house on the lot at 700 Spring Street would be removed, and the empty lot would function as
a turn - around for emergency vehicles. Bollards at the intersection of the lane and Streb Street
would prevent general traffic from Oaknoll from entering the north end of Streb Street. The
proposed configuration would be an improvement when compared the existing access via Spring
Street.
c. Impact on access of adjacent private properties
At present, Spring Street has the characteristics of an alley —no sidewalks, curbs or gutters. The
duplexes now on Spring Street, which rely on the street for vehicular access to their driveways,
would be removed. The duplexes located on the east side of Streb Street back up onto Spring
Street and would also be removed, except for the duplex at 708 Streb Street. Residents of 708
Streb Street would have access to their property via Streb Street and an easement over the
vacated Spring Street. Also, the lot at the end of Spring Street, 1219 Oakcrest Street, has a
parking space that is accessed via Spring Street. An easement to allow public access should be
maintained to allow continued access to these two properties.
d. Location of utilities and other easements or restrictions on the property
Letters have been sent to MidAmerican, Qwest, and Mediacom to determine whether private
utilities are present along this portion of right -of -way.
As part of the vacation process, and proposed construction, the City of Iowa City Engineering
Division would expect that all infrastructure and utility improvements be taken care of by
Oaknoll as part of this project. A 15' storm sewer easement and a 20' sanitary sewer easement
will be needed.
Summary
Provided that concerns regarding sanitary sewer capacity and storm water management can be
addressed, it is staffs opinion that a change in the Comprehensive Plan land use map to show
this area as appropriate for medium density multi - family development is warranted to allow
production of housing for senior residents.
The Zoning Code contains approval criteria which the City should use when evaluating requests
for Planned Development Overlays (14- 3A-4):
1.The density and design of the Planned Development will be compatible with and/or
complementary to adjacent development in terms of land use, building mass and scale,
relative amount of open space, traffic circulation and general layout. In 2002 the City
approved a rezoning and the vacation of W. Benton Court to allow a major expansion of Oaknoll.
Similar to this request that project replaced several single - family homes with a large apartment
building for senior residents. In staff's opinion, that development has proved to be a positive
feature in the neighborhood. Although the current proposal would result in a large building, staff
7
believes that the design contains features to make the buildings compatible with the higher
density development located to the east as well as the lower density development located to the
north, south and west.
2.The development will not overburden existing streets and utilities. The City's
Transportation Planners have determined that Benton Street has sufficient capacity to
accommodate additional traffic generated by this development. A storm water management
plan and a sanitary sewer capacity study will need to be approved to assure that this
development will not create drainage problems and that sufficient sewer capacity exists for the
increased population.
3.The development will not adversely affect views, light and air, property values and
privacy of neighboring properties any more than would a conventional development.
Although the proposed building is taller than would be allowed in an RM -20 zone it contains
design elements intended to make the apartment building compatible with neighboring
properties.
4.The combination of land uses and building types and any variation from the underlying
zoning requirements or from City street standards will be in the public interest, in
harmony with the purposes of this Title, and with other building regulations of the City.
The proposed expansion of Oaknoll's campus will provide senior housing, a form of housing for
which there is an increasing need.
The applicant has requested three modifications of zoning requirements for the planned
development:
1. An increase in building height from 35 feet to 52 feet. Staff believes it is reasonable to
grant this modification due to construction of the parking facility on the bottom two floors of
the main building. Location of the parking facility would reduce the impact of the building
on the neighborhood. The plan contains design features to help minimize the buildings
mass and scale.
2. Width of garage doors, which may not exceed 18 feet in width, but are shown on the site
plan as 20 and 22 feet wide. Staff would recommend approval of this modification as the
parking facility would be located on a private drive and not highly visible.
3. Minimum requirement for landscaping and tree standards, which requires a ratio of one
tree for every 550 square feet of total building coverage of the lot. The applicant has
requested the minimum requirement be decreased from 97 trees, based on 53,612 square
feet of total building coverage, to 74 trees for 40,642 square feet, based on subtracting the
outdoor courtyard from the total building coverage calculation. Staff believes this is a
reasonable request since the courtyard functions as open space rather than rooftop of the
parking facility. The applicant intends to preserve some of the larger existing trees on the
two single family properties that are part of this development. Because existing trees are
given credit as multiple trees, a credit of up to 21 trees could be achieved. The site plan
shows the location of 53 new trees. The new trees will be a mix of 18 large deciduous, 23
small deciduous and 18 evergreen trees. If the tree requirements are to be reduced, staff
recommends that addition trees be planted on the west side of Streb Street and within the
court yard to compensate for the reduction.
STAFF RECOMMENDATION:
Provided that the applicant demonstrates to the satisfaction of the City Engineer that there is
8
sufficient capacity in the sanitary sewer system to accommodate the increased density and that
storm water will be managed to prevent downstream flooding, staff recommends approval of:
1) CA12- 00002, the amendment of the Southwest District Land Use Map to change the land use
designation of property located north of Benton Street between Streb and George Street from
Medium Density Single Family Residential to Medium to High Density Multi - Family;
2) REZ12 -00010 a rezoning of approximately 2.70 from RS -8 to OPD -20 to allow the construction
of up to 69 apartments and 2 duplexes for elder residents as shown on the Planned Development
Overlay Plan;
3) VAC12 -00004 the vacation of Spring Street subject to the retention of an access, sanitary
sewer and storm water easements.
ATTACHMENTS:
1. Location Map
2. OPD Plan
3. Application documents
Approved by: / o,- L 7Y" �OZ--
Jeff Davidson, Director,
Department of Planning and Community Development
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Christian Retirement Services Inc. d /b /a/ Oaknoll Retirement Residence
Application for Planned Development — Rezoning
June 15, 2012
Legal Description of the Property
Lot 11 and Lot 12 of Grandview Manor (Plat recorded in Plat Book 4, Page 430 at the Johnson County
Recorder's Office), Iowa City, Johnson County, Iowa
And
Lot 1, Lot 2, Lot 3, Lot 4 and Lot 5 of a Subdivision in the Northwest Quarter of Section 16, Township 79
North, Range 6 West of the 5`h P.M., (Plat recorded in Plat Book 4, Page 315 at the Johnson County
Recorder's Office), Iowa City, Johnson County, Iowa
And
Lot 24, Lot 25, Lot 26, Lot 27, Lot 28, Lot 29 and Lot 30 of Streb's Second Addition to Iowa City, Johnson
County, Iowa (Plat recorded in Plat Book 4, Page 401 at the Johnson County Recorder's Office).
And
Lot 1, Lot 2 and Lot 3 of a Subdivision of Lot 31 of Streb's Second Addition to Iowa City, Johnson County,
Iowa (Plat recorded in Plat Book 23 Page 42 at the Johnson County Recorder's Office)
And
Spring Street lying adjacent to Lot 24, Lot 25, Lot 26, Lot 27 and Lot 28 of Streb's Second Addition to
Iowa City, Johnson County, Iowa (Plat recorded in Plat Book 4, Page 401 at the Johnson County
Recorder's Office).
Applicants Statement of Intent
Christian Retirement Services, Inc. d /b /a Oaknoll Retirement Residence requests that the properties
defined in these documents be Rezoned from RS -8 to RM -20 with a Planned Development Overlay for
Infill Development accommodating the recently adopted Elder Apartment Housing Density Bonus Option.
The Spring Street Expansion project will contain 69 new independent living apartments ranging in size
from 655 square feet to 1,696 square feet, 2 duplex units, a flexible community gathering space (sized to
accommodate the majority of Oaknoll residents for weekly events), an additional dining venue for the
facility, an exterior courtyard, roof terraces, and other gathering and community spaces. The amenities
envisioned for this expansion are those that Oaknoll's current campus is lacking. 140 parking spaces will
be provided underneath the building to address Oaknoll's current parking challenges as well as reduce
the amount of street parking in the adjacent residential areas. The 2 duplexes between Spring and Streb
Streets provide another type of independent living for residents as well as blending the western edge of
the project to the existing residential scale across Streb Street. The area requested to be rezoned follows
the overall character of the north side of Benton Street and is a natural extension of Oaknoll's existing
campus to the west across George Street between George and Streb Streets.
These properties are currently owned by Oaknoll, have purchase agreements in place to be executed in
2012, or have agreed to this rezoning.
Evidence of Ownership
Oaknoll is currently in ownership of the following properties within the described area
1211 Oakcrest Street
701 George Street
703 George Street
715 George Street
719 George Street
1204 Benton Street
1212 Benton Street
710/ 712 Spring Street
706/ 708 Spring Street
702/ 704 Spring Street
7221724 Streb Street
715 Spring Street / 716 Streb Street
Oaknoll has purchase agreements in place for the following properties within the described area
723 George Street
1218 Benton Street
1222/ 1226 Benton Street
700/ 701 Streb Street
There is one property on Streb Street (708 Streb), that is not yet controlled by Oaknoll. It is a rental
property, and there have been ongoing conversations with the property owner about the rezoning
process. Oaknoll management believes that the property owner is amiable to the rezoning and is
currently working with the owner to establish considerations that will be put in place during
construction. That property is currently excluded from the Planned Development Overlay application but
is included in the request for Rezoning.
Benton Street Future Arterial
Oaknoll plans on increasing the Right Of Way (R.O.W.) along Benton Street from 66' to 100' to
accommodate the future arterial widening of Benton Street. This gives the new facility a front yard of 11'-
0" which aligns the Spring Street Expansion with Oaknoll's most recent expansion project across George
Street. This places the building 28' -0" away from the existing property line at the current right of way.
Sarina Street Vacation
Oaknoll has submitted an application for the vacation of Spring Street and is including that property as
part of this Rezoning. With the exception of 708 Streb Street (see above), Oaknoll holds ownership of all
the properties adjacent to the street and will be the majority user. Spring Street will be replaced and
improved as a private street as part of this development project to widen and provide an entrance to the
under building parking. Because of the nature of Oaknoll's residents being mostly retired there will not be
a significant increase in traffic surging along Benton Street in this area.
Reauested Variations
Building Height — The proposed area to be rezoned between George and Streb Streets slopes
approximately 20' -0" down from George Street to Spring Street. When determining the average elevation
height and establishing the base line for the defined 35' maximum height allowed by zoning the building is
not in compliance.
Oaknoll is requesting an increase in the allowable height from 35' allowed by zoning to 52' feet because
of the sloped site condition and the desire to locate the majority of parking for this facility underneath the
building to reduce impact on the neighborhood. The massing and location of the buildings also seek to
minimize the impact of the sloping site to the neighboring community and tie the expansion project into
Oaknoll's existing campus. The following represents how each building face is affected. Please see the
included building elevations with zoning height data and actual building heights illustrated.
North elevation — This elevation has a three story exposure at George Street and slopes down to
expose the two defined basement levels which contain under building parking at Spring Street.
The overall building height on this fagade ranges from 24' at George Street to 62' at Spring Street
where the basement levels are exposed. At the highest point the building on this face is 16'
above what is currently allowed by zoning due to the elevation base line location.
South elevation — This elevation has a three story exposure at George Street. The eastern wing
has an added floor stepped back from the Benton Street face. The overall building height on this
facade ranges from 36' on George Street and 58' on Spring Street where the two defined
basement levels are exposed. At the highest point the building on this face is 12' above what is
currently allowed by zoning due to the elevation base line location.
East — This elevation has a four story exposure and is the fagade that requests the largest
variance to the height requirements for the zoning of this area. The overall height on this facade
is 48' with step backs on both Benton Street and on the northern portion of the building to
address the scale of the neighboring properties. The 48' high central portion of this face relates
directly to the 6th floor of Oaknoll's Existing campus and allows for a visual connection of the
facilities across George Street. This is also the building face that the skywalk connects to the
existing campus. The overall height on this facade is 48'. At the highest point the building on this
face is 24' above what is currently allowed by zoning due to the elevation base line location.
West — This elevation has a five story exposure including both basement levels fully exposed.
This fagade is buffered from the neighboring properties by providing duplex units in the land
located between Spring and Streb Streets locating this fagade 120' away from the western
property line. The overall height on this fagade is 58'. At the highest point the building on this
face is 12' above what is currently allowed by zoning due to the elevation base line location.
Overall the proposed Spring Street Expansion utilizes the sloping nature of the site to balance the impact
to the surrounding neighborhood while taking the existing context and scale of Oaknoll's campus into
consideration. The project scale and increased building height allows Oaknoll to provide a diverse mix of
senior housing opportunities within the Iowa City Urbanized area and accommodates the rising numbers
of retirees to Johnson County due to the area's attractive amenities, hospitals, cultural, arts and retail
opportunities. Oaknoll currently has a waiting list of 160 persons with little existing vacancy which is
evidence that locally there is a strong need for additional senior living opportunities.
The project locates more parking than required for the residential units (140 spaces for 69 apartments)
under the building to preserve the character of the neighborhood and remedy some of the existing
parking challenges in this area. Locating the parking under the building also allows the reduction of hard
surface areas to help control storm water runoff. The proposed exterior courtyards and rain gardens will
further reduce run off for this project. Green roofs are being researched as another storm water quantity
and quality control method.
The project is designed for a three story exposure on three sides with portions of the 2 basement levels
exposed except for the opportunity on the east fagade relating to the higher building mass of Oaknoll's
existing campus at the top of the hill. The higher east fagade is stepped back on both the north and south
faces to minimize impact to the Benton and Oakcrest properties. The scale of the project is minimized at
the western edge where it relates to the existing residential area across Streb Street with intermediate
duplexes then steps up as the project moves east up the slope to George Street and Oaknoll's existing
campus. The building has also been stepped back at both the east and west wings along Benton Street.
Skywalk
Oaknoll is proposing the connection of this project to their existing campus via a skywalk across George
Street. The skywalk will be located mid -block between Benton Street and Oakcrest and will
accommodate required George Street vehicular traffic with a designed clear space below of minimally
18' -0" above street level. The skywalk will connect the existing campus to the main community level of
the new building providing a number of resources for the entire campus.
Tree Plantings
Oaknoll places a high value on a human connection to nature and desires to provide opportunities to view
aesthetically pleasing vegetation and access outdoor spaces. Oaknoll will be providing an outdoor
courtyard for its residents to enjoy year around built on top of the parking garage. This courtyard is meant
to enhance their quality of life by providing places to reflect, gather, garden, listen to water features, view
birds, fish, and an ornamental landscape. The current total building lot coverage is 53,612 SF. One of
the tree planting requirements in Sec 14 -5E -8 B states that for lots containing multi - family or group living
uses, one tree for every 550 SF is required. This would equal 97 trees.
Based on Sec 14 -3A -7, exceptions to this requirement can be made. Oaknoll is requesting that the
courtyard square footage be subtracted from the total building lot coverage square footage number since
it is enhancing the environment for residents and the general public viewing this space. The courtyard
design also aligns with the City Comprehensive Plan by providing a creative solution to minimizing
environmental impacts. The courtyard will serve as a place to capture rain water from building rooftops
and treat/recycle that rain water on site. As a result, a significant amount of stormwater runoff will be
eliminated from the community's water system and water quality will be improved through infiltration and
filtration devices. The outdoor courtyard is 12,970 SF. The new requirement would equal 74 trees.
Closina statement
Oaknoll has historically expanded its facility in a way that is considerate and not detractive of the
surrounding area in terms of scale, materials, and overall impact. Oaknoll has illustrated its high design
and construction standards continuously throughout their former expansion projects and will continue to
promote a well- designed development on this site to provide a safe and healthy atmosphere for its
residents and neighbors.
Oaknoll consistently works to meet the requirements of the City of Iowa City and has met frequently with
them throughout the planning process of this expansion project and incorporated many of the planning
department's recommendations.
Oaknoll is currently working with the Weidt Group, a consultant of Mid - American Energy, to maximize the
efficiency of this facility from an energy usage standpoint and is considering LEED certification through
the US Green Building Council.
Oaknoll has held an open house for the surrounding neighborhood on May 30, 2012 to present the Spring
Street Expansion project and address any comments on the proposed Rezoning and Planned
Development. Oaknoll's closest neighbors were in attendance and positive discussion was had. Oaknoll
has also consulted with its residents and future residents to ensure the facility meets the community's
needs now and in the future.
Oaknoll feels that this expansion project will help satisfy a growing need for diverse senior living options
in the Iowa City area that are located within the city limits close to Iowa City's outstanding amenities, the
University of Iowa Hospitals and Clinics as well as the downtown area.
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Application for Planned Development - City Council Presentation
Oaknoll Retirement Residence - Spring Street Expansion
July 26, 2012
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SHIVE-FIATTE-RY
A F C N I i E C i L R E. E N a I I EERINa
czknoll
SHIVEFIATTERY `Z
R C N I i E C i L R E. E N a I I EERINa
2011 Master Planning Goals
Maximize Number of Apartments - New Styles including Split 2 Bedroom and 1 Bedroom Apartments
Provide additional Dining Venue
Provide Community Room for large resident gatherings
Provide Private Meeting spaces
Provide Studio Space for activities
Establish New Image for Oaknoll while relating to campus
czknoll
SHIVEFIA -rrERY 3
R C N I i E C i L R E. E N a I I EERINa
Oaknoll Retirement Residences - 2011 Master Planning
Spring Street Expansion - Zoning Analysis
czknoll
SHIVEFIA -rrERY 4
F C N I i E C i L R E. E N a I I EERINa
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Spring Street Property Diagram
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Zoning Density Summary
Property currently zoned RS -8
request to be rezoned to RM -20
with Planned Development Overlay
and vacation of Spring Street
Site area required for units
69 2 BR apartments x 1,452 sf/ Unit
(utilizing elderly housing density bonus)
= 100,188 sf of site area
2 duplexes x 5,000 sf/ building
= 10,000 sf of site area
2 single family homes x 3,600 sf/ building
= 7,200 sf of site area
Total sf of site = 118,047 SF
Total sf required = 117,388 SF
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SHIVEFIA -rrERY CJ
R C N I i E C i L R E. E N a I I EERINa
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Zoning Density Summary
Property currently zoned RS -8
request to be rezoned to RM -20
with Planned Development Overlay
and vacation of Spring Street
Site area required for units
69 2 BR apartments x 1,452 sf/ Unit
(utilizing elderly housing density bonus)
= 100,188 sf of site area
2 duplexes x 5,000 sf/ building
= 10,000 sf of site area
2 single family homes x 3,600 sf/ building
= 7,200 sf of site area
Total sf of site = 118,047 SF
Total sf required = 117,388 SF
■ czknoll
SHIVEFIA -rrERY CJ
R C N I i E C i L R E. E N a I I EERINa
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Zoning Summary
Maintain existing homes on Oakcrest
Provide duplexes on Streb Street to
buffer larger development from
adjacent properties
Work with existing property owner to
rezone 708 Streb Street as RM -20
Main building between Spring and
George Streets
building site coverage
42,792 sf - main building
2,900 sf - duplex 1
2,900 sf - duplex 2
1,736 sf - 1211 Oakcrest Street
1,920 sf - 701 George Street
52,248 sf total site coverage
Maximum Site coverage 50%
118,059 sf x 50% = 59,029.5 sf max.
Spring Street Property Diagram - Zoning Summary/ Planned Development Overlay Dengitia_c Gz%Znoll
SHIVEFIATTC-RY 6
R C N I i E C i L R E. E N a I I EERINa
Oaknoll Retirement Residences
Spring Street Expansion - Floor Plans and Exteriors
czknoll
SHIVEFIA -rrERY 7
F C N I i E C i L R E. E N a I I EERINa
Floor Plan - Level 1 - Spring Street Parking Level
Level 1 Summary
At grade entry off Spring Street
2 Levels below George Street due
to sloping site condition
Spring Street entrance lobby
Parking entrance from
Spring Street level
80 parking spaces
Loading dock
Trash and recycling
Storage
Duplex entrances on this level
czknoll
SHIVEFIA -rrERY 8
R C N I i E C i L R E. E N a I I EERINa
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Level 2 Summary
Level between Spring and
George Streets
3 total apartments
t 3 - 2 bedroom apartments
Parking entrance from
Spring Street - ramp up
60 parking spaces
Mechanical and electrical rooms
Storage
Benton Street
Floor Plan - Level 2 - Second Parking Level Grknoll
SHIVC-FIATTC-RY 9
R C N I i E C i L R E. E N a I I EERINa
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Level 3 Summary
20 total apartments
13 - 2 bedroom apartments
3 - 2 bedroom apartment w/ den
4 - 1 bedroom apartments
Main Building Entrance from
George Street with drive through
Access to private garden spaces
Ground level Cafeteria with cafe dining
Emphasize garden/ natural condition
Multiple openings/ circulation into
courtyard
Ground level connection from
George Street
Activated courtyard - entrance/
cafeteria/ patio dining
Floor Plan - Level 3 - George Street Main Entrance Gz%Znoll
SHIVEFIATTERY 1 O
R C N I i E C i L R E. E N a I I EERINa
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Floor Plan - Level 4 - Existing Building Main Entry Lobby
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Level 4 Summa
23 total apartments
13 - 2 bedroom apartments
3 - 2 bedroom apartment w/ den
7 - 1 bedroom apartments
Flexible meeting room spaces
Views into courtyard
Benton Stree
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SHIVEFIATTERY 11
R C N I i E C i L R E. E N a I I EERINa
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Level 5 Summary
15 total apartments
11 - 2 bedroom apartments
4 - 1 bedroom apartments
Skywalk connection across George to
5th floor
Flexible Community Room connected
to campus (2x existing) column free
Restrooms/ storage
Studio Classroom with exterior deck
Art Gallery
Lounge w/ exterior seating
Exterior roof garden space
Floor Plan - Level 5 - Skywalk Connection Grknoll
SHIVEHATTERY 1 `Z
F C N I i E C i L R E. E N a I I EERINa
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Floor Plan - Level 6
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8 total apartments
4 - 2 bedroom apartments
4 - 1 bedroom apartments
I -
Benton Stree
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SHIVEHATTERY 13
R C N I i E C i L R E. E N a I I EERINa
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Summary
Overall building square footage
235,964 sf (including parking)
90,276 sf of apartments - 69
2,800 sf cafeteria
4,000 sf community room
connected to campus
(existing community room 1,586 sf)
5,000 sf public roof gardens
2,166 sf lounge - expandable into
community room
1,065 sf studio classroom
1,302 sf meeting rooms
140 parking spaces
Activated green space/ courtyard
2 duplexes
Aerial Rendering Grknoll
SHIVEFIATTERY 14
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SHIVEFIATTERY 15
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common space imagery Grknoll
SHIVEFIATTERY 16
R C N I i E C i L R E. E N G I � E E R I N
George Street Elevation
Benton Street Elevation
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SHIVEHATTERY 17
R C N I i E C i L R E. E N a I I EERINa
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Aerial view from south east
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please refer to the rezoning plan documents for more complete site information
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SHIVEHATTERY 1 8
R C N I i E C i L R E. E N a I I EERINa
View from Benton Street looking East showing duplex massing
please refer to the rezoning plan documents for more complete site information
czknoll
SHIVEHATTERY g
R C N I i E C i L R E. E N a I I EERINa
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Aerial view from north west
ease refer to the rezoning plan documents for more complete site information
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SHIVEHATTERY ZO
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Aerial view from north west - including estimation of existing trees
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(lease refer to the rezoning plan documents for more complete site information
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SHIVEHATTERY`21 R C N I i E C i L R E. E N a I I EERINa
Aerial view from north east
please refer to the rezoning plan documents for more complete site information
czknoll
SHIVEHATTERY 22
R C N I i E C i L R E. E N a I I EERINa
View from corner of Benton and George Streets
please refer to the rezoning plan documents for more complete site information
czknoll
SHIVEFIATTERY `Z3
R C N I i E C i L R E. E N a I I EERINa
wood decking/ rock example
bamboo wall
Court yard concept
yet to be detern
decorative rock
arbor structure
rain water collection
channel/ decorative rock
concrete rooftop pavers
private space with
architectural screening and gate
cold hearty bamboo
arbor over seating area
glider benches with
architectural screen
waterfeature
rain water collection
channel/ decorative rock
raised planter with
rooftop plantings
wood decking
seating area
water feature with
spillways
cold hearty bamboo
terraced raingardens
— outlet into mingardens
czknoll
SHIVEFIATTERY 24
R C N I i E C i L R E. E N a I I EERINa
czknoll
SHIVEFIATTERY Zr%
R C N I i E C i L R E. E N a I I EERINa
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SHIVEFIATTERY 31
R C N I i E C i L R E. E N a I I EERINa
City Council
JULY 31, 2012
• ITEM 4c AMENDING THE COMPREHENSIVE PLAN TO
CHANGE THE LAND -USE DESIGNATION FROM SINGLE -
FAMILY /DUPLEX RESIDENTIAL TO MEDIUM - DENSITY
MULTI - FAMILY RESIDENTIAL FOR PROPERTY LOCATED
NORTH OF BENTON STREET BETWEEN GEORGE AND
STREB STREETS.
ITEM 4d REZONING 2.7 -ACRES OF LAND LOCATED NORTH
OF BENTON STREET BETWEEN GEORGE AND STREB
STREETS FROM MEDIUM DENSITY SINGLE FAMILY (RS -8)
ZONE TO OVERLAY PLANNED DEVELOPMENT MEDIUM
DENSITY MULTI - FAMILY (OPD- RM -20) ZONE.
ITEM 4e VACATING THE PUBLIC RIGHT -OF -WAY OF SPRING
STREET.
Application for Planned Development - City Council Presentation
Oaknoll Retirement Residence - Spring Street Expansion
.uy 2& 2012
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2011 Master Planning Goals
Maximas Number of Apartments - New Styles inctudeig Sptrt 2 Bedroom and 1 Bedroom Apartment
Provde add roonai Dvung %bm*
Provide Comm" Room for large res dent gatnenngs
Provde Pnvate Meett g spaces
Provide Studo Space for adrvrties
Estabtrsn New I ma ge for Oaknot wrm$e re Leong to campus
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Spnng Street Property Diagram - Lunrny Summaryi P anrwd L?uvuropment Overlay Densrtac
Zonna Summery
Mantan etastng nomes on OaKOre,%
Prov de dup lazes o n St reo Sheet Io
bolter la rger de vetUpnlerd f rom
adacem properties
V1bnc wrtn exrsWV property own*, to
rezone 708 Streb Street as W -20
Wan D,i d n g between Spring and
George Streets
bwd.ng We coverage
42,792 sf -main o m d,N
2,900 sf - duplex 1
2,900 sf - duplex 2
1,736 sf - 12 11 Oakc est Street
52248 sf Iota: srte cove age
Max ,,n um Srte ca a rage 50 %
118,059 sf x 50%= 59,029.5 sf max
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>HIvc-tLAT�Rr 31
NOTICE OF PUBLIC HEARING ON PLANS,
SPECIFICATIONS, FORM OF CONTRACT AND
ESTIMATED COST FOR THE FY 2013
ASPHALT OVERLAY PROJECT IN THE CITY
OF IOWA CITY, IOWA
TO ALL TAXPAYERS OF THE CITY OF IOWA
CITY, IOWA, AND TO OTHER INTERESTED
PERSONS:
Public notice is hereby given that the City Council
of the City of Iowa City, Iowa, will conduct a public
hearing on plans, specifications, form of contract
and estimated cost for the construction of the FY
2013 Asphalt Resurfacing Project in said city at
7:00 p.m. on the 31" day of July, 2012, said
meeting to be held in the Emma J. Harvat Hall in
the City Hall, 410 E. Washington Street in said
city, or if said meeting is cancelled, at the next
meeting of the City Council thereafter as posted
by the City Clerk.
Said plans, specifications, form of contract and
estimated cost are now on file in the office of the
City Clerk in the City Hall in Iowa City, Iowa, and
may be inspected by any interested persons.
Any interested persons may appear at said
meeting of the City Council for the purpose of
making objections to and comments concerning
said plans, specifications, contract or the cost of
making said improvement.
This notice is given by order of the City Council
of the City of Iowa City, Iowa and as provided by
law.
MARIAN K. KARR, CITY CLERK