HomeMy WebLinkAbout06-21-2012 Planning and Zoning Commission PLANNING AND ZONING COMMISSION
Monday, June 18, 2012 - 5:15 PM
Informal Meeting
Iowa City City Hall
Helling Conference Room
410 E. Washington Street Thursday, June 21, 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 and Rezoning Item
CPA12-00002/REZ12-00010NAC12-00004: An application submitted by Christian Retirement Services,
Inc. for a Comprehensive Plan Amendment and a rezoning from Medium Density Single Family (RS-8)
zone to Overlay Planned Development Medium Density Multi-Family(OPD-RM-20)zone for
approximately 2.7 acres of property located at Benton &George Streets and an application for a vacation
of the public right-of-way of Spring Street.
E. Rezoning Items.
REZ12-00011: Discussion of an application an application submitted by Southgate Development
Services for a rezoning from Interim Development Office Research Park(ID-ORP)zone to Low Density
Multifamily(RM12)zone for approximately 27.68 acres of property located at Camp Cardinal Boulevard
south of Preston Lane.
REZ12-00012: Discussion of an application submitted by Southgate Development Services for a
rezoning from Interim Development Multifamily(ID-RM)zone to Low Density Multifamily (RM12)zone for
approximately 13.90-acres of property located at South Gilbert Street and McCollister Boulevard.
F. Amendment Item
Discussion of an amendment to Title 14, Zoning Code, to exempt blocks with three or fewer home lots
from front setback averaging.
G. Other
H. Adjournment
Upcoming Planning&Zoning Commission Meetings
Informal July 2 July 16 July 30 8/13
Formal July 5 July 19 August 2 8/16
STAFF REPORT
To Planning &Zoning Commission Prepared by Robert Miklo, Senior Planner;
Andrew Bassman, Planning Intern
Item: CA12-00002, REZ12-00010, Date: June 21, 2012
VAC12-00004 Oaknoll expansion
GENERAL INFORMATION:
Applicant: Christian Retirement Services, Inc.
1 Oaknoll Court
Iowa City, Iowa, 52246
319-351-1720
Contact Person: Patricia Heiden
1 Oaknoll Court
Iowa City, Iowa, 52246
319-351-1720
Requested Action: Amendment to the Comprehensive Plan; re-zoning
from RS-8 to RM-20 with Planned Development
Overlay; vacation of the public right-of-way of Spring
Street
Purpose: Expansion of Oaknoll Retirement Residence
Location: North of Benton Street between George and Streb
Streets, including two lots at the corner of Oakcrest
and George Streets
Size: 2.70 acres
Existing Land Use and Zoning: Residential, RS-8
Surrounding Land Use and Zoning: North: Single-family residential (RS-8)
South: Single-family residential (RS-5)
East: Oaknoll Retirement Residence; multi-family
residential (RM-44), Planned Development
Overlay (OPD-20)
West: Single-family residential (RS-8)
Comprehensive Plan: Southwest District Plan—single-family/duplex
residential
Neighborhood Open Space District:
File Date: May 17, 2012
45 Day Limitation Period: July 2, 2012
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BACKGROUND INFORMATION:
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The applicant, Christian Retirement Services (Oaknoll) is requesting approval of: 1) a
Comprehensive Plan amendment to change the land use designation form Single Family/Duplex
Residential to Medium to High Density Multi-Family, 2) a zone change from Medium Density
Single Family Residential (RS-8) to Medium Density Multi-Family Residential with a Planned
Development Overlay (OPD-20) and 3) vacation of Spring Street.
1 The proposal would allow for an expansion of Oaknoll Retirement Residence. The OPD plan
included with the re-zoning application shows that Oaknoll plans to construct a 69-unit five-story
1 main building, located between Spring and George Streets, and two duplexes, located on the first
three lots north of Benton Street and on the east side of Steb Street, for a total of 73 new
i independent living dwelling units for the elderly. The application includes plans for a two-story
parking facility, located below the main building with portions underground, for 145 parking
spaces. The houses located at 1211 Oakcrest Street and 701 George Street, which are owned by
Oaknoll, would remain and would be part of the Oaknoll complex and leased as housing units for
senior residents. In addition to residential units the main building would contain common areas
and facilities, such as a cafeteria, recreation rooms and an outdoor courtyard for use of Oaknoll
residents.
The proposal includes a vacation of Spring Street to allow it to be rebuilt as a private drive in the
Planned Development. Oaknoll owns or has purchase agreements for all of the properties along
Spring and the east side of Streb Street, except for 708 Streb Street. The applicant has been
negotiating purchase of the property with the owner.
A similar request was approved in 2002 to vacate W. Benton Court and rezone 2.12 acres of
property located north of Benton Street and east of George Street from RS-8 and RM-12 to
OPDH-20. The proposal involved the replacement of several single-family homes with a 92,000
square foot addition to the Oaknoll facility.
The Southwest District Plan shows the area of the proposed re-zoning as single-family/duplex
residential. The proposal would require an amendment to the Comprehensive Plan to change the
land use map to Medium to High Density Multi-Family.
The applicant has indicated that they plan to use the "Good Neighbor Policy" and have conducted
a neighborhood meeting.
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ANALYSIS:
I Zoning
The current RS-8 zoning allows for development of small-lot single-family dwellings and duplexes
on corner lots. The district allows for a maximum of eight dwelling units per acre. The minimum lot
area per unit is 5,000 square feet. Minimum lot width is 45 feet and maximum height is 35 feet.
The area currently contains 11 duplexes and 6 single-family homes for a total of 28 units.
I The proposed RM-20 zoning provides for development of medium-density multi-family housing,
but also allows for a mix of detached and attached single-family housing and duplexes. The zone
is suited to multi-family housing in locations adjacent to commercial areas and areas with good
access to all City services and facilities. The RM-20 zone permits elder apartment housing. The
minimum lot area per unit is 1,800 square feet or 24 dwelling units per acre. A density bonus of
25% for elderly apartment housing in all multi-family residential zones would allow the applicant to
build up to 30 units per acre. The density bonus option requires developments to reserve dwelling
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units, which must be handicap accessible, for elderly residents. No more than 10% of all the
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dwelling units can contain more than two bedrooms. The site plan shows that all of the dwelling
units will be 1-or 2-bedroom units.
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I The proposed Planned Development Overlay (OPD) zoning encourages a mix of housing types.
The OPD zone also allows for flexibility in use and design where conventional development may
be inappropriate. In the OPD zone, maximum building height and building coverage requirements
I may be modified or waived, and setback requirements, minimum lot area, lot width and lot
frontage requirements may be reduced. The OPD zoning allows the applicant to seek waivers of
zoning requirements and gives the City the opportunity to review the design with the intent of
assuring that the resulting development is compatible with the neighborhood and the overall goals
1 of the Comprehensive Plan. In this case Oaknoll is requesting that the OPD allow the overall
height of the building be increased from 35 feet to 52 feet and a modification of the tree
requirement so that the landscaped court yard is not included as building roof area for which
additional trees would be required.
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1 Comprehensive Plan
1 Oaknoll and the surrounding area are located within the Benton Hill Neighborhood of the
Southwest District component of the Comprehensive Plan. The land use plan for the area
designates the subject property as currently developed for use as single-family/duplex
residential. The applicant is requesting a change in the land use map to designate this area as
appropriate for Medium to High Density Multi-Family Residential to be consistent with the
remainder of the Oaknoll property located to the east of George Street.
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The Southwest District Plan (page 28 to 38) discusses concerns regarding previous high
density multi-family developments, particularly student housing within this neighborhood. The
Iplan highlights the lack of transition between low-density single-family neighborhoods and area
i zoned High Density Multi-Family (RM-44) and the need for better design to make multi-family
development compatible with the neighborhood.
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The Comprehensive Plan supports providing group living options for seniors. The Southwest
District Plan encourages development of high-quality multi-family housing that is compatible
A with surrounding developments to meet the housing needs of a variety of households, including
elderly residents.
Research conducted by City staff has found a definite need for more options for elderly
housing. U.S. Census data from 2010 shows a 67% increase in elderly residents in Iowa City
over the previous 10 years. Elderly residents are by far the fastest growing population cohort in
Iowa City. Oaknoll's proposal would respond to this need by providing housing designed to
meet the needs of elderly residents.
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In staff's opinion, with a plan that creates a transition to existing development, the requested
change in the land use map would be consistent with the overall goals of the Comprehensive
Plan. However, as discussed below further information about sanitary sewer capacity and a
storm water management plan should be submitted by the applicant's engineer before a
decision can be made regarding an increase in density in this neighborhood.
Compatibility with neighborhood
Although significantly larger then the existing duplexes and single family homes with in the
proposed development, the proposal includes design features to make the development
compatible with the surrounding neighborhood. Essentially all of the parking for the
development would be indoors, eliminating the need for a large parking lot and associated
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negative impacts, such as the appearance of an extensive paved surface and heat island
effect.
The parking facility would be located beneath the main building, and have two floors-80
parking spaces on the first floor and 65 parking spaces on the second floor. The parking facility
would have slightly more than double the number of parking spaces required, and as a result,
help alleviate parking congestion in the area City staff regularly receives parking complaints
about on-street parking along George Street.
To accommodate two levels of interior parking, the applicant is requesting a height increase.
The grade of the site, which has a significant slope from east to west, would help mitigate the
( appearance of the height. Due to the grade, the building would have different stories exposed
above ground when viewed from different directions. If viewed from George Street, the main
building would have four stories. If viewed from Spring Street, the building would have five
stories. If viewed from Benton Street, the main building would have four stories. However the
portion of the building adjacent to Benton Street steps down to 3 stories to help minimize the
perception of height. When viewed from the north the building would have a height ranging
from 3 stories at the northeast corner to 5 stories near the center of the building and 4 stories at
the northwest corner. Because the north side would abut two single family lots a setback of a
minimum of 15 feet is required for any portion of the building that is over 2-1/2 stories in height.
The plan shows that the building wall (not just area above 2-1/2 stories) would meet the 15 foot
setback.
The building would contain a courtyard that would provide an open space corridor between the
east and west wings. This would further help to break up the mass of the building especially
when viewed from Benton Street, the vantage point from where the building would be most
visible to the public. The building would use a variety of building materials with balconies to
create an articulated façade to further help minimize its scale and mass.
The proposal includes development of two duplexes on the east side of Streb Street north of
Benton Street. The duplexes would function as a transition and a step-down between the main
building and the RS-8 zone to the west of the proposed rezoning on Streb Street. A similar
transition would be achieved on Oakcrest Street, where two existing single family homes will be
maintained by Oaknoll.
The OPD standards state that the maximum building height may be modified provided the
design of the development results in sufficient light and air circulation for each building and
adequate, accessible open space for all residents of the development.
In staff's view, the parking facility being contained under the building, along with the design of
the building and the use of duplexes to provide a transition from the tallest wall would to help
make the large building compatible with the surrounding neighborhood. These design features
along with the production of needed housing for senior residents provides rationale for an
increase in height.
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Traffic implications
Benton Street is an arterial street providing east/west access to much of western Iowa City,
however it does not meet current standards for right-of-way width. Benton Street intersects with
Sunset, another arterial street, just one block to the west of this location. While there is no
current project to widen Benton Street, this is strategic location where improvements may be
a warranted in the future. The applicant has agreed to dedicate additional right-of-way to bring
the north side of the street up to current arterial street right-of-way standards. This will make it
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possible to add a turn lane and a wider sidewalk if the City improves the street to meet current
design standards.
The vehicular access to the parking facility and the two proposed duplexes would be from the
current location of Spring Street (as noted the applicant is proposing to vacate Spring Street to
allow it to become a private drive as discussed below). This location has adequate site
distance and visibility from Benton Street. Transportation Planners have determined that even
with the anticipated increase of traffic from the additional 47 housing units, this is an
appropriate location for access. Traffic from this type of land use is not expected to add
I significant traffic volume to Benton Street, and will not over burden the street's capacity.
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A passenger loading and unloading area is proposed on the west side of George Street at the
main pedestrian entrance to the new building. The proposal includes a plan for a pedestrian
I skywalk above George Street. The skywalk would connect the existing Oaknoll campus to the
proposed main building. City Council approval of an agreement for use the right-of-way will be
required for the skywalk.
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Storm water management
Streb and Spring Streets are at the head of a drainage way that drains toward Wylde Green Road
r south of Benton Street. The City Engineer recommends that storm water management plan be
approved to ensure that redevelopment does not create drainage problems for the properties
within this drainage area. Storm water calculations have been submitted and are being reviewed
by the City Engineer.
i Sanitary sewer
To ensure that the sanitary sewer system has capacity to accommodate the increased density
proposed by Oaknoll, the City Engineer recommends that applicant's engineer submit a capacity
study. The study and the sanitary sewer system should be submitted and reviewed prior to City
Council approval of this application.
Open space fees
An OPD of 2.70 acres is required to provide .39 acres (16,919 square feet) of neighborhood open
space of or pay fees in lieu of open space. Tower Court Park and Brooklyn Park are located
within the Myrtle Ridge Open Space District that includes Oaknoll. Staff recommends that fees
I be paid in lieu of open space. This proposal has been referred to the Parks and Recreation
Commission for consideration.
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Spring Street Vacation
1 The following factors are to be considered in evaluating a vacation request:
a) Impact on pedestrian and vehicular access and circulation;
b) Impact on emergency and utility vehicle access and circulation;
c) Impact on access of adjacent private properties;
I d) Location of utilities and other easements or restrictions on the property;
e)Any other relevant factors pertaining to the specific requested vacation.
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a. Impact on pedestrian and vehicular access and circulation
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The applicant proposes replacing Spring Street with a widened private street, which would serve
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as an entrance to an underground parking facility and the two duplexes. The right-of-way will no
longer be necessary for vehicle or pedestrian access once the applicant removes the existing
structures. As noted the property at 708 Spring Street is not owned by Oaknoll. It is a duplex with
an entrance on Streb Street and a second entrance on Spring Street. An easement will be
necessary to allow continued access to this property.
b. Impact on emergency and utility vehicle access and circulation
The house on the lot at 700 Spring Street would be removed, and the empty lot would function as
( a turn-around for emergency vehicles. Bollards at the intersection of the lane and Streb Street
would prevent general traffic from Oaknoll from entering the north end of Streb Street. The
proposed configuration would be an improvement when compared the existing access via Spring
Street.
c. Impact on access of adjacent private properties
At present, Spring Street has the characteristics of an alley—no sidewalks, curbs or gutters. The
duplexes now on Spring Street, which rely on the street for vehicular access to their driveways,
would be removed. The duplexes located on the east side of Streb Street back up onto Spring
Street and would also be removed, except for the duplex at 708 Streb Street. Residents of 708
Streb Street would have access to their property via Streb Street and an easement over the
vacated Spring Street. Also, the lot at the end of Spring Street, 1219 Oakcrest Street, has a
parking space that is accessed via Spring Street. An easement to allow public access should be
maintained to allow continued access to these two properties.
d. Location of utilities and other easements or restrictions on the property
Letters have been sent to MidAmerican, Qwest, and Mediacom to determine whether private
utilities are present along this portion of right-of-way.
As part of the vacation process, and proposed construction, the City of Iowa City Engineering
Division would expect that all infrastructure and utility improvements be taken care of by
Oaknoll as part of this project. A 15' storm sewer easement and a 20' sanitary sewer easement
will be needed.
Summary
Provided that concerns regarding sanitary sewer capacity and storm water management can be
addressed, it is staffs opinion that a change in the Comprehensive Plan land use map to show
this area as appropriate for medium density multi-family development is warranted to allow
production of housing for senior residents.
The Zoning Code contains approval criteria which the City should use when evaluating requests
for Planned Development Overlays (14-3A-4):
1.The density and design of the Planned Development will be compatible with and/or
complementary to adjacent development in terms of land use, building mass and scale,
relative amount of open space, traffic circulation and general layout. In 2002 the City
approved a rezoning and the vacation of W. Benton Court to allow a major expansion of Oaknoll.
Similar to this request that project replaced several single-family homes with a large apartment
building for senior residents. In staffs opinion, that development has proved to be a positive
feature in the neighborhood. Although the current proposal would result in a large building, staff
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believes that the design contains features to make the buildings compatible with the higher
density development located to the east as well as the lower density development located to the
north, south and west.
2.The development will not overburden existing streets and utilities. The City's
Transportation Planners have determined that Benton Street has sufficient capacity to
accommodate additional traffic generated by this development. A storm water management
plan and a sanitary sewer capacity study will need to be approved to assure that this
development will not create drainage problems and that sufficient sewer capacity exists for the
increased population.
3.The development will not adversely affect views, light and air, property values and
privacy of neighboring properties any more than would a conventional development.
Although the proposed building is taller than would be allowed in an RM-20 zone it contains
design elements intended to make the apartment building compatible with neighboring
properties.
4.The combination of land uses and building types and any variation from the underlying
zoning requirements or from City street standards will be in the public interest, in
harmony with the purposes of this Title, and with other building regulations of the City.
The proposed expansion of Oaknoll's campus will provide senior housing, a form of housing for
which there is an increasing need.
The applicant has requested three modifications of zoning requirements for the planned
development:
1. An increase in building height from 35 feet to 52 feet. Staff believes it is reasonable to
grant this modification due to construction of the parking facility on the bottom two floors of
the main building. Location of the parking facility would reduce the impact of the building
on the neighborhood. The plan contains design features to help minimize the buildings
mass and scale.
2. Width of garage doors, which may not exceed 18 feet in width, but are shown on the site
plan as 20 and 22 feet wide. Staff would recommend approval of this modification as the
parking facility would be located on a private drive and not highly visible.
3. Minimum requirement for landscaping and tree standards, which requires a ratio of one
tree for every 550 square feet of total building coverage of the lot. The applicant has
requested the minimum requirement be decreased from 97 trees, based on 53,612 square
feet of total building coverage, to 74 trees for 40,642 square feet, based on subtracting the
outdoor courtyard from the total building coverage calculation. Staff believes this is a
reasonable request since the courtyard functions as open space rather than rooftop of the
parking facility. The applicant intends to preserve some of the larger existing trees on the
two single family properties that are part of this development. Because existing trees are
given credit as multiple trees, a credit of up to 21 trees could be achieved. The site plan
shows the location of 53 new trees. The new trees will be a mix of 18 large deciduous, 23
small deciduous and 18 evergreen trees. If the tree requirements are to be reduced, staff
recommends that addition trees be planted on the west side of Streb Street and within the
court yard to compensate for the reduction.
STAFF RECOMMENDATION:
Provided that the applicant demonstrates to the satisfaction of the City Engineer that there is
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sufficient capacity in the sanitary sewer system to accommodate the increased density and that
storm water will be managed to prevent downstream flooding, staff recommends approval of:
1) CA12-00002, the amendment of the Southwest District Land Use Map to change the land use
designation of property located north of Benton Street between Streb and George Street from
Medium Density Single Family Residential to Medium to High Density Multi-Family;
2) REZ12-00010 a rezoning of approximately 2.70 from RS-8 to OPD-20 to allow the construction
of up to 69 apartments and 2 duplexes for elder residents as shown on the Planned Development
Overlay Plan;
3) VAC12-00004 the vacation of Spring Street subject to the retention of an access, sanitary
sewer and storm water easements.
ATTACHMENTS:
1. Location Map
2. OPD Plan
3. Application documents
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Approved by: 7 4/ fr• 7# Die-4,---
Jeff Davidson, Director,
Department of Planning and Community Development
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Christian Retirement Services Inc. d/b/a/ Oaknoll Retirement Residence
Application for Planned Development— Rezoning
June 15, 2012
Legal Description of the Property
Lot 11 and Lot 12 of Grandview Manor(Plat recorded in Plat Book 4, Page 430 at the Johnson County
Recorder's Office), Iowa City, Johnson County, Iowa
And
Lot 1, Lot 2, Lot 3, Lot 4 and Lot 5 of a Subdivision in the Northwest Quarter of Section 16, Township 79
North, Range 6 West of the 5th P.M., (Plat recorded in Plat Book 4, Page 315 at the Johnson County
Recorder's Office), Iowa City, Johnson County, Iowa
And
Lot 24, Lot 25, Lot 26, Lot 27, Lot 28, Lot 29 and Lot 30 of Streb's Second Addition to Iowa City, Johnson
County, Iowa (Plat recorded in Plat Book 4, Page 401 at the Johnson County Recorder's Office).
And
Lot 1, Lot 2 and Lot 3 of a Subdivision of Lot 31 of Streb's Second Addition to Iowa City, Johnson County,
Iowa (Plat recorded in Plat Book 23 Page 42 at the Johnson County Recorder's Office)
And
Spring Street lying adjacent to Lot 24, Lot 25, Lot 26, Lot 27 and Lot 28 of Streb's Second Addition to
Iowa City, Johnson County, Iowa (Plat recorded in Plat Book 4, Page 401 at the Johnson County
Recorder's Office).
Applicants Statement of Intent
Christian Retirement Services, Inc. d/b/a Oaknoll Retirement Residence requests that the properties
defined in these documents be Rezoned from RS-8 to RM-20 with a Planned Development Overlay for
Infill Development accommodating the recently adopted Elder Apartment Housing Density Bonus Option.
The Spring Street Expansion project will contain 69 new independent living apartments ranging in size
from 655 square feet to 1,696 square feet, 2 duplex units, a flexible community gathering space (sized to
accommodate the majority of Oaknoll residents for weekly events), an additional dining venue for the
facility, an exterior courtyard, roof terraces, and other gathering and community spaces. The amenities
envisioned for this expansion are those that Oaknoll's current campus is lacking. 140 parking spaces will
be provided underneath the building to address Oaknoll's current parking challenges as well as reduce
the amount of street parking in the adjacent residential areas. The 2 duplexes between Spring and Streb
Streets provide another type of independent living for residents as well as blending the western edge of
the project to the existing residential scale across Streb Street. The area requested to be rezoned follows
the overall character of the north side of Benton Street and is a natural extension of Oaknoll's existing
campus to the west across George Street between George and Streb Streets.
I
These properties are currently owned by Oaknoll, have purchase agreements in place to be executed in
2012, or have agreed to this rezoning.
Evidence of Ownership
Oaknoll is currently in ownership of the following properties within the described area
1211 Oakcrest Street
I 701 George Street
703 George Street
715 George Street
719 George Street
1204 Benton Street
1212 Benton Street
710/712 Spring Street
706/708 Spring Street
702/704 Spring Street
722/724 Streb Street
715 Spring Street/716 Streb Street
Oaknoll has purchase agreements in place for the following properties within the described area
723 George Street
1218 Benton Street
I
,
1222/ 1226 Benton Street
I
I
700/701 Streb Street
There is one property on Streb Street(708 Streb), that is not yet controlled by Oaknoll. It is a rental
property, and there have been ongoing conversations with the property owner about the rezoning
process. Oaknoll management believes that the property owner is amiable to the rezoning and is
currently working with the owner to establish considerations that will be put in place during
construction. That property is currently excluded from the Planned Development Overlay application but
is included in the request for Rezoning.
Benton Street Future Arterial
Oaknoll plans on increasing the Right Of Way(ROW.) along Benton Street from 66' to 100'to
accommodate the future arterial widening of Benton Street. This gives the new facility a front yard of 11'-
0"which aligns the Spring Street Expansion with Oaknoll's most recent expansion project across George
Street. This places the building 28'-0" away from the existing property line at the current right of way.
,
Scoring Street Vacation
Oaknoll has submitted an application for the vacation of Spring Street and is including that property as
part of this Rezoning. With the exception of 708 Streb Street(see above), Oaknoll holds ownership of all
the properties adjacent to the street and will be the majority user. Spring Street will be replaced and
improved as a private street as part of this development project to widen and provide an entrance to the
under building parking. Because of the nature of Oaknoll's residents being mostly retired there will not be
a significant increase in traffic surging along Benton Street in this area.
Requested Variations
Building Height—The proposed area to be rezoned between George and Streb Streets slopes
approximately 20'-0" down from George Street to Spring Street. When determining the average elevation
height and establishing the base line for the defined 35' maximum height allowed by zoning the building is
not in compliance.
Oaknoll is requesting an increase in the allowable height from 35' allowed by zoning to 52' feet because
of the sloped site condition and the desire to locate the majority of parking for this facility underneath the
building to reduce impact on the neighborhood. The massing and location of the buildings also seek to
minimize the impact of the sloping site to the neighboring community and tie the expansion project into
Oaknoll's existing campus. The following represents how each building face is affected. Please see the
included building elevations with zoning height data and actual building heights illustrated.
North elevation—This elevation has a three story exposure at George Street and slopes down to
expose the two defined basement levels which contain under building parking at Spring Street.
The overall building height on this façade ranges from 24' at George Street to 62' at Spring Street
where the basement levels are exposed. At the highest point the building on this face is 16'
above what is currently allowed by zoning due to the elevation base line location.
South elevation—This elevation has a three story exposure at George Street. The eastern wing
has an added floor stepped back from the Benton Street face. The overall building height on this
facade ranges from 36' on George Street and 58' on Spring Street where the two defined
basement levels are exposed. At the highest point the building on this face is 12' above what is
currently allowed by zoning due to the elevation base line location.
East—This elevation has a four story exposure and is the façade that requests the largest
variance to the height requirements for the zoning of this area. The overall height on this facade
is 48'with step backs on both Benton Street and on the northern portion of the building to
address the scale of the neighboring properties. The 48' high central portion of this face relates
directly to the 6th floor of Oaknoll's Existing campus and allows for a visual connection of the
facilities across George Street. This is also the building face that the skywalk connects to the
existing campus. The overall height on this façade is 48'. At the highest point the building on this
face is 24' above what is currently allowed by zoning due to the elevation base line location.
West—This elevation has a five story exposure including both basement levels fully exposed.
This façade is buffered from the neighboring properties by providing duplex units in the land
located between Spring and Streb Streets locating this façade 120' away from the western
property line. The overall height on this façade is 58'. At the highest point the building on this
face is 12' above what is currently allowed by zoning due to the elevation base line location.
i
1
i Overall the proposed Spring Street Expansion utilizes the sloping nature of the site to balance the impact
to the surrounding neighborhood while taking the existing context and scale of Oaknoll's campus into
consideration. The project scale and increased building height allows Oaknoll to provide a diverse mix of
senior housing opportunities within the Iowa City Urbanized area and accommodates the rising numbers
of retirees to Johnson County due to the area's attractive amenities, hospitals, cultural, arts and retail
opportunities. Oaknoll currently has a waiting list of 160 persons with little existing vacancy which is
evidence that locally there is a strong need for additional senior living opportunities.
The project locates more parking than required for the residential units (140 spaces for 69 apartments)
under the building to preserve the character of the neighborhood and remedy some of the existing
parking challenges in this area. Locating the parking under the building also allows the reduction of hard
surface areas to help control storm water runoff. The proposed exterior courtyards and rain gardens will
further reduce run off for this project. Green roofs are being researched as another storm water quantity
and quality control method.
The project is designed for a three story exposure on three sides with portions of the 2 basement levels
exposed except for the opportunity on the east façade relating to the higher building mass of Oaknoll's
existing campus at the top of the hill. The higher east façade is stepped back on both the north and south
faces to minimize impact to the Benton and Oakcrest properties. The scale of the project is minimized at
the western edge where it relates to the existing residential area across Streb Street with intermediate
duplexes then steps up as the project moves east up the slope to George Street and Oaknoll's existing
campus. The building has also been stepped back at both the east and west wings along Benton Street.
I
Skywalk
Oaknoll is proposing the connection of this project to their existing campus via a skywalk across George
Street. The skywalk will be located mid-block between Benton Street and Oakcrest and will
accommodate required George Street vehicular traffic with a designed clear space below of minimally
18'-0" above street level. The skywalk will connect the existing campus to the main community level of
the new building providing a number of resources for the entire campus.
Tree Plantings
Oaknoll places a high value on a human connection to nature and desires to provide opportunities to view
aesthetically pleasing vegetation and access outdoor spaces. Oaknoll will be providing an outdoor
courtyard for its residents to enjoy year around built on top of the parking garage. This courtyard is meant
to enhance their quality of life by providing places to reflect, gather, garden, listen to water features, view
birds, fish, and an ornamental landscape. The current total building lot coverage is 53,612 SF. One of
the tree planting requirements in Sec 14-5E-8 B states that for lots containing multi-family or group living
uses, one tree for every 550 SF is required. This would equal 97 trees.
Based on Sec 14-3A-7, exceptions to this requirement can be made. Oaknoll is requesting that the
courtyard square footage be subtracted from the total building lot coverage square footage number since
it is enhancing the environment for residents and the general public viewing this space. The courtyard
design also aligns with the City Comprehensive Plan by providing a creative solution to minimizing
environmental impacts. The courtyard will serve as a place to capture rain water from building rooftops
and treat/recycle that rain water on site. As a result, a significant amount of stormwater runoff will be
eliminated from the community's water system and water quality will be improved through infiltration and
filtration devices. The outdoor courtyard is 12,970 SF. The new requirement would equal 74 trees.
Closing statement
Oaknoll has historically expanded its facility in a way that is considerate and not detractive of the
surrounding area in terms of scale, materials, and overall impact. Oaknoll has illustrated its high design
and construction standards continuously throughout their former expansion projects and will continue to
promote a well-designed development on this site to provide a safe and healthy atmosphere for its
residents and neighbors.
Oaknoll consistently works to meet the requirements of the City of Iowa City and has met frequently with
them throughout the planning process of this expansion project and incorporated many of the planning
department's recommendations.
Oaknoll is currently working with the Weidt Group, a consultant of Mid-American Energy, to maximize the
efficiency of this facility from an energy usage standpoint and is considering LEED certification through
the US Green Building Council.
Oaknoll has held an open house for the surrounding neighborhood on May 30, 2012 to present the Spring
Street Expansion project and address any comments on the proposed Rezoning and Planned
Development. Oaknoll's closest neighbors were in attendance and positive discussion was had. Oaknoll
has also consulted with its residents and future residents to ensure the facility meets the community's
needs now and in the future.
Oaknoll feels that this expansion project will help satisfy a growing need for diverse senior living options
in the Iowa City area that are located within the city limits close to Iowa City's outstanding amenities, the
University of Iowa Hospitals and Clinics as well as the downtown area.
STAFF REPORT
To Planning and Zoning Commission Prepared by Andrew Bassman, Planning Intern
Item: REZ12-00011 Date: June 8, 2012
GENERAL INFORMATION:
I
Applicant: Southgate Development Services
755 Mormon Trek Boulevard
Iowa City, Iowa 52246
319-337-4195
Contact Person: Glenn Siders
755 Mormon Trek Boulevard
Iowa City, Iowa 52246
319-337-4195
gsiders @southgateco.com
Requested Action: Re-zoning from ID-RP (Interim Development-
Research Park) to RM-12 (Low Density Multi-Family
Residential)
Purpose: Low-density multi-family development
Location: East of Camp Cardinal Boulevard, south of Preston
Lane, west of Camp Cardinal Road
} Size: 27.68 acres
Existing Land Use and Zoning: Undeveloped land, ID-RP
Surrounding Land Use and Zoning: North: OPD-8 (Planned Development Overlay)
South: Iowa Armory Board, P1 (Neighborhood
Public)
East: ID-RS (Interim Development Single-Family
Residential)
West: RR-1(Rural Residential), Iowa City Corporate
Limits
Comprehensive Plan: Office research park
Neighborhood Open Space District:
{
File Date: May 29, 2012
45 Day Limitation Period: July 13, 2012
BACKGROUND INFORMATION:
The applicant, Southgate Development Services, proposes re-zoning 27.68 acres of land located
east of Camp Cardinal Boulevard, south of Preston Lane and west of Camp Cardinal Road from
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2
an Interim Development- Research Park (ID-ORP) Zone to Low-Density Multi-Family Residential
(RM-12) Zone.
In 2002, the applicant entered into a Memorandum of Understanding with the City that included
adoption of the Clear Creek Master Plan. The Clear Creek Master Plan applies to about 462 acres
of land north of Melrose Avenue, east of Highway 218 and south of Clear Creek. The Plan called
for improvements to Camp Cardinal Road and a concept plan for commercial and residential land
uses surrounding that road. Costs for reconstructing, realigning and extending Camp Cardinal
Road and Deer Creek Road would be shared by the City of Iowa City, the developer and the City
of Coralville. The improvements were later completed on Camp Cardinal Boulevard rather than
Camp Cardinal Road.
The concept of the Clear Creek Master Plan was to locate commercial, office and retail uses at
major intersections and along higher volume traffic routes. The developer would build multi-family
residential structures to transition to single-family uses. The applicant intended to cap density in
any subdivision at 20 units per acre. The Plan stated that the applicant expected the City of Iowa
City and City of Coralville to pay for extending sanitary sewer and water services to the
development, and use condemnation power to acquire easements if necessary.
In the current re-zoning application, the applicant has stated that commercial use, particularly on a
property of this size, is no longer appropriate for the area. The applicant has not indicated what
has changed since the Memorandum of Understanding was signed. The applicant has stated that,
due to the location of the site near Highway 218 and Camp Cardinal Boulevard, multi-family
development would make the most sense.
The Comprehensive Plan indicates office research park uses would be appropriate in this area
Therefore, before rezoning this area to a residential designation, the Comprehensive Plan would
need to be amended.
The applicant has indicated that they do not plan to use the Good Neighbor Policy.
ANALYSIS:
Current and proposed zoning
The interim development zone allows for managed growth where agricultural and other non-urban
land uses may continue until the City is able to provide services and urban development can
occur. The ID-RP designation indicates that either a Research Development Park (RDP) or Office
Development Park (ORP)zoning designation is the logical next step toward implementing the
comprehensive plan for this area if it is determined that infrastructure and services are now in
place to accommodate urban development. Multi-family uses are not allowed in the Interim
Development Zone or in the ORP or RDP Zones.
The RM-12 zone provides for development of low density multi-family housing, duplexes, and
high-density single-family housing, such as townhouses. Since the zone is intended to supply
diverse housing options, careful attention to site and building design to ensure the compatibility of
various housing types is important. The minimum lot requirement for multi-family use is 8,175
square feet of total area and 2,725 square feet per unit. If this re-zoning request is approved, up
to 330 multi-family dwelling units could be built on this property.
Comprehensive Plan
A more detailed district plan for the Northwest Planning District has not yet been completed.
The general Comprehensive Plan future land use scenario map shows the area as appropriate
for office research park uses. Before rezoning to a residential zoning designation, the
comprehensive plan would need to be amended.
The section of the Comprehensive Plan devoted to the Northwest Planning District states that
the far west area of the Northwest Planning District is largely undeveloped due to issues related
to the extension of municipal infrastructure, including sanitary sewer service, arterial street
access and City water service. Land uses proposed for the undeveloped portion of the
Northwest Planning District include low-density residential and office research park uses.
Development of a large office research park in this area may be hampered by competition from
the University-owned Oakdale Research Park in Coralville.
The Comprehensive Plan states that the greatest constraint to the immediate development of
the area has been the rugged topography and its effect on the extension of sewer service. The
undeveloped portion of the Northwest Planning District features extensive areas of woodlands,
steep slopes, stream corridors, potential wooded and un-wooded wetlands, hydric soils and
reported archaeological sites. Due to these sensitive environmental features, a planned
development rezoning would be appropriate as it would allow for development to be clustered
away from sensitive features and allow for modifications to the underlying zoning standards as
appropriate to the property's unique characteristics.
The Comprehensive Plan also states that a neighborhood commercial zone may be needed in
the far west area of the Northwest Planning District to serve future residential neighborhoods.
Any commercial development located near the interchange of Melrose Avenue with U.S.
Highway 218 would need to be carefully planned so that it wouldn't encourage traffic from the
highway to flow through emerging or planned residential areas.
Compatibility with neighborhood
This particular property is largely surrounded by undeveloped land. However, further to the
north there is an emerging medium density residential neighborhood with a mix of townhouses
and small lot single family. Further to the east is Walnut Ridge, a low density single family
neighborhood that contains large lot estate housing. However, there is a large amount of
undeveloped land between the subject property and Walnut Ridge that is zoned Interim
Development—Single Family Residential.
A planned development that includes multi-family development clustered in a manner that is
sensitive to the environmental features and topography of the site and that is appropriately
buffered or transitioned to the adjacent single family neighborhoods would be appropriate for
this property.
Environmentally Sensitive Areas
A drainageway runs through the south end of the area of the proposed re-zoning. Highly
erodible, steep slope area with 25% slope or greater touches the east border the area Highly
erodible 18% to 25% steep slope and upland woods extend throughout the area. Any proposal
for development in this area would be subject to a Sensitive Areas Review, which is
accomplished in most cases through the planned development rezoning process.
Given the presence of these environmentally-sensitive areas, future development in the area
would be challenging. Staff has requested that the applicant submit a concept plan to illustrate
how the land would be developed in a manner that minimized disturbance of sensitive areas. As
mentioned above, development would likely not be possible without going through a Planned
Development rezoning process that included a Sensitive Areas Review. A planned development
process would allow for density to be clustered away from sensitive areas. According to the
4
Clear Creek Master Plan, the density on the developable portions of the land would be higher,
but there would be larger areas of open space in between these developed areas.
Traffic implications
Camp Cardinal Boulevard, an arterial street, is built to accommodate the amount of traffic that
would be generated by a low density, multi-family development. However, since there was not
a concept plan submitted with the application, there is no indication of how access to individual
properties or buildings on the site would be provided. There is a curb cut on Camp Cardinal
Boulevard that abuts this property on the west, which is an indication that vehicular access will
be provided to the site in this location, although the land slopes rather steeply from the arterial
street to the developable portion of the property. Camp Cardinal Road, which is an unpaved
road that abuts the eastern edge of the property, could potentially provide another means of
access to the subject property from the east. Camp Cardinal Road is oriented north-south but
dead-ends to the north where a private drive for a single family home branches off to the
northeast. Depending on the type and density of development proposed on the property, it may
be necessary to build a new east-west street across the property that would provide a
connection between Camp Cardinal Boulevard and Camp Cardinal Road. A concept for a
connecting street is illustrated in the Clear Creek Master Plan. This connection will be important
to provide connectivity between this property and future development on the property to the
east.
There is currently no sidewalk along Camp Cardinal Road, which is not built to City standards.
Improvements to this roadway will be necessary as development occurs. Camp Cardinal
Boulevard is fully developed to City arterial street standards and includes a sidewalk and a bike
lane/sharrow.
Summary
The applicant and the City entered into a Memorandum of Understanding in 2002, which involved
a plan for infrastructure improvements by the City to allow the opportunity for commercial and
residential uses on land owned by the applicant. The applicant no longer intends commercial use
for the subject property and is proposing a low density multi-family designation instead. The
Comprehensive Plan shows future land use of the area as office park research. The
Comprehensive Plan would need to be amended to allow the land to be rezoned for residential
uses.
Topography and environmentally-sensitive areas in the area will make development challenging.
A planned development is likely to be required. Due to these conditions, staff requests that the
applicant submit a concept plan to illustrate how multi-family residential uses would be
constructed in the area which should give some indication what density is appropriate.
STAFF RECOMMENDATION:
Staff recommends deferral of the proposal to rezone 27.68 acres of land located east of Camp
Cardinal Boulevard, south of Preston Lane and east of Camp Cardinal Road from an Interim
Development Office Research Park (ID-RP) zone to a Low-Density Multi-Family Residential (RM-
12) zone, until the applicant submits a concept plan to illustrate how the property could be
developed for multi-family uses given the existing environmentally-sensitive features of the area.
This concept plan should include a new street connecting Camp Cardinal Road and Camp
Cardinal Boulevard.
3
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ATTACHMENTS:
1 1. Location Map
1 2. Aerial Photograph
s Approved by: J
I Robert Miklo, Sehior Planner,
Department of Planning and Community Development
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STAFF REPORT
To Planning and Zoning Commission Prepared by Andrew Bassman, Planning Intern
Item: REZ12-00012 Date: June 21, 2012
GENERAL INFORMATION:
Applicant: Southgate Development Services
755 Mormon Trek Boulevard
Iowa City, Iowa 52246
319-337-4195
Contact Person: Glenn Siders
755 Mormon Trek Boulevard
Iowa City, Iowa 52246
319-337-4195
gsiders @southgateco.com
Requested Action: Rezoning from ID-RM to RM-12
Purpose: Multi-Family residential development
Location: Northeast corner of McCollister Boulevard and South
Gilbert Street intersection
Size: 13.90 acres
Existing Land Use and Zoning: Vacant, ID-RM (Interim Development Multi-family)
Surrounding Land Use and Zoning: North: Sand Prairie Park- P1
South: Undeveloped -ID-RM
East: Single family residential -OPD5
West: Public Works Complex and undeveloped - P1
and CC-2
Comprehensive Plan: South District Plan, apartments with a transition to
townhouses and duplex and or small lot single family
File Date: May 29, 2012
45 Day Limitation Period: July 13, 2012
BACKGROUND INFORMATION:
The applicant, Southgate Development Services, proposes re-zoning 13.90 acres of land located
at the northeast corner of the McCollister Boulevard and South Gilbert Street intersection from an
Interim Development Multi-Family (ID-RM) zone to a Low-Density Multi-Family (RM-12)zone.
The applicant has stated that, given the recent improvements to the Terry Trueblood Recreational
Area—located to the south of the proposed re-zoning—the area is well-situated for development.
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In January of 2002, the City received an application to re-zone a 17.64-acre parcel located on the
east side of Gilbert Street across from Napoleon Park from an ID-RM and ID-RS zone to a
Planned Development Housing Overlay (OPDH-12). The 17.64-acre parcel included the area of
the current rezoning application. The applicant proposed building a 168-unit apartment complex
marketed to university students. Staff recommended the application be denied due the scale of
the proposed complex, its conflict with the South District Plan and the Comprehensive Plan, and
concerns about the amount of traffic the apartment complex would generate and the ability of
existing roads to handle the traffic.
Since that previous zoning request for this property, Gilbert Street has been improved to meet City
arterial street standards and McCollister Boulevard, also an arterial street, has been constructed
adjacent to this property.
The applicant has indicated that they do not plan to use the Good Neighbor Policy.
ANALYSIS:
Current and proposed zoning
The interim development zone that currently applies to this property allows for managed growth
where agricultural and other non-urban land uses may continue until the City is able to provide
services and urban development can occur. It is basically a holding zone that allows agricultural
uses and very low density residential (single-family dwellings with a minimum lot size of 10 acres)
until such time that adequate City facilities and services are in place to serve more intense
development. The Multi-Family Residential (RM) designation with the Interim Development (ID)
designation indicates the intended future use of the property according to the Comprehensive
Plan.
The proposed RM-12 zone provides for development of high-density single-family housing and
low-density multi-family housing. Since the zone is intended to supply diverse housing options
(small lot single family, duplex, townhouse and apartments), careful attention to site and building
design to ensure compatibility of various housing types is important. The minimum lot requirement
for a multi-family use is 8,175 square feet of total area and 2,725 square feet per unit, and 5,000
square feet of total area for a single-family detached use If this re-zoning request is approved,
{ based on the minimum lot area required in the RM-12 zone, up to 222 multi-family dwelling units
could be built on this property. However given the triangular shape of the property and the need
to set aside land for storm water management, it is unlikely that the maximum density allowed by
zoning could be achieved.
Comprehensive Plan
The South District Plan future land use scenario map shows a mix of apartments, townhouses
and duplex or small-lot single family as the intended use for this property. The South District
Plan states that detached, single-family housing will be the predominant land use in the district
and should be located in central portions of neighborhoods away from arterial streets. Low-to
medium-density multi-family housing, in the form of townhouses and small apartment buildings,
should be located at the edges of the neighborhood and along arterial streets, and near the
neighborhood commercial center, trails, major open space and institutional uses.
The Comprehensive Plan states that the size of individual parcels zoned for multi-family use
should be limited so that scale of buildings is compatible with surrounding uses and traffic
generated from such development is adequately accommodated. Small lots of approximately
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12,000 to 16,000 square feet in low-density multi-family zones, which ensures construction of
apartments of no more than four to six units per building and 24 total units at any intersection,
are appropriate at the intersections of collector and arterial streets.
The Comprehensive Plan states that the City will influence the pace and character of
development in the South District through the extension of infrastructure, such as sanitary
sewer and arterial streets. The City's decisions regarding re-zonings can have a great bearing
on the quality of physical design, and in some ways on the long-term quality of life of the
neighborhoods to be built in the South District. Implementation of the South District Plan will
occur as development proposals are approved and neighborhood planning concepts are
incorporated into these developments.
Compatibility with neighborhood
Immediately to the east of the subject property the Sand Hill Estates subdivision contains single
family homes that back up to a trail that abuts the proposed RM-12 zone. As illustrated in the
South District Plan, to provide a transition from the homes to potentially larger scale apartment
buildings that would be allowed in the RM-12 zone, staff would recommend that smaller scale
attached housing, such as duplexes and /or townhouses be incorporated into any development
plan for the subject property.
Large public parks including Napoleon, Sand Prairie and the Terry Trueblood Recreation area,
provide adequate open space to serve development of this property. The presence of the
Public Works Complex and an undeveloped commercial zone on the west side of Gilbert Street
warrant enhanced landscaping to help buffer residential development on this property.
Environmentally Sensitive Areas
The Sensitive Areas map shows hydric soils exclusive of wetlands along the northeast and
south borders of the area. The presence of hydric soils indicates probable existence of high
water tables, which would require special construction practices during development. Any future
development of the area would require a Sensitive Areas Review.
During the previous rezoning application process, a letter received by the City from the Iowa
Department of Natural Resources expressed concern about the possible adverse impact of
development in the area on the ornate box turtle, a threatened species in the state. The DNR
recommended the applicant conduct a survey of box turtles in the area. The Comprehensive
Plan also mentions the presence of box turtles in the area. During the subsequent
development of Sand Hills Estates, the box turtles were moved from the area with guidance of
the DNR.
Traffic implications
The low density of existing development and low-traffic volume in the area, combined with the
location of the proposed rezoning at the intersection of two arterial streets, should amount to
minimal traffic implications if this rezoning is approved. The completion of the Gilbert Street
improvement project should dispel traffic concerns that contributed to the denial of the previous
zoning request for this property.
Summary
This area now has adequate City infrastructure and appears ready for rezoning from the ID
designation. Although the South District Plan indicates that development of some apartment
buildings is appropriate in this location, the plan calls for a mix of other building types to avoid a
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large concentration of apartment buildings. In Staffs opinion RM-12 zoning would be appropriate
for this property if it is tied to a development plan that includes a mix of housing types. This could
be achieved through a Conditional Zoning Agreement that includes a concept plan showing how
the property would be developed or a rezoning to RM-12 or with a Planned Development Overlay
that includes a specific plan for the property. If not tied to a development plan a rezoning of this
property to RM-12 could result in the possibility of over 200 apartment units, which would be
contrary to the policies of the Comprehensive Plan and the land use scenario illustrated in the
South District Plan.
STAFF RECOMMENDATION:
Staff recommends REZ12-00012, an application to rezone 13.90 acres at the northeast corner of
the intersection of South Gilbert Street and McCollister Boulevard, from an ID-RM zone to RM-12
zone, be deferred to allow for development of a concept plan or a Planned Development Overlay
that includes a mix of multi-family buildings and townhouse and/or duplex style units.
ATTACHMENTS:
1. Location Map
2. Aerial Photograph ..,
Approved by: '`�� � -• -"
Robert Miklo, Senior Planner,
Department of Planning and Community Development
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From: Timothy Orion <oneopshun @yahoo.com>
Sent: Friday, June 15, 2012 10:36 AM
To: PlanningZoningPublic
Cc: Council
Subject: S. Gilbert Street North of McCollister(REZ12-00012)
fi
To the Iowa City Planning and Zoning Commission,
My name is Timothy Orion and I am the property owner of 823 McCollister Court, Iowa City, IA 52240. I am
officially and formally submitting my disapproval and rejection of the proprosed rezoning located at S. Gilbert
Street, north of McCollister(REZ12-00012). I, in no way, support the rezoning proposal/application submitted
by Southgate Development Services or any other entity concerning this location.
i This rezoning will completely ruin my neighborhood/community in numerous ways. Here is a list to name a
few: Lowered property value for all neighboring property owners, increased traffic and traffic safety, increased
crime, increased noise pollution, destruction of aesthetic value and appeal, increased safety concerns for
families and their children in the community, increased safety concerns for families and their children that
utilize the nearby Napoleon Park and Trueblood Pond, increased safety concerns for the City of Iowa City
property and employees at the Public Works complex across the street, increased safety concerns for the local
wildlife.
These concerns are long term and can not be fixed if the rezoning happens. The only benefit this will give
anyone in and out of Iowa City, is the short term financial gain for Southgate Development Services. They
don't live in this neighborhood, I do. They don't have to worry about the short and long term negative effects, I
do. They don't have to worry about their property value going down, I do. Nothing, I repeat, nothing positive
will result in the rezoning of this area.
I again submit my official and formal disapproval and rejection of the proposed rezoning at S. Gilbert Street,
north of McCollister(REZ12-00012).
Thank you for your time and please don't hesitate to contact me with any questions or concerns you may have
1
Timothy Orion
Property Owner of
823 McCollister Court
Iowa City, IA 52240
319-538-1852
}
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9
City of Iowa City
MEMORANDUM
Date: June 15, 2012
To: Planning and Zoning Commission
From: Karen Howard, Associate Planner
RE: Adjustment to the front setback averaging provisions in the Zoning Code
One of the main purposes of establishing minimum front setback standards is to
maintain a general consistency in the placement of homes along a street frontage.
Consistent placement of homes in relation to the street and to other homes on adjacent
lots is one element that helps to define the character of a neighborhood. Since minimum
setback standards have varied over time and some neighborhoods were intentionally
built with deeper or shallower front yards, the zoning code contains setback averaging
provisions that allow or require variation from the current minimum setback standards in
cases where a majority of homes along a frontage have been built with deeper or
shallower setbacks.
These averaging provisions are intended to allow new development or infill development
to respond to the general character that has already been established along a street
frontage. Averaging provisions are calculated by measuring setbacks of the homes
along an entire frontage. A frontage includes all the lots from one intersecting street to
the next street, in other words, along the same block face.
While these setback averaging provisions have worked quite well in ensuring that homes
are placed in a manner that reflects the neighborhood character, the averaging formula
breaks down for very short frontages that contain only a few lots. There was a recent
instance where a frontage contained only two lots and since a house was built on one of
the lots with a front setback that was at least five feet further from the street than the
required front setback, it forced the buyer of the other lot on the block to place their
home further from the street than the required setback as well. As a consequence these
buyers could not build the house as originally designed.
To avoid these types of unintended consequences, staff recommends exempting
frontages containing three or fewer lots from the setback averaging provisions. The
proposed changes to the zoning code are set forth on the following page. The underlined
text is the suggested new language and strike - through notation indicates text that will be
deleted. All other language in the subject code section will remain unchanged.
Approved by:
Robert Miklo, Senior Planner,
Department of Planning and Community Development
Amend 14-2A-413-3e(1) as follows:
(1)Where at least 50 percent of the lots along a frontage have been developed and all of these
developed lots are occupied by principal buildings that are located at least 5 feet further
from the street than the required front setback, the required front setback along the frontage
is increased to the equivalent of the setback of the building closest to the street. However,
this averaging provision does not apply to frontages that contain three or fewer lots.
Amend 14-28-48-3e(1) as follows:
(1)Where at least 50 percent of the lots along a frontage have been developed and all of these
developed lots are occupied by principal buildings that are located at least 5 feet further
from the street than the required front setback, the required front setback along the frontage
is increased to the equivalent of the setback of the building closest to the street. However
this averaging provision does not apply to frontages that contain three or fewer lots.
Amend 14-2B-6I-1, as follows:
f
I. Additional Standards in the Central Planning District
1. Front Setbacks
The front setback for new buildings must not deviate more than 5 feet from the average
setback of existing principal buildings along the same frontage. Alternatively, for frontages
than contain more than six lots, the average may be calculated based on the principal
building setbacks on the four closest lots along the same frontage to the lot containing the
new building. However, in-F1494nstanse-shall a new building shall not be located closer to the
street than the existing principal building that is closest to the street along the same
frontage. This setback standard supersedes the setback standards of the base zone.
Frontages that contain three or fewer lots are exempt from the provisions of this paragraph.