The URL can be used to link to this page

Home My WebLink About08-16-2007 Planning and Zoning Commission9 fro -MOT 714 laro- 1 *4 J - tap CAM A;A a, I I-F 1A PLANNING AND ZONING COMMISSION Informal Meeting has been cancelled. Thursday, August 16, 2007 - 7:30 PM Formal Meeting Iowa City City Hall Emma J. Harvat Hall 410 E. Washington Street AGENDA: A. Call to Order B. Public Discussion of Any Item Not on the Agenda C. Rezoning Items: 1. REZ07-00011: Discussion of an application submitted by Southgate Development Services LLC for a rezoning from Interim Development. — Office Research Park (ID-ORP) zone to Medium Density Single -Family Residential (RS-8) with a Planned Development Overlay zone for approximately 34.58 acres, Interim Development Single -Family Residential (ID-RS) zone for approximately 8.75 acres, and Interim Development Office Commercial (ID-CO1) zone for approximately 1.71 acres of property located at the southeast corner of Kennedy Parkway and Camp Cardinal Boulevard. (45-day limitation period: September 3, 2007) 2. REZ07-00012: Discussion of an application submitted by George Sehl for a rezoning from Intensive Commercial (CI-1) zone to Community Commercial (CC-2) zone for approximately 0.95 acres of property at 805 & 817 S. Gilbert Street. (45-day limitation period: September 8, 2007) D. Vacation Item: VAC07-0005: Discussion of an application submitted by Hieronymus Square Associates to vacate a portion of the alley located in Block 102 east of Clinton Street. E. Consideration of Meeting Minutes: August 2, 2007 F. Adjournment Uneominn Planning & Zonina Commission Meetinas: Informal September 3 * Se tember 17 October 1 October 15 October 29 Formal September 6 September 20 October 4 October 18 November 1 -Meeting canceiiea aue to noiiaay. _ r CITY OF IOWA CITY MEMORANDUM Date: August 16, 2007 To: Planning and Zoning Commission From: Sunil Terdalkar, Associate Planner Re: REZ07-00011 Planned Development of Cardinal Point South At the August 2 meeting, the Commission discussed the outstanding issues related to the proposed rezoning and planned development, and requested additional information on certain issues. While some of the outstanding items have been resolved, the issues listed below need to be addressed prior to the approval of the rezoning and the plat. Trail/wide sidewalk to facilitate pedestrian traffic to the future school: The Commission discussed the need for adequate pedestrian facilities for the future school and inquired if a trail or wide sidewalk would be developed in the area that connects to the school site. Staff believes that the proposed sidewalk network in the Cardinal Ridge development as well as the Cardinal Point South development would be adequate for the pedestrian movement to the school. Staff, however, agrees that a wide sidewalk adjacent to the school site would be a good improvement. As the city boundary follows the center of Kennedy Parkway, the north half of the right-of-way is in Coralville. Staff has communicated this suggestion to Coralville Building Department and the Coralville staff concurs. To allow installation of a wide sidewalk on the north side of the road, staff recommends that a 66-foot wide right-of-way should be maintained for this section of Kennedy Parkway. Building Elevations: Staff has received two alternatives for the townhouse clusters. Staff believes that the applicant has provided adequate variety for the townhouse designs and the designs meet the code standards and guidelines. For the zero -lot line dwellings, in addition to the two variations submitted, staff has requested that two more fagade variations be submitted to help provide variety for the concentration of attached units on the southern portion of Ryan Court. Staff recommends that at least three variations be required for the zero -lot line units. For attached units in an OPD zone, the zoning code requires that that all windows, doors and roof eaves must be demarcated by trim. The most recently submitted drawings do not show trim on the side and rear elevations. To meet the minimum requirements, trim should be illustrated on these elevations. Given the high visibility of the side and rear of the buildings that backup to Camp Cardinal Boulevard (lots 1-8) trim equal to the trim on the front elevation, will help to make these facades appropriate for the highly visible location at the entry of the development. Staff also suggests that the Page 1 of 3 roofline and/or building plains of the buildings on lot 1 through 8 be varied to help reduce their visual mass. Clusters of Mailboxes: Staff has still not received the dimensions and material information for the clusters of mailboxes proposed as part of the planned development. These clusters are proposed to be located within right -of way between the sidewalk and the curb. The City Engineer needs information to verify that the mailboxes and their shelters do not hinder visibility on the road, or the movement of service and maintenance vehicles. Staff also recommends that visual quality of the mailboxes be compatible with the planned development. Landscaping Plan for lots 20 through 38: Staff reiterates the recommendation that the landscape plan be extended to the entire planned development to ensure a consistent streetscape. As suggested by the applicant, In lieu of requiring a specific species of tree to be planted on lots 20 through 38, staff recommends that a list of acceptable trees be provided, so that each of the homeowners can select a tree from the list for each lot. Neighborhood Parkland dedication and walkway on lot 39: The Parks and Recreation Commission recommended acceptance of the dedication of Outlot B as neighborhood parkland and suggested that an access point be created for the park onto Ryan Court, preferably between lot 38 and 39. The Planning and Zoning Commission inquired about the feasibility of a walkway to the north and east of northern most cluster of townhouses on lot 39. With some changes in the building and drive layout on the northern section of lot 39 it may be possible to create an opportunity for an access point to park and a walkway. The applicant has agreed to consider the suggestion and to provide a drawing showing the feasibility of such a walkway. Easements on Outlot A and stormwater intakes on Kennedy Parkway: The applicant has provided a dedicated easement along drainage way on Outlot A to allow access for maintenance. Stormwater management facility: The City Engineer has received the detailed calculations for the regional stormwater detention basin located west of Camp Cardinal Boulevard. Staff anticipates that the engineers will complete their review prior to the Commission's meeting on August 16. The current plan assumes that there is sufficient capacity in the regional basin and no onsite stormwater basin is shown on the plat. The applicant may need to provide for an onsite stormwater detention facility if the regional basin is determined to have insufficient capacity. Deficiencies: 1. Preliminary locations of intakes and storm sewer and road grade must be shown throughout Kennedy Parkway Page 2 of 3 2. A 66-foot right-of-way should be shown for Kennedy Parkway as called out on the typical street section, which would allow for an 8-foot sidewalk on the north side of Kennedy Parkway 3. Show mailbox detail including distance from road and sidewalk, mailbox dimensions and materials (This information will help establish if the mailboxes will be a hazard for snow removal) 4. The elevations for the multi -family and zero -lot line dwellings must include trim on the side and rear elevations STAFF RECOMMENDATION: Staff recommends deferral pending resolution of the capacity analysis of the storm -water management facility and resolution of the deficiencies and discrepancies noted above. Staff also recommends that there be at least three fagade designs for the zero -lot line dwelling units and the use of consistent trim on all sides. Upon resolution of these issues, staff recommends that REZ07-00011, a rezoning of approximately 45.04 acres of land from Interim Development Office Research Park (ID- ORP) zone to Medium Density Single -Family Residential (RS-8) with a Planned Development Overlay zone for approximately 34.58 acres, Interim Development Single - Family Residential (ID-RS) zone for approximately 8.75 acres, and Interim Development Office Commercial (ID-CO1) zone for approximately 1.71 acres; and a preliminary Planned Development of Cardinal Point South, a residential subdivision with a mix of single-family and multi -family residential dwellings, be approved subject to a conditional zoning agreement specifying that: 1. the section of Kennedy Parkway between Camp Cardinal Road and Camp Cardinal Boulevard will be platted, and the necessary right-of-way will be dedicated and a letter of credit for the cost of installing the water main in this section of the street will be provided at the time of final plat approval 2. installation of sub -grade for this section of Kennedy Parkway will be constructed by the applicant and/or owner prior to January 1, 2009 3. this section of Kennedy Parkway will be constructed prior to January 1, 2010, when the school site (located north of Kennedy Parkway) is developed, or Outlot C of Cardinal Point South, whichever occurs first, and 4. if the sub -grade is not constructed prior to January 1, 2009 or if the road is not built prior to January 2010, issuance of building permits will cease for Cardinal Point South subdivision Page 3 of 3 PRELIMINARY PLAT, OSA PLAN AND SENSITIVE AREAS SITE ] CARDINAL POINTE SOUTH IOWA CITY, IOWA ,.. �0wlYyW a I MA A1101 R III IY�r Ttl M w- � 4.. w on ol► rw 1.. as Y. INr ~a9+� w Nll.i"N 1`Ii CII.R {d I r TON YAP NOT TO SCALE STANDARD LEGEND 22 NOTES --- ------- e a.i.u.�. .� .ci rrwo1 i- women raro W&-= rurl nA�.a am uc. iru uo-e uc-. =6 . PLAT APPROM City of bra My r fili &fees, amary �s GuLaTV IM~ PRELIMINARY PLAT, OSA PLAN AND SENSITIVE AREAS SITE PLAN CARDINAL POINTE SOUTH �eIIOWA CI�TY,�IO.rWaA �ur,rrrr ra}r w raw}t..Mr wlrhi ... 1 1 I FrY.•}� rug-- ------\ .-- 1 1 �R ••�Y M•1•.Y�R..�IIO} \ 1 � 1 . ��.. rl.ury r i \ OWN u+s �- s � •.�•I. wr 1 1 1 � , 1 l 1 Is 1 \ 1 \ `. 1 �1 1 111 , \ • i , auRar N IN $90 o • I' + I III III IIIIIIII IIIIII 1 I� � !�� I I II I ■■■ I IiIiIIII�I�I I11'I' I'II Imo— �d ' � I III'll I■■ I ill:'.I'I l�l� I � � IIIIIII IIIIIII � ::■`;�� I I I f;l;l iillllll�;'; III'11-11 I1I;E;1 I:oil -OWN- �I I`I� I 11111111 'I Inc _ II __ �III�;'I nnnll —. (� ��■ 'Jim_ II11111111�.11 I'll I I'I• I I' IIII I 111iI• • .I'I, I'1''ll'I'1 ' �illllll .i��li'I�'i� I I I 11 1 1 1 I MIIII III �== �':�•� ICI 'II11111111"I�i I; I;I'�!1 �� ,i ■■ III 1 I■■■-:— 1. ::■ I I'I�I'I�II1111111 ;,�-,��II 1 I I:I:I:1:1 1------1 ruIIII EMEMEMMEM� ' I i' l i l ■■ i' ■■ ' I; l i i I' I �1 ; ■■ 1 'IIII'I 111 • i i � i � i : i : i � i :: i : ; � i I I I I i I I I I I I I i I' I .I. ,' �I�I I III1�111111-III ��•�• i — (� IIII , , I ;_; I ;�� •I',�1�� I IIII.(• � I111 I, rnn�l_ ('I �.•'r'3; I III II 1"'1� llllilll�llIIoil , i� I I I I --•I I' I' I111111 ,�, III', I�I -•I lily 111111-- II I ; ; IIII IIIIIIIII I--_ =�� II,;I � � ��'�'••''I�•,�'I�•,i.I' ICI ,'...,'...,'.. i� .�.,'•�. I I IIII � � ��' i I�1 •! �'1 I I IIII � I ..� � , �•. ;� , I11l I I I IIIIIIII —'—' ►'I � IIIIIIII"oil _ � I . ( ,11111 - �'I1�1 I r-111 ,....�1111111�111111� IIII II f li',:■,:;-:, ,.I,,,I,,.L,.I•,.L,.L,.I 1'I' I�I� IIII I � :;, •, i� _ I.I. I�I� ri%� .) -•i• :: ii ii so i �� .�,�.� -��--� OR 1'I'I' �i�i� I I11 II I111 I11.1 dl a yl l ,r+tia.c�cu Fw- MENEM 0 1 malillill STAFF REPORT To: Planning & Zoning Commission Prepared by: Adam Ralston, Planning Intern Item: REZ07-00012 Date: August 16, 2007 GENERAL INFORMATION Applicant: George S. Sehl 805 S. Gilbert St. Iowa City, IA 52240 Contact Person: Shawn M. Zierke 1933 Keokuk St. Iowa City, IA 52240 Phone: (563) 663-3250 Requested Action: Rezoning from Intensive Commercial (CI-1) to Community Commercial (CC-2) Purpose: To allow retail uses Location: 805 S. Gilbert Street and 817 S. Gilbert Street Size: Approximately 0.95 acres Existing Land Use and Zoning: Intensive Commercial (CI-1) Surrounding Land Use and Zoning: North: Commercial CC-2 South: Open space/Commercial CI-1 East: Commercial CC-2 West: Open space/Commercial CI-1 Comprehensive Plan: Intensive Commercial File Date: July 26, 2007 45 Day Limitation Period: Sept 8, 2007 BACKGROUND INFORMATION The applicant, George S. Sehl, is requesting a rezoning from Intensive Commercial (CI-1) to Community Commercial (CC-2) for properties located at 817 S. Gilbert Street and 805 S. Gilbert Street. The 805 S. Gilbert Street property is currently used as a medical office while the structure on the 817 S. Gilbert Street property is currently vacant. 2 ANALYSIS Land Use and Zoning The purpose of CI-1 zone is to provide areas for businesses whose operations are typically characterized by outdoor storage and display of merchandise, by repair and sales of large equipment or motor vehicles, or by activities or operations conducted in buildings that are not entirely enclosed. In general, the CI-1 zone allows quasi -industrial uses that are less compatible with residential and retail areas. The proposed CC-2 zone is characterized by businesses that cater more broadly to the general public, including retail, office, and restaurant uses. Gilbert Street is a major arterial street through Iowa City that serves as a connection between the south side of the city and the downtown area. With a high volume of people using this gateway through the city, it is important that the area look as aesthetically pleasing as possible. Generally, the businesses found in a CC-2 zone would not have outdoor storage or other features that require screening to make them compatible in a highly visible location. The current use of the 805 S. Gilbert Street property as a medical office is a non -conforming use as currently zoned (CI-1). Although non -conforming, the structure and its use fit in well with surrounding uses. The opposite (east) side of Gilbert Street in this location is comprised of a variety of commercial uses, mostly general office, retail and restaurant space, that conform to the CC-2 zone in which they operate. Additionally, there is a residential component to the property on the east side of Gilbert Street. The area north of these properties is zoned CC-2. A change from CIA to CC-2 would maintain consistent zoning along the section of Gilbert Street fronting these properties. Although the area west of these properties is zoned CIA, a creek and vegetation act to separate the two areas so that similar zoning would not be necessary. To the south, there are no businesses within a distance of one block on the west side of Gilbert Street as the area is occupied by a creek and vegetation. A CC-2 zone would allow the current use of the 805 S. Gilbert Street property, a medical office, to become a conforming use. Furthermore, a CC-2 zone would allow only future uses of this property that would continue to be compatible with surrounding properties. The 817 S. Gilbert Street property is currently occupied by a vacant structure. A change in zoning could have an immediate impact on this property as the type of business locating here could potentially be affected by a change in zoning. Compliance with Comprehensive Plan The Comprehensive Plan's land use map identifies these properties as being appropriate for intensive commercial, while showing an area to the north of these properties as general commercial. However, the Central Planning District section of the Comprehensive Plan states, "The recent trend of apartments being built above intensive commercial areas may result in the need to re-examine the appropriate land uses and zoning patterns in this area." As previously stated, there is a residential aspect to the land use on the east side of Gilbert Street. Due to this nearby residential use, and the Comprehensive Plan questioning the compatibility of intensive commercial and residential uses, it is likely that uses found in a CC-2 zone would be more appropriate for these properties than would the uses allowed in a CI-1 zone. Since these properties are relatively small, near the general commercial area shown in the Comprehensive Plan, and the proposed CC-2 zone would be compatible with surrounding land uses, rezoning these properties from CI-1 to CC-2 would not appear to conflict with the intent of the Comprehensive Plan. 3 Transportation Gilbert Street is classified as an arterial street in front of these properties. There are two access points to these properties. One is along Gilbert Street located in between the two structures. The second access point is off of Benton Street on the south side of the 817 S. Gilbert property. CC-2 zoned businesses often have the potential to generate increased traffic when compared to CI-1 zoned businesses. Due to the small size of these properties, however, it is likely that any additional traffic generation would be minimal. The location of these properties on an arterial street makes it a good location for businesses typically located in a CC-2 zone. Sidewalk access is important in a CC-2 zone as businesses in this zone cater to the general public. Gilbert Street and Benton Street both offer sidewalk access along these properties. There are thirty-four parking spaces currently available on -site between the two properties combined. There is no street parking available on the adjacent streets. The available parking would be adequate for many businesses in a CC-2 zone, such as a general office. However, businesses that typically require more parking, such as a restaurant, might find these properties unattractive due to the number of available spaces. Due to the size and layout of these properties, it is not likely that additional parking could be added. Some possible CC-2 uses may therefore be limited. STAFF RECOMMENDATION Staff recommends that item REZ07-00012, an application for the rezoning of approximately 0.95 acres of property located at 805 S. Gilbert Street and 817 S. Gilbert Street from Intensive Commercial (CI-1) to Community Commercial (CC-2), be approved. Approved by: - Robert Miklo, Senior Planner, Department of Planning and Community Development To: Planning & Zoning Commission Item: VAC07-00005 GENERAL INFORMATION: Applicant: Contact Person: Phone: STAFF REPORT Prepared by: Doug Ongie, Planning Intern Date: August 16, 2007 Hieronymus Square Associates Kevin Digmann (319) 631-0548 Requested Action: Vacation of an alley right-of-way Purpose: To allow for the construction of an underground parking structure and continuous vehicular circulation within Block 102 Location: Size: Surrounding Land Use and Zoning: File Date: BACKGROUND INFORMATION: North -south alley on Block 102 of the Original Town of Iowa City, 96 feet north of the Court Street right- of-way and 182 feet south of the Burlington Street right of way Approximately 2040 square feet of right-of-way North: Undeveloped Commercial - CB-10 South: Commercial/Residential - CB-5 East: Public/Commercial - P/CB-5 West: Commercial - CB-5 August 8, 2007 The applicant, Hieronymus Square Associates, is requesting that 102 feet of the alley right-of-way located on Block 102 be vacated to allow an underground parking structure below the proposed Hieronymus Square, a 13-story commercial and residential development. There have been two alley vacations approved by the City Council on Block 102. The first item, VAC01-00004, was approved by the City Council on April 2, 2002. The Council approved the vacation of the northern 182 feet of the 20-foot wide alley to facilitate redevelopment of Block 102. The vacation required an acceptable 20-foot wide access from the north -south alley to Clinton Street to be dedicated to the City at a later date. Item VAC06-00005, approved by the City Council on October 3, 2006, allowed for the relocation and vacation of the east -west alley to accommodate the construction of Hieronymus Square. The vacation was approved subject to the dedication of a public access easement to provide continuous vehicular circulation, which fulfills the 20-foot access requirement from VAC01-00004. 2 ANALYSIS: Requests for vacation of are reviewed with regard to the following factors: 1) impact on pedestrian and vehicular access and circulation; 2) impact on emergency and utility vehicle access and circulation; 3) impact on access to adjacent private properties; 4) desirability of right-of-way for future access or circulation needs; 5) location of utilities and other easements or restrictions on the property; 6) potential use of the property for another public use; and 7) any other relevant factors pertaining to the specific requested vacation. Subject to a public access easement, the vacation of this alley will have a negligible impact on pedestrian and vehicular access, as well as emergency and utility vehicle access and circulation. The public access easement will allow vehicles to enter from Clinton Street and exit on to Court Street. The proposed commercial and apartment building on the former Rebel Plaza site will be the only private property affected by the alley vacation. That proposed structure will have underground parking with access from the north -south alley. The portion of the alley adjacent to the Rebel Plaza property will remain a public right-of-way providing access to Court Street. After the completion of the Hieronymus Square and the structure on the former Rebel Plaza site, the block will be fully developed. A public access easement will be retained allowing vehicular circulation through the previously vacated east -west alley and the north -south alley under consideration. The City of Iowa City Engineering Department has indicated public and private utility lines running through the north -south alley. MidAmerican Energy and Qwest both have private utilities in the north -south alley right-of-way. There is a public sanitary sewer in the north -south alley, as well as electrical manholes, electrical service, and sanitary sewer to the neighboring parking ramp to the east of the north -south alley. Easements will need to be retained for these utilities; otherwise the utilities would need to be relocated. Vacation of the alleys would relieve the City of responsibility for the alley. Should this portion of the alley be vacated, the applicant will be responsible for maintenance along the access easement. They have also agreed to maintain the 96-foot north -south alley adjacent to the former Rebel Plaza. STAFF RECOMMENDATION: Staff recommends that VAC07-00005, a request to vacate 102 feet of the north -south alley in Block 102, be approved subject to public access and utility easements. ATTACHMENTS: 1. Location Map Approved by: ., /' &"40''"i Robert Miklo, Senior Planner, Department of Planning and Community Development S:\PCD\Staff Reports\VAC07-00005 WI LO O O O O O U a� cz E c 0 of Preliminary MINUTES PLANNING AND ZONING COMMISSION AUGUST 2, 2007 — 7:30 PM EMMA J. HARVAT HALL — CITY HALL MEMBERS PRESENT: Terry Smith, Wally Plahutnik, Ann Freerks, Bob Brooks, Dean Shannon, Beth Koppes MEMBER EXCUSED: Charlie Eastham STAFF PRESENT: Bob Miklo, Sara Walz, Sunil Terdalkar, Sara Greenwood OTHERS PRESENT: Sarah Swartzendruber, Glenn Siders Recommendations to Council: Recommended approval, by a vote of 6-0 (Eastham absent) REZ07-00008, a rezoning of approximately .21- acres of property from Central Business Support (CB-5) zone and Neighborhood Public/Central Business Support (P1/CB-5) zone to Central Business District (CB-10) zone subject to the following conditions: a. The building to be constructed on this property will be a mixed -use commercial and residential development with a minimum of one floor of commercial development above the ground floor. b. The property shall contain a mix of studio or 1 bedroom units, 2 and 3-bedroom units, and there shall be no dwelling units with more than 3 bedrooms. c. No more than 30% of the dwelling units shall contain 3 bedrooms. d. The building shall be a minimum height of 7 stories. e. A parking requirement will be calculated for all dwelling units within the development based on the parking requirements of the CB-5 zone, pursuant to Title 14, Chapter 5, Article A, of the Iowa City Code, entitled "Off Street Parking and Loading Standards." Prior to issuance of an occupancy permit for the building or buildings to be constructed on the property, payment of parking facility impact fees will be made to the City for dwelling units for which on -site parking is not provided. The amount of the fee for each required parking space not provided on -site shall be computed in the manner set forth in sections 14-7B-7(C) and 14-7B-7(F) of the City Code. Payment, deposit, use and refunds of fees shall be governed by sections 14-713-8, 14-76-9 and 14-76-10 of the City Code. f. The building shall be set back a minimum of 10 feet from the Burlington Street right-of-way as specified in 14-2C-8. In addition, this 10-foot setback applies to the upper floors of the building as well as the ground floor. Certain building features, including projecting bays, may extend into the required setbacks as specified in 14-2C-4B-4, except for the following. Balconies are not allowed on the Burlington Street facade and projecting bays are not allowed below the fourth floor of the building. g. The applicant shall grant a public access easement across the entire 10-foot walkway/setback along Burlington Street to assure maintenance and snow removal. h. The applicant shall provide landscaping and streetscape improvements, including textured paving materials, plantings, and street furniture as approved by the City. This includes construction and installation of the streetside landscaping within the Burlington Street right-of-way. i. Substantial compliance with the preliminary plan submitted by the applicant showing the placement of the building on the site. j. Level 11 Design Review is required- the site and building will be reviewed for compliance Planning and Zoning Commission August 2, 2007 Page 2 with the Design Review Guidelines as specified in 14-3C-3C and the CB-10 Site Development Standards as specified in 14-2C-8. Special attention will be given to design elements that encourage pedestrian activity at the street level and that break up the mass of the building and differentiate it from the adjacent building proposed for the Hieronymus development. Call to Order: Freerks called the meeting to order at 7:34 pm. Public Discussion of Any Item Not on the Agenda No discussion. Rezoning Items: REZ07-00008: Discussion of an application submitted by Three Bulls, LLC for a rezoning from Central Business Support (CB-5) zone to Central Business (CB-10) zone for approximately 2,035 square feet of property located at 301 S. Dubuque Street and rezoning an additional 6965 square feet of adjacent property from Neighborhood Public/Central Business Support (P1/CB-5) zone to Central Business District (CB-10) zone. (45-day limitation period: August 2, 2007) Walz said at the previous Commission meeting the applicant had expressed some concerns regarding the wording of the Conditional Zoning Agreement (CZA). The Commission had also requested clarification of some wording in the CZA. Based on this feedback, Walz had revised and clarified some wording in the CZA. Site plan was placement of a building on the lot. For this application, Staff would like to see substantial compliance with the site plan as submitted. Because the City would be selling property to the applicant and this is a highly visible location in the downtown, Staff recommended design review at Level II to ensure a structure of the proposed height would work well with the existing and proposed structures and the downtown environment. Staff felt that the concept plan for the design of the building addressed this issue. Variations in the roof line and bays had been introduced to help break-up the mass of the proposed structure. To allow room for street trees wording had been introduced into the CZA to clarify the City's position regarding that the bays could not project below the 4th floor. The language of the CZA had been clarified to require substantial compliance with the site plan in terms of how the project fits onto the property. The revised language also provides for some flexibility regarding how design of the buildings elevations provided that concerns regarding breaking up the visual mass of the building and distinguishing it from the proposed Hieronymus Square are addressed. Walz had spoken with the applicant's lawyer regarding the revised wording in the CZA. Public discussion was opened. Sarah Swartzendruber, 1 South Gilbert Street, attorney for Three Bulls LLC. The applicants were in favor of the revisions to the CZA, it gave them some flexibility with design issues as they were still in the very preliminary stages of the project. Public discussion was closed. Motion: Smith made a motion to approve REZ07-00008, a rezoning of approximately .21-acres of property from Central Business Support (CB-5) zone and Neighborhood Public/Central Business Support (P1/CB-5) zone to Central Business District (CB-10) zone subject to the following conditions: k. The building to be constructed on this property will be a mixed -use commercial and residential development with a minimum of one floor of commercial development above the ground floor. The property shall contain a mix of studio or 1 bedroom units, 2 and 3-bedroom units, and there shall be no dwelling units with more than 3 bedrooms. Planning and Zoning Commission August 2, 2007 Page 3 m. No more than 30% of the dwelling units shall contain 3 bedrooms. n. The building shall be a minimum height of 7 stories. o. A parking requirement will be calculated for all dwelling units within the development based on the parking requirements of the CB-5 zone, pursuant to Title 14, Chapter 5, Article A, of the Iowa City Code, entitled "Off Street Parking and Loading Standards." Prior to issuance of an occupancy permit for the building or buildings to be constructed on the property, payment of parking facility impact fees will be made to the City for dwelling units for which on -site parking is not provided. The amount of the fee for each required parking space not provided on -site shall be computed in the manner set forth in sections 14-7B-7(C) and 14-7B-7(F) of the City Code. Payment, deposit, use and refunds of fees shall be governed by sections 14-713-8, 14-713-9 and 14-713-10 of the City Code. p. The building shall be set back a minimum of 10 feet from the Burlington Street right-of-way as specified in 14-2C-8. In addition, this 10-foot setback applies to the upper floors of the building as well as the ground floor. Certain building features, including projecting bays, may extend into the required setbacks as specified in 14-2C-4B-4, except for the following. Balconies are not allowed on the Burlington Street fagade and projecting bays are not allowed below the fourth floor of the building. q. The applicant shall grant a public access easement across the entire 10-foot walkway/setback along Burlington Street to assure maintenance and snow removal. r. The applicant shall provide landscaping and streetscape improvements, including textured paving materials, plantings, and street furniture as approved by the City. This includes construction and installation of the streetside landscaping within the Burlington Street right-of-way. s. Substantial compliance with the preliminary plan submitted by the applicant showing the placement of the building on the site. t. Level II Design Review is required- the site and building will be reviewed for compliance with the Design Review Guidelines as specified in 14-3C-3C and the CB-10 Site Development Standards as specified in 14-2C-8. Special attention will be given to design elements that encourage pedestrian activity at the street level and that break up the mass of the building and differentiate it from the adjacent building proposed for the Hieronymus development. Koppes said she was glad that the applicant and Staff had been able to work through the issues related to the CZA. She was appreciative of the applicant's and Staff's efforts. Plahutnik and Freerks agreed. Plahutnik said he was sorry to see that the very heart of the urban structure of downtown was moving south across Burlington Street. The downtown currently had a series of two, three and four story structures. Now the taller downtown structures, which an individual's line of sight naturally tracked to, would be south of Burlington Street. Smith and Freerks said it had been a trade-off to preventing some of the existing historic structures from being demolished to make room for new taller structures. The motion passed on a vote of 6-0 (Eastham absent). REZ07-00011, discussion of a application submitted by Southgate Development Services LLC for a rezoning of approximately 45.04-acres of land from Interim Development Office Research Park (ID-ORP) zone to Medium Density Single -Family Residential (RS-8) with a Planned Development Overlay zone for approximately 34.58-acres, Interim Development Single -Family Residential (ID-RS) zone for approximately 8.75-acres, and Interim Development Office Commercial (ID-CO1) zone for approximately 1.71-acres; and a preliminary Planned Development of Cardinal Point South, a residential subdivision with a mix of single-family and multi -family residential dwellings. (45-day limitation period: 9/3/07) Planning and Zoning Commission August 2, 2007 Page 4 Terdalkar said this would be the first part of the development planned for by the Clear Creek Master Plan to be built. Large areas of the land contained sensitive features including regulated slopes jurisdictional wetlands, drainage ways and woodlands. In 1997 the Comprehensive Plan had envisioned Office Park and Research Park development for this area but stated that with the knowledge that the Oakdale Campus facility was being constructed and that low density residential development with a minimal disturbance to the sensitive areas might be a more realistic use of some areas of the land. In 2002, the Clear Creek Master Plan had provided a general concept plan with street layouts, residential neighborhoods of varying densities, commercial/office development and Camp Cardinal Boulevard development and construction. Camp Cardinal Road had been realigned as well. Conventional development would not be an appropriate nor efficient use of this tract of land. The applicant was pursuing a conservation type of development with a planned development overlay which would permit the construction of 18 detached single-family units, 17 attached single-family dwellings and 73 townhouse style units. Clustering of residential units would be allowed; density for townhouse area would approach 11-units per acre. Staff was working with the applicant on modifications to the elevations to meet the intent and purpose of the Code and to ensure an adequate variety of units with consistent architectural style. Two new streets, Ryan Court and Preston Lane were planned to serve the neighborhood. Immediate access from the west would be via Camp Cardinal Boulevard, and Kennedy Parkway from the north and the east. The applicant had expressed a desire to not construct Kennedy. Parkway at this time. Staff were concerned about not having a secondary access to the surrounding area which was essential for providing infrastructure facilities needed to provide adequate water pressure to address fire safety issues. Terdalkar said Staff recommended that the rezoning be conditioned on: • having the section of Kennedy Parkway between Camp Cardinal Road and Camp Cardinal Boulevard be platted, the necessary right-of-way dedicated and a letter of credit covering the cost of the water main installation provided at time of the approval of the final plat. • the installation of sub -grade for this section of Kennedy Parkway be constructed prior to 1/1/2009 and this section of Kennedy Parkway road be constructed prior to 1/1/2010 or when the school site north of Kennedy Parkway was developed or when Outlot C was developed or which ever occurred first. • if the sub -grade was not completed by 1/1/09 and the entire road not constructed by 1/1/2010, the issuance of building permits for Cardinal Point South subdivision cease. Terdalkar said additional deficiencies and discrepancies were listed in the Staff Report, the City Engineer was working on determining the needed capacity for the storm water detention facility for this development and Parks & Recreation Department were considering acceptance of 5.26-acres of open space as parkland. Miklo indicated on the overhead map the areas of Kennedy Parkway which would be platted but not constructed yet. Staffs concern was that a waterline in that area was necessary to achieve adequate water pressure capacity for the Cardinal Ridge development. After the informal meeting on 7/30/07 the applicant had requested an alternate plan: that the sub -grade would be installed by 1/1/09 and a letter of credit issued in the event that the City felt road construction needed to occur sooner. The Public Works Director and staff agreed to the applicant's suggested alternative proposal. The ICCSD was planning a school to the north of Kennedy Parkway. When the land had been sold to the School District, the cities of Iowa City and Coralville had contributed funds with the understanding that a portion of those funds were to cover the cost of a portion of Kennedy Parkway. Miklo said Staff recommended approval of the application subject to the resolution of the deficiencies and discrepancies listed in the Revised Staff Report. Greenwood said the City Attorney's office felt that the City's interests were adequately protected by the arrangement that had been agreed to by staff and the applicant. Brooks asked what type of restrictions would be placed on the access to Lot #31? Miklo said Staff had suggested Interim Development Zoning rather than zoning it CO-1. The applicant had identified the site as potential office type development but didn't have an actual user yet. The applicant intended to market the site; when the actual user was identified then the actual site, building and parking lot layouts could be addressed. Planning and Zoning Commission August 2, 2007 Page 5 Staffs concern was the proposed single-family residential development directly to the east. Commercial/office development could be done attractively with appropriate building layout and screening which would be suitable to a residential neighborhood. Until there was a plan, Staff was reluctant to zone CO-1. The Commission would be involved in the process. If it was not possible to come up with a feasible plan, Staff could see some higher density residential being located at that intersection. Staff was in agreement with the concept of commercial but wanted to see more detailed plans. The applicant understood that the CO-1 zoning was not guaranteed. The proposed ID-CO1 zone put anyone who purchased a lot in that area on notice that commercial might be located in that area. Brooks asked what was the future concept for traffic control at the intersection of Camp Cardinal Boulevard and Kennedy Parkway? Miklo said initially stop signs at Kennedy Parkway. Camp Cardinal Boulevard would remain the through street. In the long term future as traffic built up and if it was warranted, a traffic signal would possibly become necessary. Brooks asked what was the planned connection for pedestrian and bicycle trails and interconnections. With the proposed school being located on the north side of Kennedy Parkway, would a 10-foot connection be required? Miklo said the school site would be in Coralville and it would be under their jurisdiction. Sidewalks would be required on both sides of Cardinal Ridge and Kennedy Parkway. In Walnut Ridge there was sidewalk on only one side. At one time the possibility of a trail network through Walnut Ridge toward the east had been explored. The majority of the homeowners association had been against pursuing the network, so it had been dropped. The main trail would be Camp Cardinal Boulevard. Brooks said he'd be interested in further information regarding the East-West trail connection. Shannon asked if Outlot B was land locked. Miklo said it would have frontage on Camp Cardinal Boulevard and Preston Lane with vehicle access from Preston Lane and pedestrian access from the trail network. It was intended to be a neighborhood park with access encouraged by pedestrians and not vehicles. There might not even be a parking lot located there. Brooks asked if the discussion from Monday's informal meeting regarding pedestrian right-of-way from Lot 38 and townhouses had been followed up on. Would a formal identifier need to be made from Ryan Court through the residential properties and into the park area? Terdalkar said it had been suggested to the engineers however there were some critical slope areas in that area that would be impacted solely for the sidewalk. Miklo said Staff would explore that request prior to the next Commission meeting. Smith asked if the speed humps in the Walnut Ridge Subdivision would be removed when Kennedy Parkway -was finished. Miklo said that was not the intent. Initially the speed humps had been installed with anticipation of further development to the west and so that this not become too attractive of a cut -through area. Camp Cardinal Boulevard would remain the main north/south traffic route. At the time that Cardinal Ridge had been before the Commission, there had been significant input from the neighbors regarding the speeds of vehicles cutting through the neighborhood. A study had been done and speeds were noted to be quite high, as much as 30-40 MPH. Most of the traffic was being generated from within the neighborhood itself, the speed humps would slow traffic down and/or make use of Camp Cardinal Boulevard more attractive. A re -survey had just been done this spring and the majority of the neighborhood had wanted to keep the speed tables in place. It has also been noted that speeds had decreased. Glenn Siders, Southgate Development Services. In 2002 the Master Plan had been created and a Memorandum of Understanding signed with the City of Iowa City and the City of Coralville. The Plan had intentionally been vague indicating areas of residential or commercial; at that time Southgate had just been beginning their plan with the 450-acre site and knew that there were a lot of environmental features that could not be developed and that the road system would change. It had been first and foremost in everyone's interest to construct Camp Cardinal Boulevard, further in to the development process it had become obvious that the alignment of Camp Cardinal Boulevard would have to change. In 2006 a revised Concept Plan had been presented to both City Councils, JCCOGS and to the neighbors at a public meeting. The accurate alignment of Camp Cardinal Boulevard and revised streets network including Kennedy Boulevard had been shown. Cardinal Ridge was the first development under the Memorandum of Understanding and of the Master Plan. It was a low density development and had been unique in that it incorporated the regionalized storm water detention basin which was part of the Memorandum of Understanding. Cardinal Ridge had no detention Planning and Zoning Commission August 2, 2007 Page 6 ponds on the southern half of the development. Southgate had provided the City with updated storm water calculations and information concerning Cardinal Ridge. The big pond west of Camp Cardinal Boulevard was a regional basin, supposedly large enough to service all the development in the Iowa City portion of the Master Plan area. A couple of smaller ponds would be needed as development further to the west and to the north occurred. Siders said the Staff Report had indicated that there was a concern regarding compatibility of the neighborhood. That was a concern to Southgate as well. Southgate viewed this as a different development; it included the clustering from the 2006 Concept Plan which the Commission had not seen before. Southgate felt that this development set the precedent. West of Camp Cardinal Boulevard the development changed again due to higher densities of residential and commercial mix including possible manufacturing and industrial farther to the west. To set the precedent of how things would develop, Southgate would stay with the Cardinal theme east of Camp Cardinal and developments west of Camp Cardinal would be called the Crossings. It was all the same development, same property. Staff had recommended in the single residential lots, planting a tree in the yard. Siders requested to not have that be a condition of the CZA. Several years ago in North Liberty, as part of the Sub -dividers agreement, the same concept had been tried. Southgate had found that approximately 80% of the trees had not survived due to owner negligence. In the Cardinal Ridge development, Southgate had had success with placing in the covenant the provision of a tree(s) by the developer. That option allowed the homeowner to select which type of tree they wanted to have incorporated in their landscaping. Southgate Development would be agreeable to having that type of provision included in the covenant for this development but not as a mandate in the sub- dividers agreement. Siders said that the staff report said that the zero lot line dwellings include garages that were flush with the front of the house. Southgate anticipated using four different floor plans; one of the plans had the garage projecting out in front of the building. The plan was not conducive to bring the porch out flush with the garage. Because the building stepped up and down, Southgate had had success in many cases recessing it in the offset so it appeared behind the front of the building. The other three plans the alignment was flush. Siders said it was his understanding that this proposal was acceptable to City Staff. Siders requested a clarification of Staff's intent with the phrase that the open space had to be improved. He didn't have issue with the maintenance language in the Report; the development would be under a home owners association which would be responsible for all the maintenance. On the overhead map, Siders indicated to the Commission the area he was referring to. It was Southgate's intent not to develop that particular open space because the elevation fell significantly within a very small area. Southgate would contribute some funding but they wanted the homeowners to figure out what they wanted to do with their own back yard(s). The homeowners would be responsible for that property. Siders said Southgate was fine with the revised Conditional Zoning Agreement and were ready to proceed under those conditions. Southgate had had their engineers check on a pedestrian entrance to the park through the residential area. The units were located on a private street which previously did not have a sidewalk with it. Siders indicated the area where Southgate proposed the installation of a sidewalk, the only area which the grade would allow for the installation to be ADA compliant. Siders said there was only one type of mailbox that was accepted for use by the U.S. Postal Service. The acceptable boxes were grey, on a pedestal; Southgate would send the photograph to Staff when it was received from the USPS. As much as possible, collection areas had been planned for. Siders said that 16,000-17,000 vehicles/day had been anticipated when Camp Cardinal Boulevard had been designed. The numbers would probably remain very similar [not reduce] until the Hwy 965 was completed. Signalization was not preferred on Camp Cardinal Boulevard, they would prefer to work with stop signs but that could be subject to change. Planning and Zoning Commission August 2, 2007 Page 7 Koppes asked Siders how the corporate park development at North Dodge was coming along, were they still struggling to fill it? North Gate Corporate Park had two lots left to fill, they were getting purchase agreements on those two lots. Southgate owned 34 acres of land to the north and anticipated opening that area up. They were in initial discussions with the City; the area would most likely be rezoned CO or ORP. In response to Siders question about improvement of the open space, Miklo said City Code specified that at the time of submission of the final plat, there would need to be either a Home Owner's Association agreement or some other type of legal document submitted which stipulated how the open space would be maintained. The current plan showed trees planted on the perimeter, the interior would need to be seeded and/or sodded. Public discussion was closed. Motion: Plahutnik made a motion to defer REZ07-00011 until the 8/16/07 meeting. Koppes seconded. The motion was approved on a vote of 6-0. (Eastham absent) Consideration of the June 21 July 12 July 19 2007 meeting minutes Motion: Smith made a motion to approve the minutes as typed and corrected. Shannon seconded. The motion was approved on a vote of 6-0. (Eastham absent) Adiournment Motion by to adjourn by Smith. Seconded by Plahutnick. Motion approved by a vote of 6-0 (Eastham absent). The meeting was adjourned at 8:37 pm. Minutes submitted by Candy Barnhill. s/pcd/mins/p&z/2007/8-2-07.doc