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HomeMy WebLinkAbout06-21-2007 Planning and Zoning Commission PLANNING AND ZONING COMMISSION Monday, June 18,2007 - 5:15 PM Informal Meeting Iowa City City Hall Lobby Conference Room 410 E. Washington Street Thursday, June 21, 2007 - 7:30 PM Formal Meeting 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. Annexation/Rezoning Item: ANN07-00002/REZ07-00010 Discussion of an application submitted by St. Patrick's Church of Iowa City for an annexation and rezoning from County Residential (R) zone to Low Density Single-Family (RS5) zone for approximately 14 acres of property located at 4740 Lower West Branch Road SE. (45-day limitation period: July 13, 2007) D. Consideration of the June 7, 2007 Meeting Minutes E. Adjournment Informal Formal STAFF REPORT To: Planning & Zoning Commission Prepared by: Karen Howard Item: ANN07-00002/ REZ07-00010 Date: June 21,2007 GENERAL INFORMATION: Applicant: St. Patrick Church of Iowa City 421 S. Linn St. Iowa City, IA 52240 (319)337-2856 Contact Person: Fred Schieber 3341 Chatham PI Iowa City, IA 52240 (319)337-4057 Phone: Requested Action: Annexation and Rezoning Purpose: To allow the property to be incorporated into the City of Iowa City for future development Location: Along Lower West Branch Road north of Windsor Ridge, Part 20B Size: Approximately 14 acres Existing Land Use and Zoning: Farmland and rural residential - County R Surrounding Land Use and Zoning: North: Farmland and rural residential - County-R South: Mixed Residential - OPD-8 East: Farmland and rural residential - County R West: Farmland and Rural residential- County R Comprehensive Plan: Northeast District - single family, with townhouses and institutional uses surrounding a public square File Date: May 29,2007 45 Day Limitation Period: No limitation with annexation BACKGROUND INFORMATION: The applicant, St. Patrick Church of Iowa City, is in the process of purchasing land from Rellim Farms, LLC, with the intention of building a new church and associated facilities. This approximately 14-acre property is currently in the Scott Township, Johnson County and is being used as farmland. The church has requested that the land be annexed into Iowa City and zoned Low Density Single Family Residential (RS-5). 2 The property the church is purchasing abuts Lower West Branch Road, but surrounds property that Rellim Farms, LLC is dedicating to the City of Iowa City for the reconstruction of the road and the northern half of the public square that is planned just north of Windsor Ridge, Part 20B. This square and the street that surrounds this square are currently being constructed as a part of the ongoing reconstruction of Lower West Branch Road. Both the public square parcel and the parcel being purchased by the church will need to be annexed at the same time, to prevent creation of an island of unincorporated land within the city. In addition, since Rellim Farms, LLC is selling only a portion of their property to the church and dedicating another parcel to the City, a County subdivision may also be required. ANAL YSIS: Annexation The Comprehensive Plan has established a growth policy to guide the decisions regarding annexations. The annexation policy states that annexations are to occur primarily through voluntary petitions filed by the property owners. Further, voluntary annexation requests are to be reviewed under the following three criteria. 1. The area under consideration falls within the adopted long-range planning boundary. The area proposed for annexation falls within the adopted long-range planning boundary for Iowa City and abuts property already within City limits. 2. Development in the area proposed for annexation will fulfill an identified need without imposing an undue burden on the City. The applicant has identified a need in the community for a new church. The applicant's previous church building was severely damaged in the April 2006 tornado. The church desires a larger property for development of a new church and finds this property suitable for their needs. The City is currently reconstructing Lower West Branch Road, which will provide collector street access to the property, City sewer and water service is available for extension to this property, so annexation will not place an undue burden on the City to provide services and appropriate infrastructure. 3. Control of the development is in the City's best interest. The property is within the Long-Range Planning boundary. Iowa City properties abut this property to the south. As more land is being developed for residential and neighborhood institutional uses, control of development of this property is in the City's best interest. Annexation will allow the proposed institutional use to be integrated into future residential neighborhoods planned for this area in a manner that will ensure efficient provision of public services and adequate traffic circulation. The Comprehensive Plan states that voluntary annexation requests should be viewed positively when the above conditions exist. In staff's view, these conditions have been met for this voluntary annexation request. ppdadminlstfreplann07 -00OO2+rez07 -00010. st.pat's. doc 3 Rezoning Compliance with the Comprehensive Plan The property is in Scott Township and is currently zoned County Residential- R. The property proposed for annexation encompasses an area intended for low to high density single family residential development. The City's Northeast District Plan calls for a grid-like street pattern that would provide traffic circulation for surrounding residential neighborhoods and provide for efficient delivery of public services. In addition, a public square is in the process of being constructed by the City along this segment of Lower West Branch Road. This public square is intended to be the focal point with streets radiating from it to connect to the new neighborhoods in this part of the city. The Northeast District Plan illustrates townhouse and institutional uses on properties that abut the public square and lower density single family development in areas north of the proposed square. Development in adjacent subdivisions to the south are a mix of single family (both attached and detached) and low density multi-family with the higher density properties located near and surrounding the proposed public square along Lower West Branch Road. The concept for the public square originally came from citizens who participated in the Northeast District Planning Process. They indicated a desire to have new neighborhoods in the Northeast District organized around focal points rather than being a collection of unrelated subdivisions. The development of Windsor Ridge Parts 17-20 included the south half of the square with Brentwood Drive, Broadmoor Lane and York Place leading form it into the adjacent neighborhoods. As part of the reconstruction of Lower West Branch Road, the north half of the square will be built by the City. The applicant has requested Low Density Single Family Residential (RS-5) zoning. In addition to single-family dwellings, the RS-5 Zone allows religious/private group assembly uses as a special exception, which acknowledges that churches are a desirable and anticipated part of many neighborhoods, provided that they are developed in a manner that is in concert with the City's comprehensive plan, compatible with surrounding residential neighborhoods, and does not impede future development of residential uses in the area. Review and approval by the Iowa City Board of Adjustment will be required prior to development. While an institutional use of this size was not contemplated in this location when the vision for Northeast District Plan was adopted, the City acknowledges that there is a trend toward larger campus-like sites when new churches are constructed. If the new church is located in a manner that addresses the public square, it will be a prominent feature to anchor and provide identity to this important public space. The church is in the early stages of site planning. City staff will work with the church to come up with an acceptable plan for integrating the church site into future plans for residential neighborhoods that will help to achieve the vision of the Northeast District Plan. Streets and traffic circulation: Lower West Branch Road, a collector street, abuts the property on the south. As noted above, the NE District Plan illustrates a grid-like street pattern with a public square as a neighborhood focal point along this section of Lower West Branch Road. The concept plan in the district plan illustrates that an institutional use is an appropriate use adjacent to the public square. However, the plan does not anticipate that an institutional use would encompass a 14-acre parcel that surrounds three sides of the square and extends nearly a quarter mile to the north. If not designed carefully, such a large institutional use may prevent development of an adequate neighborhood street network in this area, which may lead to inefficiencies in provision of public and emergency services and neighborhood traffic circulation. This is particularly problematic with regard to the proposed public square. Easy and attractive public access is necessary in establishing this public space as a focal point for the surrounding neighborhoods. City staff is working with the church to determine an acceptable street pattern that will meet the needs of the church and also ensure public access to the square and provide efficient traffic circulation for future neighborhoods that surround the church. To that end, the City has hired a land planning consultant to generate ideas for an alternative to the concept shown in ppdadminlstfreplann07 -o0002+rez07 -0001 0.51. pat's. doc 4 the Northeast District Plan with that goal of incorporating the church property into a revised street network that retains the square as a focal point. The only street access to the church property will be from Lower West Branch Road and the square. Initially this may be sufficient but as the church expands their facilities, additional street access may be necessary to disperse traffic. The Board of Adjustment will consider vehicular access to the property as part of the special exception review. Infrastructure The City is extending water mains along Lower West Branch Road as part of the street reconstruction project so water service will be available for extension to the church property. The water main extension fee of $395 per acre will be required at the time of site plan or subdivision approval. The sanitary sewer line that will serve this property is located at the intersection of Red Hill Lane and Lower West Branch Road. The applicant will need to extend the line to their property. Storm water management will be required to be addressed at the time of subdivision (if required) or site plan approval. Environmentallv Sensitive Areas: The sensitive areas map indicates that the property may contain areas with hydric soils. Prior to any development activity occurring on the site any regulated sensitive areas and associated buffers on the property are required to be delineated. Summary: The City acknowledges that adherence to the street concept plan illustrated in the Northeast District Plan will not be possible if a large 14 acre institutional campus is to be located here. Staff has engaged a land planner to prepare an alternative plan with the goal of accommodating the church location without loosing one of the most important principles of the Northeast District Plan - the development of the public square as the focal point for the surrounding neighborhoods. Given that the church is in the early stages of their site planning process and is not able to commit to a site plan, it would be appropriate for the rezoning to be conditioned upon requirements that the eventual development of the property be designed to fit into a general plan for the overall neighborhood. It is the Commission's policy to hold two public meetings on major annexation and rezoning applications, therefore this application should be deferred to the July 5th meeting. In the intervening time we plan to complete an alternative street network concept plan for this portion of the Northeast District and identify appropriate conditions to assure that development of the church site also provides for good street design and circulation for the adjacent future residential neighborhoods. STAFF RECOMMENDATION: Staff recommends that ANN07-00002 and REZ07-00010, an annexation to the City of Iowa City and rezoning of approximately 14 acres of land from County Residential - R to Low-Density Single- Family Residential - RS-5, located on Lower West Branch Road, be deferred pending resolution of issues regarding subdivision of the subject property and provision of street connections and site design that will be compatible with the Northeast District Plan. ppdadminlstfraplann07 -00002+raz07 -00010.51. pat's. doc 5 ATTACHMENTS: 1. Location Map 2. NE District Plan - concept map Approved by: ~~~ Robert Miklo, Senior Planner, Department of Planning and Community Development ppdadminlstfreplann07 -00002+rez07 -00010. st. pat's. doc ~ ~ t3 ~ ~ ~ ~ t3 J II 3N' UV'l en a: I C - LO C c- O .~5. ii'fi6~E _ --Q- Q.l .....Nli~66~6VO~ilO; -...... '... -', '1 .I j h--"'T~"'"'''r':,,~w'''T''' ex:> C C- O LO C C- O ,... o u .I ' " \~., .J :::I... ~\J\\i 11"""", t.~si\l W\'Bt " \ \~~. ,~ .,w,..rw"':~~~~~~~'~\l?:: I ~ I ' f"',~,~ -:: f., /-;~:~:%~''''~~~lN;,/~~~:~ ':" /i -".-r i n i il~~ o ,.- o o o I ....... o N W a: --- C\l o o o o I ....... o Z Z <( w if) 'D res o a: ..c () c res ~ OJ -t-J C/) Q) S ~ Q) ~ o ~ o .q ....... .q . . Z o ~ ~ U o ~ ~ ~ ~ rJ) o ~ 8 ~ o N w a: '""'- C\I 8 8 , ....... o Z Z <C ~ ~ ~ ~ ~ ~ ~ w CIJ "C 8 a: .r::. o c e m -tJ ~ ~ ~ .9 o v ....... 'll:t z o ~ 5 o ~ f;;t1 t: 00 Preliminary MINUTES PLANNING AND ZONING COMMISSION JUNE 7,2007 - 7:30 P.M. EMMA J. HARVAT HALL - CITY HALL MEMBERS PRESENT: Dean Shannon, Terry Smith, Beth Koppes, Ann Freerks, Bob Brooks, Charlie Eastham MEMBER RECUSED: Wally Plahutnik STAFF PRESENT: Bob Miklo, Adam Ralston, Sara Greenwood OTHERS PRESENT: Jeff Clark RECOMMENDATIONS TO COUNCIL (become effective only after separate Council action): Recommended approval, by a vote of 6-0 (Plahutnik absent) REZ07-00009. a rezoning of approximately 2.35-acres of property located at 802 S. Clinton Street from Intensive Commercial (CI-1) to Neighborhood Public (P-1). Recommended approval, by a vote of 6-0 (Plahutnik absent) VAC07-00003, a vacation of a portion of right-of-way located on the north side of Court Street west of Clinton Street, subject to the retention of any necessary utility easements. CALL TO ORDER: Freerks called the meeting to order at 7:28 pm. Public Discussion of Any Item Not on the Aqenda No discussion. Rezoninq Item REZ07-00009, discussion of an application submitted by Johnson County for a rezoning from Intensive Commercial (CI-1) zone to Neighborhood Public (P-1) zone for approximately 2.35-acres of property located at 802 S. Clinton Street. (45-day limitation period: 6/24/07) Ralston said Johnson County had recently purchased this piece of property. Formerly it been the site of Hawkeye Lumber Company and several smaller companies. The County had indicated their intent to use the property for an expansion of the Johnson County Administrative Services building. The City had recently vacated the alley in the center of the block to facilitate redevelopment of the block. Neighborhood Public (P-1) zoning had requirements regarding parking, landscaping, screening which the County would be required to meet. Ralston said Staff recommended approval of the rezoning request to allow the property to be brought in line with the City's zoning code. Public discussion was opened. No public discussion. Public discussion was closed. Motion: Eastham made a motion to approve REZ07 -00009. a rezoning of approximately 2.35-acres of property located at 802 S. Clinton Street from Intensive Commercial (CI-1) to Neighborhood Public (P-1). Koppes seconded the motion. Planning and Zoning Commission June 7, 2007 Page 2 Eastham requested Staff to include a listing of CI-1 zoned properties when this item was forwarded to City Council for consideration. Brooks asked Miklo to generally review Code landscaping and screening requirements for CI-1 zoned properties. Miklo said requirements included parking setback of 10-feet, low hedge between the street and parking area for any parking that is in front of the building, outdoor storage areas must be screened, tree planting requirements, light pole maximum height of 35-feet and must be downcast with a restricted foot candle at property line. Brooks asked if any service yard use was anticipated for this property. Miklo said the Zoning Code could not regulate the use as long as it was a public county use. It was the Staff's understanding that the County intended to use the land for an office campus including County Human Services offices which were currently located in the area in rental properties. The County also had an agreement to trade property on Melrose Avenue with the Army National Guard to facilitate the expansion. A site plan would be reviewed by the City. In the new Zoning Code, public agencies which were on the same level or below the City in the hierarchy were regulated. Agencies which were above, Le., State and Federal, constitutionally could not be regulated by the City. The motion passed on a vote of 6-0 (Plahutnik absent) Vacation Item VAC07-00003, discussion of an application submitted by Jeff Clark to vacate a portion of Court Street right-of-way west of Clinton Street. Miklo said the historic home/office building that had previously been located on this site had been removed because of the tornado damage to it. The strip of right-of-way along Court Street was not of consistent width. The City and the applicant would each vacate a portion of the right-of-way in an exchange which would then make the right-of-way along Court Street consistent. It would make it easier for the property owner to develop his property in terms of set-back standards and it would be beneficial to the City to have a consistent right-of-way. The exchange would be nearly even so Staff did not think that there would be any issue with the determination of fair market value for the land being exchanged; fair market value would be decided at City Council level. When vacating a right-of-way, Staff considered four criteria: · Removal of the right-of-way would not impede pedestrian or vehicle access and circulation. · No impact to the circulation ability of emergency vehicle or utility vehicle or circulation. . No impact to adjacent private properties. · Not necessary for access or circulation. Utilities in the area: Mid American Energy had notified Staff that they did have some utility lines in the right-of-way area so there would need to be an easement retained or the applicant would need to move those utilities. After consideration of the four criteria, Staff recommended the vacation subject to retention of any necessary utility easements. Public discussion was opened. Jeff Clark, applicant, said he was present to answer any questions. Public discussion was closed. Smith indicated that he was an employee of Mid-American Energy. Greenwood said there would be no conflict of interest. Planning and Zoning Commission June 7, 2007 Page 3 Motion: Koppes made a motion to approve V AC07 -00003, a vacation of a portion of Court Street right- of-way west of Clinton Street subject to retention of any necessary utility easements. Brookes seconded The motion passed on a vote of 6-0 (Plahutnik absent). Other Items Adam Ralston, U of I Urban and Regional Planning student and summer intern was introduced. Karin Franklin, Director of the Planning Department, will retire effective 7-1-07. Jeff Davidson will assume the Directorship; Miklo intended to invite Davidson to a Commission meeting in the near future to provide the Commissioners the opportunity to meet him. Consideration of the May 17, 2007 meetinQ minutes Motion: Smith made a motion to approve the minutes as typed and corrected. Brooks seconded. Motion approved by a vote of 6-0. (Plahutnik absent) Adiournment Motion by Smith to adjourn. Eastham seconded. Motion approved by a vote of 6-0. (Plahutnik absent) The meeting was adjourned at 7:46 p.m. Minutes submitted by Candy Barnhill.