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HomeMy WebLinkAbout2018-02-20 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 February, 2018, 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 An ordinance conditionally rezoning approximately .5 acres of property at 1010 1" Avenue from Low Density Single Family Residential (RS -5) to Community Commercial (CC -2), and 1022 1" Avenue from (RS -5) to Commercial Office (CO -1) and a portion of 1025 Wade Street from (CO -1) to 2. ance rezoning approximately 7.9 acres from County Commercial (C) and County Multifamily Residential (RMF) to Interim Development Multifamily (ID -RM) for approximately 5.27 acres and Interim Development Single Family for approximately 2.76 acres located at 4643 Herbert Hoover Highway SE. Copies of the proposed ordinances and resolutions 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. Kellie Fruehling, City Clerk STAFF REPORT To: Planning and Zoning Commission Prepared by: Sylvia Bochner, Planning Intern Item: REZ17-00019 Date: January 4, 2018 Kum & Go GENERAL INFORMATION: Applicant: Kum & Go, LC 6400 Westown Parkway West Des Moines, IA 50266 Contact: Brian Boelk HBK Engineering 509 S. Gilbert St. Iowa City, IA 52240 319-338-7557 bboelk@hbkengineering.com Requested Action: Rezone three parcels as follows: 1010 First Avenue from RS-5/ODR to CC-2/ODR 1022 First Avenue from RS-5/ODR to CO-1/0DR A portion of 1025 Wade Street from CO-1/ODR to CC-2/ODR Purpose: Location: Size: Existing Land Use and Zoning: Surrounding Land Use and Zoning: Comprehensive Plan: Neighborhood Open Space District: File Date: To allow for the consolidation and redevelopment of two gas stations and the provision of parking for an adjacent office use 1010 and 1022 First Avenue and 1025 Wade Street Approximately 0.5 acres Single Family Residential (RS-5/ODR) and Office (CO-1/ODR) North: Commercial (CC-2/ODR) South: Office and Residential (CO-1/ODR and RS-5/ODR) East: Commercial (CC-2/ODR) West: Commercial and Residential (CC-2/ODR and RS -5) Southeast District Plan and Towncrest Urban Renewal Area City High November 30, 2017 45 Day Limitation Period: January 14, 2018 BACKGROUND INFORMATION The applicant, Kum & Go, LC, has requested rezoning of three properties, located at 1010 S. First Avenue, 1022 S. First Avenue, and 1025 Wade Street. 1010 S. First Avenue and 1022 S. First Avenue are residential properties that Kum & Go has acquired or plans to acquire. Kum & Go also owns 2303 Muscatine Avenue and plans to purchase 2315 Muscatine Avenue, both of which are currently gas stations. 1025 Wade Street is the facility for Iowa City Hospice. The purpose of this project is to redevelop the site at the corner of Muscatine Avenue and First Avenue as a Kum & Go market and gas station. This redevelopment would consolidate the two existing gas stations. The property at 1010 S. First Avenue would be added to the Kum & Go site to provide an area for parking. A portion of 1025 Wade Street, which provides parking for Iowa City Hospice, would also be added to the Kum & Go site. To replace this parking, 1022 S. First Avenue would be added to the Iowa City Hospice site. The building for Iowa City Hospice would not be altered, but its parking area would change. The existing dwellings at 1010 S. First Avenue and 1022 S. First Avenue would be removed to construct the proposed redevelopment. To adjust the property lines accordingly, the applicant must apply for a subdivision or a lot line adjustment. The applicant has submitted the attached concept plan that shows how the area would be redeveloped The applicant is requesting rezoning of 1010 S. First Avenue and the portion of 1025 Wade Street that will be added to the redeveloped Kum & Go site to Community Commercial (CC -2) to match the zoning of the existing gas stations. They are also requesting rezoning of 1022 S. First Avenue to Commercial Office (CO -1) to match the zoning of the existing Iowa City Hospice site. The subject property is located within the Towncrest Commercial Area. Towncrest was developed in the 1960s as a suburban -style commercial area with a focus on medical offices. At the time of its development, Towncrest was on the edge of Iowa City's urbanized area. Today, the area is well - integrated into the city and is a fully developed, urban area surrounded by a diverse walkable neighborhood. In recent years, efforts have been made to improve this area. Towncrest is an Urban Renewal Area and a Design Review District. In 2010, a Design Plan Manual was created for Towncrest to provide details on streetscape design, architectural character, open space, and signage and wayfinding to provide guidance on redevelopment in this area (the plan may be viewed at: https://www.icgov.org/towncrest) While the applicant is not required to follow the Good Neighbor Policy, they have scheduled a meeting for January 3, 2018 (Good Neighbor Meetings are generally held at least 7 days before the scheduled Planning and Zoning Commission meeting). ANALYSIS: Current zoning: 1010 S. First Avenue and 1022 S. First Avenue are both currently zoned Low Density Single -Family Residential (RS -5). This zone is primarily intended to provide housing for individual households. Although this zone allows for some nonresidential uses that contribute to the livability of residential neighborhoods, providing parking for a commercial establishment would not be permitted. 1025 Wade Street is currently zoned Commercial Office (CO -1). This zone is intended for office functions, compatible businesses, apartment buildings, and some public/semi-public uses. The CO - 1 zone can also serve as a buffer between residential and more intensive commercial or industrial areas. Proposed zoning: The applicant has proposed two zones, Community Commercial (CC -2) for the redeveloped Kum & Go site and Commercial Office (CO -1) for the modified Iowa City Hospice site. The existing gas stations and Iowa City Hospice sites are already zoned accordingly; the rezoning would apply to the properties at 1010 S. First Avenue, 1022 S. First Avenue, and the portion of 1025 Wade Street that would be transferred to the Kum & Go site The Community Commercial (CC -2) zone is intended to provide districts for major businesses that serve a significant segment of the total community population. This is the proposed zoning for the redeveloped Kum & Go site, and the current zoning for the existing gas stations on Muscatine Avenue and First Avenue. This zone is meant for businesses that generate significant traffic and require access from major thoroughfares. Uses in this zone can also include limited outdoor activities, provided that outdoor operations are screened or buffered to remain compatible with surrounding uses. Because the subject area is in the Towncrest Design Review District, some of the development standards are different than the general standards for the CC -2 zone. In the Towncrest Design Review District, Quick Vehicle Servicing Uses require a special exception granted by the Board of Adjustments. The redevelopment of this site will be subject to the approval of this special exception. Additionally, when permitted, Quick Vehicle Servicing Uses in the Towncrest Design Review District must be designed according to the site development standards for the Central Business Support (CB -5) zone, which includes standards that ensure high quality design and a pedestrian focus. One notable requirement in the CB -5 zone is that all street -facing facades must have a minimum of 50% of the fagade composed of transparent windows and doors. This will be required on both the Muscatine Avenue and First Avenue frontages of the redeveloped Kum & Go Market. The Design Review process will further ensure that the building meets the guidelines for the Towncrest Design Review District. The Commercial Office (CO -1) zone is the proposed zoning for the modified Iowa City Hospice site and the zoning of the current Iowa City Hospice site. This zone, as noted above, is intended for office functions, compatible businesses, apartments, and some public/semi-public uses. Comprehensive Plan: The Southeast District Plan supports redevelopment in the Towncrest Commercial Area that helps turn the area into a more walkable mixed use center. One of the goals for this area is to improve traffic flow by limiting the number of access points along Muscatine Avenue. The redevelopment of the two gas stations supports this goal by reducing the number of curb cuts onto Muscatine Avenue from 2 to 1. Overall, the redevelopment will reduce the number of curb cuts from S to 5. This redevelopment will also improve the pedestrian environment by moving sidewalks further from the road and providing landscaped buffers with street trees. Another goal of the Southeast District Plan regarding the Towncrest Commercial Area is to "encourage reinvestment and redevelopment." The adopted Urban Renewal Plan provides redevelopment standards that work towards making Towncrest a walkable, mixed-use urban neighborhood. The comprehensive plan supports redevelopment and reinvestment in this area to create aesthetic improvements and move towards the urban form outlined in the Design Plan. The proposed redevelopment of the site would be subject to design review based on the standards in the Towncrest Urban Renewal Area Design Plan to ensure the redevelopment contributes to the intended character of the area. Compatibility with neighborhood: Because the type of uses along Muscatine Avenue will not change with this rezoning, the redeveloped site will be generally compatible with the surrounding commercial area. On the existing site, the gas station abuts the residential property at 1010 S. First Avenue. With redevelopment, this lot and the lot directly to the south will be redeveloped as parking, which will move the transition from commercial to residential to the property at 1026 S. First Avenue. With redevelopment, there is the opportunity to provide a landscaped buffer to protect the residential properties from light and noise from the commercial and parking uses. The applicant has 4 submitted a landscaping plan that shows S3 screening (a mix of evergreen and deciduous shrubs at least Tin height when planted and at least 6' at maturity) between parking and residential uses. The rest of the site is shown with S2 screening, which uses masonry walls and shrubs to create a low-level screen with some visibility. Traffic implications: By consolidating the two gas stations, the proposed redevelopment reduces the number of curb cuts on Muscatine Avenue from 2 to 1, as shown in the site plan. As mentioned above, reducing the number of curb cuts on Muscatine Avenue is an objective of the comprehensive plan that supports the goal of improving traffic flow in the Towncrest Commercial Area. The redevelopment of these properties will also reduce the number of curb cuts on First Avenue by closing the driveways that lead to 1010 S. First Avenue and 1022 S. First Avenue. A single access point will remain on First Avenue that connects to parking on the redeveloped Kum & Go site. Access points on Wade Street will remain largely the same; the concept plan shows one access point to the redeveloped Kum & Go site and one entrance and one exit for Iowa City Hospice. The access drive onto the Iowa City Hospice site is a one-way drive that leads to parking along the side of the existing building and the additional parking on 1022 S. First Avenue. Vehicles would then exit the site onto Wade Street through a one-way drive adjacent to Kum & Go's access point. Because of differences in elevation between the Kum & Go site and the Iowa City Hospice site, these drives cannot be combined. Another goal for the Towncrest Commercial Area is to make the area more pedestrian -friendly. Currently, the sidewalk along the east side of First Avenue directly abuts the road with no buffer, which creates a safety risk for pedestrians. The concept plan indicates that the sidewalk along First Avenue will be relocated to provide a 6' landscaped buffer between the road and the sidewalk. This will contribute to a safer, more pedestrian friendly environment. The applicant has also submitted a landscaping plan that shows street trees along First Avenue, Muscatine Avenue, and Wade Street. SUMMARY: The proposed redevelopment will contribute to producing the desired character for the Towncrest Urban Renewal Area. This project will consolidate two existing gas stations, reduce the number of curb cuts on Muscatine Avenue and First Avenue, and redevelop the site in conformance with the Towncrest Urban Renewal Area Design Plan. Landscaping will provide a buffer between the Kum & Go gas station and the adjacent residential uses. Additionally, to ensure this redevelopment contributes to the pedestrian -friendly environment of the Towncrest Urban Renewal Area, it is important that all sidewalk connections and curb cuts are appropriate. STAFF RECOMMENDATION: Staff recommends deferral of this application pending resolution of deficiencies noted below. Upon resolution of these items, staff would recommend approval of the proposal to rezone property located at 1010 S. First Avenue from Low Density Single Family (RS - 5) zone to Community Commercial (CC -2) zone, 1022 S. First Avenue from Low Density Single Family (RS -5) zone to Commercial Office (CO -1) zone, and a portion of 1025 Wade Street from Commercial Office (CO -1) zone to Community Commercial (CC -2) zone, subject to general conformance with the concept plan (including the revisions noted below). DEFICIENCIES AND DISCREPANCIES: 1. The site plan shows a parking aisle that is 30 feet wide, while code allows a maximum of 24 foot parking aisles. 2. A minimum of 5 feet of landscaping must be provided on both sides of the property lines between parking areas. A minor modification may be granted due to change in grade on the east side of the property, but this landscaping must be provided between the parking lots for Kum & Go and Iowa City Hospice. 3. Sidewalk connections should be provided on the First Avenue side of the building and the sidewalk on the east side of the building should be extended to connect to Muscatine Avenue. 4. Curb cuts do not meet the standards for width and location. The City Engineer is currently reviewing the plan and will consider allowing modification or may request changes to the curb cuts. ATTACHMENTS: 1. Location Map 2. Concept Plan Approved by: Tracy Hight e, Dir or, Department ofNeighborhood and Development Services ppdadminIsUmp�wumenl2 ccz CC2 CC2 \\ CC2 RS5 RS5 ccz cc2_ CC2 ccz' 1. i ■ OF col ; `ed RS5 RS5 I RS5 An application submitted by Kum & Go, LC for the rezoning of 1010 S. 1st Avenue from RS -5 to CC -2, 1022 S. 1st Avenue from RS -5 to CO -1, and a portion of 1025 Wade Street from CO -1 to CC -2. RS5l_ i _._.... Cot RS5 RSS ,p cot • `�,� RS5 - CITY OF IOWA CITY Legend Rezone to CC -2 Rezone to CO -1 CO1 GENERAL NOTES NEE �� •~p.W , MUSCATINE AVENUE ! •vim_® �pr� ^ v �m�n� 0 u��� um —__ .—" 7ROM �_ .° °i.- r --------------- ®.. � a . i i ,per i --- •O -.'r § a, PAVEMENTTHIC"US o© RAG NOTES s , , El ® o ® e®uramrcc r,mr N �•.��. ..' I __ 1033 WPDESiPEET • ® ,em•amaaa v,amar. a,n®.mems a 1j35 c N d ®'owA� e ONE CALL CIA nvrrtxl vwaEs wx SOUTHERN PROPERTY LINE BUFFER SOUTHWEST PROPERTY LINE BUFFER FIRST AVENUE BUFFER siw • d+n PvHe w..®.eao mm® MUSCATINE AVENUE BUFFER WAGE STREET BUFFER INTERNAL PARKING PIANRNGS �mu�am •.m PARKWAY PLANTINGS eve N d ® ®IOWAARL .... ONE CALL L,�,� . TFM�t�I! OVERHEAD ELEOTRIO WARMNG � SOUTHERN PROPERTY LINE BUFFER SOUTHWEST PROPERTY LINE BUFFER FIRST AVENUE BUFFER siw • d+n PvHe w..®.eao mm® MUSCATINE AVENUE BUFFER WAGE STREET BUFFER INTERNAL PARKING PIANRNGS �mu�am •.m PARKWAY PLANTINGS eve N d ® ®IOWAARL .... ONE CALL L,�,� . TFM�t�I! / &Z / d I it 0 0 to n tb 71 iR Ul r. Vl� I it 0 0 to n tb 71 iR Ul Vl� RIPT I it 0 0 Planning and Zoning Commission January 4, 2018 — Formal Meeting Page 3 of 10 REZONING ITEM (REZ17-00019): Discussion of an application submitted by Kum & Go, LC, for a rezoning of 1010 1st Avenue from Low Density Single Family Residential (RS -5) to Community Commercial (CC -2), and1022 1 st Avenue from (RS -5) to Commercial Office (CO -1) and a portion of 1025 Wade Street from (CO -1) to (CC -2). Bochner began the staff report by showing the location of the property and noted that staff received updated plans after the packet went out to the Commission so there are some changes and an updated site plan and landscaping plan have been given to the Commission. Additionally there was a Good Neighbor meeting held on January 3 and a summary of that meeting was distributed to the Commission. The application is to rezone these properties as part of a larger redevelopment of the site. Currently at 2303 Muscatine Avenue there is a Kum & Go and right next to it at 2315 Muscatine Avenue there is another gas station. Kum & Go is in the process of purchasing that gas station and would like to consolidate the sites and redevelop a new Kum & Go Market. To accomplish this they would use the area at 1010 11t Avenue for parking as well as the 1025 Wade Street area. That area is currently the parking for Iowa City Hospice and to obtain 1025 Wade Street for parking for Kum & Go they will be trading it for the area at 1022 111 Avenue. This area is located in the Towncrest Commercial Area which is part of an Urban Renewal Area and a Design Review District. Because this area is in a Design Review overlay zone the standards for redevelopment are different than they would typically be in a Community Commercial (CC -2) zone, most importantly it means the quick vehicle servicing use requires a special exemption from the Board of Adjustment so the applicant will have to go through that process if this rezoning is granted in order to redevelop the site. When quick vehicle services uses are permitted in this design review zone they must be developed according to the site development standards of the Central Business Support Zone (CB -5) which means different standards to account for walkability and better design. One of the notable differences is that the facades have to be at least 50% glass. Bochner noted that the site plans and renderings currently available don't meet all of the standards for this district but the design review process and special exception process will make sure all those standards are met before redevelopment. Bochner showed the renderings of the redevelopment that have been submitted and how the building, gas pumps and parking would be laid out. She added that this redevelopment will contribute to several goals from the Comprehensive Plan. The Southeast District Plan sees this area as becoming a more walkable, mixed-use center. This development contributes to that goal by adding walkability, they added a landscape buffer between 111 Avenue and the sidewalk (currently the sidewalk adjacent to the street). This redevelopment will also reduce the number of curb cuts, there are currently two curb cuts on Muscatine Avenue for the gas stations and that would be reduced to one, it also reduces curb cuts along 1st Avenue. In terms of compatibility with the neighborhood, the type of uses are not changing here, currently there are two gas stations which will be consolidated into one and the use for the Iowa City Hospice will remain the same. In terms of compatibility with residential areas of the neighborhood the applicant has shown in their landscaping plan they will put a S3 buffer between the residential property to the south and also along the west side because there is residential properties across the street, S2 buffers will be everywhere else on the site. Planning and Zoning Commission January 4, 2018 — Formal Meeting Page 4 of 10 Bochner noted that staff received updates to the address all the deficiencies that were discussed in the staff report, therefore staff is recommending approval of REZ17-00019 subject to general conformance to the site plan. Hensch asked to be shown on the map exactly where the curb cuts will be on Muscatine Avenue and 1ItAvenue. Freerks asked if the access point to the Kum & Go lines up to alley or driveway of the houses. Miklo replied that it is the alley and the property will be screened with landscaping from the houses. Freerks noted her concern of headlights leading into house windows. Hensch asked about the lightening for the entrance and parking areas. Miklo stated that downcast lighting is required city-wide. Where a commercial development is within so many feet of a residential area there is also a limit of the height of the light poles, 25 feet, and there are standards where light cannot trespass across the property line. This development will have to comply with those requirements at the time of site plan approval. Miklo noted that one of the complaints they often hear with gas stations is the canopy lighting, one benefit of this design is the canopy will be as far from the residential as possible and will be oriented more toward the commercial part of Towncrest. Freerks asked about the parking for Hospice, the current parking has better access to the front door whereas the new parking will be behind the building, is there back door access into the Hospice building. Miklo and Bochner both stated they are not familiar with the Hospice building. Signs asked what the plant materials are for what appears to be a retaining wall along the southern border of the Kum & Go property. Bochner said this is noted on the landscaping plan, typically a five-foot landscaping buffer is required between different parking areas. Freerks asked about the curb cut width. Miklo noted this development will require some variation form the City Standards and will need to be approved by the City Engineer and will be done during the special exception process. The standard is on an arterial street intersection the curb cut has to be at least 150 feet from that intersection and has to also be 50 feet from another street and in this area cannot meet both those requirements. In this situation the new curb cut will still be more preferable than the current two curb cuts. Freerks noted that in the revitalization plan for this area it discusses the area being pedestrian friendly the Kum & Go design is to have a whole wall of glass that has no entrance for pedestrians (as seen at the Benton Street Kum & Go) and perhaps there could be an entrance on that wall. Miklo noted that the design plan has not yet been reviewed against the Towncrest Design Review Standards so there may be design changes once that is completed. Freerks opened the public hearing Siobhan Harman (Kum & Go) noted that with regards to the buffer between the residential and the parking lot for Hospice, it will be an eight foot fence with landscaping. The parking will face south but the buffer will keep lights away from the houses. With the area between Kum & Go and Hospice there is a significant grade change and there will be landscaping and she shared an elevation drawing with the Commission. Harman also stated they will lower the canopy Planning and Zoning Commission January 4, 2018— Formal Meeting Page 5 of 10 height and are looking at other areas in town where HyVee and Casey's have done so successfully and will match those heights. It appears it will be about two feet lower than their standard canopy. Hensch asked if the objective is to have the canopy the same height as the building structure so there isn't light going over the building into the residential area. Harman said it may not be the same height as the store, but it will be lowered a bit so there won't be light spillage. The good thing about this plan is the back of the building faces the residential and the auto usage areas face into the commercial area. Harman also noted they use LED lighting both in the store and outside the store for energy efficiency, and the foot candles are down to zero at the lot line. Parsons asked if it is assumed the overall lighting will be less with this new development than what the two gas stations are emitting right now. Harman cannot comment on that, but noted they did take the square footage of all the buildings that are out there and currently between the BP and Kum & Go there are 5830 square feet and the new Kum & Go building will be just under 5900 so it is a minimal change there. Harman added they will be adding additional green space with the removal of the two houses. Hensch stated that with regards to greenspace there has been some issues in the past with developments following up on landscaping and stated that his hope is this development will not follow suit. The Kum & Go on Benton Street looked as if the landscaping was struggling for a while but seemed to improve towards the end of summer and fall. Dyer added that the landscaping at the Benton Street location is very minimal. Harman noted that with the exterior of their building they understand if it doesn't look good on the outside what will make someone want to come inside, so they take pride in the exterior of their properties. They build all their stores to LEED specifications and one of the specifications is to use native plantings which they do at all their locations. The one place they break the LEED standard is where they install irrigation because it is very difficult in Iowa to get grass and landscaping materials to grow without the water. They will replace any dead items or grass as needed as well. Hensch noted this development is an improvement over what is currently at the location but just wanted to reinforce the desire to see the correct landscaping. Freerks asked Harman to talk a bit about the building, noting it has to meet the standards which are a little higher in this area, and if there is any opportunity to bring people in off 1st Avenue. Harman noted it is very difficult because that one wall is completely "back of house" which is restrooms and kitchen area and those have to be enclosed and not seen by the public. There will be a side door on the Muscatine Avenue side. They do have to be careful regarding entrances however due to theft and that is why they only do two entrances on a building. Dyer asked if the 1 st Avenue side of the building would be similar to Benton Street where there is a wall of glass that shows a hallway and a mural. Harman confirmed that was correct, and noted that area is not meant for storage. Signs noted that is what has happened at the Benton Street location, that hallway is full of storage items, including what appears to be CO2 tanks. He added that he knows the design standards require glass but perhaps the mural could be on the glass and cover up that back space. Freerks stated that would be against the sign standards. Miklo suggested another solution of using frosted glass towards the bottom which would hide storage. Harman noted she would address the storage issues at the Benton Street location with that store manager. Planning and Zoning Commission January 4, 2018—Formal Meeting Page 6 of 10 Signs noted his concern with the southern border of the Kum & Go parking lot with the extensive retaining wall and feels it may be an ominous wall. Harman said the wall will be gradual so it will not look like a large wall from all angles and there will be plantings and landscaping on it as well. Freerks asked if Harman knew if there was a Hospice door to the west and Harman acknowledged there was and Hospice has stated their needs are met. Miklo suggested adding some trees to help shield the canopy glow from the houses to the south. Harman said that should be discussed with Hospice because when they have used over story trees over parking there are complaints from customers that those trees can weep down onto the cars. She feels there can be some solutions. Miklo agreed but noted it would depend on the species of tree, and if the trees are on the driveway side it shouldn't affect the parking. Freerks agreed the addition of trees should be stressed. Harman addressed this area being pedestrian friendly and as part of their LEED criteria they are required to install a bike rack. Typically they install one bike rack, the City has asked them to install a second bike rack which they have agreed to do. They will also have plaques around the building and on the canopy explaining what the LEED requirements are and how Kum & Go met them. Curt Moore (3169 Dubuque Street) noted that he feels this will be a definite improvement to Iowa City and that area. He agrees with looking for options on the glass wall that will face 15' Avenue as he drives by Benton Street all the time and sees the storage. Mike Welch (HBK Engineering) remarked about the curb cuts and locations and noted that Kum & Go puts a wider radius on their curb cuts because of the fuel trucks. Freerks closed the public hearing Signs moved to approve the rezoning of 1010 1st Avenue from Low Density Single Family Residential (RS -5) to Community Commercial (CC -2), and 1022 1st Avenue from (RS -5) to Commercial Office (CO -1) and a portion of 1025 Wade Street from (CO -1) to (CC - 2). Parsons seconded the motion. Hensch asked about the list of discrepancies listed in the staff report. Miklo said those have all been resolved or will be with the special exception. Hensch asked if they need to add an amendment to the motion regarding the addition of trees and shrubbery along the south border Miklo said it can be added as a conditional zoning agreement. Hensch moved to amend the motion to include the requirement of additional trees and shrubbery along the southern border particularly along the area where the Hospice parking lot will be. Dyer seconded the amendment. Signs noted that this development is a significant improvement in the space, but wanted to reemphasize the need for landscaping needs to be completed as to the intention of the proposal. Planning and Zoning Commission January 4, 2018 — Formal Meeting Page 7 of 10 Hensch stated his appreciation with Kum & Go working with Hospice and that this design actually improves the parking situation for Hospice. Freerks agreed noting the details that have gone into this proposal are thoughtful. Signs stated he was concerned at first about the parking lot for Hospice jetting over to the residential part of 15' Avenue but feels the applicant did a nice job trying to screen that as nice as they can. Dyer added that most of the parking in that area will happen during the day so headlights shouldn't be an issue. Parsons stated he likes the layout and thinks it will be an efficient use of space, much better than what is there now. A vote was taken and the motion with amendment carried 5-0 ANNEXATION & REZONING ITEM (ANN17-00001/REZ17-00020): Discussion of an application submitted by IC Housing Group, LLC, for annexation and a rezoning of approximately 7.9 acres from County Commercial (C) and County Multifamily Residential (RMF) to Interim Development Multifamily (ID -RM) for approximately 5.27 acres and Interim Development Single Family for approximately 2.76 acres located at 4643 Herbert Hoover Highway SE. Miklo noted that the property is on the south side of Herbert Hoover Highway, just east of the Iowa City Care Center and Old Towne commercial area, and west of the latest addition of Churchill Meadows. Miklo showed aerials of the current zoning and the proposed zoning. The Comprehensive Plan for the area is the Northeast District Plan, the Plan shows the Care Center and shows this area as green space around the Care Center, but that is not going to happen. The Plan does show single family as it moves to the east. The staff report shares the details about the annexation policy, this application meets the policy as it is clearly in the Iowa City growth area, it is an area they would rather see develop in the City and not the County. Miklo noted there are some infrastructure needs that haven't been resolved such as how sewer and water will be provided but the interim zoning address that until those issues are resolved. Staff recommends approval of ANN 17-00001 and REZ17-00020, annexation of approximately 7.90 acres and a rezoning from County Commercial (C) and County Multifamily Residential (RMF) to Interim Development Multifamily (ID -RM) for approximately 5.27 acres and Interim Development Single Family (ID -RS) for approximately 2.76 acres located at 4643 Herbert Hoover Highway SE. Freerks asked if in the ID -RS area how many houses could go in an area like that. Miklo replied that in the RS -5 zone they typically see about three units per acre, if it is a planned development it might be up to five houses per acre, so there could be a total of five to ten houses here. Parsons asked about utilities and the sidewalk along Herbert Hoover Highway extending down to Churchill Estates. Miklo said that sidewalk is now in place. Rezoning Item REZ17-00019 Discussion of an application submitted by Kum & Go, LC, for a rezoning of 1010 1St Avenue from Low Density Single Family Residential (RS -5) to Community Commercial (CC -2), and 1022 1St Avenue from (RS -5) to Commercial Office (CO -1) and a portion of 1025 Wade Street from (CO -1) to (CC -2). I NOR" — -- �23A 23B 2.3A ----__ — -- � s MAW MEMO Aft 71 23A 2�3A2.3A ■� '„ ,. Siobhan Harman from Kum & Go handed out the following renderings during the 2/20 meeting -Y WF �F'six 4e y If"ui —•- � I f oEa w k } 2.38 2.38 2.38 1 KUM rGO MARKETPLACE IOWA CITY, IA 1 KUM & GO MARKETPLACE IOWA CITY, IA (4 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 20th day of February 2018, 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: An ordinance rezoning approximately 53.29 acres from High Density Single Family Residential (RS -12) zone to Planned Development Overlay/High Density Single Family Residential (OPD/RS-12) for approximately 50.11 acres and Commercial Office (CO -1) zone for approximately 3.18 acres, located south of 1-80 west of Prairie Du Chien Road. (REZ17-00017) Copies of the proposed ordinances and resolutions 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. Kellie Fruehling, City Clerk 6 10 Prepared by: Sylvia Bochner, Planning Intern, 410 E. Washington Street, Iowa City, IA 52240; 319-356-5240 (REZ17-00017) Ordinance No. Ordinance rezoning approximately 53.29 acres of property from High Density Single Family Residential (RS -12) to Planned Development Overlay—High Density Single Family Residential (OPD/RS-12) zone for 50.11 acres and Commercial Office (CO -1) zone for 3.18 acres located south of 1-80 ptween Dubuque Street and Prairie Du Chien Road (REZ17-00017). Where the applicant, University Lake Partners 11, LLC, has requested a r zoning of property located south of 1-80'between Dubuque Street and Prairie Du Chien Road from/fligh Density Single Family Residential (RS -1 o Planned Development Overlay—High Density Single F,Amily Residential (OPD/RS-12) zone for 50.11 acres a Commercial Office (CO -1) zone for 3.18 acres; and Whereas, the Comp ensive Plan, specifically the North District Plan indicates that the extension of Foster Road is desirable an at the subject area is appropriate for residential and commercial development designed to conserve and prote environmentally sensitive areas; and Whereas, the rezoning and ginned development allows for piultifamily residential and commercial development clustered away from en onmentally sensitive areas; and Whereas, the planned development3{lcludes a 23.87 acre oUNot that would be set aside as private open space; and Whereas, the Planning and Zoning Commission has reviewed the proposed rezoning and has recommended approval; and Now, therefore, be it ordained by the City Council of the City of Iowa City, Iowa: Section I Approval. Property described below is hereby reclassified from its current zoning designation of High Density Single Family Residential (RS -12) to planned Development Overlay—High Density Single Family Residential: [Insert Legal Description] Property described below is hereby reclassified from its current zoning designation of High Density Single Family Residential (RS -12) to Commercial Office (CO -1): ,[Insert Legal Description] Section 11. Zoning Map. The Building Inspector is hereby authorized and directed to change the zoning map of the City of Iowa City, Iowa, to conform to this amendment upon the final passage, approval and publication of this ordinance by Yaw. Section III. Certification Ahd Recording. Upon passage and approval of the Ordinance, the City Clerk is hereby authorized and dire d to certify a copy of this ordinance and to record the sarire, at the office of the County Recorder of JohnsA County, Iowa, at the owner's expense, all as provided by law. Section IV. Re ea r. All ordinances and parts of ordinances in conflict with the provisions of this Ordinance are hereby pealed. Section V. Sev bili . If any section, provision or part of the Ordinance shall be adjudged to be invalid or unconstitutional uch adjudication shall not affect the validity of the Ordinance ta_a whoe�br any section, provision or part thereof not adjudged invalid or unconstitutional. w Section VI. Effective Date. This Ordinance shall be in effect after its fins sa®R apps I and publication, as provided by law. c� w"• i3 r Passed and approved this day of 2(944 Mayor FILED 2016 FEB —6 AM 9* 34 CITY CLERK 10',VA CITY. IOWA Y N U d z U w U C N C y N 0a FILED 2016 FEB —6 AM 9* 34 CITY CLERK 10',VA CITY. IOWA To: Planning and Zoning Commission Item: REZ17-00017 Foster Road GENERAL INFORMATION: STAFF REPORT Prepared by: Bob Miklo and Sylvia Bochner, Planning Intern Date: December 21. 2017 Applicant: University Lake Partners II, LLC 340 Herky Street North Liberty, IA 52317 319-351-6788 jimglasgow@q.com Contact: Rob Decker 509 S. Gilbert St. Iowa City, IA 52245 319-338-7557 rdecker@hbkengineering.com Property Owner: Requested Action Purpose: Location: Size: Existing Land Use and Zoning: Surrounding Land Use and Zoning: Comprehensive Plan: Neighborhood Open Space District: File Date: 45 Day Limitation Period: Washington Park Partners PO Box 2208 Iowa City, IA 52244-2208 319-351-6788 jimglasgow@q.com Rezone 53.29 acres from RS -12 to OPD/RS-12 (50.11 acres) and CO -1 (3.18 acres) To allow for multifamily residential and office development South of 1-80 west of Prairie Du Chien Road 53.29 acres Undeveloped, RS -12 North: Interstate 80 South: Undeveloped, RS -12 East: Residential, OPD -12, RS -5, and RR -1 West: Undeveloped and residential, RS -12 North District Plan - Conservation Design Foster Road December 7, 2017 January 21, 2018 2-8 6b BACKGROUND INFORMATION The applicant, University Lake Partners II, LLC, has requested a rezoning of 53.29 acres from High Density Single Family Residential (RS -12) to Planned Development Overlay — High Density Single Family Residential (OPD/RS-12) for 50.11acres and Commercial Office (CO -1) for 3.18 acres located south of 1-80 between Dubuque Street and Prairie Du Chien Road. The applicant is applying for a Planned Development Overlay to allow clustering of dwellings into multifamily buildings and to preserve sensitive areas. In order to develop this area, Foster Road would be extended, connecting Dubuque Street and Prairie Du Chien Road. The applicant has submitted a Planned Development —Sensitive Areas Development Plan showing a 53 -unit senior housing cooperative and 61 townhouse style multifamily units. Outlot A, containing 23.87 acres, would be set aside as private open space to preserve sensitive areas and to provide a buffer between residential development and Interstate 80 as required by the Subdivision Code. This area has been zoned RS -12 since 1983 when the City adopted a zoning code with the High Density Single Family Residential zone. If the requested rezoning is approved a subdivision plat will be necessary to create proposed lots shown on the plan. The applicant has indicated that they have used the "Good Neighbor Policy" and conducted a neighborhood meeting on November 6, 2017. ANALYSIS Current zoning: The High Density Single -Family Residential Zone (RS -12) is intended to provide for development of single-family dwellings, duplexes and attached housing units at a higher density than in other single family zones. Because this district represents a relatively high density for single-family development, dwellings should be in close proximity to all City services and facilities, especially parks, schools and recreational facilities. Special attention should be given to site design to ensure the development of quality neighborhoods. Nonresidential uses and structures permitted in this zone should be planned and designed to be compatible with the character, scale, and pattern of the residential development. The zone allows single family lots with a minimum of 5,000 square feet of lot area and 45 feet of lot width. Duplexes and townhouse are allowed with a lot area of 3,000 square feet of lot area and a lot width of 55 feet. Attached townhouses are allowed with a minimum of 3,000 square feet of lot area and a lot width of 20 feet (28 feet for end units). The front set back is 15 feet for all single family dwellings. Proposed zoning: The purpose of the Planned Development Overlay (OPD) zone is to allow flexibility in the use and design of structures in situations where conventional development may not be appropriate. The OPD zone is intended to provide flexibility in the design, placement, and clustering of buildings while encouraging the preservation and best use of existing landscape features through sensitive areas development. In this case, the subject area contains many sensitive areas, including critical and protected slopes, woodlands, and wetlands. OPD zoning would allow for development of the subject area by clustering density away from sensitive features into buildings containing multiple units rather than requiring each unit to be located on a separate lot. 3 The purpose of the Commercial Office Zone (CO -1) is to provide specific areas where office functions, compatible businesses, apartments and certain public and semipublic uses may be developed in accordance with the Comprehensive Plan. The CO -1 Zone can serve as a buffer between residential and more intensive commercial or industrial areas. In this case the CO -1 zone will provide a buffer between Interstate 80 and residential development. Comprehensive Plan: The North District Plan includes the follow discussion of the Foster Road area: The plan map shows the proposed extension of Foster Road between Dubuque Street east to Prairie du Chien Road. The extension of Foster Road would provide an alternative east - west street route across the northern part of the district, which may relieve some of the traffic that currently flows along Kimball Road. It would also create new opportunities to connect existing neighborhoods. For example, Oaklawn Avenue and St. Anne's Drive could be extended to connect with Foster Road. If Foster Road is extended, it will open up the possibility of new development in this part of the district. The traffic capacity of an extended Foster Road could accommodate the development of small apartments, townhouses, and single family homes in this area. However, development will continue to be constrained by the rugged, wooded terrain and the 100 -foot wide gas pipeline easement that cuts across this neighborhood. Future development, therefore, should be designed to conserve and protect open space by clustering development away from steep slopes and environmentally sensitive areas. In light of the environmental constraints, the existing High Density Single Family (RS -12) zoning in this area may encourage development that is too intense. Consideration should be given to rezoning this area to a lower density. If Foster Road is extended, the plan also calls for the development of a pedestrian trail between Foster Road and Shimek School. As new development occurs in this area, there may be sufficient demand to support office development or an institutional use at the intersection of Foster Road and Prairie du Chien Road. The plan map indicates appropriate locations for these types of land uses. A mobile home park currently exists just south of the location where Foster Road would connect with Prairie du Chien Road. If this property were ever to be redeveloped it should be reserved for small apartment buildings or similar multi- family housing to maintain a mix of housing in the area. It is generally the policy of the City that if development proposals are submitted that require new street connections that it is the responsibility of the developer to build the streets necessary to serve the property. In this case, it may be unlikely that a private developer would be willing to bear the cost of building Foster Road given the limited amount of developable land in the area. If the City determines that Foster Road should be extended for traffic circulation and access purposes, it may have to contribute to the construction of this connection. In such a case the benefits of extending Foster Road will have to be balanced against the potential impacts on the environmentally sensitive features of this area. The proposed development appears to generally comply with the Comprehensive Plan policies. If the OPD zoning is approved the applicant will build Foster Road, which will improve traffic circulation in the northern part of the city. As forecasted in the North District Plan, the applicant is seeking City assistance through Tax Increment Financing to assist in construction of Foster Road, including a complete connection from Prairie Du Chien Road to Dubuque Street. The City Council Economic Development Committee recently unanimously voted to forward a recommendation to create an Urban Renewal Area for this purpose to the full City Council. The City is working with the applicant to design the road in manner with a particular emphasis on bicycle on pedestrian connections. El The proposed development clusters development and preserves open space and sensitive areas as envisioned in the North District Plan. The proposed density is relatively low and therefore addresses the Comprehensive Plan concern that existing High Density Single RS -12 zoning in this area may encourage development that is too intense. General Planned Development Criteria: Applications for Planned Development rezonings are reviewed for compliance with the following standards according to Article 14-3A of the Iowa City Zoning Ordinance. 1.The density and design of the Planned Development will be compatible with and / or complimentary to adjacent development in terms of land use, building mass and scale, open space and traffic circulation and general layout. Density: The overall proposed density including Outlot A is 2.44 units per acre. The density per lot would be 8.9 per acre on Lot 2, 8.8 units per acre on Lot 3, 3.78 units per acre on Lot 4, and 2.8 units per acre on Lot 5. This is well within the maximum density allowed in the RS -12 zone. Given the amount of environmentally sensitive features on the property this appears to be a realistic density. Land use and layout: The site plan divides the subject area into 5 lots and one outlot. Lot 1 is proposed to be zoned CO -1 and would contain 3.19 acres. Lot 1 currently is completed covered by woodlands and contains a critical slope in the southwest corner. Prior to any development of Lot 1 the applicant will need to demonstrate compliance with the sensitive areas provisions of the Zoning Code. The proposed CO -1 is compliant with the Comprehensive Plan which shows this area as appropriate for an office or institutional use to avoid placing residential adjacent to Interstate 80. Lot 2 would contain a 7 -unit townhouse style residential building. Lot 3 would contain a 53 -unit senior housing facility, with parking located in the lower level and in the rear of the building. Lot 4 would contain 36 townhouse style multifamily dwellings in 9 buildings. Three of the buildings are proposed to front onto Foster Road. Six of the buildings are proposed on a private street with alleys to provide rear access to garages. Lot 5 would contain 4 4-plex townhouse style building and 1 duplex building. The buildings face Foster Road and have vehicular access through a rear lane, which leads to driveways and garages for each unit. The surrounding area is largely undeveloped. However, there is some single family and small multi -family residential development on Bjaysville Lane, a private road which will be extended and converted into Foster Road. There is also single family and manufactured housing along Prairie Du Chien Road and St. Anne's Drive. The proposed layout clusters the majority of the residential units on three parcels near the middle of the Foster Road extension. This area abuts only undeveloped land. The office zoning and 7 multi -family units, are located near the intersection of Foster Road and Prairie Du Chien Road. These uses would be adjacent to single family and manufactured housing units. As noted below staff recommends that a landscape buffer be established between the future office development and the existing single family dwellings located on Prairie Du Chien Road. Mass and scale: The largest proposed building is the 53 -unit senior housing on Lot 3. It is proposed to be 3 stories with below grade parking. Although the proposed building is long (greater than 400 feet), it would be articulated into three wings with bays and balconies which help give definition to separate units in the building. In staffs view, the amount of open space and separation from the nearest single family structure help mitigate the size of the structure. The townhouse style apartment buildings would be two -stories, a scale appropriate for a residential neighborhood Traffic circulation: The applicant plans to build Foster Road from Prairie Du Chien Road to Dubuque Street. The Foster Road extension will provide an alternative east -west street route through the area and provide for better multi -modal connectivity in the northern part of the city. 2. The development will not overburden existing streets and utilities Access to the development will be through the extension of Foster Road. All the development will have access to Foster Road. A private street with alleys is proposed to provide access to dwelling units on Lot 4. These streets will be sufficient to serve the proposed development and utilities will be installed during the road construction phase. 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 Because of the clustering of density, there would be a significant amount of open space between the proposed development and its neighbors. Therefore views, light and air, property values, and privacy of neighboring properties, with the exception of the commercial office lot, which is adjacent to an existing house on Prairie Du Chien Road, will be preserved. Staff recommend that the site plan for the proposed CO -1 property contain a landscape buffer between future development and the existing house at 1823 Prairie Du Chien Road. 4. The combination of land uses and building types and any variation from the underlying zoning requirements or from City standards will be in the public interest, in harmony with the purpose of the zoning code and with other building regulations of the City. The applicant is seeking variations in the RS -12 standards to allow multifamily buildings rather than single family dwellings on individual lots. Given the amount of open space and sensitive areas that would be preserved and the minimization of paving, this proposal appears to be in the public interest and compliance with the land use and environmental goals of the Comprehensive Plan. Pedestrian facilities: Planned developments must include pedestrian facilities to ensure that residents and visitors have access to public streets and sidewalks, building entrances, parking areas, shared open spaces, natural areas, and other amenities. The plan currently does not show a complete sidewalk network. This will need to be resolved prior to plan approval. Public Open Space Requirement: Based on the City's neighborhood open space formula, 1.39 acres of public open space will be required or a fee paid in lieu. The Parks and Recreation Commission will review this application and make a recommendation regarding the dedication of open space or fees in lieu of. If the Commission chooses not to accept open space, the fee will be equal to the fair market value of the land that otherwise would have been required for dedication. The fee must be paid in full by the developer prior to the issuance of the first building permit for any lot within the development. Private Shared Open Space: At the time of final approval the applicant must submit a legally binding instrument setting forth the procedures and financing structure to be followed for maintaining the common areas. The details of this arrangement will need to be addressed in the legal papers submitted when the final planned development plan is submitted. Sensitive Areas: This property contains regulated slopes, wetlands, woodlands and a stream corridor. M Wetlands: A 100 -foot buffer is generally required between wetlands and development activity unless a wetland buffer reduction is granted or wetland buffer averaging is approved through the OPD rezoning. The wetlands on this property are not eligible for a buffer reduction due to the presence of habit for an endangered species, the Indian bat, and a stream corridor located on Lot 5. The applicant is proposing to use buffer averaging to increase the buffer in areas generally up stream of the wetlands and to reduce the buffer for wetlands on lots 3, 4 and 5 to allow installation of driveways, retaining walls on these three lots, and a portion of a residential building on lot 4 near Foster Road. Regulated Slopes: The plan generally avoids disturbance of critical slopes, disturbing approximately 3%. Protected slopes and required buffers would not be disturbed. The plan does not illustrate steep slopes (18 — 25%). These should be shown on the plan and percent proposed to be disturbed should be reported. Because no protected slopes or required slope buffers are proposed to be disturbed, and critical slope disturbance is minimal, the plan complies with the guidelines for regulated slopes. Stream Corridor: A stream crosses the southeast corner of Lot 5. The plan illustrates the required buffer. Woodlands: The overall property contains approximately 45.5 acres of woodlands. The applicant is proposing to disturb approximately 11 acres or 25% of the woodlands. This would result in above the 50% woodland preservation requirement for residential developments. At the time the proposed CO -1 lot is developed the applicant will need to preserve 10% of the woodlands on Lot 1. STAFF RECOMMENDATION: Staff recommends deferral of this application pending resolution of deficiencies noted below. Upon resolution of these items staff would recommend approval of rezoning of approximately 53.29 acres from High Density Single Family Residential (RS -12) zone to Planned Development Overlay/High Density Single Family Residential (OPD/RS-12) for approximately 50.11 acres and Commercial Office (CO -1) zone for approximately 3.18 acres, located south of 1-80 west of Prairie Du Chien Road. DEFICIENCIES AND DISCREPANCIES: 1. Plan should be labeled Planned Development — Sensitive Areas Development Plan 2. Construction limit lines should be illustrated on the plan 3. Sidewalk access to all buildings should be illustrated on the plan 4. The wetland delineation must be reviewed and accepted by the Army Corp of Engineers 5. Sensitive slopes should be labeled as "Protected Slopes" if they are 40% or greater 6. Sensitive areas plan should illustrate steep slopes (slopes between 18 and 25%) and report the percentage being disturbed 7. An emergency vehicle turnaround is required at the north end of the private street 8. Elevations drawings needed for all townhouse models (they should illustrate how access to parking will be provided given the change in grade) ATTACHMENTS: 1. Location Map 2. Planned Development Overlay Plan 3. Elevation Drawings 4. Applicant's Statement 5. Sensitive Areas Narrative I Approved by: Department of Neighborhood and Development Services REZ17-00017 Foster Road 2h a a �_ �i •, - .. 4. 0� - c•� f til �7 • - K r 4 ` N rr An application I 1 1University PartnersLake 1rezoning 53.29 acres from High Density Single Family Residential (RS -12) Zone to High Density Residential Y Single Planned Development• Fes•' - _• C 1 1 •4� ♦ 1 A 1 .f` A I=i i;ll,!I=i a Mintigm ,l,'�tlull�,l�l,�_, go =.� 1 _. =' I�VIIIhIUI� l"; �u ii !l i'�� rII _■' -■ _■''. TIiIIIII l -1 --. fill, linen IIH i iuu i,liun LIQ -� iallllllllllllllllllli IIIIIlIIII '" L11 ■■ ■!I ■!i -- IIIIIII nunnl• IIII IIII _Illi IIIIIi III�_IIIII� - Illnul ON IBM =In IIII 1111161 .11111111 1111111 11111111 _ uunu I�' I•I• �11�1�. _.m l _1�1• Inulin - (IIII 1111IIII =11111 IIII lel nn. nu um .. 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Ell M■ mini 111111,1 =11111111 IIIIIIII ■Mi_ -lilt liltI AIZ � m 17111111 - (IIIIIIII _ - C all rw �) mom)) ® Eit ■ b r h tti-'rye:; �..: l IF l 1}1 i� INS �i=i �A \If ■� ��� C-:\I\I:� ■� \�.� OMNI ■■ !\1\ I';4A FLO@ MiA' ru`� m ----� Yet t=__.<_i_ _ �_., Pmy �r '•`u..__ .._�r__��T--- ' - - - , 4 _ v _- - �_ r��•+..-.4-..�.r �t_�_ _ -.,y': .lam 1. _ � �_ _.___ . UTILITY 1-ftbk INFRASTRUCTURE Foster Road Development SOLUTIONS A17-0540 1130 17 ENGINEERING Applicant's Statement for Rezoning The proposed development area ("project's consists of 7 existing parcels, 4 of which are adjacent to the southerly 1-80 right-of-way between Dubuque Street and Prairie Du Chien Road. The project proposes to combine 3 of the 4 parcels adjacent to 1-80 into one Outlot, which will remain undeveloped. Additionally, one of the existing parcels is currently bisected by the proposed Foster Road Extension Right -of -Way and will be re -platted as separate parcels accordingly. The current zoning classification is RS -12 for all parcels. In an effort to preserve the numerous existing sensitive slopes, woodlands, 'and wetlands present in the project area, a re- classification to Planned Development Overlay (OPD) -12 zoning is being requested for all parcels (with the exception of one), with RS -12 as the base zone. Rezoning would cluster the proposed density and allow for a significant portion of the project area to remain undisturbed. Proposed Lot 1, Parcel 0734484001, is requested for rezoning to CO -1. This rezoning request is also in accordance with the current North District Plan, which maps the anticipated uses for the property as Conservation Design, Multi -Family Residential, and Office Commercial. The project area will incorporate all of these uses. The development plan will focus heavily on land conservation and includes the extension of Foster Road, completing this vital connection between Dubuque Street and Prairie du Chien Road. Extensive natural sensitive features exist within the overall project area. These include wetlands, woodlands, and protected slopes. More information on these Sensitive Areas can be found in the Sensitive Areas Development Plan, included in this application. The anticipated disturbance areas are explained later in this statement. A breakdown of the area to be re -zoned is provided below: Total Project Area: 53.29 acres Foster Road ROW: 3.14 acres Total Remaining Area: 50.15 acres The majority of the project is located to the north and west of proposed Foster Road. A narrow, linear parcel lies south of Foster Road and will be developed with multi -family units. Utilities The existing 24" sanitary sewer line on Foster Road will be extended to Prairie du Chien Road within the Foster Road right-of-way, The proposed sewer will be 24 There is currently a 24" transmission water main along the south side of the Foster Road right- of-way. There is also an existing 12" water main stubbed on both the east and west ends of the Foster Road Development A17-0540 11.30.17 UTILITY INFRASTRUCTURE SOLUTIONS hbk ENGINEERING Foster Road right-of-way. New 12" water main will be constructed within th'e Foster Road right- of-way to connect to two stubbed mains on the east and west end. Stormwater will be addressed on each individual lot (Lots 1 & 2 will have combined stormwater management). Lot 3 will primarily use underground stormwater treatment chambers for storage, due to limited open space available for detention. Lot 4 will have several detention basins on site, and Lot 5 will also have its own detention basin or may also use stormwater treatment. chambers. Per City Code 16-3G-5, stormwater calculations will be provided immediately upon rezoning approval. Further information pertaining to each individual proposed lot is provided below. Outlot A Outlot A is the combination of Parcels 0734380001, 0734454002, and 0734454001. The ownership and maintenance of Outlot A will be established in conjunction with the development of Lot 4, via a Homeowners Association. Outlot B Outlot B is currently platted as Parcel 0734484003. This lot will remain under the developer's ownership at this time. Lot 1 Lot 1 is currently platted as Parcel 0734484001 and part of Parcel 1003126003. Lot 1 lies within the 300' residential sound buffer required adjacent to the southerly right-of-way line of Interstate 80, and is therefore proposed to be developed commercially, and re -zoned to CO -1. This coincides with the North District Plan. Lot 2 Lot 2 is currently part of Parcel 1003126003. Lot 2 is proposed to have a single 7 -unit townhome, with a building configuration that is situated between the gas line easement and the residential sound buffer. Lot 3 Lot 3 will be developed as elderly housing, with 53 total units. A separate site plan application for this development has previously been submitted to the City, and is currently in the review process. Lot 4 Foster Road Development A17-0540 11.30.17 UTILITY jhbk INFRASTRUCTURE SOLUTIONS ENGINEERING Also north of Foster Road, Lot 4 is proposed to be developed as multi -family housing, with (9) buildings of 4 units each (all 2 -Bedroom). Various retaining walls will be constructed as required around the perimeter of the development to minimize grading impacts to the surrounding ground and to avoid the nearby sensitive areas. Total proposed units for Lot 4 is 36. Lot 5 Lot 5 is a narrow lot running south and east of Foster Road. Due to the proximity of wetlands to the road right-of-way, at this time 4-plex development is only proposed within the more southerly portion of the lot. Should access to the northeastern area of this proposed lot (currently Parcel 1003102006) be obtained in the future via Prairie du Chien Road, additional development and potential replatting may take place at that time. Total proposed units for Lot.4 is 18. Density Per City Code, the allowable density for an RS -12 zoning designation is 13 dwelling units/acre. A density schematic (Plan Sheet C1.01) is provided as part of this application demonstrating a full build -out scenario assuming no topographic or sensitive area limitations. Subtracting out right-of-way and open space requirements, a conceptual built density is 402 dwelling units. By Code, the allowable density, when right-of-way and open space requirements are considered, is 289 dwelling units. The proposed density of this development is 114 dwelling units. Sensitive Areas Disturbance The table below identifies the sensitive areas located in each proposed lot, and the anticipated disturbance areas/percentages, based on the development proposed in this application. All areas provided are in acres. Pmpoutl Mdpbbaed Slope.& Buhr 51.P..& 5u r. WetlaM.& BWhr waamend. btSlxe 51opef gswAmn Wafts s Tatdke d" Tobi Seadtiva7 w WBU ' WOOme� Mn l4sbahaab M.A. lll.luhenu (med.pped) (moftWdws) Sen.ltive Sendtive Mo Ma W.BW W Ol.m6albe. %dTi %olT*WY xwe9W Aba Ma 777777 bel an am am Zm 3fa am am 2F4 LBe IN Intl ' 0.m am am a3a 0.N am am ala ala am Sm% a3% Lot3 am 105 IN 0.26 M am an 2]B 115. IN tots z35 311. im 896 9S1 4R a63 332 em 3A6 3B% 31% Lots Lm all 167 F V4 69 ae6 am z16 S1a 22fi 39% 359{ MMA 145 17M 116N.m 21W am nm nm 2363 am 6% a9i MMB 0.m am am am a25 am 0.m am 0.m B.m 0% mG l AL 6M 2z56 &V azsz 56.15 an I.QS 3161 0635 1112 26% M UTILITY INFRASTRUCTURE hb Foster Road Development SOLUTIONS ENGINEERING A17-0540 11.30.17 Requested Variances Requested Variances are as follows: 1. With RS -12 as the underlying base zone for this development, a variance is requested to allow multi -family housing, which is not currently permitted in the RS -12 zone. 2. The code requires a 40 -foot front setback along arterial streets. Lot 3 and Lot 5 are designed with a 20' setback, due to sensitive areas on the site. UTILITY INFRASTRUCTURE J11bk Foster Road Development SOLUTIONS A17-0540 11.30.17 ENGINEERING SENSITIVE AREAS DEVELOPMENT PLAN Introduction HBK Engineering prepared this report to evaluate the development in conjunction with the requirements of City of Iowa City Code of Ordinances Article 14-51. The purpose of the Article is as follows: 1. Implement the environmental policies of the comprehensive plan, as amended. 2. Permit and define the reasonable use of properties that contain environmentally sensitive features and natural resources while recognizing the importance of environmental resources and protecting such resources from destruction. 3. Provide for the ecologically sound transitions between protected environmentally sensitive areas and urban development. 4. Protect the public from injury and property damage due to flooding, erosion, and other natural hazards, which can be exacerbated by development of environmentally sensitive land. 5. Foster urban design that preserves open space and minimizes disturbance of environmentally sensitive features and natural resources. 6. Provide for the mitigation of disturbances of environmentally sensitive features and natural resources by requiring and implementing mitigation plans, as needed. The Sensitive Areas Ordinance addresses Wetlands, Stream Corridors, Regulated Slopes, Wooded Areas, Fully Hydric Soils, Prairie Remnants, and Archaeological Sites. HBK enlisted the services of Earthview Environmental, Inc, to conduct a field investigation of the proposed development. Findings are as follows: jurisdictional Wetlands & Wetland Buffers Wetland locations have been determined, and buffer zones provided as shown on the submittal drawings. Per guidance from Earthview Environmental, wetland buffers may be averaged and are shown accordingly. A minimum of 50' will be maintained around all wetlands. Wetland buffer averaging assists in expanding the wetland buffer to areas where other sensitive areas are present (primarily critical and sensitive slopes) and will allow for further protection of these areas, and therefore the project proposes an overall increase of 20% in wetlands buffer area through wetland buffer averaging. This will also be beneficial in connecting the wetlands on the westerly side of Lot 4 around the stream, where the corridor will be further protected, UTILITY INFRASTRUCTURE Foster Road Development SOLUTIONS hbk A17-0540 11.30.17 ENGINEERING Quantitative information regarding buffer averaging is as follows: Combined wetlands north of Foster Road lying between Lots 3 & 4 extending through Outlot A: Existing 100' wetland buffer acreage: 5.86 acres Disturbed wetland buffer between 50' and 100': 0.46 acres Proposed additional wetland buffer acreage: 0.91 acres Proposed overall wetland buffer acreage: 5.86-0.46+ 0.91= 6.31 acres Combined wetlands westerly side of Lot 4 development: Existing 100' wetland buffer acreage: 2.19 acres Disturbed wetland buffer between 50' and 100': 0.42 acres Proposed additional wetland buffer acreage: 1.21 acres Proposed overall wetland buffer acreage: 2.19 —0.42 + 1.21= 2.98 acres Combined wetlands easterly side of Lot 5: Existing 100' wetland buffer acreage: 3.11 acres Disturbed wetland buffer between 50' and 100': 0.16 acres Proposed additional wetland buffer acreage: 1.21 acres Proposed overall wetland buffer acreage: 3.11— 0.16 + 1.21= 4.16 acres It is assumed that all delineated wetlands will be considered jurisdictional. Buffer reduction is not available for this project because the wetland includes both bat habitat and stream corridors. If any area within a 50' buffer has the potential of being disturbed, further analysis and permitting will be required, Including the involvement of the US Army Corps of Engineers. Foster Road Development A17-0540 11.30.17 Stream Corridors UTILITY Jhbk INFRASTRUCTURE SOLUTIONS ENGINEERING HBK Engineering looked at the FEMA floodplain maps as well as the Johnson County GIS property viewer website and has determined that no portions of the property are within a floodplain orfloodway. Regulated tributaries with no mapped floodway are present, however, and require a natural buffer of 15' each side of the stream corridor. A Stream Corridor is defined as "a river, stream or drainageway shown in blue (the blue line) on the most current U.S. Geological Survey quadrangle Maps, and the area of its delineated floodway. In cases where no floodway is delineated, the blue line will serve as the centerline of a 30 -foot wide stream corridor". Additionally, there is one stream in the SEcorner of proposed Lot 5 that, due to its connection to adjacent wetlands, a 65' buffer is being provided. The project contains many other "non -blue line" stream corridors, many connecting wetlands. For purposes of sensitive areas calculations, these corridors and their respective buffers are included in the "wetlands" acreages. Critical and Protected Slopes HBK has identified critical and protected slopes and buffers. "Critical" Slopes are those that fall between 25%-39%. "Protected" Slopes are those 40% and above, and we have included a buffer in our sensitive areas analysis. Only 3% of the approximately 29 acres of critical and protected slopes are anticipated to be disturbed in' conjunction with the project. Wooded Areas A woodland is defined as having a minimum of 2 acres of contiguous wooded area containing at least 200 trees per acre, and a grove of trees is 10 or more individual trees with diameter breast height of at least 12" whose combined canopies cover at least 50% of the area. Buffers for woodlands are 50' from trunks or 5' beyond driplines. RS -12 zoning requires a minimum of 50% preservation. The project anticipates disturbing approximately 25% of the total existing woodlands (refer to calculations in the Application Statement). Fully Hydric Soils No fully hydric soils are present in the project area. Prairies and Prairie Remnants Earthview Environmental did not identify any prairie remnants during wetland and threatened/endangered species field investigation. Foster Road Development A17-0540 11.30.17 Archaeological Sites UTILITY INFRASTRUCTURE I hb SOLUTIONS ENGINEERING An archaeological study is underway and as of the date of this updated report, the Feld work has been completed. This report will be updated upon receiving results of this field investigation. Preliminary conversations with the archaeological subconsultant suggest that the site areas are eroded, which "limits the sites' Information potential and thus their potential significance would be low. The likely recommendation will be for no further investigation." r CITY OF IOWA CITY .�' ,�.IT� MEMORANDUM Date: December 29, 2017 To: Planning and Zoning Commission From: Bob Miklo, Senior Planner Re: REZ17-00017 Foster Road The Commission requested information regarding traffic on Prairie Du Chien Road. See the attached memo from Kent Ralston, Transportation Planner. The applicant anticipates providing updated plans prior to the January 4 meeting. r �.® CITY OF IOWA CITY �'�� MEMORANDUM Date: December 29, 2017 To: Bob Miklo; Senior Planner From: Kent Ralston; Transportation Planner Re: Proposed Foster Road Development Trip Generation At their December 21st meeting, the Planning & Zoning Commission asked for information with respect to the proposed development on Foster Road and its effect on traffic on Prairie Du Chien Road. Based on the Institute of Traffic Engineers Trip Generation Handbook (91 Edition), the development, as proposed, will generate approximately 1,450 vehicle trips per weekday. In 2014, Prairie Du Chien Road had an average daily traffic count of approximately 2,400 near St. Anne's Drive (Iowa DOT). Given that the capacity of a two-lane minor arterial street is more than 14,000 trips per day, the additional traffic generated by the development alone will not over- burden Prairie Du Chien Road as currently constructed. To estimate the total effect of the development along with other pass-through traffic that will utilize the corridor, staff consulted the Metropolitan Planning Organization's 2045 traffic model. The results of the model (which is the best tool available for forecasting future traffic volumes) indicates that the future Foster Road connection will carry less than 4,000 trips per day in 2045, and indicates that Prairie Du Chien Road will carry similar traffic volumes in 2045 as it does today. As is the case, Prairie Du Chien Road has the capacity to handle the additional traffic generated by the proposed development. r ��`�,:.® CITY OF IOWA CITY - MEMORANDUM Date: January 12, 2018 To: Planning and Zoning Commission From: Bob Miklo, Senior Planner Re: REZ17-00017 Foster Road The applicant has indicated that a revised Sensitive Areas Development Plan will be submitted. Staff will review the revised plan and provide comments at the January 18 Planning and Zoning Commission meeting. Planning and Zoning Commission December 21, 2017 — Formal Meeting Page 5 of 8 Theobald questioned the possibility of rail service in the future and would this development cause an issue. Miklo stated that rail service is not likely in the near future, but there would be 40 feet of right-of-way of green space through the middle of the block. He noted that additional open space and parking to serve any future passenger rail service may be possible on the land owned by the University on the western part of this block. Signs asked if there was any interest among the Commission to defer this item to have the applicant come back with an updated proposal. Overall there was not. A vote was taken on the motion as amended, it passed 5-1 (Signs dissenting). REZONING ITEM (REZ17-00017): Discussion of an application submitted by University Lake Partners II, LLC, for a rezoning of approximately 53.29 acres from High Density Single Family Residential (RS -12) zone to Planned Development Overlay/High Density Single Family Residential (OPD/RS-12) for approximately 50.11 acres and Commercial Office (CO -1) zone for approximately 3.18 acres, located south of 1-80 west of Prairie Du Chien Road. Miklo noted this property is located directly south of Interstate 80, west of Prairie Du Chien, and the future extension of Foster Road will go along the southern part of this property. Miklo stated the Comprehensive Plan for this area calls for Foster Road to be constructed to connect Dubuque Street to Prairie Du Chien Road. When the City installed a water main a number of years ago they graded the site for a street and acquired the right-of-way. Miklo noted the Comprehensive Plan acknowledges the rugged topography of this area, it contains woodlands, steep and critical slopes, and some protected slopes and wetlands. Therefore the Plan called for clustering development away from those sensitive areas up towards Foster Road, additionally clustering development would help to maintain a 300 foot buffer from the interstate and residential uses. The Plan also called for the opportunity of development of office or institutional use at Prairie Du Chien, again to not put residential right up against the interstate. Miklo stated the Commission received a packet that showed the sensitive areas, almost all of the property is woodlands with wetlands and steep slopes. The proposal shows a clustering of development away from those areas leaving a large 23 acre portion as an outlot for open space. Iowa City Parks & Recreation Commission will look at the space to see if they want to have any of it dedicated to public open space or if it should be maintained by a homeowners association as private open space. The proposed development has five development lots. Lot 1 would be zoned Commercial Office (roughly 3 acres), Lot 2 would contain seven dwelling units in a townhouse fashion that would have access to Foster Road, Lot 3 would contain a 53 -unit senior housing cooperative, Lot 4 would contain a series of townhouses with thirty some units, and Lot 5 would contain a series of townhouses on the south side of Foster Road. Miklo stated that overall when you look at the entire property it translates to a density of approximately 2.5 units per acre. It is noted in the Comprehensive Plan that the current RS -12 Single Family High Density zoning was perhaps too dense for this rugged area and suggested it be zoned for a lower density. The proposal achieves the lesser density even through it would still be zoned RS - 12 the overall density would be comparable to what is typically seen in a RS -5 zone. Parsons asked why it was zoned RS -12 because it feels odd for developers to want to down - zone an area. Miklo noted it is not a down -zoning, it will retain the RS -12 zoning and where the units are built it will be 8-12 units per acre, which is typical of a RS -12 zone. Miklo stated this area has been zoned RS -12 since 1983. Planning and Zoning Commission December 21, 2017 — Formal Meeting Page 6 of 8 Miklo said that the Comprehensive Plan notes the expense of building Foster Road may be too much for a developer given the limited development potential and indicates some possibility of City financial assistance. Miklo stated the applicant may seek Tax Increment Financing to help construct the road and that would be in compliance with the Comprehensive Plan. There would be some great benefits to the overall public to have Foster Road extended, it would help improve traffic circulation in the northern part of the city and for traffic coming in off Prairie Du Chien it would relieve the traffic on other streets. In terms of the planned development, the idea is to cluster the development that might otherwise occur in the sensitive areas into smaller pockets. There are series of criteria a planned development must meet that are outlined in the staff report, and staff feels those are generally met in this proposal. The proposed plan also respects the sensitive area on the site and adheres to required buffers with the exception of a few locations where they are requesting buffer averaging, which means they would increase the wetland buffer in certain areas where it is more crucial and reduce the buffer area in other areas. In no place would the buffer be less than 50 foot. Additionally the grading of steep slopes is minimal and there is no encroachment into the protected slopes. Miklo stated there is some information Staff has not yet reviewed with the application, the wetland delineation information from the Corp, stormwater management has not been addressed yet, and the necessary plat will also need to be reviewed by the Commission. Staff recommends deferral of this application pending resolution of deficiencies noted in the Staff Report. Parsons asked about the 100 foot gas pipeline that cuts through the property. Miklo showed the easement for the gas pipeline that crosses the property and the development will not encroach into that at all. Hensch asked if the applicant is able to receive Tax Increment Financing for this project if there are affordable housing implications. Hektoen replied that yes, affordable housing would be required. Dyer asked about removal of trees. Miklo stated the applicant is proposing to remove about 25% of the woodlands, they are required to preserve 50% and they are preserving 75%. Freerks opened the public hearing. Sam Ray (HBK Engineering) is representing the applicant and came forward to answer any questions. Hensch asked about the senior housing area. Ray said the intent is for it to be independent living apartments. Dyer asked if the intent is to develop all five lots at once. Ray said that was correct. Freerks asked if there were tenants for lot one, the office area. Ray said currently they have not figured that out. Joe Murphy (Iowa City) questioned the Tanglewood Street/Ventura Avenue area and if there would be street access to that area from this new development. Miklo replied there would not. Murphy said he supported the proposal. Curt Moore (Dubuque Street north) stated he is in favor of this proposal and it should be Planning and Zoning Commission December 21, 2017 — Formal Meeting Page 7 of 8 expedited as it should have been done 20 years ago. Linder Road is a terrible road to handle all the traffic. Paul Ellis (Caroline Avenue) feels overall it is a fantastic plan his concern is lot one being a commercial lot and adding commercial traffic to Prairie Du Chien. As of the last DOT survey, Prairie Du Chien already handles over 2500 cars per day. All the other properties along Prairie Du Chien are residential and it should all remain residential. A Commissioner responded that it the goal was to not put housing adjacent to Interstate 80 because of the health effects of high noise levels and fumes. Mark Nelson noted he has a vested interest in the senior living part of this development and is unsure what the deferral will mean with regards to a time table. Freerks noted that a deferral this evening would not set back the timeline any further because the plat for the area also needs to be approved and the applicant has not yet submitted the plat. Hetkoen noted that giving a definite timeline is difficult because there are quite a few factors including if a Tax Increment Financing situation arises. Freerks closed the public hearing. Hensch moved to defer until January 4, 2018, the request to a rezoning of approximately 53.29 acres from High Density Single Family Residential (RS -12) zone to Planned Development Overlay/High Density Single Family Residential (OPD/RS-12) for approximately 50.11 acres and Commercial Office (CO -1) zone for approximately 3.18 acres, located south of 1-80 west of Prairie Du Chien Road. Parsons seconded the motion. Freerks noted this will be a fabulous addition to the community once all the details are taken care of. It is nice to see how much green space will be retained. Signs asked if Staff could get data on the Prairie Du Chien traffic and how this development may impact it. Parsons asked about the landscaping buffer noted on the plan and asked if they can see specifics on that due to disappointing landscaping results in the past. A vote was taken and the motion passed 6-0. CONSIDERATION OF MEETING MINUTES: DECEMBER 7. 2017 Hencsh moved to approve the meeting minutes of December 7, 2017 with edits. Parsons seconded the motion. A vote was taken and the motion passed 6-0. PLANNING AND ZONING INFORMATION: None. ADJOURNMENT: Parsons moved to adjourn. Signs seconded. A vote was taken and motion carried 6-0. MINUTES Approved PLANNING AND ZONING COMMISSION JANUARY 4, 2018 — 7:00 PM — FORMAL MEETING EMMA J. HARVAT HALL, CITY HALL MEMBERS PRESENT: Carolyn Dyer, Ann Freerks, Mike Hensch, Max Parsons, Mark Signs MEMBERS ABSENT: Phoebe Martin, Jodie Theobald STAFF PRESENT: Sylvia Bochner, Sara Hektoen, Bob Miklo, OTHERS PRESENT: Curt Moore, Mike Welch, Siobhan Harman, Megan Carr RECOMMENDATIONS TO CITY COUNCIL: By a vote of 5-0 the Commission recommends approval of the rezoning of 1010 1st Avenue from Low Density Single Family Residential (RS -5) to Community Commercial (CC -2), and 1022 1st Avenue from (RS -5) to Commercial Office (CO -1) and a portion of 1025 Wade Street from (CO -1) to (CC -2). By a vote of 5-0 the Commission recommends approval of ANN17-00001 and REZ17-00020, annexation of approximately 7.90 acres and a rezoning from County Commercial (C) and County Multifamily Residential (RMF) to Interim Development Multifamily (ID -RM) for approximately 5.27 acres and Interim Development Single Family (ID -RS) for approximately 2.76 acres located at 4643 Herbert Hoover Highway SE. CALL TO ORDER: Freerks called the meeting to order at 7:00 PM. PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA: None. REZONING ITEM (REZ17-00017): Discussion of an application submitted by University Lake Partners II, LLC, for a rezoning of approximately 53.29 acres from High Density Single Family Residential (RS -12) zone to Planned Development Overlay/High Density Single Family Residential (OPD/RS-12) for approximately 50.11 acres and Commercial Office (CO -1) zone for approximately 3.18 acres, located south of 1-80 west of Prairie Du Chien Road. Miklo noted this item was deferred at the last meeting due to a number of deficiencies in the in application, new material was received today and Miklo shared that with the Commission. One was a revised plan that now shows the townhouse units as three bedrooms rather than one and two bedroom units, there has also been a slight reconfiguration of some of the townhouses. Additionally a new townhouse building design was submitted, but Miklo is unclear if that is an alternative or if it is in addition to the other elevations already submitted. He said that with other Planning and Zoning Commission January 4, 2018 — Formal Meeting Page 2 of 10 recent projects there has been a concern about the same townhouse being repeated on every lot, resulting in a monotonous design. Miklo noted that there are still a few items that have not been clarified completely on the revised plan, the construction limit lines do appear on some of the lots but not all of them and that is necessary to establish where the grading will end to make sure the steep slopes and wetlands are not encroached upon. Miklo stated they did receive a cross-section for the private street but engineering and fire department staff have not had time to review that. He said the City had not yet received acceptance of the wetlands delineation from the Army Corp of Engineers. Therefore if the Commission does decide to recommend this item to Council it could be subject to the Corp signoff before the Council reviews the plan. The issue being if the Corp does not agree with this delineation there may be some changes to the overall plan and it would have to come back to Planning & Zoning. Miklo stated that due to some of these items not being resolved Staff is recommending deferral until the January 18 meeting. Hensch asked if the issue of varying facades on the townhouses could also be an issue asked to be resolved before approval. Freerks agreed that plus many other items need to be resolved and agrees with a deferral. Freerks noted that the original townhouse design was much better than the new proposal and asked that the applicant reconsider that design. Freerks opened the public hearing Curt Moore (3169 Dubuque Street) asked that the City move forward with this application as fast as possible as the street is needed. Mike Welch (HBK Engineering) spoke on behalf of the applicant. He stated that the wetland delineation was conducted by Earthview Environmental on site and they are waiting on the Corp concurrence. They are confident with the delineation that Earthview did, past experiences show the Corp concurs with Earthview's delineations. With regards to the building elevations and facades it is the applicants intentions to have a varying unit type throughout and not have them all look the same. Welch stated the construction limit lines are on all the drawings, they are just hard to see so their staff is working to update the drawings so that can be seen easier. Hensch asked about the S3 screening notated on Lot 1, but a landscaping plan is not included. Welch stated that if the Commission would like to see a detailed landscaping plan they will provide one. Freerks closed the public hearing. Hensch moved to defer REZ17-00017 until the January 18, 2018 meeting to clarify the issues raised in the staff report as well as a landscaping plan and illustrations of varying facades on the townhomes. Parsons seconded the motion. A vote was taken and the motion carried 5-0. MINUTES PRELIMINARY PLANNING AND ZONING COMMISSION JANUARY 18, 2018 — 7:00 PM — FORMAL MEETING E M M A J. HARVAT HALL, CITY HALL MEMBERS PRESENT: Carolyn Dyer, Mike Hensch, Phoebe Martin, Max Parsons, Mark Signs, Jodie Theobald MEMBERS ABSENT: Ann Freerks STAFF PRESENT: Sara Hektoen, Bob Miklo, OTHERS PRESENT: Mike Welch RECOMMENDATIONS TO CITY COUNCIL: By a vote of 6-0 (Freerks absent) the Commission recommends approval of REZ17-00017 an application submitted by University Lake Partners II, LLC, for a rezoning of approximately 53.29 acres from High Density Single Family Residential (RS -12) zone to Planned Development Overlay/High Density Single Family Residential (OPD/RS-12) for approximately 50.11 acres and Commercial Office (CO -1) zone for approximately 3.18 acres, located south of 1-80 west of Prairie Du Chien Road. CALL TO ORDER: Hensch called the meeting to order at 7:00 PM. PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA: None. REZONING ITEM (REZ17-00017): Discussion of an application submitted by University Lake Partners II, LLC, for a rezoning of approximately 53.29 acres from High Density Single Family Residential (RS -12) zone to Planned Development Overlay/High Density Single Family Residential (OPD/RS-12) for approximately 50.11 acres and Commercial Office (CO -1) zone for approximately 3.18 acres, located south of I- 80 west of Prairie Du Chien Road. Miklo began with a summary of the staff report from the December 21, 2017 meeting. The property is south of Interstate 80 and west of Prairie Du Chien Road and would include the extension of Foster Road to connect Prairie Du Chien Road and Dubuque Street. The area is currently zoned high-density single-family residential, the proposal is to keep that zoning over most of the property and apply a Planned Development Overlay Zone to allow clustering of development away from the sensitive areas on the property which include wetlands, woodlands, steep slopes and a stream corridor and leaving a large portion of the property open for private open space. The proposal does include the rezoning of the area adjacent to Prairie Du Chien Planning and Zoning Commission January 18, 2018—Formal Meeting Page 2 of 5 Road and Interstate 80 to Commercial Office Zone which is in compliance with the Comprehensive Plan as in this area the Plan discourages residential development and the subdivision regulations prohibit residential building sites immediately adjacent to the interstate due to health concerns related to noise and particulate matter. Miklo stated that the Commercial Office Zone would allow light commercial uses such as office or a religious institution such as a small church in that area. The development would consist of a series of townhouse style units on four lots and then one larger lot for a 53 -unit senior housing development. Miklo noted the sensitive areas are being avoided for the most part, there is one exception being requested in that the applicant is asking that the wetland buffer be decreased in some areas to the 50 feet (rather than the required 100 feet) but in other areas would be increased. This is called wetland buffer averaging. Staff has reviewed that exception and recommends approval of that modification. There would be a large outlot (approximately 23 acres) that would be owned and maintained by a Homeowners Association. The Parks and Recreation Commission looked at this proposal and chose not to accept dedication of land, for a neighborhood park they would rather have something flatter and more accessible. At the time of the final plat, fees would be paid by the applicant in lieu of dedication of land. Miklo stated the staff report originally recommended deferral while a number of items were corrected or resolved. The application is now complete and all those items have been resolved. As noted on page six of the December 21 staff report the plan is now correctly labeled as a sensitive areas development plan, construction limits are clearly shown on the plan (demarking where construction will occur and sensitive areas will be preserved), a sidewalk network is illustrated on the plan, the wetland delineation has been reviewed by the Army Core of Engineers and accepted, the protected slopes are labeled and clearly shown, the steep slopes are labeled and clearly shown, an emergency turnaround has been added to the private street, and the City has received elevation drawings. Staff has discussed some changes to the building facades to break up and distinguish the buildings more. The applicant has agreed and will make those changes on the plans before this application goes to Council. Miklo added that the senior housing building will have underground parking. Staff recommends approval of REZ17-00017 an application submitted by University Lake Partners II, LLC, for a rezoning of approximately 53.29 acres from High Density Single Family Residential (RS -12) zone to Planned Development Overlay/High Density Single Family Residential (OPD/RS-12) for approximately 50.11 acres and Commercial Office (CO -1) zone for approximately 3.18 acres, located south of 1-80 west of Prairie Du Chien Road. Hensch questioned the altering of the wetlands buffer to 50 feet in some areas and if that was common practice and had been done before in other applications. Miklo said it has been done on two or three occasions, it is not very common. Hensch asked the objective for the decrease. Miklo said it would allow for an increase in other areas where a larger buffer will be beneficial and in exchange it decreases the buffer in other areas. In one area the buffer would be reduced to allow for a retaining wall for the. parking lot of the large senior housing building. In the areas where the buffer is increased it will allow for better filtration of the other wetlands on the site. Hensch asked where the water shed for this area was, where would all the water drain to. Miklo showed a stream where the water would drain to, and then from the stream into the Iowa River. Signs asked if this development would complete the connection of Foster Road from Prairie Du Chien Road to Dubuque Street. Miklo confirmed it would, the applicant is required as part of the Planning and Zoning Commission January 18, 2018 — Formal Meeting Page 3 of 5 approval of development to complete Foster Road to the edge of their development, however the applicant feels that to make their development marketable they want to complete Foster Road all the way to Dubuque Street to provide access to downtown and the University. Miklo added there have been some discussions that the applicant would finance and build the road and then based on the increase in tax increment they could be paid back for portions of the road that are not adjacent to their property. That agreement would have to be part of an Urban Renewal Plan and Developers Agreement which would be completed at a later stage. The Comprehensive Plan contemplates something of that sort, it recognizes given the steep topography this would be an expensive property for a developer to build, the overall density of this development is roughly 2 '/2 to 3 units per acre when you look at the overall property. Therefore, the Plan has noted there may be a need for some City involvement in the development of Foster Road. The competed street will be very beneficial for general circulation for the north side of Iowa City. Hensch opened the public hearing. Mike Welch (HBK Engineering) spoke on behalf of the applicant. Welch confirmed they are working with the developer to redesign the rooflines and building facades to break up and distinguish the buildings more. With regards to the road connection they submitted plans yesterday to the City Engineering for the Foster Road connection and the applicant agrees that to make this development work the connection is needed. Dyer asked when the road was anticipated to be built. Welch said they are looking at starting work on the road this spring. Hensch stated that on the issue of wetlands, one of the things the Commission frequently hears from people is how their property is wet, basements get wet, etc., and with so many slopes on this site and wetlands, will the water be able to be contained onsite. Welch replied that in general there is a waterway (stream) that parallels the Foster Road extension on the south side and the water will discharge to that stream. For the most part the building grades are significantly higher than the wetlands, in some areas they will be installing underground chambers where there is not room for an at -grade detention. The underground chambers will control the flow of water discharge. Hensch also asked about the reducing of the buffer to 50 feet and why it was decided that would be needed. Welch said the reductions were needed in areas where they had to have additional area for driveways to allow them to achieve the density needed to make the development succeed. Welch noted they worked with Earthview Consulting to identify the areas where buffers should be increased and could be decreased so they could plan accordingly. Hensch asked if there was any need to purchase any wetlands credit for this project. Welch replied it was all done onsite as they are not actually removing any of the wetlands they are just adjusting their buffers. Hensch asked about flooding and if this area was in the 100 year or 500 year flood plains. Welch said in 2008 near Hidden Meadow Drive there is a low point in the road and that did have some water over it. He added they are working with Engineering and Public Works to set the road elevation so that the road can remain open during a flood event. Hensch closed the public hearing Planning and Zoning Commission January 18, 2018 — Formal Meeting Page 4 of 5 Theobald moved to approve REZ17-00017 an application submitted by University Lake Partners 11, LLC, for a rezoning of approximately 53.29 acres from High Density Single Family Residential (RS -12) zone to Planned Development Overlay/High Density Single Family Residential (OPD/RS-12) for approximately 50.11 acres and Commercial Office (CO -1) zone for approximately 3.18 acres, located south of 1-80 west of Prairie Du Chien Road. Dyer seconded the motion. Hensch reiterated that it appears all the concerns raised at the previous meetings have been resolved. Parsons added that the extension of Foster Road will be a benefit for the area and with all the steep slopes on the area the clustering is a very effective use of the land. Signs agreed on the clustering and the maximization of the space that is less valuable from an ecological point. Hensch added that this area looks difficult to develop due to the topography so this plan seems to best meet the needs of the area and the extension of Foster Road is needed. A vote was taken and the motion passed 6-0 (Freerks absent). CONSIDERATION OF MEETING MINUTES: JANUARY 4, 2018 Signs moved to approve the meeting minutes of January 4, 2018 Theobald seconded the motion. A vote was taken and the motion passed 6-0 (Freerks absent). PLANNING AND ZONING INFORMATION: None. ADJOURNMENT: Theobald moved to adjourn. Signs seconded. A vote was taken and motion carried 6-0. Rezoning Item REZ17-00017 Discussion of an application submitted by University Lake Partners 11, LLC, for a rezoning of approximately 53.29 acres from High Density Single Family Residential (RS -12) zone to Planned Development Overlay/High Density Single Family Residential (OPD/RS-12) for approximately 50.11 acres and Commercial Office (CO -1) for approximately 3.18 acres, located south of 1-80 west of Prairie Du Chien Road. Sensitive Areas Plan Senior Housing Townhouses _._ _� •� u-7. ��,��iN�11�iM�11i�Ra�� �� �� �� � 1,J ail �� 1. UNITA .- !r3 QILL I�U ILo Q I UNIT 31 FINWEZ VARY FROM UNITTO UNIT � 4 I J :J J ri ■IV �M 1 h � i Notice of public hearing on plans, specifications, form of contract and estimated cost for the Iowa City Landfill and Recycling Center Cell FY18 Construction Project in the City of Iowa City, Iowa To all taxpayers of the City of Iowa City, Iowa, and to other interested persons: Public notice is hereby given that the City Council of the City of Iowa City, Iowa, will con- duct a public hearing on plans, specifications, form of contract and estimated cost for the construction of the Iowa City Landfill and Recycling Center Cell FYI Construction Project in said city at 7:00 p.m. on the 20t' day of February, 2018, said meeting to be held in the Emma J. Harvat Hall in the City Hall, 410 E. Washington Street in said city, or if said meeting is cancelled, at the next meeting of the City Council thereafter as posted by the City Clerk. This project includes construction of an approximately 7.2 -acre lined landfill cell and is located at the Iowa City Landfill and Recycling Center located at 3900 Hebl Avenue Southwest in Iowa City. Said plans, specifications, form of contract and estimated cost are now on file in the office of the City Clerk in the City Hall in Iowa City, Iowa, and may be inspected by any interested persons. Any interested persons may appear at said meeting of the City Council for the purpose of making objections to and comments concerning said plans, specifications, contract or the cost of making said improvement. This notice is given by order of the City Council of the City of Iowa City, Iowa and as provided by law. Kellie K. Fruehling, City Clerk 'r 1 CITY OF IOWA CI �-% c�� COUNCIL ACTION REPO February 6, 2018 Resolution setting a public hearing on February 20, 2018 on plans, specifications, form of contract, and estimate of cost for the construction of the Iowa City Landfill and Recycling Center Cell FYI Construction Project, directing City Clerk to publish notice of said hearing, and directing the City Engineer to place said plans on file for public inspection. Prepared By: Jason Havel — City Engineer Reviewed By: Ron Knoche — Public Works Director Geoff Fruin — City Manager Fiscal Impact: Estimated construction costs are $1,565,000, available in the Landfill Cell Design and Construction account # L3331 Recommendations: Staff: Approval Commission: N/A Attachments: Resolution Executive Summary: This item begins the bidding process for construction of the Iowa City Landfill and Recycling Center Cell FY18 Construction Project. Background / Analysis: This project involves the construction of a new 7.2 -acre landfill cell, providing approximately 5.5 additional years' worth of space. It is estimated the current landfill cell has approximately one year of life remaining. The new cell will be located to the north of the most recent active cell on the landfill site. The footprint for the new cell was excavated with the previous cell excavation and the access road was also established as part of the previous project. A portion of the drainage system (manholes) are also already in place. The estimated construction cost for the project is $1,565,000, and will be funded with Landfill revenues. I NOTICE OF PUBLIC HEARING ON PLANS, SPECIFICATIONS, FORM OF CONTRACT AND ESTIMATED COST FOR THE PEDESTRIAN MALL IMPROVEMENTS PROJECT IN THE CITY OF IOWA CITY, IOWA TO ALL TAXPAYERS OF THE CITY OF IOWA CITY, IOWA, AND TO OTHER INTERESTED PERSONS: Public notice is hereby given that the City Council of the City of Iowa City, Iowa, will con- duct a public hearing on plans, specifications, form of contract and estimated cost for the construction of the Pedestrian Mall Improvements Project in said city at 7:00 p.m. on the 20th day of February, 2018, said meeting to be held in the Emma J. Harvat Hall in the City Hall, 410 E. Washington Street in said city, or if said meeting is cancelled, at the next meeting of the City Council thereafter as posted by the City Clerk. Said plans, specifications, form of contract and estimated cost are now on file in the office of the City Clerk in the City Hall in Iowa City, Iowa, and may be inspected by any interested persons. Any interested persons may appear at said meeting of the City Council for the purpose of making objections to and comments concerning said plans, specifications, contract or the cost of making said improvement. This notice is given by order of the City Council of the City of Iowa City, Iowa and as provided by law. KELLIE FRUEHLING, CITY CLERK 'r CITY OF IOWA CI -r 0� COUNCIL ACTION REP February 6, 2018 Resolution setting a public hearing on February 20, 2018 on plans, specifications, form of contract, and estimate of cost for the construction of the Pedestrian Mall Improvements Project, directing City Clerk to publish notice of said hearing, and directing the City Engineer to place said plans on file for public inspection. Prepared By: Scott Sovers — Sr. Civil Engineer Reviewed By: Jason Havel — City Engineer, Ron Knoche — Public Works Director, Geoff Fruin — City Manager Fiscal Impact: $6,801,071, available in the Pedestrian Mall Reconstruction account #R4340. Recommendations: Staff: Approval Commission: N/A Attachments: Resolution, Cost Estimate Executive Summary: This agenda item begins the bidding process for the Pedestrian Mall Improvements Project. This project generally includes the replacement of deteriorated pavements, upgrading of existing utilities, enhancement of existing landscaping features, replacement of site furnishings and installation of a permanent stage near the weather dance fountain within the Pedestrian Mall. The Pedestrian Mall is more specifically defined as College Street (Clinton Street to Linn Street) and Dubuque Street (Washington Street to College Street). In addition, the construction of a canopy at the performance stage and a shade structure at Blackhawk Mini Park will be bid as alternates for possible inclusion in the project, depending on the bids received. The main objective of the project is to replace aging public infrastructure and to improve the overall pedestrian experience within Iowa City's central gathering space. Background / Analysis: The City Council formally adopted the Iowa City Downtown and Pedestrian Mall Master Plan on March 25, 2014. The plan contained an implementation strategy that included projects that were selected to address safety and public infrastructure needs. Of the twelve (12) projects listed in the master plan, the Pedestrian Mall Improvements Project was rated as one of the highest priority projects. This was based upon both the City and the public's desire to not only replace aging public infrastructure, but also to enhance this space to better accommodate existing and future uses, while renewing the vibrancy of the Pedestrian Mall. The plans, specifications, form of contract, and estimate of cost for construction of the Pedestrian Mall Improvements Project have been filed in the Office of the City Clerk for public examination. r CITY OF IOWA CITY -^� COUNCIL ACTION REPORT The estimated construction cost (base bid) is $6,801,071. In addition to the base bid, there are three bid alternates. They are as follows: Alternate #1: Canopy for the performance stage — estimated construction cost of $883,700 Alternate #2: Blackhawk Mini Park shade structure - estimated construction cost of $154,000 Alternate #3: Salvaging and palletization of existing brick - estimated construction cost of $140,000 The plans and specifications are structured to allow the City to accept the base bid only or base bid and any combination of the three bid alternates. For reference, the base bid plus all of the alternates totals $7,978,771. The project is expected to be completed in the fall of 2019. Pedestrian Mall Improvements Estimated Construction Costs 1/26/2018 Description Estimated Cost Base Bid Construction Survey and Temporary Fencing$ 138,812.00 Demolition $ 1,010,795.00 Earthwork $ 254,991.00 Paving $ 2,212,997.00 Site Improvements (planters, story walls, benches, trash recepticles, kiosks) $ 1,345,633.00 Structure foundations $ 51,407.00 Irrigation $ 43,046.00 Plantings $ 269,101.00 Water main $ 302,617.00 Storm Sewer $ 254,250.00 Electrical (includes Clinton & College Traffic Signal) $ 683,675.00 Fiber Optic/telecom $ 233,747.00 Subtotal $ 6,801,071.00 Bid Alternates Alternate #1: Canopy @ Performance Stage $ 883,700.00 Alternate #2: Blackhawk Mini Park Shade Structure $ 154,000.00 Alternate #3: Remove and Salvage Brick Surfacing $ 140,000.00 Subtotal $ 1,177,700.00 Project Total $ 7,978,771.00 DESIGN SUMMARY • UTILITY UPGRADES --- -- • NEW WATER MAIN- • TELECOM ...... • ENHANCED STORM SEWER SYSTEM • NEW ELECTRICAL • MULTI -LAYERED LIGHTING FRAMEWORK • NEW PEDESTRIAN POLE LIGHTS • ACCENT LIGHTING AT TREES, ART, STORY WALLS • CANOPY AND STRUCTURE T� LIGHTING}m„�. • CREATE SECONDARY DESTINATIONS LY ITG” • PERMANENT STAGE CANOPY AT FOUNTAIN ,,.,„,,,,,,,•„„>„„ • SHADE STRUCTURE AT BLACK HAWK MINI PARK [ STRUCTURES BID AS ALTERNATES ] • STORY WALLS i 7 - P1- _,ea - FULL PAVING REPLACEMENT [ NEW SITE FURNISHINGS •MOVABLE TABLES AND CHAIRS - BIG BELLY STATIONS • TRASH RECEPTACLES • FIXED TABLE AND CHAIRS - DRINKING FOUNTAIN -• BIKE RACKS • BENCHES RANGE OF SEATING TYPES PROPOSED INCLUDING BENCHES, SEAT WALLS, TABLES AND CHAIRS • REPAIR OF LIMESTONE PLANTER WALLS - ENHANCED PLANTING AREAS - 8,905 SF EXISTING PERVIOUS AREA JB-) - 14,228 SF PROPOSED PERVIOUS AREA (13%) DESIGN SUMMARY PEDESTRIAN MALL IMPROVEMENTS CONSTRUCTION PHASING PEDESTRIAN MALL IMPROVEMENTS