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Home My WebLink About2018-08-21 Public hearingItem Number: 7.d. I r , CITY OF IOWA CITY UNESCO CITY OF LITERATURE August 21, 2018 Motion setting a public hearing for September 4 on an ordinance to amend Title 14, Zoning of the Iowa City Municipal Code related to required retail storefronts in the Riverfront Crossings Central Crossings subdistrict (ZCA18- 00001) ATTACHMENTS: Description Staff Report � r rrr®��i CITY OF IOWA CITY 410 East Washington Street Iowa City, Iowa 52240-1826 (319) 356-5000 (319) 356-5009 FAX www.icgov.org Late Addition: Information submitted between distribution of packet on Thursday and close of business on Monday. Consent Calendar Item 7. Setting the Public Hearing 7.d. Zoning code amendment related to required retail storefronts in the Riverfront Crossings District — Motion setting a public hearing for September 4 on an ordinance to amend Title 14, Zoning of the Iowa City Municipal Code related to required retail storefronts in the Riverfront Crossings Central Crossings subdistrict (ZCA18-00001) Comment: At its August 16 meeting by a vote of 6-0 (Dyer absent) the Planning and Zoning Commission recommended approval of this amendment which would allow ground floor residential uses within required retail storefront areas if located within the Central Crossings subdistrict and at least 60 percent of the units are rent and income restricted. Late Handouts: Consent Calendar (Correspondence) Item 8.k Kevin Boyd (x2) — Ash Tree Removal Moratorium Request from the Northside Neighborhood Association [Staff response included] Regular agenda Item 10.a Rezoning between Burlington and Court Street — Pentacrest Garden Apartments — See additional correspondence. Item 12 Animal Services Ordinance — See additional correspondence � .® CITY OF IOWA CITY MEMORANDUM Date: August 16, 2018 /,- 0 To: Planning & Zoning Commission From: Anne Russett, AICP, Senior Planner, Neighborhood and Development Services Department Re: Amendment to Title 14, Zoning Code of the Iowa City Municipal Code related to Required Retail Storefronts in the Riverfront Crossings Central Crossings Subdistrict (ZCA18-00001) Introduction The proposed amendment amends the zoning code (Title 14 of the Iowa City Municipal Code), to allow residential uses within areas identified as required retail storefronts on the Riverfront Crossings regulating plan [Attachment 1] within the Central Crossings subdistrict when they are part of an affordable housing project. Background The City adopted the Riverfront Crossings Master Plan in 2014. The master plan identifies areas of the district for ground floor retail with the intention of creating a vibrant, active, and pedestrian - friendly environment [Attachment 2]. The areas in the plan identified for ground floor retail were conservatively selected to not impact the downtown retail market. These key retail nodes were selected due to existing or future conditions that would enhance the streetscape. Furthermore, the plan recognizes that the ground floor in these areas would initially be utilized for residential uses until the market demand for retail increases. Subsequent to the adoption of the master plan the City adopted the Riverfront Crossings Form Based Development Standards to implement the vision and goals of the master plan. This form - based code includes a regulating plan that identifies locations where ground floor retail is required. Where the master plan provides the flexibility for residential, the regulating plan of the form -based code requires ground floor retail in the areas identified as "required retail storefront". Affordable Housina Requirement The Riverfront Crossings' form -based code includes an affordable housing obligation. Projects that contain at least 10 dwelling units must provide affordable housing units in an amount equal to or greater than 10% of the total number of dwelling units in the project. The form -based code provides options for satisfying this requirement, including providing the affordable units on-site, off-site, and paying fees in -lieu of providing the affordable units. In 2017 the City executed an affordable housing agreement with Dubuque and Prentiss Investments regarding their project at 620 S. Dubuque Street. The project includes 36 residential units and received a height bonus to five stories due to the owner's commitment to providing 15% of the units as affordable housing. The agreement outlines that the owner will provide the affordable housing units on-site, but may wish to transfer the affordable obligation to the property at 628 S. Dubuque Street. Ultimately, the developer of 620 S. Dubuque Street and a future project planned for 225 E. Prentiss Street would like to transfer the affordable housing obligation of these two sites to the property at 628 S. Dubuque Street (see Figure 1). The developer is coordinating with the Housing Fellowship, a non-profit organization that focuses on providing affordable rental August 10, 2018 Page 2 housing in Johnson County, who would manage the affordable housing project at 628 S. Dubuque Street. Del Ray Ridge, L.P. has a purchase agreement for 628 S. Dubuque Street. In October 2017, the City Council passed a resolution committing $330,000 in City funds to Del Ray Ridge, L.P. for the affordable housing project at 628 S. Dubuque Street. The Iowa Finance Authority also awarded the project Low Income Housing Tax Credit (LIHTC) funds in March 2018. On August 7, the City Council entered into an agreement with Del Ray Ridge, L.P. for a $330,000 loan for this project. Here is a summary of the Del Ray Ridge project: - 33 units total; 17 1 -bedroom and 16 2 -bedroom units - 4 units affordable to households at or below 30% area median income (AMI) - 5 units affordable to households at or below 40% AMI - 20 units affordable to households at or below 60% AMI - 4 units with no income requirements - Affordability period of 30 years In an August 7, 2018 memo to City Council regarding the Del Ray Ridge project, City staff noted that the Riverfront Crossings' form -based code required ground floor retail at this site, but that the City would be initiating a code amendment to allow ground floor residential. Figure 1. Location Map 620 S. Dubuque Street, 36 units 225 E. Prentiss Street, future development 628 S. Dubuque Street, Del Ray Ridge August 10, 2018 Page 3 Proposed Amendment Staff proposes an amendment to the Riverfront Crossings' form -based code to allow ground floor residential uses within the Central Crossings Subdistrict in areas identified as required retail storefront when they are part of an affordable housing project. More specifically, to qualify for this exemption projects must be subsidized by a federal or state program that requires at least 60 percent of the units to be rent and income restricted [Attachment 3]. Staff proposes to limit the exemption to affordable housing and further limit it to the Central Crossings Subdistrict for the following reasons: • Providing market flexibility to support the goals of affordable housing in the district. • The South Downtown, South Gilbert, and West Riverfront subdistricts have key commercial corridors (e.g. Burlington Street, Riverside Drive, Gilbert Street) where maintaining existing and requiring new retail is critical to enhancing the vibrancy of these corridors. The Park subdistrict has one small node of required retail that is important to maintain for the convenience of future residents. There are no required retail storefront requirements in the University, Orchard, and Gilbert Subdistricts or the East Side Mixed - Use District. Comprehensive Plan Consistency The proposed amendment supports the following housing goal and strategy from the comprehensive plan: • Encourage a diversity of housing options in all neighborhoods. o Ensure a mix of housing types within each neighborhood, to provide options for households of all types (singles, families, retirees, etc.) and people of all incomes. The proposed amendment also supports the vision of the Downtown & Riverfront Crossings Master Plan. The master plan recognizes the need for flexibility to allow residential uses within areas identified as required retail storefronts. The proposed amendment will allow some flexibility by providing an exemption for affordable housing projects within the Central Crossings Subdistrict. Staff Recommendation Staff recommends that the Planning and Zoning Commission recommend adoption of the following proposed amendment to 14 -2G -3B -2d of the Iowa City Municipal Code by the Iowa City City Council: d. Residential uses are not allowed within required retail storefronts, as specified in the riverfront crossings regulating plan, except in the Central Crossinqs subdistrict for housing subsidized by a federal or state program that requires at least 60 percent of the units to be rent and income restricted Attachments: 1. Riverfront Crossings Regulating Plan 2. Excerpt from Downtown & Riverfront Crossings Master Plan related to Primary Streets and Required Retail Storefronts 3. Proposed Amendment to 14 -2G -3B -2d Approved by: :1> Danielle Sitzman, AICP, Development Services Coordinator Department of Neighborhood and Development Services Legend South Downtown Subdistrict University Subdistrict Central Crossings Subdistrict Gilbert Subdistrict Park Subdistrict South Gilbert Subdistrict West Riverfront Subdistrict Orchard Subdistrict i ATT4CHMiENT 1 I I I tl n_ _Q�n_gsuati� I Thi -- `is fi�l --i ----------- --' k-rr rr E - [., I Ali fil 1LU.- F-1 � _ I 1 —--------- 1—_ ._,I�� i I I I 1 li rr Sy T{r -Y— LL �� *-r1 _— 777 7 1t I 1 II d iilk!! � I s j( ♦ r i l i u t`5�1?� �i -?f�1 j,, 1 11 11 i i t I I .t tt r 1 1 -- li 1 [r�li i r �T'I II iTjl I —T ,r �_____ P. ------ 'T ._ .. _. r 1 1 i-2 a, j i.i 1 rJJi '' I Ir4-� (1 I I L�,}!a1�=J �rr T� l r I:1 I I li I ,I _. _, 1 i 1, HT "ilit OWnt� i!._ I __�li _.7 I ;� _ ,� - —I'—� i F7` I J I i_.j - --- ' ®..�� .�_ - - 11�� In rjrlvl tj `-! - I 1jig -� --, Prentiss t IT �`--1Vnkt 9- I g F I_ Public Parks and Open Space Green Space Primary Street ....1 Required Retail Storefront Required Ralston Creek Frontage Riverfront Crossings Boundary kill-# University of Iowa Campus Pedestrian Street primary streets and required retail storefronts Every great city has great streets. Great streets are not streets thatjust move vehicular traffic. Instead, they are known far their pedestrian activity, retail vitality, connectivity, and desirability as a sought-after address. In other words, they become destinations in their own right. The downtown blocks or Iowa Avenue, Washington Street, College Street, Clinton Street, and Dubuque Street best fit this definition. As the plan for Downtown and Riverfront Crossings comes to fruition, additional street corridors will be added to this list. Outside of downtown, future primary streets should include key east -west streets such as Burlington and Court, and north -south streets such as Gilbert, Linn, Dubuque, Clinton, Capitol, and Riverside Drive. Over time, these streets will transform into special "places". 5treetscape enhancements will improve pedestrian comfort, buildings - many with active street -level uses - will address the street, and sidewalks will teem with life. In order to encourage the amount of street -level activity desired by participants in the planning process, retail storefronts will be required at key locations. These storefronts will have minimum floor to ceiling height requirements, as well as opacity requirements. Initially, these storefronts can be utilized for residential uses. As more "rooftops" are added, this market will transition and residential uses will migrate to retail uses. These storefronts, and the stores they represent, will draw activity to key nodes within the Study Area (Clinton Plaza, Rock Island Train Depot TOD, etc.). Care has been taken to minimize the amount and location of required retail storefront so as to not negatively impact the existing Downtown retail market. Rryhr Pnrnary Streets pn;l Nequuei Rera%I sunEnonn')"w o ATTACHMENT 2 primary streets k storefronts Primary Street --�9 Required Retail Storefront Existing Waterways Study Area Boundaries no 0' 400' &IO' 1500' 29 ATTACHMENT 3 Proposed Amendment to 14 -2G -313-2d Title 14 — Zoning Code Article G. Riverfront Crossings and Eastside Mixed Use Districts Form Based Development Standards 14-2G-3: SUBDISTRICT STANDARDS: B. Central Crossings And Orchard Subdistricts And Eastside Mixed Use District: 2. Uses: The principal uses allowed in the Central Crossings Subdistrict, Orchard Subdistrict and Eastside Mixed Use District are the same as allowed in the CB -5 Zone, as specified in section 14-2C-2, table 2C-1 of this chapter, except as noted below. Provisions and special exception approval criteria that apply in the CB -5 Zone also apply in these districts as set forth in chapter 4. article B of this title, except as noted below. In addition, the following restrictions and allowances shall apply: a. In the Orchard Subdistrict, commercial and industrial uses are not allowed, except in live -work townhouses, which may contain commercial uses allowed in the CB -5 Zone, provided the building is constructed to accommodate such uses and provided the use is not prohibited in the list below. Quick vehicle service uses are not allowed. (Ord. 17-4705, 5-16-2017) b. In the Central Crossings Subdistrict, quick vehicle servicing uses are not allowed on any frontage designated as primary street or Ralston Creek frontage, as specified in the Riverfront Crossings regulating plan. In the Eastside Mixed Use District, quick vehicle servicing uses are not allowed, except by special exception on property at the corner of Burlington and Van Buren Streets. (Ord. 16-4675, 9-20-2016; amd. Ord. 17-4705, 5-16-2017) c. Household living uses shall be allowed within permitted building types as specified in section 14-2G-5 of this article. For multi -family uses, the provisions in section 14- 413-4 of this title are superseded by the standards in this article and, therefore, do not apply. Residential occupancy is limited to one "household" per dwelling unit, as this term is defined in chapter 9, article A, "General Definitions", of this title. The residential occupancy of a household living use is constrained by the provisions of title 17, chapter 5, "Housing Code", of this title. The maximum number of bedrooms per dwelling unit is three (3). Residential density (units per acre): no maximum. However, in the Central Crossings Subdistrict for apartment buildings, multi -dwelling buildings and mixed use buildings the number of three-bedroom units per lot may not exceed thirty percent (30%) of the total number of units on the lot, except for south of the Iowa -Interstate Rail Line, where the number of three- bedroom units for these building types may not exceed twenty percent (20%). In the Eastside Mixed Use District and Orchard Subdistrict, the number of three-bedroom units for these building types may not exceed twenty percent (20%). d. Residential uses are not allowed within required retail storefronts, as specified in the riverfront crossings regulating plan ;oxcept in the Central Crossings subdistrict for housing subsidized by a federal or state program that requires at least 60 percent of the units to be rent and income restricted. e. Assisted group living uses shall be allowed within permitted building types as specified in section 14-2G-5 of this article. Residential occupancy is limited to one roomer per three hundred (300) square feet of floor area, not including floor area within a garage or structured parking area. f. Drinking establishments are not allowed. g. Animal related commercial, repair oriented retail, and alcohol sales oriented retail uses are not allowed in the Eastside Mixed Use District and Orchard Subdistrict. h. In the Eastside Mixed Use District and Orchard Subdistrict, commercial recreational uses, eating establishments, sales oriented retail, and personal service oriented retail uses shall not be open to the public between the hours of eleven o'clock (11:00) P.M. and six o'clock (6:00) A.M., except if located in a storefront with frontage on Van Buren Street or Burlington Street. NOTICE OF PUBLIC HEARING Notice is hereby given that a public hearing wlil be hold by the City Council of Iowa City, Iowa, at 7:00 p.m. on the 15th day of May, 2018, in Emma J. Harvat Hao 410 E. Washington Street, Iowa City, Iowa, or If said meeting Is cancelled, at the next meeting of the City council thereafter as Posted by the City Clerk; at which hearing the Council will consider: 1. An ordinance conditionally rezoning approximately 7.84 acres from interim Development Research Development Park (IDRP) zone to Planned Development Oveday/Low Density Multlfemlly (OPD/RM-12) zone located west of Camp Cardinal Boulevard and 2. An ordinance conditionally rezoning approximately 3.41 acres from High Density Multifamily Residential (RM - 44) Zone to Riverfront Crossings — South Downtown Subdistrict (RFC -SD) zone located at 12 E. Court Street. Copies ad. resolutions we on file for public examination In the Office of the City Clerk, City Hall, Iowa qty, Iowa. Persons wishing to make their views known for Council consideration are encouraged to appear at the above-mentiened time and place. Ketite Fruehling, City Clerk NOTICE OF PUBLIC HEARING Notice is hereby given that a public hearing will be held by the City Council of Iowa City, Iowa, at 7:00 p.m. on the 7"^ day of August 2018, in Emma J. Harvat Hall, 410 E. Washington Street, Iowa City, Iowa, or if said meeting is cancelled, at the next meeting of the City Council thereafter as posted by the City Clerk; at which hearing the Council will consider: An ordinance conditionally rezoning approximately 18.03 acres from Interim Development Multifamily Residential (ID - RM) zone to Planned Development Overlay/Low Density Single Family Residential (OPD/ RS -5) zone (5.8 acres) and Planned Development Overlay/Low Density Multifamily Residential (OPD -12) zone (12.23 acres) located east of S. Gilbert Street and west of Sandusky Drive (REZ18- 00005). Copies of the proposed ordinances and resolutions are on file for public examination in the office of the City Clerk, City Hall, Iowa City, Iowa. Persons wishing to make their views known for Council consideration are encouraged to appear at the above-mentioned time and place. Kellie Fruehling, City Clerk fo>6 Item 1O.b Rezoning East of S. Gilbert Street & West of Sandusky Drive REZ18-00005 Ordinance conditionally rezoning approximately 18.03 acres of property located east of South Gilbert Street and west of Sandusky Drive, from Interim Development Multifamily Residential (ID -RM) zone to Planned Development Overlay/Low Density Single Family Residential (OPD/ RS -5) zone and Planned Development Overlay/Low Density Multifamily Residential (OPD-12/RM-12) zone. (REZ18- 00005). 7k �(n' I South District Plan Map Lou.III Med lu m Density Sirgle-FaMiN Res d m Mal Ufi LL Mad w m nemlly Mixed RFslden ha I ■ Muhi-tamily ■ [ammenial ■ Mixed u5t Mekfi6whaad cn mmertial ■ Mixed use eommercral ■ schcai Pub lic Park yopen Space ■ Prh''ale0 pen 5pa[e 15emh%e Ama OMer Pub& Propefty Hlstofic PIOPPM I. The following areas may be candidates for clus- tered density: West of the Pepperwood Subdivision, wooded slopes make traditional develop- ment impractical. In this area, the 2 to 8 dwelling units per acre envisioned on the land use map on page 53 could be clus- tered through an overlay planned develop- ment- Such development would rely on an extension of Cherry Street, which will pro- vide improved connectivity and circulation for the single-familv neighborhood to the east by allowing residents more direct street access to South Gilbert Street- - South District Plan p. 20 LEGEND AND NOTE'_ - ortY O Locarnon Mao Not To Scale il,, F� %j 1SEEN 1 ZONING EXHIBIT CHERRY CREEK SUBDIVISION IUWACITY, IOWA aK '"I✓kE a I.Y A11FA.vLYI!!iWi WSC: N T Nr.IN,'. XF11P[]CN LLL 131 5 ILPERf rM=Fr 9Y d?LlNIN [%t iE I+NA IYTy P .�.% ' Av.iW 4 A`W a+ i—v'vao V mv S —,%Mi 4r�a u1 My tw 1 .[I.,M. 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Side Elevation h FUS14ON Cherry Ave Development ARCH TS. INC. 07/03/2018 �� P . P .� _ 4 ��LF' 3P ,y? �� } M� Z n � � DIY 3 M� �� n � � DIY 3 � 1 � �� d � 1 ♦` �� 1, - 5 ON,13 �nw� f far C ¢ c I fi s vh\� ♦�� 9 1 h {Ira1 _ Y I1' Ii a er Cherry Ave Development FUSION ARCHITECTS. INC. 07/03/2018 FUSION Cherry Ave Development ARCH TS. INC. 07/03/2018 �(a, FUSION Cherry Ave Development ARCH TS. INC. 07/03/2018 Planning Commission Recommendation The Planning Commission recommends approval of REZ18- 00005 subject to the following staff recommended conditions: City Forester review and approval of the tree replacement and protection plan prior to the final plat approval. At the time of final plat, approval of a development agreement specifying that roof drains an gutters for the single-family lots 5-16 must drain toward the storm drains on Toby Circle. 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