HomeMy WebLinkAbout09-20-2012 Planning and Zoning CommissionPLANNING AND ZONING COMMISSION
Monday, September 17,
Informal Meeting
Iowa City City Hall
Helling Conference Room
410 E. Washington Street
AGENDA:
A. Call to Order
�01MOM
2012 - 5:15 PM
Thursday, September 20, 2012 - 7:00 PM
Formal Meeting
Iowa City City Hall
Emma J. Harvat Hall
410 E. Washington Street
C. Public Discussion of Any Item Not on the Agenda
D. Comprehensive Plan Amendment Items
I. CPA12-000031REZ12-00011: Discussion of an application an application submitted by Southgate
Development Services for a Comprehensive Plan amendment and a rezoning from Interim
Development Office Research Park (ID-ORP) zone to Low Density Multifamily (RM-12) zone for
approximately 27.68 acres of property located at Camp Cardinal Boulevard south of Preston Lane.
2. CPA12-00004: Discussion of an application an application submitted by City of Iowa City for a
Comprehensive Plan Amendment to change the Central District Plan Map for properties located at
905, 909 and 911 N. Governor Street and a property between 906 N. Dodge and 910 N. Dodge
Street from Low to Medium Density Multi -family to Single-family & Duplex Residential.
E. Rezoning Item
REZ12-00020: Discussion of an application submitted by TLD-WT for a rezoning from Intensive
Commercial (CI-1) zone to Community Commercial (CC-2) zone for approximately 1.1-acres of property
located at 2225 Mormon Trek Boulevard.
F. Subdivision Item
SUB12-00003: Discussion of an application submitted by Steve Moss for a preliminary plat of Moss
Office Park, a 9-lot, approximately 243-acre commercial and office park subdivision located north of
Interstate 80 and west of Highway 1.
G. Code Amendment Item
REZ12-00015: Discussion of an application submitted by Jeff Clark for amendments to Title 14, Zoning,
modifying the location and screening standards for central air conditioning units for uses in multi -family
and commercial zones.
H. Consideration of Meeting Minutes: September 6, 2012
I. Other
J. Adjournment
October 1 October 15 October 29
Oclober4 October 18
November1
City of Iowa City
MEMORANDUM
Date: September 20, 2012
To: Planning and Zoning Commission
From: Andrew Bassman, Planning Intern
RE: Camp Cardinal Boulevard Comprehensive Plan Amendment and Rezoning
(CPA12-00003/REZ12-00011)
Background: Southgate Development has proposed amending the Comprehensive
Plan future land -use map designation for a roughly 27-acre area bounded by Camp
Cardinal Road to the east, the Cardinal Pointe South subdivision along Ryan Court
to the north, and Camp Cardinal Boulevard to the west. The future land -use map
currently shows the area as appropriate for office research park uses. The applicant
has proposed the designation be changed to residential and has requested that it be
rezoned to Low Density Multi -family (RM-12).
Comprehensive Plan: According to the Comprehensive Plan office and research
park uses are the appropriate land uses for this portion of the Northwest Planning
District. However, the plan also states that the feasibility of office research park
development has become somewhat speculative due to emergence of Oakdale
Research Park. There is also potential competition from the proposed development
of the Moss Office Park in the North Corridor Planning District near the Interstate 80/
Highway 1 interchange. In addition, difficulty in accessing the property has
contributed to Staff's conclusion that the office research park designation may no
longer be appropriate for this property.
The office research park future land use designation has been in place for this area
since the adoption of the 1989 Comprehensive Plan Update. The proximity to the
Highway 218 and the scenic topography were considered appropriate conditions for
development of a campus -like office park. The 1989 plan recognized that due to the
lack of essential infrastructure and city services, including arterial street access and
sanitary sewer, development of this area would not occur in the near term.
In 2002 the City entered into a Memorandum of Understanding with the City of
Coralville and Southgate Development for the Clear Creek Master Plan. This
agreement provided for the construction of Camp Cardinal Boulevard, an arterial
street, and included a concept plan that identified the subject property as appropriate
for office park/research-type uses.
With the completion of Camp Cardinal Boulevard, the subject property now has
frontage along an arterial street. However, the steep topography along the western
boundary of the property may make it difficult to achieve direct access to Camp
September 14, 2012
Page 2
Cardinal Boulevard. This access issue makes viability of office park development
less likely. Because specific street alignments had not been determined in 1989, the
topographic challenges for access were not know at the time the comprehensive
plan policies were written for this area. Alternative access is available from Camp
Cardinal Road, which is located east of and runs generally parallel to Camp Cardinal
Boulevard. However Camp Cardinal Road is a narrow, unimproved rural road
without curb and gutter and sidewalks.
Given the difficulty of achieving access to Camp Cardinal Boulevard, staff agrees that
some form of residential development would be more appropriate than retaining the
office research park designation shown on the Comprehensive Land Use Map and
discussed in the Clear Creek Master Plan. Considering exposure to Highway 218 and
the rugged topography, a conventional single-family residential subdivision may not be
the best option for development of this land. A planned development that includes multi-
family buildings clustered in a manner that is sensitive to the environmental features
and topography of the site and that is designed with a buffer from the highway would be
appropriate for this property. Staff supports amending the future land -use map for this
area to residential at a density of 8-16 units per acre or generally low -density multi-
family, with a caveat in the text of the Comprehensive Plan that due to environmentally -
sensitive areas and lack of secondary access, the achievable density on this property
may be lower.
Zoning: Staff believes that some type of residential zoning should eventually be
applied to the property. However, development of any residential use would require
infrastructure improvements. Reconstruction of Camp Cardinal Road to City
standards will be necessary unless it can be shown that access can be achieved via
Camp Cardinal Boulevard. Because it will serve only four adjacent properties, there
is not a compelling reason for the City to re -construct Camp Cardinal Road to City
standards. Staff has initiated discussions among the owners of property adjacent to
Camp Cardinal Road with the goal of identifying a means of apportioning the costs
of building the street in a manner that is equitable for property owners who will have
access to it.
Sanitary sewer service is available for the northern portion of the subject property via
a line located within the Cardinal Pointe South subdivision. In order to sewer the
southern third of the property a line would likely need to be extended from the
Walnut Ridge subdivision across the property owned by St. Andrew Presbyterian
Church. Until there is a plan for providing sanitary sewer service and street access,
the Interim Development (ID) zone, is the appropriate designation for this property.
Staff Recommendation: Staff recommends that CPA12-00003, an amendment to
the Comprehensive Plan Land Use Map to change the land use designation of
property located between Camp Cardinal Road and Camp Cardinal Boulevard from
Office Research Development Center to Residential 8-16 Dwelling Units per Acre,
be approved subject to the text of the plan noting that environmentally sensitive
areas and limited street access may result in development at a lower density.
September 14, 2012
Page 3
Staff recommends that REZ12-00011, a request to rezone 27.68 acres of land located
between Camp Cardinal Road and Camp Cardinal Boulevard from Interim
Development Office Research Park (ID-ORP) zone to a Low -Density Multi -Family
Residential (RM-12) zone, be deferred until there is a plan to provide street access
and sanitary sewer service.
Attachment:
Location Map
Approved by:
Robert Miklo, Senior Planner,
Department of Planning and Community Development
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City of Iowa city
Date: September 20, 2012
To: Planning and Zoning Commission
From: Andrew Bassman, Planning Intern
RE: Comprehensive Plan Amendment — 905- 911 N. Governor St. and adjacent
property on Dodge St. (CPA12-00004)
BACKGROUND: City Council directed staff to review the Comprehensive Plan future
land -use map scenario for 911 N. Governor Street and surrounding properties. Staff
proposes amending the Central District Plan future land -use map to show 905, 909
and 911 N. Governor Street, along with a vacant parcel located between 906 N.
Dodge Street and 910 N. Dodge Street, as single-family and duplex residential (2-13
dwelling units per acre). The future land -use map currently shows this area as low- to
medium -density multi -family residential (8-24 dwelling units per acre).
The Council's request for this review was generated by REZ11-00016 a request to
rezone 911 N. Governor Street from Commercial Office (CO-1) to Low Density Multi-
family Residential (RM-12). The Council denied that rezoning request based on citizen
concerns that further multi -family development in this location would be counter to the
Comprehensive Plan and Strategic Plan goals of supporting neighborhood
stabilization. At the City Council hearing, members of the community expressed
concerns about additional traffic generated by the proposal, on -street parking and the
presence of an excessive number of rental properties in the neighborhood.
CURRENT COMPREHENSIVE PLAN: The Central District Plan future land -use map
shows 911 N. Governor and the area adjacent to the south and west, as appropriate
for low- to medium -density multi -family (8 to 24 dwelling units per acre) housing. This
designation was put into place in recognition of the existing multi -family buildings
located at 902 and 906 N. Dodge Street. Those properties were developed under the
R313 zoning designation that is in place as a result of a court order. The City's Zoning
Code no longer contains regulations for the R313 zone. It was a high density multi-
family zoning designation that allowed approximately 58 dwelling units per acre. The
properties are currently developed at approximately 20 units per acre. Therefore the
Comprehensive Plan designates these properties at 8-24 units per acre (low to
medium density multi -family). Recognizing that the current office development and
zoning of 911 N. Governor is inappropriate, the Central District Plan depicts that
property and the existing single-family properties at 905 and 909 N. Governor as also
being appropriate for low to medium density multi -family.
The Comprehensive Plan polices that were in place during the 1960's that led to the
R313 zoning on Dodge Street have had a lasting effect on the surrounding
September 14, 2012
Page 2
neighborhood. Those policies encouraged the demolition and redevelopment of older
neighborhoods at higher densities. The City's policies including the Comprehensive
Plan and Strategic Plan have changed considerably in the last 40 years. The current
Comprehensive Plan and Historic Preservation Plan contain policies promoting
neighborhood stabilization, rather than redevelopment. The historic preservation
movement began in the 1970s and resulted in City efforts to rezone areas once
slated for redevelopment to lower densities in order to encourage reinvestment and
revitalization of existing building stock and neighborhoods. The City has supported
these efforts with the UniverCity Neighborhood Partnership Program to encourage a
healthy mix of owner occupied and rental housing.
PROPOSED COMPREHENSIVE PLAN: The recommended amendment to the Central
District Plan, showing single-family and duplex residential, would indicate a development
density of 2-13 dwelling units per acre. Such an amendment would ensure the
compatibility of future development with surrounding areas and consistency with the goals
of the Comprehensive Plan, and would create a transition between the existing adjacent
higher -density multi -family uses and surrounding lower -density residential uses. High
Density Single Family Residential (RS-12) zoning would be an appropriate classification
to implement this plan. The RS-12 zoning allows small single family lots, duplexes and
townhouses.
SUMMARY: Since the Comprehensive Plan and the zoning practices of the 1960's and
the 1970s, the City's view of what would constitute the most appropriate land use for the
area has fundamentally evolved. Evidence of the evolution of the City's approach to land
use for the area can be found in current policies promoting the stabilization of older
neighborhoods set forth in the current Comprehensive Plan, Central District Plan and
Historic Preservation Plan. Amending the land use map to depict these areas as
appropriate for single family and duplex residential would be consistent with these plans
and the City Council's Strategic Plan.
STAFF RECOMMENDATION: Staff recommends amending to the Central District Plan
future land -use map to show 905, 909 and 911 N. Governor Street, along with the parcel
located between 906 N. Dodge Street and 910 N. Dodge Street, as single-family and
duplex residential.
ATTACHMENT:
Location Map
Approved by:
Robert Miklo, Senior Planner,
Department of Planning and Community Development
To: Planning and Zoning Commission
Item: REZ12-00020
2225 Mormon Trek Boulevard
GENERAL INFORMATION:
Applicant:
Contact Person:
Requested Action
Purpose.
Location:
Size:
Existing Land Use and Zoning:
Surrounding Land Use and Zoning:
Comprehensive Plan:
File Date:
45-Day Limitation Period:
BACKGROUND INFORMATION:
STAFF REPORT
Prepared by: Andrew Bassman, Planning Intern
Date: September 20, 2012
TLD-WT
2225 Mormon Trek Boulevard
Iowa City, Iowa 52246
thelle@tld-inc.com
Jeff Edberg
2530 Corridor Way, Studio 302
Coralville, Iowa 52241
eff icrealestate.com
Rezoning from Intensive Commercial (CI-
1) to Community Commercial (CC-2)
To allow a different variety of commercial
uses.
2225 Mormon Trek Boulevard
1.1 acres
Intensive Commercial (CI-1)
North: Commercial (CI-1)
East: Commercial (CI-1)
West: Highway 218 (CO-1)
South: Intersection of Highways 218 and 1 (CI-1)
Southwest District Plan: general commercial
August 30, 2012
November 1, 2012
The applicant, Terry Lockridge and Dunn World Trend Financial, has requested a rezoning of 1.1
acres located at 2225 Mormon Trek Boulevard from Intensive Commercial (CI-1) to Community
Commercial (CC-2).
That 2.43-acre tract and 2225 Mormon Trek Boulevard are part of the West Side Park
subdivision. The West Side Park subdivision was annexed in the early 1980's with plans to
develop a commercial -light industrial park. In the early 1990's, most of the property within West
Side Park was rezoned from CI-1 to Low Density Multi -Family (RM-12) and was developed with
apartment buildings and duplexes (see RM-12 shown on the location map). The properties
located to the west and north of the 2.43-acre tract were rezoned to Commercial Office (CO-1)
and provide a transition between the CI-1 and RM-12 zoning.
In March 2012, the Planning and Zoning Commission approved a request to rezone a 2.43-acre
area located east of West Side Drive and north of Mormon Trek Boulevard near its intersection
with Highway 1 West from CI-1 to CC-2. The rezoned area —located about 775 feet to the east of
this rezoning proposal and also in the Southwest Planning District —includes a McDonald's
restaurant, gas station and car wash.
In July 2012, the Planning and Zoning Commission approved a request to rezone a 2-acre area of
land located south of Highway 1 West, and west of Shirken Drive, from CI-1 to CC-2. The 2-acre
area —located just over a mile to the northeast of this rezoning proposal and also in the Southwest
Planning District —featured two restaurants and a gas station.
The applicant has not indicated if they have used or will not use the "Good Neighbor Policy"
ANALYSIS
CURRENT AND PROPOSED ZONING:
The current CI-1 zoning provides areas for light industrial uses —businesses with operations
typically characterized by outdoor storage and display of merchandise, by repair and sales of
large equipment or motor vehicles. The types of retail uses allowed in this zone are limited in
order to provide opportunities for more land intensive commercial uses. Typical uses found in the
CI-1 zone include vehicle -sales lots, mechanics, auto body repair and paint shops, warehousing
and contractor's yards.
The proposed CC-2 zoning is more retail -oriented and allows most retail -type stores, restaurants
and services such as hair salons, dry cleaners and banks.
Medical office uses are not permitted in the CI-1 zoning, but are permitted in the CC-2 zoning.
The applicant requested the rezoning to enable a lease of the building at 2225 Mormon Trek
Boulevard to Wolfe Eye Clinic.
The required building setbacks, height limits and parking requirements are generally the same for
both zones. The only differences: CC-2 zoning requires a minimum front setback of 5 feet and CI-
1 zoning a front setback of 10 feet. CC-2 zoning allows a floor area ratio of 2 while CI-1 zoning
allows a FAR of 1.
COMPREHENSIVE PLAN:
The Southwest District Plan map shows this area as general commercial, an area intended to
provide opportunity for a large variety of commercial uses that serve a major segment of the
community. The plan states that this area contains a variety of uses, and due to the location of
this area near the highway interchange, these businesses serve a regional market rather than just
surrounding neighborhoods. Because of this location, at a major entrance to the community, the
appearance of this corridor is an important component of the economic development of the area.
The Comprehensive Plan emphasizes the need for a transition and buffer between commercial
and residential uses in this area. The plan highlights the location of Highway 218 as a factor in
future development of the area, and states that successful residential development can occur
along the highway as long as sufficient buffers exist. The plan discusses the presence of
commercial development in the north quadrant of the Highway 1-Highway 218 interchange, and
states that if commercial development occurs in the west quadrant of the interchange, a transition
and buffer between commercial and residential development will be needed.
NEIGHBORHOOD COMPATIBILITY:
As noted above, the West Side Park subdivision has evolved from the original plan of being a
commercial and light industrial park, which required CI-1 zoning, into an area that contains a mix
of residential and commercial uses. In Staff's opinion the proposed zone change appears to be
compatible with this evolution. Rezoning to CC-2 zoning is well -suited to the existing commercial
activity in and around the area of the proposed rezoning. The high visibility, high -traffic volume,
and recent rezonings from CI-1 to CC-2 of other properties in in this area, make this rezoning
request compatible with surrounding development.
TRAFFIC IMPLICATIONS:
The area of the proposed rezoning already draws traffic from all parts of the city. The rezoning
would not significantly add to that or alter traffic patterns.
uF�Pii!1_1TZW
The Comprehensive Plan emphasizes the need for a transition and buffer between commercial
and residential uses in this area. The presence of residential development within the West Side
Park subdivision makes CC-2 zoning suitable for this high -traffic volume, high -visibility area.
STAFF RECOMMENDATION:
Staff recommends approval of the request to rezone 1.1 acres located at 2225 Mormon Trek
Boulevard from Intensive Commercial (CI-1) to Community Commercial (CC-2) zoning.
ATTACHMENT:
Location Map
Approved by: '
Robert Miklo, Senior Planner,
Department of Planning and Community
Development
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® CITY OF IOWA CITY
�, � MEMORANDUM
Date: September 20, 2012
To: Planning and Zoning Commission
From: Karen Howard, Associate Planner
Re: Preliminary plat for Moss Office Park (SUB12-00003)
At your last meeting staff recommended deferral of SUB12-00003, a preliminary plat for the Moss
Office Park that consists of 9 commercial/office lots and one large outlot reserved for future
development. As stated at the last meeting the plat meets the City's standards for a commercial
subdivision, provided that permissions are granted for the off -site improvements necessary for
development to occur on this site. However, staff recommends and the applicant concurs that it
would be in the best interests of the applicant to include the adjacent properties owned by Neal N.
Llewellyn and Hills Bank and Trust Company, Trustee of the Otologic Medical Services, PC 401(k)
Profit Sharing Plan FBO Guy E. McFarland, as an integral part of this subdivision. These parcels,
illustrated on the attached map, are located east of the Moss property and north of the property
owned by Pearson and have about 1360 feet of frontage along Highway 1. As shown on the map,
the future alignment of Oakdale Boulevard crosses this property north of Rapid Creek. The
remainder of the property is currently being farmed or is natural riparian corridor for Rapid Creek.
The Llewellyn/Hills Bank trust property was included in the previous preliminary plat approved for
Moss Green Urban Village in October 2010 because the developer intended to build Oakdale
Boulevard during the first phase of development. Permission was granted by Dr. Llewellyn and
Hills Bank to the plat. This preliminary plat will expire on October 26, 2012 if the land has not been
final platted by that date.
The current proposal includes a new collector street that would cross the southeast corner of the
Llewellyn/Hills Bank trust property and the north edge of the Pearson property to provide the initial
means of access to the first phase of the development of the proposed Moss Office Park. While
construction of this new collector street will likely be adequate for the first phase of development,
the extension of Oakdale Boulevard will be necessary for the full build -out of the Office Park. For
this reason, it is in the best interest of the developer to include the land within this proposed plat
that includes the future Oakdale Boulevard right-of-way to its intersection with Highway 1. If
included in the new plat, it will provide notice of this arterial street alignment and the potential
future value it may create for the adjacent land. The new preliminary plat will replace the
preliminary plat approved in 2010. Similar to the previous plat, the Llewellyn / Hills Bank trust
property should be platted as outlot(s) reserved for future development.
City staff and the applicant have been in contact with Hills Bank and Trust, who is in the process
of gathering the needed signatures granting permission for this plat. Staff anticipates that
approvals will be received in the next week to two weeks. So as not to delay consideration at the
City Council, staff recommends that the Commission approve both the preliminary plat as
originally proposed and also approve the plat as would be modified to include the Llewellyn / Hills
Bank trust property as indicated on the attached map.
STAFF RECOMMENDATION:
Staff recommends approval of SUB12-00003, a preliminary plat of Moss Office Park, a 9-lot,
approximately 243-acre commercial office park subdivision with outlots reserved for future
September 14, 2012
Page 2
development located north of Interstate 80 and west of Highway 1, provided that necessary
written permission is received from adjacent property owners for off -site improvements necessary
for the first phase of development and written permission is received from Neal N. Llewellyn and
Hills Bank and Trust to include parcels, ID Nos. 0736251001 and 0736276001, as an outlot within
the subdivision, prior to City Council approval.
ATTACHMENTS:
1. Preliminary Plat as originally submitted
2. Overall Concept Plan for the Office Park with the Llewellyn and trust property highlighted
Approved by:
Department of Planning and Community Development
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City of Iowa City
MEMORANDUM
Date: September 20, 2012
To: Planning and Zoning Commission
From: Karen Howard, Associate Planner
RE: REZ12-00015 -Zoning Code Amendment to modify and clarify the location
standards for central air conditioning units and other similar mechanical
equipment on multi -family buildings and on mixed use buildings in the Central
Business Zones
The City has received a request from Jeff Clark for an amendment to the Zoning Code to
allow central air conditioning units to be located on the street side of a multi -family or
mixed use building if the units are located on a balcony or patio and screened from view
by a decorative railing or other screening material approved by the City Building Official.
He has also requested clarification whether packaged terminal air conditioner (PTAC)
units are allowed on any side of a building as long as they are covered with a decorative
screening guard. In his request he has also proposed an allowance for wall air
conditioners to be allowed on the street side of a building as long as the sleeves are
painted to match the wall they are installed in.
Currently, mechanical equipment and utility meters are not allowed on the street -side of
a Multi -Family, Group Living, or Institutional Use in any residential zone, nor is this type
of equipment allowed on the street side of buildings located in the Central Business
Zones. The intent is to maintain an attractive appearance to the front of the building, the
side that is most visible to public view. Since larger multi -family, institutional and mixed
use buildings have multiple and often larger mechanical systems, allowing these along
the building frontage would unduly detract from the appearance of the City's
neighborhoods and downtown commercial areas.
That being said, there have occasionally been circumstances when meeting this
standard has been difficult due to specific characteristics of a property or the size or
design of the particular building. The applicant has described some of the difficulties that
he has experienced meeting this standard. The City has granted relief from this standard
through its minor modification process for those cases where there is practical difficulty
meeting the standard or where unusual lot conditions exist such that a modification is
warranted. Through this process the applicant and the City typically work out an
alternative design or solution that meets the general intent of the standard. The City has
granted a few minor modifications allowing central air conditioning units to be located on
street -facing balconies, provided the units were screened from view by an opaque
balustrade or screen wall that is integrated into the design of the balconies in an
attractive manner.
Staff believes that in general mechanical systems for these larger buildings should be
located if possible at the rear of the building or on the roof, or along the side of buildings
if rear or roof location is impractical. However, staff recommends making some
allowance for central air conditioning units to be located on street -facing balconies or
patios if screened from view and provided the screen wall or balustrade is designed as
an integral and complementary part of the balcony or patio. In lieu of the administrative
Page 2
public hearing process required for a minor modification, staff recommends a more
streamlined approval process through the staff design review committee. Requiring
design review will ensure that the proposed screening solution is carefully integrated into
the design of the balconies or patios.
Staff confirms that PTAC units that are integrated into the building wall and covered with
a screening guard designed as an integral part of the building wall are an acceptable
design solution that meets the City's standard. These types of units are commonly
found on larger commercial and mixed use buildings and since the screening guard is
mounted flush with the building wall, the units are not visible.
With regard to other wall units, staff is not in support of allowing other types of wall units
that would protrude along street -facing walls of these larger buildings. It would be difficult
to screen or hide their appearance from view and may result in unsightly protrusions that
would be nearly impossible to integrate as attractive features along the street -facing
facade.
Staff recommends amending the zoning code language as indicated on the following
pages. We have revised the language in these two sections so they are consistent with
each other, added a paragraph to indicate the circumstances and conditions under
which air conditioning units are allowed on street -facing building facades, and have
added a paragraph to clarify that PTAC units are allowed if they are integrated into the
building design.
The underlined text is the suggested new language and strike -through notation indicates
text that will be deleted. All other language in the subject code sections will remain
unchanged.
Approved by:
Robert Miklo, Senior Planner,
Department of Planning and Community Development
Amend Multi -Family Site Development Standard, subsection 14-2B-6H; Mechanical
Equipment/Utility Meters, as follows:
H. Mechanical Equipment, Utility Meters, and Dum sters
1. Mechanical structures, utility meters, and dumpsters must be set back and screened
according to the applicable provisions set forth in Article 14-4C, Accessory Uses and
Buildings.
2. in no case shall Mechanical equipment or utility meters shall not be located along the
street side of a building except as otherwise set forth in this subsection.
3. Mechanical equipment and meters must be placed at the rear of the property or on
the roof whenever practical If found impractical to do so, such equipment may be
located along the side of the building.
4. Central air (A/C) units are allowed on patios or balconies if they are screened from
view behind an opaque, decorative screen wall or balustrade. If located on the street
side of a building, the units must be setback behind the plane of the street -facing
building wall and screened from view behind an opaque, decorative screen wall or
balustrade. In all cases, said screen wall or balustrade must be designed as an
integral part of the balcony or patio and be constructed of similar quality materials
complementary, to the exterior building design. If located on the street side of a
building, the design must be approved bathe Design Review Committee.
5. Packaged terminal air conditioner (PTAC) units and other similar mechanical units
that are integrated into and behind the wall plane of a building and covered and
screened from view with a decorative guard that is integrated into the design of the
building wall are allowed on any side of a building.
6. Dumpsters and recycling bins must be located in areas that are not visible from public
streets and may not be located in a right-of-way_
Amend the Central Business Site Development Standard, subsection 14-2C-8J, Mechanical
Equipment, Utility Meters, and Dumpsters, as follows:
J. Mechanical Equipment, Utility Meters, and Dumpsters
1. Mechanical structures, utility meters, and dumpsters must be set back and screened
according to the applicable provisions set forth in Article 14-4C, Accessory Uses and
Buildings.
2. in no case shall Mechanical equipment or utility meters shall not be located along the
street side of a building, except as otherwise set forth in the subsection.
3. Mechanical equipment and meters must be placed at the rear of the property or on
the roof whenever practical pessible. Tf this cannot be a hieved If found impractical
to do so, such equipment may be located along the side of the building. provided
that the equipment iscreened and —jet -back according
dSOidiags:
4. Central air (A/C) units are allowed on patios or balconies if they are screened from
view behind an opaque, decorative screen wall or balustrade. If located on the street
side of a building, the units must be setback behind the plane of the street -facing
building wall and screened from view behind an opaque, decorative screen wall or
balustrade. In all cases, said screen wall or balustrade must be designed as an
integral part of the balcony or patio and be constructed of similar quality mater
building, the design must be approved by the Design Review Committee.
5. Packaged terminal air conditioner (PTAQ units and other similar mechanical units
that are integrated into and behind the wall plane of a building and covered and
screened from view with a decorative guard that is integrated into the design of the
building wall are allowed on any side of a building.
6. Dumpsters and recycling bins must be located in areas that are not visible from public
streets and may not be located in a right-of-way.
Applicant Statement
Air conditioning has become more of a need in everyday life and is an expected
supplied facility in most rental and condo units. With the current zoning
interpretation, the condensers are not allowed near the condos or apartments on
street -facing sides of buildings without a minor modification request. Most
condensers are fairly small and not very visible when set on decks. The guard rails
on exterior street facing walls provide good buffers.
The problem with riot being able to set the condensers as close to the unit as
possible is the line set runs are too long. This causes poor efficiency and high
head pressure. They are more prone to vandalism as they are not in the residents
control and there are leaks that occur that can be very difficult to find, gain
accessibility and fix. There are many soldered joints in the copper which are
prone to leak. Sometimes, it can take many days, weeks or longer to solve line set
issues in long runs. Some of the long runs can exceed 200 feet in larger new
structures.
If they are allowed on the deck areas, the runs are approximately 15-50 feet for
most units and are very easily accessible. Issues or leaks in shorter line set runs
can usually be resolved in the same day or within a few days and are rare since
there would be no inaccessible soldered joints. The head pressure is very low and
the units run very efficiently.
Surrounding development will not be affected by this zoning change.
This will not affect the comprehensive plan.
Site Standards
In no case shall mechanical equipment or utility meters be located along the street
side of a building. Mechanical equipment and meters must be placed at the rear of
the property whenever possible. If this cannot be achieved, such equipment may be
located along the side of the building, provided that the equipment is screened and
set back according to the provisions for mechanical structures set forth in chapter
41icle C, "Accessory Uses And Buildings", of this title.
I ain requesting to add the Laogiiagc botmv:
Central air (A/C) units may be allowed on decks or patios of
residential units if they are located behind the front plane of the
street facing wall, or screened from street level behind a
decorative guard railing or other screening material approved by
a City building code official.
P-tec and other wall air conditioning units are allowed on all
sides of a building as long as the sleeves are painted to match
the wall they are installed in or screened with a decorative guard
approved by a City building code official
PLANNING AND ZONING COMMISSION PRELIMINARY
SEPTEMBER 6, 2012 — 7:00 PM — FORMAL
EMMA J. HARVAT HALL, CITY HALL
MEMBERS PRESENT: Carolyn Stewart Dyer, Charlie Eastham, Anne Freerks, Phoebe
Martin, Paula Swygard, John Thomas
MEMBERS ABSENT: Tim Weitzel
STAFF PRESENT: Robert Miklo, Karen Howard, Sarah Greenwood-Hektoen, John
Yapp
OTHERS PRESENT: Brett Bosworth, Steve Moss
RECOMMENDATIONS TO CITY COUNCIL:
The Commission voted 6-0 to recommend approval of REZ12-00005 and REZ12-00006
and to defer SUB12-00003 until the Planning and Zoning Committee's meeting of
September 20 with the conditions and stipulations as set forth in the staff memo dated
August 31, 2012
CALL TO ORDER:
The meeting was called to order at 7T0 PM.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
There was none.
REZONING ITEM
REZ12-00005/REZ12-00006/SUB12-00003: Discussion of an application submitted by
Steve Moss for a rezoning of approximately 172 acres of land from Interim Development
— Research Park (ID -RP), Planned Development — Mixed Use (OPD-MU), Planned
Development — Research Development Park (OPD-RDP), and Planned Development —
Office Research Park (OPD-ORP) to approximately 15.8 acres of Planned Development —
Highway Commercial (OPD-CH-1), 27.97 acres of Research Development Park, and 129.12
acres to Interim Development — Research Park (ID -RP) and a 172 acre commercial
subdivision consisting of nine commercial lots and one out lot reserved for future
development for property located west of Highway 1 and north of Interstate 80
Howard said the Comprehensive Plan for this area calls for Office Research Park. She said this
is one of the few areas in the city that has interstate location, and this is an ideal location for
Office Research Park uses. She said the plat currently submitted is similar to the plat that was
approved in 2010. She noted that the lot configurations, lot sizes and additional roadway access
to Highway 1 are the major changes from the previous approved preliminary plat. She said as
the last time, the applicant would like to complete this development in phases, with the
Planning and Zoning Commission
September 6, 2012 - Formal
Page 2 of 10
southeast corner being developed first. She showed the Commission the rezoning pattern the
applicant is requesting. She said with the possibility of a new connection to Highway 1 they want
to move the support retail from up near Oakdale Boulevard further south so there is visibility
from the interstate. Howard said the remainder of the property would remain an outlot reserved
for future development and would be zoned Interim Development, which gives the applicant
time to complete the necessary environmental assessment and design work for the remainder
of the office park.
Howard said the City Engineer has had the opportunity to review the plat and feels that with the
exception of a few minor changes that need to be made, the overall engineering of the plat
meets City standards. She said since the last meeting of the Commission, City Council and the
City Manager have had discussions with Pearson, and Pearson does not agree to have the
south road connection, which was shown on the proposed plat at the Commission's last
meeting. She said Pearson has agreed to negotiate an agreement regarding a new street that
would extend across the northern portion of the Pearson property from Highway 1 to the Moss
property. The City is now working on an agreement to allow access to that site for
environmental assessment, surveying and engineering of the road.
Howard said that the previous preliminary plat from 2010 has now expired. She said in that the
Llewellyn/Hills Bank Trust property was included in the previously approved preliminary plat,
which allowed for the extension of Oakdale Boulevard from Highway 1 to the proposed Moss
development. While it is not imperative to include this property with the current preliminary plat,
given that Oakdale Boulevard will eventually need to be extended to serve the development,
staff recommends that the Llewellyn / Hills Bank Trust property be included in this new
preliminary plat. She said it would be in the best interest of the developer to get permission from
Hills Bank and Dr. Llewellyn to include their properties as part of the plat. She reiterated that
staff finds that the plat meets City standards with the condition that the off -site improvements
are agreed on before the City Council approves the plat. Staff recommends deferral of the plat
tonight so the developer can seek permission to include the Llewellyn/ Hills Bank Trust
properties.
Howard said the rezoning requests are for Research Development Park (RDP), Planned
Development Highway Commercial (OPD-CH-1), and Interim Development Research Park (ID -
RP). She said the applicant has submitted a concept plan for the commercial portion of the
development, which would consist of four lots in the southeast corner of the property. She said
they intend to market these lots for retail and support services for the larger office park, such as
a hotel, restaurants, retail and personal services. She said that OPD-CH-1 also allows any kind
of office. Now that there will be no street along the south boundary of the Pearson property
which would provide street access that is more proximate to the Interstate, it may mean that the
support retail area will be slower to develop and office uses may be an suitable alternative uses
on the commercial property. She said a commercial business that might locate in the planned
development may have different ideas about how exactly they want to build their building and
design their site, but the concept plan demonstrates the type of landscaping and building
placement and general character of what that commercial area would be.
Howard explained that the reason they have requested OPD-CH-1 is that there is not a good
commercial zoning designation that would support an office park. She said the purpose of OPD-
CH-1 zoning is to permit development of service uses related to the expressways or arterial
streets. She said the added purpose in this case would be to provide support retail services for
the office park, and the planned development part of that process would be intended to provide
the flexibility in these types of situations where the conventional development may be
inappropriate and where modifications are necessary to meet the needs of the development.
She said the applicant has requested several modifications to the underlying zoning. She said
Planning and Zoning Commission
September 6, 2012 - Formal
Page 3 of 10
the OPT-CH-1 does not allow for extensive retail development but it does allow gas stations
and other services that support an interchange. She said in this case, they want the ability to
provide the possibility for sales -oriented and personal service -oriented retail uses up to 50,000
square feet, general animal -related commercial uses, and specialized educational facilities.
These types of uses would be complementary to both the office park and to the interstate
location. Howard said they also want allowances for larger monument signs scaled for the larger
lots of an office park and entranceway features and signage for the park according to a master
plan that would be submitted to and approved by the City.
Howard explained that the City has the ability to ask for a conditional zoning agreement if there
are additional restrictions that staff feels are appropriate because of the zoning and the unique
characteristics of this location. She said the applicant has agreed to these restrictions:
• There will be no more than two drive -through facilities.
• Outdoor storage and display will be restricted to what is allowed in the CC-2 Zone.
• The buildings will be constructed of similar quality materials as approved for use in the
larger office park.
• The building and entrances will be oriented toward the street, the parking lots will be
screened, and there are pedestrian connections and cross access drives between the
lots.
• There will be some additional setbacks of twenty feet. as opposed to the City standard of
ten feet setback from the street right of way, and a fifty foot setback from the interstate
right of way.
• There will be no freestanding pole signs.
Howard said that staff recommends approval of REZ12-00005 and REZ12-00006 subject to
these conditions:
1. Permission from adjacent property owners allowing construction of a new collector street
that would extend from Highway 1 across property owned by Neal Llewellyn and Pearson
and other necessary infrastructure, such as storm water facilities, water and sewer lines.
Agreement regarding this new street must be resolved prior to City Council approval of the
rezoning and the preliminary plat;
2. Submittal and approval of a sensitive areas development plan (Level 1 or Level 2, as
applicable) addressing any disturbance of sensitive areas in off -site locations on the
Pearson or Llewellyn properties. Said sensitive areas development plan must be approved
prior to any grading or disturbance of this area;
3. Any on -site or off -site areas that will be disturbed that have not already been investigated
for the presence of wetlands will need to be investigated and the absence of wetlands will
need to be verified prior to any development activity, including grading or clearing;
4. Approval of a conditional zoning agreement that addresses the following requirements and
allowances:
a. Submittal of a master landscape and sign plan for the entire office park prior to
approval of the final plat;
b. Site plans for the development of individual lots within the development shall be
reviewed and approved by City staff and the Planning and Zoning Commission;
c. Standards to ensure that buildings and sites are developed in a manner that is
consistent with a Class A office park;
d. In the area zoned Highway Commercial (CH-1), the following additional
allowances, standards, and restrictions shall apply:
i. No more than two drive through facilities will be allowed according to the
standards in the CC-2 Zone;
ii. Outdoor display and storage is restricted to what is allowed in the CC-2
Zone;
iii. Conditions that address expected quality building materials, building
location and design, and parking area setbacks;
Planning and Zoning Commission
September 6, 2012 - Formal
Page 4 of 10
iv. The following additional uses are allowed in the planned development:
1. Sales -oriented and Personal Service -Oriented Retail Uses up to a
maximum of 50,000 square feet per lot;
2. General Animal -Related Commercial Uses;
3. Specialized Educational Facilities.
Howard stated that staff recommends deferral of SUB12-00003 until September 20 to allow time
to seek agreement from Dr. Llewellyn and Hills Bank to include their properties as part of the
preliminary plat.
Howard asked if there were any questions.
Freerks asked if a bank's ATM machine would be considered one of the two allowable drive-
throughs.
Howard said if it is part of a larger bank's drive through facilities that it would be considered one
of the two drive-throughs.
Eastham asked Howard to explain why one of the additional uses is animal -related commercial
use.
Howard said the applicant wanted to reserve the option to allow for an animal grooming
business or veterinary clinic.
Eastham asked if the Commission will have some flexibility in looking at the parking lot site
plans.
Howard said yes that flexibility in design of the commercial development will be needed
depending on the type and size of the business that locates on any given lot. However, the
planned development concept plan is intended to indicate the expected quality of the
development and how it will be complementary to the larger office park. She said the concept
plan is intended to show the general character of what would be allowed. Any development will
have to meet the underlying zoning requirements and any additional standards adopted as part
of the planned development plan and conditional zoning agreement.
Eastham said that in other rezonings for larger retail outlet areas where there are larger parking
lots the Commission wanted wider aisles and more plantings, things not required by the Code
but which added aesthetically to the development.
Howard explained that this site is not intended for big box retail stores, which is why the
restriction is for buildings fifty thousand square feet or less. She said that buildings over that
size, such as Wal-Mart and Menards, have to meet big box retailing standards in the zoning
code for their building design and parking areas, which are typically much larger than what is
indicated on this plan.
Eastham asked if they have enough control over how the storm water facilities on site will look.
Howard said the applicant wanted to get permission for the plat and the rezoning before they
went to the expense of designing the whole park with a master landscape plan. She said staff
and the development team both feel that there does need to be a master landscape and sign
plan to guarantee consistency. She said the storm water facilities will have to be designed at the
final plat stage.
Miklo added that as noted in the staff recommendations, one of the conditions would be site
plan review by the Commission, so the Commission would have a chance to weigh in on the
design of the storm water facilities.
Planning and Zoning Commission
September 6, 2012 - Formal
Page 5 of 10
Howard said they expect to get a master plan before final plat, and one of the conditions would
be that the storm water facilities be integrated into that master landscaping plan.
Eastham asked that if FEMA updates the flood plain elevations for this area, would that be
incorporated in the future for planning purposes here.
Howard said that anyone applying for a building permit has to abide by whatever the current
flood plain regulations are at the time of application.
Eastham asked if staff has any feelings about whether this single access point is adequate for
public safety over the next several years as the area is developed and traffic increases.
Howard said in the traffic study that was completed by HR Green, they looked at how the
intersections would function in the Highway 1 corridor and the traffic circulation would occur if
there were two roads. She said staff is going to request that the same company re -run the
numbers to show what happens if there is just one road. She said clearly it is not as good as
having two connections but the traffic study shows that some development can occur here
without secondary access, just like in Northgate Corporate Park. Howard said the traffic study
will look at the trigger points that will indicate when the City will need to extend Oakdale
Boulevard to provide secondary access.
John Yapp, transportation planner for the City, said that retail uses can have a higher volume of
traffic than a typical office use. He said their preliminary analysis is that much of this first phase
of development as shown on the plat can likely be developed on a single means of access, but
they want to review a subsequent traffic study to confirm that and to confirm at what point
Oakdale Boulevard would need to be extended before additional development would be
permitted.
Eastham asked if there was a street on the south of Pearson property would Oakdale Boulevard
need to be extended.
Yapp said in that case, the extension would not need to occur as soon, as that would provide a
second point of access. He said the need for a second means of access for a development this
size is typically for emergency response purposes and for traffic distribution. However,
eventually Oakdale Boulevard would be needed for development of future phases of the office
park.
Howard said that office traffic tends to have concentrated traffic at certain times of the day
whereas for retail uses there would be a more general traffic flow, so the traffic consultant will
provide more detailed analysis regarding how one street would work versus two.
Eastham asked if the City has options for obtaining an access to the south
Howard said the City has the power of eminent domain, but Council has indicated that they are
not willing to use that power at this time and wish to work out an agreement with Pearson for the
street on the north side of their property.
Freerks opened public hearing.
Brett Bosworth from R&R Realty Group and on behalf of Steve Moss said he had heard
concerns at the last meeting about what they would put from an image perspective along the
interstate. He said about half the property that would front on the interstate would be office and
the other half is dedicated to retail services. He showed the Commission examples of their
inventory in Des Moines and the product type they have placed along major arteries and the
interstate, the majority of which are single story office buildings constructed in brick and glass.
Planning and Zoning Commission
September 6, 2012 - Formal
Page 6 of 10
He showed examples of signage used on their properties in which they dedicate one monument
sign per lot but don't allow much signage on the buildings. He said they also provide for
monument signs for buildings that don't front onto the interstate and limit the colors that can be
used. For those properties that have frontage along the interstate, they would like to have a
couple of larger monument signs that are visible to passing traffic that would announce the
location of the office park and some of the major businesses in the park. For retailers, the
signage is similar in design quality, but they allow some additional color variation to respond to
their marketing logos.
Bosworth said they will be spending a lot of money on the entrance -way features to the park
and that will set the tone for the quality of what is to come and will dictate who won't come if it
isn't high enough quality. He said that they will be diligent about making sure that from a
distance and as you drive in the park there aren't any inconsistencies in the area that would
negate the investment they would make to set the tone of image and quality. He mentioned
concern about the possibility of a wind turbine on the Pearson property and said it's important
that there aren't any inconsistencies in tone around the entrance -way feature because it will be
seen from such a distance.
Bosworth said because the property is situated higher than the interstate, parking areas will not
be very visible from the interstate and showed examples of how they have handled parking lot
screening on their other properties. Bosworth said in all their properties they have built ponds
with walking trails and keep them immaculate. He said about 35% of this project is natural green
space, with woodlands and the stream corridor and most likely those areas will stay natural. He
said the areas that aren't currently green areas would be converted to manmade green areas.
He said in their discussions with Pearson, R&R is made the point that without a south street, the
north access point should be reserved for the Moss development rather than allowing driveway
connections to the Pearson parking lot. Since the Moss office park will have only one access
point until Oakdale Boulevard comes into play it's going to be more difficult to market and they
will need to ensure that the road capacity is reserved for the businesses that would locate in the
new office park.
Dyer explained that her meaning of green space and Bosworth's are different. She said on all
his examples there is a large amount of manicured grass, which is not the most sustainable kind
of vegetation to have in Iowa. She said more and more areas are now given over to native
plants or allowed to be natural in order to reduce the amount of chemicals and water needed to
maintain the vegetation. She asked if R&R had considered those types of more natural
landscaping in terms of the future should agricultural chemicals be found to be harmful to the
waterway.
Bosworth said there's not another park in the state that has as much natural area as the 35% in
this development, and as a consequence it will require less mowing and fertilization than other
similar office parks.
Freerks asked if he is referring to wooded areas.
Bosworth said their intention is not to encroach into these areas because they provide a natural
setting which is unique to this park, and also it would be expensive to do so. He said many
businesses want a manicured lawn, so there will still be mowing but there will be more natural
space than in any other office park that he knows of.
Eastham asked who will own and maintain the grounds around all the buildings
Planning and Zoning Commission
September 6, 2012 - Formal
Page 7 of 10
Bosworth said the idea is to create a development that has a consistent management plan
Similar to all of R&R's other office developments, this one will be managed by them.
Thomas said that the intersection of Moss Farm Road and Pearson Road should be viewed as
providing a sense of arrival since there is a half -mile to drive to get there after turning in off
Highway 1.
Bosworth said that given that this property line is so far inside Highway 1 they will have to look
into that as most of their other developments have had the entrance near the property line.
Thomas said it could be a long, pleasing drive with nice features, or it could seem like it takes a
very long time to reach the destination.
Bosworth said they haven't figured out where to put the entranceway feature, but it does need to
be significant.
Steve Moss indicated that the names of the roads on the plat may be changed. Bosworth
agreed that there has been some sensitivity to the naming of the streets and that they would
need to review the street names again. Howard said if the plat is deferred the development
team can think about what the road names should be.
Eastham asked if Bosworth would comment on deferring action on the plat
Bosworth said the project has an estimated start date that has to be this fall to get it completed
by next November. He said approval of the rezoning at this meeting is important, but pushing
out the plat to the last Council meeting doesn't affect their schedule.
Howard reminded the Commission that the rezoning takes three votes of the City Council
because it is done by ordinance so the plat is always held until the final reading of the ordinance
for the rezoning, so there is plenty of time to get the plat to the City Council, even if it's deferred
to the Commission's next meeting.
Freerks said they don't usually have a list quite so long of things that need to be cleared up
before they move forward, but this is complicated, and sometimes waiting for pieces to fall into
place is important.
Freerks closed public hearing.
Eastham moved to approve REZ12-00005 and REZ12-00006 and to defer SUB12.00003
until the Planning and Zoning Committee's meeting of September 20 with the conditions
and stipulations as set forth in the staff memo dated August 31, 2012.
Thomas seconded.
Freerks invited discussion
Eastham said that the Comprehensive Plan clearly calls for the land use that is proposed. He
said he thinks that the uses here of primarily office research park with some support retail and
commercial uses are an important and vital addition to Iowa City's economic development. He
said the staff and the applicants have done an adequate job of addressing the sensitive area
features in these parcels. He said developing this entire area in phases makes a lot of sense so
he is very supportive of the overall plan as well as the particular development sequences that
Planning and Zoning Commission
September 6, 2012 - Formal
Page 8 of 10
are proposed. Eastham said that both the staff and the developer see the current access as
adequate but less than ideal for the proposed uses. He said he believes that an access from the
south part of the Pearson property would probably increase the economic viability of the area,
which he thinks is a legitimate consideration when looking at both the proposed land use as well
a way to get to the proposed land use. However, he said he is willing to support the access that
is immediately available.
Freerks agreed that it's unfortunate not to see an additional road, and noted that it would be
nice to see a road develop there in the future. She said she agrees that this use is supported in
the Comprehensive Plan and as there is very little highway commercial in that area it will grow
quickly there. She said she looks forward to how the developer will integrate the green spaces
in some of these lovely areas and try to maintain its unique characteristics. She said she thinks
doing that will draw people to this park to work.
Martin said she thinks the developer's presentation is very appealing and that leaving the
natural land areas makes this property unique. She said the only concern she has is the use of
chemicals inundating the sensitive areas, but it seems that the developers have already thought
about that and about keeping the natural resources so they don't have to go that route. She said
this unique landscape could make this very desirable, particularly in Iowa City where we like our
trees.
Thomas said he is supportive of the project and is interested in the challenge of how losing that
one entry point can be viewed as an opportunity. He said he thinks it's an opportunity for the
developer to create a real sense of entry onto the development so that when you do arrive, you
will be in a different place.
Swygard said she supports this project because it fits in well with the Comprehensive Plan. She
said her main concern is the traffic flow, not only for the Moss project but also for the workers at
Pearson who may want to use the retail services that might locate on the Moss property. She
noted that the Pearson employees will have to go back out onto the highway and around in
order to do so. She said that another connecting street would have been ideal, but she at least
would like to see some cooperation in the future for some walking trails between the retail
services in the Moss development and the Pearson property.
Eastham said he supports Swygard's comments about the ability of Pearson workers to get to
and use the retail services in the Moss development, which in the staff report was part of the
rationale for this development. He said trails may be the best thing available at this point.
Dyer said she supports this and is also thinking how the workers in Northgate might also
support the retail services of the proposed development.
A vote was taken and the motion carried 6-0.
COMPREHENSIVE PLAN AMENDMENT ITEMS
CPA12-00003 Consider setting a public hearing for September 20 on an amendment to
the Comprehensive Plan to change the land use designation from Office Research to
Residential 8-16 Dwelling Units per Acre for approximately 28 acres located between
Camp Cardinal Boulevard and Camp Cardinal Road south of Ryan Court.
Miklo said the Commission considered a rezoning request on this same property several weeks
ago. He said in order for that rezoning to proceed there will need to be a Comprehensive Plan
amendment, and staff is reviewing the questions raised by that amendment. He said staff will
Planning and Zoning Commission
September 6, 2012 - Formal
Page 9 of 10
have a report for the Commission at the September 20 meeting, and the rezoning will also be
back on that agenda.
Eastham moved to set public hearing for September 20 on CPA12-00003.
Dyerseconded.
A vote was taken and the motion carried 6-0.
CPA12-00004 Consider setting a public hearing for September 20 on an amendment to
the Comprehensive Plan, Central District Plan, to change the land use designation from
Low to Medium Density Multi -family to Single-family & Duplex Residential for property
located at 905, 909 and 911 N. Governor Street and vacant property located between 906
and 908 N. Dodge Street.
Eastham said he is on the board of an organization that owns property within 200 feet of this
area so he will abstain from voting on this item.
Miklo said last year a rezoning was considered for the Commercial Office (CO-1) aspect of this
property, which went on to City Council with a recommendation from the Commission to
approve the rezoning to Low Density Multi -family (RM-12). He said Council denied that rezoning
and asked staff to look at the Comprehensive Plan for this area, which currently indicates that
it's appropriate for multi -family development. He said staff is examining the Plan for CO-1 area
which was subject to the previous zoning. He said the amendment would also consider an
adjacent RS-8 area, which was not subject to that rezoning but indicated on the Plan as
appropriate for low density multi -family and a vacant property to the west that is also currently in
the Plan as appropriate for multi -family. The Commission is being asked to look at the
Comprehensive Plan for this area to possibly change it from multi -family to single family and
duplex. He said there will possibly be a City -initiated rezoning application on these same
properties to implement the Comprehensive Plan if the Commission chooses to make that
change.
Thomas moved to set public hearing for September 20 on CPA12-00004.
Martin seconded.
A vote was taken and the motion carried 5-0 with Eastham abstaining.
CONSIDERATION OF MEETING MINUTES: August 13 and August 16, 2012:
Eastham moved to approve the minutes with minor corrections.
Swygard seconded.
A vote was taken and the motion carried 6-0.
OTHER:
There was none.
ADJOURNMENT:
Swygard moved to adjourn.
Eastham seconded.
The meeting was adjourned on a 6-0 vote.
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