HomeMy WebLinkAbout11-15-2012 Planning and Zoning CommissionIowa City Planning & Zoning Commission „
Informal Meeting
CANCELLED
Formal Meeting `
November 15, 2012
Thursday — 7:00 p.m.
Emma Harvat Hall — City Hall `
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Department of Planning &
Community Development
CITY OF IOWA CITY
PLANNING AND ZONING COMMISSION
No lnformal Meeting
Iowa City City Hall
Helling Conference Room
410 E. Washington Street
AGENDA:
A. Call to Order
Thursday, November 15, 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. Rezoning/Development Items:
1. REZ12-00024/SUB12-00010: Discussion of an application submitted by Southgate Development
Services for a rezoning to amend the Planned Development Overlay Medium Density Single Family
(OPD-8) Plan to change townhouse style units to zero lot line dwellings and a preliminary plat for
Cardinal Pointe South Part Three, a 32-lot, 6.53 acre residential subdivision located at Camp
Cardinal Boulevard, Ryan Court and Preston Lane. (45 day limitation: November 26, 2012)
2. REZ12-00027: Discussion of an application submitted by the City of Iowa City for a rezoning to
designate the Jefferson Street National Register Historic District as a Historic Preservation Overlay
(OHP) zone.
3. REZ12-00028: Discussion of an application submitted by Northside Commons, LLC for a rezoning
from Neighborhood Stabilization Residential (RNS-12) zone to Central Business Service CB-2) zone
for approximately .22-acres of property located on 221 and 225 North Linn Street and the adjacent
MidAmerican substation, which is approximately .07 acres. (45 day limitation: December 8, 2012)
E. Comprehensive Plan Rezoning
CPA12-00005/REZ12-00026/SUB12-00012/VAC12-00004: Discussion of an application submitted by
Hy-Vee Stores, Inc. for a Comprehensive Plan Amendment, a rezoning from Medium Density Single-
family Residential (RS-8), Neighborhood Public (P-1) and Highway Commercial (CI-1) to Planned
Development Overlay/Community Commercial (OPD/CC-2) zone and a preliminary plat of Roberts Dairy
Addition for approximately 8.21 acres of property located on North Dodge Street, east of Prairie du Chien
Road and an application for a vacation of the public right-of-way for a portion of St. Clements Alley.
(45 day limitation: December 3, 2012)
F. Comprehensive Plan Item
A public hearing to amend the Comprehensive Plan to adopt the Downtown and Riverfront Crossings
Plan as an element of the Comprehensive Plan.
G. Other
H. Adjournment
City of Iowa City
MEMORANDUM
Date: October 24, 2012
To: Planning and Zoning Commission
From: Robert Miklo
Re: REZ12-00024/12-00010 Cardinal Pointe South Amendment to OPD
The applicant's builder has submitted the attached revised building elevations for your
consideration. We have asked that the OPD plan show typical driveway configurations to
assure that the code requirement for access management is being met and the front yard
paving is being minimized. To date we have not received drawings of the proposed driveway
configurations from the applicant. Staff anticipates that drawings will be received from the
applicant prior to your meeting on Thursday.
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CITY OF IOWA CITY
MEMORANDUM
Date: November 9, 2012
To: Planning and Zoning Commission
From: Robert Miklo, Senior Planner
Re: REZ12-00027 Jefferson Street Historic District
Background: The Jefferson Street Historic District was listed in the National Register of Historic
Places in September 2004. The Iowa City Historic Preservation Commission proposes to
designate the National Register District as a local historic district.
Historic Preservation Commission Review: The Iowa City Historic Preservation Commission
met on October 11, 2012 and conducted a public hearing where they reviewed and evaluated
the historic significance of the Jefferson Street Historic District. The Commission determined
that the district meets the requirements for a local historic district and voted unanimously to
recommend approval of the designation of the Jefferson Street Historic District as a Historic
District Overlay (OHD) zone.
Designation of the district as an OHD zone will require Historic Preservation Commission
approval of any significant changes to the exterior of buildings within the district. Historic
designation will also make the properties eligible for special exceptions (Section 14-213-8 of the
zoning code) that would allow the Board of Adjustment to waive or modify certain zoning
requirements to help support the continued use of historic buildings.
Planning and Zoning Commission Review: Local historic districts are created by zoning
overlays and therefore require a recommendation from the Planning and Zoning Commission to
the City Council. The Commission's role is to review the proposed designation based on its
relationship to the Comprehensive Plan and proposed public improvements and plans for
renewal of the area involved.
The Comprehensive Plan addresses this area in two ways.
1) The historic preservation plan calls for its preservation due to the high concentration of
historic buildings — some, including several churches and the Bostick House, are
amongst the most historic in the city.
2) The Central District Plan shows the area as a mixture of institutional uses including
university buildings and religious institutions and a mixed use area of residential and
commercial buildings. The Mixed/Use zoning that applies to much of this area was
specifically developed for Jefferson Street as a way of encouraging the preservation of
current buildings by allowing them to be used for either residential or light commercial
uses.
In addition to the Comprehensive Plan the City's Strategic Plan contains the goal of stabilizing
neighborhoods surrounding the city core. These include the Northside Neighborhood which
begins at Jefferson Street and the College Green Neighborhood which includes Jefferson Street
east of Gilbert Street. The establishment of a local historic district would further implement the
City's policies of preserving the historic building stock.
November 9, 2012
Page 2
Staff Recommendation:
Jefferson Street National
approved.
Attachments.
Map
Approved by:
Staff recommends that REZ12-00027 an application to designate the
Register Historic District as a Historic District Overlay (OHD) zone be
c G1wi
Jeff Davidson, Director
Department of Planning and Community Development
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To: Planning & Zoning Commission
Item: REZ12-00028
221 & 225 N. Linn Street
GENERAL INFORMATION:
Applicant:
Owners:
Contact Person:
Phone:
STAFF REPORT
Prepared by: Karen Howard
Date: November 15, 2012
Northside Commons LLC
P.O. Box 3474
Iowa City, IA 52244
221-225 Linn LC
P.O. Box 4374
Iowa City, IA 52244
Jesse Allen
(319)530-8238
Requested Action: Rezoning from RNS-12 to CB-2
Purpose: To allow development of a new mixed -use building
with ground floor commercial and upper level
apartments/condos
Location: 221 & 225 N. Linn Street and the MidAmerican
Substation on the abutting property to the south
Size:
Existing Land Use and Zoning:
Surrounding Land Use and Zoning
Comprehensive Plan:
File Date:
45 Day Limitation Period:
0.22 acres and .07 acres (MidAmerican substation)
Two -Family & Multi -family / Neighborhood
Stabilization Residential (RNS-12) Zone
North:
Residential, RNS-12
South:
Commercial; CB-2 & CB-5
East:
Commercial, CB-2
West:
Residential; RNS-12
Central District Plan shows the area as urban
commercial
October 24, 2012
December 8, 2012
BACKGROUND INFORMATION:
The proposed development will combine two properties that currently contain a duplex that fronts
on North Linn Street and a four-plex located on the corner of North Linn Street and Bloomington
2
Street. The applicant is requesting to rezone the properties to Central Business Service (CB-2)
and intends to take down the two existing residential buildings and construct a mixed -use building
that would include storefront commercial space on the ground level that would be oriented toward
Linn Street, two floors of apartments above, and a rooftop garden as an amenity for residents of
the building. As proposed, parking for the development would be located within the structure. The
concept is for a basement level of parking intended for the residents that would be accessed from
the east -west alley via a driveway and ramp. Parking for the commercial space would be provided
on the ground level floor of the building behind the commercial space via an access drive from
Bloomington Street.
There is a MidAmerican substation located on the west side of Linn Street adjacent to the alley.
To prevent the creation of an island of RNS-12 zoning staff recommends that if this rezoning is
approved, that the MidAmerican property also be rezoned to CB-2.
Due to intense public interest in a previous rezoning request in 2011 and the subsequent rejection
of that proposal by the City Council due to neighborhood concerns, the applicant re -worked the
rezoning request so that it does not include the property at 223 E. Bloomington and have re-
designed the proposed building. The applicant has chosen to follow the "Good Neighbor Policy"
and has held several Good Neighbor Meetings at which the development team has presented
their initial ideas and then modified their proposal based on community input.
ANALYSIS:
The current zoning of the property is Neighborhood Stabilization Residential (RNS-12). The
purpose of the RNS-12 zone is to stabilize neighborhoods by preserving their single-family
character. Provisions in the zone prevent the conversion or redevelopment of single-family uses
to multi -family uses. However, existing conforming multi -family uses retain their conforming status
when rezoned to RNS-12. The subject properties were rezoned from Low Density Multi -Family
Residential (RM-12) to RNS-12 in 1995. These properties were converted to multiple units prior to
that time. The two existing buildings contain a total of 6 dwelling units with 12 bedrooms total.
Much of the backyard area has been paved over for use as parking or drives. The two buildings
have also had extensive exterior remodeling that removed or covered up historic architectural
details.
The proposed Central Business Service (CB-2) zone is intended to allow the orderly expansion of
the Central Business District, to serve as a transition between the intense land uses located in the
Central Business District and adjoining areas, to enhance the pedestrian orientation of the center
of the city and to provide suitable peripheral locations for auto -oriented commercial and service
uses. The zone is intended to accommodate mixed land uses but at a lower intensity than the
other Central Business Zones (CB-10 and CB-5). The zone allows a variety of commercial uses
including retail, services, restaurants and office uses. Commercial uses are required on the
ground floor and also allowed on upper floors. Residential uses are allowed on the upper floors.
The size of the commercial space and the residential density possible on this constrained site willl
be largely determined by how many parking spaces can be provided. The residential parking
requirement is 1 parking space for each bedroom and for the commercial space, 1 parking space
per 300 square feet of office or retail space.
The applicant proposes to build approximately 2,400 square feet of commercial space on the
ground floor and 2 floors of apartments: 8, one -bedroom units on the 2nd floor and 4, two -bedroom
units on the third floor. Two levels of parking are proposed. As currently shown, there would be
six or seven parking spaces located on the ground level floor of the building accessed from a
garage opening on Bloomington Street and 17 parking spaces located underground with an
garage opening on the west side of the building with a drive that extends to the public alley
located south of the property.
Staff notes that the proposed building is a concept. A detailed site plan has not yet been
developed to show how access to the parking would be achieved in relation to the existing drives
and parking aisles on the adjacent property at 223 Bloomington Street. There may be outstanding
title issues that need to be resolved regarding the existing private gravel drive that extends from
the public alley north to Bloomington Street. In addition, to ensure compliance with the City's
access management standards and more importantly to prevent an unsafe situation, if the
proposed building contains a garage opening along the Bloomington Street frontage, the
immediately adjacent curb cut for the private gravel drive will need to be closed. In addition, the
public alley located to the south of the subject properties is 20 feet wide and paved with brick.
The 20-foot width is typical for a downtown -area alley. The brick surface is atypical. The brick
has settled in several areas particularly in the wheel tracks, but is wide enough for two-way
traffic. To accommodate the additional traffic for this building, staff recommends that the alley
be reconstructed from Linn Street to the driveway for this property.
Comprehensive Plan: The plan map for the Central District Plan was recently amended by the
City Council to show this property as Urban Commercial. The vision and goals for the Northside
Marketplace are set forth on pages 55-59 of the Central District component of the Comprehensive
Plan. The Northside Marketplace is characterized by its historic mixed -use buildings and small-
scale, locally -owned specialty shops and restaurants. The Plan notes that development should be
sensitive to the neighborhood history and architectural significance. Participants in the Central
District planning process expressed support for development of one and two -bedroom apartments
that would be attractive to longer -term residents as opposed to the larger, dorm -style apartments
typical in some areas near downtown. The Plan also discusses the need to provide sufficient
parking to meet the demand for both commercial and residential uses in the area.
In response to the goals of the Comprehensive Plan and the concerns expressed by the
neighborhood regarding scale of the building and the size and configuration of the residential
units, the applicant has submitted preliminary plans for a proposed building containing commercial
space that is suitable for a small retail or office use. The ground floor commercial space is
designed as a traditional storefront similar to other storefronts in the area. The upper floors
contain 8, 1-bedroom apartments and 4, 2-bedroom apartments with the added amenity of a
rooftop garden to be used as shared outdoor space for the residents of the building. The buildings
in the Northside Marketplace range from two to four -stories in height. Concerns were expressed
during the previous rezoning hearings that because these properties are located on the north
edge of the Northside Marketplace adjacent to the residential neighborhood that any commercial
building built here should be sensitive to the lower scale of the residential neighborhood. In
response to these concerns the third floor is proposed to be more transparent with extensive
window systems that reduce the apparent height of the building. This mix of apartment sizes with
the added amenity of the shared rooftop open space, dedicated off-street parking, and proximity
to downtown and the University will likely be attractive to longer -term renters and owners. For all
these reasons, staff finds that the rezoning is consistent with the Comprehensive Plan provided
that certain conditions are met regarding size of the dwelling units, height and design of the
building, design of the storefront and streetscaping, and resolution of parking and vehicular
access.
Conclusion: In staff's opinion extending the CB-2 zoning to the west side of Linn Street would be
consistent with the intent of the goals and objectives for the Northside Marketplace, provided that
the building is constructed in a manner that is consistent with the building and site plans that were
submitted with the application. Zoning both sides of Linn Street to CB-2 would be consistent with
the zoning policy of changing zoning at the rear and side lot lines rather than along street
frontages. Commercial uses along Linn Street would help link the commercial uses along
Bloomington Street, such as Pagliai's Pizza, to the commercial uses located south along Linn
Street.
0
The applicant has submitted fairly detailed, but conceptual building and site plans showing how
they intend to develop the property if it is rezoned. The concept is consistent with what staff would
recommend for a conditional zoning agreement. In particular, the building should contain no more
than 16 residential units, configured as a mix of one and two -bedroom units. The commercial
storefront should be designed as illustrated on the elevations submitted with the application, with
traditional storefront windows and prominent and accessible entrances with functional canopies.
Since the rezoning of the property would change the frontage from a residential frontage to a
commercial frontage, staff recommends that the applicant be required to design and install a
commercial sidewalk that extends to the front building wall, street trees, street furniture, and bike
parking facilities that are consistent with the recently installed streetscape in the Northside
Marketplace. As mentioned above, staff also recommends that the applicant be required to
improve the alley from Linn Street to the driveway access for the building. Staff also recommends
that if a garage opening is proposed along the Bloomington Street frontage that the existing curb
cut for the private gravel drive be closed and the curb and parkway rebuilt and planted.
Staff also notes that rezoning the property to CB-2 is not a guarantee that the proposed building
can be built. The building and the proposed structured parking will have to meet all the underlying
zoning, building, and access standards and any outstanding title issues regarding the private
gravel drive will need to be resolved to make the structured parking possible as proposed.
STAFF RECOMMENDATION:
Staff recommends that REZ12-00028, an application to rezone 0.22 acres of land located at 221
and 225 N. Linn 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 approved subject to the
following conditions:
1. No more than two bedrooms are allowed per dwelling unit;
2. The final design of the building shall be reviewed and approved by the Design Review
Committee;
3. The commercial storefront shall be designed in a manner that is consistent with the
submitted elevation drawing;
4. If a third floor is built that it be designed in a manner consistent with the submitted
elevation drawing;
5. If a garage opening along Bloomington Street is requested, the adjacent curb cut for the
private gravel drive shall be closed and the curb restored and parkway planted;
6. The streetscape along Linn Street shall be installed in a manner consistent with the
recently installed commercial streetscape in the Northside Marketplace. Said streetscape
plan shall be reviewed and approved by the Design Review Committee, and
7. The public alley from Linn Street to the driveway access for the building shall be improved
according to the standards specified by the City Engineer.
ATTACHMENTS:
1. Location Map
2. Rezoning Exhibit
3. Draft building and site plans
4. Draft building elevations
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Approved by:
Robert Miklo, Senior Planner
Department of Planning and Community Development
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Heritage
Property
Management
November 9, 2012
City of Iowa City
Planning & Zoning
Iowa City, IA
Re: 221 -225 N. Linn St. —Northside Commons
Dear Planning and Zoning,
220 East Market St
Iowa City, Iowa 52245
319.351-8404/phone
319.351-1928/fax
hpmanagement@gwestoffice.net
221 — 225 Linn Street is a property behind our office. I have had a chance to review the
plans for Northside Commons. This is to let you know that I approve and think it will fit into
our neighborhood.
Thank you for your consideration,
Anne Vespa, Owner of 220 E. Market Street
To: Planning and Zoning Commission
Item: REZ12-00026, CPA12-00005
VAC12-00004 and SUB12-00012
GENERAL INFORMATION:
Applicant:
Contact Person:
STAFF REPORT
Prepared by: Robert Miklo
Date: November 15, 2012
Hy-Vee Stores, Inc,
5820 Westown Parkway
West Des Moines, Iowa 50266
John Brehm
515-453-2795
jbrehm@hy-vee.com
Requested Action: Amendment of the Comprehensive Plan, North
District Plan, rezoning from RS-8. CH-1 and P-1 to
0PD/CC-2 (a planned development overlay is
required due to the disturbance of more than 35% of
the critical slopes located on the property), vacation
of street right-of-way and preliminary plat
Purpose:
Location:
Size:
Existing Land Use and Zoning
Surrounding Land Use and Zoning:
Comprehensive Plan:
File Date:
45 Day Limitation Period:
BACKGROUND INFORMATION:
Redevelopment of former dairy for a grocery store
and convenience store with gas pumps
1109 and 1123 Dodge Street
8.21 acres
Dairy distribution facility, vacant and City radio tower,
CH-1, RS-8 and P1
North: Residential - RS-8
South: Residential and commercial - CC-2
East: Commercial (current Hy-Vee) - CN-1
West: Residential - RS-8
North District Plan: "Main Street' style retail
compatible with adjacent residential
November 8, 2012
December 23, 2012
The applicant, Hy-Vee Stores, has proposed rezoning an 8.21-acre area, located on the north
side of North Dodge Street between Prairie Du Chien Road and North Dubuque Road, from
Medium -Density Single -Family Residential (RS-8), Neighborhood Public (P-1), and Highway
2
Commercial (CH-1) to Planned Development Overlay/Community Commercial (OPD/CC-2);
vacation of the St. Clements Street right-of-way and approval of a preliminary plat of Roberts
Dairy Addition. The purpose of these applications is to allow the Roberts Dairy property and
adjacent properties including public alley right-of-way to be redeveloped for a grocery store and
convenience store including a gas station.
The applicant has also proposed an amendment to the Comprehensive Plan, which contains text
indicating the redevelopment of the dairy property should be in a "Main Street" style compatible
with the adjacent residential neighborhood. It is staff's goal to work with the applicant to develop a
concept plan to allow redevelopment of the property with a design that would be compatible with
the adjacent residential neighborhood so that a Comprehensive Plan amendment is not
necessary.
IE:_ IP
Current and proposed zoning: The current P-1 zoning provides reference to public ownership of
approximately .51-acre tract of land that contains a radio transmission tower used for radio
communications for transit and inspection operations. The property contained a water tank that is
no longer necessary. It currently contains a measuring device for the City's water system (the
North Distribution Pressure Sensor) that is still in use. Hy-Vee proposes to purchase most of the
property from the City with possibility of the City retaining approximately 5,000 square feet for the
tower. Ideally both the radio tower and water pressure sensor would be relocated. The City is
currently studying the feasibility of moving the tower to Fire Station 4 with the understanding that
Hv-Vee would pay the expense. If an agreement is reached on relocating the tower, the entire City
owned property could be purchased by Hy-Vee and incorporated into the development site. In
staff's opinion this would result in a better parking lot configuration. If agreement is not reached
on the relocation of the tower the area retained by the City should retain the P-1 zoning
designation.
A 1.81 acre tract of RS-8 zoned property located to the north side of the dairy is vacant. Previous
requests to rezone that property to allow expansion of the dairy were not approved based on the
goal of maintaining a buffer between the dairy and the adjacent neighborhood. There is currently
a row of evergreen trees and other mature trees that were established to screen the dairy from
the homes to the north. As discussed below, staff would recommend that as many of these trees
as possible be preserved.
The current CH-1 zoning recognizes the location of the dairy, which has been in place since at
least the 1930s. Roberts Dairy recently ceased production activity at this location and it is now
used only for distribution.
The proposed CC-2 zoning is retail -oriented and allows most retail -type stores, restaurants and
services such as hair salons, dry cleaners and banks. The CC-2 zone allows auto oriented uses
such as drive through restaurants by special exception. The applicant has submitted applications
to the Board of Adjustment for a drive -through pharmacy within the proposed grocery store
building and a drive -through coffee shop within the proposed convenience store.
Comprehensive Plan: The North District Plan future land -use map shows this area as
appropriate for retail/community commercial use. However, the Plan qualifies the land use map
with text indicating the redevelopment of the dairy property should be in a "Main Street" style that
is compatible with the adjacent residential neighborhood. The North District Planning Principles
emphasize commercial site design that is sensitive to adjacent residential areas.
The Comprehensive Plan describes a "Main Street" commercial center as having buildings that
are close to the street with parking lots to the rear or sides; the use of street trees and pedestrian
level lighting and street furniture such as benches, to improve the pedestrian environment, public
or semi-public spaces such as plazas and squares. The applicant's concept plan does place the
proposed grocery store near Dodge Street. If the Dodge Street side of the store is activated by
display windows and uses such as the cafeteria (similar to the First Avenue Hy-Vee), it would help
achieve the commercial design goals of the Comprehensive Plan, The Commercial Site
Development Standards for large retail uses (over 50,000 square feet) also require that street
facing facades contain display windows.
As noted the applicant has also proposed an amendment to the Comprehensive Plan. Staff
believes it is possible to develop a plan to allow redevelopment of the property with a design that
would be compatible with the adjacent residential neighborhood so that a Comprehensive Plan
amendment is not necessary. As noted below staff recommends that this rezoning be subject to a
Conditional Zoning Agreement to assure compliance with the Comprehensive Plan policies.
Compatibility with neighborhood: A single-family residential neighborhood is located west of
Prairie Du Chien Road and north of the dairy property. A significant historic dwelling is located
southwest of the subject property at the northwest corner of Dodge Street and Prairie Du Chien
Road. The applicant's initial concept plan showed a convenience store with gas sales and a
drive -through window on the east side of Prairie Du Chien Road with driveway access to Prairie
Du Chien Road. Staff was concerned that this configuration would not be compatible with the
adjacent neighborhood and recommended a design that would include a significant landscaped
buffer between the residential neighborhood and the proposed convenience store. In similar
situations Conditional Zoning Agreements required a decorative masonry wall and a 35 foot
wide landscape buffer between residential uses and commercial development. Such a buffer
along the east side of Prairie Du Chien Road would block lights and noise and visually screen
the residential properties from the commercial activities. A buffer should also be provided on
the north side of the proposed parking lot.
In response to staff's concerns the applicant has submitted a revised concept plan that re -orient
the proposed convenience store toward the interior of the commercial development and Dodge
Street with the gas pumps and canopy located on the parking lot side rather than across from
the homes on Prairie Du Chien Road. The revised plan also eliminated a driveway from the
convenience store onto Prairie Du Chien Road. This new design will help minimize negative
effects on the residential neighborhood. However, the revised concept plan reduced the width
of the buffer yard from the residential zone from approximately 55 feet to as low as 15 feet (for
the drive -through lane). Similar to other situations where Conditional Zoning Agreements
provided a buffer yard between commercial development and existing residential
neighborhoods, Staff recommends that a minimum 35 feet buffer yard and a decorative
masonry fence and landscaping be required on the Praire Du Chien side of the proposed
convenience store.
The design of the convenience store and limited signs on the Prairie Du Chien Road side of the
building could also help make it compatible with the neighborhood and would be consistent with
zoning agreements that apply in similar situations. Staff recommends that the final building
designs be approved by the Design Review Committee at time of site plan approval.
Sensitive Areas: The northwest corner of the property contains steep and critical slopes. The
applicant is proposing to establish a stormwater detention basin in this area and is proposing to
re -grade up to 64% of the area containing critical slopes. The zoning code requires a Level II
Sensitive Areas Review which is a type of Planned Development Overlay when more than 35%
of the critical slopes on a property are proposed be re -graded. The critical slopes are located in
a low part of the property that is necessary for stormwater management. As noted below the
preliminary plat showing the grading was received late and therefore staff has not had time to
completely review the proposed grading and stormwater management plan.
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Preliminary Plat: The applicant is requesting approval of the preliminary plat to consolidate
several lots and vacated right-of-way into two lots — lot 1 will for the grocery store and lot 2 for
the convenience store. As part of the subdivision review stormwater management will need to
be addressed. The applicant submitted a revised plat on November 8 which is currently being
reviewed by the City Engineer. We anticipate that staff will have completed review of the plat
and grading plan and will have comments available before the November 15 Planning and
Zoning meeting.
Right -Of -Way Vacation: St. Clements Streets bisects the dairy property. It provides access to
nine residential properties located to the north of the dairy. There currently are no curbs or
markings to distinguish the street from the dairy truck staging area. The street is essentially part
of the dairy parking lot but also serves residential traffic. The applicant proposes that the City
vacate approximately the southern half of the right-of-way and that an alternative access be
provided to the nine residential properties via a newly dedicated St. Clements Street to be located
within the vacant RS-8 property to the north of the dairy. In staff's view the relocated street would
provide a better defined and safer access to the residential properties. It would also provide
access to the grocery store property for residents of the Shimek Neighborhood located to the
north and west.
Hy-Vee will need to purchase the vacated right-of-way and the water tank site to add to their
property. The dedication of the new right-of-way for St. Clements Street can be considered as
partial compensation for the City property.
Summary: In staff's view it would be possible to design a development with a grocery store and
convenience store in this location and comply with the policies of the Comprehensive Plan
regarding compatibility with the adjacent residential neighborhood and the goals for commercial
design. A Conditional Zoning Agreement is recommended to help assure an appropriate
transition or buffer between the proposed development and the neighborhood to the north and
west. Vacation of the street right-of-way and approval of a plat to consolidate several properties
into one development tract will allow the area to redevelop. An alternative street access to St.
Clements Street will be provided. Accommodation or relocation of the City's radio tower and
water pressure sensor will need to be addressed. As noted revised plans and plats were
submitted on November 8 and are currently being reviewed by City Departments. Additional
correction or requirements may be identified. Staff recommends the following conditions be
included in a Conditional Zoning Agreement:
1) A buffer area of no less than 35 feet shall be established along the western property
line of the parcel rezoned to CC-2. This buffer must be screened to the S3 standard
and include both a masonry wall of a minimum five (5) feet in height located within the
eastern fifteen (15) feet of the buffer area with a dense planting of deciduous and
coniferous understory and over story to the west of the wall.
2) No signs shall be permitted within the 35 foot buffer or on the south and west sides of
the convenience store facing the residential development. There will be no more then
two (2) free standing signs permitted along the Dodge Street frontage. Other fascia
and monument signs are permitted as per the code.
3) Any building or structure including canopies should be of a quality design appropriate
for property abutting a residential neighborhood, including features such as stone and
masonry materials, standing seam metal roofs, and muted colors. The Design
Review Committee shall approve the design of buildings as well as associated
structures and facilities.
4) Preservation of existing evergreen screening and mature trees along northwest side of
the property where possible.
5) Construction of a bus pull off within the Dodge Street right-of-way.
STAFF RECOMMENDATION:
Staff recommends that REZ12-00026 be approved subject to a Conditional Zoning Agreement
that provides for an appropriate transition and buffer between the proposed development and
the neighborhood to the north and west as detailed above. Staff recommends approval of
SUB12-00012 a Not 8.21-acre commercial subdivision subject to correction of items identified by
the City Engineer. Staff recommends approval of VA012-00004, the vacation of a portion of St.
Clements Street subject to relocation of utilities or the retention of necessary easements and
dedication of an alternative street right-of-way.
ATTACHMENTS:
1, Location Map
2. Concept Plan
3, Preliminary Plat
Approved by:
Jeff Davidson, Director
Department of Planning and Community Development
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