HomeMy WebLinkAbout08-05-2010 Planning and Zoning Commission
PLANNING AND ZONING COMMISSION
Monday, August 2,2010 - 6:00 PM
Informal Meeting
Iowa City City Hall
Lobby Conference Room
410 E. Washington Street
Thursday, August 5, 2010 - 7:00 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. Development Items:
1. SUB1 0-00007 / SUB1 0-00008: An application submitted by Billion Auto for a preliminary and final plat
of D&D Billion Addition, a 2-lot, 18.49-acre commercial subdivision located west of Mormon Trek Blvd,
south of Highway 1 adjacent to City View Drive. (45 day limitation period: August 27,2010)
2. REZ1 0-00007/SUB1 0-00004: Discussion of an application submitted by the City of Iowa City for a
preliminary plat and a rezoning from General Industrial (ID-11) zone and General Industrial Interim
Development (l1/ID-I) zone to Planned Development Overlay General Industrial (OPD-11) zone for the
Iowa City Industrial Campus, an 8-lot, 173 acre industrial subdivision located on 420th Street, west of
Taft Avenue.
D. Code Amendment Items:
1. Discussion of amendments to Title 14: Zoning Code, Article J. Floodplain Management Standards to
regulate the 100 and 500 year floodplain and associated changes located in 14-9F Definitions, 14-4B-
2 Variances and 14-8B-5 Administrative Approval Procedures (Floodplain Development Permit).
2. Discussion of amendments to the Zoning Code, Section 14-3B-1 Historic District Overlay Zone;
Section 14-8E-2, Historic Review; Section 14-8E-3, Certificate of Economic Hardship; and Section 14-
28-6, Multifamily Site Development Standards to correspond with amendments to the Historic
Preservation Handbook that are intended to streamline and clarify the review process.
E. Consideration of Meeting Minutes: June 14 and June 17, 2010
F. Other:
Election of Officers
G. Adjournment
Upcoming Planning & Zoning Commission Meetings
Informal
Formal
October 4
October 7
STAFF REPORT
To: Planning & Zoning Commission
Prepared by: Christina Kuecker
Item: SUB10-00007 & SUB10-00008
D and D Billion Addition
Date: August 5, 2010
GENERAL INFORMATION:
Applicant:
Billion Auto
3401 West 41st Street
Sioux Falls, SD 57106
Contact Person:
MMS Consultants, Inc.
Phone:
319-351-8282
Requested Action:
Preliminary and Final Plat
Purpose:
To re-subdivide the property into two lots
Location:
Mormon Trek Boulevard and City View
Drive
Size:
18.49 acres
Existing Land Use and Zoning:
Car dealership (CI-1), Undeveloped (CI-1)
Surrounding Land Use and Zoning:
North: Commercial and Airport - CI1
and P1
South: Residential and Undeveloped -
County Ag Rural Residential (R)
East: Office and undeveloped - C01
and CI1
West: Highway 218
Comprehensive Plan:
Intensive Commercial (CI1) or Highway
Commercial (CH1)
File Date:
July 13, 2010
45 Day Limitation Period:
August 27, 2010 (preliminary plat)
September 11, 2010 (final plat)
60 Day Limitation Period:
BACKGROUND INFORMATION:
The property was annexed into Iowa City in 2003 to support the City's goal of enabling future
development of new areas for commercial use adjacent to the airport along the Mormon Trek
Boulevard extension. At that time, the property was zoned Highway Commercial (CH1) to
permit development of service uses relating to expressways or other major arterial
thoroughfares including food, lodging, motor vehicle service and fuel. An application to rezone
this property to Intensive Commercial (CI-1) was recently approved by City Council.
2
JJR Davis Addition, an 8-lot Highway Commercial subdivision that includes City View Drive was
approved in February 2004. Lot 1, an 8.08 acre parcel, is already developed as Billion Honda.
Lots 2-8 are undeveloped and vary in size from 0.82 to 1.61 acres.
The applicant is requesting preliminary and final plat approval for a re-subdivision of this
property to create two lots. Lot 1 includes the existing Honda dealership and the area north of
City View Drive and Outlot B. Lot 2 is south of City View Drive, with frontage along Mormon
Trek Boulevard. The applicant intends to have the City vacate City View Drive and use the
north and south access points as common access easement for the Lots 1 and 2. The vacation
of City View Drive and the previous plat will need to be reviewed and approved by City Council
prior to the approval of the proposed preliminary and final plat.
ANAL YSIS:
Zoning: This area was recently rezoned to CI-1 (Intensive Commercial). The applicant is
proposing two lots, one of which is proposed for automotive sales and repair use. Lot 2 has no
proposed use.
The Comprehensive Plan identifies the subject property and other properties in the vicinity of
Highway 1 and Highway 218 as suitable for large lot commercial uses with extensive outdoor
storage needs. However because this area serves as an entranceway to the city, the
Comprehensive Plan stresses the importance of aesthetics as these intensive commercial
properties develop and redevelop.
The recent rezoning included a Conditional Zoning Agreement (CZA) that addressed
landscaping, screening, and building and site design (including the location of loading docks,
garbage dumpsters, outdoors storage areas and other service areas or equipment) as a
condition of approval of rezoning and plat approval. The applicant will need to demonstrate
compliance with the CZA at the time of site plan review.
The design of the preliminary and final plat generally conforms to the zoning and subdivision
regulations.
Sensitive Areas and Storm Water Management: A Wetland Mitigation Plan and
Compensatory Mitigation Plan were required prior to the first subdivision of the subject property.
The plans were approved by the US Army Corp of Engineers and the proposed wetland buffer
averaging and reductions are seen in the Final Plat of JJR Davis Addition. Storm water
management is provided within the Wetland Mitigation area in Outlot B. The applicant will need
to verify the storm facilities are adequate for the new plat design. The Public Works
Department is currently reviewing the storm water calculations
Access: Lots 1 and 2 have direct access to Mormon Trek Boulevard via the existing access
points on City View Drive and the existing driveway to the Honda dealership. The applicant is
proposing to remove City View Drive while retaining these access points. The existing curb cut
openings for City View Drive are larger than the permitted curb cut width. It is possible for wider
curb cuts to be installed, but it must be approved by the City Engineer.
A common access easement is provided on Lot 2 to provide shared drive access to Lot 1 and
Lot 2.
Utilities: The existing utilities and easements along City View Drive are being removed and
vacated. Private easements for utilities will be provided within the lots.
3
Fees: The water main extension fee has been paid for Lot 1 of JJR Davis Subdivision (Honda
dealership). The fee of $395 per acre will need to be paid for the remainder of the subdivision.
STAFF RECOMMENDATION:
Staff recommends approval of SUB10-00007 and SUB10-00008, the preliminary and final plat of
D and D Billion Addition, an 18.49-acre 2-lot commercial subdivision located west of Mormon Trek
Boulevard south of Highway 1, subject to the vacation and conveyance of City View Drive and
approval of the legal papers prior to City Council consideration.
A IT ACHMENTS:
1. Location Map
2. Preliminary Plat
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Robert Miklo, se~~~ .
Department of Planning and Community Development
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Final Plat
D & D BilliON ADDITION
....HID .... MIl
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A Resubdivision of Auditor's Parcel
2010038 and Lot 1 of JJR Davis Addition
Iowa City, Iowa
PLAT PREPARE.C BY: OWN!R1SUBOIVlOER'
MMS CONSULTANTS INC. OEAI.ER PROPERTIES IC, LLC
11117 B GllBERTST ;M)1 WEST 'U&T STREET
lOWACITY,IA5n40 SIOUXFAlLS,S057108
SUBOIV1DER'S ATTORNEY
THOMAS H GELW.N
321 E. MAAKET STREET
IOWA CITY, IA 5a245
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1. LOT 1 NG LOT 2 ~ HA'II: A OOUWClt ACCESS P'l>>fT
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PLAT/pLAII APPROVED
by lb.
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6/10/2010 3: -is: -iJ PM eOl
To: Planning & Zoning Commission
Item: REZ1 0-00007 /SUB1 0-0004
GENERAL INFORMATION:
Applicant:
Contact Person:
Requested Action:
Purpose:
Location:
Size:
Existing Land Use and Zoning:
Surrounding Land Use and Zoning:
Comprehensive Plan:
File Date:
45 Day Limitation Period:
STAFF REPORT
Prepared by: Karen Howard
Date: August 5, 2010
City of Iowa City
410 E. Washington Street
Iowa City, IA 52240
Contact: Dan Scott
Phone: 319.356.5144
Email: daniel-scott@iowa-city.org
Scott Sovers, Foth-IE
4211 Glass Road NE, Suite B
Cedar Rapids, IA 52402
Phone: 319.365.9565
Email: ssovers@foth.com
Rezoning- Sensitive Areas Development(OPD-11)
& Preliminary Plat
Development of the Iowa City Industrial Campus
420th Street, west of Taft Avenue
173 acres
General Industrial (1-1), Interim Development-
Industrial (lD-1)
North:
South:
East:
Plant-Related Agriculture- County R
Plant-Related Agriculture- County R
Plant-Related Agriculture and Industrial
Uses- County R and County Heavy
Industrial (MH)
Commercial, Industrial, and Plant-Related
Agriculture - County Highway
Commercial (CH), General Industrial- (1-
1), County R
West:
Southeast District- Industrial Development
March 22, 2010
City-owned property - not applicable
2
SPECIAL INFORMATION:
Public Utilities:
City water and sanitary sewer will be extended to
serve the proposed Industrial Campus.
Public Services:
The City will provide Police and fire protection and
refuse/recycling collection services. The property is
not currently served by public transit.
BACKGROUND INFORMATION:
In 2008, the City of Iowa City purchased approximately 173 acres of land east of Scott-Six
Industrial Park along 420th Street SE with the intention of making it available for industrial
development. The property was annexed and zoned 10-1 in December 2008. In early 2009,
the City rezoned a 100 acre portion located south of the Iowa Interstate Railroad to General
Industrial (1-1). Approximately 78 acres located north of the railroad remain zoned Interim
Development- Industrial (10-1).
The City submitted an application for Preliminary Plat and Planned Development Rezoning for
the subject property. A planned development rezoning is required because the City is
proposing to enhance existing wetlands and construct new wetlands in compensation for
allowing future industrial development to encroach into areas where jurisdictional wetlands
are currently located.
In anticipation of development in the area, the City is proceeding with plans to reconstruct
420th Street and extend water and sewer service to the area. Water service will be extended
when the City improves 420th Street to city standards and sewer service will be available by
extending a branch from the Scott Boulevard Trunk Sewer to this area. Construction of
these infrastructure improvements will begin later this year.
The City hired a consultant to design an industrial subdivision for this land in order to
maximize access to the rail line and arterial street network. The consultant has provided a
preliminary plat for the subject property that addresses the area's sensitive features, future
road construction, and rail access.
ANALYSIS:
Current Zoning:
The purpose of the 10-1 zone north of the railroad is to provide for areas of managed growth
in which agricultural and other non-urban uses of land may continue until such time as the
infrastructure is in place so the land can be developed for industrial uses. The purpose of 1-1
zone south of the railroad is to provide the opportunity for development of most types of
industrial firms.
Proposed Zoning:
Due to the presence of jurisdictional wetlands, hydric soils, and a blue line stream, a
sensitive areas development plan is required before platting and development of the property
can proceed. Because the preliminary plat proposes the disturbance of a wetland and an
associated buffer, a Level II Sensitive Areas Review is required. The Level II Sensitive Areas
review necessitates a Planned Development Overlay Rezoning, which will establish a plan for
the preservation, enhancement and mitigation of sensitive features on the property.
3
Compliance with the Comprehensive Plan:
The current 1-1 zone is in compliance with the Comprehensive Plan and is compatible with
surrounding land uses. The property is contiguous with existing industrial land and
located next to a rail line and major truck routes to Interstate 80 and Highway 6 making it
ideally suited for industrial development. The proposed industrial park is also supported by
the Comprehensive Plan's economic well-being goals and strategies that encourage
diversification of the industrial tax base. The proposed Planned Development Overlay
Zone is applicable to any land use that proposes the disturbance of a wetland. The OPD
rezoning will allow the subject property to be developed for industrial uses while providing
for preservation, enhancement, and/or mitigation of the sensitive environmental features
on the property, as anticipated by the Comprehensive Plan's environmental protection
goals and strategies.
The area north of the railroad tracks is currently zoned 10-1. The proposed subdivision
design shows a new road (Compass Drive) being extended north from 420th Street across
the railroad tracks to provide access to the portion of the property currently zoned Interim
Development. Access to water and sewer service is also anticipated. It is appropriate at
this time to change the underlying zone from Interim Development-I-1 to General Industrial
(1-1), since the basic infrastructure necessary for development will be provided.
Environmentally Sensitive Areas:
The 173-acre property contains a number of regulated sensitive features: 7.32 acres of
jurisdictional wetlands, a drainageway shown as a blue line on the USGS Quadrangle Maps,
and hydric soils have been delineated by a wetland specialist. These features are illustrated
on the sensitive areas development plan. A detailed delineation of these features has been
approved by the U.S. Army Corp of Engineers (hereinafter referred to as the Corp). It has
been determined by a wetland specialist and confirmed by the Corp that the blue line stream
shown on the USGS Quadrangle Maps does not have a bed and bank defined by the high
water mark and so is not regulated as a stream by the City or the Corp. The applicant is
proposing to enhance the existing wetlands and construct additional wetlands on what is
proposed as Outlot B on the preliminary plat in compensation for allowing disturbance of the
jurisdictional wetlands located on the other lots in the proposed subdivision.
According to the City's Sensitive Areas Ordinance, compensatory mitigation may be
permitted if the applicant demonstrates that avoiding and minimizing the impact on a
wetland is unreasonable. The City's consultant hired Earthview Environmental to conduct
the wetland delineation. As noted in the delineation report, the land is currently in
agricultural use under a corn/soybean crop rotation. The report states that the "wetlands
are intensively farmed and historically altered from decades of tillage. They are of poor
quality for wildlife habitat and native plant communities. No federal or state listed
threatened or endangered species or habitat was noted on site, and none are known to
exist within or directly adjacent to the project area." In a letter dated August 19, 2009,
the Corp approved the delineation report submitted by Earthview Environmental and
concurred with the determination of jurisdictional wetlands as illustrated on the Sensitive
Areas Development Plan. Because the jurisdictional wetlands extend in narrow fingers
across much of this flat property, it would be difficult to develop the property without
disturbing the wetlands. The City has hired Liz Maas from Transition Ecology to design a
wetland mitigation plan. The City proposes to enhance 1.44 acres of wetland on Outlot B
4
and create an additional 6.77 acres of higher quality wetland to replace 5.88 acres of low
quality farmed wetlands that will be disturbed by the future development of the property.
The City's sensitive areas ordinance requires a 1: 1 replacement ratio for low quality
wetlands. The proposed sensitive areas development and the association wetland
mitigation plan exceeds this replacement ratio and therefore complies with the ordinance.
The detailed mitigation plan will need to be reviewed and approved by the Corp prior to
approval of a final plat. The City will be responsible for constructing, monitoring, and
maintaining the wetlands on Outlot B. A draft wetland mitigation plan has been submitted
to the City, but needs some revision to match some changes made to the design of the
plat. Staff recommends deferral until these changes are made to the mitigation plan,
which we anticipate will be completed prior to your next scheduled meeting on August
19.
Traffic Implications:
The subject property is currently accessible from 420lh Street, which is an arterial street
being improved to handle additional industrial traffic. Industrial traffic will flow from this
arterial street to Highway 6 and Scott Boulevard, which are arterial streets that are
designed to handle this type of traffic and provide easy access to regional and interstate
routes.
Access and street design:
The preliminary plat submitted by the applicant anticipates the improvement of 420lh
Street and shows the construction of two new roads that will provide access to Outlot A
and Lots 1 through 7. The proposed local industrial street labeled Compass Drive is
located off-site on property owned by E & L Prybil. Through an easement agreement, the
Prybil's have agreed to dedicate the land to the City for a street contemporaneously with
the platting of this land according to the provisions of said agreement. A second local
industrial street, Bulrush Street, will be extended from 420lh Street along the east
boundary of the City's property to the south property line. This street will provide access
to lots 5 & 7. Both Compass Drive and Bulrush Street will be extended to the southern
boundary of the subject property in order to ensure connectivity with future roadways.
Since Outlot A is being reserved for future development, Compass Drive will be
constructed to a point just north of the rail line. The easement on the Prybil's property will
remain until such time as the City needs to extend Compass Drive to allow development
of Outlot A and/or other properties that are annexed into the City in the future.
The preliminary plat proposes a railroad spur extending south between lots 2 and 3. The
timing of the construction of this spur has not yet been determined. A 60-foot easement
will extend across 420lh Street and between lots 4, 5, 6, and 7. This will allow future
extension of the spur if needed.
Storm water management:
Storm sewers will be constructed within the ROW of the proposed streets and drainage
easements are shown on the preliminary plat to allow for future storm water basins to be
built at the time of development. At the time of development each lot will be required to
provide appropriately-sized storm water basins to handle run-off. The enhanced and created
wetlands in Outlot B will also provide natural stormwater filtering and drainage functions for
the area.
5
STAFF RECOMMENDATION:
Staff recommends approval of REZ 10-00007 /SUB 10-0004, an application submitted by the
City of Iowa City for a preliminary plat and rezoning from Interim Development General
Industrial (10-11) and General Industrial (11) to Planned Development Overlay - General
Industrial (OPD-11) zone for the Iowa City Industrial Campus, an 9-lot, 173-acre industrial
subdivision located on 420th Street, west of Taft Avenue, subject to receipt of a wetland
mitigation plan that corresponds with the submitted preliminary plat.
DEFICIENCIES:
Wetland mitigation plan that corresponds to the submitted preliminary plat.
ATTACHMENTS:
1. Location Map
:pp:::::i~:Areas Developmzus=~
Jeff Davidson, DirY
Department of Planning and Community Development
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IOWA CITY INDUSTRIAL CAMPUS
IOWA CITY, JOHNSON COUNTY, IOWA
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