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Home My WebLink About2016-07-05 Public hearingNOTICE OF PUBLIC HEARING Notice is hereby given that a public hearing will be held by the City Council of Iowa City, Iowa, at 7:00 p.m. on the 6th day of July, 2016, in Emma J. Harvat Hall, 410 E. Washington Street, Iowa City, Iowa, or if said meeting is cancelled, at the next meeting of the City Council thereafter as posted by the City Clerk; at which hearing the Council will consider: A resolution approving an amendment to the Comprehensive Plan for property located north of Benton Street and west of Orchard Street to be included in the Downtown and Riverfront Crossings Master Plan. A Copy of the proposed resolution is on file for public examination in the office of the City Clerk, City Hall, Iowa City, Iowa. Persons wishing to make their views known for Council consideration are encouraged to appear at the above- mentioned time and place. MARIAN K. KARR, CITY CLERK Comprehensive Plan Item CPA16-00002 A public hearing for discussion of an amendment to the Comprehensive Plan for property located north of Benton Street and west of Orchard Street to be included in the Downtown and Riverfront Crossings Master Plan City or Iowa cay CPA16-00002 Orchard Court District it _ ! R a t T 1 I' Y� rii � j•�y ;tL • 1d -w' 'N, r 4 y En E) Prepared by. Marti Wot Date Prepared: March 201E Feet 0 900 1.800 TJw il, 4W ��.�'� -- y ".,"✓� � r � � r% � .fib ; T r I -,p a f r ar» xb'i 6 � wf �� •� � `7 *61k �Tri �w • �.... �-'�,... �.• T .. � � � LlVy1 � .•W � iii .e ' �w _ �•'� Q4� I V City of Iowa City 0 CPA16-00002 e Prepared by. Mari w Date Prepared: March 20' Orchard Court District 0 ,00 Feet ,. • fVwJOWT -VL 1w �► �� r.1rr ,r' I - .k * A y ■ mull11 4 u�• ••. •• wW ,. • e� .�I�Ip�M�MNpiMp - l t f e e � 7 Request to amend the Comprehensive I Ian to change land use designation of r, :7I15.,Lc' orchard court district - adjacent to west riverfrort district M & W PegftrUes Rlverfront Condominurm 20A )Am Unto lw-A r,m Cn1', i. orchora I Court C� Districk 4• SHIVEHATTEMY N 3 t 3 i� h�l� .w ua ..R � �� • .R 1 view looking east on Benton with existing houses IAlam_* r _ previous aerial view M & W Properties 06.02.46 Riverfront Condominiums 5HVo-fA=---W 204 West Benton Street, lows City, Iowa AE 9 IT IT E C I . RE • E. • I NEI E INS aerial view from southwest M & W Properties Riverfront Condominiums 204 West Benton Street Iowa City. Iowa 03.31.16 SHINEI-IA=k --RY •�s�i. ee.0 �e.er�iw�e�iw• M & W Properties Riverfront Condominiums 204 West Benton Street, bwa City, iowa 08.02.18 SHNi}IATTCRY M & W Properties Riverfront Condominiums 204 west Ben1Dn s#"t, bwe city, bws 08.02.16 SHNC�FIATTCRY tx} 3T Aad f: - lilII wVi4e, loom + i'. I P JJL .� �i =`vlill utY'ys?�i ai zlsfmg4aaG, r<t:a Factors to consider in Comprehensive Plan amendment 1. Circumstances have changed and/or additional information or factors have come to light such that the proposed amendment is in the public interest • Adoption of Riverfront Crossings District in 2013, and redevelopment of properties east of Orchard St, is a change in circumstance 2. The proposed amendment will be compatible with other policies or provisions of the Comprehensive Plan, including any District Plans • SW District Plan encourages redevelopment of properties on the west side of Orchard St, including mixed-use Sento t existing aerial view revised aerial view M & W Properties 08.02.16 Riverfront Condominiums SHNEt1A=--RY 204 West Benton Street Iowa City. Iowa ue. i I..,. Iii. I..i.. I.,.. From Mark Seabold Public Hearing # 4a July 5, 2016 orchard district - adjacent to west riverfront district X 1. 14 tt AY M & W Properties 07.05.16 Riverfront Condominiums SHIVEHATTERY 204 West Benton Street, Iowa City, Iowa APCHITECTIPEIEN.INEE IN� orchard district - property map M & W Properties 07.05.16 Riverfront Condominiums SHIVC-HATTC-RY 204 West Benton Street, Iowa City Iowa AaCHITEC.I a E.EN.INEE IN� LJ �r r_r Ll relocated entry drive along north side of site from Orchard Court LI previous aerial view M & W Properties 07.05.16 Riverfront Condominiums SHIVC-HATTC-RY 204 West Benton Street, Iowa City Iowa AaCHITEC.I a E.EN.INEE IN� revised aerial view M & W Properties 07.05.16 Riverfront Condominiums SHIVC-HATTC-RY 204 West Benton Street, Iowa City Iowa AaCHITEC.I a E.EN.INEE IN� revised aerial view M & W Properties 07.05.16 Riverfront Condominiums SHIVC-HATTC-RY 204 West Benton Street, Iowa City Iowa AaCHITEC.I a E.EN.INEE IN� revised aerial view M & W Properties 07.05.16 Riverfront Condominiums SHIVC-HATTC-RY 204 West Benton Street, Iowa City Iowa AaCHITEC.I a E.EN.INEE IN� revised aerial view M & W Properties 07.05.16 Riverfront Condominiums SHIVC-HATTC-RY 204 West Benton Street, Iowa City Iowa AaCHITEC.I a E.EN.INEE IN� revised aerial view M & W Properties 07.05.16 Riverfront Condominiums SHIVC-HATTC-RY 204 West Benton Street, Iowa City Iowa AaCHITEC.I a E.EN.INEE IN� screened parking under building space for community >A gardens work with owner of 330 to remove gravel drive to increase green space between properties pedestrian street - neighborhood park setting t; A 0 plaza space between buildin screened parking under building space for community >A gardens work with owner of 330 to remove gravel drive to increase green space between properties pedestrian street - neighborhood park setting f�< 0 w: plaza space between buildings', increased front yard setback for Benton Street widening L i I landscaping along Orchard Street M & W Properties Riverfront Condominiums 204 West Benton Street, Iowa City, Iowa 07.05.16 SHIVC-HATTC-RY z"""�� T,' ,a ` " ,til.• 1�1� ' , , Aw ,'memo 4A I�II� R. IIII' III liu 'IN" 111�� an oil T,� I n }�� t�1�xi�✓Calf"� Il�y�a% —_ front yard defined for each unit M & W Properties 07.05.16 Riverfront Condominiums SHIVC-HATTC-RY 204 West Benton Street, Iowa City Iowa AaCHITEC.I a E.EN.INEE IN� landscaping along Orchard Street M & W Properties 07.05.16 Riverfront Condominiums SHIVC-HATTC-RY 204 West Benton Street, Iowa City Iowa AaCHITEC.I a E.EN.INEE IN� view looking east on Benton with existing houses M & W Properties 07.05.16 Riverfront Condominiums SHIVC-HATTC-RY 204 West Benton Street, Iowa City Iowa AaCHITEC.I a E.EN.INEE IN� view looking east on Benton with existing houses M & W Properties 07.05.16 Riverfront Condominiums SHIVC-HATTC-RY 204 West Benton Street, Iowa City Iowa AaCHITEC.I a E.EN.INEE IN� view looking east on Benton with existing houses M & W Properties 07.05.16 Riverfront Condominiums SHIVC-HATTC-RY 204 West Benton Street, Iowa City Iowa AaCHITEC.I a E.EN.INEE IN� view looking east on Benton with existing houses M & W Properties 07.05.16 Riverfront Condominiums SHIVC-HATTC-RY 204 West Benton Street, Iowa City Iowa AaCHITEC.I a E.EN.INEE IN� 33'- 36' tall -varies height comparison with existing houses M & W Properties 07.06.16 Riverfront Condominiums SHIVC-HATTC-RY 204 West Benton Street, Iowa City Iowa AECHITEC.I a E.EN.INEE IN� `i�trt M 0 a tiV b" 6 Nx5 existing aerial view M & W Properties Riverfront Condominiums 204 West Benton Street, Iowa City Iowa tih7 � Q NJS 07.05.16 SHIVC-HATTC-RY revised aerial view M & W Properties 07.05.16 Riverfront Condominiums SHIVC-HATTC-RY 204 West Benton Street, Iowa City Iowa AaCHITEC.I a E.EN.INEE IN� NOTICE OF PUBLIC HEARING Notice is hereby given that a public hearing will be held by the City Council of Iowa City, Iowa, at 7:00 p.m. on the 5th day of July, 2016, in Emma J. Harvat Hall, 410 E. Washington Street, Iowa City, Iowa, or if said meeting is cancelled, at the next meeting of the City Council thereafter as posted by the City Clerk; at which hearing the Council will consider: A resolution approving an amendment to the Comprehensive Plan for property located north of Benton Street and west of Orchard Street to be included in the Downtown and Riverfront Crossings Master Plan. A Copy of the proposed resolution is on file for public examination in the office of the City Clerk, City Hall, Iowa City, Iowa. Persons wishing to make their views known for Council consideration are encouraged to appear at the above- mentioned time and place. MARIAN K. KARR, CITY CLERK 4` Prepared by: Bob Miklo, Senior Planner, 410 E. Washington St, Iowa City, IA; 319-356-5240 (CPA16-00002) RESOLUTION NO. i A RESOLUTION APPROVING AN AMENDMENT TO THE COMPREHENSIVE'PLAN FOR PROPERTY LOCATED NORTH OF BENTON STREET AND WEST OF ORCHARD STREET TO BE INCLUDED IN THE DOWTNOWN AND RIVERFRONT CROSSINGS MASTER PLAN. WHEREAS, the Iowa City Comprehensive Plan serves as a land use an "planning policy guide setting forth a vision, goals and objectives for future development or redeye pment throughout the city, and policies for preserving valuable assets already present within establis d neighborhoods and provides notification to the public regarding intended uses of land; and WHEREAS, the applicant, M & W Properties, has requested an a endment to the Comprehensive Plan to include properties loced north of Benton Street and west of O chard Street in the Downtown and Riverfront Front Crossings Mas r Plan as the Orchard District; and WHEREAS, the proposed Or. a d Distnct scenario is intended to reate a better transition between the commercial area along Riverside D ' e and the residential neighborh d to the west; and WHEREAS, the proposed Or and District includes the goal of improving the aesthetics of development in the subject area and courages the developm t of high-quality housing compatible with surrounding development to meet then s of a variety of hous olds; and WHEREAS, the Riverfront Crossings rrn Based Code s been adopted to encourage careful design as a way of increasing land use compatibilitythe Riverfront rossings District; and WHEREAS, including the Orchard Distric in the Dow own and Riverfront Crossings Master Plan will allow consideration of future rezoning applicati s to ap y the Riverfront Crossings Form Based Code to these properties; and WHEREAS, the Planning and Zoning Commis ' has reviewed this amendment and determined that circumstances have changed to the extent that an ndment to the Comprehensive Plan is warranted and the Commission has recommended inclusion o the ,proposed Orchard District in the Downtown and Riverfront Crossings Master Plan. NOW, THEREFORE, BE IT RESOLVED THAT: The Iowa City Comprehensive Plan is and Riverfront Crossings Plan. y Passed and approved this / day of THE CITY COUNCIL OF THE CITY OF IOWA CITY, IOWA, amended to include the Orchard District in the Downtown MAYOR: 20_ Approved by: N ATTEST: CITY CLERK City Attorney's Office xr- -' N orchard court district - adjacent to west riverfront district M & W Properties Riverfront Condominiums 204 West Benton Street, Iowa City, Iowa Orchard Court District Ay d �7 �{1 I?d I Z i;iii 9101 0 06.02.16 SHIVC-HATTC-RY .: v. •. ° n e •O .!�►;° • i . .......... .' «•.Y YY'Y YY YYA ♦ « w • r M « ' _• tN 06.02.16 SHIVC-HATTC-RY M & W Properties Riverfront Condominums [ i 03.31.76 204 West Benton Street, Iowa City, Iowa ' F � I �wZJ ll l C IATTC-R. 1 Draft text for consideration for amendment to Downtown and Riverfront Crossing Master Plan Orchard District The Orchard District is fully developed with duplexes along Orchard Street, small multi -family buildings around the cul-de-sac and a few single family dwellings. Three of the single family homes were moved onto Orchard Court and have no paved street frontage (the only access is via an unpaved drive froqi Benton Street). There currently is an abrupt change from the larger scale multi -family and mixe ommercial development east of Orchard Street to the residential on the west side of the street. edevelopment at a higher density than exists today will provide an incentive to create abetter restricted to building typolonsition and a more pleasant neighborhood. Development s uld be gie such as cottage clusters, townhomes, live -work townho es and multi -dwelling buildings that are esigned and scaled in a manner that is complemen ry to the rhythm and scale of the single fam neighborhood located to the south and west, wh a the goal is to preserve the existing housing st k. Orchard District Summary: Master Plan Objectives: • Encourage redevelopment that is com me family neighborhood • Create a transition from larger -scale mixe Drive to single family • Improve design quality of development • Create better and more visible street access Development Character: • Buildings that are articulated and scaled in a i larger -scale, mixed-use corridor to the adjacent • Buildings fronting tree -lined streets Parking located away from street frontages t • Use rear or side yard setbacks, upper floc transitions to single family neighborhood Development Program: • Limited to cottage homes, three-story multi -dwelling br r High level of design in exch in mass and scale and commercial adjacent single along Riverside appropriate for transition from the 3mily neighborhood >es, townhouses, live-, Fith third floor stepback. increased density m parking lots and landscaping to create townhouses, and two to N O ,rt�w?we -^...r N ..y,. �M ry To: Planning and Zoning Commission Item: CPA16-00002 Orchard Street GENERAL INFORMATION: STAFF REPORT Prepared by: Bob Miklo Date: April 7, 2016 Applicant: M & W Properties, LLC. PO Box 5152 Coralville, Iowa 52241 319-430-5991 Contact: Requested Action: Purpose: Location: Existing Land Use and Zoning: Surrounding Land Use and Zoning Comprehensive Plan: File Date: BACKGROUND INFORMATION: Greg McLaughlin or Ryan Wade 319-325-4156 or 319-430-5991 Comprehensive Plan amendment To add properties to Riverfront Crossings Master Plan West of Orchard Street, north of Benton Street Residential - OPD -5 and RS -8 North: Iowa Interstate Railroad - RS -8 and RM -44 East: Commercial and residential — RFC -WR South: Residential — RS -8 West: Residential — RS -8 Southwest District Plan — Low Density Multi -Family and Mixed Use March 14, 2016 The applicant, M & W Properties, is requesting an amendment to the Comprehensive Plan for the property located north of Benton Street and west of Orchard Street to be included in the West Riverfront District of the Downtown and Riverfront Front Crossings Master Plan. The applicant owns several of the properties in the area and wishes to redevelop them at a higher residential density than exists today. The subject area is covered by the Southwest District element of the Comprehensive Plan, which indicates the properties on the west side of Orchard Street (650, 711, 725, 741 Orchard Street and 204 W. Benton Street) are appropriate for mixed use development. Properties around the cul-de- sac (614, 619, 622, 627 and 630 Orchard Street) are shown. as Low Density Multi -Family Residential. Properties at 224, 226 and 330 Orchard Court are shown as Single-Family/Duplex Residential. It should be noted that Orchard Court is not a paved street. Access to 224, 226 and 330 is via a gravel driveway. The applicant has submitted concept plans showing development scenarios for the property which 2 they own and the attached statement regarding the requested amendment. It should be noted that these designs are illustrative of the character of potential development and are subject to change. From this information staff has drafted text for consider for inclusion in the Downtown and Riverfront Crossings Plan if it is determined that an amendment to the Comprehensive Plan is warranted. The applicant has used the Good Neighbor Policy, and held a Good Neighbor Meeting on February 11, 2016. ANALYSIS: The zoning code states that applications for a Comprehensive Plan Amendment must include evidence that the following approval criteria are met: 1. Circumstances have changed and/or additional information or factors have come to light such that the proposed amendment is in the public interest. 2. The proposed amendment will be compatible with other policies or provisions of the Comprehensive Plan, including any District Plans or other amendments thereto. Staff analysis follows Regarding #1 Circumstances have changed and/or additional information or factors have come to light such that the proposed amendment is in the public interest. When the Southwest District Plan was adopted in 2002 the land use scenario (Mixed Use, Low Density Multi -Family and Single-Family/Duplex Residential) was seen as a way to create an appropriate transition from commercial development along Riverside Drive to the residential areas west of Orchard Street. The adoption of Riverfront Crossings Master Plan in 2013 for properties directly to the east of Orchard Street, was a significant change to the Comprehensive Plan for the area and in staffs view warrants consideration of a more detailed plan for the subject area. Implementation of the Riverfront Crossings Plan including the redevelopment of the former Hartwig Motors property for residential development and the proposed construction of a convenience store with gas pumps on the north side of Benton Street (between Orchard Street and Riverside Drive) also constitutes a change in circumstances that effects the area west of Orchard Street. Regarding #2 The proposed amendment will be compatible with other policies or provisions of the Comprehensive Plan, including any District Plans or other amendments thereto: As noted, the current land use scenario for properties located on the west side of Orchard Street was intended to create a better transition between the commercial area along Riverside Drive and the low -scale residential neighborhoods to the west. The Miller -Orchard Neighborhood section of the Southwest District Plan notes that Orchard Street is the dividing line between single- family and commercial areas and that existing development pattern does not create a pleasant transition. To create a more attractive transition the Plan encourages redevelopment of along Orchard Street that might include mixed-use buildings. The Southwest District Plan also contains goals aimed at improving the aesthetics of both commercial and multi -family residential development and encourages the development of high- quality multi -family housing that is compatible with surrounding development to meet the needs of a variety of households. These goals align with the goal of maintaining and improving the single-family homes in the Miller -Orchard Neighborhood as a source of relatively affordable housing close to the University and downtown. 3 The emphasis of much of the Southwest District Plan is to improve the design quality of new development so that it is compatible with and strengthens, rather than detracts from existing neighborhoods. Careful design is encouraged as way of creating better transitions that make different land uses compatible. The Riverfront Crossings Form Based Code has been adopted to implement similar policies for the Riverfront Crossing District. In staffs view it would be appropriate to extend the Riverfront Crossings District to include the west side of Orchard Street to allow the Form -Based Code to direct the character of development. However this must be balanced with the goal of preserving the single-family housing stock that exists in the Miller Orchard neighborhood. If the Comprehensive Plan is amended to add the subject area to Riverfront Crossings, consideration should be given to amending the Riverfront Crossings Form -Based Code to address the goals for this neighborhood. The Metropolitan Planning Organization is currently conducting of traffic analysis of this request for Orchard Street related to potential redevelopment. It is anticipated that results of that review will be available prior to the May 5 public hearing on this proposal. STAFF RECOMMENDATION: Staff recommends approval of CPA16-0002 an amendment to the Comprehensive Plan to include the area north of Benton Street and west of Orchard Street in the Riverfront Crossing Plan and the addition of the attached text describing the desired character of development be approved. ATTACHMENTS: 1. Location Map 2. Applicant's Statement 3. Concept Plans 4. Draft text Approved by: John Yapp, De Department of vices Coordinator, and Development Services hftp://www.icg ov.org/site/CMSv2/File/planninglurban[ZoningMap.pdf ON ST i t M & W Properties Riverfront Condominums SHIVCHAT ERY 204 West Benton Street, Iowa City, Iowa ,E<r ITE r TH: E. E NIT Es o.T Applicant's Statement "M&W Properties requests that the Riverfront Crossings District plan be extended west to create a transition between the current West Riverfront District area and the neighborhood to the west. The boundary of this district would extend west from the Orchard Street western boundary of the west Riverfront District to the western property line of 330 Orchard Ct and the Iowa City owned property directly south. The boundary would extend north along the western property line of 630 and 622 Orchard Ct. to the railroad to the north. Please refer to the attached plan diagram. This newly defined area would incorporate residential development supporting the adjacent Riverfront Crossings District and buffer the residential and commercial development from the single family neighborhood to the west. This area currently is composed of residential rental properties. M&W Properties feels this would be in the interest of the City of Iowa City to provide quality, townhome living units within the Riverfront Crossings District. A public meeting was held to gain input for neighboring property owners with many positive comments made about the density and proposed design. The only concern being increased traffic at the intersection of Orchard Street and Benton Street focused on the larger development to the northeast in the West Riverfront District area." orchard court district - adjacent to west riverfront district AY d M & W Properties Riverfront Condominums 204 West Benton Street, Iowa City, Iowa Orchard Court District a V1 ❑3 e x� a • • I+s .O s It .�' • i 'yi ^b.. � • • IYI .Y� N• . 0 1 Ie ♦ be ••• .t• S •P'�.tx•_A :x:�tx xxt! �a SHIVEHATfERY • to - A� � � �i uin III ■ � •, 1* �• 1N! ;',�+ Y „y,_ 4, m 7 1-2 BEDROOM CONDO HALL 1-2 BEDROOM CONDO [7 WITH ROOF TERRACE WITH ROOF TERRACE CONY 2 -STORY 2 -BEDROOM TOWNHOME 2 -STORY 2 -BEDROOM TOWNHOME BALCO PORCH COVERED PARKING PORC WITH DIRECT ACCESS I� —, :;a,– TOTOWNHOMES F: T -I section through east building M & W Properties 03.31.16 Riverfront Condominums SHIVEFIATTERY 204 West Benton Street, Iowa City, Iowa ..I H I. E .. , , , .. 1., ,, E E., , I Draft text for consideration for amendment to Downtown and Riverfront Crossing Master Plan Orchard District The Orchard District is fully developed with duplexes along Orchard Street, small multi -family buildings around the cul-de-sac and a few single family dwellings. Three of the single family homes were moved onto Orchard Court and have no paved street frontage (the only access is via an unpaved drive from Benton Street). There currently is an abrupt change from the larger scale multi -family and mixed commercial development east of Orchard Street to the residential on the west side of the street. Redevelopment at a higher density than exists today will provide an incentive to create a better transition and a more pleasant neighborhood. Development should be restricted to building typologies, such as cottage clusters, townhomes, live -work townhomes and multi -dwelling buildings that are designed and scaled in a manner that is complementary to the rhythm and scale of the single family neighborhood located to the south and west, where the goal is to preserve the existing housing stock. Orchard District Summary: Master Plan Objectives: *Encourage redevelopment that is complementary in mass and scale to the adjacent single family neighborhood *Create a transition from larger -scale mixed-use and commercial buildings along Riverside Drive to single family •Improve design quality of development •Create better and more visible street access Development Character: *Buildings that are articulated and scaled in a manner appropriate for transition from the larger -scale, mixed-use corridor to the adjacent single family neighborhood •Buildings fronting tree -lined streets •Parking located away from street frontages with minimal surface parking lots •Use rear or side yard setbacks, upper floor stepbacks, and landscaping to create transitions to single family neighborhood Development Program: *Limited to cottage homes, rowhouses, townhouses, live -work townhouses, and two to three- story multi -dwelling buildings with third floor stepback. •High level of design in exchange for increased density I I CITY OF IOWA CITY MEMORANDUM Date: May 27, 2016 To: Planning and Zoning Commission From: Robert Miklo, Senior Planner Re: CPA16-00002 Orchard Street The applicant has submitted a revised concept plan in response to concerns raised at the May 5 public hearing regarding adding area located north of Benton Street west of Orchard Street to the Downtown and Riverfront Crossings Master Plan. Significant changes to the concept plan include: The driveway for the northwestern building has been moved from Benton Street to Orchard Court. This will move traffic away from existing single-family homes and will provide more open space and landscaped area. The parking for the northwestern building is shown within the building rather than in a surface parking lot. The plan includes a concept for landscape on the west side of Orchard Street to enhance the buffer between the convenience store and proposed residential development. The applicant has also indicated that they have reached an agreement to purchase the house at 330 Orchard Court. This will allow the removal of the gravel driveway, more flexibility for the location of the northwestern building and creation of more open space where the existing house stands. Although staff has not had sufficient time to review the revised concept plan it does appear to address issues raised at the May 5 public hearing. Staff anticipates having additional comments at the June 2 meeting. screened parking under building space for community gardens work with owner of 330 to remove gravel drive to increase green space between properties pedestrian street - neighborhood park setting plaza space between build 4 M increased front rytd setback for Benton Street widening r A ''III lil IIIh� IIIA � im, � lii. m•. .: ,i� 3� MINUTES APPROVED PLANNING AND ZONING COMMISSION MAY 5, 2016 — 7:00 PM — FORMAL EMMA HARVAT HALL — CITY HALL MEMBERS PRESENT: Carolyn Dyer, Ann Freerks, Mike Hensch, Phoebe Martin, Max Parsons, Mark Signs, Jodie Theobald MEMBERS ABSENT: STAFF PRESENT: Sara Hektoen, Bob Miklo OTHERS PRESENT: Mark Seabold, Ken Rew, Paula Swygard, Howard Field CALL TO ORDER: Freerks called the meeting to order at 7:00 PM. PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA: There were none COMPREHENSIVE PLAN ITEM: A public hearing for discussion of an amendment to the Comprehensive Plan for property located north of Benton Street and west of Orchard Street to be included in the Downtown and Riverfront Crossings Master Plan. Miklo began the presentation showing illustrations to put the proposal into context. The property in question is on the west side of Orchard Street, it abuts the current district line for the Downtown and Riverfront Crossings area, and the proposal is to add the Orchard Street properties to the Downtown and Riverfront Crossings Master Plan. Miklo explained there is a transition from the more intense commercial uses on Riverside Drive to the residential uses on Orchard Street. Miklo noted some of the new developments in process in the area. First being the 90 unit apartment complex being built on Riverside Drive, second is the plans for a convenience store with gas pumps to be built on the corner of Riverside Drive and Benton Street. The current Comprehensive Plan for this area is the Southwest District Plan, which was adopted in 2002, and it addressed this part of the neighborhood specifically and showed the properties on the west side of Orchard Street as appropriate for mixed-use development similar to what is proposed for Riverfront Crossings. The Southwest District Plan indicates that there are small apartment buildings and one single-family house at the end of Orchard Street which is appropriate for low-density multifamily. There are also some other single-family or duplex properties in this area. Two of the single family homes to be included in this amendment area are owned by the applicant. There are a few buildings that were moved into the area in the 1960's and they do not have street frontage, the only access to those buildings are from a gravel lane to the rear. Planning and Zoning Commission May 5, 2016 — Formal Meeting Page 2 of 7 Miklo stated the zoning ordinance specifies items to consider when a comprehensive plan amendment is being proposed. One is that since the current plan was adopted that circumstances have changed or new information or factors have come to light that would indicate that an amendment is warranted or in the public interest. Staff believes that is the case here, since this plan was adopted showing this area as mixed-use the Riverfront Crossings Plan has been developed directly to the east and there is extensive redevelopment in that area. Next, the proposed amendment must be compatible with the policies or provisions of the larger Comprehensive Plan including the District Plans. Miklo noted the Southwest District Plan does have some policies that Staff believes apply and are compatible. One policy is to encourage better quality of development and design and that could be achieved with the form -based code that is part of the Riverfront Crossings Master Plan. However that must also be balanced with other goals of the Southwest District Plan, so that is why it is important to note where the boundary should be drawn. The District Plan recognizes that this neighborhood provides affordable smaller single family housing, both rental and owner -occupied. That form of housing is rare this close to downtown and the University. Because of that concern, the boundary line is drawn as shown so that the potential redevelopment area does not move farther west into the neighborhood. Miklo explained that the applicant has submitted some concepts of how this area might develop if the amendment is approved and the area is rezoned. Staff has addressed some concerns, noting that the scale should be appropriate to the neighborhood, and the applicant has answered those concerns with appropriate third floor setbacks and pedestrian streets. Miklo shared the text Staff drafted based on some of the other subdistricts in the Riverfront Crossings Plan. Staff is recommending approval of CPA16-0002 an amendment to the Comprehensive Plan to include the area north of Benton Street and west of Orchard Street in the Riverfront Crossing Plan and the addition of the attached text describing the desired character of development to be approved, that may need to be edited. Parsons asked about the Metropolitan Planning Organization traffic study and if that has been completed yet. Miklo replied that they did complete a study of the area, both with the existing conditions and what might occur if this develops at a higher density. The preliminary conclusions are that there may need to be some improvements to the intersection of Orchard Street and Benton Street, perhaps adding turn lanes, and that would need to be negotiated in the future with a possible rezoning. Parson shared concern about the history of the area, and the three houses with no street frontage. Miklo confirmed that would not be allowed today in the city. It is something that would need to be resolved and need to find some mechanism for access if that area is not all completely redeveloped. Freerks opened the public hearing. Mark Seabold (Shive Hattery Engineering) is working with M&W Properties who is the applicant of this proposal. Seabold mentioned that while going through this process they worked very closely with City Staff on what is appropriate for this zone and feels this comprehensive plan amendment will create a buffer zone from the commercial properties to the smaller scale residential. Seabold noted they did hold a neighborhood meeting last February and had four Planning and Zoning Commission May 5, 2016 — Formal Meeting Page 3 of 7 people show up. The comments in general were very positive about the project, the biggest concern was the traffic study. Seabold believes this project will give Riverfront Crossings another type of housing, a smaller townhome style of housing. The concept also has a lot of pedestrian traffic built into it, and Seabold recognizes there is more work that needs to go into the concept. Ken Rew (302 West Benton Street) stated he has lived in this location for almost 40 years. His concern is while they say they are creating a buffer zone from the commercial to the residential on Orchard Street, where is his buffer from this development of multi -family high-density units. This development will be directly in his backyard. It feels like this project is just to tear down the older homes so big massive new structures can be built and more money can be made on the new units. Rew noted he was not aware of the good neighbor meeting that was held in February. He questions how it will really be a buffer, when these new townhomes will not be seen by Riverside Drive, nor by Benton Street, so what is it buffering. Paula Swyaard (426 Douglass Street) lives in the neighborhood, but is not directly affected by this amendment, but it does affect the area she lives in. She did attend the neighborhood meeting, and one of her biggest concerns is the traffic. She is aware they have done a traffic study of that little area, but to get the whole picture they need to understand how the traffic flows through the whole neighborhood. Swygard shared a map of the area that highlighted the traffic "cut throughs" of the area. There won't just be the congestion on Benton Street and Orchard Street with an increase in density, but people will continue through on Orchard Street to the highway, and also cut through Hudson Street or Miller Avenue to get to the highway. There was a traffic study done on those two streets several years ago which showed they already had high traffic at that time. In addition Swygard noted that along Orchard Street, to the south of this proposed area, is included in Riverfront Crossings, so there is potential for dense development there (up to four stories) which will also add to the increased traffic of the area. Swygard questioned when Miklo said that Orchard Court would probably be a pedestrian walkway, so how would anyone who lived in that separate apartment building to the back have access. Miklo noted that the concept plan shows a driveway that goes up to parking lot of that apartment building. Swygard asked how many units would be in the new development, Miklo was not sure and the applicant would have to address that. Swygard noted the design is a very upscale design and is concerned if the design is fitting for this neighborhood and the transition to the older homes in the area. Additionally this new building would overlook a Kum & Go and those lights and that could affect any buyers or potential residents of the building. Also Swygard wanted to mention that since Kum & Go will only be one story, this building is not needed to create a buffer, maybe for the 90 unit building to the north. Finally Swygard noted she was pleased with the mention of affordable housing for this area as that is so necessary in Iowa City, but when people see this type of development encroaching into neighborhoods they feel very threatened. In her neighborhood, which is adjacent to this neighborhood, feel threatened by the power of the developers over the smaller areas. Howard Field (614 & 630 Orchard Court) noted that there are four four -unit apartments plus the single family homes on Orchard Court. Field noted his concern is the development of 90 units on the east side of Orchard Street and the ingress and egress of vehicles from that complex. Miklo replied there will be an entrance on Orchard Street as well as one on Riverside Drive. Field asked about the traffic flow to the new concept being proposed and Miklo said that would Planning and Zoning Commission May 5, 2016 — Formal Meeting Page 4 of 7 be off Orchard Street, and also directly to Benton Street. Freerks noted that this concept is just preliminary at this time, when a change is proposed for a comprehensive plan, the Commission likes to see why and what the change could allow for in the future. Field stated the issue will be the number of cars and traffic with all these new units on Orchard Street. Field asked about the area his four unit apartment building is in. Miklo said it is currently zoned low-density single-family with a planned development overlay which allowed the clustering of units into buildings of four. If this comprehensive plan amendment is approved and then there is a later zoning change, it is possible those buildings could be removed and redeveloped at a higher density. Field also noted he was not informed of the meeting that was held in February. Seabold stated they used the City Assessor's listing of all the addresses in a 300 foot radius to send letters out for the good neighbor meeting. With regards to the proposed concept and the number of units in the concept they are thinking 60 units between the two buildings. 34 in one building and 26 in the other. With regards to the scale of the building, in comparison to the four story building going up on Riverside Drive, the scale of this building would be two story with a step -back third story which makes the building not much taller than some of the other rooftops along Benton Street. Perhaps buffer is not the right word, but it is to help the transition from the commercial properties to the neighborhood. Rew reiterated whether you call it a buffer or transition it is an infringement on the neighborhood. Rew asked if the City would just take the houses so this new development could be built. Hektoen said that is not what happens, it would all be a private transaction that the City would not be involved in. Rew also noted concern about traffic in the area, and the increased concern with these developments. Freerks closed the public hearing. Dyer moved to defer CPA16-0002 an amendment to the Comprehensive Plan to include the area north of Benton Street and west of Orchard Street in the Riverfront Crossing Plan to the next formal meeting on May 19. Theobald seconded the motion. Freerks noted it is not uncommon for the Commission to take two or more meetings when deciding on a comprehensive plan amendment. Hensch said the reasons for the deferral and the issues that need to be addressed should be noted. Freerks noted the rationale that this is a buffer or transition, the new concept building appears to be very nice but the scale of that concept questions the buffer or transition. In addition to scale there needs to be discussion on setback, green space, landscaping, and the true transition or buffer and if a building of this size addresses those concerns. Theobald shared those concerns stating that in the proposed text for the amendment it discusses "cottage clusters, townhomes, live -work townhomes..." and that does not translate into a building of this scale. She also noted that perhaps there needs to be a buffer between the Kum & Go and this project as well. It doesn't seem to be enough of a transition to the single family neighborhood. Planning and Zoning Commission May 5, 2016 —Formal Meeting Page 5 of 7 Martin asked if in the Riverfront Crossings it mandates any development to have affordable housing. Miklo noted that not currently, but there is a proposal that Staff will be presenting in the future to discuss inclusionary zoning in Riverfront Crossings. Freerks stated another concern is the large parking lot and how it will be viewed from neighboring areas. There will need to be good solutions to lighting and screening. Hensch stated since this is a comprehensive plan amendment and not a rezoning and since this is a conceptual plan and not an actual plan, it appears all the language to cover the concerns mentioned is in the proposed text. Freerks stated that she feels the proposed language needs to be more specific and she is not comfortable approving it as is. Miklo said something to consider is when looking at the Riverfront Crossings Plan it has illustrations and perhaps the illustrations in this amendment could be updated to reflect the concerns and show more detail. Signs asked if a sign was posted for this amendment. Miklo said that signs are not posted for comprehensive plan amendments, but they did notify all property owners within 300 feet. Signs commented that he expected a larger neighborhood turnout given some of the other developments that have previously been approved in that area, and the traffic issue keeps coming up. Signs also noted he is troubled with the buffer/transition concept, he feels what is already there is a perfect buffer/transition. It is a street full of two-story multi -family units, and then everything to the west is one story houses. The Comprehensive Plan speaks to possible mixed-use in this area, but the concept proposed is not mixed-use. Additionally to the south of Benton Street there have been new homes built and others remodeled so one would not anticipate any change in that area in the future as well. This proposal appears to be taking an area that now houses 10 units and constructing 60 units, but is unclear of the logic for that. Martin stated that even if the amendment is adopted, nothing has to happen to the area. Freerks confirmed that however it becomes a green light for redevelopment. Dyer noted that although they are not approving the concept, the shown concept does not have much green space for the tenants and in Riverfront Crossings the townhomes should face a pedestrian walkway with green space in the middle. There is also no other public parks nearby. Signs stated he did like the idea of putting the parking in the buildings, and agrees with the concern of lack of green space. Parsons agreed and would be interested to see if some of the parking for the western building could be underground and that area turned into green space. Dyer also shared concern about this concept and keeping affordable housing in this area. A vote was taken and the motion carried 7-0. CONSIDERATION OF MEETING MINUTES: APRIL 21, 2016 Hensch moved to approve the meeting minutes of April 21, 2016. Martin seconded the motion. A vote was taken and the motion passed 7-0. MINUTES PRELIMINARY PLANNING AND ZONING COMMISSION JUNE 2, 2016 — 7:00 PM — FORMAL MEETING EMMA HARVAT HALL — CITY HALL MEMBERS PRESENT: Carolyn Dyer, Ann Freerks, Mike Hensch, Phoebe Martin, Max Parsons, Mark Signs, Jodie Theobald MEMBERS ABSENT: None STAFF PRESENT: Sara Hektoen, Bob Miklo, Marti Wolf OTHERS PRESENT: Mark Seabold, Ken Rew, Judith Crossett, Peter Hendley, Duane Musser RECOMMENDATIONS TO CITY COUNCIL: By a vote of 6-1 (Signs voting no) the Commission recommends approval of the Comprehensive Plan amendment for property located north of Benton Street and west of Orchard Street to be included in the Downtown and Riverfront Crossings Master Plan. By a vote of 7-0 the Commission recommends approval of VAC16-00001 a vacation of the Cottonwood Avenue public right-of-way east of Yewell Street, a 7,441 square foot area located immediately south of 1420 Yewell Street subject to an access easement being created for the shared driveway, and creation of any necessary utility easements. By a vote of 7-0 the Commission recommends that the County consider rezoning approximately 5.51 -acres of property at 4394 Sand Road SE from County Residential (R) to County Agri - Business (C -AG) Zone with a conditional use permit to allow the retail sales associated with greenhouses and nursery. CALL TO ORDER: Freerks called the meeting to order at 7:00 PM. PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA: There were none COMPREHENSIVE PLAN ITEM: A public hearing for discussion of an amendment to the Comprehensive Plan for property located north of Benton Street and west of Orchard Street to be included in the Downtown and Riverfront Crossings Master Plan. Miklo stated that since this item was last discussed Staff has met with the applicant who has Planning and Zoning Commission June 2, 2016—Formal Meeting Page 2 of 8 submitted a revised concept plan in an attempt to address some of the concerns that were raised by the public and the Commission. In Staff's evaluation the applicant has made a good attempt to address the transition by moving the driveway for the northwestern building from Benton Street to Orchard Court. This will move traffic away from existing single-family homes and will provide more open space and landscaped area. Additionally the applicant does have a purchase agreement to buy the house 330 Orchard Court so there will not be an isolated house in the area. Miklo showed an image of a concept for the property. He said this could be be included in the Comprehensive Plan if approved, however the development would still be subject to a rezoning, and need to come back before the Commission with opportunity for public discussion. Staff is recommending approval of the Comprehensive Plan amendment as discussed in the staff report. Freerks opened the public hearing Mark Seabold (architect for M & W Properties) thanked the Commission and the public for their comments at the last meeting, noting it really helped modify the design and concept for this property. Seabold acknowledged that this is a Comprehensive Plan amendment, this project would need to come back before the Commission for rezoning in the future before development occurs, but having the amendment would give some nice opportunities that currently don't exist. Seabold showed pictures of the area and the properties that would be included in the amendment. He stated that all the properties on the west side of Orchard Street south of the cul-de-sac are currently are owned or have a purchase agreement in place with M & W Properties. The other properties in this area are predominately rentals, and not permanent residences. So M & W Properties is looking at ways to not only get more rentals but more permanent residents into this area. Seabold showed the previous concept plan, noting that some of the comments at the last meeting showed concern about the parking lot on the north side and the paved area to reach that parking lot. Therefore they have relocated the driveway to the north, which allows for more green space and the removal of the gravel driveway that used to go back to the houses. Also with the redesign of the concept they have tucked some of the parking underneath the building allowing again for more green space and opportunities for the residents of the development to perhaps have garden space. There will be a private plaza space between the two buildings that could be utilized for private events. Seabold explained that the landscape buffer that will be going around these buildings, as well as lighting, will comply with the zoning codes. Seabold also discussed the Orchard Street side of the building that will face the new Kum & Go, each unit will have a privacy wall with a private front yard area to shield from the convenience store. Martin asked about the units, and if they were multi-level. Seabold confirmed they would be two- story townhomes, each with its own private entryway. The units on the top are accessed from the interior of the building and the parking structure below. Seabold compared what is currently in the area versus what they are proposing. Currently there are two-story houses there with pitched roofs. They are proposing three-story buildings. So it will be a bit taller, but not significantly. The third story will be stepped back. He pointed out an area of large mature trees that will be maintained. Planning and Zoning Commission June 2, 2016— Formal Meeting Page 3 of 8 Signs asked if they are anticipating these to be owner-occupied units. Seabold confirmed that is their intent for the townhomes, the back building may be some rental. Ken Rew (302 West Benton Street) questions why this neighborhood needs to be so changed to make it more owner-occupied, it has been fine for 40 years and has been largely the same as it is now. Rew acknowledged the new concept has some improvements but just does seethe need for this development. Freerks closed the public hearing. Hensch moved to approve an amendment to the Comprehensive Plan for property located north of Benton Street and west of Orchard Street to be included in the Downtown and Riverfront Crossings Master Plan. Martin seconded the motion. Freerks noted her appreciation that the comments and concerns from the Commission and public were taken by the applicant and incorporated into an improved concept. She feels this could be good for the neighborhood and appreciates the set back of the third story. This concept will be a nice transition from the projects along Riverside Drive to the neighborhood to the west. Parsons agreed and likes that the parking was moved underground so there will be more green space and less parking lot lighting. Martin likes this and the opportunity for future projects it will allow. Theobald feels the concept shows some very positive changes, but does fear that the units won't be owner-occupied but purchased and then rented. Signs said he is struggling with this application. He appreciates the changes the applicant incorporated since hearing from the public and Commission, but is not convinced this project belongs at this location. It is a great urban look which is what the Riverfront Crossing District is about, but rather than building this project in Riverfront Crossings, we are moving Riverfront Crossings District to this project. He is concerned about scale with the houses that sit nearby. The proposed buildings still appear to be quite large. Hensch said he likes the idea of expanding the Riverfront Crossings District to include this area and hopes this will bring more stability to the area with owner-occupied homes. Hektoen noted that in light of the recommendation that the Commission made at the last meeting with regards to affordable housing in the Riverfront Crossings Zone that would then apply to this area if the amendment is approved by City Council. A vote was taken and the motion passed 6-1 (Signs voting no). VACATION ITEM (VAC16-00001): Discussion of an application submitted by Judith Crossett for a vacation of the Cottonwood Avenue public right-of-way east of Yewell Street, a 7,441 square foot area located immediately south of 1420 Yewell Street. NOTICE OF PUBLIC HEARING Notice is hereby given that the City Council of Iowa City will hold a public hearing on the 5th day of July, 2016, at 7:00 p.m. in the Emma J. Harvat Hall of the Iowa City City Hall, 410 E. Washington Street, Iowa City, Iowa, or if said meeting is cancelled, at the next meeting of the City Council thereafter as posted by the City Clerk; at which hearing the Council will consider a Resolution Authorizing Conveyance of 1109 51h Avenue, also described as Parcel "G', Plat of Survey of Lot 1, and the east half of Lot 2, Block 44, Iowa City, Iowa, to an income -eligible family. Copies of the proposed resolution are on file for public examination in the office of the City Clerk, City Hall, Iowa City, Iowa. Persons wishing to make their views known for Council consideration are encouraged to appear at the above-mentioned time and place. MARIAN K. KARR, CITY CLERK M Prepared by: Susan Dulek, Assistant City Attorney, 410 E. RESOLUTION NO. �n St., Iowa City, lA 52240 (319}356-5030 RESOLUTION AUTHORIZING CONVEYANCE PF A SINGLE FAMILY HOME LOCATED AT 1109 5T" AVENUE. WHEREAS, theCi constructed a modular house at 109 5`h Avenue and sold the property as an affordable home rsuant to the Consolidated PI n for Housing, Jobs, and Services (CITY STEPS); and WHEREAS, the City provide the previous owner affordable; and WHEREAS, the previous owner wa facing fore through a short sale; and WHEREAS, the home needed extensive reha " al WHEREAS, the City has received an offer o I contingent on Council approval; and a $30,000 loan to help keep the home so the City bought the home back but is now ready to sell; and the home, which it has accepted WHEREAS, the amount of the sale will be/$149,500 and fhq new buyer must be below 80% Area Median Income and agree to keep the/property owner -occupied for twenty years; and WHEREAS, on June 21, 2016, the City interest in 1109 51h Avenue, authorizing the date and time for the public hearing; WHEREAS, following the public h that the conveyance is in the public NOW, THEREFORE, BE IT CITY, IOWA, that: :il adopted a Resolutimpproposing to convey its notice of the proposed Kinveyance, and setting on the proposed conveyance, theCouncil finds ,t. BY THE CITY COUNCIL OF THE CITY F IOWA 1. Upon the direction of the Cft Attorney, the Mayor and the City Clerk are authorized to execute a warranty deed conveying the City's interest in 1109 5h Avenue, legally described as Parcel "G", PI t of Survey of Lot 1, and the east half of Lot 2, Block 44, Iowa City, Iowa. 2. The City Attorney is here0y authorized to deliver said warranty deed and to carry out any actions necessary to consummate the conveyance required by law. CITY OF IOWA CITY = ®m� MEMORANDUM Date: June 29, 2016 To: Geoff Fruin, Interim City Manager From: Tracy Hightshoe, Neighborhood Services Coordinator Steve Rackis, Housing Administrator Re: Sale of 1109 5t' Avenue Introduction: On December 15, 2015, the City Council approved a resolution authorizing the acquisition of a single family home at 1109 5"' Ave. The City of Iowa City acquired this property, completed rehabilitation and plans to sell the home to a homebuyer under 80% of the area median income for affordable homeownership. History/Background: In 1996 the City provided $30,000 in downpayment assistance to an income eligible household to purchase 1109 5'" Avenue with City general funds. This was a demonstration project that focused on affordable modular housing. The homeowner signed a mortgage and promissory note that required repayment of the full amount upon sale of the property. The homeowner vacated the home in 2014 and the mortgage company initiated foreclosure proceedings in 2015. To prevent the loss of the City's initial investment, the City purchased the property for $73,000; the approximate value of the outstanding principal balance minus estimated closing costs. Funds from the Iowa City Housing Authority's Affordable Dream Homeownership Program (ADHOP) were used for the purchase and rehabilitation of the property. As part of the rehabilitation of the home, the City salvaged the detached garage from 1804 F Street, a home being purchased and demolished under the Hazard Mitigation Grant Program, and moved it to 1109 51" Ave. Discussion: The sales price was set at $149,500 to cover the city investment in the home. The home will be sold to a single person whose household income is below 60% of the area median income. The anticipated closing date is July 15, 2016. The buyer will enter a deed restriction that requires the home to remain owner -occupied for 20 years. After closing, the funds used for the purchase, rehabilitation/construction, and carrying costs ($118,942) will be returned to the Iowa City Housing Authority's ADHOP account. The remaining funds ($30,558) will be returned to the general fund. Recommendation: Staff recommends the approval of the sale of the property located at 1109 5'" Avenue, Iowa City, Iowa. Cc: Doug Boothroy