HomeMy WebLinkAbout06-15-2006 Planning and Zoning Commission
PLANNING AND ZONING COMMISSION
Thursday, June 15, 2006
Formal Meeting - 7:30 PM
Iowa City City Hall
Emma J. Harvat Hall
410 E. Washington Street
AGENDA:
A. Call to Order
B. Public Discussion of Any Item Not on the Agenda
C. Rezoning Item:
REZ06-00014: Discussion of an application submitted by Brian DeCoster for a rezoning of
1.4 acres of property located at 1820 Boyrum Street from Intensive Commercial (CI-1) zone
to Community Commercial (CC-2) zone.
(45-day limitation period: July 9, 2006)
D. Other Items
E. Consideration of the June 1, 2006 Meeting Minutes
F. Adjournment
Informal
Formal
STAFF REPORT
To: Planning & Zoning Commission
Prepared by: Drew E. Westberg, Planning Intern
Item: REZ06-00014 1820 Boyrum St.
Date:
GENERAL INFORMATION:
Applicant:
Brian DeCoster
1820 Boyrum St.
Iowa City, IA 52240
Contact Person:
Mark Danielson
222 S Linn St.
Iowa City, IA 52240
Phone:
(319) 338-7551
Requested Action:
Rezoning from CI-1 to CC-2
Purpose:
To allow for renovation of the north end of the
building to include space for a restaurant.
location:
1820 Boyrum Street.
Size:
1.39 acres
Existing land Use and Zoning:
Intensive Commercial (CI-1)
Surrounding land Use and Zoning:
North: Commercial (CC-2)
South: Commercial (CI-1)
East: Commercial (1-1) & (CC-2)
West: Commercial (CC-2)
Comprehensive Plan:
General Commercial
File Date:
May 25, 2006
July 9, 2006
45 Day Limitation Period:
BACKGROUND INFORMATION:
The applicant, Brian DeCoster, is requesting a rezoning from Intensive Commercial (CI-1) to
Community Commercial (CC-2) for one lot (1.39 acres) located at 1820 Boyrum Street. The
property is located east of the Waterfront Hy-Vee Store, directly across Boyrum from Yen Ching
Chinese Restaurant. The applicant is requesting said rezoning so that restaurant space may be
included in the renovation of the current structure on the north end. The south end of the building
will continue the current business of Big Ten Rentals.
2
M-1 or light industrial. In 1994 the City rezoned the current Hy-Vee property, directly across
Boyrum Street from the subject property, from CI-1 to CC-2 allowing for construction of the
current store. In March of 2006, the City rezoned those portions of the Hy-Vee property which
remained CI-1 to. CC-2.
ANAL YSIS:
Zoning: The Intensive Commercial (CI-1)Zone is reserved for businesses which require outdoor
display and storage capabilities or participate in the selling and/or repairing of large equipment.
This zone is intended for land intensive commercial businesses but allows, with provisions, certain
forms of low-traffic sales-oriented retail, i.e. consignment, hardware, and building supply stores.
Eating and drinking establishments are not allowed.
The Community Commercial (CC-2) Zone is designed to create major business districts located
along major thoroughfares which service large segments of the community. Unlike the CI-1 zone,
CC-2 is a public-oriented zone designed for high-traffic sales-oriented retail.
The South District Plan shows the subject property as CI-1, though surrounded by General
Commercial. However, the Comprehensive Plan notes "minor redevelopment" of the commercial
areas surrounding Hwy 6 should occur to better serve the needs of current and emerging
residential neighborhoods to the south. Rezoning from CI-1 to CC-2, in Staff's opinion, would be
a minor redevelopment consistent with the Comprehensive Plan.
Adjacent properties to the north are CC-2, including a small retail strip mall. Properties to the east
and west are also zoned CC-2 including Hy-Vee. The CI-1 zone south of the subject property
consists of a mix of CI-1 uses such as a flooring showroom and shop and a small consignment
store. Future development in the area will include the expansion of Hy-Vee, directly across
Boyrum Street from the subject property.
Traffic implications: Zoning additional land in this area to CC-2 has potential to increase
traffic on Boyrum Street. Increased auto traffic can be accommodated as Boyrum is a
commercial collector street. Increased pedestrian traffic, though, is a concern as the subject
property does not have a sidewalk-a result of the original M-1 zoning.
Staff recommends that as a condition of rezoning the applicant provide a safe environment for
pedestrians by installing a sidewalk.
Rezoning implications: The CC-2 zone, due to its sales-oriented and public nature, regulates
outdoor storage and display. The current unscreened outdoor storage and display would be
non-conforming in a CC-2 zone. Outdoor storage and display are permitted in the CC-2 zone if
located behind a building or screened with landscaping.
Staff recommends that as a condition of rezoning the applicant abide by CC-2 site development
standards including outdoor storage and display regulations.
3
Summary: The area surrounding Big Ten Rentals has been and continues to transition from its
original light industrial classification to a commercial center in southern Iowa City. Granting the
rezoning continues this transition while remaining consistent with the Comprehensive Plan.
The move from CI-1 to CC-2 may potentially increase both vehicle and pedestrian traffic.
Boyrum Street can accommodate additional vehicle traffic, but cannot properly accommodate
additional pedestrians due to its lack of sidewalks.
Moreover, the move from CI-1 to CC-2 is a shift to a sales-oriented retail zone. This public-
oriented zone is regulated to be safe and aesthetically pleasing. Site development standards,
which include outdoor storage and display regulations, should be followed to create an
attractive retail environment.
In light of these concerns, Staff recommends as a condition of rezoning that the applicant install
a sidewalk and adhere to outdoor storage and display regulations.
STAFF RECOMMENDATION:
Staff recommends that REZ06-00005, a rezoning of approximately 1.39 acres from Intensive
Commercial (CI-1) to Community Commercial (CC-2) located at 1820 Boyrum Street, be
approved subject to:
1. The applicant provide a sidewalk to accommodate increased pedestrian traffic
2. The applicant abide by CC-2 site development standards including outdoor storage and
display regulations
ATTACHMENTS:
1. Location Map
2. Letter from Applicant
,
Approved by:/:2:4 ~ <-
Robert Miklo, Senior Planner,
Department of Planning and Community Development
ppdadminlslfrepltemplate.doc
~
,.-
o
o
o
I
(0
o
N
W
a:
1$ >1n>10J>1
Co
~.
$
&
&
"'(
6
!2
,..
~
I-
U
U
CL
:2
>-
-.-J
o
~
tj
~
~
~
~
tj
lS ~n~A08
,..
o
.....:
C/)
E
::J
L..
>-
o
co
o
C\J
co
,.-
N
o
o
z
o
~
f--/
<
U
o
~
~
~
~
rJ)
'NA IERfRONI oR
T- .._...-,... ..-
_; j.:.~.:.:._-:::-_~__..:..:::-.::_-:1~-_..: .__::::r::-:_~-~ ~I::::::_=:.:::-:.-=-- --
WA lERFRONl DR
Application for Rezoning
Property Location: 1820 Boyrom Street, Iowa City, IA 52240
Brian DeCoster is planning to renovate the building located at 1820 Boyrum Street. As
part of this process he plans to build a space for a restaurant in the very Northern part of
the structure. Most of the area surrounding the property jg classified as CC-2 and several
restaurants operate within 300 feet of the property, including Yen Ching and HyVee.
2
:::-....(J
>-j
,
C)-<
-1(;
~-< r--
rn
(~1:J]
-" -<-
<:/,
~
~ '
~
~
o
.p-
/"-.:J
=
C;:;."
0--..
:Jr.
;r....
-<
N
CJ1
-.:.J
r-
(TI
' .
.---,
\....-1