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HomeMy WebLinkAbout12-16-2004 Planning and Zoning Commission PLANNING AND ZONING COMMISSION Monday, December 13, 2004 - 7:30 PM Informal Meeting Robert A. Lee Community Recreation Center Meeting Room B 220 S. Gilbert Street AGENDA: Thursday, December 16, 2004 -7:30 PM Formal Meeting Iowa City City Hall Emma J. Harvat Hall 410 E. Washington Street A. Call to Order. B. Public Discussion of Any Item Not on the Agenda. C. Rezoning/Subdivision Items: 1. REZ04-00005/SUB04-00006 Discussion of an application submitted by Plum Grove Acres, Inc. for a rezoning from Medium Density Single Family Residential (RS-8) zone to Sensitive Areas Overlay (SAO/RS-8) zone and a preliminary Planned Development Housing Plan and a preliminary plat of Olde Town Village, a 33.21 acre, residential and commercial subdivision that will allow 10 commercial lots and 62 dwelling units on 32 lots and for property located south of Rochester Avenue, east of Scott Boulevard, and north of Lower West Branch Road. 2. REZ004-00017/SUB04-00017 Discussion of an application submitted by Third Street Partners for a rezoning from Low Density Single Family Residential (RS-5) zone to Planned Development Housing Overlay - Low Density Multi-Family Residential (OPDH-5) zone and a preliminary plat of Village Green, Part XXIII and XXIV, an 83-lot residential subdivision on 25.67 acres of property located on Wintergreen Drive. D. Annexation Items: 1. ANN04-00001/REZ04-00030 Discussion of an application submitted by James Davis for a comprehensive plan amendment, voluntary annexation of approximately 50.40 acres and a rezoning from County A1, Rural, to CI-1, Intensive Commercial (44.86 acres), Commercial Office (2.56 acres) and RR-1, Rural Residential (2.96 acres) for property east of Kitty Lee Road, north of Highway 1, and west of Highway 218. 2. ANN04-00002 Discussion of an application submitted by the City of Iowa City for a proposed severance of approximately 194 acres of land from the Iowa City corporate limits, to allow these properties to be annexed to the City of Coralville. This property is adjacent to Camp Cardinal Road. E. Comprehensive Plan Item: Consider setting a public hearing for January 6 on an amendment to the Comprehensive Plan to amend the Southwest District Plan to change the land use designation from Large Lot/Rural Residential to General and Office Commercial for property located North of Highway One, West of Highway 218 and east of Kitty Lee Road. F. Other Items: G. Consideration of the December 2, 2004 Meeting Minutes. H. Adjournment. Informal Formal ** January 17 Informal Meeting is cancelled due to Martin Luther King Jr. Day. STAFF REPORT To: Planning and Zoning Commission Prepared by: Robert Miklo Item: REZ04-00005/SUB04-00006 Olde Towne Village Date: December 16, 2004 GENERAL INFORMATION: Applicant: Plum Grove Acres, Inc. C/o Kristen Fry 920 S. Dubuque Street Iowa City, IA 52240 Contact Person: MMS Consultants, Inc. 1917 S. Gilbert Street Iowa City, IA 52240 Phone: 351-8282 Requested Action: Rezoning from RS-8 to SAO-8 and approval of preliminary plat. Purpose: To create a 10-lot commercial subdivision and a 39-lot residential subdivision and a 62-unit Planned Development Housing Overlay. Location: South of Rochester Avenue, east of Scott Boulevard, north of Lower West Branch Road Size: 33.21 acres Existing Land Use and Zoning: Undeveloped, RS-8 and CC-2 Surrounding Land Use and Zoning: North: Agricultural, ID-RS and County RS South: RS-5; residential East: Residential and Agricultural, County RS West: Residential, RS-5 and OPDH/RS-12 Comprehensive Plan: Commercial, residential and open space File Date: November 9, 2004 (Complete application not yet submitted) 45-day Limitation Period Not applicable until complete application submitted 2 BACKGROUND INFORMATION: This property was annexed into the City in 2001. At that time it was zoned Community Commercial (CC-2) and Medium Density Single-family Residential (RS-8) with a Conditional Zoning Agreement that provide specific requirements to guide the development of the property. Approximately 10 acres is zoned CC-2 and the remaining 21 acres is zoned RS-8. The RS-8 portion of the property currently has approximately 3.92 acres of regulated wetlands and two sewage lagoons that were used for the Iowa City Care Facility. The conditions contained in the Conditional Zoning Agreement are: a. Applicant agrees that preliminary and final plats and site plans for the eventual development of this property will demonstrate compliance with the neighborhood design policies contained within the Comprehensive Plan, including the Northeast District Plan, and that the City will take these policies into consideration during its review of said plats and plans. b. Applicant agrees that the CC-2 property shall develop in general conformance with the concept plan attached hereto and incorporated herein. Any subdivision or site plan shall generally conform to this concept plan and shall be designed to create a Main Street or Town Square style commercial center. The commercial center shall be designed with a pedestrian orientation incorporating such features as on-street parking, parking lots behind buildings, minimal or no building setback from sidewalks and upper floor residential uses. c. Applicant agrees that prior to the development of the RS-8 property, the applicant or future property owner shall submit and obtain approval of a Planned Development Housing Overlay (OPDH), which will adhere to the neighborhood design policies of the Comprehensive Plan, including the Northeast District Plan. d. Prior to any plats or development being approved on the property with frontage on Lower West Branch Road or within 500 feet of Lower West Branch Road, the reconstruction of Lower West Branch Road must be in a funded year in Iowa City's Capital Improvements program. Additionally, prior to any plats or development being approved for the property with frontage on Lower West Branch Road or within 500 feet of Lower West Branch Road, the Applicant must contribute funds toward the reconstruction of Lower West Branch Road to the City. The Applicant agrees that the amount of funds to be contributed by Applicant to City toward the reconstruction of Lower West Branch Road is $86,652. e. Applicant agrees to dedicate to City 45 feet of right-of-way south of the centerline of Rochester Avenue along Rochester Avenue. f. Applicant agrees to dedicate to City 33 feet of right-of-way south of the centerline of Lower West Branch Road along Lower West Branch Road. g. Applicant agrees to install curb and gutter and an 8-foot wide sidewalk on the south side of Rochester Avenue in conjunction with the development of the CC-2 property. Applicant agrees that it shall bear all expense for these improvements and said improvements shall be constructed in accordance with the City's specifications. h. Applicant agrees to provide an easement for a sewer main to serve the Iowa City Care Facility property. The applicant is now requesting approval of the preliminary plat for the commercial portion of the property and a preliminary plat and OPDH plan for the residential portion of the property. The property also contains a jurisdictional wetland and is subject to the requirements of the Sensitive Areas Ordinance. ANAL YSIS: The primary purpose of this application is to review the design of the development to ensure conformance with the Conditional Zoning Agreement (CZA) and the Comprehensive Plan neighborhood design concepts, as discussed below. The plan's conformance with the 3 requirements of the Zoning Chapter and other Subdivision Regulations must also be evaluated. Comprehensive Plan: The Comprehensive Plan including the Northeast District Plan contains a number of neighborhood planning principles that apply to this case as detailed below. Preserve natural features: The Northeast District Plan recommends that natural features be preserved. The applicant has provided an analysis of the existing wetlands located on this property and has proposed a plan for the removal and remediation of the sewage lagoons, mitigation of previously filled wetlands and enhancement of existing wetlands. The plan creates a cascading series of shallow wet-bottom basins that will provide for the treatment of storm water runoff, allow for removal of the sewage lagoons, improve the state of the existing wetland, and create a diverse habitat. This will result in a 6-acre wetland conservation easement and storm water management area that will be the focal point of the neighborhood. As recommended by the Northeast District Plan, the public streets adjacent to this open space will be single-loaded (development on only one side) to protect the wetland and provide views of the enhanced natural feature. Staff believes that this plan conforms with the policies of the Comprehensive Plan and the Sensitive Area Ordinance requirements for wetlands. Encouraae a reasonable level of housina diversity: The proposed plan provides for three housing types; multi-family townhouses-style buildings, attached zero-lot line dwellings and detached single-family lots. The Comprehensive Plan also discusses the importance of design when smaller lots and multifamily buildings are proposed. Where townhouses, zero-lot line and small lots are used, vehicular access should be from a rear alley or designed in such a way to minimize paving in the front yard and to emphasize· the residential aspects of the buildings. This allows dwellings located on narrower lots to be incorporated into the neighborhood in a manner that does not diminish the residential character of the neighborhood. Sufficient variety in the façade design should also be provided to ensure the streetscape does not become monotonous. Lots 1-4 contain 27 townhouse-style multi-family units. The proposed townhouses face onto Scott Boulevard and Olde Towne Road and have garages that will have access from private alleys. The OPDH regulations require that elevation drawings be submitted if multi-family buildings are to be approved in an RS-8 zone. These should be submitted prior to the Commission's vote on this application. The architectural design of the townhouses should be sufficiently varied to prevent the appearance of a monotonous streetscape. The proposed zero-lot line dwellings are located on Westbury Court and Glastonbury Street. The OPDH plan illustrates that the buildings will be placed on the lots so that the garage is set back from the façade of the dwellings or at a minimum flush with a porch located at the front of the dwellings. Notes on the plan provide other details regarding the design of the zero-lot line dwellings. In staff's view the placement the zero-lot dwellings will conform to the policies of the Comprehensive Plan. Single family lots are proposed on Thornbury Avenue on the eastern portion of the property and along Lower West Branch Road on the south. In staff's opinion the location and size of these lots provides a good transition to the existing single family development in the area and the mix of housing types conforms with the Northeast District's Plan recommendation for reasonable housing diversity. Build streets that enhance neiahborhood auality: Features that are recommended in the Northeast District Plan that have been included in the design of Olde Town Village are: use of a modified grid pattern, narrower streets where appropriate and single-loaded streets that provide for scenic vistas to the wetland· conservation area. An 8-foot wide sidewalk is shown along the east side of Westbury Drive to provide pedestrian access from adjacent neighborhoods to the commercial area. Overall, staff feels that the proposal complies with this Comprehensive Plan principle. 4 Variations from Zoning and Subdivision Requirements: As part of the approval of this OPDH plan the applicant is seeking modification of the zoning requirements to allow the proposed multi-family townhouse-style buildings on lots 1-4. As noted elevations drawing must be submitted for these buildings. Provided that the buildings have a variety of facades, staff believes that these modifications of the RS-8 zone will be in conformance with the Comprehensive Plan and the intent of the OPDH regulations. The plan also proposes a reduction of street width from 28 feet to 26 feet for Glastonbury Street, Westbury Court and Thornbury Avenue. Both Thornbury and Westbury Court will be short non- through streets. Glastonbury Street will have lots only on the north side. For these reasons Staff believes the narrower street are appropriate in these locations. Sensitive Areas: This property contains a jurisdictional wetland. Much of the wetland is currently of low quality. It has been previously disturbed by farming, filling and the installation of sanitary sewage lagoons that serve the Iowa City Care Facility (the Care Facility will be connected to the City's sanitary sewer treatment system). As part of this development the applicant proposes to impact 1.76 acres of wetlands. The applicant proposed to mitigate for this disturbance by reconstructing and enhancing other areas of the existing wetlands. The sewage lagoons will be removed and the area graded and planted to serve as part of the wetland complex. Based on staff's review of the Wetlands Mitigation Plan, we believe that although some low quality wetlands will be further disturbed, the resulting wetlands will be larger and of a better quality. The Army Corp of Engineers will need to approve the applicant's plan. Excerpts from the Wetlands Mitigation Plan are attached. Commercial Subdivision: The Conditional Zoning Agreement requires that the commercial zone be in general conformance with the concept plan that was approved when this area was rezoned in 2001. The Northeast District Plan recommends that this neighborhood commercial center be developed in a main street or town square design that ensures its compatibility with the surrounding neighborhood. This includes incorporating features such as on-street parking and locating parking lots behind buildings. The proposed layout of the streets in the commercial zone conforms with these requirements of the CZA. At the time of building permit approval for the individual lots, the site plans will also need to show conformance with the CZA. Open Space: The subdivision and OPDH regulations require the dedication of Y:æ an acre of neighborhood open space or fees in lieu of dedication for this development. Because Outlot A, the wetland conservation easement, is the storm water facility for this subdivision and because it will require a high level of maintenance, it is unlikely that the Parks and Recreation Commission will wish to have it dedicated as public space. The Parks and Recreation Commission will review this development at their next meeting. If they choose not to accept the storm water easement and wetland conservation easement, fees in lieu of dedication should be addressed in the legal papers for the final plat. Development fees: A water main extension fee of $395 per acre will be required for this development. The sanitary sewer fee is $1263 per acre. As required by the CZA the applicant will contribute $86,652 towards the improvement of Lower West Branch Road, which will provide vehicular access to the southern portion of this development. (The reconstruction of Lower West Branch Road is in the year 2009 of the Capital Improvement Plan.) These fees should be addressed in the legal papers for the final plat. 5 STAFF RECOMMENDATION Upon resolution of the deficiencies noted below, staff recommends that REZ04-00005 and SUB04-0006 an application submitted by Plum Grove Acres, Inc. for a rezoning from Medium Density Single- Family Residential (RS-8) zone to Sensitive Areas Overlay (SAO/RS-8) zone and a preliminary Planned Development Housing Plan and a preliminary plat of Olde Towne Village, a 33.21-acre, residential and commercial subdivision that will allow 10 commercial lots and 62 dwelling units on 32 lots for property located south of Rochester Avenue, east of Scott Boulevard, and north of Lower West Branch Road be approved. DEFICIENCIES AND DISCREPANCIES: 1. Sketches that illustrate the design of multi-family buildings need to be submitted. 2. Staff received a revised plan on December 8th - the City Engineer is reviewing the plan and may identify additional technical items that will need to be corrected. ATTACHMENTS: 1. Location map 2. Preliminary Plat and SAO Plan 3. Excerpts from Wetland Mitigation Plan Approved by: ~ ~i.J.__' Karin Franklin, Director, Department of Planning and Community Development ~ ~ \..3 ~ ~ ~ J~ lS3Aè/VH ~ ~ en a: . c - ~ o m ::> en cð LO o o o o I ~ ~ W a: L- a> 1;) a> ..c: o o a: cð t5 o en Ž o Jo-o 5 o ~ ~ t: 00 LECH:NO ANO NOft. ~~;-~ =':-~ ¡¡¡iF.!.: . -K: ~--. ---- -.-.-. ==I -~; . Preliminary Plat and Preliminary 0.P.D.H.-8 Plan OIde Towne Village Iowa City, Iowa i ä Of + ~ -,,-. .1.11.-·-.... .. ~MllIIIC. .7.:M11 a......". .., trn'. ....1. ... ~-I =:z.:.=_..."--- t ¡¡¡-....- -".._- ~ 1!!IM&e'l'.lDl'&-_ ~ð.r .~: .:=3~'II'.u:=.-=--- .W.----- 1'IIL~.nu:a.=-.- "IRtl!?&f!R. ...../NII __ ," "lMi ,\ . Cll1 of Iowa C~ ',';.-:;- '\ ~:,' . ¡¡~=r':= ',..11 ~~." ,:( '¡'If. - - ¡: Ii ...... - -~ _ "._ '; II" --- -..-.--- ~i:=~~~, iBl-.~ _~ ? --- -==-- ::' ........... .,.~ < ::: :¡\ ..·:·····...······4 .::: --~- ···...n_ -. ": \, .... \, " t.·.. \\\..75 \:\,/~.,.... \,\./ . ..·..0 "'~'8' "'~~ " :¡ ',' ,,' .::::. .. .-.--~-::::-.,...:' .---~"~.., ~ -=-.~ .......'I'I!r" ~ ~':Z. ~ ""'It.t9I!r" ~ _~=- .:.;ran ~- rrJ~ ~ ~i:IIUn ~.~ ~I -................ --....... ............. """f¡t'I'IóIr Me!! ~.:: -:::¡;..:-- WETLAND MITIGATION PLAN OLDE TOWNE VILLAGE SUBDIVISION IOWA CITY, JOHNSON COUNTY, IOWA EXECUTIVE SUMMARY MMS Consultants, Inc. contracted by Plum Grove, Inc., delineated the palustrine; flat; emergent; persistent and non-persistent wetlands along two drainage ways in the Olde Towne Village Subdivision in the northwest quarter of Section 7, Township 79 North, Range 5 West in Iowa City, Johnson County, Iowa. The attached site map in Figure 1 shows the location of the property. A total of3.92 acres of wetland were delineated and 0.30 acre of filled wetland identified by Judy Krieg and Gail Clingennan on July 5th, 2000. The objective of the current project is to create a commercial and multi-family residential subdivision in the northeastern part of Iowa City, Johnson County, Iowa. This project involves creation of lots, removal and remediation of two currently functional sewage lagoons, construction of three public streets, and two private streets. Proposed development activities will impact 1.76 acres of wetland. However, an additional 0.30 acre of wetland, from a previous inadvertent impact is included in the total wetland impacts. Total wetland impacts are 2.06 acres which will be.offset by a 5.63 acre proposed wetland mitigation complex. PURPOSE The purpos~ of this mitigation project is to replace the functions and values of the wetlands lost through the proposed pennanent filling of 2.06 acres of wetlands. The impacted wetlands have groundwater recharge, sediment and nutrient retention, flood flow retention and alteration, and wildlife habitat functions. Each of these functions will be created or enhanced within the 5.63 acre proposed wetland mitigation area. MITIGATION SUMMARY The proposed mitigation plan includes the sensitive design and construction of a series of cascading basins. These basins will be positioned both within the existing wetland area and the area containing two functioning sewage lagoons. Initial stonn water from the surrounding development will flow into the most northern, primary basins and then drain into secondary and tertiary basins. The entire 5.63 acre site will be considered the mitigation area, with only a portion of the area providing initial stonn water storage and treatment. The wetland areas of the site will be seeded with emergent wetland and wetland seed mixtures, the bermed areas will be planted with a tree and shrub combination and the perimeter of the site will be seeded with an upland buffer seed mixture. I II 11 ~ I - , - , ~ - ~ - - - - - - ~ PROPOSED GRADING PLAN AND CONSTRUCTION METHODS Overall site activity will include placement and compaction of fill material within the boundaries of this property. Permanent impacts to Waters of the United States will be caused by the filling of2.06 acres of drainage way wetland through the proposed development activities. Mitigation activities will include the construction of basins and small berms within the mitigation site that will help to control and detain the hydrologic site components. Approximately 15,000 cubic yards of native soils will be deposited within the delineated wetland boundaries. Six basins will be constructed within the area designated as the mitigation site (Figure 2). Basins A and B will be the only basins to directly collect storm water runoff from the adjacent developments. Basins C and D will be the secondary basins into which treated storm water will flow. Finally, basins E and F are the tertiary basins that will release to the outlet stream. This design not only uses the existing hydrology but accounts for future hydrologic changes as development proceeds. In addition, it provides an innovative way to treat storm water in a topographically challenging property, make use of the existing sewage lagoon berms, provide on-site mitigation and protect the outlet stream from further degradation. Since the design proposes to construct wetland basins, measures will be taken to protect and minimize the amount of impact to the outlet stream. Erosion control measures, such as silt fence and erosion control matting will be employed where necessary. PROPOSED VEGETATION PLAN Proposed Seeding Plan The entirety of the disturbed bank and small catch basin areas will be seeded immediately after final grading with a temporary stabilization mix consisting of Virginia wild rye (Elymus virginicus) Canada wild rye (Elymus canadensis) and agricultural oats. Silt fence, erosion control blankets and temporary seeding will be used to minimize erosion into the outlet stream and the newly constructed adjacent wetlands until the areas are stabilized with vegetation. An emergent wetland seeding mixture will be planted in the bottom of the basins, as depicted on the mitigation plan (Figure 3). A secondary wetland seed mix will be planted in the areas outside of the emergent zone. Wetland tree and shrub species will be planted along the berms of the basins, as identified in Figure 3. The buffer area surrounding the basins will also be seeded with an upland native seed mix. Wetland seeding will consist of the following: EMERGENT WETLAND The lowest portions of the wetland basins will be seeded with the following wetland species. The existing top 12-18" of soil will be removed from the wetland site and the basins, to aid in the removal of the reed canary grass and other invasive species. This will also provide an opportunity for newly seeded species to become established. . STAFF REPORT NOTE: A revised plan was submitted on Friday December 10. Given its late arrival staff has not been able to complete a review of the application. To: Planning and Zoning Commission Prepared by: Robert Miklo Item: REZ04-00017/SUB04-00017 Village Green Parts 23 & 24 Date: December 16, 2004 GENERAL INFORMATION: Applicant: Third Street Partners P.O. Box 209 Iowa City, IA 52244 Contact Person: MMS Consultants, Inc. 1917 S. Gilbert Street Iowa City, IA 52240 Phone: 351-8282 Requested Action: Rezoning from RS-5 to OPDH-5; Approval of preliminary plat Purpose: To create an 83-lot subdivision Location: Wintergreen Drive Size: 25.67 acres Existing Land Use and Zoning: Vacant, RS-5 Surrounding Land Use and Zoning: North: South: East: West: OPDH-5; residential 1-1; Industrial OPDH-5; residential RS-5; residential Comprehensive Plan: 2-8 dwelling units per acre File Date: December 10, 2004 45-day Limitation Period January 24, 2004 BACKGROUND INFORMATION: This property has an underlying zone of RS-5, Low Density Single Family. In 1993, a Planned Development Housing Overlay was approved to allow the clustering of zero lot line dwellings on the eastern portion of this property. The 1993 rezoning approval was part of a larger OPDH plan for Village Green South. The applicant acquired this property in the past few years and is now requesting a rezoning to amend the OPDH plan to allow an increase in the number of zero lot line units. The proposed amendments would increase the number of zero lot line lots from 30 to 62. The number of detached single-family lots would decrease from 35 to 21 lots. This results in an increase of 18 units when compared to the original plans for this area. 2 ANAL YSIS: The underlying RS-5 zone allows detached single-family dwellings on lots that are a minimum of 60 feet wide and a minimum of 8,000 square feet of lot area. The OPDH zone allows for modification of underlying zoning requirements such as lot area, lot width and building type, to encourage innovative or unique designs that are better suited for an area than conventional development. The applicant is proposing to use an alley through the center of this development to create narrower lots than could be achieved if each lot had a driveway onto the street. The use of the alley may help to create an increase in density without diminishing the residential character that is the intent of the underlying RS-5 zone. The application includes two building designs for Lots 85 to 131. Staff is concerned that this many lots with just two designs will result in a monotonous streetscape. If the proposed increase in density is to be approved staff recommends that a variety of façade designs be required for the zero-lot line dwellings. The OPDH plan also proposes to reduce the front yard set back from 20 feet to 5 feet for these lots. Lots 65-84 and 132-135 are also slated for attached zero lot line dwellings, however access is provided from the streets. These lots are generally only 45-feet wide. It will require careful planning to place dwellings on these lots so that the front yard is not dominated by paving. It is also important that these dwellings be designed to be compatible with the proposed narrow lot-line dwellings proposed on the other side of the street. Sufficient variety in the façade design should also be provided to ensure the streetscape does not become monotonous. Lots 136 to 147 are conventional RS-5 lots. Lots 105 to 110 are slightly smaller or slightly narrower than the standard 60-foot wide 8,000 square feet required in the RS-5 zone. Staff is concerned the lot 105, a corner lot, is too narrow given that it will be required to have two 20 foot- front yards. Corner lots are generally wider to accommodate this requirement. Staff recommends that one of the lots on the north of Sterling Drive be eliminated to allow each of these lots to meet the 8,000 square foot and 60-foot wide minimums of the RS-5 zone. The introduction of the alley may make it possible to increase the density of this development but still allow for the residential character intended by the RS-5 zone. Staff is concerned that some of the details of this proposal need to be refined to assure that the plan meets the policies of the Comprehensive Plan and requirements of the OPDH regulations. Staff will work with the applicant to address these concerns to the extent possible before the Commission's December 16 and January 6 meetings. STAFF RECOMMENDATION: Staff recommends that this application be deferred to allow a more complete review. ATTACHMENTS: 1. Location Map 2. Preliminary plat and OPDH plan Approved by: Kari Franklin, Director, Department of Planning and Community Development ppdadmin\stfrep\REZ04-00017 _SUB.doc Preliminary Plat and Sensitive Village Green Iowa .±. oIIoIlio&.l, IIi' !:i1) ~ ¡ I'" ~ o~.... II: I ~_ ~! 'I, ~I I ~ !~ ~ !~ ~,. & a.p.D.H. Plan Areas Site Plan Parts XXIII & XXIV City, Iowa --.------ ~------..._---"'.._..__.- ~,,__.......1IY. _CO_III:. 1117__17. 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S c ~ I I~ { J2 - :> a. ~ z o 0000004 5 s ~ f:: 00 '- QJ..'o( Ù '- '- C) QJQ ~ To: Planning and Zoning Commission Item: ANN04-00001/REZ04-00030 Davis property annexation GENERAL INFORMATION: Applicant: Requested Action: Purpose: Location: Property Size: Existing Land Use and Zoning: Surrounding Land Use and Zoning: Comprehensive Plan: File date: 45-day limitation periQd: STAFF REPORT Prepared by: John Yapp Date: December 16, 2004 James Davis 4097 Kitty Lee Road Iowa City, IA 52240 Comprehensive plan amendment, annexation and rezoning To allow for land to be annexed into Iowa City, receive municipal services and develop at urban densities. To allow for a rezoning to CC-2 (18.18 acres); CI-1 (18.10 acres); CO-1 (11.12 acres) and RR-1 (2.98 acres). North of Highway 1, west of Highway 218, east of Kitty Lee Road Annexation area: 62.39 acres Rezoning area: 50.40 acres Undeveloped; County A 1 North: Residential and undeveloped; County A 1 and RS; South: Highway 1 East: Highway 218 West: Residential and Agricultural; County RS Southwest District Plan shows this area as rural residential December 9,2004 January 23, 2005 2 SPECIAL INFORMATION: Public Utilities: City water and sewer will be made available upon annexation. The property owner will be responsible for extending water and sewer lines, and providing a sewer lift station for sewer service. Public services: Police and fire protection will be provided by the City upon annexation; private refuse collection is required for commercial properties. Transportation: Access to the area will be via Highway 1 with secondary access via Kitty Lee Road. No public transit extends to this property. Sensitive Environmental Areas: The Sensitive Areas Inventory Map shows a potential wetland on the property proposed for annexation that will need to . be addressed when a development plan is submitted. The Map also shows potential steep slopes on the property. BACKGROUND INFORMATION: This property is owned by James Davis, Robert Davis, and Jan E Smith, who are represented by James Davis. They have applied for voluntary annexation to Iowa City, as well as a Comprehensive Plan amendment and rezoning from County A 1, Rural, rezoning to CC-2 (18.18 acres); CI-1 (18.10 acres); CO-1 (11.12 acres) and RR-1 (2.98 acres). A Comprehensive Plan amendment is required due to the Southwest District Plan land use map identifying this area as Rural Residential. ANAL YSIS: COMPREHENSIVE PLAN AMENDMENT The Southwest District Plan land use map shows this land as large lot / rural residential. While the plan does not elaborate on the rationale behind this designation, staff recalls this low density designation was given to the area due to the lack of sewer capacity in this area to serve anything but large lot rural residential development. The City recently improved the capacity of the sanitary sewer line that serves the Escort Lane / Naples Avenue commercial properties on the south side of Highway 1, south of this property. The applicant has proposed a sanitary sewer lift station to bring sewer capacity to the property proposed for annexation; this will allow it to be developed to urban densities. While the 1997 Iowa City Comprehensive Plan identified the area around the Highway 218 / Highway 1 interchange as being appropriate for commercial development, the Southwest District Plan supersedes the 1997 Plan. Therefore, the Southwest District Plan will need to be U:lrezoningslDavis annexation. doc 3 amended in order to justify rezoning this property to any designation other than Rural Residential. The applicant has submitted five reasons (see attached letter) providing justification for designating this property as commercial in the Southwest District Plan. The applicants comments are in bold; staff comment is in regular font. 1. Located at the busy intersection of Highway 1 and Avenue of the Saints, U.S. 218. This lends itself to commercial more than residential. The land has good access to this interchange. Most all of the property lies adjacent to the exit ramp on U.S. 218 and the northern border of Highway 1. Staff agrees that properties with frontage on one of the two highways are more appropriately zoned commercial due to visibility and access. The buffer shown on the Southwest District land use map indicates it is not desirable for residential development with frontage on the highways at this interchange. With sewer capacity being brought to this property, rural residential development becomes an under-utilization of this property. 2. All other properties surrounding this interchange are commercial. All the other quadrants of this interchange are zoned commercial, and have city services. It has long been a policy of the City, as enumerated in the 1997 Comprehensive Plan, that the Highway 218/Highway 1 interchange is designated as appropriate for commercial development, while the Highway 218/Melrose Avenue interchange is appropriate as a residential/institutional interchange. This is due to Melrose Avenue being a predominately residential and institutional arterial street corridor. 3. Most of the property located south of Highway 1 across from this land has been annexed into Iowa City and is zoned commercial. The properties on the south side of Highway 1, east of Naples Avenue, are annexed into Iowa City and are zoned commercial. The properties west of Naples Avenue are commercial, but are not annexed into Iowa City. 4. We will work with you to provide a buffer for the residential area to the west. With commercial zoning on these properties, a buffer and/or transition to the existing and future residential properties will become very important to mitigate potential negative externalities from urban commercial development on this property. 5. The Large Lot Residential zone, as currently illustrated and described in the SW Area Plan, is less than desirable in the vicinity of the Highway 218/Highway 1 intersection. With a plan to bring sanitary sewer service to the property, staff agrees with the applicant that commercial zoning would be appropriate for the property, provided there is an adequate transition and a buffer that includes landscaping between the commercial property and the planned residential properties, and the existing residences along Kitty Lee Road. U:\rezonings\Davis annexation.doc 4 ANNEXATION The annexation policy in the Comprehensive Plan states that annexations are to occur primarily through voluntary petitions filed by property owners. In addition the Comprehensive Plan establishes three criteria under which to review annexation requests. 1. The area under consideration for annexation falls within the adopted long range planning boundary. The area proposed for annexation falls within the adopted long range planning boundary in southwest Iowa City. 2. Development in the area proposed for annexation will fulfill an identified need without imposing an undue burden on the City. Part of the City's economic development policy is to support actions that will build the City's tax base. The City is prepared to provide municipal services upon annexation and development. There will be minimal cost to the City in extending fire and police protection and street maintenance services. The developer is responsible for extending infrastructure into the property. 3. Control of development is in the City's best interest. Given that this property is within the City's growth area, and is located at a. strategic high- volume interchange, control of development at this location is in the City's best interest. The conditions for voluntary annexation appear to have been met. The Comprehensive Plan states it is the intent of the City to look favorably on voluntary annexation proposals within the designated growth area. Kitty Lee Road Normally the property line will be synonymous with the centerline of a County secondary road, and the property would be annexed to the centerline of the road. In this case, however, the applicant owns approximately 15 feet of the 66-foot roadway easement. State of Iowa staff are comfortable with the City annexing just the approximate 15 feet of the easement controlled by the applicant, as long as the City and the County enter into a 28E agreement (agreement between governments) regarding maintenance responsibilities for Kitty Lee Road. This agreement will need to be finalized before the proposed annexation is forwarded to the State. Two Mile Fringe Area The Fringe Area Agreement between Johnson County and Iowa City states that "As appropriate and necessary, the City may extend the two-mile extraterritorial plat review area. Prior to any such extension, the City will forward to the County a proposal which includes the extension of the City's plat review authority for any distance up to the two mile limit provided by State law. The County will have a specified time within which to respond in affirmative U:lrezoningslDavis annexation. doc 5 agreement, negatively or with an alternative proposal. The City will take the County's response under advisement when determining the extension of extraterritorial review." A map of the area that would be affected if the two-mile fringe area were extended is· attached. Given that this area is well outside the growth area of the City, and is not in a traffic corridor where there may be public interest in the City extending its review authority, staff does not feel it is necessary to extend the City's two-mile fringe area in this case. REZONING Commercial Zoning As discussed in the Comprehensive Plan Amendment section of this report, with the availability of municipal sanitary sewer for this property, commercial zoning is a more appropriate land use for properties adjacent to this interchange of two highways. There is a symbiotic relationship between commercial development and high-volume highway interchanges, particularly where there is already other commercial development in the other quadrants of the interchange. The land abutting the interchange is not as conducive to residential development due to the traffic noise and lights associated with highway interchanges. The applicant has proposed approximately 18 acres of Community Commercial (CC-2) zoning, and 18 acres of Intensive Commercial (CI-1) zoning. The concept plan indicates approximately 10 CC-2 lots will be created; CC-2 zoning at a highway interchange will likely result in restaurants, retail businesses, and auto-oriented convenience stores and shops (auto-oriented uses are permitted by special exception in the CC-2 zone). The concept plan indicates the CI-1 zoning area will be reserved for one large user, accessed by a pair of new streets. With proper attention paid to the transition of this commercial area to the properties to the north and west, staff considers commercial zoning at this interchange to be the best use of the land. The northern property on the north side of Olde Oak Lane (a private street) is proposed to be Rural Residential, RR-1, zoning. Since this property will not immediately have City services, nor have access from a city street, rural residential zoning is appropriate. The property is currently undeveloped and unoccupied. Transition to residential and rural properties One concern staff has in how commercial development in this location will impact existing residents along Kitty Lee Road to the north, and future residents to the west. One way to transition commercial development to residential development is to locate lower intensity office commercial at the north end of the property. Office commercial development generally attracts less traffic, and is quieter in the even~ngs and on weekends. The applicant has incorporated 11.12 acres of Office Commercial (CO-1) zoning at the north end of the development, including the existing pond (stormwater management area), and the concept plan indicates this will result in three office commercial development lots. Another way to mitigate the impact of commercial development is to construct a landscape buffer/transition area to screen the view of the commercial development. This is an issue on the north end of the development, and also along the east side of Kitty Lee Road where U:lrezoningslDavis annexation.doc 6 there may be an abrupt change from the commercial development on the east side of the road, and the agricultural/rural residential uses on the west side of the road. On the concept plan, the applicant has proposed a landscaped buffer along the north and west perimeter of the CO-1 area, a double row of trees. While the concept plan shows a 35-foot buffer, the applicants engineer has requested language be included in a Conditional Zoning Agreement committing the developer/subdivider to a double row of trees, not necessarily a 35-foot wide landscape easement. Depending on the use and site design of the commercial properties abutting Kitty Lee Road, staff is concerned about the appearance of the east side of Kitty Lee Road. It is an abrupt change from the rural character on the west and north, to the commercial character on the east side of the road. Staff recommends that language be included in the Conditional Zoning Agreement that any walls, fences, or paved area be screened from view by a variety of shrubs and/or trees. The applicant is working on a landscaping concept to present to the Commission to address this issue. Transportation and Access When the property is proposed to be subdivided, the applicant has indicated he will construct a new road into the property, a northern extension of Naples Avenue, creating a four-way Highway 1 / Naples Avenue intersection. Because of the commercial zoning anticipated for the property, it is highly likely a traffic signal will be required at this intersection. Staff has requested a traffic study of the impact of this development to the Naples Avenue / Highway 1, and Kitty Lee Road / Highway 1 intersections. The traffic study will provide guidance on appropriate changes to this segment of Highway 1 to accommodate the approximate 47 acres of commercial development, including the need for a traffic signal, turn lanes, and other potential traffic controls. The Iowa Department of Transportation will also require a traffic study and permit before the new access will be allowed. To date, this traffic study has not been received. The percentage of the cost of traffic- related improvements to be borne by the developer/subdivider should be spelled out in the Conditional Zoning AgreelJ'lent prior to City Council consideration of the zoning. Another requirement that should be included in the Conditional Zoning Agreement is that direct driveway access to Highway 1 from the commercial properties will not be permitted. While Iowa DOT would likely not permit direct driveway access, including this expectation in the CZA will forewarn future property owners of this requirement. Kitty Lee Road The applicant's concept plan indicates a future interior street intersecting with Kitty Lee Road. With this design, the southern 550 feet of Kitty Lee Road will carry commercial levels of traffic. Staff recommends that Kitty Lee Road be required to be reconstructed to City collector street standards, including a sidewalk on the east side, to the commercial street intersection. This standard of street design is appropriate for a street providing access to a city commercial property. City and County staff will discuss the maintenance responsibilities for this segment of road, since most of it will still be in unincorporated Johnson County. North of the commercial driveway, staff is recommending the developer/subdivider be required to pay funds equaling half the cost of reconstructing this road (the east half) to City U:\rezonings\Davis annexation.doc 7 local street standards, from the commercial intersection to the first residential lot, a distance of approximately 1,075 feet according to the concept plan. Staff's rationale is that generally streets must be constructed to city standards when development occurs adjacent to them. In this case development on the west side of Kitty Lee Road is not likely to occur for a number of years and it would be unfair to place the entire reconstruction cost of the road with the current developer. However, at some point in the future, this road will be required to be reconstructed, and it is appropriate for the adjacent property owner, to whom the City may grant increased development rights through the rezoning, to contribute toward this cost so the public is not stuck with the cost. I nfrastructu re When the property is subdivided and developed, the applicant will be required to extend public infrastructure, including interior public streets, water and sewer lines and stormwater management facilities. For sewer service, the property will access the sewer line that has been recently upgraded on the south side of Highway 1, east of Naples Avenue. Due to topography, a sewer lift station will be required to pump to the sewer main to the south. While this lift station will be sized to just serve the proposed development at this time, staff is recommending it be designed with potential to be upgraded to serve the larger watershed. Once constructed and inspected, the lift station and public sewer lines will be maintained by the City. Sensitive Environmental Areas The Sensitive Areas Inventory Map identifies a potential wetland on this property, as well as some steep slopes. Before a development proposal or subdivision can be approved on the property, a wetland delineation report will need to be completed and accepted by the Corps of Engineers and Iowa Department of Natural Resources, particularly if the pond is proposed to be utilized for stormwater management, as is anticipated. STAFF RECOMMENDATION: Staff recommends that the Comprehensive Plan, specifically the Southwest District Plan, be amended to identify the undeveloped area east of Kitty Lee Road, west of Highway 218, and north of Highway 1, as appropriate for commercial development, provided there is a buffer/transition between the commercial development and the residential properties. Staff recommends ANN04-00001, an annexation of approximately 62.39 acres of property located east of Kitty Lee Road, west of Highway 218, and north of Highway 1, and including abutting Highway 1 right-of-way, be approved. Staff recommends REZ04-00003, a request to rezone approximately 50.40 acres from County A1, Rural to CC-2 (18.18 acres), CI-1 (18.10 acres), CO-1 (11.12 acres) and RR-1 (2.98 acres) for property located east of Kitty Lee Road, west of Highway 218, and north of Highway 1, be approved, subject to a Conditional Zoning Agreement addressing: U:\rezonings\Davis annexation.doc 8 1. Funding responsibilities for installation of a traffic signal and turn lane improvements at the intersection of Naples Avenue and Highway 1, and Kitty Lee Road and Highway 1. 2. Improvements and funding requirements for Kitty Lee Road. 3. Requirements for landscaping and buffering where the commercial development abuts residential properties and Kitty Lee Road. 4. Access control Le. no direct driveway access to Highway 1. 5. Requirements for the sewer lift station to be sized to serve the proposed development with potential to be upgraded to serve the watershed. A IT ACHMENTS: 1. Location map 2. Letter from applicant regarding Comprehensive Plan amendment 3. Annexation exhibit 4. Rezoning exhibit 5. Concept plan for future development 6. Map of two mile fringe area Approved by: ~~ ./ Robert Miklo, Senior Planner, Department of Planning and Community Development U:\rezonings\Davis annexation.doc ~ ~ ~ Cj ~ ~ ~ ~ Cj ".... lL. o >- I- o It. ~ ~..v ~ l^-~ ~ Ii' I I o (t) o o o I ~ o N W ex: -... ,... o o o o I ~ o Z z « 01 ~ CD a. o L- a. en .~ (:) en CD E ctS -:> .. Z o """"" ~ U o ~ ~ ~ """"" rn '~ October 27, 2004 Planning and Zoning Commission 410 E. Washington Iowa City, Iowa 52240 Re: Change to the Southwest District Plan To Whom It May Concern: We are requesting a change in the comprehensive plan for a parcel of land (Exhibit A), that is currently located in the county and has purposed residential zoning. Our request is to have the proposed zoning changed to commercial. Reasons for a change are as follows: 1) Located at the busy intersection of Highway One and Avenue ofthe Saints, U.S. 218. This lends itself to commercial more than residential. The land has good access to this interchange. Most all of the property lies adjacent to the exit ramp on U.S. 218 and the northern border of Highway One. 2) All other properties surrounding this interchange are commercial. 3) Most of the property located south ofHwy One across from this land has been annexed into Iowa City and is zoned commercial. 4) We will work with you to provide a buffer for the residential area to the west. 5) The Large Lot Residential zone, as currently illustrated and described in the SW Area Plan, is less than desirable in the vicinity of the 218/Hwy 1 intersection. Thank you for your consideration. Sincerely, R:::~f)~ 4097 Kitty Lee Rd. SW Iowa City, Iowa 52240 ~" ,~ \I" ~ ,ð' \IV" ~ I Ii ~I ~-- I ,ð' \IV" ~. 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Z o ÞOOO-4 ~ U o ~ ~ F-c ÞOOO-4 rJ:J ,~ 1 -~= -.....!t ~-_..... ~~~!S ~~ ~aa.' ....- CITY OF IOWA CITY MEMORANDUM Date: December 10, 2004 To: Planning and Zoning Commission From: Johh Yapp, Associate Planner Re: ANN04-00002, Camp Cardinal Area Severance Clear Creek Area Master Plan In May 2002, the City Council adopted by resolution (Res. 02-183) a Memorandum of Understanding endorsing the Clear Creek Master Plan. This plan envisions the development of approximately 462 acres north of Melrose Avenue, east of Highway 218, and south of Clear Creek in Coralville. The proposed development includes residential and commercial uses, with the commercial development focused along the Highway 218 right-of-way and a commercial node in the west center of the neighborhood. The remainder of the ground would develop for residential uses of a variety of types. A future elementary school site will be provided to the Iowa City Community School District on the east side of the property, near the existing alignment of Camp Cardinal Road and an extension of Kennedy Parkway. The Commission reviewed and recommended endorsing the Clear Creek Master Plan in April, 2002. The Memorandum of Understanding was also adopted by the City of Coralville and includes an agreement to cooperate on the construction of a new alignment of Camp Cardinal Road. Camp Cardinal Road will serve as access to this developing area, as well as providing a north-south arterial street connection between Iowa City and Coralville. To serve the future development with municipal services, it was also agreed that a portion of the property in the north part of the area should be severed from Iowa City and annexed to Coralville. Annexations are also anticipated by both cities for properties owned by Clear Creek L.L.C. (managed by Southgate Development Company) west of the current Iowa City corporate limits. The ultimate demarcation between the two cities approximates the line shown on Iowa City's 1997 Comprehensive Plan Land Use Map as the city's growth area limit. This demarcation is based on topography, and defines for watersheds best served by the respective municipalities for gravity sanitary sewer service. The final severance of these properties will be dependant upon annexation of these same properties by the City of Coralville. The severance is proposed to be structured this way so there is not a period of time when the properties will be left unincorporated. Comprehensive Plan The proposed severance is consistent with the 1997 Comprehensive Plan, and other past understandings between Iowa City and Coralville. The Iowa City Comprehensive Plan states: In 1994 the City of Iowa City and the City of Coralville executed a land use agreement for property in the overlapping two-mile extraterritorial area between Iowa City and Coralville. Included in this agreement is a provision for Iowa City to sever property within the Northwest Planning District, which is currently within the ANN04-00002, Camp Cardinal Area Severance December 10, 2004 Page 2 corporate limits of Iowa City in the Clear Creek watershed. This severance is proposed due to Coralville's ability to provide municipal sanitary sewer to property within the Clear Creek watershed via a gravity flow system. Iowa City is unable to sewer the Clear Creek watershed without lift stations... The eventual corporate limits line between Iowa City and Coralville will be the boundary between the Clear Creek watershed and the Willow Creek watershed. Effect on Properties Five properties are in the proposed severance area, including properties owned by Clear Creek L.L.C. and the City of Coralville. The effect on these properties upon severance from Iowa City and annexation to Coralville is that they will be under the political and taxing jurisdiction of the City of Coralville, and any and all municipal services will be provided by the City of Coralville. Each property owner has been notified of the proposed severance from Iowa City. Summary Severance of these properties from Iowa City due to topographic constraints in providing sanitary sewer service has long been contemplated. The boundary of the severance area was determined by an analysis of topography, and conforms to the planned extension of Kennedy Parkway, which will become the demarcation between the two cities. The severance conforms to the Comprehensive Plan and existing agreements between Iowa City and Coralville. STAFF RECOMMENDATION: Staff recommends that ANN04-00002, a severance of approximately 194 acres in northwest Iowa City, be approved, subject to the severance resolution not being effective until and unless said properties are annexed to the City of Coralville. ATTACHMENTS: 1. Location map 2. Topographic map of severance area 3. Clear Creek area master plan location map ~ ~ ./~.~ j Approved by: /-~~ Robert Miklo, Senior Planner, Department of Planning and Community Development ppdadmlmemlcamp cardinal.doc 0. ~ [ CD Cj U c: CD I... CD ~ > CD en ~ ~ 0. ~ ......a:. Ü ~ 0 ctS è ~ 0 ~ ~ Z Cj "'C CD en 0 C- O I... a.. .. 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OBALABOR ROAD ANDNY.IOWA IIOIW. ........... & ASSOCIATES I SNYDER SheoI 1 of 1 / -J ~~ J(\\ ~ .', k= h:% > I;::: I ."'''''-_ ~ ~ ~..../ '~ '\ I' C \ k- \ o' :~ \:...'~ . ----...- ._..-____n___________ "'0_ __ ____ _________._..______p___ _,.___________._.M._.____'·___ u_ _.______n....__. '; ATTACHMENT ;\ç\) 21 DECÐeER 2001 ~ & THIS DRAWING IS AT A ~ SCALE OF 1"=1000' !~~Ir< ( '?J <'~/:>:: UJ ,_.m___un .-...--- ) oct about concept ---"------~,._----_.- -.--.---..-----..--.-- Clear Creek Master Plan . --:... - ---_._---~-----,._..._-,---_._-~._- ---~--~-----,_...__.,_._------------_._.---------~------- Iowa City a Coralville, Iowa .---.---.-----.-.----------.----------.-.--.- ~ SUIVE,HATI'ERY _.........._---~---~------_. .__._---~----_._-----_._--------~-----_._-----'--~..._-------.---.--- MINUTES PLANNING AND ZONING COMMISSION DECEMBER 2, 2004 EMMA J. HARVAT HALL PRELIMINARY Subject to þ\.?proval ~... ._--~-~,. MEMBERS PRESENT: Beth Koppes, Bob Brooks, Ann Freerks, Don Anciaux, Benjamin Chait, Jerry Hansen MEMBERS EXCUSED: Dean Shannon STAFF PRESENT: Bob Miklo, Mitch Behr, Steve Nasby RECOMMENDATIONS TO COUNCIL: Recommended approval, by a vote of 6-0, the amended Northgate Corporate Park Urban Renewal Plan, as proposed. CALL TO ORDER: Anciaux called the meeting to order at 7:32 pm. PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA: None URBAN RENEWAL ITEM: Discussion of the proposed amended Northgate Corporate Park Urban Renewal Plan. Miklo said that Steve Nasby, Community and Economic Development Coordinator was present to discuss this matter. Nasby said the Northgate Corporate Park Urban Renewal Area was originally adopted by the City Council in 1999 and noted that "Urban Renewal" is essentially a TIF district. He said that Southgate Development owns land north of Northgate Drive and requested that the City consider adding it to the existing Northgate Corporate Park Urban Renewal Area. Nasby noted that staff and the Council Economic Development Committee looked at this amendment as a proactive approach by getting an economic development tool in place to facilitate the continued development of the Northgate Corporate Park Area. Nasby said that the proposed additions to the Urban Renewal Project Area would include the Weiler parcel (approximately 12 acres), the Jones/Southgate Development Company Parcel (approximately 34 acres) and the Fuhrmeister Parcel (approximately 2 acres). The intent of the Council Economic Development Committee and supported by staff was to extend the area from the Southgate parcel to Highway 1 as there had been conversations with Weiler about development. Nasby also said that in the long-term future of the area Oakdale Boulevard was expected to eventually clip the northeast corner of the Southgate parcel. Freerks asked if staff had had several discussions with the property owners. Nasby said that Southgate had made the request to add their property, but no discussions with the other two property owners had taken place yet. Staff would make the appropriate notifications to the property owners and because two of the parcels were currently used for agricultural purposes, the City would need the owners to sign agreements for including land that is currently in agricultural use. Hansen asked about the current zoning. Miklo said that the parcels were currently zoned Interim Development. Hansen asked why rezoning did not come before the TIF. Nasby indicated that the owner was considering requesting CO-1 of ORDP zoning for the property. Either were compatible with the TIF. Hansen asked what was the Commission's preview for this type of mandated review and comment. Miklo said to decide if the proposed lands in the Urban Renewal Plan met the goals of the Comprehensive Plan. Behr read the charge to the Planning and Zoning Commission from the State Code. Hansen asked how much of the City was in a TIF district. Nasby said it is about 1.13%. He said Coralville is 33%. Tiffin is 54% and the County is about 12%. Anciaux opened public discussion. There was none. Public discussion was closed. Motion: Freerks made a motion to approve the amended Northgate Corporate Park Urban Renewal Plan, as proposed. Koppes seconded the motion. Planning and Zoning Commission Minutes December 2,2004 Page 2 Freerks said she felt the proposed amended Northgate Corporate Park Urban Renewal Plan met the goals of the Comprehensive Plan as outlined in the Introduction section on page 3 of the amended Plan. She said that the City may need to use tools such as this to be competitive with other communities. Koppes agreed. The motion passed on a vote of 6-0. OTHER ITEMS: Hansen brought in an article regarding Portland, OR. Miklo will make copies of the article and this item will be discussed at the next Commission meeting. CONSIDERATION OF THE NOVEMBER 4.2004 MEETING MINUTES: Motion: Hansen made a motion to approve the minutes as typed and corrected. Brooks seconded the motion. The motion passed on a vote of 6-0. ADJOURNMENT: Motion: Hansen made a motion to adjourn the meeting at 7:50 pm. Chait seconded the motion. The motion passed on a vote of 6-0. Elizabeth Koppes, Secretary Minutes submitted by Candy Barnhill 5 :/pcd/minutes/p&zl2004/2004-12-02-04.doc