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
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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.