HomeMy WebLinkAbout03-20-2008 Planning and Zoning Commission
PLANNING AND ZONING COMMISSION
Thursday, March 20, 2007 -7:30 PM
Formal Meeting
Iowa City City Hall
Emma Harvat Hall
410 E. Washington Street
AGENDA:
A. Call to Order
B. Election of Officers
C. Public Discussion of Any Item Not on the Agenda
D. Rezoning Item:
REZ08-00002: Discussion of an application submitted by ITC Midwest LLC for a rezoning
from Community Commercial (CC-2) zone to Intensive Commercial (CI-1) zone for
approximately 17.97 acres of property located south of Ruppert Road.
(45-day limitation period: April 14, 2008)
E. Other:
F. Adjournment
Informal
Formal
June 2
June 5
STAFF REPORT
To: Planning and Zoning Commission
Prepared by: Adam Ralston, Planning Intern
Item: REZ08-00002 Ruppert Road
Aviation Park lots 2, 3, and 4
Date: March 20,2008
GENERAL INFORMATION:
Applicant:
ITC Midwest LLC
1 0885 Textile Rd
Belleville, MI 48111
Contact Persons:
Randy Miller / Peggy Slaughter
327 2nd St., Ste. 201
Coralville, IA 52241
Phone:
(319) 887-6510
Property Owner:
City of Iowa City
Requested Action:
Rezoning from CC-2 to CI-1
Purpose:
To allow Intensive Commercial use.
Location:
Ruppert Road area, south of Highway 1,
north of the Iowa City Municipal Airport.
Property Size:
Approximately 17.97 acres
Existing Land Use and Zoning:
Undeveloped; CC-2
Surrounding Land Use and Zoning:
North: Commercial; CC-2 and CI-1
South: Public Airport; P
East: Commercial; CI-1 and P
West: Undeveloped; CC-2
Comprehensive Plan:
The Comprehensive Plan identifies this
property as appropriate for either general or
intensive commercial.
File date:
February 29,2008
45-day limitation period:
April 14, 2008
BACKGROUND INFORMATION:
Aviation Commerce Park was subdivided in 2000. At that time, the area was zoned P/CI-1,
Public/Intensive Commercial. The property was zoned Intensive Commercial because it was
2
thought that the area would attract airport-related service and storage businesses due to its
proximity to the Iowa City Municipal Airport.
In 2005, Wal-Mart had an interest in purchasing a large tract of land within Aviation Commerce
Park. At that time, the entire subdivision was rezoned to CC-2, Community Commercial, to allow
Wal-Mart to proceed with its plans. To do this, the Comprehensive Plan was amended to change
the designation on the land use map in the South Central District Plan from Intensive Commercial
to Community Commercial. Also, the text of the plan was changed to refer to the more general
term "commercial" rather than the more specific Intensive Commercial or Community Commercial.
Although the rezoning was approved, the sale of land to Wal-Mart did not take place.
In 2007, approximately 12 acres of land in the eastern part of Aviation Commerce Park was
rezoned from CC-2 to CI-1. The application for this rezoning resulted from offers made for the
purchase of land for uses that would require a CI-1 zone. This rezoning was approved and
resulted in lots 1, 5, 6, and 7 being rezoned back to CI-1. At the time of the rezoning, an
additional amendment was made to the South Central District Plan. The language of this
amendment said that retail uses could be possible in Aviation Commerce Park North, but would
only be appropriate if visibility and access to the site were improved. Without such improvements,
the amendment says that commercial uses not requiring high visibility would be appropriate.
Currently, the applicant has made an offer to purchase lots 2, 3, and 4 and outlots 2A, 3A, and
4A, totaling more than half the remaining property for sale in the park. The offer is contingent on
the land being rezoned from CC-2 to CI-1 as the intended use would require CI-1 zoning.
The applicant has indicated an intention to use the "Good Neighbor Policy."
ANALYSIS:
Land Use and Zoning
This property is currently zoned CC-2, Community Commercial. This zone is primarily intended
for retail goods and service operations that require high visibility. As the Aviation Commerce Park
North is currently designed, visibility is lower than what would be desirable for most businesses
that would be appropriate for a CC-2 zone. A major destination-oriented retail business would be
able to pull in traffic without high visibility; however, there is no such interest being shown in using
this property for such a purpose. It is unlikely that smaller retail businesses would find this
location desirable.
The CI-1, Intensive Commercial, zone allows for businesses that do not rely on high visibility to be
successful. These businesses include uses characterized by outdoor storage and display of
merchandise, or sales and repair of large equipment.
Comprehensive Plan and Compatibility with Neighborhood
The South Central District Plan originally showed this property as being appropriate for Intensive
Commercial development when it was adopted in 2000. As previously noted, amendments were
made to the plan in 2005 by way of language allowing for general commercial development as
well as changing the land use map to show Community Commercial development as appropriate
S:IPCDlStaff ReportsIREZOa-00002 Ruppert RdIREZOa-00002 Ruppert Rd.doc
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for this property. However, in 2007, the plan language and land use map were again updated to
show that either Community Commercial or Intensive Commercial uses could be appropriate.
Due to the 2007 plan amendments that allow for either Community Commercial or Intensive
Commercial use on this property, no further amendment would be necessary should this property
be rezoned from CC-2 to CI-1.
The uses surrounding this property are all commercial in nature. Part of Aviation Commerce Park
North was rezoned from CC-2 to CI-1 in 2007. To the north, lots 8-17 are zoned CC-2. These
lots are owned by the City and remain undeveloped. Further north, existing developed land is
zoned CI-1. It appears that a CI-1 zone for this property would be compatible.
Given the character of the area and the intended use by the applicant, if this rezoning from CC-2
to CI-1 were to be approved, staff would recommend rezoning the remainder of the lots in Aviation
Commerce Park North to CI-1. This would further enhance compatibility of uses within the area.
Environmentally Sensitive Areas
Portions of this property lie within a floodplain and include hydric soils. This condition must be
addressed with any site plans for development of the property.
STAFF RECOMMENDATION:
Staff recommends item REl08-00002, a request for a rezoning of approximately 17.97 acres of
land located on Ruppert Road west of Riverside Drive from CC-2, Community Commercial to CI-
1, Intensive Commercial, be approved.
ATTACHMENTS:
1. Location map
Approved by: ~ '
Robert Iklo, Senior Planner
Department of Planning and Community Development
S:\PCDlStaff Reports\REl08-00002 Ruppert Rd\REl08-00002 Ruppert Rd.doc
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