HomeMy WebLinkAbout01-14-2013 Planning and Zoning CommissionPLANNING AND ZONING COMMISSION
Monday, January 14, 2013 - 5:15 PM
Informal Meeting
Iowa City City Hall
Helling Conference Room
410 E. Washington Street
AGENDA:
A. Call to Order
4 �;* IFI 1
C. Rezoning Items
Thursday, January 17, 2013 - 7:00 PM
Formal Meeting
Iowa City City Hall
Emma J. Harvat Hall
410 E. Washington Street
1. REZ12-00016 Discussion of an application submitted by City of Iowa City for a rezoning from
Multifamily (R313) zone to High Density Single Family Residential (RS-12) zone for approximately 47
acres of property located north of 906 N Dodge Street.
2. REZ12-00018 Discussion of an application submitted by City of Iowa City for a rezoning from
Commercial Office (CO-1) zone to High Density Single Family Residential (RS-12) zone for
approximately 1,15 acres of property located at 911 N. Governor Street.
3. REZ12-00019: Discussion of an application submitted by City of Iowa City for a rezoning from
Multifamily (R3B) zone to Medium Density Multi -Family Residential (RM-20) zone for approximately
1.78 acres of property located at 902 & 906 N. Dodge Street.
D. Development Item
SUB12-00015: Discussion of an application submitted by Advantage Custom Builders for a
preliminary plat for Mackinaw Village Part 5, a 8-lot, 3.95 acre residential subdivision located on
Mackinaw Drive.
E. Comprehensive Plan
Public hearing on an amendment to the Comprehensive Plan to adopt an update to Iowa City's
Comprehensive Plan: "Iowa City 2030." (This public hearing will be deferred to the February 7th
meeting)
F. Other
G. Adjournment
H. Consideration of Meeting Minutes: December 6, 2012 and January 3, 2013
& Zonin Commission MV_ s
=hmary 1A March 4 March 18
STAFF REPORT
To: Planning and Zoning Commission
Prepared by: Karen Howard & Andrew Bassman
Item: REZ12-00016, REZ12-00018
Date: December20, 2012
and REZ12-00019 Dodge and
Governor Street rezoinings.
GENERAL INFORMATION:
Applicant:
City of Iowa City
410 E. Washington St.
Iowa City, , 92240
Requested Action:
Rezoning from R313 to RM-20 & RS-12 and CO-1
to RS-12
Purpose:
To bring zoning into compliance with the
Comprehensive Plan
Location:
902 and 906 N. Dodge St.; vacant parcel on the
lot adjacent to 906 Dodge Street and 911 N.
Governor Street,
Size:
911 N. Governor — 1.15 acres
902 N. Dodge - .98 acres
906 N. Dodge - .8 acres
Vacant parcel - .45 acres
Existing Land Use and Zoning:
902 N. Dodge St: multi -family, R313;
906 N. Dodge St: multi -family, R3B;
Parcel adjacent to 906 Dodge: vacant, R313
911 N. Governor St: office, CO-1;
Surrounding Land Use and Zoning:
North: Single-family and duplex -RS-8 & RS-12
South: Single-family and duplex -RS-8 & RS-12
East: Single-family (RS-8)
West: Single-family (RS-8)
Comprehensive Plan:
Central District Plan: 902 and 906 Dodge Street -
low- to medium -density multi -family residential (8-24
dwelling units per acre); 911 Governor and adjacent
properties single family and duplex residential.
File Date:
August 17, 2012
BACKGROUND INFORMATION:
The Comprehensive Plan, North District Plan indicates that properties at 902 and 906 Dodge Street are
appropriate for low to medium density multi -family development or a density of 15 to 24 units per acre.
Unique circumstances apply to the current zoning designations of these properties. The Multi -family (R3B)
zoning has been in place as a result of court cases that began in 1974 and were complete in 1987, The R313
zone is an obsolete designation that no longer exists in the zoning ordinance. The City has initiated these
rezonings to zone the property in compliance with the City's current comprehensive plan.
As a result of a recent Comprehensive Plan amendment, 911 N. Governor Street and the vacant property
north of 906 N. Dodge Street are designated for single family and duplex development. The current
Commercial Office (CO-1) zoning at 911 N. Governor and the R313 zoning of a vacant parcel north of 906 N.
Dodge are inconsistent with the Comprehensive Plan.
To address these issues, City staff proposes the following rezonings:
1) 911 N. Governor Street (1.15 acres) from Commercial Office (CO-1) to High -density Single-family
Residential (RS-12);
2) 902 N. Dodge Street (.98 acres) from 13313 to Medium -density Multi -family Residential (RM-20);
3) 906 N. Dodge Street (.8 acres) from R313 to RM-20;
4) The vacant parcel adjacent to the north of 906 N. Dodge Street (.45 acres) from R313 to RS-12.
ANALYSIS
CURRENT AND PROPOSED ZONING:
911 N. Governor Street and adjacent vacant parcel - CO-1 zoning provides space for office uses,
compatible businesses, apartments and some public and semi-public uses, and ran serve as a huller
between residential and more intensive commercial or industrial areas. CO-1 zoning allows multi -family
residential uses above the ground floor at the same density as RM-12 zoning or approximately 15 units per
acre. Given the location of this property on a one-way street with poor access it is not well suited for a
commercial office designation.
The proposed RS-12 zoning for 911 N. Governor Street and the vacant property to the west provides for
development of single-family dwellings, duplexes and attached housing units at a higher density than in other
single-family zones. Minimum lot size in the RS-12 zoning is 5,000 square feet for detached single-family
uses, 6,000 square feet for duplexes and 3,000 square feet per unit for attached single-family dwellings
(townhouses on individual lots). A Planned Development Overlay plan would allow for flexibility within the
zoning code and would allow a maximum density for OPDIRS-12 of 13 dwelling units per acre of net land
area.
902 and 906 N. Dodge Street - R313 zoning allowed single-family, two-family and multi -family residential
uses, along with fraternity and sorority houses, lodging and boarding houses, hospitals and other institutional
uses, clinics and nursing homes. Apartments in the R313 zoning could be built at a density of 58 units per
acre.
The proposed RM-20 zoning for 902 N. Dodge Street and 906 North Dodge Street allows for a mix of
detached and attached single-family housing, duplexes and multi -family housing. RM-20 zoning allows
densities up to 24 units per acre for multi -family development. The density of the existing apartment building
at 902 N. Dodge Street is 27 units per acre (slightly more than the 24 permitted within the RM-20 zone). The
density of the existing apartment building at 906 N. Dodge Street is 15 units per acre. When combined the
two properties have a density of 20 units per acre.
COMPREHENSIVE PLAN:
In the time since the land was first zoned R313, the City's view of what would constitute the most appropriate
land use for the area has fundamentally changed. The 1962 Comprehensive Plan indicated that this was an
area of deteriorating housing stock that should be replaced, and that population density in the area should
increase. As a result it was zoned R3B. The R3B zoning allowed development at 58 units per acre. The
rationale was that allowing development at such a high -density would encourage the removal of the existing
housing stock and its replacement with new development.
The evolution of the City's approach to land use for the area can be seen in the policies promoting
neighborhood stabilization of older neighborhoods contained in the current Comprehensive Plan, and Central
District Plan. The historic preservation movement started in the 1970s and resulted in a policy of
preserving several older areas of the city. This included a review of zoning patterns and rezonings
intended to encourage reinvestment in the existing housing stock rather than demolition and new
construction. There are no properties anywhere within the residential areas north of downtown that are
zoned high density residential. The current zoning code allows higher densities than the R313 zoning, but
only when located downtown or near the University of Iowa campus where adequate infrastructure is in place
to serve such high densities, and where high density development can be achieved without negatively
affecting adjacent residential neighborhoods.
3
The Central District Plan notes the mismatch between the zoning on this property and current policies:
"Another pocket of multi -family development in the northern part of the district along Dodge Street is
zoned R3B, which is an obsolete zoning designation no longer used in the City Code. This area should be
rezoned to a valid designation such as RM-20, which acknowledges the density of the existing multi -family
development on the property."
The Comprehensive Plan states that portions of the Central Planning District located to the north and east of
downtown contain older neighborhoods where issues of neighborhood integrity are a concern. Where
existing zoning allows development at a higher density, the City Council has indicated that measures should
be taken to assure that new structures are designed to be compatible with the adjacent neighborhood.
The Comprehensive Plan contains a goal of achieving a healthy balance of rental and owner -occupied
housing in older neighborhoods. Currently the neighborhood around the subject properties (Dodge and
Governor Streets north of Brown Street shown on the attached map) contains a hiqh percentage of rental
units. Census data and a survey of City rental permits show that approximately 80010 of the dwelling units
within the area are rental. The Comprehensive Plan also contains the objective of examining existing zoning
rules to ensure that they support housing goals and neighborhood stabilization efforts. Given the current
imbalance of rental and owner occupied housing units within this area, zoning designations that encourage
the development of alternatives to dorm -style rental housing would be appropriate.
TRAFFIC IMPLICATIONS:
The property at 911 Governor Street is located on a one-way section of the street. The access to this
property is problematic due to the change in grade and the curve of the street that inhibit site distance for
motorists. This constraint should be taken into consideration regarding zoning designations and
development plans for the property.
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 changed. 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 and Central District Plan.
Amending the zoning for these properties would be consistent with these plans, as well at the City Council's
Strategic Plan and will provide for development that is compatible with the adjacent properties.
STAFF RECOMMENDATION:
Staff recommends approval of rezoning:
1) 911 N. Governor Street (1.15 acres) from Commercial Office (CO-1) to High -density Single-family
Residential (RS-12);
2) 902 N. Dodge Street (.98 acres) from R36 to Medium -density Multi -family Residential (RM-20);
3) 906 N. Dodge Street (.8 acres) from R3B to RM-20;
4) A vacant parcel adjacent to the north of 906 N. Dodge Street (.45 acres) from R3B to RS-12.
ATTACHMENTS
1. Location Maps
2. Governor -Dodge Street Survey Area
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Governor -Dodge Street Survey Area
STAFF REPORT
To: Planning and Zoning Commission Prepared by: Andrew Bassman, Planning Intern
Item: SUB12-00015 Mackinaw Village Pt. 5 Date: January 17, 2013
GENERAL INFORMATION:
Applicant:
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:
Advantage Custom Builders
740 Liberty Way, Suite 1
North Liberty, Iowa 52317
319-665-2997
chad@W_cbiovva.com
a `W 4UIV VVp.IoI II
Preliminary plat approval
Subdivision into 8 residential lots
North of Mackinaw Drive
3.95 acres
vacant (OPD-5)
North: Interstate 80
South: Residential (OPD-5)
East: Vacant, Interim Development (ID-RS)
West: Residential (OPD-5)
North District Plan: Conservation Design
December 13, 2012
January 28, 2012
The applicant, Advantage Custom Builders, has requested approval of a preliminary plat for
Mackinaw Village Part 5, an 8-lot, 3.95-acre subdivision located between the north end of
Mackinaw Drive and Interstate 80.
A preliminary plat and Planned Development Overlay (OPD) Plan for Mackinaw Village, a 115-lot,
75.25-acre subdivision, was approved in 2004 (small copy attached). The Plan allowed for cluster
development to preserve environmentally -sensitive features and a landscape buffer adjacent to
Interstate 80. Final plats for Mackinaw Village Parts 1-4 have been approved. The preliminary plat
for Part 5 has expired and the applicant is now requesting re -approval with a modification to add
one more lot.
The Part 5 proposal differs slightly from the layout depicted in the original preliminary plat. An
extra lot is proposed by dividing the area shown as lots 100 and 101 into two lots. The lot lines
have been shifted slightly for the other lots. As a result, the size of each lot is different, with lots
106 and 107 being reduced from 70 feet wide to 60 feet wide.
Due to the potential closure of Foster Road (currently the only access to this neighborhood) by
flooding, staff has advised against previous requests to modify portions of Mackinaw Village to
allow an increase in density. However, in this case an increase of one lot does not seem
significant.
The applicant has indicated that they do not intend to use the Good Neighbor Policy.
ANALYSIS:
Comprehensive Plan: The North District Plan future land -use map shows this area as
appropriate for Conservation Design. This designation applies to areas with sensitive
environmental features or topography that limits development potential. The lots shown on the
proposed plat meet the dimensional requirements specified for detached, single-family units in
the RS-5 zone and are consistent with the previously approved preliminary plat that clustered
development away from sensitive areas and Interstate 80.
The Plan also states that preserving and enhancing a wooded open space buffer between
residential development and Interstate 80 should be a part of any future plans to develop
housing in this area. The site plan shows a 150-foot setback between Interstate 80 and
residential structures in the subdivision as required by the previously approved OPD plan.
Therefore, Lots 103 and 104 are larger than the other lots in the subdivision.
The approved OPD Plan also requires that trees be planted or preserved along the north side
of lots 103 and 104 to help create a buffer from Interstate 80. Given that the elevation of the
interstate at this location is higher than the subject property, staff recommends that the trees be
planted in the southern portion of the 150 buffer area. The planting of trees closer to the home
sites would create a more effective buffer. Staff also recommends that a fast growing tree
species, such as poplar, be added to the mix of trees planted in the buffer to create a more
immediate visual screen from the interstate.
Access and Street Design: The 8 lots are arrayed around a cul-de-sac at the north end of
Mackinaw Drive. While cul-de-sacs and other roadways with a single point of access generally
should be avoided, a cul-de-sac appears to be appropriate in this situation, due to the
adjacency of Interstate 80 and the presence of environmentally -sensitive areas. Mackinaw
Drive connects to Foster Road, a collector that serves as the primary means of access to areas
west of Dubuque Street between the Iowa River and Interstate 80. Mackinaw Drive also links to
Manitou Trail, which loops back around to Mackinaw Drive and provides access to a pedestrian
trail that connects to Waterworks Park located north of Interstate 80.
Sensitive Areas: The plat delineates steep slopes, wooded areas and construction area limits.
These have not changed from the previously approved plat. Wooded areas are located
immediately to the east, southwest and north borders of the proposed subdivision. The same
conditions regarding tree preservation that applied to the previously approved plat apply here.
This is noted on the plat.
Storm water management: The storm water management plan is essentially the same as
previously approved. However a drainage easement is being moved from between lots 102
and 103 to lots 103 and 104. The City Engineer has approved this change.
Infrastructure fees: Water main extension fees of $395 per acre. There are no sanitary sewer
fees for this area.
Neighborhood parkland or fees in lieu of: The neighborhood open space requirement for all
of Mackinaw Village is 1.77 acres. This requirement was fulfilled during the final plat of Part 2
with the dedication of Outlot C, a 1.8-acre parcel of open space in the northwest part of Part 2.
STAFF RECOMMENDATION:
Staff recommends approval of SUB12-00015 preliminary plat for Mackinaw Village Part 5, a 3.95-
acre, 8-lot residential subdivision located north of Mackinaw Drive.
ATTACHMENTS:
1. Location Map
2, Preliminary Plat
3. Previously approved plan
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Approved by:
Robert Miklo; Senior Planner,
Department of Planning and Community Development
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PLANNING AND ZONING COMMISSION PRELIMINARY
DECEMBER 6, 2012 — 7:00 PM — FORMAL
EMMA J. HARVAT HALL, CITY HALL
MEMBERS PRESENT: Carolyn Stewart Dyer, Charlie Eastham, Anne Freerks, Paula
Swygard, John Thomas, Tim Weitzel
MEMBERS ABSENT: Phoebe Martin.
STAFF PRESENT: Robert Miklo, Sarah Greenwood Hektoen
OTHERS PRESENT: Pete Hesch, Anthony Frey
RECOMMENDATIONS TO CITY COUNCIL:
The Commission voted 6-0 (Martin absent) to recommend approval of REZ12-00026 a
rezoning from Medium Density Single-family Residential (IRS-8), Neighborhood Public (P-
1) and Highway Commercial (CH-1) to Planned Development Overlay/Community
Commercial (OPD/CC-2) 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 below; 2) approval of SUB12-00012 a 2-lot
8.21-acre commercial subdivision; 3) approval of VAC12-00004, 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.
1. A buffer area generally consistent with the attached plan shall be established
along the western property line of the parcel rezoned to CC-2. This buffer must
be screened to the S3 standard. Wherever the buffer area is less than 35 feet a
masonry wall shall be provided consistent with the attached plan.
2. No signs shall be permitted within the 35 foot buffer or on the north and west
sides of the convenience store facing the residential development except for a
monument sign at the intersection of Dodge Street and Prairie du Chien Road.
There will be no more than 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 the
northwest side of the property where possible.
5. Construction of a bus pull off within the Dodge Street right-of-way.
6. Development and landscaping shall be generally consistent with the attached
plan. Where the code requires greater landscaping it shall be provided.
Planning and Zoning Commission
December 6, 2012 - Formal
Page 2 of 11
7. A parapet wall shall be provided on the northwest wall.
The Commission voted 6-0 to recommend approval of the Downtown and Riverfront
Crossings Plan to become part of the Comprehensive.
CALL TO ORDER:
The meeting was called to order at 7:00 PM.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
There was none.
Rezoning Item:
REZ12-00026/SUB12-00012/VAC12-00004: Discussion of an application submitted by Hy-Vee
Stores, Inc. for 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.
Miklo said staff received revised plans from the applicant, and based on the changes in the
plan, they feel that the Comprehensive Plan Amendment regarding neighborhood compatibility
is no longer necessary. He said he wanted to go over the revised plans, particularly because
there have been some changes in them since the Commission's informal meeting on December
3rd.
Miklo said in the revised plans, a sidewalk connecting Prairie du Chien across the drive through
for the coffee shop has been removed, based on staff review of the special exception for the
drive -through. He said the sidewalk has been moved to what is a better location in terms of site
visibility for pedestrians and motorists using the drive through. He said the street has been
pulled to the south by approximately two feet to provide some more room for the existing arbor
vitae. He thinks it still might be problematic saving those trees, so as they get closer to the final
plan staff will take a closer look at the situation and see if some of the older trees should be
replaced by younger, healthier ones. He said there's a storm water plan that the City Engineer is
comfortable with that puts the storm water basin in an area of critical slopes and does require
the Sensitive Areas Overlay. He said an alternative would be to provide some underground
storage. He said trees that were added to the plan due to a neighbor's concern over screening
of the building would then have to be moved if the storm water basin is installed as proposed.
Miklo said the Commission had asked for a seventh condition to be added to the Conditional
Zoning Agreement regarding putting sound absorbing panels around the rooftop condensers.
He said the applicant is planning on having a parapet wall in the area of the condensers and the
air conditioners. He said otherwise staff is recommending approval of this item with the
conditions outlined in the memo, and it is up to the Commission to decide if they want to apply
Condition #7 regarding acoustic, sound absorbing panels. Miklo showed the Commission
Planning and Zoning Commission
December 6, 2012 - Formal
Page 3 of 11
computer generated illustrations provided by the applicant that display how the development
would fit into the area.
Eastham asked if the parking lot islands shown on the revised plan are intended to have gravel
cover or else just a tree and a bit of concrete. Miklo replied that the Code requires that there is
vegetative ground cover.
Freerks asked if the City radio tower were to be removed what would happen to that small piece
of land that isn't larger enough to build anything on. Miklo responded that what the City would
probably do is negotiate to sell that property to Hy-Vee, and it would later be incorporated into
the parking area. He said staff explored moving that tower to Fire Station #4 and are working
with a consultant to determine the cost of moving it.
Thomas asked if staff has knowledge with regard to how parking lots are sized in terms of the
number of stalls that are provided. Miklo said in terms of the Code, a grocery store of this size
would require approximately 175 spaces. He said this proposed lot has over 200 spaces, and
staff finds that in many cases, retailers ask to have more spaces than the requirement. He said
that in comparison to many cities, Iowa City's is a fairly low required number. Thomas said the
reason he asked is because with the number of properties that would be within easy walking
distance, a fair number of people would choose to walk rather than drive to the store. He
wondered if that could be part of any evaluation of how many parking stalls are needed at this
store. Miklo said it certainly could but he thinks that this store will draw from areas farther out
and that this store probably has less of a population within walking distance than the1st Avenue
Hy-Vee.
Dyer said that typically Hy-Vee's have gardening sales areas during the spring that take up one
whole row of parking. Miklo said there is a temporary use permit they have to apply for in order
to do that. Dyer responded that it's still space that is taken up.
Swygard asked if there will be no signage at all on the south or west of the whole property.
Miklo said those restrictions apply only to the convenience store, and free standing signs would
be limited to Dodge Street and could be as tall as 25 feet. Swygard asked if there would be lit
signage. Miklo said there would be the possibility of a monument sign at one corner of the
development. Swygard asked if they would be no lit signage facing the neighborhood areas.
Miklo said there could be lit signage on the grocery store itself, but it is a considerable distance
from the residential area.
Freerks asked if there are any regulations for the monument sign as it's so close to the home on
the corner across the street from the convenience store. Miklo said there are stipulations about
size, and one of the conditions is that the structures would go through the Design Review
Committee, and their intention is to make sure that it's a tasteful sign that fits the character of
the development.
Eastham asked Miklo to reiterate his comments about storm water management on the
northeast side of the development and removing those trees. Eastham asked to see the slide
Miklo sent the Commission showing the elevations. Eastham said he had looked at those
elevations and wanted to know what the north elevation looks like, which is what the people on
one side of St. Clements might see from their properties now, especially if the trees on the
landscape plan are not planted. Miklo showed the north elevation, with a concrete wall. .
Freerks closed public hearing.
Planning and Zoning Commission
December 6, 2012 - Formal
Page 4 of 11
Pete Hesch with Hy-Vee said the fagade of the wall is a painted, pre -cast material. He said in
reference to the remarks about the trees and a detention basin, the trees would not be removed
but would be shifted in location and would probably screen in a denser manner. He said a
detention basin is the likely direction they would take. He said they do have a parapet wall in the
plan that aids in decreasing noise, and they have multiple stores that are located in close
proximity to residential properties. He said there have only been two incidents where there has
ever been an issue, and in both cases residential property was on a level almost at roof level
with the store and was much closer to the development than this proposal. Hesch said they
made a fan repair in one case and in the other remodeled the store, and noise has not been an
issue since then. He said after the last meeting, in response to a speaker who complained of
noise, he did some research and discovered that when they expanded the Waterfront store, the
closest residential was one-third mile away. He said they didn't t add new rooftop units, and If
they had been replaced with quieter ones, there would have been the same amount, and it
would have actually lessened the sound.
Dyer explained that the speaker had been referring to the Hy-Vee on 1" Avenue, which is closer
to residential areas.
Freerks said at other rezonings where the rooftop has become an issue they try to deal with it
proactively. Hesch said he appreciates that, but it hasn't been an issue relative to Hy-Vee's
other developments, and they try to position those units so they don't cause issues. He said he
thinks they have adequate spacing and height along with the parapet wall.
Weitzel said the Commission had talked at their informal meeting on December 3 d about adding
a parapet wall to that northwest facing elevation. He said that as you enter the development
from St. Clements Street you are not greeted with a standard storefront, but with painted, pre-
cast material. He said perhaps the applicant would want to consider wrapping one -sixth to one-
third of that in brick as well.
Hesch said they would look at that, but there are cost issues involved, so he can't speak to that
now. He said the applicant feels that the landscaping should be the enhancement that screens it
from the one residential property that has a sightline. Weitzel said maybe Hesch isn't looking at
that north entrance as a main entrance but he thinks as you come around that corner on St.
Clements Street you will be greeted with a utilitarian rather than a finished fagade. Freerks said
she thinks many people will arrive from that entrance.
Eastham asked if Hy-Vee has done a traffic analysis on this site plan to get an idea of what
percentage of cars entering and leaving the lot will come from these various entrances. Hesch
replied that the application did not require a traffic study, but Hy-Vee would say, based on where
their current traffic is coming from, they would anticipate that 80 to 90 percent of the traffic
should be coming off of Dodge Street. He said the store has always had a strong draw from
outside Iowa City due to its interstate access, and that draw will just increase with their added
amenities.
Weitzel asked if their site plan is sufficiently complete that the Commission can now tie it to the
Conditional Zoning Agreement. Hesch replied that it is, along with the elements they need to
discuss with staff that may need to be added to satisfy.
Anthony Frey of 19 Caroline Court noted that the drainage from the development goes north
and goes right into a wooded section he pointed out close to Caroline Drive. He said he favors
this project, and it would be a plus for the neighborhood. He said he'd like to help with the
drainage issue. Freerks said no one had ever offered to use their land for drainage before, so
Planning and Zoning Commission
December 6, 2012 - Formal
Page 5 of 11
she doesn't know how to respond. Frey said the drainage ultimately has to go through his
property, whether it's retained first or not. Freerks said she thinks it can be achieved with the
underground basin. She asked if Frey was questioning whether what they had calculated is not
sufficient. Frey said he was just trying to open the door to possibilities.
Miklo said based on staff's discussion with the City Engineers, storm water can be handled on
the site. Freerks said it looks like it's achievable here, and if it wasn't, it probably wouldn't be
before the Commission now, and they would be asking to purchase land from Frey. She said
she appreciated Frey's offer of help, as did Eastham.
Miklo said questions had come up about the elevation as seen from St. Clements Street. He
said there are provisions in the Code that say that for buildings of this size, at least 75 percent
of the building fapade must be of a quality building material such as masonry or windows. He
said the Code says that the less finished materials be on the sides of the property that aren't
visible from the public streets so that would indicate that there should be some better treatment
of that, not necessarily a full masonry wall, but something more decorative than concrete. He
said that is something that will be reviewed at time of site plan approval.
Freerks closed public hearing
Eastham moved to recommend approval of REZ12-00026 a rezoning from Medium
Density Single-family Residential (RS-8), Neighborhood Public (P-1) and Highway
Commercial (CH-1) to Planned Development Overlay/Community Commercial (OPD/CC-2)
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 below; 2) approval of SUB12-00012 a 2-lot 8.21-acre commercial subdivision;
3) approval of VAC12-00004, 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.
1. A buffer area generally consistent with the attached plan shall be established
along the western property line of the parcel rezoned to CC-2. This buffer
must be screened to the S3 standard. Wherever the buffer area is less than 35
feet a masonry wall shall be provided consistent with the attached plan.
2. No signs shall be permitted within the 35 foot buffer or on the north and west
sides of the convenience store facing the residential development. There will
be no more than 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 the
northwest side of the property where possible.
5. Construction of a bus pull off within the Dodge Street right-of-way.
6. Development and landscaping shall be generally consistent with the
attached plan. Where the code requires greater landscaping it shall be
Planning and Zoning Commission
December 6, 2012 - Formal
Page 6 of 11
provided.
Acoustical sound absorbing panels will be used to minimize noise from air
conditioning and refrigeration equipment.
Swygard seconded.
Weitzel said he wanted to make sure that they are tying this motion to the site plan
Eastham and Swygard said they both support that
Dyer said the question is whether Item #7 is needed. Weitzel said what he was hearing was that
perhaps it wasn't as much of an issue as the Commission thought it might have been, at least
from what the applicant is saying, that perhaps the one incident was an outlier event.
Eastham said he's more inclined to support Item #7, and while thought he doesn't think it adds a
lot of expense, he doesn't think the applicant or staff has a lot of information about the amount
of noise that's generated by roof top mechanical systems. He said without some sort of
measurement it's hard for him to figure out how far that noise might extend. He said he thinks a
parapet around the entire building will add to its aesthetic appeal.
Weitzel said he would favor a parapet over actual full acoustic dampening until they know
there's a public need for it. Dyer said if there's a parapet, acoustical devices could be added
later if there were complaints. Freerks asked if the parapet is in the site plan now.
Miklo explained that for buildings of this size, there are some requirements for parapets, but
he's not sure it would be required for the north side since it's not highly visible, but he will have
to research the Code. He said the Commission could put a condition that there be a parapet on
that wall if it's not otherwise required.
Weitzel moved to amend language in Item #7 of the Conditional Zoning Agreement from
the original motion that reads "Acoustical sound absorbing panels will be used to
minimize noise from air conditioning and refrigeration equipment" to "A parapet wall
shall be provided along the northwest elevation."
Dyer seconded the motion to amend.
Weitzel said his public need to do that would be the visibility from that entrance.
The motion carried by a vote of 5-1, Eastham voting no (Martin absent).
Miklo said he wanted to clarify Item #2, which as written indicates that there would be no
signage within that buffer, but it had been staff's intent to allow a monument sign at the corner of
Dodge Street and Prairie du Chien. He suggested that the item should read " Except for a
monument sign at the intersection of Dodge Street and Prairie du Chien Road, no sign shall be
permitted within the 35 foot buffer or on the north and west sides of the convenience store
facing the residential development." He said the rest of the item could remain as is.
Planning and Zoning Commission
December 6, 2012 - Formal
Page 7 of 11
Swygard moved to amend Item #2 to include the language " No signs shall be permitted
within the 35 foot buffer or on the north and west side of the convenience store facing
the residential development except for a monument sign at the intersection of Dodge
Street and Prairie du Chien Road."
Weitzel seconded the motion to amend.
Freerks said this is the intent the Commission had, and this is what the applicant can expect,
and it's good to make this clear at this point.
The motion carried by a vote of 6-0 (Martin absent).
A vote was taken and the motion passed 6-0 (Martin absent)..
Thomas said since they have deleted any reference to acoustical sound absorbing panels, what
would be the process if neighbors came to find the noise levels unacceptable. Miklo said that
would have to be pursued under the Noise Ordinance, but he doubts it would rise to the level of
the Noise Ordinance. He said an option might be to have a condition regarding neighbor
complaints, but that would be difficult to write into a Conditional Zoning Agreement.
Freerks said she wasn't comfortable making that a condition. Dyer said the person who raised
the complaint lives near the 1" Avenue store, which is 20 years old, so it would have older
equipment.
Weitzel said he would think that they have already voted on that so the matter is settled and
final. Miklo said you could make another motion to add another condition but he doesn't know
how that could be constructed to allow the City to go back after the building is constructed.
Freerks said she'd like to think that the parapet will take care of this, and at some point you
have to have confidence in this solution. She said every development is a bit of an experiment,
and the Commission makes good and bad choices, but she hopes and thinks that this one will
work. Miklo said based on his research, an acoustical panel is basically a panel similar to a
parapet wall.
Freerks said she thinks this will a wonderful addition to the neighborhood, and there has been
quite a bit of care taken in making it fit, although she's sure it won't be to everyone's standards,
which is always the case. She said it's best to keep a grocery store in this area and has spoken
to people who weren't happy about some aspects of the project but who were excited about the
coffee drive -through. She said she's happy to see it expand in the neighborhood because it
might bring some energy to the area.
Weitzel said the vast majority of comments has been positive about this project, but the
Commission wants to make sure that it does fit into the neighborhood, and all of their
discussions have been aimed at doing that.
Dyer said she lives in this neighborhood and she and her neighbors are looking forward to it.
Planning and Zoning Commission
December 6, 2012 - Formal
Page 8 of 11
She said it's important to recognize that anything would be better than the noise from Roberts
Dairy and their truck loading in the middle of the night. Freerks said she missed seeing the cow.
Thomas said he thought the process of review had worked well on this project, and he's please
that through discussion with staff, the Commission and the neighbors, the results have moved in
a good direction.
Eastham said he is reasonably confident that the end result is going to be a development along
a major entrance to the city that will serve well the Commission's efforts to have some aesthetic
quality to these entrances, and he thinks this will work very well. He said he appreciated the
applicant's cooperation and work with the staff to make the parking lot and the drive -through
store with the canopy over the gas station and the store design fit into this location. He said he
thinks the Comprehensive Plan supports this use of this area.
Swygard agreed with Eastham and said it will be fantastic to have this new store there. She said
the parking seems excessive to some people, and the thought is that many neighbors would
maybe walk to the store, but she confessed that even if she lived close to this store, she would
probably drive because of the large amount of items she would buy. She said she thinks the
development will work out well for that area.
A vote was taken and the motion carried 6-0 (Martin absent).
Comprehensive Plan Item:
Discussion of an amendment to the Comprehensive Plan to adopt the Downtown and Riverfront
Crossings Plan as an element of the Comprehensive Plan.
Miklo said he has passed out some language to add to the section on student housing to
emphasize the need for open space He said on page 19 there is a sentence that needs
corrected, and it should read "the time and money cost of infill development as opposed to
highway -oriented green filled office development including the cost of on -site parking for certain
tenants could make attracting new office development difficult." He added that the map on page
29 needs corrected. He said staff is recommending approval of this document, that it become
part of the Comprehensive Plan to guide further development downtown and in Riverfront
Crossings. He said if City Council approves this, staff will come back with a zoning code for the
Riverfront Crossings area that will be a ''form -based code".
Eastham asked if the plan before the Commission includes the new language. Miklo said it
doesn't, but as long as the Commission approves of that change in language, an amendment
would not be needed. He said from a question that arose at the Commission's informal meeting
on December 3rtl, staff spoke with the City Forester and the consultant about street trees on
Burlington Street. He said Burlington has a very confined right-of-way, and they will get more
detailed plans to identify species that will work there.
Eastham asked about a portion of the plan that discusses developmental incentives and how
they might be used. He said the purpose of the incentives that are discussed are to facilitate the
development of "higher end residential and office products within the plan area" to exclude the
possibility of other kinds of residential development being supported by those economic
development tools. Miklo said the goal is to bring something to the mix that's not being
Planning and Zoning Commission
December 6, 2012 - Formal
Page 9 of 11
produced in the area, and the terminology was to make an indication that the City wants to see
housing that is different than the typical student housing apartment.
Freerks opened public hearing.
Freerks closed public hearing.
Freerks said although no one from the public is here tonight, there has been great interest in the
plan.
Weitzel moved to recommend approval of this Downtown and Riverfront Crossing Plan to
become part of the Comprehensive Plan with the suggested language on the student
housing and full amenities that was provided this evening.
Eastham seconded.
Dyer said she thought this was very exciting. She said she had felt that Coralville was doing a
lot of redevelopment, and it satisfies her that Iowa City has a plan for redevelopment of the
riverfront.
Swygard said she is also glad to see this plan be put in place so they can move forward. She
said she is particularly pleased to see the west side of Riverside Drive included in this plan.
Eastham said this plan is an excellent response to the damages caused by the 2008 flood, and
he was delighted by the amount of public participation in the various activities that were
available. He said he is attracted in the changes to the use of the Iowa River banks and
channels, change in use of the Wastewater Treatment Plant and the changes in use of Ralston
Creek waterway. He said all these changes will make this area more attractive and is moving
away from a no longer needed railway. He said the streetscapes and sustainability and energy
reduction features of the plan have been well thought out and are doable. He said it will be
interesting to see how these design concepts play out — if or if not there is a change in railway
transportation access through this area from the east to west. He said this plan has the potential
for providing an acceptable, fair and reasonable area to accommodate student housing needs in
the near downtown area as opposed to what they've been dealing with for the past few
decades. Eastham said he anticipates that situation will be changed for the better overall in the
community. He said he is also very interested in making sure that the economic development
tools, which are explicitly addressed in this plan, are made available for housing for all income
ranges, especially for long-term residents.
Thomas said he thinks it's a very important document covering a number of issues facing Iowa
City. He said there had been discussion at their December 3rd meeting about light rail, and he
wanted to present the alternative of bus -rapid transit (BRT), as light rail is quite expensive. He
said even large cities are going with BRT because it's less costly and more flexible in that you
can change the routes. He said his concern is that he's familiar with some of the other district
plans the city has developed, and what he's observed is how market forces have distorted the
vision. He's concerned how the vision can move forward effectively without addressing those
market forces. He said this is a proposal for properties all held privately, so how those
properties will be compelled to move in the direction indicated in the plan is not clear to him. He
said all the goals and details of the plan are extraordinary. Thomas says he understands that
one of the City owned properties at Court and Linn Street only received one bid, so it was
Planning and Zoning Commission
December 6, 2012 - Formal
Page 10 of 11
rejected. He said how they move this vision forward needs careful consideration.
Weitzel said during the design charrette they kept talking about the sobering news of the market
analysis and the positive news of designing this plan. He said the market analysis is a prediction
that's not a forecast. He said they need to stay positive and say things like the light rail line is
following what was a commuter line that was built to be a commuter line, so let's have light rail.
Thomas said he was just presenting another option should the funding fall through.
Weitzel mentioned that Chicago, Minneapolis, and Denver all have light rail that is very
productive.
Freerks said it's a large scale in fill and redevelopment plan, and that is something that hasn't
been tried in this community in this way. She said she thinks it's really uplifting to see it come to
this point. She said she thinks it's really going to happen. She said excellent communities come
through planning and thought and this a big part of it — the community and planning staff worked
hard to try to come up with something that tries to attain high goals yet seems achievable in a
community of our size. She said she hopes for better student housing options, sooner rather
than later, which is critical to maintaining some of the neighborhoods close to downtown. She
said she is proud to see this adopted and move forward.
A vote was taken, and the motion carried 6-0 (Martin absent)..
Consideration of Meeting Minutes: November 8 and November 15, 2012:
Eastham moved to approve the meeting minutes of November 8 and November 16, 2012,
with minor corrections.
Weitzel seconded.
A vote was taken, and the motion carried 6-0 (Martin absent).
OTHER:
ADJOURNMENT:
Eastham moved to adjourn.
Dyerseconded.
The meeting was adjourned on a 6-0 vote (Martin absent).
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PLANNING AND ZONING COMMISSION PRELIMINARY
JANUARY 3, 2013 — 5:30 PM —FORMAL
EMMA J. HARVAT HALL, CITY HALL
MEMBERS PRESENT: Carolyn Stewart Dyer, Charlie Eastham, Anne Freerks, Phoebe
Martin, Paula Swygard, John Thomas, Tim Weitzel
MEMBERS ABSENT: None.
STAFF PRESENT: Robert Miklo
OTHERS PRESENT:
RECOMMENDATIONS TO CITY COUNCIL:
None
CALL TO ORDER:
The meeting was called to order at 7:00 PM.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
There was none.
Comprehensive Plan Item:
Consider setting a public hearing for January 17, 2013, to amend the Comprehensive Plan to
adopt an update to Iowa City's Comprehensive Plan: "Iowa City 2030."
Miklo explained that this is a formality to get the Comprehensive Plan update on the agenda for
discussion.
Eastham moved to set a public hearing for January 17, 2013, to consider adopting an
update to Iowa City's Comprehensive Plan labeled "Iowa City 2030."
Weitzel seconded.
A vote was taken, and the motion carried 7-0.
OTHER:
Eastham asked how the agendas are set for the Commission meetings and how Commission
Planning and Zoning Commission
January 3, 2012 - Formal
Page 2 of 3
members request adding items. He said he would like the answer to that sometime in the near
future. Eastham said his second question concerned the building proposals the Council is now
considering for the property at the corner of College and Gilbert Streets. He said he has noted
that some of the heights in the building plans being considered do not comply with the current
Comprehensive Plan and particularly the Downtown Riverfront Crossings District Plan, which
the Council is scheduled to adopt next week. He said he would like to have some discussions
about this Commission's role in that particular development at this point, preferably at the
Commission's next meeting.
Miklo responded that this property is just east of Riverfront Crossings and Downtown District.
Miklo said he thinks the contemplation was that it would be zoned the same as Downtown,
which is Cif-10. He said that zone does not have a height limit, but a floor area ratio. He said
that the FAA determines the height that is allowed based on the airport approach zones.
Dyer said a number of Commission members were concerned when they were asked to
approve the overhang on the new building on the Pedestrian Mall after it had been funded by
the City, and it seemed backwards. Miklo said that was a case where if the Commission didn't
think that was a good idea, they could have recommended against it. Eastham said he agreed
with Carolyn that it did not appear to be a clear, step by step process. He said he pleads guilty
to not finding a way to raise the issues in a timely way, and what he's looking for now is
timeliness.
Freerks said they are not being asked to provide any comment to City Council, but that doesn't
mean they can't discuss it.
Miklo said the Council may make a decision on the preferred development proposal as soon as
January 81h
Eastham said it was a fact that part of the parcel will need rezoning, so they will have to come
before the Commission to do that.
ADJOURNMENT:
Eastham moved to adjourn.
Dyerseconded.
The meeting was adjourned on a 7-0 vote.
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