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HomeMy WebLinkAbout08-05-2010 Planning and Zoning CommissionPLANNING AND ZONING COMMISSION Monday, August 2, 2010 - 6:00 PM Informal Meeting Iowa City City Hall Lobby Conference Room 410 E. Washington Street Thursday, August 5, 2010 - 7:00 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. Development Items: 1. SUB10-00007 / SUB10-00008: An application submitted by Billion Auto for a preliminary and final plat of D&D Billion Addition, a 2-lot, 18.49-acre commercial subdivision located west of Mormon Trek Blvd, south of Highway 1 adjacent to City View Drive. (45 day limitation period: August 27, 2010) 2. REZ10-00007/SUB10-00004: Discussion of an application submitted by the City of Iowa City for a preliminary plat and a rezoning from General Industrial (ID-11) zone and General Industrial Interim Development (11/ID-1) zone to Planned Development Overlay General Industrial (OPD-11) zone for the Iowa City Industrial Campus, an 8-lot, 173 acre industrial subdivision located on 420th Street, west of Taft Avenue. D. Code Amendment Items: 1. Discussion of amendments to Title 14: Zoning Code, Article J. Floodplain Management Standards to regulate the 100 and 500 year floodplain and associated changes located in 14-9F Definitions, 14-46- 2 Variances and 14-813-5 Administrative Approval Procedures (Floodplain Development Permit). 2. Discussion of amendments to the Zoning Code, Section 14-313-1 Historic District Overlay Zone; Section 14-8E-2, Historic Review; Section 14-8E-3, Certificate of Economic Hardship; and Section 14- 2E-6, Multifamily Site Development Standards to correspond with amendments to the Historic Preservation Handbook that are intended to streamline and clarify the review process. E. Consideration of Meeting Minutes: June 14 and June 17, 2010 F. Other: Election of Officers G. Adjournment Upcoming Planning & Zoning Commission Meetings Informal August 16 uust 30 Se tember 13 October 4 Formal Au ust 194=—A Se tember 2 September 16 October 7 STAFF REPORT To: Planning & Zoning Commission Prepared by: Christina Kuecker Item: SUB10-00007 & SUB10-00008 Date: August 5, 2010 D and D Billion Addition GENERAL INFORMATION: Applicant: Billion Auto 3401 West 41" Street Sioux Falls, SD 57106 Contact Person: MMS Consultants, Inc. Phone: 319-351-8282 Requested Action: Preliminary and Final Plat Purpose: To re -subdivide the property into two lots Location: Mormon Trek Boulevard and City View Drive Size: 18.49 acres Existing Land Use and Zoning: Car dealership (CI-1), Undeveloped (CI-1) Surrounding Land Use and Zoning: North: Commercial and Airport — C11 and P1 South: Residential and Undeveloped - County Ag Rural Residential (R) East: Office and undeveloped — CO1 and C11 West: Highway 218 Comprehensive Plan: Intensive Commercial (C11) or Highway Commercial (CH1) File Date: July 13, 2010 45 Day Limitation Period: August 27, 2010 (preliminary plat) 60 Day Limitation Period: September 11, 2010 (final plat) BACKGROUND INFORMATION: The property was annexed into Iowa City in 2003 to support the City's goal of enabling future development of new areas for commercial use adjacent to the airport along the Mormon Trek Boulevard extension. At that time, the property was zoned Highway Commercial (CH1) to permit development of service uses relating to expressways or other major arterial thoroughfares including food, lodging, motor vehicle service and fuel. An application to rezone this property to Intensive Commercial (CI-1) was recently approved by City Council. 2 JJR Davis Addition, an 8-lot Highway Commercial subdivision that includes City View Drive was approved in February 2004. Lot 1, an 8.08 acre parcel, is already developed as Billion Honda. Lots 2-8 are undeveloped and vary in size from 0.82 to 1.61 acres. The applicant is requesting preliminary and final plat approval for a re -subdivision of this property to create two lots. Lot 1 includes the existing Honda dealership and the area north of City View Drive and Outlot B. Lot 2 is south of City View Drive, with frontage along Mormon Trek Boulevard. The applicant intends to have the City vacate City View Drive and use the north and south access points as common access easement for the Lots 1 and 2. The vacation of City View Drive and the previous plat will need to be reviewed and approved by City Council prior to the approval of the proposed preliminary and final plat. ANALYSIS: Zoning: This area was recently rezoned to CI-1 (Intensive Commercial). The applicant is proposing two lots, one of which is proposed for automotive sales and repair use. Lot 2 has no proposed use. The Comprehensive Plan identifies the subject property and other properties in the vicinity of Highway 1 and Highway 218 as suitable for large lot commercial uses with extensive outdoor storage needs. However because this area serves as an entranceway to the city, the Comprehensive Plan stresses the importance of aesthetics as these intensive commercial properties develop and redevelop. The recent rezoning included a Conditional Zoning Agreement (CZA) that addressed landscaping, screening, and building and site design (including the location of loading docks, garbage dumpsters, outdoors storage areas and other service areas or equipment) as a condition of approval of rezoning and plat approval. The applicant will need to demonstrate compliance with the CZA at the time of site plan review. The design of the preliminary and final plat generally conforms to the zoning and subdivision regulations. Sensitive Areas and Storm Water Management: A Wetland Mitigation Plan and Compensatory Mitigation Plan were required prior to the first subdivision of the subject property. The plans were approved by the US Army Corp of Engineers and the proposed wetland buffer averaging and reductions are seen in the Final Plat of JJR Davis Addition. Storm water management is provided within the Wetland Mitigation area in Outlot B. The applicant will need to verify the storm facilities are adequate for the new plat design. The Public Works Department is currently reviewing the storm water calculations Access: Lots 1 and 2 have direct access to Mormon Trek Boulevard via the existing access points on City View Drive and the existing driveway to the Honda dealership. The applicant is proposing to remove City View Drive while retaining these access points. The existing curb cut openings for City View Drive are larger than the permitted curb cut width. It is possible for wider curb cuts to be installed, but it must be approved by the City Engineer. A common access easement is provided on Lot 2 to provide shared drive access to Lot 1 and Lot 2. Utilities: The existing utilities and easements along City View Drive are being removed and vacated. Private easements for utilities will be provided within the lots. 3 Fees: The water main extension fee has been paid for Lot 1 of JJR Davis Subdivision (Honda dealership). The fee of $395 per acre will need to be paid for the remainder of the subdivision. STAFF RECOMMENDATION: Staff recommends approval of SUB10-00007 and SUB10-00008, the preliminary and final plat of D and D Billion Addition, an 18.49-acre 2-lot commercial subdivision located west of Mormon Trek Boulevard south of Highway 1, subject to the vacation and conveyance of City View Drive and approval of the legal papers prior to City Council consideration. ATTACHMENTS: 1. 2. 3. Location Map Preliminary Plat Final Plat Approved by: Robert Miklo, Department of Planning and Community Development r. 0 b 00 ti Cd t1, aD 0�$ co CD o u� A� 0 'S A� V) a) P4 Eq 9 m— z Doi a 1900 1'y qq q aqq 8� gY@ q z �I11gg11MI Il gill 111;y1q�1,11ggqqq QI I {Y i6 E1 Bf�Iti55�I�1r �S�II�I��BEIFg��B� p515Y°�MB.oI" pP . I 1 Final Plat 'IeC.nP/enaSR �o T 46 I1LII ��� wRa sn• a�N^P ''\� 3 W ne! )J• E0w'Sy SW) @� raves n PN ` Olt, � S207 — — rWRow RR — I — — —raav !/e• a WA RL P e CM naaR I a I r JJR DD AVOS ADDOT000 N AS RELtRAW N KAT WOK 0 AT PA to or M RE&MPS or THE D & D BILLION ADDITION A Resubdivision of Auditor's Parcel 2010038 and Lot 1 of JJR Davis Addition Iowa City, Iowa PLAT PREPARED BY: DMERRILIBDIVIOER: SUMVIDEKS ATTORNEY: MIA CONSULTANTS INC. DEALER PROPERTIES IC. LLC THOMAS H. aELMAN I D/76. DILBERTST- 3401 WEST 4IST STREET 521 E. MARKET STREET IOWA CITY, IA 52240 SIOM FALLS, SD 57IN IOWA CITY, IA 5220 MM) Aw 22P-�°�- qo-Za�a 0 .arNraN 4ARr f WIRPEKS Orr" �C� \\ \ \\ I \ LOT 1ow.OM OF 10.7E AO 9 �m'LAP �.:iIL m 'Grij 41ILW;-= E'�rL�, a►LnE-;.3��n�>•aR.vE.t::>-P AMDTOR'S PARCEL 20100038 AS M& WES N KAT pant Te AT PIPE " A' M Ke0I" LT M y.T19LN LAMP RELAY£R'9 AYaE P/�•arw \'Je 7Z- ... t�lae.n' L.�N7190' OI)DO � [wsa slonu L � OS-teE7/'B'Cw `• r'RAa� x5• PRn//A,s sravfl flRu�5ER1 i0 N SEYRR AND ofluxnr E.uuwT , ----IJJADDAYM ADDMON AS RELGMT N PLAr p AT AT PAEE W GF M R&ARDS A• TK JRNSR! L&In Rzzl 5 crr S LEGEND AND NOTES • - OON7l7lOIIIL DLwI��, Ir,70101D L.OLUTQN - PryWgEpAr1T�Y' -. ra1M (W� rotor ( �olamDy 0 u am IiIIOOxIfY a/. ed. -SE — L - ®TIER LIES ll6 OR BY N}D 'as ----- ------f PwIIIOlImlm HEW: MEASURED o cxx-1 - am e[eENr "Bee" wens "M OROEE. AL Moo" W INPUT No el mm A--„U 1. LOT 1 AND LOT 2 BxN1 MK A DOYYM ALY65 PONT 4A C TO tlNWCH TR/a BOULEVARD AT TIE EwE1N0 0011114011 GAO ADCESE eBEEA7FLY AGpB9 rRCY [AeE TEM DlelC E ALL 90111N0 MINIMUM ON PROPOSES Lola I AND e Q Q$\ UL BE RULAED Em AUDITU S PARCEL 20100311. A INOEe ON 71IB PLAT ARE NoT snlam TO 7o'4Y � mA1ED I RWEITRI qWNON �OPAMIANT �eoaMO. 000N) m A USE , MREIPIPoCne1T' ro / DOMINANT, ia�sl ® INS ■ 0 W (2 dd^ �L arm LOT 2 11I,417 IF \ 2.74 AC ' \\ \ \� 2 oS'MwrXE O1 1Tfl OT 'limit PLAT LAN APPROVED r�a`A1 ovscAlRnoN I certify that during Ue month of May. at the sa Proprttes IC,of by the f the Northwest O of he on of a portion of the survey wow made undr my )f City Of IOwa City Southwest , So o Northeast One-Quortr of the stOnOne-Quarter, Southwest Onef hu."Vt Ores-arter Cher On"Ouat Southeast of One-Ouortr of the Northeast One-Ouartr and the Southeast One Quarter o} the Northeast One-Ouartr, 1)Inpp In Section 20, Towneinip 79 North, Range 6 West. Fifth Prtnolpd all Alrldian, Iowa City, Jahnwan County, Iowa, the boundaries of which are more Particularly ow dasortw, fdity CRY Cb* Dets Auditor's Parcel No. 2010030, Iowa City. Iowa, In accordance with the Plat thereof recorded unm EA4AOIIE. N E1aEN xocaN. MAY a NAY NOT Nay Mutt fQ DMEI�N AI''NIS Ie10CTUAIi In Plat Book W. at Page 39. In the Records of the Johnson County Recorder's Office 21YYMMO /al T ELdMI WWM ARE AaEOUAIE FOR 9�'iDWO UNDE or � r�� K� m Md. Lot i of JJi DaNs Addition. In accordance with the Plat thereof recorded In Plat Book 47, SYM at Page 185. 61 the Records of the Johnson County Recorders Office sold resultant Tract of land contains 1&49 acres, and Is Subject to casements and N/AMOW Dopy 00. 111 N restrlaticnw of record. \\ \ (i Roln•nR s cIP uas \ `B�RSB' ) - - P. SLMTR CAf[MW Nx. ireM° li —kerundrP'��y'~dEwp P(rla� �.w� I� ' I lend SwMwkr m— q81 G F.... La Ie.e Ns Nee Iso ]1, 20 �. IOWA _w.d b aw a.wr SEAL Seed before nw USE _ day of Notary Pubk In and for the SNI. of Ian -n gaayyE!PtI > Cl) U Z > C: t°zed CA A€ 'o �� o� I U?W Z -1 00 En N G:\8686\8686-001-\8686001F.dw9 6/10/2010 3:48:43 PM CDT STAFF REPORT To: Planning & Zoning Commission Prepared by: Karen Howard Item: REZ10-00007/SUB10-0004 Date: August 5, 2010 GENERAL INFORMATION: Applicant: City of Iowa City 410 E. Washington Street Iowa City, IA 52240 Contact: Dan Scott Phone: 319.356.5144 Email: daniel-scott@iowa-city.org Contact Person: Scott Sovers, Foth-IE 4211 Glass Road NE, Suite B Cedar Rapids, IA 52402 Phone: 319.365.9565 Email: ssovers@foth.com Requested Action: Rezoning- Sensitive Areas Development(OPD-11) & Preliminary Plat Purpose: Development of the Iowa City Industrial Campus Location: 420`h Street, west of Taft Avenue Size: 173 acres Existing Land Use and Zoning: General Industrial (1-1), Interim Development - Industrial (ID-1) Surrounding Land Use and Zoning: North: Plant -Related Agriculture- County R South: Plant -Related Agriculture- County R East: Plant -Related Agriculture and Industrial Uses- County R and County Heavy Industrial (MH) West: Commercial, Industrial, and Plant -Related Agriculture - County Highway Commercial (CH), General Industrial- 0- 1), County R Comprehensive Plan: Southeast District- Industrial Development File Date: March 22, 2010 45 Day Limitation Period: City -owned property - not applicable 2 SPECIAL INFORMATION: Public Utilities: City water and sanitary sewer will be extended to serve the proposed Industrial Campus. Public Services: The City will provide Police and fire protection and refuse/recycling collection services. The property is not currently served by public transit. BACKGROUND INFORMATION: In 2008, the City of Iowa City purchased approximately 173 acres of land east of Scott -Six Industrial Park along 420`h Street SE with the intention of making it available for industrial development. The property was annexed and zoned ID -I in December 2008. In early 2009, the City rezoned a 100 acre portion located south of the Iowa Interstate Railroad to General Industrial (1-1). Approximately 78 acres located north of the railroad remain zoned Interim Development- Industrial (ID-1). The City submitted an application for Preliminary Plat and Planned Development Rezoning for the subject property. A planned development rezoning is required because the City is proposing to enhance existing wetlands and construct new wetlands in compensation for allowing future industrial development to encroach into areas where jurisdictional wetlands are currently located. In anticipation of development in the area, the City is proceeding with plans to reconstruct 420`h Street and extend water and sewer service to the area. Water service will be extended when the City improves 4201h Street to city standards and sewer service will be available by extending a branch from the Scott Boulevard Trunk Sewer to this area. Construction of these infrastructure improvements will begin later this year. The City hired a consultant to design an industrial subdivision for this land in order to maximize access to the rail line and arterial street network. The consultant has provided a preliminary plat for the subject property that addresses the area's sensitive features, future road construction, and rail access. ANALYSIS: Current Zoning: The purpose of the ID -I zone north of the railroad is to provide for areas of managed growth in which agricultural and other non -urban uses of land may continue until such time as the infrastructure is in place so the land can be developed for industrial uses. The purpose of 1-1 zone south of the railroad is to provide the opportunity for development of most types of industrial firms. Proposed Zoning. Due to the presence of jurisdictional wetlands, hydric soils, and a blue line stream, a sensitive areas development plan is required before platting and development of the property can proceed. Because the preliminary plat proposes the disturbance of a wetland and an associated buffer, a Level II Sensitive Areas Review is required. The Level II Sensitive Areas review necessitates a Planned Development Overlay Rezoning, which will establish a plan for the preservation, enhancement and mitigation of sensitive features on the property. 3 Compliance with the Comprehensive Plan: The current 1-1 zone is in compliance with the Comprehensive Plan and is compatible with surrounding land uses. The property is contiguous with existing industrial land and located next to a rail line and major truck routes to Interstate 80 and Highway 6 making it ideally suited for industrial development. The proposed industrial park is also supported by the Comprehensive Plan's economic well-being goals and strategies that encourage diversification of the industrial tax base. The proposed Planned Development Overlay Zone is applicable to any land use that proposes the disturbance of a wetland. The OPD rezoning will allow the subject property to be developed for industrial uses while providing for preservation, enhancement, and/or mitigation of the sensitive environmental features on the property, as anticipated by the Comprehensive Plan's environmental protection goals and strategies. The area north of the railroad tracks is currently zoned ID -I. The proposed subdivision design shows a new road (Compass Drive) being extended north from 420`h Street across the railroad tracks to provide access to the portion of the property currently zoned Interim Development. Access to water and sewer service is also anticipated. It is appropriate at this time to change the underlying zone from Interim Development-1-1 to General Industrial (1-1), since the basic infrastructure necessary for development will be provided. Environmentally Sensitive Areas: The 173-acre property contains a number of regulated sensitive features: 7.32 acres of jurisdictional wetlands, a drainageway shown as a blue line on the USGS Quadrangle Maps, and hydric soils have been delineated by a wetland specialist. These features are illustrated on the sensitive areas development plan. A detailed delineation of these features has been approved by the U.S. Army Corp of Engineers (hereinafter referred to as the Corp). It has been determined by a wetland specialist and confirmed by the Corp that the blue line stream shown on the USGS Quadrangle Maps does not have a bed and bank defined by the high water mark and so is not regulated as a stream by the City or the Corp. The applicant is proposing to enhance the existing wetlands and construct additional wetlands on what is proposed as Outlot B on the preliminary plat in compensation for allowing disturbance of the jurisdictional wetlands located on the other lots in the proposed subdivision. According to the City's Sensitive Areas Ordinance, compensatory mitigation may be permitted if the applicant demonstrates that avoiding and minimizing the impact on a wetland is unreasonable. The City's consultant hired Earthview Environmental to conduct the wetland delineation. As noted in the delineation report, the land is currently in agricultural use under a corn/soybean crop rotation. The report states that the "wetlands are intensively farmed and historically altered from decades of tillage. They are of poor quality for wildlife habitat and native plant communities. No federal or state listed threatened or endangered species or habitat was noted on site, and none are known to exist within or directly adjacent to the project area." In a letter dated August 19, 2009, the Corp approved the delineation report submitted by Earthview Environmental and concurred with the determination of jurisdictional wetlands as illustrated on the Sensitive Areas Development Plan. Because the jurisdictional wetlands extend in narrow fingers across much of this flat property, it would be difficult to develop the property without disturbing the wetlands. The City has hired Liz Maas from Transition Ecology to design a wetland mitigation plan. The City proposes to enhance 1.44 acres of wetland on Outlot B 4 and create an additional 6.77 acres of higher quality wetland to replace 5.88 acres of low quality farmed wetlands that will be disturbed by the future development of the property. The City's sensitive areas ordinance requires a 1 :1 replacement ratio for low quality wetlands. The proposed sensitive areas development and the association wetland mitigation plan exceeds this replacement ratio and therefore complies with the ordinance. The detailed mitigation plan will need to be reviewed and approved by the Corp prior to approval of a final plat. The City will be responsible for constructing, monitoring, and maintaining the wetlands on Outlot B. A draft wetland mitigation plan has been submitted to the City, but needs some revision to match some changes made to the design of the plat. Staff recommends deferral until these changes are made to the mitigation plan, which we anticipate will be completed prior to your next scheduled meeting on August 19. Traffic Implications: The subject property is currently accessible from 4201h Street, which is an arterial street being improved to handle additional industrial traffic. Industrial traffic will flow from this arterial street to Highway 6 and Scott Boulevard, which are arterial streets that are designed to handle this type of traffic and provide easy access to regional and interstate routes. Access and street design: The preliminary plat submitted by the applicant anticipates the improvement of 420`h Street and shows the construction of two new roads that will provide access to Outlot A and Lots 1 through 7. The proposed local industrial street labeled Compass Drive is located off -site on property owned by E & L Prybil. Through an easement agreement, the Prybil's have agreed to dedicate the land to the City for a street contemporaneously with the platting of this land according to the provisions of said agreement. A second local industrial street, Bulrush Street, will be extended from 4201h Street along the east boundary of the City's property to the south property line. This street will provide access to lots 5 & 7. Both Compass Drive and Bulrush Street will be extended to the southern boundary of the subject property in order to ensure connectivity with future roadways. Since Outlot A is being reserved for future development, Compass Drive will be constructed to a point just north of the rail line. The easement on the Prybil's property will remain until such time as the City needs to extend Compass Drive to allow development of Outlot A and/or other properties that are annexed into the City in the future. The preliminary plat proposes a railroad spur extending south between lots 2 and 3. The timing of the construction of this spur has not yet been determined. A 60-foot easement will extend across 4201h Street and between lots 4, 5, 6, and 7. This will allow future extension of the spur if needed. Storm water management. Storm sewers will be constructed within the ROW of the proposed streets and drainage easements are shown on the preliminary plat to allow for future stormwater basins to be built at the time of development. At the time of development each lot will be required to provide appropriately -sized stormwater basins to handle run-off. The enhanced and created wetlands in Outlot B will also provide natural stormwater filtering and drainage functions for the area. 5 STAFF RECOMMENDATION: Staff recommends approval of REV 0-00007/SUB10-0004, an application submitted by the City of Iowa City for a preliminary plat and rezoning from Interim Development General Industrial (ID-11) and General Industrial (11) to Planned Development Overlay - General Industrial (OPD-11) zone for the Iowa City Industrial Campus, an 9-lot, 173-acre industrial subdivision located on 4201h Street, west of Taft Avenue, subject to receipt of a wetland mitigation plan that corresponds with the submitted preliminary plat. DEFICIENCIES: Wetland mitigation plan that corresponds to the submitted preliminary plat. ATTACHMENTS: 1. Location Map 2. Sensitive Areas Development and Preliminary Plat A proved by: p Jeff Davidson, Director Department of Planning and Community Development O O UZ I s O op 1 _. ,. CO I O .W O Ly CO t V V O � 1r __ .. . _......... J tr l 'Si / � vi I � I 4 < VA3 no ll005 r^. L V CI) PRELIMINARY PLAT AND SENSITIVE AREAS DEVELOPMENT PLAN N IOWA CITY INDUSTRIAL CAMPUS 0 200 IOWA CITY, JOHNSON COUNTY, IOWA Prep­d by FPth Id,­­t­ L Environment, LLC 4211 Cl­ R-d NE, S.- 8 Ceder RA,,Id' I... 52402 ---------- K T., fi ---------- 7" UT '5w ice'NO E3. 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