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HomeMy WebLinkAbout08-01-2002 Planning and Zoning CommissionIowa City Planning & Zoning Commission Informal Meeting July 29, 2002 Monday- 7:30 p.m. Recreation Center- Meeting Room B Formal Meeting August 1, 2002 Thursday- 7:30 p.m. Emma J. Harvat Hall - Civic Center l)/Ci! ! Department of Planning & (' i/ Community Development ~i. CITY OF I0 W~ CITY Agenda Informal Meeting Planning and Zoning Commission Monday, July 29, 2002 - 7:30 ****** RECREATION CENTER MEETING ROOM B ****** 222 SOUTH GILBERT STREET PUBLIC DISCUSSION OF ITEMS ON THE INFORMAL AGENDA WILL BE HELD AT THE FORMAL MEETING ON THURSDAY, August 1, 2002, 7:30 P.M., Emma J. Harvat Hall Civic Center J Agenda Formal Meeting Planning and Zoning Commission Thursday, August 1,2002 - 7:30 p.m. Emma J. Harvat Hall (Civic Center) A. COMPREHENSIVE PLAN: Public hearing for an amendment to the Comprehensive Plan to adopt the Southwest District Plan for the area located generally South of Melrose Avenue, West of the Iowa River, North of Highway 1 West and East of the Iowa City Landfill. B. REZONING ITEMS: 1. REZ02-00013 Discussion of an application submitted by the City of Iowa City for rezoning of 1.) an 8.69-acre property located north of Highway 1 and west of Miller Avenue from High Density Multi-Family Residential (RM-44) to Low-Density Multi- Family Residential (RM-12) or Medium Density Multi-Family (RM-20) with a Conditional Zoning Agreement; 2.) a 1.45-acre property located north of Highway 1 and west of Miller Avenue from Community Commercial (CC-2) to Low Density Multi-Family Residential (RM-12) or Medium Density Multi-Family (RM-20) with a Conditional Zoning Agreement; and 3.) a 1.45-acre property located north of Highway 1 and west of Miller Avenue from Medium Density Single Family (RS-8) to Community Commercial (CC-2). 2. REZ02-00010 Discussion of an application submitted by Craig Petit for a rezoning from Low Density Multi-Family (RM-12) to Sensitive Areas Overly Low Density Multi- Family (OSA-12) on 1.06 acres to allow a 12-unit multi-family building located on the west side of First Avenue south of Stuart Court. (45-day limitation period: August 1) C. VACATION ITEMS: 1. VAC02-00002 Discussion of an application submitted by CRANDIC Railway Company and the University of Iowa for a vacation of the right-of-way of portions of Front Street and Prentiss Street generally located south of Burlington Street and west of Madison Street. 2. VAC02-00004, discussion of a request by the University of Iowa to vacate portions of Harrison and Prentiss Streets and an adjoining alleyway west of Madison Street. D. Zoning Code Item: Discussion of an amendment to the zoning code Section 14-6H-1, General Industrial Zone, to allow repair of commercial and industrial trucks as a provisional use. E. Consideration of the July 18, 2002 Meeting Minutes. F. OTHER: G. ADJOURNMENT Upcoming Planning & Zoning Commission Meetings: Informal August 12- Labor D-ay september 16 September 30 October 14 November 4 Formal August 15 September 5 September 19 October 3 October 17 November 7 City of Iowa City MEMORANDUM July 26, 2002 To: Planning and Zoning Commission ~ From: Karen Howard, Associate Planne~ --!~ Re: Southwest District Plan Thank you for attending the public presentation of the Southwest District Plan on July 18. Since the presentation we have received a number of verbal and written comments and suggestions regarding the plan. Attached are the written comments received to date. Also included with this memo are some suggested changes to the plan based on conversations we have had with interested citizens over the last couple of weeks. As you read through the plan you also probably noticed that there were a couple of missing elements, namely the Carson Lake Concept Map and Appendix C, which details the moratorium area study conducted as a part of the Southwest District planning process. These are attached for your review prior to the meeting on August 1st If you have any questions prior to the meeting, please give me a call at 356- 5251. SUGGESTED REVISIONS Willow Creek Subarea Traffic and Pedestrian Circulation at Walden Square: There was considerable discussion at the public review draft presentation regarding traffic and pedestrian safety near the Walden Square commercial area along Mormon Trek Boulevard. The concerns expressed are valid and are in concert with what citizens discussed at the larger planning workshops. The language contained in the District Plan emphasizes that pedestrian and traffic control improvements are needed in the short term future in this location. The district plan is intended as a policy guide to future development and public improvements. Additional language could be added to the plan to emphasize the relative importance of these needed improvements. Rohret South Subarea Existing Residential Uses: Based on recent meetings with Steve Carson, staff recommends some revisions to the "Commercial Development" section on page 46. The Carson family owns a large parcel of property where the proposed stormwater lake is located. Mr. Carson resides at the farmhouse located on the south side of Rohret Road, which is adjacent to the proposed commercial area. He expressed concern regarding the proximity of the proposed commercial area to existing residences and suggested more of a transition from residential to commercial uses in this area. While the intent of a neighborhood commercial area is that it would be developed in a manner that would fit well into a residential neighborhood, staff concurs that a more gradual transition in residential densities might be desirable. Therefore, we have modified the Carson Lake Concept Plan to illustrate single family residential and townhouse development between the existing residences and the neighborhood commercial area, which effectively moves the commercial area one block to the east. In addition, staff recommends that language be added to indicate that new development should be developed in a manner that is sensitive to the existing residential uses. The overriding design concepts discussed in the plan for this area - main street commercial development, civic uses as a highway buffer, and mixed-use and medium density residential uses, such as townhouses and small apartments adjacent to the neighborhood commercial area - should remain the same. Recreation Center: During the planning workshops, citizens expressed a desire for a recreation center on the west side of town. Additional comments were received following the presentation of the draft on July 18. Staff suggests that a sentence be added to the last paragraph on page 46 that emphasizes this point. Large-lot Residential: The proposed plan map for the Rohret South Subarea illustrates the location of existing large-lot residential uses. After sewer is available to the Rohret South Subarea, these lots could be further subdivided if the owners desired to do so. Since the "plan map" is intended to illustrate appropriate future uses, staff suggests that the existing residential lots be illustrated using the darker gold color signifying single-family residential use rather than designating them as large-lot residential. Language should also be added to the text that emphasizes this point. Additional possibility for a trail connection: After reviewing the plan, a citizen pointed out to staff the potential for an additional trail connection using the existing culvert underneath Highway 218 from the Willow Creek Subarea in the vicinity of Abbey Lane to the proposed Carson Lake neighborhood. If a regional stormwater facility is built to retain water in the Rohret South Subarea, the existing 'culvert may not be needed for stormwater run-off and can be used for a trail connection underneath Highway 218. Staff suggests that language be added to the plan that reflects this possibility. July 18, 2002 Bob Dostal 326 Douglass St. Iowa City, IA 52246 Karen Howard 410 E. Washington St. Iowa City, IA 52240 RE: Southwest District Plan Dear Karen: In the interest of tax containment, I suggest urban wilderness plots vs. neighborhood parks and pedestrian links vs. recreational trails. Beet- hoven, Tchaikovsky, and Abraham Lincoln strolled long distances without pavement under foot. A little mud on my shoes is the closest to great- ness I'll ever get. , Add Orchard St. between Douglass and Hwy. 1 to the l~st of spots where sidewalks would be desirable. Look up personalized rapid transit on the internet. The search engine will find it for you. There is a good chance that PRT will replace urban motoring by the end of this century. Anticipated urban plots should be layed out with PRT in mind. Leaving space behind homes and businesses for a PRT line seems to make sense. . That was a nice presentation you folks gave on July 18. Many thanks for your effort. Very truly yours, Bob Dostal encl. 1 ~, Personal RapId I ransi! Page I oi'1 WVU Personal Rapid Transit West Virginia Uinversity's Personal Rapid Transit (PRT) system is one of the most modern transit systems in the world. One of its unique features is the absence of onboard operators. Through computers, each vehicle's position is monitored constantly. If there is a serious malfunction, the system closes down immediately, the power shuts off, and the brakes on each car are set. A PRT card is included in full-time student's fee package, but part-time students and graduate assistants may purchase a card from the WVU Bookstore for $49.00 per semester. The fee to ride the PRT for tl~ose without a PRT pass is $.50 Boarding stations are located on Walnut Street downtown, Beechurst Ave. downtown, The Engineering Sciences Building Evansdale, Towers Dorms Evansdale, and the Health Sciences Building in Evansdale. The PRT runs continually between the following hours: · Monda~ thru Friday - 6:30 am - 10:15 pm · Saturday - 9:30 am - 5:00 pm · Sunday - Closed Click here for maps of the PRT stations Return to Virtual Morgantown http://www.dmssoft.com/mrgntwn/prt.htm 11/23/01 Page 1 of 1 Karen Howard From: Steve Woodward [swoodwar@inav. net] Sent: Tuesday, July 23, 2002 11:57 AM To: Karen-Howard@iowa-city.org Subject: SW District Plan - Mormon Trek & Cameron Way July 23, 2002 Karen Howard Project Contact SW District Planning Ms. Howard: I attend the 7/18/02 presentation of the SW District Plan and expressed my concern regarding the intersection of Mormon Trek and Cameron Way (Walden Square Retail Area). You requested I send a letter to you for inclusion with the material for the August 1, 2002 meeting of the Iowa City Planning and Zoning Commission. The intersection of Mormon Trek and Cameron Way is one of two intended entrances for the Walden Square retail area (Fareway Grocery Store, Hartig Drug, U of I Credit Union, etc.). Pedestrian and vehicle safety at the two intersections is a current and growing concern. Specifically, the lack of any traffic controls for the two Walden Square entrances on Mormon Trek pose major safety concerns for both pedestrians and vehicles. Traffic controls are necessary for one of the two entrances. The preferred traffic controls are a stop light combined with a center and Southbound left turn lane at the intersection of Mormon Trek and Cameron Way. The need for Traffic Controls to improve safety at Mormon Trek and Cameron Way is present now. The planned housing development in the area, as presented in the SW District Plan, will only increase the amount of traffic for the only retail area on far West side of Iowa City. I frequent the Walden Square businesses and my own observation has been a significant number of minor auto accidents and many unsafe turning situations for vehicles that sometimes involve pedestrians. I have also noticed an increase in the number of vehicles, myself included, that choose to use Westwinds Drive, a Residential Street, to avoid Mormon Trek during periods of peak usage (Evenings and Saturdays). Currently petition signatures are being gathered to express the need for traffic controls at the intersection of Mormon Trek and Cameron Way. The petition will be presented to you, the Iowa City Planning Commission, Mayor Ernie Lehman and the City Council. Thank you for addressing this concern with the Planning and Zoning Commission at the upcoming August 1, 2002 meeting. Sincerely, Steve Woodward 832 Spencer Drive Iowa City 319-354-8889 7/25/02 Karen Howard From: Robyn n Sh rader [mbyn n @ncga.coop] Sent: Thursday, July 25, 2002 1:17 PM To: karen-howard@iowa-city.org Subject: Thank you Hi Karen-- I've been meaning to write to you all week...been caught up in other things! I wanted to congratulate you on the great job that all of you did last week in presenting the SW district plan, and thank you for your~obvious hard work and effort. I truly appreciate all that you did to listen to our concerns and navigate the political landscape to come up with a reasonable plan. I was pleased with the process, and attribute that to the diligence of staff on this project. Thanks again, it is so nice to feel heard. Take care-- Robynn Shrader Robynn Shrader Executive Director National Cooperative Grocers Association www.ncga.coop Phone/fax: (319) 466-9029 email: robynn@ncga.coop 1104 Weeber Circle Iowa City, IA 52246 Appendix C MORATORIUM AREA CONCEPT PLAN The high density (RM-44) zoning south of Benton Street has been the subject of discussion and dissension over the last twenty years. The rugged topography, difficult access issues, and lack of transition between high density and Iow density zoning have prompted several down-zoning efforts. The most recent downzoning attempt was initiated by the City in 1993. However, negotiations between the property owners and the surrounding neighborhood residents reached a stalemate. The City Council was reluctant to take action without a consensus between these groups, and therefore tabled the request. A rezoning effort in 1984 resulted in a similar stalemate. Prompted by recent development and redevelopment of multi-family properties south of Benton Street, a number of residents in the area requested that the City re-examine the zoning pattern once again. As a consequence, the City Council placed a development moratorium on property in the area, so that the zoning issues could be carefully examined through the Southwest District planning process. As a part of this planning effort, a group of citizens, which included neighborhood residents and property owners, agreed to work with City staff to work to resolve contentious zoning issues in this area. Based on input from this group and from the larger Southwest District planning workshops, staff developed the a conceptual plan for the undeveloped properties within the moratorium area. The important elements of this plan are illustrated on the attached map, which was developed by Steven Ford, a landscape architect with Shoemaker & Haaland Professional Engineers. The properties examined during this process are owned by the Ruppert family. These properties are a part of their original family farm. They have never been developed for urban uses. Approximately four acres at the corner of Highway 1 and Miller Avenue have been zoned for commercial uses since the 1960's and is currently zoned Community Commercial (CC-2). The portion of the property along Miller Avenue is currently zoned Medium Density Single Family (RS-8). The approximately 9-acre parcel, located at the end of Harlocke Street and south of the Benton Manor apartments and the recently developed Southgate property, has been zoned High Density Multi-Family (RM-44) since the City completed a comprehensive rezoning in 1983. Prior to that time, the property was zoned R1A, which was a single family zone allowing approximately 4 dwelling units per acre, similar to the City's current RS-5 zone. Each of these parcels of land are analyzed separately below. Land zoned High Density Multi-Family (RM-44) Existing Zoning: The RM-44 zone allows one dwelling unit for every 1,000 square feet of lot area, or about 44 units per acre. In general, high density multi-family development should have direct access to an arterial street, have good access to public transit and/or be within walking distance of major destination points and not be located in areas that will have negative environmental impacts. Results of this study indicate that RM-44 zoning is unrealistic and inappropriately high for this property. The property contains steep and critical slopes and two wooded ravines, which will make development difficult. Access to the property is also problematic at this time due to the steep grade from Highway 1 and the existing traffic concerns along Harlocke Street. The property is also directly adjacent to a single family zone and concerns have been expressed about a lack of transition between high density uses permitted in the RM-44 zone and the Iow density 07/26/02 Southwest District Plan Appendix C Appendix C uses intended for the RS-5 zone. Each of these issues is described in more detail below. Topography - The property consists of a south-facing hillside with some steep and critical slopes. The elevation of this hillside is such that it offers unobstructed views of the Iowa River valley to the south. A wooded ravine separates the RM-44-zoned area approximately in the middle. The property is adjacent to the Highway 1 right-of-way, which slopes steeply from the edge of the Ruppert property down to Highway 1. Any development proposal will have to subtract out areas for streets, pedestrian facilities, and storm water management facilities and as well as areas that are too steep or environmentally sensitive to develop, which leaves only about half of the property for buildings and parking. Due to the steep and rugged topography, it would be extremely difficult to develop this property at RM-44 densities without substantial disturbance of the slopes and wooded ravines. Development at this density would require large, level building pads and large amount of space for the required parking, unless that parking were built underneath the buildings. Covering this steep hillside with a large amount of impervious surface would also likely result in problems controlling stormwater run-off. Access - The property currently has no approved access from an arterial street. Harlocke, a local street,' dead ends at the property's northern border. There are a number of problems associated with using Harlocke Street as access to the Ruppert property. Harlocke Street is a local street that serves as primary access to a number of apartment buildings and also to single family homes. It connects to Weeber Street, which is another local street that serves the adjacent single family neighborhood. Traffic from any new multi-family development on the Ruppert property would have to flow through the single family neighborhood before reaching Benton Street, the nearest arterial street to the north. Estimates of traffic along Harlocke Street indicate that the existing development along the street generates traffic at a rate of 500 or more trips per day, the City's local street traffic threshold, beyond which a second means of access should be provided. Connecting Harlocke Street to Edingale Drive to provide a second means of access would also be problematic. Such a connection would likely result in additional northbound traffic on Harlocke and Weeber Streets as apartment residents travel to central destinations, such as downtown Iowa City and the University of Iowa, located north and east of this area. For the reasons stated above, access to any new multi-family development on the Ruppert property should be provided from Highway 1 rather than from Harlocke Street. Currently there is no IDOT - approved access to the RM-44 zoned property from Highway 1, although it is possible to share the IDOT-approved access located on the adjacent CC-2 zoned property to the east. Alternatively, staff suggests that a portion of the commercially zoned property to the east be rezoned to multi-family residential so that the approved driveway access is located on the multi-family tract. If the density of future development on the Ruppert property is such that a second means of access is needed, the use of Harlocke Street can be avoided by providing a second connection to Highway 1 through the property currently owned by Tim Russell, located directly to the southwest of the Rupperts' property. If this property is developed for multi-family uses, pedestrian connections should also be considered. Major destination points, including the University of Iowa campus and downtown Iowa City are all located north of the property. In addition, all of the neighborhood open space is located north and east of the property. Given that there will 07/26/02 Southwest District Plan Appendix C Appendix C be no north-south street connections in this area, a pedestrian trail connecting this property to the neighborhood parks, adjacent public open space, and to Benton Street will be important. Surroundinq Development - The property is bounded on the north by multi-family housing developed at an average density of approximately 26 units per acre. Directly to the west is an area zoned for Iow density, single family development. Existing single family homes front on Harlocke Street, Weeber Street,' and Weeber Circle. A lack of transition between the Iow density single family zone and the high density multi-family zone has been problematic. The large parking lots, bright lights, and traffic associated with high density development as well as the bulk and scale of multi-family buildings have caused concern among the single family residents along Harlocke, Weeber, and Weeber Circle. Any development on the western portion of the Ruppert property should be designed to buffer higher density uses from the lower density uses to the west. Such a buffer will be difficult to achieve if the property is developed at RM-44 densities. To the east, the RM-44 zoned parcel is bounded by property zoned Community Commercial (CC-2). This CC-2 parcel is also undeveloped. A wooded ravine provides a logical dividing line between the commercial property and the residential property. However, the existing zone line is located approximately 150 to 200 feet to the west of the ravine. It would be logical to move the zone line east to the edge of the ravine to provide a better transition between the residential and commercial zones. Suggested Rezoning - Given the rugged topography, access issues, and lack of a transition between higher density and lower density zoning in the area, RM-44 zoning is inappropriate for this property. To avoid extensive grading and the need for large retaining walls, the property should be down-zoned. The RM-12 Zone allows one dwelling unit per 2,725 square feet, approximately 12-15 units per acre. As illustrated on the attached maps, it may be possible to achieve this density by working with the natural topography and clustering the development in areas so that grading of steep and critical slopes is minimized. Even at this lower density it may be necessary to build a portion of the parking underneath the buildings rather than on surface lots in order to remain sensitive to the environmental features of the site. It may be possible to achieve RM-20 densities (approximately.16-24 units per acre) on this property if the site is carefully designed and parking is structured or provided underneath the buildings rather than in large surface parking lots. It should be noted that while downzoning the property may reduce the incentive to maximize the size of the building pads by grading extensively and building large retaining walls, it will not ensure that the property is developed in a manner that is sensitive to the surrounding neighborhood and the topography. Nor will it ensure that pedestrian connections are integrated into the site design so that current and future residents have a means to walk to and from major destinations, such as the University, downtown Iowa City, and nearby commercial areas. Given the uncertainty of the eventual site design, staff recommends the lower RM-12 zoning designation. If, however, the property owner agrees to a conditional zoning agreement that ensures that future development is sensitive to the natural topography and is designed with appropriate buffering, pedestrian amenities, and vehicular access, a zoning designation of RM-20 may be reasonable. 07/26/02 Southwest District Plan Appendix C Appendix C Land zoned Community Commercial (CC-2) Existing Zoning - From the attached map, one can see that the vacant commercially zoned property consists of a rather shallow strip along Highway 1. This parcel is zoned Community Commercial, the City's general retail commercial zone. Given that uses in this zone may generate considerable traffic, access to a major thoroughfare is important. While this property seems well-situated for commercial development, the property owners have indicated that the configuration of the property makes the resulting commercial lots relatively shallow, which restricts the possible uses for this property. Deeper lots would provide additional space for required parking, pedestrian amenities and for attractive landscaping along this entry corridor to the City. Topography - The portion eastern portion of the subject property is relatively flat, sloping gently from the northwest to the southeast. The western portion contains a steep, wooded ravine. It would be logical to use the ravine as a natural boundary between the multi-family zone to the west and this commercial zone. However, the zone boundary is currently about 150 to 200 feet west of the ravine. Access - The commercially zoned property currently includes two IDOT-approved access points off of Highway 1; one at the intersection of Ruppert Road and Highway 1 and one further to the east next to Sobaski's Carpets. These driveways are currently unimproved farm access drives. They will have to be upgraded if the property is developed for commercial uses. During the Southwest District planning workshops, citizens stressed the importance of creating pedestrian links between local commercial areas and residential neighborhoods. Since there are few north-south street connections in the eastern part of the Southwest District, providing trail links should be even more of a priority. The Rupperts' commercial property along Highway 1 is well-situated to provide commercial services to the single family neighborhoods to the north and east and to any future residents of the multi-family property to the west. Therefore, it will be important to provide the opportunity for a pedestrian trail along the western edge of this property connecting it to the surrounding residential properties. Surrounding Development - The property directly to the north is zoned RS-8, Medium Density Single Family. If this property is developed for commercial uses, it should provide a landscaped buffer to protect the nearby residential properties. Su(~(~ested Rezoninq - Since the comprehensive plan designates this area as appropriate for commercial development, moving the zone boundary north to provide the opportunity for deeper commercial lots may be warranted. The resulting zone change will increase the depth of the property to coincide with the depth of the commercial property located at the corner of Miller Avenue and Highway 1. In addition, squaring off the zoning boundary will provide for a more even transition between the single family zone to the north and this commercial zone. Providing deeper commercial lots will also allow adequate space for a landscaped noise and sight buffer between commercial development and future residential development. 07/26/02 Southwest District Plan Appendix C Appendix C As mentioned above, a zone boundary adjustment on this property's western edge may also be warranted. Moving the zone boundary to the east side of the ravine would provide a better transition between the multi-family zone to the west and this commercial property. This zone change would also provide the multi-family property direct access to an arterial street. Land Zoned Medium Density Single Family (RS-8) Existing Zoning - This property is currently zoned Medium Density Single Family (RS-8). This zone is intended to provide for the development of small lot single-family dwellings. Because this zone represents a relatively high density for single-family development, dwellings should be in close proximity to all City services and facilities, especially parks, schools and recreational facilities. Special attention should be given to landscaping and site development. Special provisions of this Zone permit dwellings with no side yard to accommodate attached single family dwellings, such as townhouses. Topography - The land slopes moderately from northwest to southeast. There are areas of mature woodland along the northern and western edge of the property. If developed, stormwater detention will be necessary. The most likely location for a detention basin is near the southeast corner of the property. Access - Property has frontage on Miller Avenue and Benton Street and is adjacent to the two-acre Miller-Orchard Park. Surroundinq Development - The property is surrounded on three sides by medium density single family zoning (RS-8). Miller-Orchard Park and Roosevelt Elementary School are located on Benton Street north of the Ruppert property. Suaaested Zoning - Given the surrounding zoning and development, this parcel is appropriate for medium density single family development. The property is close to City services, a commercial area, Roosevelt Elementary School and the newly acquired neighborhood parkland. The existing RS-8 zoning designation is appropriate. The property may also be suitable for a planned housing development or PDH. A rezoning to PDH-8 would provide flexibility in architectural design, placement and clustering of buildings, use of open space, traffic circulation and parking in order to encourage the best use of the existing topography and promote an attractive and safe living environment compatible with surrounding residential development. This type of zoning is particularly suitable for infill sites in older residential areas such as the Miller-Orchard neighborhood. The attached map illustrates one example of a planned development that would be compatible with the surrounding neighborhood. The plan shows single family and townhouse development facing a central common green space. Front doors and living space would front on the common area with garages located behind the dwellings on a u-shaped private drive with access to Miller Avenue. This new development should open out to Miller Avenue so that residents will have a connection to the existing neighborhood. An attractive single family development on this property would support the plan goal of stabilizing and revitalizing the surrounding Miller Orchard neighborhood. 07/26/02 Southwest District Plan Appendix C Appendix C Dedication of a certain amount of open space would be required with development of this property, whether as a conventional subdivision or a PDH. Additional park space is needed at the corner of Miller Avenue and Benton Street to provide attractive and safe pedestrian access to the existing Miller-Orchard Park. Depending on the amount of open space dedicated at this corner, there may be adequate land area to develop townhouses or single family homes that face the park with vehicular access allowed from the rear as shown on the concept map for this area. To increase the green pedestrian links within this area of the city, it will be important to reserve space for a trail between Miller-Orchard Park and the adjacent commercial area and to the public open space at the end of Harlocke Street. Concept Plan Maps The maps on the following pages illustrate the concepts and zoning recommendations described above. These maps provide an illustration of how the important goals and objectives for this part of the Southwest District might be accomplished. It should be noted that there are other site designs may be equally attractive for these properties as long as the design adheres to the underlying planning principles described in the analysis above. 07/26/02 Southwest District Plan Appendix C STAFF REPORT To: Planning and Zoning Commission Prepared by: Karen Howard Item: REZ02-00013 Date: August 1, 2002 GENERAL INFORMATION: Applicant: City of Iowa City 410 E. Washington Street Iowa City, Iowa 52240 Contact Person: Karen Howard Department of Planning and Community Development 410 E. Washington Street Iowa City, Iowa 52240 (319) 356-5251 Requested Action: Rezoning of three parcels as follows: 8.69 acres from High Density Multi-Family (RM-44) to Low Density Multi-Family (RM-12); 1.45 acres from Community Commercial (CC-2) to Low Density Multi-Family (RM-12); 1.45 acres from Medium Density Single Family (RS-8) to CC-2. Location: North of Highway 1 and west of Miller Avenue (See location map and legal description) Size: 11.59 acres Existing Land Use and Zoning: Undeveloped; RM-44, CC-2, and RS-8 Surrounding Land Use and Zoning: North: Medium to High Density Multi-Family; RM-44 and single family residential; RS-8 South: Highway 1, commercial south of the Highway; CC- 2, C1-1 East: Commercial and single family residential; CC-2 and RS-8 West: Single family residential; RS-5 Comprehensive Plan: Proposed Southwest District Plan designates this area for Iow density multi-family uses and commercial uses and includes a buffer area between the single family residential neighborhood to the west and specifies access to the property from Highway 1. File Date: July 22, 2002 BACKGROUND INFORMATION: The property proposed for rezoning is owned by the Ruppert family and was a part of their original farm. It has never been developed for urban uses. Approximately 3.4 acres at the corner of Highway 1 and Miller Avenue has been zoned for commercial uses since the 1960's and is currently zoned Community Commercial (CC-2). The portion of the property along Miller Avenue is currently zoned Medium Density Single Family (RS-8). The 8.69-acre parcel located at the end of Harlocke Street and south of the Benton Manor apartments and the recently developed Southgate property has been zoned High Density Multi-Family (RM-44) since the City completed a comprehensive rezoning in 1983. Prior to that time, the property was zoned R1A, which was a single family zone allowing approximately 4 dwelling units per acre, similar to the City's current RS-5 zone. The high density (RM-44) zoning south of Benton Street has been the subject of discussion and dissension over the last twenty years. The rugged topography, difficult access issues, and lack of transition between high density and Iow density zoning have prompted several down-zoning efforts. The most recent downzoning attempt was initiated by the City in 1993. However, negotiations between the property owners and the surrounding neighborhood residents reached a stalemate. The City Council was reluctant to take action without a consensus between these groups, and therefore tabled the request. A rezoning effort in 1984 resulted in a similar stalemate. Prompted by recent development and redevelopment of multi-family properties south of Benton Street, a number of residents in the area requested that the City re-examine the zoning pattern once again. As a consequence, the City Council placed a development moratorium on property in the area, so that the zoning issues could be carefully examined through the district planning process. Over the last year staff from the Department of Planning and Community Development have worked with citizens to develop a comprehensive plan for the Southwest District. As a part of this planning effort, a group of citizens agreed to work with City staff to develop a concept plan for the remaining undeveloped property south of Benton Street. The Southwest District Plan is currently before the Planning and Zoning Commission for consideration and includes zoning recommendations for this area based on the topography, surrounding development, and access issues. The City is initiating the rezoning recommended in the Southwest District Plan at this time, since the development moratorium will expire on September 1, 2002. ANALYSIS: There are three different tracts submitted for rezoning. Please refer to the attached map. For identification purposes, we have designated the property currently zoned RM-44 as Tract 1. Tract 2 is the property directly east of Tract 1 that is currently zoned CC-2. Tract 3 includes 1.5 acres located north of the existing commercial property, which is currently zoned RS-8. Each of these tracts is analyzed separately, below. Tract 1: Rezoning from High Density Multi-family (RM-44) to Low Density Multi-family (RM-12) Existing Zoning: The RM-44 zone allows one dwelling unit for every 1,000 square feet of lot area, or about 44 units per acre. In general, high density multi-family development should have direct access to an arterial street, have good access to public transit and/or be within walking distance of major destination points and not be located in areas that will have negative environmental impacts. Results of the study conducted during planning for the Southwest District indicate that RM-44 zoning is unrealistic and inappropriately high for this property. The property contains steep and critical slopes and two wooded ravines, which will make development difficult. Access to the property is also problematic at this time due to the steep grade from Highway 1 and the existing traffic concerns along Harlocke Street. The property is also directly adjacent to a single family zone and concerns have been expressed about a lack of transition between high density uses permitted in the RM-44 zone and the Iow density uses intended for the RS-5 zone. Each of these issues is described in more detail below. Topography- The property consists of a south-facing hillside with some steep and critical slopes. The elevation of this hillside is such that it offers unobstructed views of the Iowa River valley to the south. A wooded ravine separates the RM-44-zoned area approximately in the middle. The property is adjacent to the Highway 1 right-of-way, which slopes steeply from the edge of the Ruppert property down to Highway 1. Any development proposal will have to subtract out areas for streets, pedestrian facilities, and storm water management facilities and as well as areas that are too steep or environmentally sensitive to develop, which leaves only about half of the property for buildings and parking. Due to the steep and rugged topography, it would be extremely difficult to develop this property at RM-44 densities without substantial disturbance of the slopes and wooded ravines. Development at this density would require large, level building pads and large amount of space for the required parking, unless that parking were built underneath the buildings. Covering this steep hillside with a large amount of impervious surface would also likely result in problems controlling stormwater run-off. Access - The property currently has no approved access from an arterial street. Harlocke, a local street, dead ends at the property's northern border. There are a number of problems associated with using Harlocke Street as access to the Ruppert property. Harlocke Street is a local street that serves as primary access to a number of apartment buildings and also to single family homes. It connects to Weeber Street, which is another local street that serves the adjacent single family neighborhood. Traffic from any new multi-family development on the Ruppert property would have to flow through the single family neighborhood before reaching Benton Street, the nearest arterial street to the north. Estimates of traffic along Harlocke Street indicate that the existing development along the street generates traffic at a rate of 500 or more trips per day, the City's local street traffic threshold, beyond which a second means of access should be provided. Connecting Harlocke Street to Edingale Drive to provide a second means of access would be problematic. Such a connection would likely result in additional northbound traffic on Harlocke and Weeber Streets as apartment residents travel to central destinations, such as downtown Iowa City and the University of Iowa, located north and east of this area. For the reasons stated above, access to any new multi-family development on the Ruppert property should be provided from Highway 1 rather than from Harlocke Street. Currently there is no IDOT - approved access to Tract 1 from Highway 1, although it is possible to share the IDOT-approved access located on the adjacent CC-2 zoned property to the east. Alternatively, staff suggests that a portion of the commercially zoned property to the east be rezoned to multi-family residential (Tract 2) so that the approved driveway access is located on the multi-family tract. If the density of future development on the Ruppert property is such that a second means of access is needed, the use of Harlocke Street can be avoided by providing a second connection to Highway 1 through the property currently owned by Tim Russell, located directly to the southwest of Tract 1. If Tract 1 is developed for multi-family uses, pedestrian connections should also be considered. Major destination points, including the University of Iowa campus and downtown Iowa City are all located north of the property. In addition, all of the neighborhood open space is located north and east of the property. Given that there will be no north-south street connections in this area, a pedestrian trail connecting this property to the neighborhood parks, adjacent public open space, and to Benton Street will be important. Surroundinq Development - The property is bounded on the north by multi-family housing developed at an average density of approximately 26 units per acre. Directly to the west is an area zoned for Iow density, single family development. Existing single family homes front on Harlocke Street, Weeber Street, and Weeber Circle. A lack of transition between the Iow density single family zone and the high density multi-family zone has been problematic. The large parking lots, bright lights, and traffic associated with high density development as well as the bulk and scale of multi-family buildings have caused concern among the single family residents along Harlocke, Weeber, and Weeber Circle. Any development on the western portion of the Ruppert property should be designed to buffer higher density uses from the lower density uses to the west. Such a buffer will be difficult to achieve if the property is developed at RM-44 densities. To the east, the RM-44 zoned parcel is bounded by property zoned Community Commercial (CC-2). This CC-2 parcel is also undeveloped. A wooded ravine provides a logical dividing line between the commercial property and the residential property. However, the existing zone line is located approximately 150 to 200 feet to the west of the ravine. It would be logical to move the zone line east to the edge of the ravine to provide a better transition between the residential and commercial zones. Proposed Rezoning - Given the rugged topography, access issues, and lack of a transition between higher density and lower density zoning in the area, RM-44 zoning is inappropriate for this property. To avoid extensive grading and the need for large retaining walls, the property should be down- zoned. The RM-12 Zone allows one dwelling unit per 2,725 square feet, approximately 12-15 units per acre. According to the study conducted for the Southwest District Plan, it may be possible to achieve this density by working with the natural topography and clustering the development in areas so that grading of steep and critical slopes is minimized. Even at this lower density it may be necessary to build a portion of the parking underneath the buildings rather than on surface lots in order to remain sensitive to the environmental features of the site. The study indicates that it may be possible to achieve RM-20 densities (approximately 16-24 units per acre) on this property if the site is carefully designed and parking is structured or provided underneath the buildings rather than in large surface parking lots. The Commission should note that while downzoning the property may reduce the incentive to maximize the size of the building pads by grading extensively and building large retaining walls, it will not ensure that the property is developed in a manner that is sensitive to the surrounding neighborhood and the topography. Nor will it ensure that pedestrian connections are integrated into the site design so that current and future residents have a means to walk to and from major destinations, such as the University, downtown Iowa City, and nearby commercial areas. Given the uncertainty of the eventual site design, staff recommends the lower RM-12 zoning designation. If, however, the property owner agrees to a conditional zoning agreement that ensures that future development is sensitive to the natural topography and is designed with appropriate buffering, pedestrian amenities, and vehicular access, staff would support a zoning designation of RM-20. If the property is zoned RM-20, the following elements should be included in a conditional zoning agreement between the City and the property owners: · Vehicular access to the property should not be permitted from Harlocke Street. Access to the property should be established from the IDOT-approved access point along Highway 1 directly across from Ruppert Road; · A buffer area should be maintained along the western property line to provide adequate separation between single family houses and larger multi-family buildings and parking lots. · The property will be developed in a manner that is sensitive to the topography. To minimize impervious surface, the majority of required parking should be provided underneath the buildings; · A street should be stubbed to the property line between the Tract 1 and the property located directly to the west, currently owned by Tim Russell. If and until a street connection is made to the Russell property, a turnaround should be constructed and maintained to standards that will accommodate fire and emergency vehicles. If, due to the intensity of development on the subject property, a traffic signal is warranted at the intersection of Highway 1 and Ruppert Road, the owner of the property at that time should contribute funds equal to half the cost of installing a traffic signal; · A public and fire apparatus access easement should be maintained over all private streets within any future development; · A 20' wide pedestrian walkway easement should be granted in order to allow the opportunity for a pedestrian trail to be constructed generally along the Owners' northern property line from the end of Harlocke Street eastward and then northward following the Owners' property line to connect to the public park space located along Benton Street near its intersection with Miller Avenue. To maintain public safety, views to and from the pedestrian trail should be maintained. Fences, walls, or hedge-type vegetation that effectively obstruct views to and from the trail should not be permitted along the pedestrian easement. · In order to establish important pedestrian links between the property and destinations to the north and also to provide a link for pedestrians traveling south to the commercial areas along Highway 1, a 20' wide pedestrian walkway easement should be granted from the property's northern boundary at Harlocke Street southward to connect with a street on the property that provides public access to Highway 1; Tract 2: Rezoning from Community Commercial (CC-2) to Low Density Multi-family (RM-12) As mentioned above, this portion of the commercially zoned property contains a steep, wooded ravine. It also has an IDOT-approved access point off of Highway 1. As mentioned above, it would be logical to use the ravine as a natural boundary between residential development and commercial development. Moving the zone boundary to the east side of the ravine would also provide the multi- family property direct access to an arterial street. Staff recommends rezoning this tract from CC-2 to RM-12. Alternatively, if the property owners sign a conditional zoning agreement that ensures that the property will be developed in the manner described above, staff recommends that the property be rezoned to RM-20. Tract 3: Rezoning from Medium Density Single Family (RS-8) to Community Commercial (CC-2) From the attached map, one can see that the vacant commercially zoned property consists of a shallow strip along Highway 1. It currently includes two IDOT-approved access points off of the highway. If the suggested rezoning of Tract 2 is approved, the property would include only one access point, which would be adequate for the size of the property. Over the years, the property owner has indicated that the configuration of the property makes the resulting commercial lots relatively shallow, which restricts the possible uses for this property. Staff concurs with this assessment. Deeper lots would provide space for required parking, pedestrian amenities and for attractive landscaping along this entry corridor to the City. Since the comprehensive plan designates this area as appropriate for commercial development, moving the zone boundary north to provide the opportunity for deeper commercial lots may be warranted. The resulting zone change will increase the depth of the property to coincide with the depth of the commercial property located at the corner of Miller Avenue and Highway 1. The property to the north is currently zoned for medium density single family uses. Squaring off the zoning boundary will provide for a more even transition between the single family zone and the commercial zone. In addition, providing deeper commercial lots will also allow adequate space for a landscaped noise and sight buffer between commercial development and future residential development. Staff also notes that it will be important to provide the opportunity for a pedestrian trail along the western edge of Tract 3. This portion of the trail will connect to Tracts 1 and 2 on the west as mentioned above and also extend to the north to its terminus at Miller-Orchard Park located on Benton Street. Since there are few north-south street connections in the area, providing for a trail will allow local residents to walk in a more direct route to and from this commercial area. Any conditional zoning agreement should include a provision for such a pedestrian walkway easement. STAFF RECOMMENDATION: Staff recommends that REZ02-00013 be approved as follows: · Rezone an 8.69-acre property located north of Highway 1 and west of Miller Avenue from High Density Multi-Family Residential (RM-44) to Low-Density Multi-Family Residential (RM-12) or Medium Density Multi-Family (RM-20) with a conditional zoning agreement; · Rezone a 1.45-acre property located north of Highway 1 and west of Miller Avenue from Community Commercial (CC-2) to Low Density Multi-Family Residential (RM-12) or Medium Density Multi-Family (RM-20) with a conditional zoning agreement; and · Rezone a 1.45-acre property located north of Highway 1 and west of Miller Avenue from Medium Density Single Family (RS-8) to Community Commercial (CC-2) with a conditional zoning agreement. ATTACHMENTS: 1. Location Map Approved by: //~_~~/, Robert Miklo, Senior Planner, Department of Planning and Community Development T/pcd/staffreporttemplate ]qVHOII/'I 0 ~"~ 3AY NOS~n 8A!J(] U87~J! L~S ~ U37711AI 3AY ~ ~0 11ONKYO IS ~3833~ 9W039 COURT ONISdS IS City of Iowa City MEMORANDUM Date: July 26, 2002 To: Planning and Zoning Commission From: Robed Miklo Re: REZ02-00010 West side of First Avenue The applicant is continuing to work on a redesign for the development of this property. This application should be deferred pending submittal of a revised plan. STAFF REPORT To: Planning & Zoning Commission Prepared by: John Adam, planning intern Item: VAC02-00002, CRANDIC Date: August 1, 2002 Railway Co. GENERAL INFORMATION: Applicants: CRANDIC Railway Company 2330 12th Street SW Cedar Rapids, IA 52404 Requested Action: Street vacation Purpose: To allow adjacent property owner to acquire right-of- way and incorporate it into private property. Location: Front Street between Burlington Street and Prentiss Street and the west half of the 100 block of West Prentiss. Size: approximately 0.24 acres Existing Land Use and Zoning: Railway and access to institutional service facilities, P Surrounding Land Use and Zoning: North: University of Iowa, P South: University of Iowa, P East: University of Iowa, P West: Iowa River; University of Iowa, P File Date: May 28, 2002 BACKGROUND INFORMATION: The Cedar Rapids and Iowa City (CRANDIC) Railway Company has applied for the vacation of most of Front Street between Burlington and Prentiss Streets and the west half of the 100 block of West Prentiss. Specifically, the applicant is asking the City to vacate the following contiguous sections (see attached map, Exhibit A): (1) the west half of Front Street from the southern edge of the Burlington Street right-of-way southwards to the northern edge of the Harrison Street right-of- way, (2) the entire Front Street right-of-way from the northern edge of the Harrison Street right-of- way southwards to the Iowa River and the southern terminus of Front Street, and (3) the entire portion (80' by 150') of West Prentiss Street adjacent to the southern edge of Lot 5, Block 5 of the County Seat Addition, or roughly the west half of the 100 block of West Prentiss Street, not including any portion of the alley right-of-way. The application was initiated as a means of clearing title on a land sale between the CRANDIC Railway Company and the University of Iowa; some portions of the land, it was found, are in the public right-of-way and thus not subject to sale. The applicant also wishes to have unimpeded access and ownership of portions of Front Street whereon their railway trackage lies, thus the additional request for a vacation of large portions of Front Street. ANALYSIS: Three general criteria determine the advisability of the release of a street or alley right-of-way. A release would be inadvisable if it would interfere in vehicular or pedestrian circulation, interfere in the right of access to any private property, or inhibit access of emergency or utility service vehicles. Circulation: Front Street is mostly used as a means of access, parking and loading for University- and CRANDIC-owned properties that bracket its length from Burlington Street southward. It is likely that little, if any, general traffic exists. Private Access: Other than the University's, no properties have direct access to Front Street or any of its intersecting streets within at least one block eastward, therefore no interference to any property owner's right of access would occur. However, the area is traversed by a number of major public utilities. Emergency Access: The 40-foot-wide portion of Front Street between Burlington and Harrison that would remain, if the City vacated everything that the applicant requested, is sufficiently wide to allow access by emergency vehicles. South of Harrison, the street is impassable because it is fenced off and completely covered by railway trackage, so vacating the whole of that portion would make no difference to emergency vehicle accessibility. Although Front Street functions more like a service drive for industrial and institutional uses than as a public street, the rationale for vacating right-of-way in excess of what is necessary for clearance of title is insufficient from the City's perspective. There are portions of R.O.W. which may be vacated in order to clarify title, but it is in the interest of the City to maintain control of this street due to the presence of public utilities. Although large portions of Front Street "appear to have been constructively vacated for decades and are clearly unavailable for pedestrian or other traffic," as the applicant accurately points out, the presence of multiple utilities crossing the proposed vacation area poses the argument that Front Street is serving a public use by providing unencumbered access for municipal purposes. Vacation and subsequent conveyance of this property would require the establishment of maintenance easements for access that the City now enjoys by right. For this reason, staff is recommending to vacate only those portions along Front Street and Prentiss Street that are necessary to clarify title in the land sale between CRANDIC Railway Company and the University of Iowa. A survey of existing utilities is being conducted by the City's Public Works Department to determine the locations of all existing utilities. Appropriate utilities easements are required in any segment vacated. The Near Southside Design Plan (adopted by resolution, 5 December 1995) proposes a "green link" from the vicinity of the court house/post office "government center" down to the river, where an open space use may be established. A configuration following Harrison Street is shown on the concept maps, but a "green link" configured along Prentiss Street cannot be ruled out entirely. A 1997 University of Iowa street study of the area south of Burlington acknowledges the City's concept in its own designs. Along with utilities easements, a pedestrian access easement from east to west along Prentiss Street shall be required to secure its potential use by the City as a "green link." The applicant has submitted a plat containing legal descriptions of surrounding properties owned by the University of Iowa, but no complete description of the street R.O.W.s intended for release is included on the plat. A complete and accurate legal description of the various portions should be provided by the applicant before release. All property vacated of record will be conveyed to the University of Iowa. It should be noted that the segment in the block of Front Street immediately south of Burlington Street is part of the Original Town plat and would automatically revert to the State of Iowa if vacated. At this time staff cannot recommend approval of the vacation as submitted by applicant. Rather Staff recommends vacation of only the wedge-shaped pieces of property along Front Street and the western portion of the 100 block of Prentiss Street (see Exhibit B). STAFF RECOMMENDATION: Staff recommends that VAC02-00002, a request to vacate those portions of Front Street and Prentiss Street indicated on Exhibit B, attached, be approved subject to retention of utilities easements and a pedestrian access easement over Prentiss Street. ATTACHMENTS: 1. Location Map 2. Exhibit A: Requested vacation area 3. Exhibit B: Staff-recommended vacation area Approved by: Robert Miklo, S/enior Planner, Department of Planning and Community Development T:\PCD\John A~ctive Files\VAC02-00002.doc qOSIG'~' NOS; ICI~' IAI 0 VA602- - oooo 2_ -~i~VH,~8 v~uv J.oa~a/d.lo ~)~i::~'i'''~: i°1/'/4| ! ~ NomiviuO~SNVUi iNVmV / 1 ............. kF: .... ~ ......... ~ ~ ', "'-Ill ,: ..... ~--- I t Iii I -- ~ i~ ~' illi~il~'' ~~oo ,F II .... = ........ ~ ....... L__ , iii ~ iii ~} !~~ -- -- "' ............... = I~1 l~I .............. :_: ............... ~ ~ ~- ................................. x :~ ,, ~ STAFF REPORT To: Planning & Zoning Commission Prepared by: John Adam, planning intern Item: VAC02-00004, Madison Street, Date: August 1, 2002 University of Iowa GENERAL INFORMATION: Applicants: University of Iowa Linda Annis 4 Jessup Hall IOWa City, IA 52242 (319) 335-0129 Requested Action: Street vacation Purpose: To allow adjacent property owner to acquire right-of- way for University development project. Location: 100 block of Harrison Street; the east half of the 100 block of Prentiss Street; the alleyway lying between those two streets. Size: approximately 1.1 acres Existing Land Use and Zoning: Railway and access to institutional service facilities, P Surrounding Land Use and Zoning: North: University of Iowa, P South: University of Iowa, P East: University of Iowa, P West: Iowa River; University of Iowa, P File Date: July 16, 2002 BACKGROUND INFORMATION: The University of Iowa has applied for the vacation of Harrison Street between Front and Madison, Prentiss Street from the west right-of-way line of Madison Street to the west right-of-way line of the public alley (80' x 170'), the alley between the 100 blocks of Harrison and Prentiss, also known as Block 5, County Seat Addition, and approximately 1784 square feet on the west end of Harrison Street, or a roughly 80' x 22' segment of Front Street. The University plans to construct a parking facility on Block 5 of the County Seat Addition and desires access to it from Harrison Street. Prentiss Street will be used as a means of access to the university's Cambus facility. The alley will be vacated because the proposed parking facility, when built, will obliterate at least the northern half of it. ANALYSIS: Three general criteria determine the advisability of the release of a street or alley right-of-way. A release would be inadvisable if it would interfere in vehicular or pedestrian circulation, interfere in the right of access to any private property, or inhibit access of emergency or utility service vehicles. Circulation: Both Harrison and Prentiss Streets are used almost exclusively by the University of Iowa for access to university-owned buildings and properties to the west of Madison Street. Both streets effectively terminate at or just east of the Front Street right-of-way and thus play no role in general traffic circulation. Private Access: No private properties have direct access via those portions of Prentiss or Harrison Streets bracketing Lot 5, County Seat Addition, nor via the alley between them. Mid- American Energy Company owns and operates a facility on the southeast corner (lot 4) of Block 5, but access to it is solely via Madison Street. Emergency Access: The University plans to maintain and improve both Harrison and Prentiss Streets as means of vehicular access, therefore they should provide sufficient access for emergency vehicles. The University of Iowa's plans for redevelopment on the blocks fronting Madison Street south of Burlington Street were first proposed in a master planning report in 1997. This application is a first step in a redevelopment of this area that may eventually include another parking ramp and a southward extension of the academic campus. The University proposes to make active use of these streets and improve them to its own design standards. Unlike the recent vacation application by CRANDIC Railway Company, in this application the public good of maintaining unrestricted access to public utilities is weighed against the benefit gained from redevelopment in this area. As long as the City has unimpeded access to utilities, such as the two storm sewer lines running west down Harrison, the proposed redevelopment in this area should be viewed favorably. The Near Southside Design Plan (adopted by resolution, 5 December 1995) proposes a "green link" from the vicinity of the court house/post office "government center" down to the river, where a riverside park/promenade may eventually be established. A configuration following Harrison Street is shown on the design plan's concept maps, but a configuration along Prentiss Street cannot be ruled out entirely. This is especially true since the UI proposes to use Harrison as the primary access point to its power plant, switching it from its current location on Court Street. Additionally, the University may someday build a parking ramp across Harrison Street on the east side of Madison Street, effectively blocking pedestrian access from up the hill down to the river. Pedestrian access easements should be secured over both Harrison and Prentiss Streets. Since they are to be used for vehicular access, perhaps the best place for an easement would be along either the north or south street edge. Along with utilities easements in the vacated streets, the City would like to have an easement across University-owned property in line with Harrison Street and west of Front Street, where the abovementioned storm sewer empties into the river. STAFF RECOMMENDATION: Staff recommends that VAC02-00004, a request to vacate the 100 block of Harrison Street and a portion of the Front Street right-of-way immediately west of that, the eastern half of the 100 block of Prentiss Street, and the alley in Block 5 of the County Seat Addition, be approved subject to retention of utility and pedestrian access easements where necessary and subject to the University granting an easement in line with Harrison Street and west of Front Street, where the above mentioned storm sewer empties into the river ATTACHMENTS: 1. Location map Approved by: Robert Miklo, Senior Planner, Department of Planning and Community Development T:\PCD\John A~ctive Files\VAC02-00004.doc City of Iowa City E ORAN DU M Date: July 26, 2002 To: Planning and Zoning Commission From: Robert Miklo, Senior Planner Re: Truck Repair in the I-1 Zone, General Industrial Staff has received a request for an amendment to the General Industrial (I-1) zone to allow repair of large trucks. Staff believes that allowing businesses which serve commercial and industrial trucks would be appropriate in the industrial zone. Heavy trucks are commonly used in the industrial zone and allowing their service in close proximity to areas where their use is concentrated would provide a beneficial service to industrial businesses. We believe that such repair services should be limited to commercial and industrial trucks so as to avoid general auto and small truck repair displacing land that has been planned for industrial economic development. General auto repair is already allowed in the C1-1 zone as a permitted use and the CC-2 zone as a special exception. Staff Recommendation Staff recommends that the General Industrial zone be amended to allow service and repair of commercial and industrial trucks in the I-1 zone provided: a. No vehicle is stored for more than forty-five (45) continuous days on the property. b. The parking and trailer storage is surfaced with asphalt, concrete, or a similar dust- free surface designed and maintained to prevent the flow of water onto adjoining properties. c. Screening is preserved, planted, constructed and maintained according to Section 14-6S-ll of this Chapter. Screening shall also be provided along any lot lines which abut a designated arterial street in a manner sufficiently to effectively obscure the truck repair facility from view from the arterial street, using the screening standards in subsection 14-6S-1 lB of this Chapter. (Ord. 96-3740, 8-27- 1996) Ppdadmin\memos\truckrepair.doc