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HomeMy WebLinkAbout2018-06-06 Ordinance Prepared by: Sylvia Bochner, Planning Intern,410 E.Washington Street,Iowa City,IA 52240;319-356-5240 (REZ17-00015) Ordinance No. 18-4759 An ordinance conditionally rezoning approximately 7.84 acres from Interim Development Research Development Park (ID-RP) zone to Planned Development Overlay/Low Density Multifamily (OPD/RM- 12) zone located west of Camp Cardinal Boulevard and east of Deer Creek Road. (REZ17-00015) Whereas, the applicant, Cardinal Pointe West, LLC, has requested a rezoning of property located west of Camp Cardinal Boulevard and east of Deer Creek Road from Interim Development Research Development Park(ID-RP)to Planned Development Overlay/Low Density Multifamily(OPD/RM-12);and Whereas, the Comprehensive Plan indicates that this area is appropriate for clustered development to protect environmentally sensitive features;and Whereas, the property is located at a highly visible entrance to the city adjacent to Deer Creek Road and Highway 218 where it is subject to negative effects of noise, fumes and dust from these roadways; and Whereas, the Comprehensive Plan contains policies to assure long-tern livability of neighborhoods by buffering between residential development and incompatible uses such as major highways, and Whereas, the Comprehensive Plan contains policies to preserve and enhance the entranceways to the city by considering the appearance of new development from major entranceways at the time of rezoning, and Whereas, the Planning and Zoning Commission has the reviewed the proposed rezoning and determined that it complies with the Comprehensive Plan provided that it meets conditions addressing the need for buffering from Highway 218 and building and site design appropriate for an entry to Iowa City;and Whereas, Iowa Code §414.5 (2017) provides that the City of Iowa City may impose reasonable conditions on granting a rezoning request, over and above existing regulations, in order to satisfy public needs caused by the requested change; and Whereas, the owner and applicant has agreed that the property shall be developed in accordance with the terms and conditions of the Conditional Zoning Agreement attached hereto to ensure appropriate development in this area of the city. Now, therefore, be it ordained by the City Council of the City of Iowa City, Iowa: Section I Approval. Subject to the Conditional Zoning Agreement attached hereto and incorporated herein, property described below is hereby reclassified from its current zoning designation of Interim Development Research Development Park(ID-RP)to Planned Development Overlay/Low Density Multifamily (OPD/RM-12): PART OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER AND PART OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 12, TOWNSHIP 19 NORTH, RANGE 7 WEST OF THE 5Th PRINCIPAL MERIDIAN, JOHNSON COUNTY, IOWA AS RECORDED IN BOOK 56, PAGE 40 IN THE OFFICE OF THE JOHNSON COUNTY, IOWA RECORDER.SAID PARCEL CONTAINS 7.84 ACRES, SUBJECT TO EASEMENTS AND RESTRICTIONS OF RECORD. Section II.Zoning Map. The building official 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 the ordinance as approved by law. Section III. Conditional Zoning Agreement. The mayor is hereby authorized and directed to sign, and the City Clerk attest, the Conditional Zoning Agreement between the property owner(s) and the City, following passage and approval of this Ordinance. Section IV. Certification And Recording. Upon passage and approval of the Ordinance, the City Clerk is hereby authorized and directed to certify a copy of this ordinance, and record the same in the Office of the Ordinance No. 18-4759 Page 2 County Recorder, Johnson County, Iowa. at the Owner's expense, upon the final passage, approval and publication of this ordinance, as provided by law. Section V. Repealer. All ordinances and parts of ordinances in conflict with the provisions of this Ordinance are hereby repealed. Section VI. Severability. If any section, provision or part of the Ordinance shall be adjudged to be invalid or unconstitutional, such adjudication shall not affect the validity of the Ordinance as a whole or any section, provision or part thereof not adjudged invalid or unconstitutional. Section VII. Effective Date. This Ordinance shall be in effect after its final passage, approval and publication, as provided by law. Passed and approved this 6th day of June , 20 18 7. 77ri'l'ai- MA R ATTEST: �, ��, -t. C-� 'I '1ITY CLERK /� ,Aj:"roved by City Attorney's Office Ordinance No. 18-4759 Page 3 It was moved by Mims and seconded by Cole that the Ordinance as read be adopted, and upon roll call there were: AYES: NAYS: ABSENT: X Botchway X Cole X Mims X Salih X Taylor X Thomas X Throgmorton First Consideration 05/15/2018 Voteforpassage: AYES: Cole, Mims, Salih, Taylor, Thomas, Botchway. NAYS: Throgmorton. ABSENT: None. Second Consideration 05/29/2018 Vote for passage: AYES: Thomas, Botchway, Cole, Mims. NAYS: Taylor, Throgmorton. ABSENT: Salih. Date published 06/14/2018 Prepared by:Sylvia Bochner, Planning Intern,410 E.Washington, Iowa City, IA 52240(319)356-5240(REZ17-00015) Conditional Zoning Agreement This agreement is made between the City of Iowa City, Iowa, a municipal corporation (hereinafter"City") and Cardinal Pointe West, LLC (hereinafter"Owner"). Whereas, Owner is the legal title holder of approximately 7.84 acres of property located west of Camp Cardinal Boulevard and east of Deer Creek Road; and Whereas, the Owner has requested the rezoning of said property from Interim Development—Research Development Park (ID-RP) to Planned Development Overlay/Low Density Multifamily (OPD/RM-12); and Whereas, the property is located at a highly visible entrance to the city adjacent to Deer Creek Road and Highway 218 where it is subject to negative effects of noise, fumes and dust from these roadways; and Whereas, the Comprehensive Plan contains policies to assure long-tern livability of neighborhoods by buffering between residential development and incompatible uses such as major highways, and Whereas, the Comprehensive Plan contains policies to preserve and enhance the entranceways to the city by considering the appearance of new development from major entranceways at the time of rezoning, and Whereas, the Planning and Zoning Commission has determined that, with appropriate conditions regarding sound mitigation for Highway 218, dust control for Deer Creek Road, pervious surfaces for fire lanes, approval of landscaping plan, and substantial compliance with site and building plans, the requested zoning is consistent with the Comprehensive Plan; and Whereas, Iowa Code §414.5 (2017) provides that the City of Iowa City may impose reasonable conditions on granting a rezoning request, over and above existing regulations, in order to satisfy public needs caused by the requested change; and Whereas, the Owner acknowledges that certain conditions and restrictions are reasonable to ensure the development of the property is consistent with the Comprehensive Plan and the need for mitigation of highway noise and dust from Deer Creek Road, appropriate landscaping and outdoor open space, pervious surfaces for fire lanes, and compliance with site and building plans; and Whereas, the Owner agrees to develop this property in accordance with the terms and conditions of a Conditional Zoning Agreement. Now, therefore, in consideration of the mutual promises contained herein, the parties agree as follows: 1. Cardinal Pointe West, L.L.C. is the legal title holder of the property legally described as ppdadiagtlrez17-00075 an.doe 1 PART OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER AND PART OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 12, TOWNSHIP 19 NORTH, RANGE 7 WEST OF THE 5TH PRINCIPAL MERIDIAN, JOHNSON COUNTY, IOWA AS RECORDED IN BOOK 56, PAGE 40 IN THE OFFICE OF THE JOHNSON COUNTY, IOWA RECORDER. SAID PARCEL CONTAINS 7.84 ACRES, SUBJECT TO EASEMENTS AND RESTRICTIONS OF RECORD. 2. The Owner acknowledges that the City wishes to ensure conformance to the principles of the Comprehensive Plan. Further, the parties acknowledge that Iowa Code §414.5 (2017) provides that the City of Iowa City may impose reasonable conditions on granting a rezoning request, over and above the existing regulations, in order to satisfy public needs caused by the requested change. 3. In consideration of the City's rezoning the subject property, Owner agrees that development of the subject property will conform to all other requirements of the zoning chapter, as well as the following conditions: a. Prior to issuance of a building permit, Owner shall: i. Obtain approval of a sound mitigation plan, prepared by an acoustical engineer, from the Building Official prior to the issuance of a building permit for any buildings within 300 feet of Highway 218 right-of-way; U. Owner shall obtain approval of a landscape plan from the City Forrester prior to issuance of a building permit. Such plan shall include disease-resistant native trees, shrubs, grasses and forbs. Such plan shall be designed to create a sound and visual buffer between the development and Deer Creek Road/Highway 218. b. Development and maintenance of the subject property shall: i. conform with the approved sound mitigation plan, ii. conform with the approved landscape plan, iii. substantially comply with the Sensitive Areas Site Plan attached hereto and by reference made part of this agreement, including the provision of decks and walkways adjacent to the stormwater detention pond as illustrated on said Plan; iv. generally comply with building design drawings attached hereto, including the use of a variety of stone, masonry and siding colors. c. Any area designated solely as fire lane shall be constructed with a pervious surface approved by the Fire Marshal and properly maintained accordingly; d. Dust control must be maintained for Deer Creek Road while Deer Creek Road is open to traffic. 4. The Owner and City acknowledge that the conditions contained herein are reasonable conditions to impose on the land under Iowa Code §414.5 (2017), and that said conditions satisfy public needs that are caused by the requested zoning change. 5. The Owner and City acknowledge that in the event the subject property is transferred, sold, redeveloped, or subdivided, all redevelopment will conform with the terms of this Conditional Zoning Agreement. 6. The parties acknowledge that this Conditional Zoning Agreement shall be deemed to be a covenant running with the land and with title to the land, and shall remain in full force ppdadmfantirez17-00015 Qa.doc 2 and effect as a covenant with title to the land, unless or until released of record by the City of Iowa City. The parties further acknowledge that this agreement shall inure to the benefit of and bind all successors, representatives, and assigns of the parties. 7. The Owner acknowledges that nothing in this Conditional Zoning Agreement shall be construed to relieve the Owner or Applicant from complying with all other applicable local, state, and federal regulations. 8. The parties agree that this Conditional Zoning Agreement shall be incorporated by reference into the ordinance rezoning the subject property, and that upon adoption and publication of the ordinance, this agreement shall be recorded in the Johnson County Recorder's Office at the Applicant's expense. Dated this 6th day of June 20 18 City of Iowa City Jim hrogmorton, May r By: Attest: Kellie Fruehling, C Clerk ( By: Approved by: City Attorney's Office City Of Iowa City Acknowledgement: STATE OF IOWA ss: JOHNSON COUNTY ) This instrument was acknowledged before me on i L a 7 e , 20 /K by Jim Throgmorton and Kellie Fruehling as Mayor and City Clerk, respectively, of the City of Iowa City. Not blic in and foT the Staff e of Iowa (Stamp or Seal) It3/:�� ppdadrnlagUrezl7.00015 cza.doc 3 and effect as a covenant with title to the land, unless or until released of record by the City of Iowa City. The parties further acknowledge that this agreement shall inure to the benefit of and bind all successors, representatives, and assigns of the parties. 7. The Owner acknowledges that nothing in this Conditional Zoning Agreement shall be construed to relieve the Owner or Applicant from complying with all other applicable local, state, and federal regulations. 8. The parties agree that this Conditional Zoning Agreement shall be incorporated by reference into the ordinance rezoning the subject property, and that upon adoption and publication of the ordinance, this agreement shall be recorded in the Johnson County Recorder's Office at the Applicant's expense. Dated this 6th day of June , 20 18 City of Iowa City ."Iv( tINfi p0/NTt WEST, LLL Jim Throgmorton, Mayor By: ofyi DDtL o vt, /040.69-4 Eve_ Attest: Kellie Fruehling, City Clerk By: Approved by: City Attorney's Office City Of Iowa City Acknowledgement: STATE OF IOWA ) ss: JOHNSON COUNTY ) This instrument was acknowledged before me on , 20_ by Jim Throgmorton and Kellie Fruehling as Mayor and City Clerk, respectively, of the City of Iowa City. Notary Public in and for the State of Iowa (Stamp or Seal) Title (and Rank) ppdadm/agVrezl7-00015 cza.doc 3 Title (and Rank) Corporate Acknowledgement: STATE OF IOWA ) ) ss: JOHNSON COUNTY ) This instrument was acknowledged before me on , 20_ by as of , Inc. Notary Public in and for said County and State (Stamp or Seal) Title (and Rank) Cardinal Pointe West, LLC Acknowledgment: State of --TOW County of (A4-1 This record was acknowledged before me on /?.O1 (Date) by STC-fr U 4rlC{I vv--e._ (Name(s) of individual() as ViCL.r14 yj— (type of authority, such as officer or trustee) of X45- Qu n+ i x�r L tom_ (name of party on behalf of whom record was executed). Notary Public in and for the State of Iowa (Stamp or Seal) .►" `44 SUSAN K. FORINASH F Commission Number 707600 mY conrthw,, Expires Title (and Rank) —� My commission expires: 1/ 1/ ) �( ppdadrn/agdrezl7-00015 cza doc 4 PLANNED DEVELOPMENT OVERLAY REZONING AND SENSITIVE AREA SITE PLAN FOR THE GROVE IN THE CITY OF IOWA CITY, JOHNSON COUNTY, IOWA UTILITY AND EMERGENCY TELEPHONE NUMBERS SMUT INDEX USE an w G..IMMO!?.ILOCATION MAP a,®,,,� "'° O.vn P.•. .a ••• ZONING m.nnaTE ZONING... . 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INC. scale: 3/64" = 1-0" 04/19/2018 • STAFF REPORT To: Planning and Zoning Commission Prepared by: Sylvia Bochner, Planning Intern Item: REZ17-00015 Date: March 1, 2018 The Grove GENERAL INFORMATION. Applicant: Cardinal Pointe West, LLC 755 Mormon Trek Blvd Iowa City, IA 52244 319-337-4195 jwaddilove@SouthGateCo.com • Contac: Brian Vogel ' Hall & Hall Engineers, Inc 1860 Boyson Road Hiawatha, IA 52233 319-362-9548 brian@halleng.com • Requested Action: Rezone from Interim Development–Research Park (ID-RP)to Low Density Multi-family Residential (RM- 12) Purpose: To allow the development of 108 multifamily dwelling units in 3 buildings Location: West of Camp Cardinal Boulevard and northeast of Deer Creek Road Size: 7.84 acres Existing Land Use and Zoning: Undeveloped, Interim Development—Research Park Surrounding Land Use and Zoning: North: Undeveloped, ID-RP South: Hwy 218 and National Guard, P-2 East: Undeveloped, ID-RP West: Hwy 218 and Rural Residential, RR-1 Comprehensive Plan: Conservation Design--Clear Creek Master Plan Neighborhood Open Space District: Clear Creek File Date: February 7, 2018 45 Day Limitation Period: March 24, 2018 BACKGROUND INFORMATION: The applicant, Cardinal Pointe West, LLC, i$ requesting approval for the rezoning of 7.84 acres of land from Interim ,Development—Research Park (ID-RP) lone to Low Density Multi-Family Residential (RM-12) zone to allow for the development of 108 multi-family residential units in 3 2 buildings. Because of environmentally sensitive features on the property, administrative approval of a Sensitive Areas Plan is required. This area was annexed into the city between 1969 and 1972. Since 1983, the area has been zoned Interim Development—Research Park(ID-RP)to reflect the possible development of an office park along Highway 218. In May 2002,the City Council signed a Memorandum of Understanding for the Clear Creek Master Plan including a concept that envisioned "conservation-type" development, including office park and residential development in the area surrounding Camp Cardinal Boulevard. Good Neighbor Policy: The applicant has not indicated whether they will use the Good Neighbor Policy. The subject property is surrounded by land that is currently undeveloped and under the ownership of the applicant. ANALYSIS: Current zoning: The area is zoned as Interim Development—Research Park (ID-RP). This zone is intended for areas of managed growth in which agricultural and other nonurban uses of land may continue until the city is able to provide services and urban development can occur..The interim development zone is the default zoning district to which all undeveloped areas should be classified until city services are provided: Upon provision of city services, the City or the property owner may initiate rezoning to zones consistent with the comprehensive plan, as amended. Infrastructure is now in place to allow development. Proposed zoning: The Low Density Multi-Family (RM-12)zone includes both high density single- family housing and low density multi-family housing to provide a diverse variety of housing options. - Because of this mixture, attention to site and building design is important in this zone to ensure that these housing types are compatible with one another. The applicant has submitted a Sensitive Areas Site Plan that shows 3 multi-family buildings,which contain a total of 108 1- and 2-bedroom units (36 units per building). Each building has the same dimensions and will likely have similar architectural design.All three buildings will have access from a driveway off Deer Creek Road with parking provided under the building and in the surface lot located between buildings. The zoning ordinance indicates that multifamily buildings should be oriented with at least one façade facing a public or private street or an interior courtyard. Due to sensitive features on the property and steep slopes on the Camp Cardinal Boulevard frontage, it may be impractical for development on this property to meet this standard.The applicant may apply for a minor modification according to Section 14213-6 of the Zoning Code to waive this requirement. Comprehensive Plan:This property is located within the Northwest Planning District, one of two districts for which a detailed plan has not been drafted. IC2030:The Comprehensive Plan Update identifies this area as suitable for °Conservation.Design" and refers to the Clear Creek Master Plan. The Clear Creek Master Plan indicates that the areas adjacent to Highway 218 are appropriate for office park or research uses to buffer residential uses from the noise and fumes produced by the highway. The 1997 Comprehensive Plan recognized that with the establishment of the Oakdale Campus north of Interstate 80, the development of addition office and research uses in this area may not be realistic. The plan also recognized the topographical and infrastructural limitations of the area, and therefore,•supported clustered developmept that would result in pedestrian friendly neighborhoods with minimal disturbance of the sensitive areas. Compatibility with neighborhood: While adjacent properties are currently undeveloped, a preliminary plat was recently approved for property north of the subject site, which includes a mix of single-family, duplex, and multi-family lots. This area is separated from the subject area by a stormwater detention pond. The surrounding area alsb includes other single-family and duplex development as part of the Cardinal Pointe West subdivisions. The proposed multi-family -r 3 buildings would be separated from the existing residential neighborhood by Camp Cardinal Boulevard. • The proximity to Highway 218 poses compatibility issues with residential uses. Iowa City's subdivision regulations address health issues associated with noise and air pollution produced by major roadways by requiring a minimum 300' buffer between Highway 218 and residential development. Because this application is for a rezoning, rather than a subdivision, the regulation does not apply. However, a condition may be attached to the rezoning in order to address the concerns associated with the proximity to Highway 218, Staff recommends this rezoning be conditioned upon approval of a plan signed by an acoustical engineer prior to issuance of a building permit to ensure that roadway noise is mitigated in the interior of the buildings for any buildings located within 300 feet of the right-of-way of the highway.This plan should include sound mitigating construction techniques, such masonry construction and sound-dampening windows, along with the planting of trees to form a buffer between the highway and buildings. Environmentally Sensitive Areas: The property contains steep and critical slopes and woodlands. The Sensitive Areas Site Plan indicates that the development will disturb 38.1% of steep slopes, 20.9% of critical slopes, and 18.6% of woodland areas. The plan shows development clustered on the northern portion of the lot, to allow for the preservation of slopes and woodlands on the southern portion of the lot. The Sensitive Areas Site Plan includes construction limits that indicate the portion of the lot that may be developed. A landscaping plan shows where trees and shrubs will be planted within the development area, including 5 trees provided in the parking area and 6 street trees provided along Camp Cardinal Boulevard. Traffic Implications: Access to the development will be provided via a driveway off Deer Creek Road. Existing road infrastructure, which is improved to City standards up to the driveway, will be sufficient to serve the proposed density of the development. North of the proposed driveway, Deer Creek Road is unimproved and dead ends at River Products quarry property located in Coralville. Developable land to the north will not connect into Deer Creek Road, therefore the extension of right-of-way improvements to the street and extension of sidewalk north of the driveway are not recommended by staff. The site plan shows the provision of 171 parking spaces,which is the minimum requirement based on the proposed number of 1-and 2-bedroom units.The majority of these spaces will be provided in structured parking provided on the lower level of each building..These spaces will be accessed through rear drives on the two northern buildings and through an entrance on the front of the southern building. No overflow parking is provided on site. Fire: The fire department has indicated that wider drive lanes (26 feet) are required throughout the site in order for fire apparatus to reach the height of the proposed buildings. Summary: Overall, the proposed rezoning of the subject area to Low-Density Multi-family Residential (RM-12) in order to develop 108 units of multifamily housing located in 3 buildings is appropriate, as long as the applicant ensures that the effects of highway noise are mitigated for the interior of these buildings. Although the Clear Creek Master Plan designated this area for office use to buffer nearby residential uses,the Comprehensive Plan states that demand for office space may be limited. STAFF RECOMMENDATION: Staff recommends deferral of this application pending resolution of deficiencies noted below. Upon resolution of these items, staff would recommend approval of REZ17-00015, a rezoning of 7.84 acres of land from Interim Development-Research Park (ID-RP)zone to Low Density Multi- family (RM-12), subject to a condition that sound mitigation is provided through a plan from an 4 i Upon resolution of these items, staff would recommend approval of REZ17-00015, a rezoning of 7.84 acres of land from Interim Development-Research Park(ID-RP)zone to Low Density Multi- family (RM-12), subject to a condition that sound mitigation is provided through a plan from an acoustical engineer,to be approved prior to issuance of a building permit for any buildings located within 300 feet of the right-of-way of Highway 218. DISCREPENCIES: 1. If the buildings are taller than 30',fire code requires 26' access lanes, with at least one of these access routes between 15' and 30'from each building and positioned parallel to one entire side of the building. 2. All drives must be set back at least 10' away from the buildings. 3. The landscaping plan must show which existing trees will be used to meet the street tree requirements. A legend should be included showing the species of existing and proposed trees. ATTACHMENTS: 1. Location Map 2. Sensitive Are-s Site 0, Approved by: Kent Rals on, Acting Director Department of Neighborhood and Development Services ppdaWfltfnaoannerQ ':1:` REQ 17-00015 -...,0.__ n r' �. I r' The Grove CITY OF IOWA CITY ( t I I I i' '7.tr� ;? I'_ ,„,• Itrr•1', 1)..'1 r PI op.tl•r ; t,.I-ru.tr. 11 I., Qpcm `14,,. , , '-‘, '47.-: ',CilItii.7-----.. -, s !\''''sli ' Wei _,, la us 'Aw •aik IF OKA i;:' II, ,....:,-- ID-P.P , Off' I OPD1 "� .� i OPD5 OPD1 s '/ ivy. f t 1 r'T'"•—•,T7ve., #�- alk 3 ID-RP _ l tial a .171"1",* ` A41�-".. i '. ' _ 9}�, l.' oirrt � r A r _ Jl • I r , m.' w t o 10;425 , s 7,�N , ti, a r EC ID-RP -,..4-,...,- ,•%1.-*_'-.," !rx�Dj i i l''' §'� it," 1"1,af,Yx 1 _ e„t i '.X. ' Is� xi: \ 'awl, . 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'�. _�-rnv" - - x( Spf • (� h ti•..f Y W tt,4*. ,,, .. . , An application submitted b Cardinal \ -.1 y �. _Y PP Y �_' A , , Pt + ,, r�D� Pointe West,LLC,fora rezoning of 7.84 , acres located west of CampCardinal r"� �' : �`f r Boulevard and northeast of Deer Creek _, ,, " OPD1 Road from Interim Development-Research , w ,� *; + �-- — ' '` Park(ID-RP)to Low Density Multi-Family �' `� w, � e : Residential (RM-12)zone. `; ' 1 \ "` � �;1 :i +tet 1; •' 7 Y '..\ . ...... giatoire ' REZ 17-000 1 The Grove CITY OF IOWA CITY n (l f,:, n.1 n.0 '.:;1f,-. 1'7r,,r - - , - -91•111ReMpr: ' -- ft-7V-- iii - ' ,i0c. -ir.,,,. ii— ...1r1, .1,..7 _,„ #-1 • ,4' �; I • y44 ' :may CO 0., .. i „- J-.,,C^ `. s. .I •".. 1' 1'1{15.,,.7k 11„ , _ 1` 11 r WeAkAis - �� � A • t.. � Y N+`M 4) , 1 `,,,,,,,,, _ ' 14:16 M ..„... , j tirri ,) .. , i. ..-wf - ti p , ' fww. r• .4,it,- - 4 ik,-.: a ,,,,,,-----.- -....... "'RN 000 o rG / Imo. • + q ,,yy .�.. ' i y'.i J'': .1.R+.+ it•- 'r ' An application submitted by Cardinal Pointe`West, LLC,fora rezoning of 7.84 N. \� Air."4 ; acres located west of Camp Cardinal . j Boulevard and northeast of Deer Creek - _ Road from Interim Development-Research * a �e, .,. Park(ID-RP)to Low Density Multi-Family f.... .... )tirx.r ... : .Residential (RM-12)zone. 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L1.0 3 r ==-i ® CITY OF IOWA CITY � MEMORANDUM Date: March 15, 2018 To: Planning and Zoning Commission From: Sylvia Bochner, Planning Intern Re: REZ17-00015 At the March 1 meeting of the Planning and Zoning Commission, Commissioners requested clarification on the language used in the Clear Creek Master Plan regarding appropriate land uses for property located west of Camp Cardinal Road and northeast of Deer Creek Road. The Clear Creek Master Plan states the following: A. Configuration: The concept of the development is to locate nonresidential, i.e. commercial, office and retail, at major intersections and along higher volume traffic routes. The southwest facing slopes adjacent to Highway 218 represent a good location for office park/research type uses and could provide a good image along the "technology corridor" (loosely defined as the corridor along U.S. Highway 218 between Iowa City and Cedar Rapids) and buffer residential uses at the interior of the site. Multi-family residential such as apartments and high-rise condominiums would be used in the transition to single family residential use. The single-family size of lot would increase, transitioningto the existing larger lots along Kennedy Parkway to the east of the site. Commercial conveniences and services for the neighborhood would be provided at the octabout which is further defined later. B. Density: Based on the intrinsic characteristics of the wooded slopes and drainageways that so distinctly define this site, it is to the public benefit to work to preserve these qualities. In order to maintain significant areas that will not be disturbed and yet achieve development densities that will be economically viable, Southgate Development would like to create a "conservation-type"development. This would mean the development would be looked at as a whole, including the sensitive areas. The total units or square footage would be tallied based on that assumption. The density of the actual developed area would be higher but would be supported by larger interconnected open spaces. This would make initial and long-term infrastructure costs affordable and sustainable. This concept will reduce the "urban sprawl" impact of large lot residential development. This particular landscape is suited to denser housing and commercial development combine with large areas of public open space and amenities. This is similar to the downtown and University landscapes. Attached is a concept map from the Clear Creek Master Plan that shows potential land uses for this area. Following the March 1 P&Z Commission meeting, the applicant submitted revised site plans that include the following (attached): 1. Added a note regarding dust control on Deer Creek Road. Owners have an agreement in place with the quarry to provide dust control. 2. Added 3 patios outside each building, which will include grills and picnic tables, as shared outdoor amenities. They indicated that owners may install pergolas over the patios as well. March 9, 2018 Page 2 3. Detailed landscape plans that include plant species and landscaping above and beyond the minimum requirement, including 3 rows of evergreens along the west property line, one row of trees in the ROW (which need City approval prior to installation), site shrubs with species listed, and clearly defined existing woodlands. As noted at the March 1 meeting, the deficiencies listed in the previous staff report have been resolved. Attachments: 1. Clear Creek Master Plan Concept Map 2. Site plans rifitt -(i.,_,:-;;‘----5A------i...7....:::_..--,.--____,) ,4,." 1:1-1*, _. \ (,..._,,,, x, I -,%I\,Vp•----..> 'W\--.., • I �! r t'. 1. �„ l l r- -, • 1-�5 �.-�! 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' ''' k ir- __-..V -&-% .v,r it ------,/ rct r ir ....-it •..111'' .---..„; '''N.; . \ ‘.., : lit•••! 1 •n,,I. v. d I f.'s., ,---1,, ,..._11 ., -✓� 1 ) ,_ I ((V� '- -:%1 \ , X11 J , fi,.�" r r - 4 '.. a4 .3\ il.,,-\if \V/r-, -,--,11 , ,,,—. .?1::..:.- .,.......)it:. 1 L./ i celier\ ' jili\. '-''f.;•• IC---1-.n• "5--7:-.:-01,ric '''t 4.1/4-s..0r(77:1 %.-*'''' ' ..‘"N.IN, NL"' 4 • -I". , ,, Jit(� - ;\ (',6)s-l0fl� \,;p -a.(�tf-;.,.. Y� „.) � ,. .�-���.. \ I C � . , r1 ` 1 7 4 (.-ti1r ... •r: a _ �� L._ r�y/ T , •,.! _ ��4. „���r/tom — 7 C t j-!1,4C. _."'N---...., � .f� `' �.\ f+k. -is. �--;f';., I SPS^ f -its , F-- .e,:(_ --- - ------ -- - -- - - --- - ATTACHMENT B 21 DECEMBER 2001 \ c)CiabOUt concept THIS DRAWING IS AT A SCALE 0F 1`•1000' Clear Creek Master Plan Iowa City 8 Coralville, Iowa 4 SHINE*BATTERY - - . . ._ . . REZONING AND SENSITIVE AREA SITE PLAN FOR THE GROVE IN THE CITY OF IOWA CITY, JOHNSON COUNTY, IOWA UTIUTY AND EMERGENCY TELEPHONE NUMBERS an Or lows ore..sawn SHEET INDEX USE LOCATION MAP ENGIAraNGIRPARIllen Iaws1e __®amma.m�.m..w ....... m®^N^'D^ CZ Dsraarns aDIEWENEY Eli '"� ZONING E mlwc� mal.01 N \ Js C PROJECT LOCATION ..=.e.e ra ValtiewSEiffallAIMPIMIC aial� N\ \\ / , nenstcr.weal a�mm•mum ra me..w.e DIMENSIONAL STANDARDS(RM-12) orewLWEUETs�� �LRM.R,m NIREIR (3191,356.51/0 \ \ i APPUCANTW� .:.......m..n.......e Ra.uwi s. .qa»„b \ \ r )y nl \\'\_ * J/ a nREACALCU CALCULATIONS cc � , UTILITY iEDDxD-ExsrMc PROJEC N — OWNER �� ,�. a... .m UImIY LEEOID FROPCR➢ LOCATION\\ =/% I mm...PEILD• ame —_s_a— =m= \ \ .�� / Am`+ ... PARKING REQUIREMENTS —�— �` m \\ \ CC Toot OWNERS ATTORNEY •` �� N \\ /¢1 a� ORNEY q AA' N l`jR •.a=nw. •• \ „.,,.. m N \ CONTACT PERSON �. -- -�-_y t P N \ e _ NyC--4•— we O .w. 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LANDSCAPE PLAN JOHNSON county.IOWA I1.0 1 Imo n' � � voo, `v a � cn title;� v v \� Y � a' �vv f V t'";":Vie 'litA\4ll? \4A A AiatY )alf gl) It /,, Vt ✓�A+ 4, w . • tinara 0.14 *Oar gra AI% Er IlEr Mt .211 Faa NS v awl, v. 4: lies, t4 eli S/1 fi . , v Illi �A� •, 1Y'I V Nie 4. ® wmso.x NAV ` % , ,:-;.: k ®dr CITY OF IOWA CITY MEMORANDUM Date: April 5, 2018 To: Planning and Zoning Commission From: Bob Miklo, Senior Planner Re: REZ17-00015 This application was deferred from the March 15 meeting. The applicant has submitted a new site plan and requested that the application be amended from a rezoning from Interim Development Research Development Park (IDRP) zone to Low Density Multifamily (RM- 12) zone to also include a Planned Development Overlay to allow an increase in building height. The revised site plan shows an increased setback and landscaping area along the west side of the property to create a better buffer from Deer Creek Road and Highway 218. The minimum setback has increased from 35 feet to 67 feet. To achieve the greater setback the applicant is proposing to add.a fourth residential floor to buildings B and C (the northern buildings) to allow a smaller building footprint. The buildings would also contain a lower floor partially below grade for parking. Building A would remain at 3 stories plus a partial 4th floor which would contain parking under the building. As a result of the increased set back, buildings A and B would be approximately 230 from the right-of-way of Highway 218. Within the increased setback the landscape plan shows evergreen trees. • The revised plan also includes 4 deck structures that would provide outdoor space overlooking the pond that is located to the north of this property. A sidewalk is proposed to provide a pedestrian connection between the buildings and the deck space. The applicant has requested approval of a Planned Development Overlay (OPD) to allow buildings B and C to be increased in height. The standard height limit in the RM-12 zone is 35 feet, or generally 3 stories above grade. Section 14-2B-4 of the zoning code allows for the maximum height to be increased, provided that for each foot of height increase above the height standard, the front, side, and rear setbacks are each increased by an additional 2 feet. With the increased setbacks proposed on this plan, building A may have a maximum height of 64 feet; it is proposed to be approximately 50 feet tall. Building B is allowed a height of 58 feet; it is proposed to be approximately 60 feet tall. Building C is allowed a height of 50 feet; it is proposed to be approximately 60 feet tall. The result is a 2 foot height increase above what is allowed in the RM-12 zone for building B and a 10 foot height increase for building C. Section 14-3A-4 of the zoning code allows consideration of variations in the dimensional requirements including building height in order to facilitate the provision of desired neighborhood amenities or open space; to preserve or protect natural, historic, or cultural features; to achieve compatibility with surrounding development; or to create a distinctive or innovative neighborhood environment for area residents. The maximum building height may be modified or waived, provided the design of the development results in sufficient light and air circulation for each building and adequate, accessible open space for all residents of the development. March 30, 2018 Page 2 The criteria for review of a Planned Development Overlay Plan are: 1. The density and design of the Planned Development will be compatible with and/or complementary to adjacent development in terms of land use, building mass and scale, relative amount of open space, traffic circulation and general layout. 2. The development will not overburden existing streets and utilities. 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. 4. The combination of land uses and building types and any variation from the underlying zoning requirements or from City street standards will be in the public interest, in harmony with the purposes of this Title, and with other building regulations of the City. Staff is reviewing the recently submitted OPD plan and hopes to present additional comments at the April 5 meeting. An OPD rezoning requires the submittal of elevation sketches to indicate the design and materials of the buildings. The original application included sketches of 3 story buildings. The applicant has indicated that they are working on revised sketches to show the taller buildings. They anticipate submitting the revised sketches before the April 5 meeting. Attachment: Revised site plan PLANNED DEVELOPMENT OVERLAY REZONING AND SENSITIVE AREA SITE PLAN FOR THE GROVE IN THE CITY OF IOWA CITY, JOHNSON COUNTY, IOWA UTILITY AND EMERGENCY TELEPHONE NUMBERS SHEET INDEV USE cTv ce lows "'f''D'"° LOCATION MAP INAI[:I sSNIa. ............... ....... .r. r a�O.aR..a "" "F"` ZONING minaret i reeFran '�,.oy `\\ \ ✓ PROJECT LOCATION ,......."._,. maram H,o�ovaa \\ W r.. �.....d. DIMENSIONAL STANDARDS(RM.121 HENT nmLxw,v N d"O ` - ..,..........mw. sever _ m \ \ / APPLICANT•° Pm WLNmTR9 r 1®Ymam \\ N. // I ,- xwmmarENET. ,,,,,,.,a \ \ \ // fs� —J/ team. n °.n`u p�mem..' w.me. \\ �/ 4 wm AREA c'ZtIA.lONS N PROJEC \ OWNER ,.,_ m:.:: ` '"`.'"'.: UTILITY LEGEND-EOSIINO OTTO ECEND-PRoPJ.R➢ t \ �/(4/ m...... u.we PARKING RE I:E LocATION / I PARKING R OUIREMEN S ..,1_ �. 0 .......... .gym .� _:;_ .. \N. \N OWNER'S ATTORNEY .e _..1— .e —ems o-; N N t as ."wa:.:r...m " .0 .. •a• \\ 0. \\4�I CONTACT PERSON •• ^^'� �.+v� i 'M- t i a -r OI N \\e� ..m.... —�.'m= '""n"""'°�'0 a "V° \ N REZONING LEGAL DESCRIPTION IMPERVIOUS AREAS _WD- __ ....m. ...... _ I T �N\ \N \_,__ ...n,....m.:m ........... g SUR,£I LEGEND \\ \\ u \ ...............a..... m.a.ne ♦ N. _ \ N o a' \ m • .. \ I � mom _ __ .........� - —-I _____— i .444 A4Mfe til ~ yntiva PLANT IEaxD NOTES A RO E PI0SE0IMPROVEMENTS INCLUDEom nine DRAVEN S AVE TEEN DEMME 2 "„ INIff TDNICEWTI THE CITY OF!M ACRE ENGIMFERMGSESIGN STANDARDS • • m.-- MUIUALu000DMS. t Om = w .. n..".... 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CIITOrRESCTCW GZr..MI ..:= M,X[Ott(F NPA IIA LL -P tan,l ��a a LL'au utsnmi l..�QA 4n .......�..-.a.-...� .r- JOHNSON COUNTY.NPA - -P 3 Cr CITY OF IOWA CITY till rs MEMORANDUM Date: April 19, 2018 To: Planning and Zoning Commission From: Bob Miklo, Senior Planner Re: REZ17-00015 This application was deferred from the April 5 meeting. The applicant is preparing alternative building designs. Two alternative designs are attached. Additional designs will be submitted before the April 19 Planning and Zoning Commission meeting. ty. it ' 1 - • i ,_ ,. 4 , . i , • J 1.111o I.=i ' Lam- ! i , • r Euziata _ L [ r? . fIj t t \ 1l 11 1 1 1 .1 --1, I \ - i - -LH i 1 1 1 -I I , , , , , , 1 1 1 4 -4 Z ak, t ,___ C•' ': .- •• • \, ,..,i,‘,,st,,ji • '., . 0 ri - i LI _ i jr _ ...... EileT._ . resai . ; H i 1 i . _ _ . ._._..• .. _ it•i,, .\...-.I . t1-1 {t1 rt,P is . \ ._ _ _ �t 7g arc- parr-� .c. - i 4 1_ L I .x . r ..4- n�< Planning and Zoning Commission March 1,2018—Formal Meeting Page 5 of 10 Dyer expressed a concern that the applicant had not presented a plan for relocation or a plan for how he would develop the property. She said it makes it difficult for the Commission to make a decision when there are so many unknowns. Signs indicated that they felt they could make a better recommendation in terms of relocation plan if they had some idea from the developer and the currents residents what the needs were and what the developer felt he could reasonably afford. Commissioners acknowledged that redevelopment was a matter of time and that everyone involved was trying to be fair. Freerks stated that there was a need to know how this new development would fit into the neighborhood and that usually such re-zonings were accompanied by a concept plan of some sort. She understood that the applicant had the best of intentions and was sensitive to the neighborhood but that the Commission had been disappointed by some developments in the past and this would be the first multi-family in this neighborhood so it was important to get it right. Nusser reiterated his willingness to come forward with a plan and requested to defer to March 15. He stated that there were two issues: the redevelopment of the property and the difficult circumstance of relocating the residents and that he wished to address both. Hensch moved to recommend approval of deferring REZ18-00002 until the March 15 meeting. Signs seconded the motion. A vote was taken and the motion passed 7-0. REZONING ITEM REZ17-00015: Discussion of an application submitted by Cardinal Pointe West, LLC for a rezoning of approximately 7.84 acres from Interim Development Research Development Park(IDRP)to Low Density Multifamily (RM-12) located west of Camp Cardinal Boulevard and east of Deer Creek Road. Bochner stated this property is currently zoned Interim Development Research Development Park (IDRP)which is a designation given to undeveloped land when that land does not have the infrastructure necessary for development. At this time infrastructure is in place for this property so it is appropriate to rezone but the Interim Development-Research Park indicates that was a foreseen use. The proposed zoning for this lot is Low Density Multi-Family (RM-12)which allows for both high density single-family housing and low density multi-family housing to provide a diverse variety of housing options. Because of this mixture, attention to site and building design is important in this zone to ensure compatibility. The applicant has submitted a Sensitive Areas Site Plan that shows three multi-family building on this parcel which contain a total of 108 1- and 2-bedroom units (36 units per building). All three buildings will have access from a driveway off Deer Creek Road with parking provided under the building and in the surface lot located between buildings. Bochner showed images of the current state of the property and then the proposed sensitive areas site plan. The zoning ordinance indicates that multifamily buildings should be oriented with at least one facade facing a public or private street or an interior courtyard. As shown currently this proposal doesn't meet that standard but the applicant indicated they will apply for a minor modification due to sensitive features on the property and steep slopes on the Camp Cardinal Boulevard frontage. Planning and Zoning Commission March 1, 2018—Formal Meeting Page 6 of 10 Bochner stated that with regards to the Comprehensive Plan, this property is located within the Northwest Planning District, one of two districts for which a detailed plan has not been drafted and instead refers to the Clear Creek Master Plan which was adopted in 2002. This Master Plan indicates that the areas adjacent to Highway 218 are appropriate for office park or research uses to buffer residential uses from the noise and fumes produced by the highway. However the 1997 Comprehensive Plan recognized that with the establishment of the Oakdale Campus north of Interstate 80 there might be limited need for additional offices and research uses in this area. The plan also recognized the topographical and infrastructural limitations of the area, and therefore, supported clustered development that would result in pedestrian friendly neighborhoods with minimal disturbance of the sensitive areas. In terms of capability with the neighborhood, the majority of the property surrounding this area is currently undeveloped, there is a subdivision just north of this area that will have a mix of housing types. The proximity to Highway 218 poses compatibility issues with residential uses. Iowa City's subdivision regulations address health issues associated with noise and air pollution produced by major roadways by requiring a minimum 300' buffer between Highway 218 and residential development. Because this application is for a rezoning, rather than a subdivision, the regulation does not apply. However, a condition may be attached to the rezoning in order to address the concerns associated with the proximity to Highway 218. Staff recommends this rezoning be conditioned upon approval of a plan signed by an acoustical engineer prior to issuance of a building permit to ensure that roadway noise is mitigated in the interior of the buildings for any buildings located within 300 feet of the right-of-way of the highway. This plan should include sound mitigating construction techniques, such masonry construction and sound- dampening windows, along with the planting of trees to form a buffer between the highway and buildings. Bochner noted this site has sensitive areas including steep and critical slopes and woodlands. Bochner stated that the Commission had been given revised plans that have come in after the staff report was drafted, so there have been some changes to the amount of sensitive areas that will be disrupted due to the calculations to the sensitive areas. In the new plans, 45.7% of the steep slopes on the property being disturbed, 19.6 % of critical slopes, and 29.5% of woodlands. The Sensitive Areas Site Plan includes construction limits that indicate the portion of the lot that may be developed. A landscaping plan shows where trees and shrubs will be planted within the development area. With regards to traffic implications, existing road infrastructure, which is improved to City standards up to the driveway on Deer Creek Road, will be sufficient to serve the proposed density of the development. North of the proposed driveway, Deer Creek Road is unimproved and dead ends at River Products quarry property located in Coralville. Developable land to the north will not connect into Deer Creek Road, therefore the extension of right-of-way improvements to the street and extension of sidewalk north of the driveway are not recommended by staff. In terms of parking, the site plan shows 171 parking spaces which is the minimum requirement based on the proposed number of units. The majority of these spaces will be provided in structured parking provided on the lower level of each building with the rest in a surface lot between the buildings. Bochner also noted another change in the plans that were distributed to the Commission this evening is that the fire department requires a wider driveway(minimum 26 feet)to accommodate for fire apparatus to reach the height of the proposed buildings, which has been satisfied in the updated plan. Overall, the proposed rezoning of the subject area to Low-Density Planning and Zoning Commission March 1,2018—Formal Meeting Page 7 of 10 Multi-family Residential (RM-12) is appropriate provided that the applicant ensures that the effects of highway noise are mitigated for the interior of these buildings. Although the Clear Creek Master Plan designated this area for office use to buffer nearby residential uses,the Comprehensive Plan states that demand for office space may be limited and residential use may be an alternative use. Freerks asked if the Comprehensive Plan does state that residential may be another appropriate use. Bochner said the Plan says "conservation development". Miklo noted Staff can check to see exactly what the Comprehensive Plan states for that area. He knows it clearly states office use is preferred up against the highway but the previous Plan did indicate there is limited demand for such office use. Staff recommends approval of this application with the condition that sound mitigation is provided through a plan approved by an acoustical engineer prior to any building permit being approved. Freerks asked if they are providing any visitor parking. Miklo replied that they are providing the minimum parking required, but in the parking requirements in the zoning code assume that visitor parking is included in the minimums. Parsons asked if there were any planned improvements for Deer Creek Road. Miklo said staff anticipates Deer Creek Road will end at this property and all of the development in that area will be served off Kennedy Parkway. Hensch added the dust from the gravel on Deer Creek Road could be an issue for residents. Miklo said the Commission could add a condition to having to treat the unpaved road to mitigate that issue. Hensch also stated that the landscape plan doesn't list the species of trees to be used, nor anything about shrubbery requirements. Theobald added with the number of trees and shrubs mentioned on the plan there is not enough to mitigate noise and dust issues. Martin asked about the 300 feet buffer, what is the current requirement. Miklo stated that if this were a subdivision there would be a requirement for a 300 foot buffer between any residential building and Highway 218. This is a rezoning of only one parcel so there is not automatically a 300 foot buffer, however the Commission could put a condition on the rezoning although staff is recommending other conditions to mitigate sound issues. Freerks opened the public discussion. Brian Vogel (Hall & Hall Engineers, Inc.) stated that all the buildings will look similar, and in the same color scheme with the brick and colors of the siding. The developer has agreed to use the sound mitigating materials and construction techniques, and will get an acoustical engineer in to do a study before construction and incorporate that into the building plans. Martin asked about the balconies and how the sound will be dealt with on the balconies. Vogel said the sound mitigation is for inside the buildings. Vogel stated that their landscape architect has contacted Julie Tallman at the City. With the detailed plan of materials used in the construction, there would also be a detailed landscaping plan that also needs to be approved by the City. Planning and Zoning Commission March 1, 2018—Formal Meeting Page 8 of 10 Signs said that because this project is so close to the road a more detailed tree and shrubbery plan would improve the livability for the people there and help the Commission agree to this rezoning. Vogel said the existing woodlands that would be preserved would help with dust and mitigation. Freerks is concerned about this proposal and that there won't be any sustainable long-term neighborhood feel here because nobody is going to want to be that close to the interstate. She acknowledges it is a tough piece of property and reflects that is why the Comprehensive Plan laid out what is appropriate in that area. She is not saying residential cannot work, but she does have concerns, there are no amenities outside, and it appears that one is just trying to squeeze as much as they can into an oddly shaped lot with steep slopes and wooded areas right next to an interstate. She does not have problem with multi-family in that area, this proposal just brings her pause. Martin noted they have an opportunity here to help give the community that we live in something that really works and can be sustained over time. Vogel stated that the developer is trying to create affordable housing and that is why they are proposing the density. Martin asked if these will be one and two bedroom units only. Vogel confirmed that is correct. Signs noted he is not as concerned as others, noting this is a difficult parcel and there is no commercial or office that will go there as all surrounding properties are residential. Hensch agreed that this parcel is an island so to make it more inviting there does need to be a courtyard or outside amenities to attract residents to want to live there. He said he like the building design, but would like to see more variety rather than thee identical buildings. Theobald noted her concern is the sound, she lives on that side of town and quite a bit away from the interstate and can hear it at her house all night long, even with windows closed. There needs to be a windbreak line of trees. She would like to see a detailed landscape plan before approval. Martin stressed as this is near an access point to Iowa City the need to maintain the beautification of the area. Signs added he likes the building design, he thought they might want to add a trail connection or overlook at the pond, someplace for the residents to go and enjoy the view. He felt that the pond could be turned into an amenity that the project currently lacks. Dyer added that having a walking trail around the property could be one amenity, adding a playground, and it seems like if the buildings weren't so big they could be away from the 300 foot buffer zone and deal with the sound that way. Dyer also asked if there was a fire department turnaround along the driveway to the north. Miklo said the fire department did look at this and approved the layout. Miklo reiterated the direction the Commission is asking the applicant and staff to review prior to approval. (1) More of a buffer to the interstate; (2) there needs to be some form a amenity, possibility using the pond; (3) dust mitigation; (4) possibility smaller buildings to get them further away from the highway; (5) detailed landscape plan; (6) and possibility different color schemes on each building. Planning and Zoning Commission March 1, 2018—Formal Meeting Page 9 of 10 Freerks noted that to make a quality community addressing these concerns are important. Signs said it is important to establish a precedent so that developers come forward with good plans. Freerks said that Commission used to get more thorough information. She realizes that staff has been limited and is down two staff people. Dyer expressed a concern that some applicants have been submitting limited information about their plans, while others submit comprehensive plans that give the sense of what will be built. The Commission agreed that it would like to see adequate information on the applications they review. Freerks closed the public discussion. Parsons moved to defer item REZ17-00015 to the March 15, 2018 meeting. Hensch seconded the motion. A vote was taken and the motion passed 7-0. PLANNING AND ZONING INFORMATION: Dyer and Hensch noted that they would not be at the March 15 meeting. Miklo noted that Martin would be attending the American Planning Association Conference in New Orleans in April. ADJOURNMENT: Theobald moved to adjourn. Parsons seconded. A vote was taken and motion carried 7-0. Planning and Zoning Commission March 12, 2018—Work Session Page 2 of 6 REZONING ITEM (REZ17-00015): Discussion of an application submitted by Cardinal Pointe West, LLC for a rezoning of approximately 7.84 acres from Interim Development Research Development Park(IDRP) zone to Low Density Multifamily (RM-12) zone for the property located west of Camp Cardinal Boulevard and east of Deer Creek Road. Bochner stated that at the last Commission meeting there were questions about the exact language that was used in the plans so she provided in a memo to the Commission an excerpt from the Clear Creek Master Plan that gives specifics on the language used for that area. Bochner also shared the image that indicates the proposed land uses in that area. Bochner stated the City also received some updates to the plan from the applicant, they added a note to the plan regarding the dust control on Deer Creek Road, they said the owners have an agreement in place with the quarry to provide dust control twice per year. Bochner noted that to address the concerns regarding open space, the applicant has added three patios, one outside each building. Freerks asked if those would be concrete patios and Bochner was unsure what the material proposed would be. Freerks would like to have more details on that. Bochner said the applicant plans to include grills and picnic tables as well as possibly pergolas over the patios. Bochner also added the City has received a more detailed landscape plan that shows all of the plant species and landscaping above and beyond the minimum requirement. It also has the three rows of evergreens between the right-of-way and the site. Miklo added that the evergreens will require approval of the City Forrester to have them placed in the right-of-way because anything planted in the City right-of-way they become City plantings for the City to maintain. The City Forrester did point out that given the elevations (this is going uphill) plantings in the right-of-way, even when mature, won't likely be high enough to screen the building or buffer the view from the highway. Miklo feels they will know by the meeting Thursday if the City Forrester is willing to take on these plantings. Theobald noted that one of the species indicated will probably require treatment with fungicide yearly otherwise it will lose the bottom growth and therefore its effectiveness as a screen is negotiable. Bochner stated that the deficiencies listed in the previous staff report have been resolved. Freerks asked if they could not only include the language from the Clear Creek Master Plan but also the Master Plan update from 2013, specifically the language on the buffer for residential property and compatible uses to ensure the long-term livability of neighborhoods, provide sufficient buffers between residential development and land uses and activities such as waste- water treatment plant, Interstate 80 and Highway 218, and the landfill. Freerks feels that is an important piece of information. Dyer asked about the size of the patios. Bochner said the plan does not list dimensions. Miklo calculated at a quick glance they appeared to be approximately 45' by 15'. Parsons feels the patios won't be appreciated by the people who will live with it right outside their windows. Freerks and Signs both indicated it was not what they envisioned when they asked for community space. Signs stated it is just basically an extension of the concrete parking areas. Freerks suggested staff relay to the applicant that will be a concern at the meeting Thursday. Parson added that the Commission had suggested integrating the open space with the lake Planning and Zoning Commission March 12, 2018—Work Session Page 3 of 6 nearby and that was not taken in consideration. Miklo said the applicant can address the open spaces on Thursday, however they did point out they are adding considerable amount of sidewalk and that sidewalk will get to the lake eventually. Theobald noted that another one of the screening trees will lose its foliage from a fungus in the summer and she also stated there are no suppliers in this area that carry that particular tree. Signs added there seems to be a disconnect between landscape architects and the nursery industry and product availability. REZONING ITEM (REZ18-00002): Discussion of an application submitted by Ross Nusser for a rezoning of approximately 1.89 acres from Planned Development Overlay/High Density Single Family Residential (OPD/RM- 12) zone to Low Density Multifamily Residential (RM-12) zone for the property located at 1705 Prairie Du Chien Road. Miklo stated the applicant has asked for a deferral until April to have more time to come up with a plan. REZONING ITEMS REZ18-00011, REZ18-00010, REZ18-00012, REZ18-00009, REZ18- 00008, REZ18-00006 & REZ18-00007: These are applications submitted by the Historic Preservation Commission for a rezoning to designate the property as an Iowa City Historic Landmark. Miklo said that six out of seven of these properties were identified by the Historic Preservation Commission. If the Commission recalls, when the Dubuque Street cottages were in a rezoning process the Historic Preservation Commission was criticized for waiting too long to declare them landmarks and therefore they were demolished. Therefore the Historic Preservation Commission has proactively gone out and looked for other properties that might be endangered but also meet the historic preservation guidelines and eligible for the national registry. All of the applications, other than REZ18-00011, were in that identification process noted as being eligible for the national registry and because of their location close to downtown or near a commercial area may be threatened in the future. Historic Preservation Commission plans to come forward with others as well, these were the ones they felt were most critical at this time. In terms of the Planning & Zoning Commission role, the Ordinance is very specific that it is up to the Historic Preservation Commission that they meet historic architecture and criteria, the Planning &Zoning Commission reviews the Comprehensive Plan and how these proposals comply with the Comprehensive Plan. In addition to the main Comprehensive Plan there is a Historic Preservation Plan and several of these properties fall in the Central District Plan which specifically discusses properties that fall into historical preservation. The Zoning Code does provide incentives to preserving all these homes and the Board of Adjustment can waive certain zoning requirements to allow uses that would not otherwise be allowed to preserve these homes. The first one is on Park Road and Lexington Drive in the Manville Heights neighborhood, the building was recently listed on the National Registry of Historical Places, and it was built by a physician associated with the founding of The Children's Hospital at the University of Iowa in the early part of the last century. The owner is seeking the designation of landmark as his concern is he won't own it forever and he wants to make sure this special property is preserved over time. Planning and Zoning Commission March 15,2018 Page 3 of 23 and will work with the City Engineer for the specifications, at a minimum it will include the walkway and lighting shown in the concept plan. Freerks opened the public hearing. Kevin Digmann (Hodge Construction) noted that they took the comments from the Commission's last meeting and tried to mirror what was in the book for the route and the sidewalks, make it more friendly, they've added decks to the sides of the building, to bring more area to view the creek and be outside, along the front of the building they added the stepback per the Code. Freerks noted the updated concept plan is much improved and appreciates Digmann and his team working with City Staff in the last couple weeks to accomplish this. Freerks closed the public hearing. Parsons moved to recommend approval of application submitted by Hodge Construction for a rezoning of approximately 1.1 acres from Intensive Commercial (CI-1) zone to Riverfront Crossings — Central Crossings (RFC-CX) zone subject to a Conditional Zoning Agreement addressing the need for the improvement of Ralston Creek and the pedestrian street for the property located at 225 & 2251/2 E.Prentiss Street Martin seconded the motion. Freerks noted this is much improved, she asked that the Commission be showed the final approved plan. Parsons added he liked the adjustments and thinks this will be a great addition to the area. Signs agreed, it is a much more pleasant creek side area and he likes the addition of the decks. A vote was taken and the motion carried 5-0. REZONING ITEM (REZ17-00015): Discussion of an application submitted by Cardinal Pointe West, LLC for a rezoning of approximately 7.84 acres from Interim Development Research Development Park(IDRP) zone to Low Density Multifamily (RM-12) zone for the property located west of Camp Cardinal Boulevard and east of Deer Creek Road. Bochner stated this item was deferred from the March 1 meeting due to questions about the language for the area that was used in the Clear Creek Master Plan. Freerks interjected that she was asking about the Master Plan in general, not just the Clear Creek Master Plan. Bochner continued noting the Clear Creek Master Plan discusses this area specifically, but she will also discuss the Comprehensive Plan goals of this area. Bochner stated the Clear Creek Master Plan states "The southwest facing slopes adjacent to Highway 218 represent a good Planning and Zoning Commission March 15,2018 Page 4 of 23 location for office park/research type uses and could provide a good image along the "technology corridor"and buffer residential uses at the interior of the site. Multi-family residential such as apartments and high-rise condominiums would be used in the transition to single family residential use." Bochner notes the Clear Creek Master Plan also discusses the density of this area and talks about a conservation-type development that would allow for the preservation for some of the natural features by clustering density. Bochner stated there is a goal in the Comprehensive Plan that talks about buffering residential development from incompatible uses and that goal discusses specifically Highway 218 as one of those uses where it is important to buffer residential uses. Bochner noted that since the March 1 meeting, the applicant has also submitted some changes to the plan. The first is adding a note regarding dust control on Deer Creek Road. Owners have an agreement in place with the quarry to provide dust control. Second, they have added 3 patios outside each building, which will include grills and picnic tables, as shared outdoor amenities. They indicated that owners may install pergolas over the patios as well. Final change is a more detailed landscape plans that include plant species and landscaping above and beyond the minimum requirement, including three rows of evergreens along the west property line, one row of trees in the right-of-way (which need City approval prior to installation), site shrubs with species listed, and clearly defined existing woodlands. Bochner noted that the deficiencies listed in the March 1 meeting have been resolved so Staff is recommending approval. Freerks asked about the rows of evergreens in the right-of-way and if the City Forrester has agreed to allow that. Miklo said he has not heard back from the City Forester, but if the evergreens are allowed, but if they are allowed the applicant would likely be responsible for maintaining them as the City will not be able to do so. Freerks opened the public hearing. Susan Fornash (Hall & Hall Engineers) came forward to address any questions the Commission has, she believes they have addressed all the previous concerns with the revised site plan. Parsons asked about the pond near the property and if there would be any connection. Fornash said they did add a lot of sidewalks onto the site but with some of the grade changes and wooded areas they were unable to connect the sidewalks or trails to the pond. Freerks shared her disappointment with how the patios appear to have just become extensions of the parking lots and feels the patios won't be utilized and may just be annoyances for the tenants next to them. She notes that everything is so compact in this plan, so they can fit the density into the small area, and also is still concerned that these buildings will be so close to the interstate. The Comprehensive Plan states "to help ensure the long-term livability of neighborhoods, provide sufficient buffers between residential development and land uses and activities such as waste-water treatment plant, Interstate 80 and Highway 218, and the landfill." and she just doesn't see this property being sufficiently buffered. The reason the Plan calls for commercial in this area is for the buffer, she understands that commercial may not be valid in this area and cannot be sustained, but feels the scale of this project makes it so close to the highway and would like to see all the buildings being past the 300 foot buffer. Fornash explained they do need to encroach into the buffer due to the heavily wooded nature of the lot and the desire to preserve as many trees as possible. Planning and Zoning Commission March 15, 2018 Page 5 of 23 Martin asked about the market research done to decide how many units to build and the design, did they identify who the clientele would be and how that clientele fits into this design. Fornash said the majority of the units are one-bedroom apartments, and the market shows a need for that, as well as the affordability. Jason Walton (Walton Builders) stated the partner that does most of their market research is currently in Florida but he will try to answer the questions. First, they thought it would be a good location given the elementary school close by, the access to the interstate was a draw, and the location is relatively close to the University Hospitals. Walton also noted they will market to Baby Boomers, there are a lot of people that are moving back to this area to be close to the hospital. The original plan was maybe a 30 unit but when they decided to add more single bedroom units the density increased. Freerks asked if they are all single bedroom units. Walton replied they are not all single unit, it is a mix. But they added the single units to accommodate single people because there is a good market for those, especially in this area. Walton noted that after meeting with City Staff originally they felt this density would be appropriate for the area. They feel the area is up and coming, they have other developments down the road that support the need for this area as well, so it seems like it is a good fit. Freerks noted that a concern is the buffering has to be in the City right-of-way, it is that close to the highway and that buffer has not been approved by the City Forrester at this time. Walton noted that in terms of buffering sounds from the interstate they are using special insulation on the exterior and in windows to keep the units quiet. In terms of the tree buffer in the right-of-way that may not even help with the sound as much it is more for a visual buffer. He noted that further down the highway (to the south) there is a development of single-family houses and some multiplex units that have zero buffering. Miklo stated those areas were developed prior to 2008 when the City adopted the subdivision regulations that require a 300 foot buffer for any residential subdivision near a four-lane highway. Miklo added that this application is not a subdivision so it is not automatically subject to that setback unless it is added as a condition on a conditional zoning agreement. Walton acknowledged that living next to a highway or area with high traffic is not ideal due to sound but it is something people do and get used to. He wants the tree buffer more aesthetics to the area, not for sound, as on the east side of the property there are gorgeous oak trees. He added that in their plans they have made some accommodations regarding the critical grades by moving the parking lot back and to preserve as many trees as possible. Freerks asked about those trees and preservation. Miklo said it is a woodland and they are required to preserve a percentage and the applicant meets that requiriement. Walton added that in terms of the patios he agrees that perhaps they aren't in the best locations, and had thought about possibility just putting one large area to the north. He referenced a development in Tiffin he had done where they added a nice park/play area. In this case he would like to do something similar in the northwest corner, provided they can get enough dirt in there (as it drops off considerably), he just can't promise it at this point. Freerks suggested he defer tonight so he can investigate that outdoor area and come back with more decisive plans. Planning and Zoning Commission March 15, 2018 Page 6 of 23 Signs agreed on the proposed three patios, he doesn't not like that it appears to just be so much concrete in such a small grass area. He had suggested at the last meeting an elevated walkway or deck over that north area to overlook the pond. Fornash asked if that was the only sticking point on the approval (the outdoor area). Freerks would also like to see the buildings outside the buffer zone. Martin added one of her concerns was why even care about patios when the buffer and noise are such a concern. She asked about the market research because if the school nearby was a big factor, what good is a one-bedroom apartment. Therefore she is not fully convinced with what is the point of this development. Martin stated that the buffer is a big deal to her, she knows people that live in the development to the south and they feel they are "stuck"there because no one will want to buy their house because it is right on the highway. Freerks stated the Commission is responsible for ensuring the Comprehensive Plan is met and that they create neighborhoods that are sustainable and that people want to be a part of. Theobald voiced her concern about the landscape plan and plant selections (especially on the buffer) and wants to make sure the City Forrester looks it over and approves. She noted a couple of conifers are susceptible to fungus and will not look very attractive and lose their lower branches. Miklo added that the City Forrester generally does not review the final design plans, so the Commission can make that a condition of approval. Walton commented on the building sizes and trying to make them fit into the 300 foot buffer zone. He stated there was discussion on making the buildings taller(and smaller footprint) but to do so would cause a loss of parking below the building. Miklo said staff had suggested the taller buildings. Walton added the challenge with adding garages is the steep drop-off, they would have enough parking spaces if they shrunk the buildings but not all units would then get covered parking. Walton noted he is open to deferral to the next meeting if the Commission deems that necessary. Freerks closed the public hearing. Theobald moved to defer REZ17-00015 the rezoning of approximately 7.84 acres from Interim Development Research Development Park(IDRP)zone to Low Density Multifamily (RM-12) zone for the property located west of Camp Cardinal Boulevard and east of Deer Creek Road. Parsons seconded the motion. Signs is having less problem with building locations, buffer and sounds, and feels there has been a significant precedent all along Highway 218 of properties that are closer than the 300 foot buffer and this is likely the last property along Highway 218 that is left to develop. He appreciates that they have conserved a significant part of the sloped areas and natural woodlands. He is totally disturbed by having the concrete patios next to the parking areas and wants to see some type of walkway area out towards the pond area. Signs understands that as a Commission and community the goal is to provide positive living environments and he feels the conservation of the slopes and wooded area will help outweigh some of the other negatives of the area. Planning and Zoning Commission March 15,2018 Page 7 of 23 Theobald noted she lives about a mile away from the subject property and can hear the highway traffic all night at her house. She is very concerned about noise buffering and fumes from the highway are putting future residents in an unhealthy environment. Freerks agreed, the 2030 Plan was adopted for a reason and it states that concerns are noise and fume buffers so she cannot just ignore that. A vote was taken and the motion to defer was carried 5-0. REZONING ITEM (REZ18-00002): Discussion of an application submitted by Ross Nusser for a rezoning of approximately 1.89 acres from Planned Development Overlay/High Density Single Family Residential (OPD/RM- 12) zone to Low Density Multifamily Residential (RM-12) zone for the property located at 1705 Prairie Du Chien Road. Miklo stated the applicant has asked for a deferral until April. Freerks opened the public hearing. Seeing no one, Freerks closed the public hearing. Signs moved to defer item REZ18-00002 an application submitted by Ross Nusser for a rezoning of approximately 1.89 acres from Planned Development Overlay/High Density Single Family Residential (OPD/RM-12) zone to Low Density Multifamily Residential (RM- 12) zone for the property located at 1705 Prairie Du Chien Road. Parsons seconded. A vote was taken and the motion carried 5-0. REZONING ITEM (REZ18-00011): Discussion of an application submitted by the Historic Preservation Commission fora rezoning to designate the property located at 715 West Park Road as an Iowa City Historic Landmark. Miklo began by stating the next seven items are nominations Historic Preservation Overlay zoning to designate properties as historic landmarks. Before the Commission discusses each specific property Miklo made a few comments that pertain to them as a group for the Commission to keep in mind. He will then speak to each property individually as they move through the agenda. As noted the City's Comprehensive Plan is a guide to development of the City. The Commission works with it on a regular basis to help shape the form of new development as the community grows. Additionally the plan also supports conservation of natural areas and neighborhoods. The Comprehensive Plan also includes a Historic Preservation component that calls for the identification of historic buildings and neighborhoods that are important to the City's past. The Historic Preservation Commission does this work by studying buildings and gathering information about their history. Once historic buildings are identified the Plan calls for protecting Planning and Zoning Commission April 2,2018—Work Session Page 2 of 6 Freerks asked about the proposal, and the underground parking and the outdoor plaza. Walz said that will likely be patio space. Freerks noted that the best view from that property is the- back and perhaps that is where the outdoor plaza should be. Parsons asked if the building was two or three stories. There was an indication that it would be limited to two but some of the pictures show three. Walz said staff has not had a chance to have a conversation with the applicant to clarify, her sense is that the photos they submitted are examples of possible designs. Freerks noted she hopes the applicant has design images to show on Thursday to the Commission. Miklo stated the applicant expressed a concern regarding the expense of drawing up a design plan with the uncertainty of when the rezoning would be approved. Miklo felt the bigger concern for the Commission and Council should be the relocation. Walz added that staff felt if the applicant is unsure of what exactly they wanted to build, if they could at least present footprints of how they would arrange the lot, a concept of how many units they would propose, etc. �j1 REZONING ITEM (REZ17-00015): Discussion of an application submitted by Cardinal Pointe West, LLC for a rezoning of approximately 7.84 acres from Interim Development Research Development Park(IDRP) zone to Low Density Multifamily(RM-12)zone for the property located west of Camp Cardinal Boulevard and east of Deer Creek Road. Miklo recalled one of the concerns of the Commission at the last meeting were the buffer from the Highway 218 and the applicant has submitted a new plan. When the City rewrote the Subdivision Code in 2008 they did research and looked at HUD and DOT guidelines about residential development near highways and of course the farther you get away, the better, and there is also a decibel level that is considered acceptable through HUD (for financing). So that is when the 300 foot buffer was created, from research as to that being where the noise level begins to drop off. The other concern is the fumes, the closer one lives to the highway the more carcinogens one is exposed to. So those are the rationales for the City's guideline of 300 feet buffer. Hektoen added that this situation is similar to the last one, it is not required by zoning for this situation to have the 300 foot buffer(it is not a subdivision), however again the Commission can the Commission can impose conditions to meet public need imposed by the rezoning. Freerks stated this is exactly a situation where they would apply such a condition as a principle. Miklo clarified that the 300 feet is measured from the right-of-way of Highway 218. He stated that the applicant has submitted a new plan to address the concerns of the Commission. Previously the one building was 35 feet from the property line and approximately 190 feet from Highway 218 and the new plan shows that building 67 feet from the property line and about 230 feet from Highway 218. In moving the building back 30 feet they then were also able to provide a landscaping buffer on their property, not partially in the city right-of-way as previously shown. The City Forrester had voiced a concern regarding being responsible for maintaining trees in that location. Additionally moving the tree buffers 30 feet places them higher on the lot and better Planning and Zoning Commission April 2, 2018—Work Session Page 3 of 6 able to buffer. Miklo stated to achieve the greater setback the applicant basically cut off the ends of the buildings and took that square footage and added it to a fourth floor to two of the buildings, one building will remain only three floors. Miklo added that the Zoning Code allows for the maximum height of the building to be increased because they have increased the front, side and rear setbacks. In this situation, with the increased setbacks proposed on this plan, building A may have a maximum height of 64 feet; it is proposed to be approximately 50 feet tall. Building B is allowed a height of 58 feet; it is proposed to be approximately 60 feet tall. Building C is allowed a height of 50 feet; it is proposed to be approximately 60 feet tall. The result is a 2 foot height increase above what is allowed in the RM-12 zone for building B and a 10 foot height increase for building C. Therefore, the applicant is requesting approval of a Planned Development Overlay(OPD) to allow buildings B and C to be increased in height. Miklo noted the criteria for review of a Planned Development Overlay are listed in the staff memo and noted that staff is still reviewing the recently submitted OPD plan and hopes to present additional comments at the April 5 meeting. Freerks asked if the number of total units remains the same from the old plan to the new. Miklo said there are two additional units added with the additional floor. Miklo noted the other concern of the Commission was the usable open space for residents and the applicant has addressed that by adding four deck structures that would provide outdoor space overlooking the pond that is located to the north of this property. A sidewalk is proposed to provide a pedestrian connection between the buildings and the deck space. Freerks asked about the criteria for the Planned Development Overlay noting that Section 14-3A- 4 of the zoning code allows consideration of variations in the dimensional requirements including building height in order to facilitate the provision of desired neighborhood amenities or open space and if the criteria reviewed addresses that. Miklo said it is a subjective call that the Commission makes to ensure it will be a livable neighborhood. Freerks is concerned because she feels the application is just meeting the minimum standards and wants to make sure the Commission has some leeway to set guidelines the Planned Development Overlay must meet. Miklo noted the only other way to meet the standards is for the applicant to lose parts of the buildings and number of units. Freerks noted that Section 14-3A-4 of the zoning code states: desired neighborhood amenities or open space;to preserve or protect natural, historic, or cultural features; to achieve compatibility with surrounding development; or to create a distinctive or innovative neighborhood environment. Signs asked how many stories were the Village Cooperative building and the building on Camp Cardinal Boulevard. Miklo was unsure, but knew the Village Cooperative building to the north was at least three stories with underground parking. The building is actually in Coralville. Martin reiterated that again these areas (here and also the Prairie Du Chien application) are at entrances to Iowa City and should be maintained and kept at a certain level. She doesn't feel this proposal speaks to her in a way that shows what the community gains from this development, does it fill a need, will it enhance the entrance to Iowa City. Hensch does feel it will fulfill a need, if someone is a commuter to Cedar Rapids, this area is Planning and Zoning Commission April 2, 2018—Work Session Page 4 of 6 ideal for access to Highway 218. He also noted that when the quarry is abandoned in the future the land will be dedicated to the County and used for recreation so that area will be nice for residents. Hensch agrees it is a very difficult parcel to develop, but he feels it fills a niche for commuters, and it is their obligation to make it as healthful as they can given people will know they are moving in next to Highway 218. The Commissions role is to mitigate sound, health hazards, try to make some amenities for people that live there. He doesn't see this a long-term housing for people, more a year or two until they transition to something else. It can be a pleasant experience for them, there are a lot of trees in the area with a view of the pond, it is just next to a major highway. Freerks noted her concern is that it seems applicants are always just meeting the minimums or asking for exceptions and while there are checks and balances in place for such requests it seems like they are asking and need more accommodations and she doesn't feel this application creates a distinctive and innovative environment or protects a cultural or historical feature as called for OPD zoning waivers. She is concerned they are always setting precedents, if they approve an application for one, what's to say they don't do this for everyone and that is why they have standards and exceptions to the standards, but now they are creating exceptions to the exceptions of the standards. Hensch agrees there isn't any cultural or historical about the area but what they can do is be innovative by how the buildings appear. People will drive by this every day and may say "those are cool buildings" because it will be visible from the highway. The Commission can require a more innovative design due to the location and visibility. Theobald agrees with Freerks and would like to see the applicant needs to bring the proposal up to better standards. Parsons agreed, he would like to see a better building design and something distinctive. Miklo asked the Commission how they felt about the outdoor deck areas, if it was sufficient. Freerks feels it is better, it is still minimal. Martin agreed, it is an effort. Signs would like to see sketches to make sure they are child-safe. Hektoen asked about the setback from Highway 218 and if the Commission felt that and the landscaping buffer was sufficient. Freerks said having the tree buffer on the applicant's property rather than the city right-of-way was a good start. However, the added height may affect the ability to buffer the noise. Hensch suggested that if the Commission approves the added building height, perhaps they can require more mature tree plantings so residents won't have to wait 15 years to get something out of the trees. Martin asked about the fire truck lanes. Miklo said there must be a surface where a fire truck can park to fight a fire and the one building did not meet that requirement so a lane was added. Signs feels that the layout does preserve a lot of the woodland trees and the applicant should be given credit for that. Theobald questions how much of the woodland will be damaged or removed once they get in there and start doing construction. Oaks have very shallow roots and could be damaged by a large truck running over it. She added that construction fences often damage trees, the barrier levels for fences and construction vehicles are often insufficient to Planning and Zoning Commission April 2, 2018—Work Session Page 5 of 6 protect the trees. Signs proposed the developer looking at making that fire lane from a mesh like concrete substance that would allow grass to grow as well to keep that area green. Miklo said he would check with the Fire Marshall to ask about such options. Adjournment: Martin moved to adjourn. Signs seconded. A vote was taken and the motion passed 7-0. MINUTES PRELIMINARY PLANNING AND ZONING COMMISSION APRIL 5, 2018— 7:00 PM — FORMAL MEETING EMMA J. HARVAT HALL, CITY HALL MEMBERS PRESENT: Ann Freerks, Mike Hensch, Phoebe Martin, Max Parsons, Mark Signs, Jodie Theobald MEMBERS ABSENT: Carolyn Dyer, STAFF PRESENT: Sara Hektoen, Bob Miklo, Sarah Walz OTHERS PRESENT: Brian Vogel, Jason Walton, Ross Nusser, Ray Anderson, Laureen Ipsen, Bob Guyer, Marsha Anderson, Nancy Purington, Curt Moore, Sara Barron RECOMMENDATIONS TO CITY COUNCIL: By a vote of 6-0 the Commission recommends approval of REZ18-00002 an application submitted by Ross Nusser for a rezoning of approximately 1.89 acres from Planned Development Overlay/High Density Single Family (OPD/RS-12) zone to Low Density Multifamily (RM-12) zone for the property located at 1705 Prairie Du Chien Road with the following conditions: (1) Relocation assistance minimum of$1000 and nine months to find new housing; (2) two story limit on buildings; (3) design review; (4) outdoor amenities and; (5) Cap on three bedroom units of 30%. By a vote of 6-0 the Commission recommends approval of SUB18-00007 an application submitted by The City of Iowa City for a preliminary plat of Iowa City Industrial Campus, a 173-acre, 3-lot industrial subdivision with 3-outlots located at 420th Street, west of Taft Avenue. CALL TO ORDER: Freerks called the meeting to order at 7:00 PM. PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA: None. —3 REZONING ITEM (REZ17-00015): . Discussion of an application submitted by Cardinal Pointe West, LLC for a rezoning of approximately 7.84 acres from Interim Development Research Development Park(IDRP) zone to Low Density Multifamily (RM-12) zone for the property located west of Camp Cardinal Boulevard and east of Deer Creek Road. Miklo noted the Commission received a revised plan in the packet mailing as well as revised elevation drawings via email. The plan has been modified to increase the setback from Duck Creek Road and Highway 218. The setback was previously 35 feet and it is now 65-67 feet which Planning and Zoning Commission April 5, 2018 Page 2 of 13 makes the closest point from the buildings 230 feet from the edge of the right-of-way of Highway 218. In order to accomplish the greater setback, the applicant has added a floor to each of the two northern buildings. Miklo explained the Zoning Code does allow additional height for greater setback to a point, however this building as proposed would still be 10 feet above what would be allowed by that exception. Therefore the applicant has amended the application to include a Planned Development Overlay, which does allow the City Council, upon the Commission recommendation, to waive dimensional standards including height. Miklo noted the applicant also amended the plan to include four deck areas that are adjacent to the pond on the north side of the property. Larger decks, with the greatest dimension of 40 feet on the two corners and then two smaller decks. Miklo did share with the applicant the Commission concerns regarding more details or amenities for those areas and the applicant then submitted an illustration showing a gazebo-type structure that would be included on the larger decks. Miklo also shared the Commission concerns about the elevation drawings and need to address this development as the first thing one would see when entering Iowa City off Highway 218. Miklo also discussed with the Fire Marshall the possibility of using grass creek or pervious pavers in the areas for fire access only. The Fire Marshall is open to that possibility but would want to see a specific plan showing how it would be engineered to accommodate the load of an emergency vehicle. Miklo also shared with the applicant the idea of prairie plantings in some of the area of the right-of- way. He discussed that with the Public Works Department, and they were receptive of that idea. There was also discussion of the possibility of larger trees at the time of planting being mixed in, not all of them because a smaller tree will grow faster and be healthier for the long term. Finally, as discussed all along, Miklo stated there would be a Conditional Zoning Agreement that would specify use of sound deadening materials (such as laminate windows and masonry construction). Freerks opened the public hearing. Brian Vogel (Hall & Hall Engineers, Inc.) stated that for all the additional requests the Commission asked for during the work session the applicant is willing to make those changes. Freerks said that part of the changes was building design. Vogel said they are willing to make some modifications to the building, they will work with the architect. Perhaps they did not understand the magnitude of design changes the Commission was expecting or requesting. As far as the trees, the applicant is willing to plant larger mature trees, they will do pervious pavers where the fire access locations are, and do the prairie plantings in the right-of-way. Theobald reiterated her concerns from a previous meeting regarding some of the evergreens species that were selected. Vogel replied that the applicant is open to any species that are requested. Freerks noted the Commission is focusing in on this application due to the request for additional height. There is already a waiver and now there is an additional exception of 10 feet of added height beyond the waiver. She added that the new setbacks are further than before, but still not 300 feet from the right-of-way of Highway 218. She noted that a buffer from the highway is in the Comprehensive Plan but not a zoning requirement, however since they are requesting a Planned Development Overlay the 300 foot setback can be required. She feels that this development is trying to push in a density of units into a space not suited for that density. Quoting from the OPD section of the zoning code if waivers are to be granted, there needs to be a facilitation of desired Planning and Zoning Commission April 5, 2018 Page 3 of 13 neighborhood amenities or open space; to preserve or protect natural, historic, or cultural features; to achieve compatibility with surrounding development; or to create a distinctive or innovative neighborhood environment. Those reasons are why the Commission is requesting an improved building design. She noted the problem is when they don't have anything set regarding design standards, they have seen other cases where overtime design gets watered down and developed and built at a lower standard. Freerks is hesitant about this application without seeing any guarantee. Miklo stated that with a Planned Development Overlay a building plan is approved along with the site plan. Miklo said there is a building plan, but Freerks acknowledged that the Commission doesn't have the building plan shows the building design elements the Commission has discussed. Vogel stated the building is designed with high standard materials, expensive stone work and other materials, it will be a nice building. With regards to the height, the three-story building will actually look taller than the four story buildings due to landscape elevations. Vogel noted the owner is willing to work with the City on every request, as they have been doing so. Freerks noted the applicant has not given them everything they asked for, commissioners had requested a better building design and have not seen that. Vogel said there needs to be more specifics on what a "better building design" entails. Theobald noted that this current design looks like every other apartment building in town, they are trying to embrace the "distinctive and innovative" key words from the Code. Martin added that this development is along a major highway and an entrance to Iowa City so they are looking for something that makes a positive statement or impact. Hensch acknowledged that the applicant is trying to do everything the Commission is asking, and he feels they are very close but in exchange for the approval of the height variation there are criteria that need to be met. Yes, the building looks like it will be made with quality materials, but the "distinctive and innovative" design is not being shown. Freerks stated that another option is for the applicant to lower the density of the development, then they wouldn't need the variation on height and the Planned Development Overlay criteria. Vogel noted a frustration because with the first plan there wasn't the added height, but it was requested to try to get further away from Highway 218. Therefore, they have comeback with a design with the added distance, but to do so they also needed to add height. Hektoen stated there has been an articulated public need to negate the sound and pollution effects of being close to the interstate. The Commission has the right, the power, granted by State law to impose conditions that are in addition to the Zoning Code that are intended to meet those public needs. So even though the 300-foot setback requirement isn't a Zoning Code requirement, it doesn't mean it isn't very important or that there aren't public needs created by putting a building up this close to the interstate. Vogel stated the applicant understands and agrees that the distance and the need to negate issues is important and that is why they agreed to using the higher end, sound deadening, materials. Miklo asked for a clarification on what materials will be used. Planning and Zoning Commission April 5, 2018 Page 4 of 13 Jason Walton (Walton Builders) stated the building is 2x6 constructed with a masonry product, they will also use a blow-in insulation product that will be of greater sound deafening, the windows are spec'd out for sound mitigation, the same windows that were used in the Hodge building on Rohret Road. The stone is a manufactured stone, there is a building in Coralville constructed of the same product. For the interior, it will contain the sound protection between walls and floors and all the fire code items met. On the exterior there is a vinyl siding on the upper floors and some of the area around the windows is a mason panel. Freerks appreciates this is slowly moving along however wants the applicant to understand what they are trying to achieve here. Walton noted that it is hard to see from architectural drawings, he has built hundreds of houses that all turn out spectacular even if the drawings weren't. He personally feels this building is designed nicely and they are trying to keep this development in the affordability range, they have already gone above and beyond what they were originally anticipating, they have added additional stonework, beefed up the landscaping significantly, and need to keep some of the budget for other challenges that may arise. He noted this is a challenging site to work on, and they have internally been going back and forth on what design looks better(flat roof versus pitched), etc. Freerks appreciates that and noted that it is not up to the Commission to design the building, which is not their forte. She stated again if they remove some density to the project, all these issues go away. Martin feels they are close and acknowledged the applicant has done some of the things that the Commission has asked. Walton stated that their interest (the applicants) is the same, it is in their interest to have a very nice building so people will want to live there, and he is just struggling with what the Commission wants specifically. Miklo asked the Commission about the apartment building that was recently built on Rohret Road, also adjacent to Highway 218, if they felt that was distinctive. The Commission agreed it is an attractive building. Walton stated that one of the concepts the applicant had considered, was similar to that, but it was changed to have a hipped roof, trying give the buildings more neighborhood feel. Freerks suggested Walton work with staff and they can help guide them in the right direction. Walton noted he would like to keep this moving forward. Signs asked his fellow commissioners if they are down to the design of the building. He wants to give the applicant the right direction since they have asked at the last three meetings for additional things. Parsons agreed he is fine with everything except the design of the building. Freerks agreed. Theobald asked to see more of the detail on landscaping and species of trees. Miklo asked the applicant if they would agree to defer this until the April 19 meeting and Walton agreed. Freerks closed the public hearing. Hensch moved to defer REZ17-00015 until the April 19 meeting. Martin seconded the motion. Planning and Zoning Commission April 5, 2018 Page 5 of 13 A vote was taken and the motion carried 6-0. REZONING ITEM (REZ18-00002): Discussion of an application submitted by Ross Nusser for a rezoning of approximately 1.89 acres from Planned Development Overlay/High Density Single Family Residential (OPD/RM-12) zone to Low Density Multifamily Residential (RM-12) zone for the property located at 1705 Prairie Du Chien Road. Walz noted that before the meeting Staff distributed a letter they received from one of the neighbors regarding this development. She stated that the Commission discussed the rezoning two meetings ago and the Commission had requested a couple of things. First requested was a better sense of what was being proposed and then also a baseline for a relocation plan for current residents. Walz reiterated how they got to this point. The North District Plan, when written, contemplated that the current mobile home park might one day go away and there was a desire expressed in the Comprehensive Plan to maintain a diversity of housing so it contemplated a small apartment building would be appropriate at this location, particularly when Foster Road extension was completed. The Comprehensive Plan talks about the Foster Road extension making possible a greater variety and a greater density within the neighborhood. When the Commission reviewed the Foster Road rezoning it was discussed that the models looked at for transportation would provide some cross-connectivity that might alleviate the traffic south of Foster Road on Prairie Du Chien. Therefore, the applicant has proposed a development with a 24-unit apartment building in two parts, with most of the parking underground, they have provided a setback from the adjacent single-family property to the south, with an exterior playground area. It was noted in the neighborhood meetings the desire that this property be somewhere that invited longer-term residents, including families. The other issue Walz noted was the proposal for relocation assistance which the applicant will have to speak to. Freerks asked if there were any waivers or special issues with this application. Walz replied that it is not an Overlay Development Plan like the previous application. Freerks asked if the Commission would see this application again, or if the design would just be approved by Staff. Miklo confirmed that was the case unless the Commission conditioned the approval. Freerks opened the public hearing. Ross Nusser (250 Holiday Road, Coralville) is the applicant and can discuss the relocation plan. They have not worked out all the specific nor been in contact with the residents since the last meeting, they are willing to commit to $1,000 in relocation benefits to each resident who is in the trailer park. They are also willing to offer a minimum of nine months for relocation after the approval of rezoning. With regards to the design, the plan they are showing tonight is just conceptual as there are still discussions with regards to the other parcel and what the City or neighboring residents might want or desire there, perhaps a driveway that connects to Foster Road. He noted that they are trying to appease so many different people so it is not easy. They did review the North Side District Plan Planning and Zoning Commission April 16, 2018—Work Session Page 5 of 9 REZONING ITEM (REZ17-00015): Discussion of an application submitted by Cardinal Pointe West, LLC for a rezoning of approximately 7.84 acres from Interim Development Research Development Park(IDRP)zone to Planned Development Overlay/Low Density Multifamily (OPD/RM-12) zone for the property located west of Camp Cardinal Boulevard and east of Deer Creek Road. Miklo stated the applicant submitted a couple of concept illustrations of what the buildings could look like. They went from the 40 unit buildings with the gable/hip roof to one with flat roofs and modular changes in the building facade. The applicant is proposing three buildings with three different stone/brick colors for distinction. Theobald asked if the siding is vinyl siding. Miklo is unsure of the material but it is some sort of manufactured masonry product. One of the goals is more sound deadening materials due to the proximity to the highway so the Commission can specify what materials are used. Miklo also stated he confirmed that fire department is open to using pervious pavers or grass creek in the fire lanes if it is engineered to support fire trucks. The applicant is also working on identifying tree species to use in the buffer that aren't susceptible to fungus or disease. He also added there would be some gazebos on the deck areas, the whole area would not be covered but some of the area would. Freerks suggested the top windows of the buildings to be taller perhaps to break up the design. Otherwise she feels this is the right direction. Signs is glad to see each building distinctive with color. Miklo stated the applicant should have plans complete for the meeting Thursday but the Commission may still want/need to place some conditions in the conditional zoning agreement that the applicant generally follow the concept plan, the landscaping plan be approved by the City Forrester, and the Fire Marshall and City Engineer approve the design of the fire lanes. REZONING ITEM (REZ18-00014): Discussion of an application submitted by 100-500 LLC, for a rezoning of approximately 3.41 acres from High Density Multi-Family Residential (RM-44) zone to Riverfront Crossings - South Downtown Subdistrict (RFC-SD) zone located at 12 E. Court Street. Miklo stated this property is currently RM-44 which is high density multi-family, there are approximately 95-100 apartment units in the complex. The complex was built after Urban Renewal and at the time Capital Street was closed to traffic. The Riverfront Crossings Plan calls for reopening Capital Street, and also calls for high density and possibility student housing in this area. This area is identified as appropriate for student housing because it is immediately adjacent to campus and the Code provides a bonus for student housing. A concept plan was included in the Commissioner's packets showing how the street would be reopened, and a maximum foot print of what could be built there, no actual design has been drafted. The building would have stepbacks after a certain level and there would be some usable open rooftop area. Planning and Zoning Commission April 19, 2018 Page 21 of 25 Signs is looking at the footprints of the buildings and doesn't recall these great concerns from the previous meetings when they did the Comprehensive Plan Amendment about the general concept of what would be going in this area. Martin expressed one of the things she sees missing is the transition style of housing, there are townhomes on Mackinaw Drive, then the manufactured houses and then large apartment complexes which with the original plan there were townhouses transitioning into the modular homes then over to multifamily and commercial. Signs also noted that while they are asking for waivers on the lot sizes, there were more homes shown in the original plan than are being shown now. Freerks noted those homes shown in the Comprehensive Plan amendment concept plan weren't possible, they were a fantasy. Signs also stated that the Algonquin Road extension has been part of the plan since day one, the goal of the City has been to find an alternate route out of this area. Freerks agrees with that but also want to see the connection at Flint Drive. Signs concurs. He noted he drove out to that area this evening prior to the meeting and encourages all others on the Commission to do the same. Freerks reiterated the Commission needs a corrected plan to be able to comment and move forward. They need to see traffic studies, stormwater management plans, elevations, building materials, landscaping, lightening, signage, screening, etc. She would like to see a large park area added, and for everyone to be able to keep their sense of community. Martin discussed the possibility of flipping the location of the gas station, she is curious which would have more light and sound pollution, a gas station or a drive-thru restaurant. Signs concurred he would like to see the 23-plex disappear and see more green space and play space for the families that will live there. Parsons added he likes the clustering, he also would like to see more green space and street connectivity. Otherwise there are so many moving parts right now it is hard to really dig into. Hensch stated he is generally fine with the density, with regards to the manufactured housing he is not interested in reducing it from the minimum requirements, it is important for people to have space, and definitely need more green space and play space in that area, and definitely need the interconnectivity of the roads. Parsons asked about Foster Road and if there were calming features on that road. Miklo said on the western area in the Peninsula but not on the eastern portion. A vote was taken and the motion passed 7-0. = REZONING ITEM (REZ17-00015): Discussion of an application submitted by Cardinal Pointe West, LLC for a rezoning of approximately 7.84 acres from Interim Development Research Development Park (IDRP)zone to Planned Development Overlay/Low Density Multifamily (OPD/RM-12) zone for the property located west of Camp Cardinal Boulevard and east of Deer Creek Road. Miklo noted they received updated plans and shared them with the Commission and showed the Planning and Zoning Commission April 19, 2018 Page 22 of 25 images looking at the property from the intersection of Deer Creek Road and Camp Cardinal Boulevard, noting the trees that will be preserved. The southern building would be three stories high, the two northern buildings appear four stories each on the north side and be five stories on the back where the parking structure is due to the slope. Miklo stated the buildings will have flat roofs so technically they are shorter and previous proposals, additionally they will be three different shades of stone. Miklo asked if the Commission also wanted the siding of the buildings to be different colors. Freerks said it would be nice, and others agreed. Miklo said that could be added to the Conditional Zoning Agreement. Next Miklo discussed the revised buffer plan and will recommend that the City Forrester must approve the landscaping plan before installation. Staff is recommending approval of REZ17-00015 with the following conditions: • Sound mitigation provided through a plan from an acoustical engineer to be approved prior to the issuance of a building permit for the two buildings within 300 feet of Highway 218. • To maintain dust control from Deer Creek Road. • Substantial compliance with the site plan, including the decks adjacent to the stormwater pond. • Fire lane only areas would be pervious surface, approved by the Fire Marshall. • City Forrester approval of landscaping. • General conformance with submitted drawings with different color siding for each building. Freerks opened the public hearing. Jason Walton (Walton Builders) addressed the siding colors and said the drawings do not reflect the variations. There are two different siding colors on the side of the buildings with the decks. He noted that the siding material will likely be a real wood or wood-appearance looking. That may be a challenge with the color choices. Freerks said they could just work with staff on that and come up with a good solution. Miklo said they can drop the condition of different color siding. Freerks closed the public hearing. Hensch moved to recommend approval of REZ17-00015 an application submitted by Cardinal Pointe West, LLC for a rezoning of approximately 7.84 acres from Interim Development Research Development Park (IDRP) zone to Planned Development Overlay/Low Density Multifamily (OPD/RM-12)zone for the property located west of Camp Cardinal Boulevard and east of Deer Creek Road with the following conditions: • Sound mitigation provided through a plan from an acoustical engineer to be approved prior to the issuance of a building permit for the two buildings within 300 feet of Highway 218. • To maintain dust control from Deer Creek Road. • Substantial compliance with the site plan, including the decks adjacent to the stormwater pond. • Fire lane only areas would be pervious surface, approved by the Fire Marshall. • City Forrester approval of landscaping. • General conformance with submitted drawings of building plans. Parsons seconded the motion. Planning and Zoning Commission April 19, 2018 Page 23 of 25 Freerks thanked the applicant for being patient through this process and thinks the end product will be wonderful and a nice area for the residents that will rent easily. Parsons noted it is a challenging piece of property to develop on and he feels the changes that have been made in this process make this application strong. A vote was taken and the motion carried 7-0. REZONING ITEM (REZ18-00014): Discussion of an application submitted by 100-500 LLC, for a rezoning of approximately 3.41 acres from High Density Multi-Family Residential (RM-44) zone to Riverfront Crossings - South Downtown Subdistrict (RFC-SD) zone located at 12 E. Court Street. Due to the late hour of the meeting Miklo did not deliver the whole staff report, it is online for anyone that wants to read it. Staff is recommending approval with the condition that the right-of- way to reopen Capitol Street be dedicated to the City and the applicant build or install the street to the specifications of the City Engineer. The direction of the street at this time is it will be open to traffic and not limited to a pedestrian street. The applicant would install the streetscape improvements as called for in the Riverfront Crossings Plan for Burlington and Court Streets. Additionally the affordable housing requirements Riverfront Crossings must be included in the Conditional Zoning Agreement. Miklo noted the applicant has indicated they will be seeking a bonus for additional stories on the buildings, possibility 15 floors, and the Commission had indicated a desire to see that design so that could be a condition placed on this rezoning. Freerks said she is interested in seeing the design of this project given the large scale and as she feels there needs to be usable indoor and outdoor spaces. Freerks opened the public hearing. Rob Decker(HBK Engineering) stated that this application will require a level two design approval so there will be a packet of information supplied to the City and he feels it does make sense to come back before Planning and Zoning. Decker confirmed they will be applying for height credits,they will get a lot of it from the right-of-way transfer. They will work with Public Works on parking options, and also address the pedestrian access required along Burlington Street and their intent is to do a full streetscape in the area. It will all be shown in the design packet submitted. Freerks noted she does want to see Capitol Street open to traffic and not just pedestrians due to all the deliveries that will go to these new buildings and need for vehicle unloading area (not on Burlington Street). Signs noted he is hopeful to see a dynamic design of this project, it is a premier piece of property. Freerks agrees and hopes to see green spaces and areas for activities. Freerks closed the public hearing. Hensch moved to recommend approval of REZ18-00004 a n application submitted by 100- 500 LLC, for a rezoning of approximately 3.41 acres from High Density Multi-Family