HomeMy WebLinkAbout08-07-2014 Planning and Zoning CommissionPLANNING AND ZONING COMMISSION
Thursday, August 7, 2014 - 7:00 PM
Formal Meeting
Iowa City City Hall
Emma J. Harvat Hall
410 E. Washington Street
AGENDA:
A. Call to Order
B. Roll Call
C. Public Discussion of Any Item Not or the Agenda
D. Rezoning Item
D�scussion of an application submitted by St. Andrew Presbyterian Church for a rezoning of
approximately 33.37-acres of property from Interim Development Single Family Residential
(ID-RS) zone to Low Density Single Family (RS-5) zone located at the east side of Camp
Cardinal Road, north of Camp Cardinal Boulevard. (REZ14-00012)
E. Consideration of Meeting Minutes: July 17, 2014
F. Planning & Zoning Information
G. Adjournment
Upcoming Planning & Zoning Commission Meetings
Formal: August 211 September 4 /September 18
informal: Scheduled as needed.
To: Planning and Zoning Commission
Item: REZ14-00012
St. Andrew Presbyterian Church
GENERAL INFORMATION:
Applicant:
STAFF REPORT
Prepared by: Kirk Lehmann, Planning Intern
Date: August 7, 2014
St. Andrew Presbyterian Church
1300 Melrose Avenue
Iowa City, IA 52241
319-338-7523
Contact: Nick Bettis, P.E.
Hall & Hall Engineers Inc.
1860 Boyson Road
Hiawatha, IA 52233
319-362-9548
nick@halleng.com
Requested Action: Rezoning from Interim Development Residential
Single Family (ID-RS) to Low Density Single Family
Residential (RS-5)
Purpose:
Location:
Size:
Existing Land Use and Zoning:
Surrounding Land Use and Zoning:
File Date:
To build a church and allow for single family
residential development
North of Camp Cardinal Boulevard and east of
Camp Cardinal Road
33.37 Acres
Undeveloped and Agricultural (ID-RS)
North:
Undeveloped (ID-RS)
South:
Undeveloped/Right-of-Way (ID-RS)
East:
Residential (OPID/RRI)
West:
Undeveloped (IDRP)
July 17, 2014
45 Day Limitation Period: August 31, 2014
2
BACKGROUND INFORMATION:
The applicant, St. Andrew Presbyterian Church, has requested a rezoning of 33.37 acres located
north of Camp Cardinal Boulevard and east of Camp Cardinal Road from Interim Development
Single Family Residential (ID-RS) to Low Density Single Family Residential (IRS-5). The purpose
is to allow for the construction of a new church for St. Andrew and the potential construction of
single family homes in the northwest corner of the property. There have also been discussions
between St. Andrew Church representatives, the City, and the owner of the northern adjacent lot
to coordinate the development of both properties. St. Andrew Church indicated that they used the
'Good Neighbor Policy'and held a neighborhood meeting on July 301h 2014.
St. Andrew Church representatives have also considered rezoning the area along the norwestern
corner of their property to Medium Density Single Family Residential (RS-8) and the portion
directly adjacent to Camp Cardinal Road as Low Density Multi -Family Residential (RM-1 2) for the
purpose of constructing a retirement community. However, this would be a future development,
and St. Andrew Church would have to go through a separate rezoning process to have this
considered.
ANALYSIS
Comprehensive Plan: The Comprehensive Plan future land use map indicates that the
property is appropriate for low to medium density single family residential uses (2 to 8 dwelling
units per acre) while noting the importance of a diversity of housing options. The proposed RS-5
zoning is in compliance with the Comprehensive Plan. The Comprehensive Plan also states that
that new development should be designed to be compatible with surrounding land uses and to
protect environmentally sensitive areas.
Zoning: The current Interim Development Single Family Residential (ID-RS) zoning designation
was established because there was not adequate street access or water and sanitary sewer
service at the time it was zoned. With Camp Cardinal Boulevard completed, street access can be
provided through Camp Cardinal Road. However, Camp Cardinal Road is a narrow, unimproved
rural road without curbs, gutters, or sidewalks. As a condition of this rezoning, Camp Cardinal
Road must first be reconstructed at City collector street standards to provide adequate access to
the proposed church and future residential areas prior to any development activity.
The proposed zone is Low Density Single Family Residential (RS-5). This zone's purpose is to
provide housing opportunities for individual households that will create, maintain, and promote
livable neighborhoods. The RS-5 zone requires a minimum lot size of 8,000 square feet and lot
widths of 60 feet. Religious Institutions, such as churches, are permitted in RS-5 zones by special
exception through the Board of Adjustment.
Neighborhood Compatibift: The surrounding neighborhood is undeveloped to the north, west,
and south, with a large -lot Rural Residential (RR-1) subdivision to the east (Walnut Ridge). It is
staff's opinion that with adequate street access and a parking and landscaping plan to be
reviewed by the Board of Adjustment as a part of the special exception application for the Church,
the proposed church will be compatible with present residential uses.
Environmentally Sensitive Areas: The property contains woodlands, a stream corridor, and
protected slopes (more than 40%) in the southern portion. There are also two shallow ravines
that protrude into the property composed of steep (18% to 25%) and critical (25% to 40%)
slopes, and the property potentially contains a wetland. As a result, a Sensitive Areas
Development or Site Plan will be required prior to construction. If it is determined that wetlands
are present, a Planned Development Overlay (OPD) rezoning may be required.
3
Traffic Implications: With 'the development of this area, traffic will increase on Camp Cardinal
Road, especially during Sunday mornings and events such as weddings and funerals. Given the
size of the proposed church, some 2,015 trips are estimated each Sunday. In addition, further
residential development will require street access through Camp Cardinal Road due to steep
ravines between Camp Cardinal Boulevard and the developable areas. The large volume of
traffic necessitates the improvement of Camp Cardinal Road to City collector street standards,
and the improvement of Camp Cardinal Road prior to development should be a condition of
rezoning.
Infrastructure: Typically sewer and water lines are extended to edge of property in the
subdivision process. However, St. Andrew Church may not need to subdivide their land to build
their church. Because there is undeveloped land to the north and west which will need to tap into
this inlrastructure in the future, it is staffs recommendation that St. Andrew Church should extend
water and sewer lines prior to issuance of a building permit as a condition of the rezoning, similar
to what would be required if a subdivision was being implemented.
STAFF RECOMMENDATION:
Staff recommends that REZ14-00012, a request by St. Andrew's Presbyterian Church for
rezoning 33.37 acres located north of Camp Cardinal Boulevard and east of Camp Cardinal Road
from Interim Development Single Family Residential (ID-RS) to Low Density Single Family
Residential (RS-5), be approved subject to a Conditional Zoning Agreement requiring the
reconstruction of Camp Cardinal Road to City collector street standards and the extension of
water and sewer lines to the north and west property lines prior to the issuance of a building
permit.
ATTACHMENTS
1. Location Map
2. Aerial Photograph
Approved by: 7-A � / 77-
John Yapp, Development Services Coordinator,
Department of Neighborhood and Development Services
I
IN,
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2
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I OPD5
SITE LOCATION: St. Andrew Presbyterian Church
ID-RS
IN
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REZ14-00012
all
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PLANNING AND ZONING COMMISSION PRELIMINARY
JULY 17,— 7:00 PM — FORMAL
EMMA J. HARVAT HALL, CITY HALL
MEMBERS PRESENT: Carolyn Dyer, John Thomas, Charlie Eastham, Ann Freerks, Jodie
Theobald, Paula Swygard, Phoebe Martin
MEMBERS ABSENT: None.
STAFF PRESENT: Bob Miklo, Sarah Walz, Kirk Lehmann
OTHERS PRESENT: Mary Gravitt (3714 Wayne Ave #6), Glenn Siders (755 Mormon
Trek Blvd), Alex Hachtman (843 McCollister Ct)
RECOMMENDATIONS TO CITY COUNCIL:
The Commission voted 7-0 to recommend approval of SUB14-00014, an application
submitted by Southgate Development Services LLC for a preliminary plat of Sandhill
Estates Parts 3, and 4, a 51 -lot, 102.56 acre residential subdivision located on McCollister
Boulevard, Covered Wagon Drive, and Langenberg Avenue.
CALL TO ORDER:
The meeting was called to order at 7:00 PM.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
Gravitt asked whether the junction College Street and Gilbert Street had been rezoned from P1
and P2. Miklo explained it has not been rezoned. Gravitt asked what zone would be required for
the Chauncy to be built to 15 stories. Miklo answered that CB10 is planned for the area.
Development Item
SUB14-00014
Discussion of an application submitted by Southgate Development Services LLC for a
preliminary plat of Sandhill Estates Parts 3, and 4, a 61-lot, 102.56 acre residential
subdivision located on McCollister Boulevard, Covered Wagon Drive, and Langenberg
Avenue.
Lehmann showed the preliminary plat and location maps from an aerial view. He explained that
only parts 3 and 4 are those currently under discussion and that parts 1 and 2 have already
been completed. He continued that 'the entire area of Sandhill estates was originally platted in
2004, but that it was not completed and the plat expired. He noted that the development will
complete Langenberg Avenue between parts 1 and 2, and the rest of the plat will be composed
of three large outlots reserved for future development.
Lehmann explained that the comprehensive plan for this area shows low density residential
single family and that its zoning reflects this. He noted that it is zoned as a planned
Planning and Zoning Commission
July 17, 2014 - Formal
Page 2 of 5
development overlay in order to protect the environmentally sensitive sand prairie present in the
center of the development; as part of the 2004 plat, Southgate dedicated 17 acres to the City for
this purpose. He stated that the surrounding neighborhoods to the north, east, and west are also
residential single family, along with parkland and undeveloped areas to the south, and that the
proposed development would be compatible.
Lehmann continued that the 2004 plat would not meet current subdivision and zoning
regulations because of the use of cul-de-sacs which is now discouraged. He noted that
Southgate worked with the City to help address these issues and improve street connectivity,
He stated that there are no sensitive areas within parts 3 and 4 and that park requirements were
fulfilled by the 17 acre dedication. He finished by showing pictures of the area to be developed.
Miklo added that staff received a revised preliminary plat which fixed the three items of
contention from the staff report, including stormwater management. He concluded by stating
staff recommended approval of the preliminary plat.
Thomas asked whether the 102.56 acres was just parts 3 and 4, or whether it was the whole
area, Miklo answered that the subdivision acreage includes the outlots for future development
along with parts 3 and 4. He clarified that the outlots won't be developed until Southgate
subdivides the area further.
Freerks opened public discussion
Glenn Siders of Southgate Development Services stated that he represented the applicant and
that he had no problems with the staff recommendation. He said he would answer any further
questions about the development. Martin asked which streets from Sandhill Estates will connect
with the Pepperwood Addition. Siders replied that Sandusky Avenue eventually connect the two.
Mary Gravitt stated that she was interested in affordable housing and asked whether these
houses would be built on the flood plain. She added that building in the flood plain is more
expensive in the long -run. Mklo answered that this development is not in the flood plain.
Alex Hachtman from Sandhill Estates Part 1 asked about the plans for McCollister Boulevard
and whether the road would connect to Sycamore. He stated he was curious because of the
potential increased through -traffic in his neighborhood. Miklo said that the land through which
McCollister would go is currently out of City limits, though long-range planning shows that it will
be annexed, and McCollister will connect to Sycamore, north of the new school. Eastham asked
Miklo to clarify that McCollister will eventually connect to Scott Boulevard at Highway 6.
Miklo affirmed that it would, and continued that going east, McCollister will continue by the
Saddlebrook Development and then proceed northeasterly to Scoff Boulevard.
Freerks closed public discussion.
Eastham moved to recommend approval of SUB14-00014, an application submitted by
Southgate Development Services LLC for a preliminary plat of Sandhill Estates Parts 3,
and 4, a 51-lot, 102.56 acre residential subdivision located on McCollister Boulevard,
Covered Wagon Drive, and Langenberg Avenue.
Martin seconded.
Freerks complimented Southgate for bringing the subdivision into compliance with current code
requirements, especially commending the elimination of cul-de-sacs and the connectivity it will
bring to the area.
Planning and Zoning Commission
July 17, 2014 - Formal
Page 3 of 5
Eastham, responding to Gravitt's desire for affordable housing, stated the price level of any
particular subdivision is out of the control of the Planning and Zoning Commission.
A vote w,7s taken and the motion carried 7-0.
Update on South District Plan Process
Sarah Walz presented her current background research for the South District Plan- She said
she interviewed neighborhood residents, developers, realtors, and nonprofit organizations to
generate ideas for the plan, and continued that staff has been touring the area. Her presentation
emphasized the abundance of parks and green space in the South District, and also presented
residents' ideas about the area. These included a desire emphasize the many positive aspects
of the area, to celebrate the area's diversity and affordability, to improve walkability and
connectivity for area neighborhoods, to extend Sycamore Street and McCollister Boulevard
while making them more pedestrian -friendly, to add more destinations and activities, and to
maintain good transit coverage. She also said that the new school would renew focus on the
area, and that building trust within the area and between the area and rest of the city is
important.
Freerks asked what the timeframe of the South District Plan was. Walz replied that the schedule
will be set soon, w;k t h at least one large public workshop, a couple of focus groups, and an open
house workshop. She added that meetings will occur throughout September and October with
the final plan complete by the end of the year.
Eastham asked if public access would be added to the Sandhill Prairie Park. Walz replied that
the City will add trails once the prairie's ecosystem can be strengthened from its fragile state.
She continued that creating trail connections between Sandhill and Wetherby is also important,
to which Miklo added that it is planned for the next phases of the Sandhill Estates.
Easthham noted that there are many jobs in the industrial strip along Highway 6. Walz said that
a lot of people living in the South District work in the industrial area. and that many of them walk
to work, though the industrial strip itself is outside of the planning area.
Walz continued that she hoped realtors and the public could tour the area with staff soon to
inform them of the amenities of the area. Martin said that South District homes are selling faster
this season than past seasons. She postulated that people are more willing to visit the area,
after which they like it.
Consideration of Meetina Minutes: June 19, 2014
Eastham moved to approve the minutes.
Martin seconded.
A vote was taken and the motion carried 7-0.
Mklo said that protest petitions representing enough properties to require a super majority, or 6
out of 7 City Council members had been submitted for the rezoning on First Avenue and Hickory
Trail. There was an indication that there were not sufficient votes to approve the rezoning,
which had been recommended for approval by the Planning and Zoning Commission. He
continued that the zoning code provided an opportunity for the Commission to meet with Council
Planning and Zoning Commission
July 17, 2014 - Formal
Page 4 of 5
and discuss any applications on which the two groups disagreed before a formal vote is taken
by the Council. He finished by stating that the meeting is not mandatory and the Commission
could pass on the meeting if they wished. He said that if the Commission chose to meet with the
Council it would be open for the public to attend but not participate.
Reeks stated that these meetings are learning opportunities for all involved, so regardless of
the formal voting outcome, she supports having 2 joint meeting. She added that the meetings
illustrate the importance of development issues to the community and provide a forum to find
best solutions for community conflicts- Eastham said he would like all the Commissioners could
be present if possible. Thomas added that because the Councilors did not share their opinions
about the rezoning, the joint meeting would provide an opportunity to understand their positions
on the proposal. The Commission concluded that they would like to have a joint meeting, and
Miklo said he would work with the City Clerk to set up the date and time.
Thomas said he thought it was decided that information from the City Manager pertaining to
planning and zoning from the City Council's information packet would be sent to the
Commission, but he doesn't think it is occurring. Freerks asked if this information can be
obtained online. Miklo responded that Council packets can be found online. Thomas said it is
difficult to find online. Miklo said that he will request that the City Manager send any relevant
information to the Planning and Zoning Commission.
Thomas requested a presentation from the MPO and City Engineer regarding the planning and
design of arterial streets in Iowa City. He stated that transportation and land use is tied together
and so understanding the process by which major streets come about is important. Eastham
and Theobald agreed that they would like to see a presentation. Freerks added that it would be
beneficial to understand how much work goes into the process. Miklo stated staff will prepare a
presentation.
ADJOURNMENT:
Eastham moved to adjourn.
Theobald seconded.
The meeting was adjourned on a 7-0 vote.
PLANNING &ZONING COMMISSION
ATTENDANCE RECORD
2013-2014
FORMAL MEETING
NAME
TERM
EXPIRES
11/7
11121
1215
12119
112
1116
2/6
1 2/20
1 3120
4/3
4117
511
6/5
6119
7117
DYER,CAROLYN
05/16
x
x
X
O/E
x
x
x
x
x
x
x
x
EASTHIAM!, CHARLIE
05/16
x
x
x
x
x
x
x
x
x
x
—x
x
x
FREERKS,ANN
05/13
---6-5/17
O/E
—X
x
—X
x
0/ —E
x
x
x
x
x
x
x
x
-x
x
x
O/E
x
MARTIN, PH-0EBE
x
x
x
x
x
x
x
x
x
x
x
x
SWYGARD, PAULA
05/ 5
x
x
x
x
x
x
x
x
OlE
x
x
jjX
X
—x
x
x
THEOBALD, JODIE
05/ 8
X
X
X
X
X
x
x
x
x
g0/E
x
j
x
x
x
x
JHOK�S, JOHN
05/15
x
x
x
x
)�—
X
X
—X
—X
y
X
y
v
INFORMAL MEETING
NAME
TERM
EXPIRES
9/19*
112
1113
2/3
2120
DYER,CAROLYN
05/16
x
5�—
x
x
x
EASTHAM, CHARLIE
05/16.
x
x
x
x
x
FRURKS,ANIN
05/13
x
x
x
x
x
MARTIN, PHOEBE
05/17
x
x
O/E
x
x
SWYGARD, PAULA
0 �/-1 —5
x
—x
x
THEOBALD, JODIE—f-65/18
x
I-x
I x
x
x
THOMAS, JOHN
1 05/15
X
I X
I X
X
x
KEY: X = Present
0 =Absent
O/E = Absent(Excused
= Not a Member
= Work Session