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HomeMy WebLinkAbout09-01-2011 Planning and Zoning CommissionPLANNING AND ZONING COMMISSION Monday, August 29, 2011 - 6:00 PM Informal Meeting Iowa City City Hall Lobby Conference Room 410 E. Washington Street AGENDA: A. Call to Order Thursday, September 1, 2011 - 7:00 PM Formal Meeting Iowa City City Hall Emma J. Harvat Hall 410 E. Washington Street B. Public Discussion of Any Item Not on the Agenda C. Comprehensive Plan Items 1. A public hearing to amend the Comprehensive Plan to adopt the Riverfront Crossings Sub -Area Plan. 2. CPA11-00003: A public hearing to amend the Comprehensive Plan to change the land use designation from Single Family Residential Stabilization to Urban Commercial for property located at 221 N. Linn Street, 225 N. Linn Street and 223 E. Bloomington Street and the MidAmerican substation located on the west side of Linn Street. D. Rezoning Items REZ11-00012: Discussion of an application submitted by Allen Homes for a rezoning from Neighborhood Stabilization Residential (RNS-12) zone to Central Business Service (CB-2) zone for approximately .34 acres of property located at 221 N. Linn Street, 225 N. Linn Street and 223 E. Bloomington Street and approximately 3200 square feet of property located on the west side of Linn Street (MidAmerican substation). (45-Day Limitation Period: Waived to September 1) 2. REZ11-00009: Discussion of an application submitted by Apartments Downtown for a rezoning from Low Density Single -Family (RS-5) zone to Low Density Multi -Family (RM-12) zone for approximately .88 acres of property located at 2218 Rochester Avenue. (Applicant has requested that this item be deferred indefinitely) E. Zoning Code Items 1. Discussion of an amendment to Article 14-4A of the Zoning Code adding a new Use Category, Building Trade Uses, which would include contractors that specialize in certain building trades as distinguished from the heavier construction uses that are considered Industrial Service Uses, and an amendment to allow Building Trade Uses as provisional uses in the Community Commercial (CC-2) zone. 2. Discussion of an amendment to the Zoning Code to allow an applicant to seek a minor modification to paragraph 14-2A-6C-4., the single family site development standard that requires garages or carports to be located so as to provide a driveway at least 25 feet in length between the entrance of the garage or carport and the street right-of-way, in cases where the lot configuration, topography, or other physical aspect of the lot makes the application of this standard impractical. F. Consideration of Meeting Minutes: August 18, 2011 G. Other H. Adjournment Upcoming Planning & Zoning Commission Meetings Informal Se tember 12 September 26 October 17 October 31 Formal I September 15 October 6 October 20 November 3 City of Iowa City MEMORANDUM Date: September 1, 2011 To: Planning and Zoning Commission From: Robert Miklo Re: Riverfront Crossings Sub -Area Plan On January 27th 2011 staff and the consulting team for Riverfront Crossings presented the Sub -Area Plan for the portion of Riverfront Crossings located adjacent to and including the North Wastewater Treatment Plant. We received several written comments regarding the draft (see attached public comments). Where appropriate the plan has been revised to address these comments. Adoption of the Riverfront Crossings Sub -Area Plan will set the stage for developing a similar plan for the larger Riverfront Crossing District. Adoption of the plan will also make the City's policies for the sub -area clear and will serve as a guide for public and private investment in the area. The Riverfront Crossings Sub -Area Plan may be viewed on the City's website at http://www.icgov.orq/default/fs/?id=2094 - under documents click on 2011 Riverfront Crossings Framework Plan. We have included a disk containing the plan in the Commission's packet. Staff recommends that the Comprehensive Plan be amended to include the Riverfront Crossings Sub -Area Plan. Approved by: Jeff DavipKon, Director Department of Planning and Community Development Riverfront Crossings Public Meeting 1.27.11 Written Comments Summary of Responses: Generally comments are favorable regarding utilizing the river and creek as assets. Other popular concepts include mixed-use/walkability and park/green space provision. Multiple respondents are concerned about housing diversity, the high amount of surface parking, proposed changes to Gilbert Street, connectivity/competition with downtown, and the effect this will have on existing businesses in the district. Question 1: How did you hear about the Riverfront Crossings District? Source Responses News a er 11 E-mail 9 City mailer 4 Friend 3 barh��l Associ�li�i� 1 City website 0 No Answer 3 Question 2: What do you like best about the proposed plan for Riverfront Crossings? • We want Amtrak passenger rail service! • I like the way the cross avenues were proposed. Having them be pedestrian routes only to encourage pedestrian access to the park system. • Making use of the river's natural beauty. Ecology overall. • Ralston Creek restoration and sustainable stormwater management • The mixed use buildings. The wetlands and trails. • Improvement in thought process, lovely drawings • New park. • Walkability. Stormwater management. Plan for light rail. Great job! • Ambitious. Planning ahead for transit, reorienting streets. Pulling buildings to streetfront, parking behind. • It is cleaning up along the river and (illegible) • Redeveloping a "tired" underused area. Addresses floodplain issues. Multi -use and multi -modal. • New urbanism feel. Sustainability elements. Mixed use. Park space and housing fronting it. • Plans for light rail - let's do it - all the way to North Liberty through the North corridor to Cedar Rapids. • 1 am enthusiastic about the proposed trails, wetland creation and increase of green space and mobility options for this area. • Emphasis on natural green space - de -emphasis on mowing. Emphasis on natural - filtration of hard surface water especially at parking. • Riverfront park system and water management concepts • Open space. • Multi -use (residential/commercial/public). Wetland area. • Nice balance of building space and park space. Especially like the circulation systems and connectivity. Use of sensitive area and green roof top gardens • Overall design concept - brilliant! • Mixed use - retail with residential • Park areas. Walking areas. • Pedestrian and bike friendly. Open spaces. Use of rivers. Look forward to this project. Thanks for all your work. • Nice use of mixed use buildings and walkable community concepts. • Great, Exciting plan for the future of Iowa City. • Capitalizing on River. Green areas. Inclusion of townhouse type structures. • I think the flood has undoubtedly revised thinking about the city, so parkland is important. More importantly, having an overall plan is good. The idea of extending 1 st St. is nice - it will give access to the park area. • Very little. Iowa has winter - ground is frozen for most of four months - water does not perc into ice Question 3: Are there concepts or ideas that you disagree with? Why? • It will close multiple small businesses. That can not afford to move because they will lose their investment in buildings where they are tenants. • The fact that there is no talk in the plan for folding existing buildings into the fabric. It seems that everything is new. • No, just curious how the various elements will play out. • I didn't like the wide streets with 3 medians. Seemed like a greater inconvenience - harder to get to parking spots and to cross, without an equivalent benefit. • Bikes should never be segregated from traffic, event with "shar"-whatnots. Lacks true diversity. Few would actually use the park. • Mixed use, public transportation is good. • Why is Gilbert St being widened with light rail, bike use, walking, etc. all getting rid of the need for cars? Peak Oil also strongly suggests there will be fewer cars on the road in the future. • How long this will take to implement. Hope this doesn't rely on the train to make this work. Hope this won't turn into a Peninsula neighborhood situation. Price of housing is very important to buyers and developers. • Design too regimented. • Concerned about large number parking spaces and increase in traffic. How the heck can people cross Gilbert if it becomes six lanes? Can bike lane be separate? Concerned that it may promote exclusivity (any affordable housing) and not be complementary but competitive to the downtown. • Think it should have included Gilbert Court area and Gilbert St north to RR viaduct. • Provide for a recycling drop off center if City Carton is to move out of the area. We need a place on a thoroughfare to drop off our recycling. How long will it take to attract redevelopment money? Will people lose "the vision" if too many years go by? • I am a little worried that parking lots seem to occupy a lot of space in the plan, I'd like to see fewer lots and increased support of more enviro friendly transportation options. I also hoped to see affordable/mixed income housing, too. • Branstad derailing the train budget. • Too much surface parking. If the light rail concept is to ever take off you have to surround it with dense residential, not parking. Ride the L in Chicago for comparison. You won't find massive parking lots nearby the L system tracks or stations. • How do you keep students from taking up housing for families? How much affordable, worker housing in the mix? • Enormous construction effort. High speed rail - in doubt. Time frame? • Not really! Lots of details need to be flushed out but this overall concept is very thoughtful. Connectivity to downtown and the U is important • Surface parking adjacent to streets. Who wants to walk past boring open space? Hide parking. • Light rail - is that really necessary - can't buses be used - where else is it going to go! Seems like too much! • How many years to fill residential and retail? Very ambitious in a market that may take many years to recover. • Would like to emphasize how important it will be to make major arteries (Gilbert, Burlington) more bike and pedestrian friendly. Don't want to have a pedestrian and bike -friendly enclave that is locked in by awful busy streets. • Too much parking. Loss of passenger rail possibilities. • I think great caution should be exercised so it enhances and does not compete with retail in the CBD. • I think the Gilbert St remake is overly aggressive. I think the Coralville strip works quite well with 5 lanes - the center for turning. Center plantings look pretty by day but can be a hazard at night. I think it would be unnecessary to gauge (sic) out too many of the businesses to widen that section - especially as it cannot be widened further up. I don't like the current plans for the Music School - I think the UI should use the Sabin building. Question 4: Do you have other ideas for the area? • Do a plan for this environment that accommodates small low income business. • How could the recycling facility be a part of the design as well as other existing businesses and buildings? What practices could be implemented to improve existing buildings? • Grants for current businesses to remodel. • Could be used for off -leash dog park. • Design more spaces to specifically grow food through edible landscaping • Change name of District. Riverfront Crossings is very generic. Work with developers to make costs reasonable. Try to keep all maintenance costs to a minimum. Provided an event space (Indoor) at park for weddings, celebrations, etc. • All landscape be (illegible) so the grass is green and water is from reservoirs underground. That the city maintain all common parks - can't take care of downtown now. • Extend park planning and concept south of Highway 6 along river. Need to assure U of Iowa doesn't take over area. Opportunity for a destination attraction in park (arboretum) • Find a place for the UI Art Museum - it would be a magnet use in this area. • There are many great, locally owned businesses in that area, I'd like to see incentives to make sure they remain there and at land values consistent with their current ability to sustain themselves. As a local, and a planning student, these issues are most important to me. • Mixed use - that should indicate a wide range of costs (rent) to draw and keep a similar range of incomes. (Not all expensive condos, not all welfare projects) • Bike -ways (not bike lanes). Remove the bike riders from the auto lanes entirely. Be a leader in the bike movement, not a follower. • Need more alleys to accommodate street parking on the rear, not the front. • There needs to be a highly active, dynamic draw or feature to get people here. Outdoor concerts, sculpture park, moving water, winter events, maybe family related activities. • Maintenance plan for park must include management of volunteer bushes and trees so the view of the river is kept open. • Big questions - this feels like a new downtown, how are you going to integrate them? • Personal rapid transit • To continue the mobility efforts, what are the city's plans to connect downtown to the Riverfront Crossings? How to cross Burlington? • An ice rink would be great if feasible. • Perhaps the fountain idea could be incorporated into the lake area. Perhaps the area where there has been a gas station could be an amphitheater - so that grassy areas are definitely safe areas. Hope fully there will be shelters and use of prairie type plants where possible. I assume you will work with Project Green when it is time. The possibility of rail is very much in the balance but I hope we get it. It should be marketed to Coralville, Cedar Rapids and Des Moines as much as possible and there needs to be a parking area for CR people coming down 1-380. the parking ramp for the IC station should not dominate the area. I actually find it annoying that Coralville does so much planning as if it is an area unto itself - this should be a joint area. City of Iowa City MEMORANDUM Date: September 1, 2011 To: Planning and Zoning Commission From: Robert Miklo Re: CPA11-0003/REZ11-00012 221 & 225 N. Linn Street and 223 Bloomington Street On August 18 the Commission considered a request to rezone properties at the corner of Linn and Bloomington Streets from Neighborhood Stabilization Residential (RNS-12) zone to Central Business Service (CB-2) zone. Approval of the requested rezoning will require an amendment to the Comprehensive Plan to change the land use designation to correspond with the change from residential to commercial. Comprehensive Plan: Northside Marketplace is located within Subarea A of the Central District element of the Comprehensive Plan. Discussion of Subarea A is found on pages 13 to 18 of the plan. The paragraph at the bottom of page 15 and continuing onto page 16 specifically addresses redevelopment within Northside Marketplace. The plan states, "...the goal is to encourage smaller apartments with two or fewer bedrooms to prevent dorm -style apartments..." A more detailed discussion of the Northside Marketplace on pages 55-59 of the Central District Plan contains policies and a land use map to guide preservation and further development within this neighborhood. Key policies that apply to this application include: 1. Preserving the existing scale and main street commercial character of Northside Marketplace. 2. Protect historic properties. 3. Adopt zoning that ensures redevelopment occurs in a manner that promotes pedestrian -oriented street frontages. 4. Establish policies and regulations that encourage mixed -use buildings with 1 to 3-bedroom apartments above commercial storefronts. 5. Address parking issues. 6. Install more bicycle parking. 7. Promote improvements to the streetscape to create a comfortable and attractive environment for pedestrians. In staff's opinion the applicant's concept plan generally conforms to these policies, however an amendment to the Northside Marketplace Plan Map on page 58 of the plan will be necessary if the proposed CB-2 zoning is to be consistent with Comprehensive Plan. The land use plan currently shows the subject properties as Single -Family Residential Stabilization. The plan would need to be revised to change this designation to Urban Commercial. The Plan Map also places the boundary of Norhtside Marketplace along the west property line of 221 and 225 N. Linn Street. The boundary would need to be shifted to the west property line of 223 Bloomington Street. August 26, 2011 Page 2 A concern has been raised that a change in the Plan Map and a rezoning of these properties to CB-2 may have a destabilizing effect on the other residential properties within the 200 block of Bloomington Street. The Commission requested information about the current use and rental status of the other properties within this block. The attached map contains information for each address including the number of dwelling units per property and the number of total bedrooms. With the exception of 220 Bloomington Street, which is an owner occupied single-family dwelling, and 311 N. Linn Street, which is the Friends Meeting House (a religious institution), all properties within the area have rental permits. Four of the properties are rented as single-family dwellings with occupancies of three or four unrelated persons. The property at 228 Bloomington Street was built as a duplex with three bedrooms per unit. Five properties were built as single-family dwellings but later converted to two to five dwellings. The properties on the west end of the block along Dubuque Street are zoned High Density Multi -Family Residential (RM-44) and have generally been converted to multiple units or are operated as rooming houses. In staff's opinion the proposed development would not have a significant effect on the continued residential use of the properties on the remainder of this block. The commercial aspects of the building would generally be oriented toward Linn Street which is zoned commercial. The entrance to the indoor parking area and the lobby for the upper floor apartments would be located on Bloomington Street. The other buildings on this block are generally two stories or approximately 20 to 25 feet in height. The proposed building would be three stories or 35 feet high. In staffs opinion the change is scale from two to three stories is not significant. A similar change in scale occurs between the west and east sides of the 300 block of N. Linn Street. The wide street right-of-way (80 feet) helps to ameliorate the change in scale. The proposed building contains design features such as bay windows and a cornice that help articulate the mass of the building, which in staffs opinion will make it compatible with the scale and character of the neighborhood. The property most affected by the change in scale would be 219 Bloomington Street, two story duplex. The proposed three story building would be located ten feet from the property line. Staff has asked the applicant for a plan showing how this area could be landscaped to provide a better transition. The proposed commercial spaces along Linn Street will help to fill in the gap between Pagliai's and the remainder of the Northside Marketplace. A more vital commercial district with additional goods and services available within walking distance of the larger Northside Neighborhood could have a positive influence on the City's efforts to preserve and improve the neighborhood. There was a question about the need for more commercial space in this area. The Downtown Market Niche Analysis shows a need for quality office space in and near the downtown area. Staff is aware of professional offices that have not been able to find vacant quality office space downtown and have relocated to outlying areas. Additional residential units will increase the supply of housing in an area that has good access to public transportation (there are six transit routes that operate within a block of this property) and is in close proximity to retail and employment centers. One and two -bedroom apartments will provide a form of housing that was seen as desirable by participants in the Central District planning process. August 26, 2011 Page 3 Rezoning: We have requested a revised site plan and elevation drawings addressing the concerns that were raised in the August 18 Staff Report and at the meeting. The applicant is still working on revising the plans. If a satisfactory plan is submitted prior to the September 1 meeting, it could be used as the basis for a Conditional Zoning Agreement. If a revised plan that sufficiently addresses the concerns is not submitted, staff recommends deferral of the rezoning request. STAFF RECOMMENDATION: Staff recommends approval of CPA11-00003 a request to amend the Central District Plan, Northside Marketplace Plan Map to change the boundary of Northside Marketplace to the west property line of 223 Bloomington Street and to change the land use designation from Single-family Residential Stabilization to Urban Commercial for properties located at 223 Bloomington Street, 221 and 225 N. Linn Street and the MidAmerican substation. Staff recommends that REZ11-00012 an application to rezone 0.34 acres located at 221 N. Linn Street, 225 N. Linn Street and 223 E. Bloomington Street and approximately 3200 square feet of property located on the west side of Linn Street (MidAmerican substation) from RNS-12 to CB-2 be deferred pending submittal of a revised site plan and elevation drawings. Upon submittal of satisfactory plans, staff would recommend approval. ATTACHMENTS: 1. Bloomington Street land use information 2. Correspondence Approved by: /y V r Jeff Davidson, Director Department of Planning and Community Development CITY OF ION CITY a> (D U) � c c � J Bloomington Street SITE LOCATION: 200 block Bloomington Street 314 206 212 216 220 222 313 202 311 228 230 205 209 215 219 223 225 224 221 222 218 202 Bloomington 4 units, 4 bedrooms 205 Bloomington 1 unit, 3 bedrooms 206 Bloomington 2 units, 5 bedrooms 209 Bloomington 1 unit, 4 bedrooms 212 Bloomington 5 units, 6 bedrooms 215 Bloomington 4 units, 4 bedrooms 216 Bloomington 2 units, 6 bedrooms 219 Bloomington 2 units, 4 bedrooms 220 Bloomington 1 unit, single family 222 Bloomington 1 unit, 3 bedrooms 223 Bloomington 2 units, 6 bedrooms 228 Bloomington 2 units, 6 bedrooms 218 Dubuque 2 units, 10 bedrooms 222 Dubuque 2 units, 2 bedrooms 224 Dubuque 2 units, 7 bedrooms 230 Dubuque 3 units, 7 bedrooms 314 Dubuque 1 unit, 4 bedrooms 221 Linn 2 units, 8 bedrooms 225 Linn 4 units, 4 bedrooms 311 Linn Religious institution 313 Linn 1 unit, 4 bedrooms Dear fellow Commissioners, Extemporaneous gathering of my ideas into a logical, succinct statement during a meeting is sadly, a skill I lack. I hope to voice some of these points during our next public meeting but I did want to make them available to you before then and to also make this part of the public record without the tedium of reading a statement during the meeting. Before voting on this rezoning and even more importantly, changing the comprehensive plan, I encourage all of you to take a walk in the neighborhood. Specifically, the 200 block of Bloomington, then the blocks of Davenport and Fairchild between Dubuque and Clinton. When you are done, drive down Dubuque, glancing left and right. I ask that you take a walk because the Northside is a part of town built to a walker's scale. These cobblestone streets and front porches were built before the automobile ruled the world and now, in the 21st Century, the Northside accommodates the cars but is not dominated by them. As you walk up Bloomington toward Dubuque, what you see isn't pretty, from a planner's standpoint. Each structure has been "maxed out." The areas behind the buildings are worse, having been paved over to provide parking for more people than these buildings were ever meant to house. And yet, the 200 block of Bloomington retains a nice, neighborhood feel. As you can see, this is in spite of the people who own the properties rather than because of the efforts they go to to preserve the character of their buildings. History and the many bad add ons have shown that most of the rental property owners on the 200 blocks of Bloomington, Davenport, Fairchild and Church see their structures in the light of how much rent they can extract from them. As you cross Dubuque and head up Davenport you can see where that view of rental property leads. The Northside is in high demand. For some, the human scale, the shaded cobble streets and turn of the century architecture are the draw. For others, it is simply the proximity to the UI campus. Now, on Fairchild and Davenport, large apartment blocks have replaced the human -scaled homes that use to be student rentals. And then on your drive as you leave the Northside, look at the east and west sides of Dubuque from Church to Bloomington. Houses on the east, Blocks of apartments on the west. The difference is in zoning. The apartment blocks on the west side stand as testament to what direction rental property owners on the Northside tend to move. The RNS12 zoning was established as a counter to the purely economic force that manifests itself with a bulldozer and wrecking ball. I am not de facto against redevelopment of these properties. But I do think that changing the comprehensive plan without a prior, clear vision of what we want and the effects on adjacent areas is foolish and risky. Often rewards only come with risk but in this instance the rewards are only for the property owners and developer. Iowa City puts another couple blocks of the Northside at risk and gains what is essentially another apartment block with three storefronts; a scaled down copy of the n building that replaced the QuickTrip/Gazette and parking lot. I don't know what design would be a "game changer" for me, a structure and site plan that offered so much to Iowa City that I would be willing to risk another block or two of the Northside to give it a chance for success. I do know that this plan is not it. The applicants risk is balanced by the opportunity of financial reward. Simply by changing the zoning, the value of these properties increases greatly without anything being built. But Iowa City risks much. After the bulldozer, that block and more importantly, perhaps others, will be irrevocably changed and all we and future residents of Iowa City are offered to take that risk is "more of the same." Wally Plahutnik Bob Miklo From: Michael Oliveira <moliveira@prestigeprop.com> Sent: Sunday, August 21, 2011 2:17 PM To: Bob Miklo Cc: tom.gourguechon@comcast.net Subject: 221 N Linn Street 225 and 223 E. Bloomington (Rez11-00012) Importance: High Hi Bob, We are concerned about the parking, garage access and density for this building in this area. 1) The buildings on North side of Bloomington which Prestige Properties, LLC own a majority of will be facing a parking garage opening — which is not too appealing for the current zoning for this property and traffic issues. a. The City should consider zoning the North Side of Bloomington rom Nbu ue to Lynn he same if they are going to do this project. b. The City planner should setup no parking on Bloomington Street, if this development going to happen otherwise the traffic and cars don't have a good turning radius and trash builds up on the street because the cars do not alternate like other streets! c. We are also concerned about the height of the building and what looks like from the North side rather Lynn side. Is there a final set of drawing for this project for the public to view? Is this project on line? Thank you in advance for your consideration in this matter! Mike Oliveira General Manager Prestige Properties, LLC 329 E. Court St. Suite 213 Iowa City, IA 52240 Office: 319-512-7616 x 203 Cell: 319-400-1354 Leasing: 319-331-7487 Maintenance: 319-331-0232 Fax: 888-799-9743 www.Prestigeprop.com City of Iowa City MEMORANDUM Date: September 1, 2011 To: Planning and Zoning Commission From: Karen Howard, Associate Planner RE: Zoning Code Amendment to create a new Use Category, Building Trade Uses, and to distinguish this category from the Industrial Service Use category The Industrial Service Use category includes firms that are engaged in the repair or servicing of industrial, business or consumer machinery, equipment, products, or by- products. Industrial Service firms that service or repair consumer goods, do so primarily by providing centralized services for separate retail outlets, rather than for individual customers. Few customers, especially the general public, frequent the site of an industrial service business. Uses that fall into this category include heavy machinery and truck repair, machine shops, fuel oil distributors, solid fuel yards, carpet cleaning plants, and similar. These types of uses often have a need for outdoor work and storage areas and/or may generate noise, odors, dust or vibrations that may be disruptive in retail commercial areas that serve the general public or near residential areas. Due to the potential for externalities, industrial service uses are not allowed in most commercial zones. These uses are only allowed in the Intensive Commercial (CI-1) Zone and in Industrial Zones. Building contractor's facilities are also listed as examples of industrial service uses. However, in many instances these types of businesses do not include the types of externalities that would be disruptive in a retail commercial area. For example, many building contractors primarily provide their services off -site, while on -site facilities are fairly limited in scale. It is quite common for a building contractor to conduct operations with a dispatch office, a small product display area, a storage room for supplies, and a parking area or garage for their service vehicles. Some minor pre -assembly or fabrication may also occur within the building. So that these less intensive uses are not unduly restricted in their choice of location, contractors and others who perform services off -site are categorized as Office Uses, if large equipment and materials are not stored on the site, and fabrication or similar work is in not conducted on site. There are, however, building contractors and other similar businesses that fall into a middle ground — most of their operations are conducted by dispatching service personnel, technicians, or craftsman to off -site locations, but also have a need for some indoor storage and work areas. One such business, which has been at its current location for decades, is zoned Community Commercial. They would like to expand their operation in their current location, but are currently considered a nonconforming use, because they are categorized as an Industrial Service Use. To address this situation and other similar cases, staff suggests adding a new Use Category to the Zoning Code that would include building trades, such as plumbing, heating, electrical and air conditioning contractors, masons, tile -setters, painters, carpenters, glass and glazing specialists, and similar. These types of businesses for the most part perform their work at the site of construction, although, along with their dispatch office, they may also have indoor shop areas where they perform work Page 2 incidental to the job site. This category would not include firms that specialize in heavy construction that require large outdoor storage for large equipment and materials and/or outdoor work areas to pre -assemble parts or equipment. These uses would continue to be categorized as Industrial Service Uses, which would remain as permitted uses in the Intensive Commercial (CI-1) Zone and the Industrial Zones. The new use category would also not include automobile window glass repair shops, which would continue to be categorized as Vehicle Repair Uses. Staff recommends that this new category, Building Trade Uses, be allowed as a provisional use in the Community Commercial (CC-2) Zone and as a permitted use in the Intensive Commercial (CI-1) Zone and the Industrial Zones. Since the CC-2 Zone is intended for a wide variety of retail commercial uses, restaurants, and personal service uses, which may find that large outdoor work and storage areas detract from or are disruptive to their retail operations, staff suggests that the Building Trade Uses allowed in the CC-2 Zone be limited to those whose operations are conducted indoors, with little or no outdoor storage or operations other than for parking and loading vehicles. A parking standard will need to be established for these uses. Staff recommends setting the parking ratio at 1 space per 750 square feet of floor area, which is the same as required for Industrial Service Uses. Since building contractors are currently listed as examples in the Industrial Service category, it will also be necessary to amend the language for Industrial Service Uses. The following proposed amendments include the staff recommended changes to the examples listed for Industrial Service and clarifies the distinction between building trade uses that are merely offices from those that have some storage and fabrication or assembly functions. In addition, while we are clarifying the language for Industrial Services, it is a good time to look at the other uses listed as examples to make sure they clearly fit the characteristics of Industrial Service. In 2009, we clarified the examples for the Office Use category to include business services, such as building management. Building management services often include janitorial and maintenance personnel that are dispatched from a central office to the buildings they are servicing. Therefore, staff recommends deleting reference to janitorial and building maintenance from the Industrial Service category to prevent this confusing overlap between the two use categories. Recommendation Staff recommends that the zoning code be amended as indicated on the following pages. The underlined text is the suggested new language. Strike -through notation indicates language to be deleted. Approved by: Robert Miklo, Senior Planner, Department of Planning and Community Development Amend Tables 2C-1, 2D-1, and 5A-2, to add the new use category, Building Trade Uses, as indicated below. Table 2C-1 - Principal Uses Allowed in Commercial Zones I USE CATEGORIES ISUBGROUPS I CO-1 I CN-1 I CH-1 I CI-1 I CC-2 I CB-2 I C13-5 I CB-10 I MU Commercial Uses Building Trade Uses P PR Table 2D-1 - Principal Uses Allowed in Industrial and Research Zones USE CATEGORIES ISUBGROUPS 1 1-1 1 1-2 1 RDP ORP Commercial Uses Building Trade Uses I P P Table 5A-2: Minimum Parking Requirements for all zones, except the C13-5 and CB-10 Zones USE CATEGORIES SUBGROUPS Parking Requirement Bicycle Parkin Commercial Uses Building Trade Uses 1 space per 750 sq. ft. of floor area None required Amend Section 14-4A-3, by adding the following subsection, Building Trade Uses, which shall be inserted in alphabetical order, with the other subsections re -lettered accordingly. C. Building Trade Use 1. Characteristics Buildina Trade Uses are characterized by firms who undertake activities of a tvi)e that are specialized either to building construction or to both building and non -building construction projects. These specialized trade contractors may work on subcontract from the general contractor, performing only part of the work covered by the general contract, or they may work directly for the owner of the building or project. Building trade contractors for the most part perform their work at the site of construction, although they also may have shops where they perform work incidental to the job site. 2. Examples Electrical, plumbing, heating, and air conditioning contractors, painting and wall papering services, masons, stone and tile setters, glass and glazing services. 3. Accessory Use Off-street parking, workshops, storage. 4. Exceptions a. Contractors and others who perform services off -site are included in the Office Use category if large equipment and materials are not stored indoors or outdoors on the site and fabrication or similar work is not conducted on the site. b. Businesses that repair and install glass in automobiles, trucks and other vehicles are classified as Vehicle Repair Uses. C. Uses specializing in heavy construction work, or that include major fabrication or assembly activities, or that store large quantities of materials on -site will be classified as Industrial Service, Manufacturing and Production, and/or Warehouse and Freight Movement depending on the particular characteristics of the use (See 14-4A-2 Classifying Uses). d. Artisans and artists that manufacture or assemble goods made of wood, glass, metal, tile, stone or similar that are intended for sale to the general public are categorized as Cottage Industries, as defined in Article 14-9A, General Definitions. Amend subsection 14-4B-4B, Commercial Uses, by adding the following paragraph, which sets forth the approval criteria for Building Trade Uses in the Community Commercial (CC-2) Zone: 4. Building Trade Uses in the CC-2 Zone a. All aspects of the oReration of the use must be conducted indoors; and b. Except for fleet vehicle parking, outdoor storage of materials or equipment is not allowed. Amend 14-4A-5A, Industrial Services Uses, as follows: A. Industrial Service Uses 1. Characteristics Firms that are engaged in the repair or servicing of industrial, business or consumer machinery, equipment, products or by-products. Industrial Service firms that service or repair consumer goods do so primarily by providing centralized services for separate retail outlets, rather than for individual customers. Few customers, especially the general public, come to the site. 2. Examples Building eeHtFaete Facilities, yards, and preassembly yards for construction contractors; welding shops; machines shops; tool repair; electric motor repair; repair of scientific or professional instruments; repair of heavy machinery; towing and vehicle storage; servicing and repair of medium and heavy trucks; building, heatirrg,- exterminators; jaHiteFial and building Maintenamee serviees; fuel oil distributors; solid fuel yards; laundry, dry-cleaning and carpet cleaning plants; schools for industrial trades. 3. Accessory Uses Offices; parking; storage; rail spur or lead lines. 4. Exceptions a. Building contractors who largely perform services off -site are included in the Building Trade Uses category. However, contractors and others who perform services off -site are included in the Office Use category if large equipment and materials are not stored indoors or outdoors on the site, and fabrication, or similar work, is not conducted on the site. b. Recycling processing facilities are classified as Waste -Related Uses. C. Schools that offer training in industrial trades, but that do not include training on large equipment or vehicles, and that do not include activities that generate noise, odors, or dust more typical of industrial uses are classified as Specialized Educational Facilities or Colleges and Universities. City of Iowa City MEMORANDUM Date: September 1, 2011 To: Planning and Zoning Commission From: Karen Howard, Associate Planner RE: Zoning Code Amendment to allow an applicant to seek a minor modification to paragraph 14-2A-6C-4, the single family site development standard that addresses driveway length. Paragraph 14-2A-6C-4 of the Zoning Code is the single family site development standard that requires garages and carports to be located so as to provide a driveway at least 25 feet in length between the entrance to the garage or carport and the street right- of-way line and at least 5 feet in length between a garage or carport and an alley right- of-way. The main purpose for this provision is to prevent situations where the garage is located such that a car parked in the driveway would overhang or block a sidewalk or other public right-of-way or where the garage is located so close to a sidewalk or alley that it would make it difficult for a driver to see a pedestrian or other vehicle as they back out of the garage or carport and into the street or alley. Unlike most site development standards or dimensional standards in the Zoning Code, there is currently no means to adjust this requirement in cases where topography or other unique circumstances would make compliance impractical. Over the last several years, there have been a few cases where some physical aspect of the lot made it impossible to meet this driveway length standard and yet there was enough room for a car to be parked in the driveway without overhanging the sidewalk and enough sight distance that public safety would not be compromised. Staff recommends providing a means for an applicant to seek a minor modification where the situation warrants relief from the strict application of the standard. Recommendation Staff recommends that the zoning code be amended as indicated below. The underlined text is the suggested new language. Strike -through notation indicates language to be deleted. Amend 14-2A-6C-4., as follows: 4. Garages and carports must be located so as to provide a driveway, at least 25 feet in length, between the entrance to the garage or carport and the street right- of-way line. Garages and carports accessed from an alley must be located so as to provide a driveway at least 5 feet in length between the entrance to the garage or carport and the alley right-of-way line. In cases where the configuration of the lot, the topography, and/or other physical characteristic of the property make the application of this standard impractical, a minor modification may be requested to reduce the driveway length, provided that the following approval criteria are met in addition to the general minor modification standards set forth in 14-4B-1B: a. There will be at least 25 feet of driveway length between the entrance to the garage or carport and any existing public sidewalk. In cases where Page 2 there is no public sidewalk, but where a public sidewalk is likely to be built in the future, there must be at least 25 feet of driveway length between the entrance of the garage or carport and the likely location of a future public sidewalk, as determined by the City. b. The resulting garage or carport location and driveway length will not compromise public safety along the fronting street or alley. Amend 14-48-1A, to add a paragraph 22, as specified below. 22. A modification of the reauired drivewav lenath in sinale family zones according to the provisions set forth in 14-2A-6C-4. Approved by: Robert Miklo, Senior Planner, Department of Planning and Community Development PLANNING AND ZONING COMMISSION PRELIMINARY AUGUST 18, 2011 — 7:00 PM — FORMAL LOBBY CONFERENCE ROOM, CITY HALL MEMBERS PRESENT: Carolyn Stewart Dyer, Charlie Eastham, Elizabeth Koppes, Michelle Payne, Tim Weitzel, Wally Plahutnik MEMBERS ABSENT: Ann Freerks STAFF PRESENT: Bob Miklo, Sarah Greenwood Hektoen OTHERS PRESENT: Jesse Allen, John Thomas RECOMMENDATIONS TO CITY COUNCIL: None. CALL TO ORDER: The meeting was called to order at 7:00 PM. PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA: None. REZONING/DEVELOPMENT ITEM: REZ11-000010 & SUB11-00010: Discussion of an application submitted by Allen Homes for a rezoning of approximately 13.2 acres of land from Low Density Single Family (RS-5) zone to Planned Development Overlay — Low Density Single Family (OPD-5) Zone and a preliminary plat for The Palisades, a 33-lot, 23.02 acre residential subdivision located at 1729 N. Dubuque Road. (45 Day Limitation Period: September 10, 2011) Koppes advised the Board that applicant has requested to defer. Eastham moved to defer until the September 1" meeting. Weitzel seconded. A vote was taken and the motion to defer carried 6-0 (Freerks absent). Planning and Zoning Commission August 18, 2011 - Formal Page 2 of 10 REZONING ITEMS: REZ11-00009: Discussion of an application submitted by Apartments Downtown for a rezoning from Low Density Single -Family (RS-5) zone to Low Density Multi -Family (RM- 12) zone for approximately .88 acres of property located at 2218 Rochester Avenue. (45-Day Limitation Period: Waved — Applicant has requested that this item be deferred to the September 1 meeting) Koppes advised the Board that applicant has requested to defer. Eastham moved to defer until the September 1st meeting. Payne seconded. A vote was taken and the motion to defer carried 6-0 (Freerks absent). REZ11-00012: Discussion of an application submitted by Allen Homes for a rezoning from Neighborhood Stabilization Residential (RNS-12) zone to Central Business Service CB-2 zone for approximately .34 acres of property located at 221 N. Linn Street, 225 N. Linn Street and 223 E. Bloomington Street approximately 3200 square feet of property located on the west side of Linn Street (MidAmerican substation). (45-Day Limitation Period: August 27, 2011) Payne recused herself as MidAmerican, which owns property in the area, is her place of employment. Miklo stated that the property is located at the intersection of Linn and Bloomington Streets. The original application submitted by Allen Homes was for three properties. Two with Linn Street addresses and one with Bloomington Street address. As noted in the staff report rezoning these properties would have resulted in an island of RNS-12 zoning at the MidAmerican substation. Staff recommends the rezoning of the MidAmerican property so that there is no spot zone created. Miklo showed a photograph of the current state of the properties. There are three buildings within the area proposed for rezoning; one on Bloomington and two on Linn Street as well as the substation. The backyards of these properties are used for parking. As noted the proposals to rezone these properties from RNS-12 to CB-2 will require an amendment to the comprehensive plan that currently shows the properties as Neighborhood Stabilization. In order to rezone there would need to be an amendment to the plan to show these properties as commercial. If the Board chooses to not amend the comprehensive plan then rezoning wouldn't be advisable. The agenda includes setting a public hearing on September 1st for a comprehensive plan amendment. The amendment is a two-step process the Commission would set the public hearing and then hold the public hearing before voting. Miklo stated that the current comprehensive plan for the area is a central district plan. It contains a section addressing the North Market Place commercial area. There is some residential in this section. The plan contains a number of policies directed at preservation and redevelopment of the neighborhood. These policies were developed by City planning staff based on input from residents and business owners who participated in workshops when the City was putting Planning and Zoning Commission August 18, 2011 - Formal Page 3 of 10 together the Central District Plan. These policies should guide the Commission's decisions regarding the proposal to amend the comprehensive plan as well as the rezoning. Miklo pointed out the important details in regards to this request. The plan speaks to the preservation of historic buildings and development that is sensitive to the neighborhoods history. In this particular area there are several historic buildings identified within the plan. These buildings were determined to be eligible for the National Register of Historic Places. Any zoning that would affect those properties should be of concern. The properties within this current request however are not identified as historic. The district plan discusses the appropriate mix for development. There was a lot of discussion at the public meetings about the recent development at the corner of Linn and Market Streets. It was discussed whether this would be an appropriate model for future infill within the neighborhood. The overall feeling is that people like the building but they did feel it might be over scaled for the neighborhood. The policies that came from the discussion were that any new infill development in this neighborhood should be limited to two or three stories and the number of bedrooms should be limited. This would be seen as a way to maintain the scale and character of the North Side Market Place. Miklo explained that the proposed building will be three stories tall. The zoning code would allow up to four stories and this would need to be addressed in a conditional zoning agreement. The proposal has a mix of one, two and three bedroom apartments. The district plan talks about the desire to limit the building to one and two bedrooms to create a different mix in hopes of having more permanent residents in the neighborhood. The district plan also talks about creating zoning regulations that result in mixed used buildings with a "main street" style with a commercial store front. Also, buildings that are compatible with the surrounding neighborhood with parking located beneath or behind the buildings. Miklo stated that this application has a concept plan that shows a mixed used building similar to the proposed plan. The commercial store front on Linn Street and then turns the corner on Bloomington Street. The back part of the building is generally devoted to residential uses or parking for the commercial uses. Parking for the proposed development would be on the ground floor with an entrance onto Bloomington Street and that would be for the commercial uses. The plan shows up to three commercial bays on Linn Street. Parking for the residential uses would be in the lower level. Those would be accessed by a ramp that would travel north from the alley and down into the lower part of the building. Miklo talked about the proposal in the context of the neighborhood. There was a concern that a building of this size would be out of scale with the neighborhood. The existing commercial area consists of one, two and three story buildings. A three-story building is at the corner of Linn and Market Street a block south of the area that is proposed. As you go to the north there are one and two story buildings. On the north side Bloomington Street the Pagilia's building has two stories and there is a three story building with apartments attached to the north side. Miklo pointed out buildings that are subjected to the rezoning. Viewing the existing properties in an aerial photograph it shows those have either paving or gravel in the back that is used for parking. The buildings are older but their historic quality has been compromised by remodeling that has occurred over the years. A study was done in this neighborhood and determined that these properties were not individually eligible for the National Register of Historic Places. Planning and Zoning Commission August 18, 2011 - Formal Page 4 of 10 Miklo stated that for the proposal City staff feels that the concept plan submitted by the applicant is a good starting point in addressing the issues that were raised in the district plan. There are some details that will need to be worked out and further information is required. In the City's view the commercial presentation on Linn Street is appropriate for the neighborhood and the rest of the commercial development in the area. The City recommends that on Bloomington Street that the commercial aspects of the building be down played. That there would be no commercial signage allowed on the north side of the building. The review of the plan shows that there is mismatch in the number of parking spaces required and the square footage in the number of bedrooms and this will need to be addressed. The City feels it is necessary to have a site plan that shows how the public right-of-way would be addressed. There would be opportunities to put in more landscaping on the Bloomington Street side. The building would be set back from the sidewalk. The City also recommends that some of the street furniture elements that were installed on the North Linn Street be incorporated into the Linn Street side of this property. Also the alley that provides access to the residential parking be paved or improved. Staff recommends that the Commission not vote on this tonight and that it is deferred so that the applicant has a few more weeks to address the issues, solidify the plan and to put together a conditional zoning agreement that would address the number of bedrooms. Miklo feels the plan is a good start but that there a few items that would need to be decided before the Commission could vote. Plahutnik asked if the red outline of the North Side Market Place includes the properties across Linn Street until the Commission changes it or if the houses were included in the North Side Market Place from the beginning. Miklo responded that the study of the North Side Market Place the red line was established based on land uses and the street pattern. What isn't consistent with the current plan is that they are shown as residential. What would be changed is they would be shown as commercial. Miklo noted that there was a question of where you would draw the line if more commercial was added. Based on the policies of the plan staff feels Bloomington Street would be that location. The properties are historic buildings eligible for the National Register. Staff would not recommend any zoning changes that would encourage the removal or redevelopment of the properties. Miklo pointed to the rear property line of 221 and 225 Linn Street where the line would ideally go. However, working with the applicant on concept plans it doesn't seem possible to put parking to allow the redevelopment of the site unless one the properties on Bloomington Street were to be included. Eastham asked if the CB-2 zone requires residential above commercial. Miklo stated it does not require it but it allows it. Eastham pointed out if that was an important concept than it would be good to have it be in the conditional zoning agreement. Miklo responded that if the Commission wanted to require residential in the upper floors than yes you can structure it in the conditional zoning agreement. Koppes asked if the Commission had any further questions. There were none. Koppes opened the floor to the public starting with the applicant. Planning and Zoning Commission August 18, 2011 - Formal Page 5 of 10 Jesse Allen, 3704 Lower West Branch Road, Iowa City, the applicant, asked if there were any questions for him about what they are doing or the design standard that they are trying to achieve. He stated the summary from the City staff sums up that the breakdown with the units above and the commercial space below. He stated they have been working with staff comments and neighbor comments as far as the concerns for either positive or negative of how the building is going to look and how it is going to impact the neighborhood. He feels they have received positive feedback and has answered the comments or concerns people had but understands there are a few concerns needing to be addressed. Koppes asked if the applicant was okay with the deferral date of September 1" rather than August 271h. Allen responded that they were okay with the date change. Plahutnik asked if any of the businesses in that area attended the neighborhood meeting. Allen responded that he didn't believe that Arnold Pagliai was at the meeting and took that as a positive. Allen stated he feels the plan is an attractive building with features to bring to the neighborhood. He stated he is using the building that contains the Teaspoons Coffee Shop as a model as far as the layout of the garage. They designed the building with parking for the commercial space. He feels the CB-2 zoning is appealing to business owners. Eastham asked if there was a very strong demand for the additional 5000 square feet of commercial space. Allen stated he did feel the need was there. Koppes asked if there were any further questions. Koppes asked if there was any public that would like to speak. John Thomas, 509 Brown Street, Iowa City, is currently the North Side Neighborhood Association coordinator. One of the highlights in the central planning district portion of the comprehensive plan states that the integrity of the existing neighborhood especially those adjacent to downtown and the University of Iowa campus will require ongoing efforts. It was in response to the need to preserve the integrity that the RNS-12 zone was created. The purpose of this zone is to stabilize existing residential neighborhoods by preserving the predominately single family residential character of this neighborhood. Provisions in this zone prevent the conversion or redevelopment single family uses to multi family uses. Thomas stated that one of the obvious impacts would be loss of the single family residential structures in a neighborhood that historic and land use and integrity has always been under threat that is the reason for the stabilization zone. As documented in the comprehensive plan the rezoning entails a significant zoning change from single family residential to the CB-2 zoning. Thomas noted that in reading the staff report conclusion staff stated that zoning on both sides of Linn Street to CB-2 would be consistent with the zoning policy of changing zoning at the rear and side lot line rather than along the street frontages. The proposed rezoning would enter a CB-2 zoning on the south side of Bloomington west of Linn Street thus creating the same basic irregularity that we have currently on Linn Street. By introducing the CB-2 zoning on this block of Bloomington, the ten remaining properties currently zoned RNS-12, could be destabilized because of the encroachment of the CB-2 zone onto Bloomington Street. He also stated that the current change of zoning along the west side of Linn Street from CB-2 to RNS-12 occurs at the alleyway and then you have the MidAmerican substation which allows for a more graceful Planning and Zoning Commission August 18, 2011 - Formal Page 6 of 10 transition between the two zones, although the substation could use improvement. In the proposal the change in zoning from CB-2 to RNS-12 occurs along the side yard of the proposal and 219 Bloomington Street to the west where the impact of the zoning change will be much more significant. He pointed out that because there is no site plan it is hard to see the impact of this change. Thomas stated that the commercial parking proposal includes a twelve stall ground level parking lot for the use of the store front commercial. Access to that parking will be from Bloomington Street which then introduces the traffic circulation in a two-way driveway to the parking lot on Bloomington's residential frontage. In walking the block the typical pattern is more to provide vehicle access from the alleyway. Thomas concluded that he feels that the impacts of the proposed project to the integrity of the RNS-12 zone especially on Bloomington Street west of Linn Street that he feels he cannot support it. He feels the North Side Market Place has great appeal. Koppes asked if there were any other public comments. Plahutnik asked staff if when they were doing the CB-2 zone if they included a step down from larger scaled buildings to the interface. Miklo stated that the CB-2 zone has been in place since 1983 when the previous zoning code was adopted. There was a proposal in 2005 to do a major rezoning of this area and that was when Pagliai's parking lot was discussed. When it got to Council their determination was to leave the CB-2 zoning in place but to change some of the standards. At one time CB-2 zoning allowed ten story buildings. That did come down from ten stories to four. Koppes asked for any further comments. Koppes closed the public hearing. Plahutnik moved to defer until September I" Weitzel seconded the motion. Koppes asked for discussion from the Commission. Eastham asked staff if the CB-2 zone allows buildings up to four stories and higher. Miklo responded stating there was a 45-foot height limit. Eastham asked what the proposed height of this building would be. Miklo stated it would be about 35 feet. Eastham asked if the replaced buildings and the neighboring buildings are what height. Miklo stated zoning allows 35 feet, but most of the buildings are 25 to 30 feet at most. Eastham noted that one of the speakers talked about the aspect of the building having a commercial aspect on Bloomington Street. Staff comments or discussions so far may consider changing that part of the building design. Miklo showed that the Linn Street side of the building is very commercial and that is the goal for the neighborhood. He then showed the north side of the building looking south from Bloomington Street, staff feels that it might be appropriate to have commercial at the corner. Miklo showed the area for the lobby for the apartments. Staff feels it could be redesigned to have less glass and more of a residential appearance. He showed the entrance to the garage and stated that there may be ways to make it more attractive. Currently in the plan there are Planning and Zoning Commission August 18, 2011 - Formal Page 7 of 10 three labels; bicycle parking, mechanical or office. That detail has yet to be worked out. Staff does feel there is an opportunity to make the Bloomington Street facade less commercial looking. Another possibility would be to step a part of the building down in relation to the duplex next door. Koppes stated that her complaint might be if she lived across the street that the parking there looks like just an open door. She suggested if there might be a possibility to slide the opening around to the back. Miklo responded that there were things that could be done to the garage entrance to make it more appealing. It will be an entrance that will carry traffic in and out to Bloomington Street. He stated that there really wasn't an alternative location for the garage door. Plahutnik stated he has lived in neighborhood off and on for the past thirty years. If the building was being suggested across the street in the Pagliai's parking lot there would probably not be an issue. The issue is what it is zoned now as stabilization and he feels that this plan is the exact opposite. He feels this zoning has kept things stabilized. Plahutnik is not against this plan but he feels he needs to work around that the stabilization zoning is no longer needed that it doesn't apply to the block they are speaking of. Koppes asked when the block was rezoned to RNS-12 was this specifically added in. Miklo responded that the RNS-12 zone was created in two stages. The first one applied to Church Street in a reaction to a proposal to take down a single family house and to put up an apartment complex in 1992. The City than rezoned the rest of the neighborhood RNS-12 from Low Density Multi Family (RM-12) zone. This was included in a much larger rezoning. Plahutnik stated that the edges of these zones are the important part because it is where things will crumble away. He is not sure one way or another he is just very uncomfortable with changing the zone. Miklo stated that staff had a discussion about this concern and that they felt that from this point north of Bloomington Street this area is a part of the historic district which adds another layer of protection to the neighborhood. The edges are an area where we need to be careful in considering a zone change. As stated in the staff report they feel there is some justification given the pattern to the east. In the long term there will be a need to examine the south half of the block. At this point the staff feels the CB-2 could be expanded and would not have the detrimental effect on larger neighborhood if done correctly. The details in terms of building design, number of units, number of parking spaces, and number of bedrooms are real important. Eastham asked if the mixed use was important in the consideration having residential uses be preserved. This building proposes having business replacing residential uses with presidential uses in addition to commercial. Miklo stated as discussed in the district plan the goal for the general area is for mixed use. The mixed use can help support the commercial area. This is an area close to the University of Iowa campus which is desirable for housing students. He said they saw more vitality with in the North Side Market Place when the four story building to the south was built. If this proposal is done right, staff feels it could add to the energy. If it is done wrong it could have a destabilizing effect and that is why it is important to have the conditions set. Weitzel asked if it was appropriate to go beyond the zone level and talk about how individual buildings are being used in the extension of the RNS-12 area other than the three that were discussed. Koppes agreed and asked if the City could tell which locations had rental permits and how many. Miklo stated he thought he remembers that the remainder of the block has rental permits he was unsure of the north side of the street and would collect information for the Planning and Zoning Commission August 18, 2011 - Formal Page 8 of 10 next meeting. Eastham asked what the importance of knowing whether it was a rental or owner occupied would be. Weitzel responded he thought that an owner occupied unit may be better maintained. He thinks it says a lot of what the potential for a building to be continued to be used by a single family or whether it will continue to deteriorate under its current use. He said it would help inform him for what the future will be like for this block. Whether it is heading in a direction where these houses with normal use will wear out or if there will be substantial investments in maintaining them as single family homes. Koppes would like to know how many rental permits there are per building. Then there would be knowledge on how many single-family have been converted into apartments. Plahutnik said that the single family character of the neighborhood doesn't mean you will have a `typical' type of family living there. The house that he goes by has been through thirty years of hard use and it still holds its good shape. He feels that the eye sore is the substation on that block. On the north side you often can't tell who occupies the residence. Plahutnik thinks it is important to remember to not specify who lives in the houses. He thinks it is pretty easy to say on the north side they are single family homes. When you look at the three houses they are in keeping with the single family character of the neighborhood. He feels that the stabilization of the RNS-12 is the hang up for him. Koppes asked to the Commission if the staff will need anything further for the next meeting. She stated it would be important to walk/drive by the area to see it. Dyer stated it would be useful to have the footprint on the property. Koppes would like to know how far away it is from the next residence. Weitzel also would like an analysis of bus stops and alternative transportation. Plahutnik stated that if you view Google maps it shows the amount of concrete that is there in that area. Eastham asked for the staffs' perspective on the buildings capability with the North Sides plan. This would be adding commercial use across a major street. His concern is if the commercial space is needed and if it will be filled in the future. Plahutnik stated he liked the offer of the commercial parking and the benefit it would have for the area. A vote was taken and the motion to defer carried 5-0 (Payne and Freerks absent). Comprehensive Plan Item: CPA11-00003: Set a public hearing for September 1, 2011 to amend the Comprehensive Plan to change the land use designation from Single Family Residential Stabilization to Urban Commercial for property located at 221 N. Linn Street, 225 N. Linn Street and 223 E. Bloomington Street and the MidAmerican substation located on the west side of Linn Street. Eastham moved to set a public hearing for September Vt Weitzel seconded. Koppes asked for any discussion. A vote was taken and carried 5-0 (Payne and Freerks absent). Comprehensive Plan Item: Set a public hearing for September 1, 2011 to amend the Comprehensive Plan to adopt Planning and Zoning Commission August 18, 2011 - Formal Page 9 of 10 the Riverfront Crossings Sub -Area Plan. Eastham moved to set a public hearing for September 1st. Weitzel seconded. Koppes asked for any discussion. A vote was taken and carried 5-0 (Payne and Freerks absent). CONSIDERATION OF MEETING MINUTES: July 18 and July 21 2011: Eastham moved to approve the minutes. Weitzel seconded. The motion carried 5-0 (Payne and Freerks absent). OTHER: Miklo stated that there was an invitation to the community development celebration next week. This is a property with the annexation and zoning on old Highway 218, the agricultural extension office. ADJOURNMENT: Weitzel moved to adjourn. Dyer seconded. The meeting was adjourned on a 5-0 vote (Payne and Freerks absent). Z U) U) �O O U Ci ui Z V Z Z N Na 06 W o W Z ZQ Z Q J IL Z H W w 0 co xxoXXXX co Ni'xxxxxox h _ ti i ; xxxxo0X oxxoxxx oxxxxoX Ln OXXXX0X Z X4jXXxx 4 x .: X X X X uj X MX XXXXXX h X x x X 0 X X N N X X X X X X X �W ic> �X00000oo W W ~ wJ m Z m mm J Q Q N J O x (.) Z < _ C!YH- OQQYtn2HJ g W W Q O P w m z I N.. 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