HomeMy WebLinkAbout01-19-2012 Planning and Zoning CommissionPLANNING AND ZONING COMMISSION
Thursday, January 19, 2012 - 7:00 PM
Formal Meeting
Iowa City City Hall
Emma J. Harvat Hall
410 E. Washington Street
AGENDA:
A. Call to Order
B. Roll Call
C. Public Discussion of Any Item Not on the Agenda
D. 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. (The applicant has requested indefinite deferral)
E. 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 and Neighborhood Stabilization Residential
(RSN -20) zone to Planned Development Overlay Neighborhood Stabilization Residential (OPD /RSN-
20) zone for approximately 1 acre 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.
(The applicant has requested indefinite deferral)
(45 -Day Limitation Period: waived)
F. Consideration of Meeting Minutes: December 15, 2011
G. Other
Discussion of Commission Work Program
H. Adjournment
& zoning Commission
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CITY OF IOWA CITY
MEMORANDUM
Date: January 13, 2012
To: Planning and Zoning Commission
From: Robert Miklo, Senior Planner
Re: Planning and Zoning Commission Work Program — Establish Priorities
In addition to reviewing zoning and development applications, the Commission has a number of projects
on your work program as listed on the attached Planning and Zoning Work Program Fiscal Year 2012.
The City Council and staff have identified additional projects needing staff and Commission attention. We
would like to discuss prioritizing these projects.
The Comprehensive Plan Update, which also includes phase two of Riverfront Crossings and review of
downtown zoning issues, (items 1 -4) are underway. For the Comprehensive Plan, staff has completed
background research, implanted the "Good Ideas" campaign and has scheduled public workshops for
February 1 and 9 (see attached flyer for details). We are working with our consulting team, HDR, on the
Riverfront Crossings Plan and downtown zoning issues. The form -based code that is planned to result
from this work may also be applied to Towncrest. The Comprehensive Plan Update is partially funded by
a grant, and that has a required completion date of November 2012. Therefore these items should
remain a top priority in our work program.
The City Council has directed staff to review the High Density Multi - Family Residential (RM -44) zoning
district. The scope of this review has recently been broadened to include other issues affecting
neighborhood stabilization that may have implications for other zoning districts. We plan to address the
number of roomers (essentially bedrooms), incentives to encourage 1 and 2- bedroom units, building
height and scale, usable open space, parking requirements and amortization of non - conformities. Given
the City Council's strategic plan to focus on neighborhood stabilization, this research is a priority for
Council.
The Council has also asked us to review the Central District Plan land use plan map in in the area north
of Happy Hollow Park west of Governor Street. The area currently identifies this area as appropriate for
low to medium density multi - family development. The Council recently denied a rezoning for Low Density
Multi - Family Residential (RM -12).
Other items that we have been asked to address include:
Add bonus provisions for CB -10 Zone to allow FAR to exceed 10. This is intended to encourage
quality development on downtown sites where we wish to encourage redevelopment.
Code amendment to base the woodland buffer at the drip line of trees that are identified for
protection, rather than using a 50 -foot standard that may be excessive in some situations but
insufficient for some large species.
Revise nonconforming situations regulations to create a trigger point for bringing properties into
compliance with site development standards based on the value of the improvements being made
to the property. This is to address situations where a minor change in use results in a large
development having to coming into compliance with site development standards. This has been
an impediment to small businesses wishing to occupy existing space.
We would like to discuss all of these issues with the Commission and make a recommendation to the City
Council regarding priorities. The Council will then set the work program for the staff and Commission.
January 13, 2012
Page 2
Planning and Zoning Work Program Fiscal Year 2012
1. Comprehensive Plan Update
2. Complete Riverfront Crossings Plan
3. Review of CB -10 zone requirements including setbacks and height limits
4. Draft Urban Mixes Use zone for Riverfront Crossings, Towncrest and other areas
5. Draft entryway overlay zone or standards for properties at the major entrances to the city
6. Research prohibiting or limiting residential development in the flood hazard area
Recent Additions:
Review RM-44 Zone and neighborhood stabilization issues.
Review Comprehensive Plan land use map for properties on Governor Street north of Happy Hollow Park.
Add bonus provisions for CB -10 Zone to allow FAR to exceed 10.
Code amendment to base the woodland buffer on the drip line of trees that are identified for protection,
rather than using a 50 -foot standard.
Revise nonconforming situations regulations to create a trigger point for bringing properties into
compliance with site development standards based on the value of the improvements being made to the
property.
D30plomr)ingj,or lowo 0, Y's futurc,
Iowa City Comprehensive Plan Update
Iowa City's Department of Planning and Community Development invites the public to play a proactive role in shaping
the future of Iowa City. Iowa City 2030 (IC2030) is a community -wide planning process to update the City's
Comprehensive Plan —an opportunity for the public to set a vision for how our community will grow and develop over
the next 10 -20 years. As part of the process, the City's Planning Division will host two community planning
workshops:
February 1(Wednesday) from 7:00 -9:00 p.m. West High Cafeteria
February 9 (Thursday) from 7:00 -9:00 p.m. Southeast Junior High Cafeteria
Both workshops will ask participants to consider how the broad policies set forth in the current comprehensive plan
might better foster long -term economic, environmental, and social sustainability. Individuals will be asked to share their
ideas on a wide range of issues, including community character, economic strength and diversity, natural resource and
energy conservation, arts and culture, and urban farming and local foods. Small group discussion will help to build
consensus around shared values and goals to update and build upon the previous plan. Maps and background materials
will be provided to inform these discussions.
The new comprehensive plan will not replace the more recently completed district plans, but will build upon those
planning efforts, taking into account new opportunities, such as the UNESCO City of Literature designation,
redevelopment of the Riverfront Crossings District and Towncrest, etc., and challenges like changing demographics,
energy and resource demand, floods and other natural hazards, competition from surrounding communities, and
conflicts between the demand for growth and desire to preserve what is unique about Iowa City.
The City's current Comprehensive Plan was adopted in 1997 and led directly to the creation of Fara 6cttar owa Gty..N
8 district plans focusing on the unique challenges and opportunities in specific areas and
neighborhoods within the City. The most recent district plans to be adopted are the Southeast ood
District Plan (2011) and the Central District Plan (2009). - peas?
share `ew►
To help ensure there is space for all who wish to participate, please RSVP if you plan to
attend by going on -line to www.icgov.org /goodideas or by calling 356 -5230. .§ga to wwa.icgw.arg goods
In addition to the planning workshops, residents may also contribute their ideas as part of The "Good Ideas"
an on -line forum Community Idea Share, "Good Ideas for Iowa City" at the same web forum went live in
address, www.icgov.org /goodiedeas. The idea share asks Iowa City residents to answer three early December and
open -ended questions about living in Iowa City, including what's best about Iowa City and will remain up
what improvements could be made. Respondents then can share one "Good Idea through the month of that they February.
think would make Iowa City a stronger community and a more attractive place to live and
work.
PLANNING AND ZONING COMMISSION PRELIMINARY
DECEMBER 15, 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, John Thomas
MEMBERS ABSENT: None
STAFF PRESENT: Bob Miklo, Sarah Greenwood Hektoen
OTHERS PRESENT: None
RECOMMENDATIONS TO CITY COUNCIL:
The Commission voted 6 -0 to recommend approval of an amendment to the
Comprehensive Plan to change the boundary of the Northside Marketplace to exclude
properties at 228 & 232 Bloomington Street and 311 & 313 N Linn Street.
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 boundary of the
Northside Marketplace to exclude properties at 228 & 232 Bloomington Street and 311 &
313 N Linn Street.
Miklo explained that these boundary issues came to the attention of the Commission with the
rezoning and Comprehensive Plan proposal at Linn and Bloomington Streets. Concern was
raised by the Commission at that time about implications for these properties on the west side of
Linn St. and north side of Bloomington. Since the Central District Plan calls out preservation of
historic properties as a goal and as all three of these properties qualify for the National Register
of Historic Places, the Commission had asked that these properties be removed from the
Northside Marketplace. City Council had the same idea and has asked that this change to the
Comprehensive Plan be initiated to make it clear that these properties aren't included in
Northside Marketplace so no commercial expansion would take place in this direction. The
proposed amendment would move the boundary of the Northside Marketplace from the west
side of these three properties to the east side.
Planning and Zoning Commission
December 15, 2011 - Formal
Page 2 of 5
Freerks opened the public hearing.
There was none.
Freerks closed the public hearing.
Freerks said that this doesn't seem to be a controversial proposal, as both the Commission and
City Council are in favor of it.
Eastham stated that he's in favor of this amendment to the Comprehensive Plan. The inclusion
of these properties in the plan as it stands now doesn't conform with the idea of preserving
neighborhood structures. Since these properties are eligible for historic designation, replacing
them with commercial properties at some time in the future is not a useful step.
Weitzel said that this is something that the Commission discussed at length with City Council,
so it's not a surprise to see it come up. He stated that the majority of other historical properties
in the Northside Marketplace are commercial, so commercial designation is not necessarily
incompatible with its historic use, but in this case because these properties are residential it
makes sense to take them out of the Northside Marketplace. Freerks agreed that as the plan
stands now, it might prompt others to think this is a place where the Commission wants
commercial development and that isn't the case.
Weitzel moved to approve the amendment to the Comprehensive Plan to change the
boundary of the Northside Marketplace to exclude properties at 228 & 232 Bloomington
Street and 311 & 313 N Linn Street
Eastham seconded.
A vote was taken and the motion carried 6 -0.
CONSIDERATION OF MEETING MINUTES: November 28th 2011 and December 1St 2011:
Payne moved to approve the minutes.
Weitzel seconded.
The motion carried 6 -0.
OTHER:
Miklo explained that City Council had a public hearing for rezoning for the property at 911 N
Governor Street, an application that the Commission recommended approval of. After the first
hearing there was a vote, and majority of City Council approved the first reading of the
ordinance. At the second meeting, the majority of City Council indicated that they were not
going to approve the second reading. As the zoning code requires, when there's an indication
that City Council is not going to accept the Commission's recommendation, they offer the
opportunity for a joint meeting with the Commission to discuss the subject and see if either
group can be persuaded to change their minds. Miklo asked the Commission to consider
whether they want to have a joint meeting to discuss the rezoning at 911 N Governor Street.
Planning and Zoning Commission
December 15, 2011 - Formal
Page 3 of 5
Eastham recused himself from the discussion.
Freerks asked if the rezoning is dead right now.
Miklo explained that before City Council takes a vote on the second reading, the Commission
has the opportunity to meet with them, and after that meeting City Council would vote. He said
that if the Commission chooses not to meet, City Council most likely will vote it down. He
explained that at a second meeting a number of neighbors spoke, raised objections and
concerns, and the majority of the City Council decided that they would not have the second
reading without first offering to have a joint meeting with the Commission.
Freerks said she thought that the Commission didn't see a final plan on the application. She
asked if the developer is taking it back and if there were signs from City Council that with
alterations it would be accepted.
Miklo stated that the Commission recommendation was for a Conditional Zoning Agreement
addressing site distance and set -back but it didn't tie development to a specific plan. The
maximum number of units that could be placed on the property in terms of zoning would be 18
but there was no plan showing how those could physically fit on the property. It depends on
what City Council decides in the end whether the developer will come forward with a design or
submit a second application with a specific plan or walk away.
Payne stated that at the first reading the developer commented that if he couldn't develop it with
the 18 units, it wouldn't be economically feasible. Freerks said that's something they often hear,
and they aren't sure if 18 units really could be built on that site. Payne asked that with the way
it's zoned now, could they put commercial below and put 18 units above.
Miklo explained that it's currently zoned Commercial Office, which requires that the ground floor
be office use. It's questionable if a second floor could be added to the existing building for
residential use. The developer had said that would be a challenge. Miklo said it's questionable if
there would be a market in that location for office.
Freerks said she's torn about this one. This idea could work, but there could be other ideas that
could work. But the building has been sitting empty for some time.
Koppes agreed with Freerks that there's zoning in place that would allow something else to be
done. It's not like it's incorrectly zoned.
Weitzel said he thought opinions of the Commission weren't fully taken into account at the last
meeting with City Council about the Commission's recommendation for the rezoning at
Bloomington and Linn Streets.
Koppes said she thinks at the last meeting City Council had their minds made up and that this
one might be different because they changed their minds once on it, and might be persuaded to
again.
She asked about the nature of the neighbors' comments.
Miklo said concerns were traffic, density and the issues of rental properties similar to those
heard on other applications.
Freerks thinks eventually it will be redeveloped. She's willing to pass on this one.
Planning and Zoning Commission
December 15, 2011 - Formal
Page 4 of 5
Koppes urged that the results of the last meeting with City Council not sway the decision on this
one.
Koppes thinks 18 units would be a lot right there.
Freerks thinks there would be a number of ways to configure that property to make it work but
doesn't know exactly what the right density is.
Miklo said the lesson to be learned here is that in some cases, staff, City Council and the
Commission are reluctant to approve rezoning without a concept plan, but it seems that when a
concept plan isn't asked for, projects tend not to move forward because of the uncertainty of
what might develop if the rezoning is approved.
Freerks thinks there's sense of security with a concept plan. She is not opposed to redeveloping
that property but doesn't know that it's a strong enough case to spend time with City Council.
At the end of the discussion, there was not a majority of the Commission who wanted to meet
with City Council.
Freerks presented certificates of appreciation to Wally Plahutnik, retired, and Michelle Payne,
retiring, commission members.
ADJOURNMENT:
Weitzel moved to adjourn.
Eastham seconded.
The meeting was adjourned on a 6 -0 vote.
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