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Home My WebLink About10-04-2012 Planning and Zoning CommissionPLANNING AND ZONING COMMISSION Monday, October 1, 2012 - 7:15 PM (following Downtown & Riverfront Crossing Plan Presentation) Informal Meeting Iowa City City Hall Helling Conference Room 410 E. Washington Street Thursday, October 4, 2012 - 7:00 PM Formal Meeting Iowa City City Hall Emma J. Harvat Hall 410 E. Washington Street AGENDA: A. Call to Order B. Roll Call C. Public Discussion of Any Item Not on the Agenda D. Comprehensive Plan Amendment Items: CPA12-00003/REZ12-00011: 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 Items: 1. REZ12-00023: An application submitted by 3 Diamond Development for a rezoning from Commercial Office (CO-1) zone to Medium Density Multifamily (RM20) zone for approximately 1.38-acres of property located at 1030 William Street. (45-day limitation period: October 29) 2. REZ12-00022: An application submitted by Saddlebrook Meadows Development for a rezoning to amend the Planned Development Overlay Medium Density Single Family (OPD-8) Plan for Saddlebrook Meadows Part 1 to add a single story ranch style house plan to the previously approved OPD plan for property located at Whispering Meadows Drive and Pinto Lane. (45-day limitation period: October 27) F. Code Amendment Items: 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. (To be deferred to the October 18 meeting) 2. Discussion of a City initiated amendment to Title 14, Zoning, Article C. Accessory Uses and Buildings to provide for the regulation of structures for the keeping of chickens. G. Consideration of Meeting Minutes: September 20, 2012 H. Other 1. Adjournment r -•- CITY OF IOWA CITY MEMORANDUM Date: September 21, 2012 To: Planning and Zoning Commission From: John Yapp, Transportation Planner and Robert Miklo, Senior Planner Re: Traffic generation estimates for property on Camp Cardinal Road(CPA 12-0003/REZ 12-00011) The Planning and Zoning Commission requested traffic estimates for the properties that have access to Camp Cardinal Road. These include a property, which is currently the subject of a Comprehensive Plan amendment and zoning application (CPA 12-0003/REZ 12-00011). There are two properties which rely on Camp Cardinal Road for access (Nepola and St Andrew properties; and one property (Clear Creek LLC) which may be accessed from Camp Cardinal Road and/or Camp Cardinal Boulevard. (It should be noted that there are three properties owned by JMA Properties and Daniel Ahrens, which have access to Camp Cardinal Road. These properties have limited development potential and where not considered in the estimates.) Part of the St Andrew property is planned for a church facility. Table 1 shows traffic estimates if a church is developed on 10 acres of the St Andrew property, and the remaining property were developed to single-family density. It should be noted that these are estimates based on assumptions regarding overall density, and limited information about church functions during the week. Table 1: Traffic generation estimates assuming Church and Single Family uses Weekday Weekday Acres du/ac* Sq Feet trip rate** trips St Andrew Church 10 N/A 55,000 4.35 239 Weekday Dwelling trip Weekday Acres du/ac* units rate*** trig s 22.8 3 68 9.57 655 St Andrew residential Nepola 27 3 81 9.57 775 Clear Creek LLC 27 3 81 9.57 775 Tota 1 86.8 2444 * Assumes RS-5 zoning for residential land, with an average net density of 3 units per acre **Assumes 4,35 trips per 1,000 SF for church, in the range of church trip generation from ITE ***Assumes all single family, detached dwellings for trip generation rate A request for Low -Density Multi -Family zoning is proposed on the Clear Creek LLC property. Much of this property is also affected by steep slopes, which would largely be September 28, 2012 Page 2 protected under the City Sensitive Environmental Areas Ordinance due to being defined as a steep, critical or protected slope. It is estimated that 14.1 acres of the Clear Creek LLC property is 'developable.' Table 2 shows traffic generation estimates if the Clear Creek LLC property were developed at a density of 15 units per acre (the maximum density achievable in the RM12 zone). The assumption of 15 units per acre is for the purposes of traffic generation estimates; it is unknown what the actual development density will be. Table 2: Traffic generation assuming 12 units/acre for Clear Creek LLC property Acres du/ac Weekday Weekday Feet trip rate trips St Andrew Church 10 N/A 55,000 4.35 239 Dwelling Weekday Weekday St Andrew Acres du/ac units trip rate** trips residential* 22.8 3 68 9.57 655 Nepola" 27 3 81 9.57 775 Clear Creek LLC** 14.1 15 212 6.59 1394 Total 73.9 3063 * Assumes RS-5 zoning for residential land, with an average net density of 3 units per acre **For Clear Creek property, assumes 15 units per acre, multi -family trip generation Secondary access standard The City Subdivision Code states that secondary access may be required for a collector street which exceeds 2,500 vehicle trips per day. This standard is in place for several reasons, including the desire to minimize the traffic burden on any one street, to promote traffic distribution and circulation, and to provide a second means of access for emergency and service vehicles should the main access be blocked or congested. If all the properties with access to Camp Cardinal Road were developed to single family uses, and a Church is developed with limited weekday activities, the traffic generation would likely approach this 2,500 vehicles -per -day threshold. If the Clear Creek LLC property is developed to 15 units per acre with access solely to Camp Cardinal Road, the secondary access threshold would likely be exceeded, and a secondary access would be recommended to Camp Cardinal Boulevard. This should be a consideration when the property is rezoned. If secondary access is not provided a Conditional Zoning Agreement should limit the density of development on the Clear Creek LLC property even if it is zoned RM-12. z , a QP r �v GPQ 4 � N d a , — U r uu-casaraurawvs�u� ,....s�.�^_ �" ReYN£sR£x3'Y.M sC 4 s V 1��1Y O F LO �0 //��/\\ �Q CL q CM a 00 STAFF REPORT To: Planning and Zoning Commission Prepared by: Karen Howard Item: REZ12-00023 Date: October 4, 2012 1030 William Street GENERAL INFORMATION: Applicant: 3 Diamond Development 7444 Long Avenue Skokie, III., 60077 Contact Person: Ben Porush 847-677-7206 ext. 1009 bporush@3diamonddevelopment.com Requested Action: Rezoning from Commercial Office (ODR - CO-1) to Medium Density Multi -Family Residential (ODR-RM-20). Property would remain in the Towncrest Design Review Overlay District. Purpose: To allow for development of elder apartment housing Location: 1030 William Street Size: 1.38 acres Existing Land Use and Zoning: offices; ODR-CO-1 (Commercial Office with a Design Review Overlay) Surrounding Land Use and Zoning: North: redevelopment site; Design Review Overlay Community Commercial (ODR-CC-2); Medium Density Multi - Family Residential (RM-20) South: detached single family homes; Low -Density Single -Family Residential (RS-5) East: offices and apartments; Design Review Overlay Medium -Density Multi -Family Residential and Commercial Office (ODR-RM-20 & ODR-CO-1) West: bank and offices; Design Review Overlay — Commercial Office Comprehensive Plan: Southeast District Plan, Mixed Use File Date: September 13, 2012 45-Day Limitation Period: October 28, 2012 BACKGROUND INFORMATION: The subject 1.38-acre property at 1030 William Street is located in the Towncrest Urban Renewal Area and is currently developed as an office building. While the existing building contains a few offices, it is largely vacant and in poor condition. The applicant, 3 Diamond Development, is proposing to redevelop the property by demolishing the existing building and constructing a 41- unit elderly apartment building. Their application states that the "close proximity of medical offices, grocery stores, pharmacies, and single family homes makes this an ideal location for senior housing." The Towncrest Commercial Area, located at the intersection of 1st Avenue and Muscatine Avenue, was originally developed in the 1960s with an emphasis on medical offices, but has evolved over the years to include a mix of neighborhood -serving commercial uses — a grocery store, pharmacies, banks, gas stations and other small shops. While most of these businesses are thriving, the original office area located south of Muscatine has deteriorated over time due to a lack of reinvestment in the buildings and the infrastructure. Through an extensive planning effort conducted by the City with area businesses and residents, the City adopted a number of new policies and strategies to encourage reinvestment in and redevelopment of Towncrest, including designating Towncrest an urban renewal area, which allows the City to offer economic development assistance to worthy projects, and adopting a Design Plan, which establishes design guidelines for redevelopment. ANALYSIS: Current and proposed zoning The subject property is currently zoned Commercial Office (CO-1) and is within a Design Review Overlay District. The purpose of the CO-1 Zone is to provide specific areas where office functions, compatible businesses, apartments and certain public and semi-public uses may be developed in accordance with the comprehensive plan. This zone often serves as a buffer or transition between residential areas and more intensive commercial or industrial areas. While residential apartments are allowed in the CO-1 Zone, they must be located above ground floor commercial space. The property is also subject to the provisions of the Towncrest Design Review District. The design of any new building constructed in the Design Review District must be approved by the Design Review Committee according to the standards set forth in the Towncrest Design Plan Manual. The applicant has requested that the property be rezoned to Medium Density Multi -Family Residential (RM-20). The purpose of this zone is to provide for multi -family development at a density of approximately 24 units per acre. As stated in the zoning code, "this zone is particularly well suited to locations adjacent to commercial areas and in areas with good access to all City services and facilities." The City also recently adopted a density bonus for elderly housing that would allow up to 25% more units over the base density allowed in the zone if the apartment units meet the standards for this bonus as stated in the zoning code. The applicant's proposal for 41 units of elderly apartment housing is consistent with the stated purpose of the medium density multi -family zone. The Towncrest area is directly adjacent to many businesses that would meet the daily needs for area residents, including groceries, banking services, pharmacies, and doctor's offices. Based on the lot size, RM-20 Zoning would allow 33 apartments to be developed. With the elder apartment housing density bonus up to 41 apartments could be built. Typically, a single property cannot be rezoned to a zoning designation that is different than all the immediately surrounding properties (spot zoning), unless the rezoning is consistent with adopted comprehensive plan policies that indicate the area is intended to transition over time to this new zoning pattern. Consistency with the stated comprehensive plan goals for Towncrest are outlined in the following section. Comprehensive Plan The Southeast District Plan, adopted in 2011, encourages reinvestment and redevelopment of the Towncrest area. The Southeast District Plan future land -use scenario map shows 1030 William Street as "mixed use." The plan states that "new development in Towncrest should incorporate a diversity of uses, mixed both vertically within buildings and horizontally along a network of streets. Apartment buildings, live -work and residential townhouses should be used to transition from any new development to the detached single-family neighborhood surrounding Towncrest." Most commercial zones within the City, including the CO-1 Zone allow "vertically" mixed buildings, with commercial on the ground floor and apartments on the floors above. The Towncrest plan also encourages uses to be mixed "horizontally," which means that residential buildings can be located adjacent to commercial buildings and offices along the same street frontage. The long-term goal for Towncrest is to create a new medium -density, mixed -use zone that would allow this type of horizontal mixing of uses. However, since this zone has not yet been created, staff finds that proposals for redevelopment within the Towncrest area that are consistent with this long term goal should be viewed favorably. The Southeast District Plan contains a number of specific goals and objectives for Towncrest to achieve the transformation envisioned in the plan. The goals and objectives particularly relevant to this rezoning are listed below: •Goal 2, Objective b. — Explore zoning changes that will support and encourage mixed -use development throughout the Towncrest Area. The mixed -use development could combine retail, office, and residential uses. •Goal 3: Expand residential uses to the area to support and expand office and commercial uses in the area. •Goal 3, Objective a. Work to create a unique and diverse style of residential development in the area — focusing on affordable housing for those who currently live in the area and others who desire an urban living alternative to Downtown Iowa City. •Goal 4. Encourage reinvestment and redevelopment. •Goal 4, Objective c. Develop a plan to address the declining condition a negative impressions of the apartment buildings in the area. Staff finds that the proposed elderly apartment housing is consistent with the comprehensive plan goal to encourage residential uses that are developed in a manner consistent with a horizontally mixed -use zoning pattern envisioned for the Towncrest Area. The proposed building will be specifically designed for a population that would benefit from the mix of retail services and medical offices in the area. Replacement of an older office building that is sitting largely vacant with a new high quality residential building will set an example that will likely encourage further reinvestment and redevelopment in this area. However, there was considerable public concern expressed about the condition of some of the apartments in the Towncrest area and that any new apartments be carefully designed to meet the housing needs of the residents and that will be maintained over time as an integral part of the Towncrest area in a manner that is sensitive to the larger residential neighborhood that surrounds Towncrest. Since elderly housing is clearly a need within this community and the Towncrest area, with all its amenities is particularly suited to meet the needs of elderly citizens, staff recommends that the applicant and the City enter into a conditional zoning agreement that will ensure that the apartments be reserved for and occupied by elders and/or persons with disabilities. Compatibility with neighborhood For the various reasons stated above, staff finds that elder apartment housing would be compatible with the neighborhood. However, staff notes that the properties directly to the south of 1030 William Street are small detached single family homes. The conceptual site plan submitted by the applicant illustrates two driveways extending from William Street to a rear parking lot. One of these drives is directly adjacent to the back yards of the single family homes that front on Wayne Avenue. Staff has discussed and the applicant agrees that it would be better if the southernmost drive is eliminated and instead landscaped open space is developed in this area as a means of preserving the privacy and residential character of that abutting backyard space. The gas station property directly to the north of the subject property is also proposed for redevelopment as a new medical office building designed to modern office standards. The street right-of-way along William Street will likely need to be widened to accommodate the desired pedestrian -oriented streetscape with perpendicular on -street parking for this commercial redevelopment. Staff notes that when both of these properties are developed the streetscaping should be coordinated so that the sidewalk location is logical and consistent along the William Street frontage. Summary For the reasons stated above, staff finds that the proposed rezoning is consistent with the Southeast District Plan and the Towncrest Urban Renewal Plan. Redevelopment of this property will likely encourage further reinvestment and redevelopment in Towncrest. The property should be developed in a manner that is consistent with the Towncrest Design Plan and in a manner that will maintain the residential character and privacy of neighboring single family homes. STAFF RECOMMENDATION: Staff recommends approval of REZ12-00023, a rezoning of an approximately 1.38-acre property located at 1030 William Street from ODR-CO-1 to ODR-RM-20, subject to a conditional zoning agreement that specifies that the apartments will be reserved for and occupied by elders or persons with disabilities and that no drives or parking will be allowed between the building and the south property line and that this same area should be preserved as landscaped open space. ATTACHMENTS 1. Location map 2. Aerial photo 3. Concept plans for the site and the building Approved by: Robert Miklo, Department of Planning and Community Development ,, .w fiup °ie asap nay mn� � � -' - �- 153tl DNMOl All0 tlM01 =iei S31H39e531H38 '�" ,�3 S1NAVVIHVdV HOINAS ®NOUMVICI 3Odd3 L 0,NIada, (3iaiSS3oov r,) s�vds sn:�w�avd oS I. i.m:iwiadloo ONIanne VJ NVId 311S O3SOdOHd ¢d os Ive'ss)saaov 9e l VAHV911S Z /G z «\O9) \\\ \ ■ I X \\ m q ;r \�\ STAFF REPORT To: Planning and Zoning Commission Item: REZ12-00022 Saddlebrook Meadows 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: Prepared by: Robert Miklo Date: October 4, 2012 Saddlebrook Meadows Development Inc. 2871 Heinz Road Suite B Iowa City, IA 52240 Steve Gordon Rezoning to amend OPD plan for Saddle Brook Meadows Part 1. To add a one story ranch style model to the approved models for OPD plan. Whispering Meadows Drive and Pinto Lane Approximately 8 acres Residential - OPD-8 North: Residential — IRS 12 East: Residential — OPD/RS12 South: Agricultural/undeveloped — RS8 West: Agricultural/undeveloped — RS8 South District Plan — duplex and single family September 12, 2012 October 27, 2012 The Planned Development Overlay Plan for Saddlebrook Meadow Part 1 was approved in 2004. The originally approved plan (copy enclosed) included 18 two-story single-family dwellings on small lots (numbers 22-26, 33-37, 39-43 and 45-47), 20 zero -lot line dwellings (numbers 1-20), 3 duplexes (number 21, 38 and 44) and 6 townhouses (numbers 27-32). The applicant proposes changing up to six of the two-story single family models to single story ranch style houses (drawings enclosed). The other aspects of the plan would not change. The applicant has elected not to use the Good Neighbor Policy. ANALYSIS: 2 The originally approved OPD plan for Saddlebrook Meadows includes three to seven models of single-family homes. All of the single-family models are two stories. To provide for more affordable units and dwellings on a single floor, the applicant has requested the option of replacing up to six of the two story models with one-story dwellings. The approved single family lots are considerably smaller and narrower than what is typically allowed in the underlying Medium Density Single Family (RS-8) zone. They are also served by alleys with some models including attached garages and others with detached garages. As a result there is less usable yard space than typically found in newer neighborhoods. To address this and to provide for usable outdoor space the proposed house models include full width front porches that will be a minimum of 8 feet deep. The original plan included a variety of house models and requirements that identical models not be repeated next to each other. This condition will be also apply to the revised plan. STAFF RECOMMENDATION Staff recommends that REZ12-00022 an amendment to the preliminary Planned Development Overlay (ODP) Plan for Saddlebrook Meadows Part I to allow up to six single story models be approved. ATTACHMENTS: 1. Location Map 2. Previously approved plan. 3. Building elevations. � Approved by: C Jeff Davidson, Director, Department of Planning and Community Development e 5. IPLE CROWN LN �N O pC SJJVT� Jells N N r N - o i a cn N �o o MM N O 1.6i t!J vN u _ ti �I l0 ONIVIOW-1 j N �I J10 DNv1SNw r II 10 NVOd0 19 163 "NKVH' r Fi0 ANOdOIOd I� 0 a I�10 Ntl15tl21V 110 39tlSS3aQ O �L__� � I�3SOONVddV , 1C 3lddV 0,,. a ,N lO ZNT 4q J cv . `8� POQW oR a H S `r \--91VW,kVM>nVM SOO'09'02"E 620.76' 103 11 I u Imo__ -� L-�1 E-- C7 LL CITY OF IOWA CITY MEMORANDUM To: Planning & Zoning Commission From: Janis Ream Date: 8/24/2012 Re: Zoning Code amendment to allow urban chickens in residential zones BACKGROUND Because of the interest expressed by a large number of Iowa City residents to allow chickens in residential zones (petition provided to Iowa City Council on 7/10/2012), City Council has directed stall'to draft code amendments for their consideration that would permit this accessory use. The majority of code changes would occur in the Animal Control section of City Code; however, an amendment to the Zoning Code will be necessary as well. The proposed changes to the Animal Control code would provide the detailed requirements for the number of allowed chickens, setbacks for chicken coops and the permitting process. "These requirements as currently proposed are: 1) to limit the allowed number of chickens to no more than fora- hens (no roosters), 2) to limit the use to detached single family dwellings, 3) to delineate a required setback for the coops and 4) to require notification of neighbors and an annual permit. Enforcement and permitting would be handled by Animal Control. The Accessory Uses and Buildings section of the Zoning Code (14-4C) delineates criteria for specific listed accessory uses and structures. It also states that a use or structure can be considered accessory if it meets certain general criteria and is `customarily incidental to and commonly associated with" a permitted principal use. Urban chickens are not listed as a specific accessory use and, since they are not "customarily incidental to and commonly associated with" a detached single family residence, they cannot be considered a general accessory use. 14-4C-2X — Structures for the Shelter of Household Pets, Horses and Ponies - does not provide specific parameters for chicken coops and, because chickens are defined as livestock in the Zoning Code, they cannot be considered a household pet. Because chickens are not listed as a specific permitted accessory use and because structures for the shelter of chickens (coops) are not specifically delineated, urban chickens are not permitted per the Iowa City Zoning Code. An amendment is required. RF,COMMENDATION Because all of the specific code requirements for the keeping of urban chickens will be in the Animal Control section of city code, the amendment to the zoning code can be straightforward with a simple cross reference to the Animal Control code section. Add a paragraph "3." to subsection 14-4C-2X that states "The keeping of chickens and structures for the shelter of chickens are permitted for detached single family uses subject to the provisions- found in Title 8-4. (Animal Control section of city code). Approved b)'-- Robert Miklo Department of Planning & Community Development