HomeMy WebLinkAbout09-05-2013 Planning and Zoning Commission_4111 �V' R
Thursday, September 5, 2013 - 7:00 PM
Formal Meeting
Iowa City City Hall
Emma J. Harvat Hall
410 E. Washington Street
U11114-:110111-119
A. Call to Order
`--1 nell
C. Public Discussion of Any Item Not on the Agenda
D. Rezoning Item:
Discussion of an application submitted by Steve Gordon for a rezoning to amend the Planned
Development Overlay/ High Density Single -Family (OPD/RS-12) Plan allowing 73 manufactured housing
units on 19.67-acres of land located south of Paddock Circle. The proposal under consideration would
allow 13 apartment buildings with 142 multi -family dwellings and 6 duplexes with 12 dwelling units along
Shirel-ane. aprivateroad extensionfrom PaddockCircle. (REZ13-00021)
45 day limitation periodi September 21, 2013
E. County Item:
Discussion of an application submitted by AI-Iman Center for a conditional use permit for 5.97 acres of
land located north of 4401 Sharon Center Road SVV in Area C of the Iowa City/Johnson County Fringe
Area. (CU13-00001)
F. Consideration of Meeting Minutes: August 15, 2013
G. Other
H. Adjournment
Upcoming Planning & Zoning Commission Meetings
Formal September 19 / October 3 / October 17
informal: Scheduled 3s nueded
STAFF REPORT
To: Planning & Zoning Commission Prepared by: Sarah Walz, Associate Planner
Item: REZ13-00021 Date: September 5, 2013
Overlook at Saddlebrook
GENERAL INFORMATION:
Applicant: Steve Gordon
2871 Heinz Road, Suite B
Iowa City, IA 52240
Requested Action: Re -zoning to amend a Planned Development (OPD-
RS1 2) Plan and preliminary plat for a portion of Lots
4 and 6 of Saddlebrook Addition, Part 2
Purpose: Allow for development of Multi -Family buildings and
allow development of a 154 dwelling units within the
single-family residential zone.
Location:
Size:
Existing Land Use and Zoning:
Surrounding Land Use and Zoning:
Comprehensive Plan:
File Date:
45 Day Limitation Period:
SPECIAL INFORMATION:
Public Utilities:
Shire Lane, south of Paddock Circle
19.67 acres
North: Manufactured Housing (OPD-RS12)
South:Wetland Conservation (RR1)
East: Undeveloped (OPD-RS12)
West: Undeveloped (RS8)
Duplex and/or small lot single-family
August 7, 2013
September 21, 2013
Sanitary sewer and municipal water service are
available to this property
Public Services: Garbage and recycling will be provided by a private
hauler. Police and fire services will be provided by
the City. The nearest bus stop is at the intersection
of Highway 6 and Heinz Road, where both the Mall
and Lakeside bus routes pass. This is approximately
one half mile from the entrance of the development.
BACKGROUND INFORMATION:
The Saddlebrook development was annexed into Iowa City in 1994. The annexation and zoning
of this property were subject to a Conditional Zoning Agreement (CZA) that the applicant would
provide for wetland protection and mitigation, construction of a trail network, dedication or
payment of fees for neighborhood open space, and reserved space for a potential school site.
The subject area was originally zoned Factory -Built Housing Residential (RFBH)—a zoning
designation that no longer exists. In 2005 all RFBH zones were re -designated High Density
Single -Family (RS-12) with a Planned Development Overlay (OPD). The area included in this
proposal was originally platted as part of a larger (77.65 acre) tract. That plat consisted of 285
manufactured housing units with access from a network of private drives connecting to Heinz
Road to the east and a future arterial street (McCollister Boulevard) to the south. [See attachment
3]
To date 146 units of manufactured have been developed in the area surrounding Paddock Circle.
To the east, the plan was amended to change from 67 manufactured housing units to 80 units
provided in a mix of duplex and multi -family buildings along Heinz Road. That amendment
resulted in a net gain of 13 units.[See attachment 4)
The applicant is now proposing an amendment for an area south of Paddock Circle and east of
Shire Lane —an area originally platted for 73 manufactured housing units. The proposal would
allow the development of 6 duplexes, and 13 multi -family buildings for a total of 154 units, to be
located on a 19.67 acre lot (a 110% increase in density).
The applicant has indicated that they have used the "Good Neighbor Policy' and have had
discussions with neighborhood representatives.
ANALYSIS:
The current development plan allows for a 73-lot manufactured housing park served by a network
of private streets. The applicant proposes to amend the OPD plan to allow for alternative
ownership —condominium —to allow for the development of 6 duplexes and 13 multi -family
buildings (7 ten-plexes and 6 twelve-plexes) for a total of 154 dwelling units, The proposed
duplexes would face onto Paddock Circle (a private drive) with connection to Pinto Lane to the
west and Heinz Road to the east. The multi -family buildings would be served by a new north -south
private street, Shire Drive, which extends south from Paddock Circle. No public streets are
proposed as part of the new development plan.
As stated in the Zoning Code, "The Plan Development Overlay Zone (OPD) is established to
permit flexibility in the use and design of structures and land in situations where conventional
development may be inappropriate and where modification to requirements of the underlying zone
will not be contrary to the intent and purpose of this Title, inconsistent with the Comprehensive
Plan, as amended, or harmful to the surrounding neighborhood.
General Planned Development Approval Criteria
Applications for Planned Developments are reviewed for compliance with the following standards
according to Article 14-3A of the Iowa City Zoning Ordinance.
1. The density or design of the Planned Development will be compatible with andlor
complementary to adjacent development in terms of land use, building mass and scale, relative
amount of open space, traffic circulation, and general layout
Densit : The existing RS-1 2 zone is intended to provide for the development of single-family
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dwellings, duplexes, and attached single-family housing units at higher density than in other
single family zones. Because this zone represents a relatively high density for single-family
development, the zoning code indicates that dwellings should be in close proximity to all City
services and facilities, especially parks, schools, and recreational facilities, and that special
attention should be given to site design to ensure the development of quality neighborhoods.
The applicant indicates that the underlying RS-1 2 zoning would allow 255 units on this
property (19.67 acres X 13 units per acres) while they are proposing only 155 units. This
calculation does not take into account requirements for stormwater management facilities,
street rights -of -way or the need to meet the minimum lot dimension and building setbacks
required in the RS-12 zone. A development that meets these minimum zoning and
subdivision requirements is likely to be similar in density to the currently approved 73
dwelling units. To achieve the density proposed by the applicant Low Density Multi -Family
(RM-12) zoning would be more appropriate than attempting to achieve what is essentially
multi -family development in a single family zone. Such a rezoning would require an
amendment to the South District land use plan and the housing policies of the plan. As
noted elsewhere in this report, staff would not recommend such amendments for an area
that currently has inadequate public infrastructure and services.
Land uses proposed and general layout:
The subject property is located in an area that has no direct access to public streets or services
such as public transit. The current plan for the area allows 73 units of manufactured housing
arranged along a network of private streets with multiple connections to east to Heinz Road,
north to Paddock Circle, and south to a future extension of McCollister Boulevard.
Previous amendments for to the OPD plan on property to the east have eliminated one east -
west street providing connection to Heinz Road. Mustang Lane and the extension of Heinz
Road remain unconstructed. The proposed development provides a single access road (Shire
Lane) running north to Paddock Circle. Until Heinz Road and McCollister Boulevard are
extended, all traffic from this area must rely on a single connection to Paddock Circle, a private
street only 24 feet wide, for access to public streets.
Iowa City's subdivision regulations no longer permit private streets in single-family residential
areas. Requests for private streets in multi -family areas are considered only where
connectivity to adjacent properties is not needed. Residents of the multi -family uses proposed
in this plan would need to traverse two or more private streets before accessing public streets
(Pinto Lane to the west and Heinz Road to the east).
While the applicant is correct that a mixture of land uses may be considered in planned
developments and that a mixture of housing types, including multi -family, is encouraged within
developments, both the subdivision regulations and the Comprehensive Plan call for
appropriate infrastructure to be provided in areas proposed for higher density development.
Staff believes that the existing development in the larger neighborhood reflects the kind
housing diversity envisioned in the Comprehensive Plan, by placing higher density housing at
the edge of the neighborhood on properties with direct access to public collector or arterial
streets. Property along Heinz Road shows this variety with 27 multi -family buildings (some of
which are located in an RM-20 zone) near the intersection with Highway 6. Further south an
approved OPD plan allows duplexes and multi -family buildings along a portion of Heinz Road
that is not yet constructed.
Both the Subdivision Regulations and the Comprehensive Plan call for developments to
contribute to a larger interconnected street pattern to ensure street connectivity between
neighborhoods, multiple travel routes resulting in the diffusion and distribution of traffic,
efficient routes for public and emergency services, and to provide direct and continuous
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vehicular and pedestrian travel routes to neighborhood destinations
The present plan for the multi -family development creates a single block more than 1,200
feet long (east to west) and more than 800 feet long (north to south) The proposed multi-
family buildings are oriented around two large parking areas, connected by a continuous
drive in excess of 900 feet. This presents some concern with regard to safety for both
vehicles and pedestrian. The long block lengths and reliance in a large parking are with a
single drive are more typical of a commercial center than a residential zone.
The Multi -family Standards in the Zoning Code require buildings to be oriented toward a
public street, private street, or interior courtyard. Parking lots with a perimeter dimension of
greater than 300 feet should be divided into smaller, connected lots in order to slow traffic,
improve pedestrian safety, and reduce the visual impact of large parking areas. The Zoning
Code indicates that parking drives should not be used as aisles —the separation of drives
from aisles is intended to control speeds and facilitate safety. As currently configured, the
parking area does not conform to design standards in the code. This may create an unsafe
environment for drivers and pedestrians.
Mass and Scale: Given the larger issues of density and infrastructure, staff has not analyzed
the design of the buildings, which would be required to meet the multi -family standards in the
Zoning Code.
Traffic Circulation: With respect to the site plan, staff views the long driveway with an excess
of 100 parking stalls as undesirable. This type of arrangement creates a situation in which
traffic for the entire development must funnel past the buildings located near Shire Lane. As
vehicles stack at Shire lane, residents of these buildings must back out into higher volumes
of traffic, which may likely traveling at higher speeds due the length of the drive.
Arrangements with additional internal access points and clusters of buildings are more
desirable from a transportation planning perspective.
2. The development will not overburden existing streets and utilities
With respect to neighborhood connectivity, the preliminary site plan provides two access
points from the development onto Shire Lane (a private street to be constructed as part of
the development). While Shire Lane will ultimately connect to Heinz Road (via Mustang
Lane), and to a future extension of McCollister Boulevard at its south terminus; neither of
these connections will be constructed in the foreseeable future. This creates a situation in
which the development has only a single means of access (Shire Lane). Staff estimates that
the proposed development could generate in excess of 900 trips per day. This clearly
exceeds the 500 vehicle per day allowance for a single means of access for a local street
and triggers the requirement for a secondary access (1 5-3-2:Al of the City Code).
The Fire Chief has raised concerns about the ability to provide emergency vehicle service to
the proposed development via the narrow private streets. The streets are 24 feet wide and
the sidewalk is built at the curb with no buffer between the sidewalk and the travel lanes.
To provide the necessary secondary access to the development, staff recommends that, at
a minimum, the connection of Mustang Lane (between Shire Lane and Heinz Road), and the
extension of Heinz Road from its south terminus to Mustang Lane be constructed as public
streets concurrent with the development. Secondary access will ensure that the adjacent
neighborhood is not 'overburdened' with traffic and allows emergency services and City
services, such as transit, to reach the development.
Staff believes that Shire Lane and Mustang Lane should be public streets, constructed to
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City standards. City Code 15-3-2:12 notes that in multi -family areas, requests for private
streets can only be made if connectivity to adjacent properties is not necessary — this is not
the case as Shire Lane and Mustang Lane would clearly connect to adjacent properties.
The trails and sidewalks within the development are viewed as positive. The path located
west of Shire Lane should cross the future arterial corridor adjacent to the intersection of
Shire Lane rather than further west as currently shown.
Connections to sidewalks from the street -facing sides of buildings are missing and sidewalks
within the development along parking areas are all shown are all located at the back of the
curb line. Overall the interior pedestrian circulation is less than desirable, given the size and
design of the parking area, which will function as a sort of private street.
3. The development will not adversely affect views, light and air, property values and privacy of
neighboring properties any more that would a conventional development
Staff believes that the proposed duplex units along Shire Drive complement existing single-
family development in the manufactured housing park and provide an appropriate transition to
higher density development to the east.
While the area proposed for multi -family provides ample green space and separation for most
of the higher density development, staff is concerned that the design of the parking areas may
detract from the lower density housing to the north and future duplex housing to the east of
Shire Lane. As stated above, staff believes the increase of the traffic funneling through the
private streets will create an undesirable and potentially unsafe environment for residents along
Paddock Circle.
4, The combination of land uses and building types and any variation from the underlying zoning
requirements from City Street Standards will be in the public interest, in harmony with the purpose
of this Title, and with other building regulations of the City.
The proposed development would require variations from code requirements to allow a large
number of multi -family units in a single-family zone. The City has approved other OPD plans
where multi -family buildings were used to cluster development away from sensitive areas or to
create large areas of public open space or amenity. However that is not the case with this
proposal. In staffs opinion the purpose of this OPD appears to allow a significant increase in
density and the construction of multi -family buildings in a single family zone without proving a
public benefit. Staff does not believe that these modifications are in the public interest or in
harmony with the Zoning Code or Comprehensive Plan,
Compliance with Comprehensive Plan: The proposed plan, concentrating 142 multi -family
units in an area with no direct access to public streets and with its sole access provided from a
single private street, runs counter to several principles contained in the housing section of the
South District Plan (New Neighborhoods section, page 6-7) states:
"The predominantly land use in the South District new Neighborhoods will be detached
single-family residential. However, the neighborhood will also contain areas where low to
medium density multi -family, townhouse and duplex style housing will mix compatibly with
single-family housing. The medium density housing options should be carefully designed
and located to take advantage of major infrastructure investments, such as arterial
streets, and goods and services, which are provided in the neighborhood center,"
and
"Use small lot, single-family housing and duplex development to serve as a gradual,
density progression between single-family homes located more centrally in the
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neighborhood and the multi -family or townhouse buildings located near the commercial
center or along arterial streets.
and
Locate low- to medium- density multi -family housing in the form of townhouses and small
apartment buildings at the edges of the neighborhood along arterial streets, and nearer
the neighborhood commercial center, trails, major open space areas, and institutional
uses, such as a school or religious institutions. Limit the size of individual parcels zoned
for such development, so that the scale of the buildings is compatible with surrounding
uses and the traffic generated from such developments is adequately accommodated.
and
". . . Ensure a variety of housing stock and provide controls on scale and density by
providing small multi -family lots of approximately 12,000 to 16,000 square feet for low
density multi -family housing at the intersections of collector and arterial streets. Lots of
this size will assure that the resulting apartment buildings will be no more than 4 to 6 units
per building so that there are not more than 24 units at any one intersection."
The Land Use Goals and Strategies section of the Comprehensive Plan also recognizes the
important relationship between transportation and land use by requiring new neighborhoods to
be designed in a manner that contributes to the larger interconnected street pattern of the city
and that provides for safe, efficient and orderly movement of vehicular, pedestrian, and bicycle
traffic. "Blocks should be limited in size and be laid out in a pattern that ensures the connectivity
of streets, provides for efficient provision of public and safety services, and establishes efficient
and logical routes between residences and non-residential destinations and public gathering
places." The proposed development runs counter to the above principle, creating one large
block, more than 800 feet in length along Shire Lane and nearly 1,000 feet along its the east -
west boundary.
Compatibility with neighborhood: The Affordable Housing section in the Comprehensive Plan
encourages a mix of housing with small multi -family buildings incorporated on corner lots
adjacent to arterial streets, and townhouses and duplex units mixed with single-family homes
within a neighborhood. Contrary to the principles of the Comprehensive Plan, the current
proposal essentially would allow a large apartment complex in an area of the city that already
has large concentrations of multi -family housing.
Neighborhood Open Space: At the time of the original Saddlebrook subdivision and the
Conditional Zoning Agreement, the Parks and Recreation Commission determined the amount of
open space required for the entire subdivision to be 6 acres based on the Neighborhood Open
Space Ordinance. At that time approximately 2 acres of neighborhood open space were
proposed along the west side of Lot 6. An additional acre was proposed within the 50-foot wide
sanitary sewer easement between Lots 5 and 7. The remaining three acres of Neighborhood
Open Space are to be provided along the west boundary of Saddlebrook when that is subdivided,
so that it may be combined with open space required for another tract to west, in order to create a
more substantial open space area. The amount of open space required was based on the density
allowed in the RFBH zoning that was in place at that time. If an OPD plan resulting in an increase
in density is approved for this property, an additional 8,637 square feet of open space will be
required. If this proposal is approved the developer's agreement will need to address this
requirement.
Storm water management: The pond within the proposed development provides stormwater
detention for the existing Saddlebrook Development and was designed to acGOmidate the
currently approved plan. The facility may require modification to accommodate the proposed
development. The wetland mitigatation plan that is required by the CZA will also need to be
F CD Staff Rep-Fto rez! 3 Q,-2 1 sadd,00 rook stof roPOFt OP,
reviewed to determine if it is sufficient for the proposed changes. If this project proceeds
stormwater calculations and a revised mitigation plan will need to be submitted.
SUMMARY: Staff believes that proposed amendment to the OPID plan does not comply with the
purpose of the Overlay Planned Development. As explained above, it is counter to the
requirements of the underlying zone and inconsistent with the Comprehensive Plan.
The applicant has indicated that changes in financing requirements and demand for
manufactured housing make it difficult to develop the remainder of Lot 6 of Saddlebrook
according to the approved plan. In Staff's opinion this is a compelling reason to change the plan
to allow other forms of housing, however it does not justify doubling the permitted density and
creating a concentration of multi -family units in an area that does not have access to public
streets and services.
The existing system of private streets was designed to serve a manufactured housing park —a
type of development where private streets were the norm. As noted above, private streets are
no longer permitted in single-family neighborhoods and are considered for multi -family
development only in situations where access to adjacent property is unnecessary. If the OPID
plan is to change, staff believes that the area should be served by public streets. We would
recommend that Mustang Lane and the portion of Shire Drive south of Mustang Lane, be
redesigned and designated as a public streets and that Heinz Road provide access to the
Mustang Lane for the initial phases of the development. Staff does not believe it is safe or fair
to direct increased traffic through Saddlebrook Lot 4 where home owners leased their lots with
the anticipation that traffic on the private streets would be limited to an additional
73 manufactured housing units (in most cases the residents of Saddlebrook lease their lot, but
own the dwelling unit placed upon the lot).
Staff also believes there is some merit in waiting to approve additional multi -family development
until the future arterial corridor to the south is in place. (This corridor is not currently in the City's
Capital Improvements Plan.) Data collected in 2010 shows that Heinz Road had 2,231 vehicles
per day and is nearing the 2,500 vehicle per day threshold for a single means of access for a
collector street (per City Code). If the new development is approved contingent with the
completion of Mustang Lane and a portion of Heinz Road as discussed, Heinz Road south of
Highway 6 would likely no longer satisfy the secondary access requirements,
If an alternative zoning is to be considered for Saddlebrook, staff would recommend that
apartments be limited to the frontage along McCollister Boulevard (labeled as future parkway
on the plan) and a mix of townhouses and duplex style units or small single family lots for the
remainder of Lot 6. We believe that this would allow for a significant increase in residential
density without requiring a major change to Comprehensive Plan policies for the South
District. Staff would also recommend consideration of multi -family units on the southern portion
of Heinz Road (where duplexes are currently approved) as a way of encouraging the
construction of this portion of the public street network.
STAFF RECOMMENDATION:
Staff recommends that the application REZ13-00021, a rezoning to amend the Overlay Planned
Development —Medium Density Single -Family (OPD/RS-12) zone to allowforthe development of
6 duplexes along Paddock Circle and 13 multi -family buildings along a proposed private street
(Shire Lane) be denied,
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Moved to above.
ATTACHMENTS:
Location Map
OPID Plan
2003 plat for manufactured housing park
Overall view of Saddlebrook development
Aerial view of Saddlebrook and surrounding development
Materials submitted by the applicant
Correspondence
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Approved by: /4% z'-"4-114r�
Robert Miklo, Senior Planner,
Department of Planning and Community Development
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The Overlook at Saddlebrook Amended Site Plan Proposal
Reason Nke are requesting a Modification to our Apprm ed Planned Development Plan
The Tinderlying Zone does not alloNN multi -family
The property is currently zoned Planned Development Overlay Zone (OPD) RS-1 2 and is approved for a 73 lot
manufactured housing park. This zoning was applied by the city to this parcel to meet the requirements of the
Dew zoning code adopted in 2005 � 'the previous zoning was Residential Factory Built Housing (RFBH).
A Planned Development Overlay is appropriate if it falls into one of 6 categories, number 6 being Alternative
Ownership, further described as a Manufactured Housing Park or a Condominium Development. We are
requesting to amend our approved site plan from one type of Alternative Ownership, Manufactured Housing
Park, to the other, Condominium.
The underlying zone, RS- 12, does not allow multi -family uses nor manufactured housing parks. Both uses are
covered by the Planned Development Overlay Zone. Specifically in regards to mufti -family uses the OPT) code
states:
Land Uses Allowed: A mixture of land uses are allowed in planned developments that might
not otherwise be allowed with the underlying zoning. Land uses proposed must meet all of the
dimensional and site development standards of the underlying base zone, unless a modification
is specifically approved during the planned development process. The following provisions
provide standards for uses that might not otherwise be allowed in the underlying zone:
I . Uses Allowed On Properties Zoned Residential: A mixture of housing types, including
single-family, two-family, and multi -family dwellings, is encouraged in all residentially
zoned planned developments. To help assure that the various building types are
compatible with one another, similar architectural elements, scale, massing, and materials
should be used and the following standards must be followed: (Ord. 05-4186, 12-15-2005)
(emphasis supplied)
2. Multi -Family And Group Living Uses: If multi -family or group living uses are proposed,
they must comply with the multi -family site development standards set forth in chVter 2,
article B, "Multi -Family Residential Zones", of this title. When located adjacent to single-
family and duplex structures, multi -family buildings should be of a scale, massing and
architectural style that is compatible with adjacent lower density residential development.
(Ord. 09-4366,12-1-2009)
We are not requesting to change the zoning of the property. It is currently zoned OPD RS- 12 and will continue
to be zoned OPT) RS-1 2. Multi -family dwellings are specifically contemplated by the OPD ordinance. We are
simply looking to improve on the currently approved land use from a manufactured housing park to a low
density multi -family use, There are many reasons this request will improve and enhance this area for the existing
residents of Saddlebrook, the City of Iowa City and the community as a whole which are all outlined in our
detailed Amended Site Plan ProposaL We are not looking to create a new zoning and land use on a vacant
parcel, rather we are looking to improve an existing approved land use and site plan in an established
neighborhood.
The Overlook at Saddlebrook Amended Site Plan Proposal
Statement of Why a Site Plan Amendment is Warranted. A Brief Look Back
History of Saddlebrook- The Early Years
The planning for Saddlebrook began in 1991 when 420 acres of undeveloped land situated on the Southeast border of
lowa City came under common ownership. Over the next 3 years the owners worked closely with the city on the size of
the annexation, wetland mitigation, concept zoning issues and infrastructure challenges until the annexation was
completed in 1994. During the process, the owners agreed to annex the entire parcel making the current sanitary sewer
treatment site contiguous with the City limits and ultimately allowing the facility to be annexed and built. Over the next
couple of years zoning was established, site plans were created and Saddlebrook Addition Part I was approved in October
of 1996.
The Saddlebrook developers have often through the years demonstrated an acceptance and willingness to consider
reasonable suggestions, additions and/or changes to the development plan in order to improve the greater Io-,va City
environment. In addition to agreeing to annex the entire 420 acres to facilitate the waste water treatment plant, discussion
regarding wetlands became a big part of the process resulting in approximately 200 acres being set aside in a conservation
easement for the establishment of wetlands and open space for all future generations to enjoy. In 1999 the city purchased
68 acres from the developer that is currently used for the South Sycamore Regional Storm Water Management Facility.
Saddlebrook reserved for the Iowa City School District a large tract of development property for 15 years in the event
Iowa City wanted to expand the school system into the SE side of town. Almost 20 years have passed since Saddlebrook
established a right of way for the construction of McCollister Blvd, which we all trust will become reality one day! In
part due to the delay of McCollister Blvd, and to allow for the orderly expansion of the project, Saddlebrook agreed to add
a secondary access to the property which was completed in 2011.
Continued Growth
In February 2001 Saddlebrook Addition Part 2 was final platted to complete the initial master plan for Saddlebrock. Parts
I and 2 encompassed a total of 100 acres. Part 2 was a total of 78 acres zoned residential factory built housing (RFBH)
and designed as a manufactured housing park. In 2005 the RFBH zone was changed to a Planned Development Overlay
Zone (OPD RS- 12) to accommodate the new city zoning code.
Vision
The original and underlying concept for Saddlebrook was, and continues to be, Community, Value and Lifestyle. Since
the first home was built in 1997, Saddlebrook has become the home to over 500 families. Saddlebrook offers various
types, styles and sizes of homes while providing country club style amenities at an affordable price. Residents enjoy a
clubhouse, library, business center, fitness room, ponds, trails and hundreds of acres of open space all beWifully
landscaped and maintained. All of the homes within Saddlebrook are quality constructed, well mj4VinL&and offered at
pricing to meet the workforce housing needs of Iowa City residents.
Why a Site Plan Amendment is Warren' 'ed. Looking Forward
The approved site plan for the southern portion of Saddlebrook Addition Part 2 is not viable in today's market
0 Financing for homeowners looking to purchase a home on leased lots is largely unavailable and unaffordable.
Lenders require large down payments, with non-competitive high interest rates, without traditional long term
fixed rate mortgage financing. Manufactured home ownership is therefore not competitive within the
Saddlebrook concept and for those looking for affordable housing options. Our Site Plan Amendment will
mitigate that circumstance and again provide affordable housing options with value.
I I There is an oversupply of residential for sale lots, developed and undeveloped, available in Iowa City, According
to a recent market analysis by Cook Appraisal, LLC there are close to 400 single family lots available for sale and
there are hundreds of more lots platted but not yet developed.
We are considering smaller single wide manufactured homes for rent on the approved land lease lots. We have
also considered selling the platted lots to a developer who specializes in rental manufactured homes. However, we
feel there is a better use for the property that will enhance all of the Saddlebrook Community along with the
greater Iowa City/Johnson County community. As mentioned earlier, at the request of the City and to further
expand the Saddlebrook community, the developers recently added a second access to the development which
will facilitate this Plan Amendment and demonstrate our commitment to continue putting together a quality
community development encompassing affordability, value and diversi ry in its' housing products.
in today's housing market, quality, affordable, %i ell planned, for rent housing, is needed and in high demand
According to the Census Bureau, homeownership is down from its peak in 2004 from 69.2% to 66%. Consumer
confidence in homeownership, tightened loan requirements for homebuyers, reduced job opportunities and
concern about the overall economy are all reasons for this downturn.
According to HUD, nationwide single family housing starts are down 30% from 2008 levels. Based on building
permits from Iowa City, single family housing starts peaked in 2003 at 193 and were down to 80 starts in 2011.
0 According to a recently completed market analysis by Cook Appraisal, LLC the vacancy rate for apartments in
Iowa City is 1.63%, which is an indication of the undersupply of units available.
- our current rental vacancy rate within the Saddlebrook Community has been inider 2NJI16 O-ie P*4 several \ eal's
.1> -41
and we currently have awaiting list for our units. Our tenants tell us that it is hard to fq-.44 -Ilif7affoc_N�le non -
student housing in Iowa City that offers amenity and flexible lease terms.
5 0% of the households in Iowa C ity can i under $5 0,0 00 and _14% are -i -e s 2 1 4, nN 0 $14s tR1 fia�,".
propensity to seek a quality affordable rental community.
All the pieces are present to continue alrowing the Saddlebrook Communi"
Saddlebrook was originally annexed into the City of Iowa City in 1996. It contained 420 total acres and includes
nearly 200 acres of wettand preserve.
Since the first home in Saddlebrook was built over 15 years ago we have developed, sold or rented 536 units,
including 94 rental apartment units and 442 single family, duplex and attached condo owner occupied units.
0 All homes sold within the Saddlebrook Community were under $200,000 and a vast majority were under
$150,0K All rental apartments within Saddlebrook are affordable to those families making 60% of the area
median income.
0 We have recently developed in the area 12 acres, containing 71 single family owner occupied lots, and have an
additional 45 acres containing 183 units, platted but not yet developed, of single family owner occupied lots.
0 Saddlebrook has inventory land of 48 acres not yet platted and zoned RS-8 along with these 20 acres platted for
73 manufactured home lots and zoned OPDH- 12.
0 The Saddlebrook Community has approximately 200 acres set aside as a wetland preserve -along with multiple
acres of green space and amenities within the developed areas including a 4,000 sq. ft. Clubhouse.
0 The overall current mix of units is 94 apartments, 442 owner occupied units and 183 platted owner occupied
units. Adding 142 additional rental units to the Saddlebrook Community would produce a ratio of 27% rental
apartments and 73% owner occupied homes which is considerably less than the citywide average of
approximately 50% of households occupying rental units.
0 We provide quality built, well managed, privately owned and financed affordable housing to many within die
Iowa City work force and their families.
F, A 2-person household in Iowa City at 60% of the area median income can afford rent of $965, a 4-person
household at 60% of the area median income can afford rent of $1,205. Our current 2-bedroom apartments range
in rent from $825-890 and our 3-bedroom units rent for $975.
The tenants in 55 of our 60 units at the Mane Gate Apartments in Saddlebrook are either graduate students or
work in the Iowa City area. Over a third of our tenants have lived in their apartment home for more than a year,
showing an investment in the Saddlebrook Community.
-1 We feel the Saddlebrook Community must adjust the mix of housing types by adding more ip�Wity, attractive and
affordable rental housing.
C:)
�5--C-J �a M .
0 Residents interested in the Saddlebrook Community are asking for rental units as evi&;i�d b�Fbur hi&lQiic
occupancy and current waiting lists.
.<r X" M
Benefits to the lowa City Community
E Bring to the market much needed new rental units for working individuals and their families. There will be a
mixture of 1, 2 and 3 bedroom units to provide for the needs of diverse family structures.
0 Pf ivately funded affordable rental workforce housing, defined as non -student housing, is a critical need as stated
in City Steps 2011-2105. Also stated in City Steps as a barrier to affordable rental workforce housing is the lack
of land zoned for multi -family units. This is an ideal opportunity to meet this critical need.
E Provide jobs and a boost to the local economy. According to the National Association of Home Builders model
estimate, this project will bring an immediate impact of $11,000,000 in local income, $1,185,000 in taxes and
other revenue for local governments and 175 jobs.
F1 Additionally, the ongoing annual impact of 142 occupied units, and the occupants paying taxes and otherwise
participating in the local economy year after year, is over $3,160,000 in local income, $560,000 in taxes and other
revenue for local governments and 45 local jobs.
0 The project will add an estimated $11,000,000 to the city tax base and at current rates will pay $215,000 per year
in property taxes.
Most new apartment projects in Iowa City are student focused. There have been few if any larger scale, high
quality with amenities work force rental housing projects built in Iowa City in many years. This is an opportunity
to meet this need.
This is an infill project and will require no investment by the city. All public infrastructure is in place and to the
site.
Venefits of this site for multi -family housin--
0 Current underlying zoning is RS-12. Under this zone 255 attached units would be the allowed maximum density.
Our plan has a total of 154 units.
The property is surrounded on 3 sides by several hundred acres of open space, ponds, wetlands and walking trails.
The site is well buffered from the manufactured housing community to the north by additional green space and
landscaping features.
The site is on the intersection of a planned arterial street and an extra wide collector street.
Li Ehe site is in the SE part of Iowa City near the Industrial Park and an anticipated commercial growth area and
access to quality housing will be an integral part of the success of this area.
0 This is an infill site with all city services in place and we are ready to develop a product that is needed and in
demand by the residents of Iowa City.
E The site is part of a community that already has many existing amenities in place, including a clubhouse, fitness
room, library, media center, fishing ponds, trails and 200+ acres of green space.
The development will make living at Saddlebrook more affordable for the current residents in that it will reduce
their collective community assessment costs. In addition it will allow us to expand the current amenities available
and enhance the community living experience for all of the Saddlebrook residents.
In summary, we feel the aforementioned Site Plan Amendment will serve the Iowa City Community and the Saddlebrook
Community very well. It will provide needed housing diversity for the men, women and families that work and live in
Iowa City, it will aid the business community in the recruitment and retainage of employees, it will enhance the housing
choices in the Saddlebrook Development and it is a perfect location with easy access yet surrounded by hundreds of acres
of nature. Financially it will provide many jobs to local workers, bring an $11,000,000+ impact to the local economy, and
increase the property taxes on the site by over $200,000 per year. This project as designed is a true win -win for all
involved and we trust the City agrees that this new land use is better for the community than the current 73 manufactured
home sites, We hope that the City, after its review, will agree with the proposed Site Plan Amenchueiitwid will allow us to
start building multi -family units rather than the manufactured housing in 2014.
We appreciate your consideration.
cz� i�,J
Evointioa
Saddlebiook It as e%ohed over the %,cars to inect the demand Of the ever ch a lion sin .- needs of those that choose to
Nvork and live in lo�\ a Cit\. We lim e redesi,ned some oftlic ori-inal RFBH 7011ed areas to a ecom in odate luxury
to �Nnlionles a n d condominiums, attached sin- I e fainih housin& a iid a sin a I I commercial office center to ser�e the liceds of'
the Coln In Ullit-V. Wo are pleased that over 500 faini I ies, se� era I sma I I I ocal bLISil)CSSes and a place of �wrsluip have choseri
Saddlebrook as home, an Obvious statement of approval fi-Orn the Public for the Saddiebrook plan. With the recent
corrip I etion of socorldar\ access ill to the de\elopnient. I h e rest phaSC Of P hul ri 11' IMS hCUL111.
Housin., need s and choices ]I m e Qliariecd drainatica I I y in I oi� a CAN mer the last 20 Nears. Sadd I ebrook must incet dbo�c
needs and choices kN I ide keep ing \\ itli the origina I de\e I opinent concept. I he.efore, ��e are proposin- a chanoe to the
ori.,inal Part 2 Site Plan N�hich ��i I I be in excitirio and beneficial inn p rovernerit I -or 20 acres oil the Souther fl edge Of the
current de\ elopracin.
Proposed Site Plan SummarN
Saddlebrook Addition Part 2 Original Site Plan
zonillL': RFBH; Residential Factor
y Built HOLISill'
Max Density Allo�N ed: Approximatel) 9 units per acre. Note: Fhe Saddlebrook Addition part 2 manufactured ]ionic site
area could ha\ c been platted for approximatel� 702 lots oil about 78 acres. Dc\ clopers chose to
build Jarger lots to incet the housing demands of that time and desipried 285 lots, of \\hich 146
Im e been developed.
The Overlook at Saddlebrook, Proposed Site Plan
Acres:
19.67 acres of the ori,inal 78 acres of Saddlebrook Part 2
Current zonill":
OPD RS-12
CLIrl-Cllt Site Plan:
73 Jand lease Manufactured home sites
Proposed Site Plan:
12 2-1-11lit attached single family houses and 142 YoUtti-finlih, Units
D-
Max Densit�y Allowed:
13 units per acre
Deiisit'Y
7. 8 Li I I its per acre
The Overlook at Saddlebrook
List of Exterior Building Materials
1, Vinyl Siding
2. Masonry per Plan
3. Aluminum Soffit and Wrap per Plan
4. Asphalt Shingles
5. Wood Decks per Plan
6. Wood or Composite Columns per Plan
7. Painted Cement Board per Plan
'TI
E
2013 JUL I I A
c Ff Y c L E
10 vl)% C IT Y ,
FiLED
2013 JUL I I AM 11: 45
CIT Y CLERK
IOWA CITY, IOWA
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City of Iowa City
Date: September 5, 2013
To: Planning and Zoning Commission
From: Bailee McClellan, Planning Intern
RE: CUl 3-00001 Al-Iman Center Subdivision Cemetery, Conditional Use
Application
Johnson County has received an application from the Al-Iman Center requesting a
conditional use permit for 5.97 acres of land located immediately north of 4401
Sharon Center Road Southwest, The applicant wishes to use the property to
develop a cemetery that will expect an average of one to three burials per year. The
property is located to the southwest of Iowa City's City Limits in Fringe Area C and is
not within the growth area of the city.
The Johnson County United Development Ordinance permits cities to review
conditional use permits for applications within their extra -territorial jurisdiction. A
conditional use permit requires a 4/5-majority vote of the County Board of
Adjustment to approve a permit opposed by the city.
Fringe Area Agreement:
The Fringe Area Agreement for Fringe Area C indicates that land lying outside of
Iowa City's growth area shall be restricted to uses consistent with a
Rural/Agricultural area as indicated by the Johnson County Land Use Plan, and as
designated for a Rural/Agricultural area in the Johnson County Unified Development
Ordinance. Cemeteries are acceptable uses in Rural/Agricultural areas by
conditional use permit.
Zoning:
The property is currently zoned Agricultural (A) and is used for row crops. All areas
surrounding the property are also zoned Agricultural (A). The property lies directly
north of Welsh Church and an existing cemetery.
Compatibility with City Plans:
The property is not located within the City's growth area, Therefore, it is unlikely that
the property will be annexed into Iowa City in the foreseeable future. Staff believes
that the open space use of this property as a cemetery is an appropriate use
because it is unlikely that the cemetery will have negative impacts on existing or
planned development within Iowa City in the future.
County Conditions:
Johnson County Staff will require a number of conditions to be met prior to approval
of the conditional use permit, including the submission of a Soil Erosion Control
Plan, a land5cape plan, and fenl&dial StOrrn Water CUrItTO! techniques,
RECOMMENDATION:
Staff recommends that Council forward a letter to the Johnson County Board of
Adjustment recommending 'that the application submitted by the Al-Iman Center for a
conditional use permit for the development of a cemetery be approved subject to
compliance with the County requirements.
Approved by:—/��'
Robert Miklo. Senior Planner
Attachment
Location Map
PLANNING AND ZONING COMMISSION
AUGUST 15, — 7:00 PM — FORMAL
EMMA J. HARVAT HALL, CITY HALL
PRELIMINARY
MEMBERS PRESENT: Carolyn Dyer, Charlie Eastham, Anne Freerks, Phoebe Martin,
Paula Swygard, Jodie Theobald, John Thomas
MEMBERS ABSENT: None
STAFF PRESENT: Bob Miklo, Karen Howard, Sarah Greenwood Hektoen
OTHERS PRESENT: Mary Gravitt, Duane Musser, Glenn Siders, Alan MacVay, Lori
Dockery, Clifton Young, Tim Furman, Kevin Monson, Nick ?
RECOMMENDATIONS TO CITY COUNCIL:
1. The Commission voted 7-0 to recommend approval of REZ13-00019/SUB13-00012,
a rezoning of a 1.31 acre area from Low Density Multifamily (RM-12) to Planned
Development Overlay/Low Density Multifamily (OPD-RM-12) and a preliminary plat
of The Westwinds Second Addition, a 1.31 acre, 2 lot subdivision located south of
Melrose Avenue and west of Westwinds Drive subject to the following conditions:
Restoration of the existing stormwater detention facility on the subject
property and a plan for maintenance of the facility (Staff recommends a
Homeowner's Association be required for the proposed units to ensure that
the owners will be responsible for long-term maintenance).
• City Engineer approval of stormwater calculations and construction plans
prior to final plat approval.
• An easement to share the private driveway that provides vehicular access to
the subject properties from Westwinds Drive.
• An easement to allow Lot 3 of Westwinds to use the existing parking spaces
on the proposed Lot 1 and 2 of the Westwinds Second Addition.
Review and approval of the building design by the Design Review
Committee.
Provision of a pedestrian access along Willowwind Place to Westwinds
Drive.
Provision of an accessible pedestrian route from the proposed 7 unit
building to Melrose Avenue.
2. The Commission voted 6-1 (Theobald opposed) to recommend approval of REZ13-
00020, a request to rezone approximately 2.13 acres of land located east of
Conklin Lane, southeast of Dodge Street and west of Dodge Street Court from
Community Commercial (CC-2) to Low Density Multifamily (RM-12) subject to the
following conditions and to amend the second condition to add the words "and
appearance from Dodge Street":
• Development within 80 feet of Dodge Street Court will be limited to single
family, duplex or townhouse style dwelling units;
• A development plan, including a landscaping plan, building designs, and site
plan be approved by the Design Review Committee and be forwarded to the
Planning and Zoning Commission
August 15, 2013 - Formal
Page 2 of 12
Planning and Zoning Commission for review and approval to ensure
compatibility with adjacent residential properties and appearance from
Dodge Street;
• If development on this property has vehicular access to Dodge Street
Court, the developer shall install improvements needed to bring the street
up to City standards to the point of access (driveway location);
• The applicant shall dedicate sufficient land along the entire property
frontage to widen the Dodge Street Court right-of-way to 50 feet.
The applicant installs sidewalks along the Conklin Lane and Dodge Street
Court frontages, and provides pedestrian connections from the development
to the sidewalk on Dodge Street;
Development on the subject properties shall be designed to drain on -site
stormwater away from Dodge Street Court.
3. The Commission voted 7-0 to recommend approval of an amendment to Title
14:2C-8 of the Zoning Code Central Business Site Development Standards to
allow additional building height and floor area, and alternative ground floor
transparency and building articulation standards for properties zoned Central
Business Support (CB-2) that are located in the Riverfront Crossings District as
set forth in the staff memo for this meeting of August 15, 2013.
CALL TO ORDER:
The meeting was called to order at 7:00 PM.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA
Mary Gravitt of 2714 Wayne Avenue said she's concerned with all these outdoor restaurants.
She said she thinks the City is allowing too many of them, and takes particular issue with the
one on College and Linn Streets where the outside eating takes up two-thirds of the sidewalk,
leaving people in wheelchairs at risk of tipping over into the street due to the slope of the outer
portion of the sidewalk. She also took issue with the way the benches were placed and said it
makes it hard for pedestrians to get around, especially disabled people.
Gravitt also had some complaints about the landlords at The Town and Campus apartments not
being responsive to the disturbance that some of the tenants' visitors make.
Rezoning Items / Development Item:
REZ13-00019/SUB13-00012: Discussion of an application submitted by Willowwind
Properties, LLC for a rezoning from Low Density Multifamily (RM-12) zone to Planned
Development Overlay/Low Density Multifamily (OPD-RM12) zone for 1.31-acres of land
located at Willowwind Place and Westwinds Drive and a preliminary plat of The
Westwinds Second Addition, a 2-lot residential subdivision.
Miklo said they had received a revised plat that took care of some of the deficiencies noted in
the staff report. He said staff is recommending approval subject to a number of conditions.
Theobald asked if the oak trees along Melrose would be preserved. Miklo said if they tied into
the existing walkway they would not be touched.
Freerks asked if any of the sidewalks along Melrose Street are being dealt with as a Code issue
right now. Miklo said yes, and with the new development, the City will be able to deal with the
Planning and Zoning Commission
August 15, 2013 - Formal
Page 3 of 12
Homeowners Association about removing snow from that walkway.
Eastham asked if access to this development is going to be provided solely by private drives
from Westwinds Drive. Miklo said that's correct. Eastham said he has concerns about the snow
removal and long term maintenance of VVillowwind Drive as well as the stormwater detention
basin being maintained by the homeowners associations. Miklo said the one Homeowners
Association would be required to maintain the stormwater basin. He said snow removal is
currently done by the condominium association to the south, but during the negotiations for an
easement, perhaps they will negotiate some sharing of that requirement.
Freerks said when people buy a condo, they will be informed of their obligations.
Eastham said from personal experience, he knows that you don't always get all the information
you need when you buy a condo. He said right now he is a bit leery of providing access across
a private driveway maintained by an existing homeowners association, adding another one, and
assuming that the two groups are going to work out a way of sharing and managing the
maintenance of VVillowwind Place. Miklo said in terms of staff recommendations, approval is
subject to the developer securing an easement with their neighbor, Lot Three, so this
association has a lot of leverage in what they negotiate in exchange for allowing access for their
property. Eastham said the idea must be that they will use that leverage to make sure there is
reasonable cost sharing in terms of maintaining those private streets.
Eastham asked if he is correct that the homeowners association that would include the seven
new units as well as the two units in the existing duplex will be a separate association that will
be responsible for maintaining the stormwater detention basin. Miklo said that was correct.
Eastham said, then, that those nine units will be responsible for maintenance for a basin that
provides stormwater management for more than Lots One and Two. Miklo agreed. Eastham
asked if the staff had confidence that those nine homeowners are going to be able to bear the
expense of that maintenance. Miklo said the maintenance is basically mowing and any buyer
will know upfront about their responsibilities. He said he doesn't think there is a way the City
could impose a condition retroactively on the existing units. Eastham said that may be a
substantial financial burden on those nine units.
Greenwood Hektoen said that is the developer's risk to take.
Thomas asked how many other units are tied into that basin. Miklo said at least the twenty-four
units on Lot 3 but it may serve a larger subdivision.
Theobald asked if the City Forester has looked at what trees have been selected to screen the
existing duplex. Miklo he hasn't reviewed this latest version.
Dyer asked if the detention pond has been maintained up to now. Miklo said it hasn't been.
Freerks opened public discussion.
Duane Musser of MMS Consultants said there is a large area that drains into the stormwater
basin, and the applicant is aware that there's considerable expense involved to get the basin up
to Code. He said once they get into the final design they will have to prove that they have the
volume to meet the City standards. He said once it is established, there shouldn't be any
expense for maintenance other than mowing and keeping trees out of it. He said the applicant
has secured an easement agreement for the private drive. He said they are still working on the
pedestrian access route. He said they are sensitive about keeping as many trees as possible
Planning and Zoning Commission
August 15, 2013 - Formal
Page 4 of 12
along Melrose.
Eastham asked if the stormwater detention basin is actually functioning now. Musser said the
water does go into it and drain out, but he doubts if it meets the current design standards, and it
hasn't been properly maintained. He said they plan to dredge it and reshape it so it functions
correctly. Eastham asked if Musser estimates that it will have to be maintained at some cost
over time. Musser said he thinks it will be the same as mowing a yard, and he estimates that it
will need to be mowed four to six times a year.
Theobald asked if junipers were going to go in as the shield along the building. Musser said the
trees they originally planned on were deemed too small as screening, so they went with
something larger. Theobald said junipers get leggy and don't provide good screening. Musser
said staff had wanted a variety of trees in case of disease. Theobald expressed her concern
with the nice spruces on the edge of the stormwater basin. Musser said they would do their best
to save trees, but they will have to grade and reshape to get their capacity.
Freerks closed public discussion.
Thomas moved to recommend approval of REZ13-00019/SUB13-00012, a rezoning of a
1.31 acre area from Low Density Multifamily (RM-12) to Planned Development
Overlay/Low Density Multifamily (OPD-RM-12) and a preliminary plat of The WestWinds
Second Addition, a 1.31 acre, 2 lot subdivision locate south of Melrose Avenue and west
of Westwinds Drive subject to the following conditions:
• Restoration of the existing stormwater detention facility on the subject property and
a plan for maintenance of the facility (Staff recommends a Homeowner's
Association be required for the proposed units to ensure that the owners will be
responsible for long-term maintenance).
• City Engineer approval of stormwater calculations and construction plans prior to
final plat approval.
• An easement to share the private driveway that provides vehicular access to the
subject properties from Westwinds Drive.
• An easement to allow Lot 3 of Westwinds to use the existing parking spaces on the
proposed Lot 1 and 2 of the Westwinds Second Addition.
• Review and approval of the building design by the Design Review Committee.
• Provision of a pedestrian access along Willowwind Place to Westwinds Drive.
• Provision of an accessible pedestrian route from the proposed 7 unit building to
Melrose Avenue.
Eastham seconded.
Eastham said his major concern is that this stormwater basin will have to function well for the
area right around it as well as for a much larger area, and the only mechanism available to
provide long-term maintenance and functioning is nine residential units. He said they don't have
any information what the cost will be per each unit per year. He said it would be different if the
stormwater basin was serving only the two existing units, but it will be serving a much wider
scope. He said he thinks the plan is based more on expectations than on acceptable
assumptions, but he doesn't see any other way around it.
Freerks said she agreed that this isn't ideal, but this lot has been a blight for a long time, and it
had one owner who chopped it off and created this issue. She said you have to weigh the
opportunity to create something better and create housing options against nine people being in
charge of payment for the basin, but if it's maintained well, she hopes it doesn't become a huge
Planning and Zoning Commission
August 15, 2013 - Formal
Page 5 of 12
expense and most of all that people will know up front what they are getting into when they buy
or rent those units.
Theobald said her concern is the maintenance. She said some of the trees are lovely and she
sees that as a really nice thing to build on if they can be saved.
Thomas said it's problematic to him that the detention basin is serving the development to the
south as well as the drainage from the street to the east and that the basin is the responsibility
of nine units. He said it seems to be more of a legal issue than one of planning and zoning.
Miklo said that if the larger subdivision was being developed today, the legal papers in the
developer's agreement would address all this. Thomas said in this case there is a considerable
burden on this property in terms of the renovation and maintenance of the basin.
Dyer asked if the people in the existing duplex had any responsibility for the basin up to now.
Miklo said they have not. He said the owner of the duplex is responsible.
A vote was taken and the motion carried 7-0.
Rezoning Item:
REZ13-00020: Discussion of an application submitted by Southgate Development
Company, Inc., for a rezoning from Community Commercial (CC-2) zone to Low Density
Multifamily (RM-12) zone for 2.19-acres of land located east of Dodge Street, north of
Conklin Lane and west of Dodge Street Court.
Miklo said since the last Commission meeting, staff has met with the applicant and discussed
the concern voiced about Dodge Street Court and the language in the Comprehensive Plan
about residential development on Dodge Street Court being similar to what's in the
neighborhood. He said the applicant has agreed to an additional condition that would limit any
development from the first eighty feet to single family duplex or townhouse style done in a way
to be compatible with the residential across the street, which may still allow the possibility of an
apartment building in the area closer to Dodge Street. He said the access is likely to come off
Dodge Street with no curb cuts or driveways onto Dodge Street Court. He said staff is
recommending approval with the additional condition mentioned above and also continuing with
the recommendation that the Design Review Committee review and approve a plan that will be
forwarded to this Commission for review and approval, as well as the condition that vehicular
access be limited to Dodge Street unless the Dodge Street Court is upgraded. He said staff is
asking for additional right-of-way for Dodge Street Court as well as sidewalks being provided on
Conklin Lane and Dodge Street Court, and that drainage be directed away from Dodge Street
Court.
Eastham asked if the staff considered requiring pedestrian access from the development to
Dodge Street Court. Howard said it's the general standard in the Zoning Code that you provide
pedestrian routes out to public sidewalks, so the applicant would have to show a pedestrian
circulation pattern for the development. Eastham said he was concerned with how pedestrians
from the development would get to Dodge Street Court.
Greenwood Hektoen said that would be examined at the time of preliminary platting.
Freerks opened public discussion.
Glenn Siders of Southgate Development Services, representing the applicant, said they have no
Planning and Zoning Commission
August 15, 2013 - Formal
Page 6 of 12
problem with any of the conditions imposed by the Conditional Zoning Agreement (CZA). He
asked that the Commission keep in mind that they are giving up about eight thousand square
feet to accommodate the fifty foot right-of-way for future improvements onto Dodge Street Court,
should they ever happen. He said they don't anticipate access from Conklin Lane or Dodge
Street Court.
Alan MacVay of Conklin Lane said he was pleased that the developer would need to present
specific plans for this site. He asked about the density. Miklo responded that he estimated a
total of twenty-four to twenty-eight units at the most could be built. McVay said they would have
to be very careful about doubling the density on a very small plot. He said he want to be sure
that this is developed in an attractive way and is welcoming as a gateway to Iowa City, as well
as being appropriate for the neighborhood.
Miklo said at the last meeting Eastham had requested adding reference to this being an
entrance to the city, and that was left out of the conditions, so the Commission could make that
a condition of approval.
Lori Dockery of 1110 Conklin Lane said she likes the idea of duplexes and townhouse —style
units but would like clarification on exactly what is meant by town house -style. Miklo explained
that in this case each unit would have a front and back door but there is no visual separation
between the units.
Clifton Young of 1124 Dodge Street Court asked where the cars will be parked for all the
buildings that will be constructed. He said people with garages already park out on Dodge
Street Court, and if they add thirty-two more family units, that could be up to sixty cars. He said
his other concern is the density. Miklo said the most efficient way to put parking on this site
would be to put garage or parking behind the units. He said you might see a twelve unit building
and single family duplex or townhouses on this site but there won't be a twenty-four unit building
on the site.
Freerks asked what the maximum number of bedrooms would be in this zone. Miklo said it
would be three.
Eastham asked how the current parking requirements for development work out well for this
kind of development in terms of adequate on -site parking. Miklo said in this zone one parking
space would have to be provided per bedroom.
Freerks said it doesn't have to be three, and it could be built with fewer bedrooms.
Miklo clarified if these were built as single family and they were subdivided into lots only one
parking space is required. He said most single family provides two. He said if they were
duplexes two parking spaces would be required. He said if they were townhouse style, which is
technically multifamily, then three spaces would be required.
Tim Furman of 1263 Dodge Street Court said he would urge the Commission to consider the
Comprehensive Plan in their decision. He said the Plan states that "if it is not possible to
achieve a mixed use development adjacent to Dodge Street Court the preferred use is
residential similar to the existing residential development in the area", not the first eighty feet of
Dodge Street Court so he thinks this is some tricky wording. He said the area is all single family
and he thinks RS-1 2 is the highest density that should be granted.
Miklo corrected his previous statement and clarified that since this isn't a University Impact
Planning and Zoning Commission
August 15, 2013 - Formal
Page 7 of 12
Zone, only two parking spaces are required for a 3-bedroom unit. Freerks said it's in the best
interest of the developers to offer guest parking with apartment buildings and the Commission
likes to see it, at least with the twelve -unit building.
Eastham noted there is little if any on -street parking available in this area.
Freerks closed public discussion.
Eastham moved to recommend approval of REZ13-00020, a request to rezone
approximately 2.13 acres of land located east of Conklin Lane, southeast of Dodge and
west of Dodge Street Court from Community Commercial (CC-2) to Low Density
Multifamily (RM-12) subject to the following conditions and amending the second
condition to add the words "and appearance from Dodge Street":
Development within 80 feet of Dodge Street Court will be limited to single family,
duplex or townhouse style dwelling units;
A development plan, including a landscaping plan, building designs, and site plan
be approved by the Design Review Committee and be forwarded to the Planning
and Zoning Commission for review and approval to ensure compatibility with
adjacent residential properties and appearance from Dodge Street;
If development on this property has vehicular access to Dodge Street Court, the
developer shall install improvements needed to bring the street up to City
standards to the point of access (driveway location);
The applicant shall dedicate sufficient land along the entire property frontage to
widen the Dodge Street Court right-of-way to 50 feet.
The applicant installs sidewalks along the Conklin Lane and Dodge Street Court
frontages, and provides pedestrian connections from the development to the
sidewalk on Dodge Street;
Development on the subject properties shall be designed to drain on -site
stormwater away from Dodge Street Court.
Martin seconded.
Eastham said this is a reasonable approach to development of this site, which does have some
considerations in terms of assuring compatibility with the existing developments along Dodge
Street Court and Conklin Lane as well as complying with the Comprehensive Plan. He said he
interprets the Plan for this area that the compatibility with existing buildings should definitely
obtain along Dodge Street Court. He said other language in the Plan calls for more dense or
multifamily development along areas served by arterial streets, and he thinks there will be good
visual separation between existing homes on Dodge Street Court and any modest sized
multifamily building toward the northern part of this parcel. He said he will be looking forward to
a good plan consisting of internal circulation and communication.
Martin said that this area being a residential area is appropriately welcoming as a gateway to
Iowa City. She said she is looking forward to something residential going in there and thinks it's
a nice beginning.
Thomas said for him the issues of density and compatibility are the critical ones, and the
opportunity the Commission will have to review the plans for this site will give the Commission
the opportunity to evaluate if the compatibility is realized. He said he thinks higher density
should strive toward higher quality, yet he feels that in Iowa City multifamily has a reputation as
something to be dreaded. He said when they promote higher density, he would like to see a
higher quality result from that, and that's what he will be looking for at the next review.
Planning and Zoning Commission
August 15, 2013 - Formal
Page 8 of 12
Theobald said she said she has concerns about the density and the compatibility with the
existing housing.
Freerks said she thinks having townhouses adjacent to the subject property has potential to
blend in. She said she agrees with Thomas's comments about quality, because this is a
gateway and she wants what takes place there to create a welcoming and pleasant
environment.
Dyer said she supports it also. She said it was a good idea to eliminate access on Dodge Street
Court and Conklin Lane, although making a left turn onto Dodge Street is difficult and you will
have two of those turns fairly close together. Miklo clarified that his approval would not
necessarily eliminate it but would make it unlikely.
Swygard said she would encourage that the next step involve the neighbors as much as
possible in the design and the use of screening and she would the applicant to keep in mind that
the proper landscaping can make the neighborhood feel less encroached upon.
A vote was taken and the motion carried 6-1 with Theobald opposed.
Zoning Code Amendment:
Discussion of an amendment to Title 14: Zoning, to allow additional building height and
floor area, and alternative ground floor transparency and building articulation standards
for properties zoned Central Business Support (CB-2) that are located in the Riverfront
Crossings District.
Howard explained that MidWestOne Bank is designing a new office building that will be located
at the corner of Clinton and Harrison Streets on the site of the former Sabin School parking lot.
She said the proposed building will replace the former MidWestOne building torn down at the
corner of Burlington and Clinton Streets for the new music school. She said the parking lot was
rezoned when the property was transferred to MidWestOne to Central Business Support (CB-2).
It was zoned CB-2 because this zone allows drive -through facilities, and the bank wanted to
retain that function.
Howard said when the CB-2 zone was chosen it was recognized that eventually this zoning
designation would be replaced with the anticipated form -based code for Riverfront Crossings.
Howard said the staff expected the Riverfront Crossings Code to be in place by the time the
building was built, but MidWestOne Bank wants to start construction sooner than originally
anticipated, so they have asked staff what kinds of zoning issues they would have if they want
to start this fall. Midwest One is proposing a 6-story office building. She said the proposed
building would be consistent with the Riverfront Crossings Plan in that taller, larger buildings are
anticipated in that area. She said this is the only property zoned CB-2 south of Burlington Street,
so the proposed zoning code amendment would only apply to this particular property. Howard
emphasized that this amendment is an interim zoning solution and will only affect this property.
She said in this case they anticipate that the CB-2 zoning of the property will be replaced when
the form -based Code is adopted.
Howard said the zoning issues staff identified are that the proposed building exceeds the
maximum FAR and building height for the current CB-2 zone. In addition, the Harrison Street
fagade does not meet the ground -level storefront window standard that applies in the Central
Business Zones. She noted that most of the central business district, retail and restaurants are
Planning and Zoning Commission
August 15, 2013 - Formal
Page 9 of 12
the intended predominant uses so the storefront transparency requirements are very important.
In this case, the entire building is an office building and has office space on the first floor where
privacy is more of a consideration. She said in the Riverfront Crossings Plan there are primary
and secondary streets identified. Primary streets will have the highest standard for first floor
transparency and secondary streets will have a lower requirement. For the Midwest One
property, Harrison Street is the secondary street and Clinton is the primary street. She said the
MidWestOne Bank building plan is consistent with the window standards anticipated in the
Riverfront Crossings District for these two streets.
Greenwood Hektoen asked if when the Riverfront Crossings Code is proposed would it create a
non -conforming situation. Howard said there is no guarantee, because the code has not been
adopted yet, but staff is relying on the work in progress and the plan itself that's been adopted
already. Miklo said it's consistent with the working draft of the Riverfront Crossings Code.
Swygard asked staff to define mid -rise and high-rise buildings. Howard said they don't have a
particular definition of those terms in the Zoning Code. She said high-rise buildings tend to be
taller than the right-of-way is wide.
Miklo said the right of way in this case is 80 feet on Harrison and 100 feet on Clinton.
Dyer asked if this neighborhood is likely to be rezoned in the manner they are proposing for this
proposed building. Howard said it would. Howard said in the form based code it will be mixed
use, which is a bit more flexible and allows residential uses along the same frontages as
commercial uses. Dyer said the new building on the pedestrian mall isn't very appealing, but the
worst thing about it is that on the east side there is brick straight up. She said the other building
that didn't take into account the neighbors is the Oaknoll addition, where the back of the building
is just a wall of plain ugly. She said she'd like to see the expectation that building walls that will
be visible from all four directions will be reviewed accordingly.
Howard said she has elevations of what all four sides of this building will consist of. She said all
four sides in this case will be largely glass, although of varying transparency.
Freerks noted, and Dyer agreed, that Dyer's comments were directed toward the future and for
Riverfront Crossings in general. She said she has to agree. She thinks perhaps there was
another way to design the building on the pedestrian mall so the elevator shaft and other
mechanical equipment didn't necessitate a plain wall.
Greenwood Hektoen explained that part of it is fire code regulations, and if you build up to the
property lines, you can't have openings.
Dyer said maybe they shouldn't be building up to the property line.
Freerks said she has heard from a number of people, and it's something they need to look at in
the future because if you are going to have a skyline perhaps all these things should be taken
into consideration.
Eastham said perhaps there could be a drawing or art on that side of the building
Thomas said the Commission didn't get to see that side when it was made public
Dyer said she wouldn't have voted for it or for Oaknoll.
Planning and Zoning Commission
August 15, 2013 - Formal
Page 10 of 12
Swygard asked if the same kinds of plans for sidewalk width and landscaped parkways noted in
the Riverfront Crossings Plan for the Clinton Street Promenade will have to be put forth in this
application. Howard said that's in the public right-of-way. She said the Zoning Code addresses
regulations on private property. She said after the building is constructed, the streetscape will
have to be installed according to the Plan.
Martin asked if the Sabin School itself is going to be affected. Howard said the University will
tear down the building and there are discussions between the City and Midwest One to
construct a mid -block parking structure with residential units along Dubuque Street.
Freerks opened public discussion.
Kevin Monson, chairman of the board for MidWestOne Bank, said they believe this is exactly
what Riverfront Crossings is and should be about. He said they are in the process of restoring
the main MidWestOne building downtown and before they can finish that, they need to relocate
employees to this proposed building. He said it's a very transparent and energy efficient
building, showed renderings to the Commission and explained what features they will have. He
said the building is five floors above grade, and the top floor has one room as a conference
space, and then a rooftop garden. He said the rule of thumb for what constitutes a high-rise is a
building that exceeds 75 feet.
Dyer asked about the back of the building.
Monson replied that the building is about the same on all four sides, although they do have
different types of glass.
Eastham said from the renderings the ground level on Harrison Street side doesn't look very
eye-catching.
Monson explained how this wall is designed to allow light to penetrate through the translucent
glass, but not views in order to afford privacy to the employees and the bank's mortgage clients
He noted, however, that the main lobby entrance at the corner and the elevator portions will be
highly transparent.
Freerks closed public discussion.
Eastham moved to recommend approval of an amendment to Title 14:2C-8 of the Zoning
Code Central Business Site Development Standards by adding Subsection R as set forth
in the staff memo for this meeting of August 15, 2013.
Swygard seconded.
Eastham asked if the proposed seventy percent requirement in paragraph 3. of the memo and
forty percent requirement in paragraph 4. are compatible with the proposed design standards in
the Riverfront Crossings plan.
Howard said staff feels this is an improved standard for the primary streets in Riverfront
Crossings.
Theobald asked if there is a bike trail planned along Clinton Street. Howard replied that Clinton
has enough right -of way to accommodate bike lanes, parking, busses and pedestrians.
Planning and Zoning Commission
August 15, 2013 - Formal
Page 11 of 12
Eastham asked if it was a fair assumption to think that the four nice trees along Harrison will
have to be removed for the building construction. Howard said that was a fair assumption.
Freerks said she's happy to see MidWestOne investing early in Riverfront Crossings and she's
delighted by the sketches that she sees here. She does wish that the Sabin School were
salvageable. She said at the very least she would like a portion salvaged and recycled. She said
if this is the first office building since urban renewal, there's a great need for additional business.
She thinks this is a wonderful project and will be supporting it.
Eastham said he's delighted MidWestBankOne is going ahead with this project. He said he
thinks will be a great attraction to the area south of Burlington Street.
Swygard said she's excited to see there's a rooftop garden, and she hopes they will promote it
that so other businesses will follow that lead.
Thomas said he's excited to see the development of Clinton Street moving forward, as he thinks
that's the key to Riverfront Crossings. He said he likes the height and scale of the building.
Dyer said she likes the idea of a contemporary building setting the pace rather than something
that tries to look historical and isn't.
A vote was taken and the motion carried 7-0.
Consideration of Meetinq Minutes: July 18 and Auqust 1, 2013
Eastham moved to approve all minutes.
Swygard seconded.
A vote was taken and the motion carried 7-0.
OTHER
Eastham brought up a comment made during public discussion, and said some of the outdoor
seating that has been approved is not necessarily something that people using wheelchairs are
comfortable with.
Thomas said there is the workshop process under way for the downtown streetscape plan and
would encourage the Commission to give Eastham's thought some consideration.
Freerks said she was glad Gravitt showed up to give her comments concerning this, and she
hopes City Council will see them. She said she has heard from people about what's taking up
parking places, and safety is also an issue. Theobald said she, too, has heard comments.
ADJOURNMENT:
Swygard moved to adjourn.
Martin seconded.
The meeting was adjourned on a 7-0 vote.
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