HomeMy WebLinkAbout11-17-2011 Planning and Zoning CommissionPLANNING AND ZONING COMMISSION
Monday, November 14, 2011 - 5:15PM
Informal Meeting
Iowa City City Hall
Lobby Conference Room
410 E. Washington Street
AGENDA:
A. Call to Order
B. Roll Call
Thursday, November 17, 2011 - 7:00 PM
Formal Meeting
Iowa City City Hall
Emma J. Harvat Hall
410 E. Washington Street
C. Public Discussion of Any Item Not on the Agenda
D. Comprehensive Plan Items
1. Consider setting a public hearing for December 1, 2011 to amend the Comprehensive Plan to
change the land use designation from Office Commercial to High Density Multi - Family Residential for
property located at 821 E. Jefferson Street.
2. Public hearing to amend the Comprehensive Plan to change the land use designation from Private
Institutional to Low to Medium Density Multi - Family Stabilization for property located at 602 E.
Washington Street.
E. Rezoning Items
1. REZ11 -00017 / VAC11- 00002: Discussion of an application submitted by Hunter Properties for a
rezoning from Low Density Multi - Family (RM -12) zone to Neighborhood Stabilization Residential
(RSN -20) zone for approximately .79 acres of property located at 602 E. Washington Street and the
vacation of a portion of the alley right -of -way located east of Johnson Street, south of Ralston Creek.
(Applicant has requested deferral to December 1) (45 -Day Limitation Period: waived)
2. REZ11- 00018: Discussion of an application submitted by Prime Ventures Construction, Inc. for a
rezoning from Commercial Office (CO -1) zone to High Density Multi - Family Residential (RM -44)
zone for approximately .47 acres of property located at 821 E. Jefferson Street.
(45 -Day Limitation Period: waived)
3. REZ11- 00019: Discussion of an application submitted by Gregory and Lorie Ginneberge for a
rezoning from Low Density Single - Family Residential (RS -5) zone to Rural Residential (RR1) zone
for approximately 4.3 acres of property located at 1920 Prairie du Chien Road.
(45 -Day Limitation Period: December 8, 2011)
F. Development Item
SUB11- 00015: Discussion of an application submitted by Prime Ventures for a preliminary plat for
Mackinaw Village Part 4, a 16 -lot, 3.84 acre residential subdivision located at Mackinaw Drive and Foster
Road.
G. Consideration of Meeting Minutes: November 1 and November 3, 2011
H. Other
1. Adjournment
Upcoming Planning & Zoning Commission Meetings
Informal November 28 1 December 12 1 January 2 January 16
Formal December 1 1 December 15 1 January 5 1 January 19
cancelled due to
To: Planning & Zoning Commission
Item: REZ11 -00018 &
Comprehensive Plan Amendment
821 Jefferson Street
GENERAL INFORMATION:
Applicant:
STAFF REPORT
Prepared by: Karen Howard
Date: November 17, 2011
Prime Ventures Construction, Inc.
580 Madison Avenue, Suite #3
North Liberty, IA 52317
Owners: Jeffrey F. & Margaret A. Jones
740 Elliott Court
Iowa City, IA 52246
Contact Person:
Phone:
Gary Watts
(319) 665 -9200
Requested Action: Rezoning from Commercial Office (CO -1) to High
Density Multi - Family Residential (RM -44). A
comprehensive plan amendment will be necessary
for this rezoning change.
Purpose:
Location:
Size:
Existing Land Use and Zoning:
Surrounding Land Use and Zoning
To allow development of a new multi - family building
821 E. Jefferson Street
20,336 square feet
Medical Office / CO -1
North: Residential; RNS -12
South: Residential; RM -44 & RNS -20
East: Residential; RM -44 & RNS -12
West: Residential; RM -44 & RNS -20
Comprehensive Plan: Central District Plan shows the property as
Commercial Office. Immediately adjacent properties
in this block are shown as High Density Multi - Family
Residential with Single Family Residential
Stabilization across the street to the north and to the
east and Multi - Family Neighborhood Stabilization to
the south and west.
File Date: October 13, 2011
45 Day Limitation Period: November 27, 2011
K
BACKGROUND INFORMATION:
The property at 821 E. Jefferson contains a medical office building, which is currently vacant.
Medical offices were an allowed use in the R3A Zone, which was the zoning designation for this
property when the office building was first built in the late 1960's. When a new zoning structure
was adopted in Iowa City the early 1980's, medical offices were no longer included as an allowed
use in the multi - family zones, so a number of the properties that contained medical offices were
rezoned to Commercial Office to avoid creating nonconformities. This was the case for the
medical office at 821 Jefferson Street.
The applicant is requesting to rezone the property from Commercial Office to High Density Multi -
Family Residential (RM -44) and intends to take down the existing office building and construct a
15 -unit apartment building in its place. The property is located in the floodplain of Ralston Creek,
which is located just south of the property. Since the new building will be located within the
floodplain, underground parking is not possible in this location and the residential units must be
built at least one foot above the flood hazard level. Therefore, the applicant is proposing to use
the ground level floor of the building for parking and the apartments will be located on the 2 -1/2
floors above this parking level. To meet the parking requirement for the proposed number of
units, it will also be necessary for additional parking to be located on a surface parking lot located
to the rear of the building with access from the alley (see the attached draft site plan submitted by
the applicant).
The applicant chose to use the "Good Neighbor Policy" and held a neighborhood meeting on
October 27. They also intend to hold a second neighborhood meeting on November 15.
ANALYSIS:
Current and Proposed Zoning: The current zoning of the property is Commercial Office (CO -1).
The purpose of the Commercial Office zone as stated in the zoning ordinance "is to provide
specific areas where office functions, compatible businesses, apartments and certain public and
semi - public uses may be developed in accordance with the Comprehensive Plan. " Similar to
many of the City's commercial zones, the CO -1 Zone allows apartments above ground floor
commercial uses. The residential density allowed in the CO -1 Zone is similar to what is allowed in
the Low Density Multi - Family (RM -12) Zone (1 unit per 2,725 square feet of lot area) with up to 4
bedrooms per unit. The current CO -1 zoning on this property would allow up to seven apartments
to development above first floor office or other allowed commercial use.
According to the purpose statement in the zoning ordinance, the High Density Multi - Family
Residential Zone (RM -44) "establishes areas for the development of high density, multi - family
dwellings and group living quarters. Properties zoned RM -44 should be located with good access
to all City services and facilities, including public transportation services. Vehicular access and
parking should be designed carefully to ensure efficient traffic and pedestrian circulation on
adjacent streets. Due to the high density permitted in this zone, careful attention to site design is
expected to ensure that buildings are compatible with surrounding land uses and that a quality
living environment will be maintained over time." The zone allows a maximum residential density
of 1 unit per 1000 square feet of lot area or approximately 44 units per acre. The zone also allows
a larger household size — up to five unrelated persons may reside in each apartment unit. If the
subject property were rezoned to RM -44 up to 20 apartments could be built on the property.
However, the number of apartments and the bedroom mix that can actually be achieved is limited
by the number of parking spaces that will fit on the property.
While the zoning code states that quality design is important in the RM-44 Zone, there have been
concerns expressed since this zoning category was created that the resulting buildings and
properties have not always achieved this goal, particularly in those areas close to the University
3
campus where apartments were largely being built to serve the student housing market rather
than other populations. Many of the complaints and concerns expressed involve dormitory-style
apartments with a large number of bedrooms and bathrooms with little living and dining space or
other on -site amenities. Apartment units with these types of configurations are not very
marketable to other populations besides undergraduate college students.
As one can see the attached location map, almost all the properties on this block are zoned RM-
44 except for the subject property and three smaller properties located on the south side of
Ralston Creek that front on Iowa Avenue. Since the immediately adjacent properties to the east,
west and south are zoned RM -44, rezoning the subject property to RM -44 would make it
consistent with this zoning pattern. The property is centrally located with good access to all City
services and facilities and has a variety of transportation options available to residents. The
medical office building that exists on the property has not been updated to current medical office
standards and is also at risk to flash flood events along Ralston Creek. Upzoning the property to
RM -44 will create an incentive for a developer to expend the money to demolish the existing
building and to invest in constructing a new building that is designed to meet current building and
floodplain regulations.
Properties on the blocks to the south and west of the subject block are mostly zoned Multi - Family
Stabilization (RNS -20), which is a zone that was created in the early 1980's in response to
concerns about historic single family homes being torn down and replaced with large apartment
buildings that were out -of -scale and character with the neighborhood. The new zone reduced the
allowable density to 1 unit per 1800 square feet, but granted conforming rights to existing higher
density properties. While this did alleviate some of the pressure to tear down older homes,
concerns remained. There has clearly been a concerted effort on the part of the neighborhood
and the City to work toward finding the right balance between student rentals and housing for
other household types - singles, couples, and families desiring to live in a central location near
employment and the shopping, restaurants, and other amenities offered in downtown Iowa City.
The Single Family Neighborhood Stabilization (RNS -12) Zone was created in the early 1990's as
another tool to balance the various housing needs and to preserve the historic single family
character of certain neighborhoods. Most of the blocks north and east of the subject 800 block of
Jefferson Street are zoned RNS -12. The RNS -12 Zone allows single family homes and duplexes,
but does not allow new multi - family dwellings. Existing multi - family buildings are granted
conforming rights according to the previous zoning designation of the property.
Comprehensive Plan: The Land Use Map in the Comprehensive Plan indicates that this block is
a transition between medium density residential (16 -24 units per acre) on the south side of the
block and lower density residential (8 -16 units per acre) on the north side of the block, including
the subject property. The Central District Plan was adopted in 2008 and contains a more detailed
plan map, which supersedes the more general map in the 1997 Comprehensive Plan. The plan
map in the Central District Plan mirrors the current zoning map, with the subject property
designated as office commercial surrounded by high density multi - family residential and the
neighborhood stabilization designations as described above.
A Comprehensive Plan amendment to change the office commercial designation in the Central
District Plan to high density multi - family residential will be necessary if the proposed rezoning is to
be approved. Staff recommends that the Planning and Zoning Commission set a public hearing to
amend the Comprehensive Plan and Central District Plan for the December 1 meeting. A copy of
the Central District Plan map for this portion of the central district is attached.
The Central District component of the Comprehensive Plan addresses the existing conditions,
goals and objectives for the subject area on pp. 13 -16 and pp. 20 -22 of the plan (which have been
copied and attached). In general the plan describes the current efforts to create a stable and
diverse neighborhood with a balance of housing options. Goal 1 on p. 20 states, "Promote the
4
Central District as an attractive place to live by encouraging reinvestment in the residential
property throughout the district and by supporting new housing opportunities. " The applicant is
proposing to reinvest in the property at 821 Jefferson Street by taking down a 1960's era office
building that is obsolete and out -of- character with the older homes in the neighborhood and
replace it with a new multi - family building. The applicant has submitted an elevation drawing and
colored rendering of the proposed building. Any new multi - family building constructed in the
Central Planning District must comply with the multi - family site development standards and is
subject to design review. The building must reflect an architectural style that is compatible with the
historic character of the Central Planning District. New buildings should appear similar to a large
house or a small historic apartment building. In staff's opinion the elevation drawing and
architectural rendering indicate the applicant's intent to construct a building that pays homage to
historic architectural styles found in the neighborhood.
Goal 2 on p. 20 of the Central District Plan states, "Work to achieve a healthy balance of rental
and owner - occupied housing in the district's older neighborhoods to promote long -term
investment, affordable housing opportunities and preservation of historic homes and
neighborhoods." For further guidance, see also objectives f. and g. under this goal, which are
also relevant to this rezoning request. The City Council recently indicated concerns about the
RM -44 Zone and has asked City staff to examine the zoning standards for the RM-44 Zone and
suggest changes that will ensure that this zone is meeting the goal of creating quality living
environments for residents and supports overall housing goals and neighborhood stabilization
efforts. While staff has not had a chance to carefully review and make any definitive suggestions
for changes, it is staff's opinion that reducing or eliminating the allowance for apartments with 4-
and 5- bedrooms and perhaps establishing a maximum percentage of 3- bedroom apartments
would be one way to help prevent RM -44 apartment buildings from becoming nuisance properties.
Requiring a mix of efficiencies, 1, 2, and 3- bedroom units would also increase the marketability of
the units to a broader mix of residents.
The unit mix proposed by the applicant is:
• 12 — 3- bedroom units
• 2 — 2- bedroom units
• 1 — 1- bedroom unit
Total: 15 units with 41 bedrooms
A total of 29 parking spaces will be required for this mix of apartments. The applicant has
submitted a draft site plan that shows the footprint of the building and the proposed parking
layout.
Conclusion: In staff's opinion, upzoning the property at 821 Jefferson Street will provide the
financial incentive necessary to encourage redevelopment and reinvestment in the property, which
currently contains an office building that is out of character with the older residential neighborhood
surrounding it. Careful design of the building and a good mix of apartment sizes may help to
alleviate concerns about de- stabilizing the surrounding neighborhood with dormitory-style
apartments that are difficult to manage over time. Staff finds that the proposed architectural
design of the exterior fagade is complementary to the historic character of the neighborhood.
While the apartment mix could be further improved by increasing the number of one and two
bedroom apartments, staff notes that there are no 4- and 5- bedroom units proposed, which in
staff's view is a positive aspect of the proposed building. Staff suggests that if the rezoning is
approved that it be subject to a conditional zoning agreement that requires the design to be
consistent with the submitted drawings and that the building contains an appropriate mix of
apartment sizes as reflected in the number of bedrooms and associated shared living space to
ensure a quality living environment as determined by the Commission and the City Council.
5
Because of the necessary Comprehensive Plan amendment, this rezoning will need to be
deferred to the December 1 meeting. Further details regarding any conditional zoning agreement
should be developed before the Commission's vote at that meeting.
STAFF RECOMMENDATION:
Staff recommends that REZ11- 00018, an application to rezone the property located at 821
Jefferson Street from Commercial Office (CO -1) to High Density Multi - Family Residential (RM -44)
subject to a comprehensive plan amendment changing the plan map to show the area as High
Density Multi - Family Residential and a Conditional Zoning Agreement that ensures that design of
the building will be consistent with the submitted drawings and that it contains an appropriate mix
of apartment sizes as reflected in the number of bedrooms and associated living spaces to ensure
a quality living environment as determined by the Commission and the Council.
ATTACHMENTS:
1. Location Map
2. Aerial photograph
3. Proposed site plan
4. Architectural drawings
Approved by:
Kobert Miklo, Senior Planner
Department of Planning and Community Development
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To: Planning & Zoning Commission
Item: REZ11 -00019
GENERAL INFORMATION:
STAFF REPORT
Prepared by: Travis Kraus, Planning Intern
Date: November 17, 2011
Applicant: Gregory & Lorie Ginneberge
1920 Prairie du Chien Rd
Iowa City, Iowa 52245
(319) 338 -1501
gregbassgig @aol.com
Requested Action:
Purpose:
Location:
Size:
Existing Land Use and Zoning:
Surrounding Land Use and Zoning:
Comprehensive Plan:
File Date:
45 Day Limitation Period:
BACKGROUND INFORMATION:
Rezoning from RS -5 to RR -1
To change zoning so the property allows for the
keeping of a horse
1920 Prairie du Chien Road and
1880 Prairie du Chien Road
4.3 acres
Residential, RS -5
North: Interstate 80, City Limits
South: Pipeline, (RS -5)
East: Public open space (P -1)
West: Residential, (RS -12)
Public /Private Open Space
October 24, 2011
December 8, 2011
The applicants, Gregory and Lorie Ginneberge, are requesting a rezoning from Low Density
Single Family Residential (RS -5) Zone to Rural Residential (RR -1) Zone for two parcels located at
1880 and 1920 Prairie du Chien Road.
The property at 1920 Prairie du Chien has a single - family residence and a 30' x 45' pole building
toward the rear of the lot. The adjacent property at 1880 Prairie du Chien has no buildings and is
not likely to be used for single - family residency due to its unusual dimensions and topography.
As the applicant explains in their statement, most of their acreage is unusable for development
purposes and they would like to have the opportunity to use some of the land as pasture for a
2
horse. They also believe that rezoning it to Rural Residential will make their property more
marketable if they were to sell it in the future.
The applicant has indicated that they have used the "Good Neighbor Policy" and have had
discussions with neighborhoods within 300 feet of their property.
ANALYSIS:
Zoning and Comprehensive Plan
The proposed Rural Residential Zone (RR -1) is intended to provide a rural residential character
for areas in the city that are not projected to have utilities necessary for urban development or that
have sensitive environmental features that preclude development at urban densities. The
principal uses allowed in the proposed RR -1 zone would be consistent with the current RS -5 zone
for the property with the addition of agricultural and animal related uses being allowed as
permitted or provisional uses.
The RR -1 zone requires a minimum lot area of 40,000 square feet compared to 8,000 square feet
required in the RS -5 zone. The minimum lot width is 80 feet in the RR -1 zone and 60 feet in the
RS -5 zone.
Structures for the shelter of horses are permitted in the ID zones and RR -1 zone as accessory
uses, but not in other zones. A minimum lot area of 2 acres is required for the first horse plus one
acre for each additional horse. In the RR -1 Zone, certain regulations apply to allowable animal -
related uses. In particular, any outdoor facilities, including unenclosed stable areas and animal
exercise areas must be setback at least 100 feet from any lot line.
The North District Plan Map indicates that due to the limited development potential of the
property for residential uses because of topography, the proximity of the Interstate 80 and the
adjacency of a major gas pipeline easement that it would also be suitable as public or private
open space. The proposed RR -1 zone would be consistent with maintaining more of the
property as private open space.
Compatibility with neighborhood
The property is located on the edge of the city boundary. Because it is bordered by Interstate
80 to the north, public land to the east, and largely by a pipeline easement to the south, the
area is not well- suited for further residential development.
The ordinances for general animal - related uses identify setbacks for facilities and outdoor
animal exercise areas, limiting exposure of the animal - related uses to the surrounding
neighborhood. In staff's opinion the neighboring properties within 300 feet are not likely to be
adversely affected by the rezoning.
SUMMARY
The size and location of the property appears to be consistent with rural residential character.
The zoning of this property to RR -1 in order to maintain a large portion of the property as private
open space is consistent with the Comprehensive Plan. Within the guidelines established by the
ordinances, the opportunity to keep animals will enhance the ability for the property owners to
utilize and enjoy their land.
3
STAFF RECOMMENDATION:
Staff recommends approval of REZ11- 00019, a rezoning of approximately 4.3 acres on two
parcels at 1920 Prairie du Chien Road and 1880 Prairie du Chien Road from Low Density
Single Family Residential (RS -5) to Rural Residential (RR -1).
ATTACHMENTS:
1. Location Map
2. Applicants' Statement
Approved by:
Robert Miklo, Senior Planner,
Department of Planning and Community Development
u'
,l
We are requesting to have our property rezoned from RS5 to RR1, rural
residential, due to the lack of development potential for our land because of
easements on our and Interstate 80 that borders our land on the north, the
lay out and unusual dimensions and the difficulty of getting utilities for
development. This would also give greater opportunity for resale to our
home as RR1 for the next family to be able to enjoy and use the full acreage.
We have invested a great deal into our home and yard in the 10 years we
have lived here, but have never been able to use the extra land for anything
but over growing weeds. We would very much like to enjoy and gain as
much from our land and home as possible. We, or future owners, would
enjoy our property of 4+ acres by being able to have a horse. We have
several grand children and 2 younger children that would greatly enjoy
having a horse. There is a pole barn on the property that could be used for
housing the horse. We have contacted all of our neighbors within 300ft that
was on the map from the Johnson County Auditors office and some that
were not required that we felt were close to our property as a good neighbor
act. There are no objections for us or future owners to have a horse. The
horse would not graze near Prairie Du Chien, since the best place to graze is
behind the 2 acre empty lot owned by Mid American Energy Co., which is
south of us. (Please see map) This is about a 3 acre parcel east of our house
and not the front acre+ the home sits on. As of now, our land is fenced off
from Interstate 80 and Prairie Du Chien Road. We would install all required
fencing by the city to contain the horse, when we get one. If we would sell
the property, the new owner would be informed of the requirements.
We would deeply appreciate your consideration in granting our request.
Sincerely,
Greg & Lorie Ginneberge
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To: Planning & Zoning Commission
Item: SUB11 -00015
Mackinaw Village Part 4
GENERAL INFORMATION:
Applicant:
Phone:
Requested Action:
Purpose:
Location:
Size:
Existing Land Use and Zoning:
Surrounding Land Use and Zoning
Comprehensive Plan:
Neighborhood Open Space District:
File Date:
45 Day Limitation Period:
BACKGROUND INFORMATION:
STAFF REPORT
Prepared by: Sarah Walz
Date: November 15, 2011
Prime Ventures
580 Madison Avenue, Unit #3
North Liberty, IA 52317
Kevin @wattsdevelopment.com
319 - 665 -9200
preliminary plat
a 16 -lot, single - family residential subdivision
Sugar Loaf Circle, north of Foster Road and west of
Mackinaw Drive.
3.84 acres
OPD -5 Undeveloped
North: OPD -5 Residential
South: ID -RS Institutional (Elks Club Golf Course)
East: OPD -5 Residential
West: Iowa River, Iowa City Limits
Conservation and cluster development,
2 -5 units per acre
Foster Road Open Space District
October 27, 2011
December 12, 2011
A preliminary plat and OPD plan for Mackinaw Village, a 115 -lot, 75.25 -acre subdivision, was
originally approved in 2004. The plan allowed for cluster development in order to preserve
environmentally sensitive features including the Iowa River corridor, floodplain, wetlands,
regulated slopes, and woodlands. To date Parts 1 -3, located to the east and north of the
subject property, have been final platted. Because preliminary plats are effective for a period
of 24 months the original plat for part 4 has expired.
The original plat for this area indicated 17 single - family lots located along the Sugar Loaf Circle
cul -de -sac. The present plat, which mirrors the original subdivision layout, provides 16 lots (one
lot has been eliminated to create wider lots around the bulb of the cul -de -sac).
The applicant has indicated that they intend to use the Good Neighbor Policy.
E
ANALYSIS:
Compliance with Comprehensive Plan
The North District Plan promotes the use of cluster development in order to preserve
environmentally sensitive features. The original OPD plan for Mackinaw Village included a mix
of lot sizes and medium density development clustered at the south end of the development
near Foster Road.
As with the original, the current preliminary plat for Part 4 includes some lots that do not meet
the minimum width or lot area requirements of the RS -5 zone. These variations were
approved as part of the Sensitive Area Development Plan for the original plat with the
condition that homes built on narrow lots demonstrate compliance with the section 14 -6K -1
N.3.k. of the old zoning code with regard to placement of garages (see attached). Homes
already established along Mackinaw Drive (Part two of Mackinaw Village) comply with this
requirement. In the current plat for Part 4, lots 97 -99 fall short of the 60 -foot minimum lot
width standard of the RS -5 zone. To comply with the OPD plan, the proposed plat requires the
same standards for garage location.
Access and Street Design
Sugar Loaf Circle is accessed from Foster Road via Mackinaw Drive. An 85 -foot long stub for
Sugar Load Circle is already established at the intersection with Mackinaw Drive. In
conformance with the previous subdivision regulations, the stub is established with a 50 -foot
right -of -way with 4 foot sidewalks on both sides of the street. Under the current subdivision
regulations, a cul -de -sac of this size (serving more than 10 lots) requires a 60 -foot right -of -way
with 5 -foot sidewalks. Given the existing stub, staff believes it is appropriate for the remainder
of the street to be continued with the established 50 -foot right -of -way and 4 -foot sidewalks.
The original plan showed a sidewalk connection to Foster Road located along a sanitary sewer
easement that ran diagonally from the cul -de -sac to the southwest corner of the property.
Because the sanitary sewer connection is now provided between lots 96 and 97, an easement
to Foster Road is not included on the plat. Staff recommended that a sidewalk connection
between the cul -de -sac and Foster Road be included. The logical location for the connection as
shown on the plat is between lots 89 and 90. This passes through any area that was designated
as a construction limit area in the original plan. Staff believes that grading to accommodate a
10 -foot access easement in this area is appropriate.
Sensitive areas: Grading and tree removal plans were required as part of the original
subdivision. Most grading was completed on the site under the previous preliminary plat. The
present plat shows construction area limits and tree removal in compliance with plans
approved with the original plat.
Storm water management: The City engineer is reviewing the plat. At least one issue has been
identified with regard to storm water drainage that may require the relocation of a drainage
easement. We believe there will be opportunity to address and anticipate a corrected plat
before the commission meeting on Thursday.
Infrastructure fees: Water main extension fees of $395 per acre. There are no sanitary sewer
fees for this area.
Neighborhood parkland or fees in lieu of: Per the zoning code, the neighborhood open space
requirement for all of Mackinaw Village is 1.77 acres. This requirement was fulfilled during the
final plat of Part 2 with the dedication of Outlot C, a 1.8 acre parcel of open space in the
northwest area of the subdivision.
PCD \Staff Reports \sub11 -00015 mackinaw 4.doc
Q
DEFICIENCIES AND DISCREPANCIES:
The City Engineer is still reviewing the plat. At least one issue with regard to storm water drainage
has been identified. Staff believes there will be opportunity to address this issue and that the
applicant will be able to submit a revised plat in time for the Thursday meeting.
STAFF RECOMMENDATION:
Staff recommends deferral pending the City Engineer's review of the plat and grading and erosion
control plans. Upon resolution of any issues identified by the City Engineer, staff recommends
approval of SUB11- 00015, the preliminary plat of Mackinaw Village Part 4, a 3.84 acre 16 -lot
residential subdivision located along Sugar Loaf Circle, north of Foster Road and west of
Mackinaw Drive.
ATTACHMENTS:
1. Location Map
2. Aerial view
3. Garage location standards
4. Plan or plat
Approved by:
Robert Miklo, Senior Planner,
Department of Planning and Community Development
PCD \Staff Reports \sub11 -00015 mackinaw 4.doc
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k. Additional Considerations: Due to
the concentration of dwelling units and
the juxtaposition of different land uses
that can be achieved by incorporating
the above provisions into the design
of a sensitive areas development plan,
adherence to the following design
considerations is encouraged to as-
sure that the resulting development is
e
SIDE DRIVE (ATTACHED)
14 -6K -1
attractive and provides for a transition
between public streets and private
residences:
(1) Where narrower lots are
proposed, garages should be
located so that they do not domi-
nate the streetscape, as illustrat-
ed below:
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SIDE DRIVE (DETACHED) RECESSED FRONT GARAGE
(2) Where reduced front yards
are proposed, the use of porches
is encouraged to provide a tran-
sition between the street and the
dwelling unit.
(3) Where a variety of housing
types, such as single - family,
duplex and multi - family build-
ings, are mixed within a develop-
ment, similar architectural
schemes, scale, massing and
materials should be used to help
assure that the various building
types are compatible. The use of
traditional Iowa City architectural
styles, such as prairie, crafts-
man, vernacular farm house and
Victorian designs, is encour-
Iowa City
I
ALLEY
(ATTACHED OR DETACHED)
aged. (Ord. 95 -3699, 12 -5 -1995;
amd. Ord. 96 -3755, 10 -22 -1996)
4. Commercial, Research Develop-
ment, Office Research And Industrial
Development Guidelines: These de-
velopment guidelines recognize that
when environmentally sensitive fea-
tures exist on a commercial, research
development, office research or indus-
trial property, it may be appropriate to
minimize development in and near the
sensitive area(s). To mitigate for the
loss of development potential, these
guidelines allow for an increase in
building height and a reduction in yard
and parking requirements, as follows:
a. The height of a building may be
increased up to ten feet (10').
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PLANNING AND ZONING COMMISSION PRELIMINARY
NOVEMBER 1, 2011 — 6:00 PM — INFORMAL
LOBBY CONFERENCE ROOM, CITY HALL
MEMBERS PRESENT: Charlie Eastham, Ann Freerks, Elizabeth Koppes, Michelle Payne,
Tim Weitzel, Carolyn Stewart Dyer
MEMBERS ABSENT: None
STAFF PRESENT: Karen Howard, Sarah Holecek
OTHERS PRESENT: None
CALL TO ORDER:
The meeting was called to order at 6:15 PM.
Comprehensive Plan Item
Public hearing to amend the Comprehensive Plan to change the land use designation
from Private Institutional to Low to Medium Density Multi- family Stabilization for property
located at 602 E. Washington Street.
Defer to November 17 — No discussion
Rezoning Items
REZ11 -00017 / VAC11- 00002: Discussion of an application submitted by Hunter
Properties for a rezoning from Low Density Multi - Family (RM -12) zone to Neighborhood
Stabilization Residential (RSN -20) zone for approximately .79 acres of property located at
602 E. Washington Street and the vacation of a portion of the alley right -of -way located
east of Johnson Street, south of Ralston Creek.
Applicant has requested deferral until November 17 — No discussion
REZ11- 00009: Discussion of an application submitted by Apartments Downtown for a
rezoning from Low Density Single - Family (RS -5) zone to Low Density Multi - Family (RM-
12) zone for approximately .88 acres of property located at 2218 Rochester Avenue.
Howard explained that that applicant had submitted a new plan for the site indicating that 9
townhouse -style units would be built instead of the 12 -plex apartment building initially proposed.
The proposed site plan was included in the packet and the staff memo outlined the changes that
the applicant had made to try and address the Commission's concerns.
Several Commission members requested that staff show the original 12 -plex plan in the
powerpoint presentation at the formal meeting, so that it could be contrasted with the new plan.
Planning and Zoning Commission
November 1, 2011 - Informal
Page 2 of 3
It was also requested that staff show how the new proposed plan would coincide with the
location of the single family house on the adjacent lot. Howard agreed to try to find a way to
show that with an aerial photo.
Koppes discussed several building design concerns and stated her desire to have any
conditions with regard to the building design be put in writing rather than left to interpretation by
the developer. She expressed that this had been a problem with other developments in the past
where promises regarding the design were made at the Commission meeting, but were not
followed through by the developer because they were not in writing.
Weitzel asked whether the developer would have building elevations to show them at the
meeting. Howard stated that she believed that they were still refining the elevations. She also
mentioned that the buildings would be subject to staff design review.
REZ11- 00018: Discussion of an application submitted by Prime Ventures Construction,
Inc. for a rezoning from Commercial Office (CO -1) zone to High Density Multi - Family
Residential (RM -44) zone for approximately .47 acres of property located at 821 E.
Jefferson Street.
Applicant has requested deferral until November 17 — No discussion.
County Item
CZ11- 00001: Discussion of an application submitted by Robert & Doris Swartzendruber
for a rezoning from County Public (P) zone to County Residential (R) zone for .93 acres of
property located at 3920 Kansas Avenue SW.
Eastham asked what the County R zoning designation meant. Howard stated that it was County
Residential which she believes allows approximately one dwelling unit per acre. Howard agreed
to check the County zoning code to confirm.
OTHER:
The Commission discussed changing the informal meeting time to 5:15 PM instead of 6:00 PM.
They agreed to think about it and make a decision at their formal meeting on Thursday.
ADJOURNMENT:
Payne motioned to adjourn.
Weitzel seconded.
The meeting was adjourned at 6:35 on a 6 -0 vote.
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PRELIMINARY
PLANNING AND ZONING COMMISSION
NOVEMBER 3, 2011 — 7:00 PM — FORMAL
EMMA J. HARVAT HALL, CITY HALL
MEMBERS PRESENT: Carolyn Stewart Dyer, Charlie Eastham, Ann Freerks, Elizabeth
Koppes, Tim Weitzel, Michelle Payne
MEMBERS ABSENT: None
STAFF PRESENT: Karen Howard, Sarah Greenwood Hektoen
OTHERS PRESENT: James Clark
RECOMMENDATIONS TO CITY COUNCIL:
The Commission voted 6 -0 to recommend approval of REZ11 -00009 application
submitted by Apartments Downtown for a rezoning from Low Density Single - Family (RS-
5) zone to Low Density Multi - Family (RM -12) zone for approximately .88 acres of property
located at 2218 Rochester Avenue.
The Commission voted 6 -0 to recommend approval of CZ11 -00001 an application
submitted by Robert & Doris Swartzendruber for a rezoning from County Public (P) zone
to County Residential (R) zone for .93 acres of property located at 3920 Kansas Avenue
SW.
CALL TO ORDER:
The meeting was called to order at 7:00 PM.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
None.
COMPREHENSIVE PLAN ITEMS:
Public hearing to amend the Comprehensive Plan to change the land use designation
from Private Institution to Low to Medium Density Multi- family Stabilization for property
located at 602 E. Washington Street.
Planning and Zoning Commission
November 3, 2011 - Formal
Page 2 of 7
Freerks asked for a motion to defer until November 17, 2011.
Eastham moved to defer until November 17, 2011.
Payne seconded.
Freerks asked for discussion.
A vote was taken and the motion carried 6 -0.
REZONING ITEMS:
REZ11 -00017 / VAC11- 00002: Discussion of an application submitted by Hunter
Properties for rezoning from Low Density Multi - Family (RM -12) zone to Neighborhood
Stabilization residential (RSN -20) zone for approximately .79 acres of property located at
602 E. Washington Street and the vacation of a portion of the alley right -of -way located
east of Johnson Street, south of Ralston Creek.
Freerks asked staff if there was any more information.
Howard stated the applicant has asked for a deferral until November 17, 2011.
Freerks opened the public hearing.
Freerks closed the public hearing.
Freerks asked for a motion to defer until November 17, 2011.
Payne moved to defer until November 17, 2011.
Eastham seconded.
Freerks asked for discussion.
A vote was taken and the motion carried 6 -0.
REZ11- 00009: Discussion of an application submitted by Apartments Downtown for a
rezoning from Low Density Single - Family (RS -5) zone to Low Density Multi - Family (RM-
12) zone for approximately .88 acres of property located at 2218 Rochester Avenue.
Howard told the Commission that there was a memo included in their packet addressing the
number of concerns that were brought up in a previous meeting. The property is located on the
corner of Rochester and First Avenue.
The request is to rezone to RM -12. The original concept plan was for a 12 -plex of three -
bedroom units. The new plan has been changed for nine three - bedroom townhouse style units
facing First Avenue. There would be two buildings - a five unit building and a four unit building
with access from Rochester Avenue. There will be visitor parking and each unit would have its
Planning and Zoning Commission
November 3, 2011 - Formal
Page 3 of 7
own parking garage underneath. The plan addresses the lack of pedestrian access by adding
some sidewalks to the eastern frontage on First Avenue. The plan includes a 12- foot -wide
landscape buffer between the guest parking spaces and the western edge of the parcel. The
new plan also provides decks and a screened porch for each unit in the building.
Staff is recommending approval subject to the following conditions; vehicle driveway and access
to the multi - family structure be provided from /to Rochester Avenue, as close to the southwest
corner of the property as possible with no access or driveway allowed from or to First Avenue.
An easement for residential use is added to the west border of the property to allow for a shared
driveway with the RS -5 property to the west and general compliance with the concept site plan.
Howard stated that the Commission had asked how this would line up with the single - family
housing to the west. Howard showed a superimposed photo showing the property fitting close
to the house.
Eastham asked about the recommended easement to allow access and where it would be
located in the buffer area. Howard confirmed that it would be along the property line so that if
the neighboring property would redevelop they would be able to share the access. Payne
asked if the access that would be provided would totally be on the easement and if in the future
the area is redeveloped on the property to the west would they put in new access. Howard
confirmed that was correct and that it would need to be designed to share the current driveway.
Payne stated that the easement would then need to be thirty feet to cover the driveway that is
being proposed in the site plan. Howard stated she was unsure of what has been agreed upon
and asked for the applicant to speak about it. Eastham asked if the easement area is eventually
occupied by a driveway then would there be no buffer between the two. Howard stated it is
typically what a shared driveway does. She confirmed that a buffer would not be required
because it is a driveway. Payne stated that the intent would not be for the house that is there
now but for in the future if it gets redeveloped.
Koppes asked for elaboration on the design review for the property and what it would need to go
through. Howard stated that it is located in the Central Planning District and any new multi-
family or duplexes in the district will have to go through the staff design review process.
Typically an applicant submits a plan and they decide the historic style that would fit into the
neighborhood and staff would review it against the standards in the zoning.
Eastham stated that one of the proposed conditions states that there will be general compliance
with Concept Site Plan. He stated that what he sees on the plan are nine dwelling units in two
buildings with the front face being staggered with a nine foot dimension in depth between units.
Howard stated that there is not a dimension listed and that would be a question for the
applicant. Eastham stated that the plan proposes 13 visitor parking spaces and the location of
the access onto Rochester Avenue. He asked if the staff's recommendation is accepted would
the concept include all the features, characteristics and dimensions. Howard stated that was
correct and it gives a general footprint. Eastham asked if all the building heights are the same
level. Howard stated she thought they would be staggered because of how the ground slopes
down.
Freerks opened the public hearing.
James Clark, 414 E Market Street, Iowa City, IA, is the applicant for REZ11- 00009. He stated
they put buffers in to make sure the house next door does not receive any light from the cars
Planning and Zoning Commission
November 3, 2011 - Formal
Page 4 of 7
going in and out. The setbacks are around two to three feet and there is a step up into the
buildings. They did do a major change to turn the design into condos. Clark showed the
Commission what the new elevation might look like.
Dyer asked that since the land slopes would it be possible for any one of the units to have zero
access. Clark stated that there is a possibility on the front off of Rochester. Dyer asked if the
intent was to make the units rentals. Clark stated they would prefer to sell the units but would
rent out if needed until the unit could be sold.
Freerks closed the public hearing.
Weitzel moved to approve REZ11 -00009 Apartments Downtown for a rezoning from Low
Density Single - Family (RS -5) zone to Low Density Multi - Family (RM -12) zone for
approximately .88 acres of property located at 2218 Rochester Avenue with the staff
recommendations.
Koppes seconded.
Freerks asked for discussion.
Koppes stated that she likes the new design plan better. She stated that she is trusting staff to
make sure nice buildings are put up in that location because it is a gateway into Iowa City.
Koppes stated she will support the rezoning.
Eastham stated he thinks the new plan is a nice change. The appearance is more compatible
with what is in that general area now. He stated that he appreciated the applicant was willing to
work with the staff and make the changes necessary.
Payne stated she agreed with Koppes and Eastham and appreciated the applicant's willingness
to change his original plans to make the design better.
Dyer stated that she feels that it is more fitting for the neighborhood because the neighborhood
looks like a family area.
Freerks agreed and said it fits in the lot better. She stated that she hopes that along with fitting
in, the general layout and design ensure that the light doesn't shine into the buildings.
A vote was taken and the motion carried 6 -0.
REZ11- 00018: Discussion of an application submitted by Prime Ventures Construction,
Inc. for a rezoning from Commercial Office (CO -1) zone to High Density Multi- Family
Residential (RM -44) zone for approximately .47 acres of property located at 821 E.
Jefferson Street.
Howard stated the applicant has asked for a deferral until November 17, 2011.
Freerks opened the public hearing.
Freerks closed the public hearing.
Planning and Zoning Commission
November 3, 2011 -Formal
Page 5 of 7
Freerks asked for a motion to defer until November 17, 2011.
Payne moved to defer until November 17, 2011.
Weitzel seconded.
Freerks asked for discussion.
A vote was taken and the motion carried 6 -0.
COUNTY ITEM:
CZ11- 00001: Discussion of an application submitted by Robert & Doris Swartzendruber
for a rezoning from County Public (P) zone to County Residential (R) zone for .93 acres of
property located at 3920 Kansas Avenue SW.
Howard stated that this item has been forwarded to the City from the County because the
property is in the Fringe Area and there is an agreement with the County to jointly review
applications for rezoning. This particular case is outside the City's growth area in Fringe Area C
and is zoned for agriculture. The applicant wants to purchase it from the City and currently it is
zoned public because it is a part of the landfill property. The City would like to sell to them
because the land is a part of the applicant's septic system.
Staff is recommending that Commission forward a letter to the Johnson County Board of
Supervisors recommending approval of an application submitted by Robert and Doris
Swartzendruber to rezone 0.93 acres of property located immediately south of 3920 Kansas
Avenue SW. Additionally, staff recommends that the letter indicates approval for a boundary
line adjustment to facilitate transfer of ownership from the City to the applicants.
Freerks opened the public hearing.
Freerks closed the public hearing.
Weitzel moved to approve the recommendation.
Dyer seconded.
Freerks asked for discussion.
Koppes stated she felt it was a reasonable request to have your septic system on your own
property. Weitzel stated that it seems to be in the City's interest.
A vote was taken and the motion carried 6 -0.
CONSIDERATION OF MEETING MINUTES: October 17 and October 20 2011:
Eastham moved to approve the minutes.
Planning and Zoning Commission
November 3, 2011 - Formal
Page 6 of 7
Weitzel seconded.
A vote was taken and the motion carried 6 -0.
ELECTION OF SECRETARY:
Weitzel volunteered.
Payne nominated Tim Weitzel.
Dyer seconded.
A vote was taken and the motion carried 6 -0.
OTHER:
Freerks thanked everyone for attending the City Council meeting on Tuesday.
Weitzel stated that there is a Green and Main project happening on Sherman Hill in Des
Moines. It is a two story building with a rental above and commercial below which could be an
example. Payne stated that the Pagliai's building doesn't look like a three story building from
the front. It is the same height and it doesn't look massive. Howard stated that the idea is if Mr.
Allen could, he may decide to change or adjust a few items. The City attorney had stated that
because it was approved that it would not need to go back through P &Z, if there were changes it
could go directly to Council as an alternative.
The Commission discussed changing the start time of the Informal meeting from 6 p.m. to 5:15
p.m.
ADJOURNMENT:
Eastham moved to adjourn.
Weitzel seconded.
The meeting was adjourned on a 6 -0 vote.
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