HomeMy WebLinkAbout10-16-2014 Planning and Zoning CommissionPLANNING AND ZONING COMMISSION
Thursday, October 16, 2014 - 7:00 PM
Formal Meeting
Emma J. Harvat Hall
Iowa City City Hall
410 E. Washington Street
AGENDA:
A. Call to Order
1-M:no IKen II
C. Public Discussion of Any Item Not on the Agenda
D. Rezoning Items
Discussion of an application submitted by Build To Suit for a rezoning of 39.6 acres of
property from Interim Development Single Family Residential (ID-RS) zone to Low Density
Single -Family (RS-5) zone for 32.34-acres and to Low Density Multi -Family (RM-12) zone
for 7.26-acres located at 4701 Herbert Hoover Highway. (REZ14-00015)
2. Discussion of an application submitted by Hodge Construction for a rezoning of
approximately 2.3 acres of land in the 600 block of S. Dubuque Street and the 200 block of
Prentiss Street from Community Commercial (CC-2) zone and Intensive Commercial (CI-1)
Zone to Riverfront Crossings — Central Crossings (RFC-CX) zone. (REZ14-00019)
E. Rezoning / Vacation Item
Discussion of an application submitted by Noah Kemp for a rezoning of approximately .39
acres of property at 708 S. Riverside Drive from Community Commercial (CC-2) zone to
Riverfront Crossings —West Riverfront (RFC-WR) zone and a vacation of approximately 4665
square feet of the Old West Benton Street right-of-way. (REZ14-00018/VAC14-00002)
F. Development Item
Discussion of an application submitted by Carter Holding, LLC for a preliminary plat of Carter
Estate, a 2-lot and 1 outlot, 19.10 acre residential subdivision located east of Camp Cardinal
Road, north of Eagle Place and Meadow Lark Drive. (SUB14-00017)
G. Consideration of Meeting Minutes: October 2, 2014
H. Planning & Zoning Information
I. Adjournment
Upcoming Planning & Zoning Commission Meetings
Formal: November 6 / November 20 / December 4
Informal: Scheduled as needed.
STAFF REPORT
To: Planning and Zoning Commission
Item: REZ14-00015
GENERAL INFORMATION:
Applicant:
Contact
Requested Action:
Purpose:
Location:
Size:
Existing Land Use and Zoning:
Surrounding Land Use and Zoning
File Date:
45 Day Limitation Period:
BACKGROUND INFORMATION:
Prepared by: Robert Miklo
Date: October 16, 2014
Build to Suit
PO Box 5462
Coralville, IA 52241
benl@buildtosuit.com
319-512-2322
Ben Logsdon
be n I @bu i ld tosu itinc. corn
319-512-5110
Rezoning from IDRS to RS-5 (32.34 acres) and RM-
12 (7.26 acres).
To allow residential development including single
family lots and multifamily buildings.
4701 Herbert Hoover Highway
39.6 acres
Interim Development Single Family Residential (ID -
IRS)
North. Residential and agricultural — County
Residential (R)
South: St. Patrick's Church and agricultural — RS-5
and County Residential (R)
East: Agricultural - County Residential (R)
West: Aaricultural - County Residential (RMF)
October 1, 2014
November 14, 2014
The applicant, Build to Suit Inc., has requested a rezoning for 39.6 acres of property south of
Herbert Hoover Highway from Interim Development Single -Family Residential (ID-RS) to Low
Density Single Family Residential (RS-5) for 32.34 acres and Low Density Multifamily (RM-12) for
7.26 acres. This property was annexed into Iowa City in June, 2014. The rezoning is subject to a
Conditional Zoning Agreement requiring that the developer provide temporary pedestrian access
to the city sidewalk system at the time of development.
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ANALYSIS
Current Zoning: The purpose of the Interim Development Zone (ID) is to provide for areas of
managed growth in which agricultural and other non -urban uses of land may continue until such
time as the City is able to provide City services and urban development can occur. The Interim
Development Zone is the default zoning district, to which all undeveloped areas should be
classified until City services are provided. Upon provision of City services, the City or the
property owner may initiate rezoning to zones consistent with the Comprehensive Plan, as
amended.
The applicant proposes to provide sanitary sewer service by installing a sanitary sewer line in
the right-of-way in Herbert Hoover Highway, and a lift station near the southeast corner of the
property to pump sewage to an existing gravity flow sewer line located in Olds Towne Village
approximately 2,500 feet to the west of this property. A water line would also be installed in the
County right-of-way. There is a possibility that in the future the applicant may obtain an
easement to allow sanitary sewer to gravity flow across the Miller property located to the south
east to connect to the trunk located in Stonebridge Estates south of Lower West Branch Road.
The City Engineer has reviewed the applicant's proposal and found that in concept it is an
acceptable method of providing utilities; however, more detailed plans will be required at the
time the property is platted.
As noted in the staff report for the annexation, to assure that development of this property does
not impose an undue burden on the City for the cost of extending sanitary sewer and water
service, staff recommends that the developer be required to cover the expense of bringing these
utilities to the property as a condition of the rezoning. The condition requiring that the developer
provide a pedestrian access route to the city sidewalk system at the time of development that was
agreed to at the time of annexation will also apply.
Proposed Zoning: The Low Density Single -Family Residential Zone (RS-5) is primarily
intended to provide housing opportunities for individual households. The regulations are
intended to create, maintain, and promote livable neighborhoods. The regulations allow for
some flexibility of dwelling types to provide housing opportunities for a variety of household
types (duplexes and attached single family on corner lots). This zone also allows for some
nonresidential uses that contribute to the livability of residential neighborhoods, such as parks,
schools, religious institutions, and daycare facilities. Related nonresidential uses and structures
should be planned and designed to be compatible with the character, scale, and pattern of the
residential development.
The RS-5 zone allows for single family lots with a minimum lot area of 8,000 square feet, and a
minimum lot width of 60 feet. Lots that provide vehicle access from an alley or rear lane have a
minimum lot size of 6,000 square feet, and a minimum lot width of 50 feet. Duplexes or attached
single family lots are allowed on street corner lots provided that there is at least 6,000 square feet
per unit. The RS-5 zone allows for consideration of some non-residential uses, such religious
institutions and day-care centers, by special exception through the Board of Adjustment.
RM-12 zoning is proposed for the northern 7.26 acres of the property along Herbert Hoover
Highway. The purpose of the RM-12 zone is to provide for the development of high density,
single-family housing and low density, multi -family housing. This zone is intended to provide a
diverse variety of housing options in neighborhoods throughout the City. Careful attention to
site and building design is important to ensure that the various housing types in any one
location are compatible with one another.
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Compliance with Comprehensive Plan: The Comprehensive Plan and the Northeast District
Plan future land -use maps show the subject property appropriate for low -density single-family
residential development with the possibility of townhouses north of Saint. Patrick's Church and
townhouses and small apartment buildings adjacent to Herbert Hoover Highway. Several of the
neighborhood design policies discussed for Lindemann Hills on pages 20 to 24 of the Norheast
District Plan apply to this property including:
•Development should integrate sensitive features including groves of trees and wooded
areas as amenities.
•Provide for a pattern of interconnect streets to allow for easier connections for pedestrians
and bicyclists, as well as cars, to parks and neighborhood commercial areas.
*Streets should enhance neighborhood quality. Alleys may be used to provide access and
parking while minimizing paving and extensive curb cuts in front of residences.
.Encourage housing diversity with townhouses and small apartment buildings being located
at major intersections, near commercial areas, and adjacent to parks and open space.
Apartment houses are intended to be small in scale and size, limited in number within any
single area of the neighborhood, and designed to fit in compatibly with nearby residences.
*Alleys for garage access will facilitate residences on small to medium-sized lots.
*Develop parks and neighborhood greens within three to four blocks of every residence.
These areas will help to add visual interest to the neighborhood and break up the street
pattern as well as provide accessible open space and play areas.
The applicant has submitted a concept plan shoving how the property might develop if the
requested zoning is granted. The concept plan shows the majority of the property being
developed with single family lots (there is the possibility of duplexes on the larger corner lots)
with townhouse style multi -family buildings located adjacent to Herbert Hoover Highway. With
the exception of street connectivity to adjacent properties that will allow for creation of blocks
that adhere the maximum block face 600 feet, staff finds that the concept plan and the
proposed zoning pattern generally complies with the neighborhood design policies of the
Comprehensive Plan. At the time of platting the concept plan will need to be revised to comply
with the standards of the subdivision regulations.
If the concept plan for the southern part of the property is followed an existing street right-of-
way located between this property and the Saint Patrick's Church property will need to be
vacated. This can be addressed with an application to vacate right-of-way at the time the
preliminary plat is submitted for review.
The Plan stresses that careful attention to site and building design is important to ensure that
the various housing types in any one location are compatible with one another. To assure that
the development of the proposed RM-12 zone complies with the policies of the Comprehensive
Plan staff recommends that as a condition of approval development of the RM-12 zone will be in
substantial compliance with the concept plan showing townhouse style multi -family buildings with
driveway access from a rear lane, and be subject to approval of the Staff Design Review
Committee.
Traffic Implications: Herbert Hoover Highway serves as the arterial street connecting the
subject property with the rest of Iowa City to the west; it is currently is not built to city standards.
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Although the pavement is in reasonable condition, there is no curb, gutter, storm sewers or
sidewalks. The Subdivision Code gives the City the discretion to approve development on roads
that do not meet City standards, provided the developer contributes to the cost of improving the
street in the future. For arterial streets the fee is 12.5 % of the cost for improving the street
based the City Engineers estimate. The applicant will also be required to dedicate any
additional right-of-way necessary to bring Hebert Hoover Highway to arterial street standards
(50 feet for the south half of right-of-way). Payment of these fees and dedication of right-of-way
will need to a part of the developer's agreement at the time the property is platted.
Environmentally Sensitive Areas: There is a drainage way in the center of the property with a
stand of trees that could potentially contain regulated slopes and other areas regulated by the
Sensitive Areas Ordinance. The sensitive areas on the property will be further evaluated when
the property is subdivided. The applicant's concept plan shows much of that area being set
aside as an outlot for open space to be maintained by homeowners association.
Summary: Staff finds that the proposed zoning pattern generally complies with the
Comprehensive Plan, however at the time of preliminary plat review, changes will be necessary to
the concept plan for the RS -5 area to comply with the subdivision standards. Conditions are
recommended to provide for adequate infrastructure and compatibility of the multi -family
development with an entryway to the city and compliance with Comprehensive Plan policies.
STAFF RECOMMENDATION:
Staff recommends approval of REZ14-00015, a proposal to rezone approximately 39.6 acres of
property located south of Herbert Hoover Highway from Interim Development Single Family
Residential (ID-RS) to Low Density Single Family Residential (RS-5) for 32.34 acres and Low
Density Multifamily (RM-12) for 7.26 acres, subject to a Conditional Zoning Agreement stipulating:
1. The ownerldeveloper will be responsible for providing sanitary sewer and water service to
this property.
2. The owner/developer will provide a pedestrian access route to the city sidewalk system at
the time of development.
3. Development of the RM-12 zone will be in substantial compliance with the concept plan
showing townhouse style multi -family buildings with driveway access from a rear lane.
4. Approval of a development plan, including a landscaping plan, exterior building designs,
and site plan by the Design Review Committee to ensure Comprehensive Plan policies
regarding compatibility with lower density residential properties and appropriate
development appearance for an entranceway to the city, will be required prior to approval
of a building permit.
ATTACHMENT:
1. Location Map
2. Concept Plan
3. Staff Report for Annexation (ANN14-00001)
Approved by: /
Jo�pp, Development Services Coordinator
Department of Neighborhood and Development Services
CITY OF IOfrA CITY
rauenhol tZ—Miller
Rezone from MRS to RS5 E
SITE LOCATION: 4701 Herbert Hoover Hwy.
Rezone from IDRS to RM12
M
REZ14-00015
W�JJ� 3T PATS CHURCH
STAFF REPORT
To: Planning and Zoning Commission
Item: ANN14-00001 and REZ14-00002
GENERAL INFORMATION:
Applicant:
Prepared by: Robert Miklo and Bailee McClellan,
Planning Intern
Date: April 17, 2014
Build to Suit
PO Box 5462
Coralville, IA 52241
benl@buildtosuit.com
319-512-2322
Contact: Ben Logsdon
benl@buildtosuitinc.com
319-512-5110
Property Owner: Edward Pechous
4848 480t" Street SE
Iowa City, IA 52240
Requested Action: Annexation and rezoning
Purpose:
Location:
Size:
Existing Land Use and Zoning:
Surrounding Land Use and Zoning:
File Date:
45 Day Limitation Period:
BACKGROUND INFORMATION:
To annex 39.6 acres north of city limits and to
rezone the property from County Residential (R) to
Interim Development Single Family Residential (ID -
IRS)
South of Herbert Hoover Highway
39.6 acres
County Residential (R)
North: Residential and agricultural — County
Residential (R)
South: St. Patrick's Church and residential — RS-5
and County Residential (R)
East: Agricultural - County Residential (R)
West: Agricultural - County Residential (RMF)
March 13, 2014
April 27, 2014
Build to Suit Inc., with the consent of the property owner Edward Pechous, has requested the
annexation and rezoning of 39.6 acres south of Herbert Hoover Highway and north of 4330 St.
2
Patrick Drive. The applicant has requested the property be rezoned from County Residential (R)
to Interim Development Single -Family (ID-RS). The Comprehensive Plan future land use map
shows the property within the long-range boundary and identifies the property as appropriate for
residential development.
ANALYSIS:
Annexation
The Comprehensive Plan has established a growth policy to guide the decisions regarding
annexations. The annexation policy states that annexations are to occur primarily through
voluntary petitions filed by the property owners. Further, voluntary annexation requests are to be
reviewed under the following three criteria. The Comprehensive Plan states that voluntary
annexation requests should be viewed positively when the following conditions exist.
1. The area under consideration falls within the adopted long-range planning boundary.
A general growth area limit is illustrated in the Comprehensive Plan and on the City's
Zoning Map. The subject property is located within the city's long-range boundary. The
boundary is located approximately half of a mile east of the subject property if continuing
along Herbert Hoover Highway.
2. Development in the area proposed for annexation will fulfill an identified need without
imposing an undue burden on the City.
Iowa City has a need for expanded housing options to accommodate a growing
population. The Northeast District Plan identifies the subject property as an appropriate
location for residential development, including single-family houses and townhouses and
multi -family adjacent to Herbert Hoover Highway. Residential development of the subject
property will fulfill the need for increased housing availability in Iowa City.
The Comprehensive Plan encourages growth that is contiguous and connected to existing
neighborhoods to reduce the costs of providing infrastructure and City services. The
subject property borders the property containing St. Patrick's Church to the south which is
within the City limits, and therefore it is contiguous. However in the short term the only
street access will be from Herbert Hoover Highway, a county road, until such time that
additional properties to the west and or the southwest and southeast are annexed and
developed and streets are connected back to Scott Boulevard (Westbrook Drive or
Middlebury Road) and Lower West Branch Road to the south. The Public Works
Department has determined that in the interim, the cost of providing snow removal,
garbage collection and recycling, is likely to be covered by anticipated revenues from
development.
To assure that development of this property does not impose an undue burden on the City
for the cost of extending sanitary sewer and water service, staff recommends that the
developer be required to cover the expense of bringing these utilities to the property. The
preferred route for sanitary sewer is gravity flow across the Miller property located to the
south east to connect to the trunk located in Stonebridge Estates south of Lower West
Branch Road. An alternative but less desirable route would require a lift station to
connect to an existing sanitary sewer line on the St. Patrick's property. As noted below
the proposed zoning for the property is ID, which allows very limited development, until
such time that necessary infrastructure is available to serve the property.
The Comprehensive Plan and Northeast District future land use maps identify the City's
intention to incorporate the subject property and the surrounding properties into the City.
Infrastructure developed to serve the subject property will allow for easier connectivity of
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future infrastructure for the surrounding properties, promoting future annexation and
development of these properties. In staffs opinion annexation of the subject property is
thus in the City's long-term interest for development of this area of the Northeast District
and will not impose an undue burden on the City.
3. Control of the development is in the City's best interest.
The property is within the Long -Range Planning boundary. It is appropriate that the
proposed property be located within the city so that residents of future development may
be served by Fire, Police, water, and sanitary sewer service. Annexation will allow the City
to provide these services and assure that infrastructure meets City standards. Annexation
will allow the City to control zoning so that it is compatible with the Comprehensive Plan.
For the reasons stated above, staff finds that the proposed annexation complies with the
annexation policy.
Compliance with Comprehensive Plan
The Comprehensive Plan and the Northeast District Plan show future land -use maps show the
subject property appropriate for low -density single-family residential development with the
possibility of townhouses north of St. Patrick's Church and townhouses and small apartment
buildings adjacent to Herbert Hoover Highway. The property is currently zoned County
Residential (R). The applicant has requested that the property be rezoned to Interim Development
Single-family Residential (ID-RS). The Interim Development zone is appropriate for undeveloped
areas until the city is able to provide city services and a more detailed zoning plan is developed
consistent with the Comprehensive Plan.
Infrastructure
Sewer and Water
The developer will be required to connect the infrastructure for sewer and water for the subject
property to the existing city infrastructure. As noted above there are two possible routes for
sanitary sewer service. Water service will require an extension of a line along Herbert Hoover
Highway. No development will be possible until the applicant provides for extension of these
utilities.
Streets
Herbert Hoover Highway serves as the arterial street connecting the subject property with the
rest of Iowa City to the west; it is currently is not built to city standards. Although the pavement
is in reasonable condition, there is no curb, gutter, storm sewers or sidewalks. The Subdivision
Code gives the City the discretion to approve development on roads that do not meet City
standards, provided the developer contributes to the cost of improving the street in the future.
For arterial streets the fee is 12.5 % of the cost for improving the street based the City
Engineers estimate. The applicant will also be required to dedicate any additional right-of-way
necessary to bring Hebert Hoover Highway to arterial street standards (50 feet for the south
half of right-of-way). Payment of these fees and dedication of right-of-way will need to a part of
the developer's agreement at the time the property is platted.
One of the issues that the City has had to deal with in the past when we have had disconnected
subdivisions has been pedestrian access. We have had complaints about students not being
able to walk to schools and joggers complaining that they are isolated from the rest of the city
sidewalk and trail system. In two areas we had to put in temporary trails to connect subdivisions
to the schools and the larger sidewalk network. To address this staff recommends that at the
time of subdivision approval the developer propose a plan to provide at least a temporary
sidewalk connection, either along Herbert Hoover Highway or across the St. Patrick's property
to Lower West Branch Road.
4
There is a future street right-of-way running east and west on the property to the south of the
subject property that has been dedicated to the development of a collector street that will
connect the subject property to current and future adjacent neighborhoods. The Northeast
District Plan shows a concept plan for future development of the subject property that includes
a series of collector streets that would provide connectivity within the development of the
subject property and to the surrounding areas. Prior to development the applicant will submit a
subdivision plat showing how the street pattern will be designed for this property including
connections to adjacent properties.
Environmentally Sensitive Areas
There is a drainage way in the center of the property with a stand of trees that could potentially
contain regulated slopes and other areas regulated by the Sensitive Areas Ordinance. The
sensitive areas on the property will be further evaluated when the property is subdivided.
STAFF RECOMMENDATION:
Staff recommends approval of ANN14-00001 and REZ14-00002, annexation of approximately
39.6 acres and a rezoning from County Residential (R) zone to Interim Development Single-family
Residential (ID-RS) zone for the property located south of Herbert Hoover Highway subject to a
Conditional Zoning Agreement requiring that the developer provide at least a temporary
pedestrian access route to the city sidewalk system at the time of development.
ATTACHMENT:
Location Map
Approved by: 7 %
John Yapp, Development ices Coordinator
Department of Neighborhood and Development Services
ppdadmheCrep4 mplete.doc
To: Planning and Zoning Commission
Item: REZ14-000'9
GENERAL INFORMATION:
Applicant:
Contact:
Requested Action:
Purpose:
Location:
Size:
Existing Land Use and Zoning
Surrounding Land Use and Zoning:
File Date:
45 Day Limitation Period:
BACKGROUND INFORMATION:
STAFF REPORT
Prepared by: Karen Howard
Date: October 16, 2014
Hodge Construction
711 S. Gilbert St.
Iowa City, Iowa 52240
Kevin Digmann
319-354-2233
kdigmann@yahoo.com
Rezone from Community Commercial (CC-2)
Zone and Intensive Commercial (CI-1) Zone to
Riverfront Crossings — Central Crossings (RFC-CX)
Redevelopment according to the Riverfront
Crossings District Plan and form -based code
600 block of S. Dubuque Street and 200 block of
Prentiss Street in the Central Crossings Subdistrict
of Riverfront Crossings
Approximately 2.3 acres
commercial / CC-2 and CI-1
North: multi -family residential (PRM)
South: commercial (CC-2 and CI-1)
East: commercial (CC-2 and CI-1)
West: multi -family residential and commercial (PRM
and CC-2)
September 23, 2014
November 7, 2014
The subject properties are located in the 600 block of South Dubuque Street and the 200 block of
Prentiss Street in the Central Crossings Subdistrict of Rive -front Crossings and comprise almost
an entire city block. The properties that front on Dubuque Street are currently zoned Community
Commercial (CC-2) and the properties that abut Ralston Creek and front on Prentiss Street are
zoned Intensive Commercial (CI-1). The existing buildings along South Dubuque Street include a
small mixed -use building containing commercial space and three apartments, a single family
house, three 19`� century stone cottages, and a small strip commercial building. All buildings are
2
currently occupied. The properties zoned CI-1 that front on Prentiss Street contain quasi -industrial
buildings that contain a wholesale distributor of plumbing supplies.
The subject property falls within the Central Crossings Subdistrict of the Riverfront Crossings
District and, therefore, the recently adopted form -based zoning code for Riverfront Crossings will
apply if the property is rezoned. The applicant has not indicated their plans for redevelopment of
the properties.
The applicant held a "good neighbor" meeting on October 8, 2014.
ANALYSIS:
Current and proposed zoning: The Community Commercial Zone (CC-2) is intended for major
retail commercial areas that serve a significant segment of the community population. The
maximum building height in the CC-2 Zone is 35 feet. The zone is primarily a commercial zone,
but allows upper floor residential uses at a density of approximately 15 units per acre by special
exception. Since the area zoned CC-2 is approximately 1 acre, the current zoning would allow up
to 15 dwelling units. Minimal parking and building setbacks apply, but in this zone parking may be
placed between buildings and the street.
The Intensive Commercial (CI-1) Zone is intended to provide areas for those sales and service
functions and businesses whose operations are typically characterized by land intensive
commercial uses that have outdoor storage or work area components, back office functions and
wholesale sales businesses that do not require the prime location and visibility necessary for retail
commercial uses, and commercial uses with quasi -industrial aspects. Due to the potential for
externalities such as noise, dust, and odors from the allowed uses in this zone, residential uses
are not allowed in this zone.
The Riverfront Crossings form -based zoning for the Central Crossings subdistrict (RFC-CX) would
be a significant upzoning. The RFC-CX zone allows for a broad mix of commercial and residential
uses, similar to uses allowed in the Central Business Zones. Unlike the CC-2 and CI-1 Zones, the
Riverfront Crossings code allows for a variety of building types (Townhouse, Multi -Dwelling, Live -
Work Townhouses, Commercial, Mixed -Use, and Liner buildings). Commercial uses are allowed,
but not required on the ground -level floor of buildings. Buildings must be located close to and
oriented toward the street with entries opening onto an improved streetscape designed to provide
a comfortable and attractive environment for pedestrians. Parking must be located behind or
within buildings and screened from the sidewalk and the street. Residential density is limited only
by building height standards and parking requirements, so a rezoning from CC-2 and CI-1 to
RFC-CX could yield a considerable number of residential dwelling units as we!I as space for
commercial uses. The rezoning would have the potential to yield conservatively five times the
residential density that the current zoning would allow due to the lower parking requirements in
the RFC-CX zone and the absence of a maximum residential density standard.
The maximum building height in the Central Crossings subdistrict is four stories. Up to four
additional stories may be granted through the bonus provisions, one of which would allow
additional height through a transfer of development rights if the existing historic buildings were
proposed for preservation. Building design standards apply and will be administered through the
staff design review process. These include requirements for streetscape improvements,
landscaping, fagade composition and articulation, fenestration (window coverage), entranceway
design, and building materials.
The Riverfront Crossings code will require compliance with the 30-foot minimum setback from
Ralston Creek and will require a "Ralston Creek Frontage" as specified in the form -based code for
any new buildings constructed on the properties that abut the creek. This means that the area
between the creek and the buildings must be configured as a 30 foot -wide pedestrian street. The
lower portion of the block is within the floodplain of Ralston Creek, so any residential space must
be elevated, making this an appropriate location for residential buildings types with lower level
parking that is built to be flood resilient.
Comprehensive Plan: The Downtown and Riverfront Crossings Master Plan was adopted in
January 2013 as an integral part of the City's Comprehensive Plan. The subject property is
located in the Central Crossings Subdistrict of Riverfront Crossings. The plan highlights some of
the defining features of this subdistrict, including the two rail lines, the historic Rock island Rail
Depot, and Ralston Creek. In the long term future the rail lines may provide opportunities for
passenger service, both regional and local. The plan also highlights redevelopment
opportunities along Ralston Creek. It notes that Ralston Creek has been degraded to the point
that it is no longer a healthy waterway. Stream restoration efforts could vastly improve the
health of the stream, provide an amenity for the entire district, and create a more attractive
location for new development, provided buildings are more appropriately set back from the
floodway and designed to be flood resilient.
The Riverfront Crossings Master Plan specifically calls out this block for special attention due to
its location along Ralston Creek, as noted above, and because of a unique cluster of mid-19t"'
century cottages located along the property's Dubuque Street frontage. The plan states that
"because they are unique 19th century buildings, preservation of these structures should be a
goal. In order to encourage their preservation, it is recommended that a density bonus be
granted for their preservation and renovation." There is evidence that these cottages were
working class homes built sometime between 1860 and 1880, which would make them some of
the oldest buildings in Iowa City and unique in their location near the historic rail depot. The
Riverfront Crossings form -based code allows a transfer of development rights in order to
preserve historic properties. This provision of the Riverfront Crossings code has already been
used successfully to preserve the historic Tate Arms rooming house located a few blocks further
south along Dubuque Street. It should also be noted that to mitigate for the !oss of the historic
Sabin School building, which is being torn down in an exchange of properties with Midwest One
Bank to provide for the relocation of the UI Music School', the University will provide funds to
the City to complete an intensive level historic and architectural survey (survey) and preparation
of a nomination to the National Register of Historic Places for the Southside neighbonccod in
Iowa City that surrounds the Sabin School. This survey work will include the study of the 19th
century cottages located on the properties requested for this rezoning.
Rezoning of the subject properties to RFC-CX would be more consistent with the Riverfront
Crossings Master Plan than the current CC-2 and CI-1 Zoning designations. However, because
this particular block has some unique characteristics that are called out for special attention in the
Riverfront Crossings Master Plan, staff recommends that the rezoning request be deferred until
the applicant has developed a concept for how the property would be developed in response to
the goals of the plan.
Compatibility with neighborhood: The applicant has not indicated how the property would be
redeveloped, so it is difficult to determine if it will be compatible with the surrounding
neighborhood. Staff notes that the proposed zoning would allow development that is more
consistent with the goals for the future of this neighborhood than the existing CC-2 and C!-1
Zoning. However, given that the proposed rezoning would be a significant upzoning and due to
the unique characteristics of this site, staff recommends that the rezoning be deferred until the
applicant has developed a concept for how the property will be redeveloped.
t From the Memorandum of agreement between FEMA, the University of Iowa, the State Historical Society of Iowa,
Iowa Homeland Security, the Office of the State Archaeologist, and the City of Iowa City
4
Traffic implications: The streets and public alley are already in place in this block that will
provide for adequate traffic circulation if redevelopment of the subject properties were to occur
according to the proposed zoning and the Riverfront Crossings Master Plan.
STAFF RECOMMENDATION:
Staff recommends deferral of REZ14-0001 , a proposal to rezone approximately 2.3 acres of
property located within the 600 block of South Dubuque Street and the 200 block of Prentiss
Street from Community Commercial (CC-2) and Intensive Commercial (CI-1) to Riverfront
Crossing -Central Crossings (RFC-CX), until the applicant has developed a concept plan for how
the property would be redeveloped in a manner consistent with the Riverfront Crossings Master
Plan.
ATTACHMENTS:
1. Location Map
2. Aerial Photograph
Approved by: /
John Yapp, Development Services Coordinator
Department of Neighborhood and Development Services
CITY OF IOTA CITY &�
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SITE LOCATION: S. Dubuque & E. Prentiss St.
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SITE LOCATION: S. Dubuque & E. Prentiss Streets REZ14-00019
To: Planning and Zoning Commission
Item: REZ14-00018
708 S. Riverside Drive
VAC06-00003
Old West Benton Street east
of Riverside Drive.
GENERAL INFORMATION:
Applicant:
STAFF REPORT
Prepared by: Sarah Walz
Date: October 16, 2014
Noah Kemp
2140 Highway 22
Kalona, IA 52247
31 M56-3125
319-936-2534
nwk@kctc.net
Owner: Professional Muffler
606 South Riverside Drive
Iowa City, IA 52246
Requested Action: Rezone from Community Commercial (CC-2)
Zone to Riverfront Crossings — West Riverfront
(RFC-WR)
Vacation of the Old West Benton Street right-of-way
Purpose:
Location:
Size:
Existing Land Use and Zoning:
Surrounding Land Use and Zoning:
To enhance redevelopment potential of adjacent
property in compliance with the Riverfront Crossings
Master Plan..
708 South Riverside Drive
17,000 square feet (0.11 acre) —rezoning
+ 4665 square feet vacation
Total = 21,665 square feet
Vacant (CC-2)
North: Commercial (CC-2)
South: Vacant (CC-2)
East: Paridtrailhead (P-1)
West: Commercial (CC-2)
File Date: September 18, 2014
2
BACKGROUND INFORMATION:
The property is currently zoned Community Commercial (CC-2) and is located at the northeast
corner of Benton Street and Riverside Drive. It is located within the West Riverfront Subdistrict of
the Riverfront Crossings District and, therefore, the recently adopted form -based zoning code for
Riverfront Crossings will apply if the property is rezoned.
The site was formerly home to Professional Muffler until it was destroyed in the tornado of 2006.
At the time, the owner, Noah Kemp, intended to rebuild his business on the site. In order to
construct a new building and provide adequate parking in compliance with the zoning code, Mr.
Kemp acquired a portion of the Old Benton Street right-of-way and a portion of the parking area
at Ned Ashton Park from the City. The City retained a 24-foot wide right-of-way (Old West
Benton Street) in order to access the park and a small parking area at the trailhead. The right-
of-way is also used by the adjacent property, Linder Tire, for access to their property.
Though Mr. Kemp secured a special exception allowing him to rebuild on the site, he decided
soon after to relocate his business to a lot further to the north along Riverside Drive. The special
exception expired in 2007, and the lot has remained vacant ever since.
REZONING ANALYSIS:
Current zoning: The current CC-2 zoning is intended for major retail commercial areas that serve
a significant segment of the community population. Minimum parking requirements are
comparatively high in the CC-2 zone, and parking may be placed between buildings and the street
with minimal setbacks. Residential uses are allowed by special exception on the upper floors.
Proposed zoning: The Riverfront Crossings form -based zoning for the West Riverfront subdistrict
allows for a broad mix of commercial and residential uses. Unlike the CC-2 Zone, buildings must
be oriented toward the street —in the case of a comer lot, this means locating the building toward
both Benton Street and Riverside Drive. Street -facing entries are also required along both
frontages, and a 10-foot dedication along Riverside Drive is required to allow for an improved
streetscape that provides pedestrians more separation and buffering from the heavy vehicular
traffic on this busy street. Parking must be located behind or to the side of buildings and screened
from the sidewalk and the street. Building design and coverage standards apply and will be
administered through the staff design review process. These include requirements for streetscape
improvements, landscaping, fagade composition and articulation, fenestration (window coverage),
entranceway design, and building materials.
The applicant has been working to develop the site for a relocation of a neighborhood business.
On this comer lot, parking would be located to the west of building with parking and vehicle areas
screened from view along Benton Street. The business has drafted an initial site plan showing
they can meet the standards for the zone and provide the required 10-foot dedication along
Riverside Drive. A small drive -through may be proposed as part of the use —a use that must be
approved through the special exception process.
Comprehensive Plan: The Downtown and Riverfront Crossings Master Plan was adopted in
January 2013 as an integral part of the City's Comprehensive Plan. The subject property is
located in the West Riverfront Subdistrict of Riverfront Crossings. One of the primary goals for
this subdistrict is to encourage redevelopment that will help create a more pedestrian -friendly
character along Riverside Drive by enhancing the streetscape and overall aesthetics, tempering
auto -dominated frontages by locating buildings closer to the street with parking and other
vehicle areas located behind or to the side of buildings, and creating a place where people can
live close to the Iowa River and to shopping, restaurants, and other services. Due to the
absence of building and parking placement standards and few requirements related to building
form and design, the current CC-2 zoning for the property will not ensure that the property
develops in a manner consistent with the Riverfront Crossings Master Plan.
As a condition of rezoning, staff recommends the applicant dedicate 10 feet of land along the
Riverside Drive frontage of the property to widen the public right-of-way. The additional land will
be used to create a wider landscaped buffer between the traffic lanes on Riverside Drive and
the public sidewalk.
The property is located at an important intersection and gateway to the Riverfront Crossings
(West Riverfront Subdistrict), however, it is quite small and narrow, making redevelopment for
any commercial use somewhat limited and complicated. Though located on a busy, highly visible
corner on a busy traffic corridor, this commercial property has remained vacant since the tornado
of 2006. Staff finds that the requested zoning (RFC-WR) is consistent with the City's
Comprehensive Plan and will help to facilitate redevelopment that will comply with the Riverfront
Crossings Master Plan, provided that land along Riverside Drive is dedicated to the City to allow
for improvements to the pedestrian environment.
Compatibility with neighborhood: The proposed commercial site, if designed according to the
form -based code, will be an improvement to a streetscape that Is currently unappealing to
pedestrians. Transforming the commercial strip development along Riverside Drive will benefit
the residential neighborhoods located to the west of the Riverfront Crossings District, including
recently proposed high -density residential development of the former Hartwig Motors site across
the street. The new zoning will help to ensure that new development is compatible with the
vision of the Riverfront Crossings plan and with surrounding residential neighborhoods.
Therefore, staff finds that the proposed rezoning is compatible with the surrounding
neighborhood.
Traffic implications: Access to the site is provided from Old West Benton via a single curb cut
on Riverside Drive. The curb cut and the portion of Old West Benton Street serves the subject
property and the Linder Tire property to the north. Vehicles entering the site would continue to
rely on this entrance, however, the applicant is seeking a minor modification to allow a right -turn
only curb cut onto Benton Street. This would provide and alternative for vehicles exiting the site.
VACATION ANALYSIS:
The subject right-of-way serves as the vehicle access for two commercial properties —
Professional Muffler and Linder Tire. The size of the corner property and its configuration limit
development on the site. Vacation of this remnant right-of-way would provide more development
potential for the site, allowing it to come into compliance with the Riverfront Crossings
requirements for parking, setbacks, building coverage, and the required 10-foot right-of-way
dedication along Riverside Drive. The proposed vacation would extend east from South
Riverside Drive to the river. The City would convey the portion contiguous with the applicant's
property (approximately 4,665 square feet) concurrent with development. One half of the right-
of-way would be offered to the owners of the Linder Tire property.
When evaluating a right-of-way vacation, the acating right-of-way can be recommended under
the following circumstances:
1. the vacation will not have a negative effect on pedestrian or vehicular circulation or
planned circulation routes;
2, the vacation will not be detrimental to emergency vehicle or utility vehicle access to
adjacent properties, and;
3. the vacation will not diminish access to adjacent properties;
4. desirability of right-of-way for future access or circulation needs;
5. location of utilities and other easements or restrictions on the property;
6. potential use of the property for a public use, such as parkland; and
7. any other relevant factors pertaining to the specific requested vacation.
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The Old West Benton Street right-of-way provides access for the commercial properties at 708
and 632 Riverside Drive (Linder Tire) as well as for Ned Ashton Park and the trailhead for the
Iowa River Corridor Bike Trail. Because the street ends at the river, it is not needed for
circulation beyond access to the three adjacent uses. A 22-foot wide public access easement
would preserve access for both private properties and the parkttrailhead.
A sanitary sewer line is located under a portion of this right-of-way. A utility easement would
need to be over retained over this portion of the ROW. The City has notified private utilities
about this proposed vacation. There do not appear to be any private utility lines located within
the right-of-way.
As noted above, the City previously vacated a portion of the ROW to Professional Muffler
(2006). Prior to that, the City vacated a 13-foot wide portion of ROW to Linder Tire. Beyond
access to the immediate adjacent properties, there does not appear to be any public interest in
continuing to incur cost, staff time, and liability in maintaining this right-of-way.
One redevelopment scenario depicted in the Riverfront Crossings Plan, shows this ROW as the
drive for a shared parking area located between the two properties, with a building at the corner
and a larger residential of mixed use building located on the Linder site. What the applicant is
proposing reflects this very scenario, with perpendicular parking for the business located
immediately adjacent to the shared drive.
STAFF RECOMMENDATION:
Staff recommends approval of REZ14-00009, a proposal to rezone approximately 21,665 square
feet of property located at the northeast corner of S. Riverside Drive and W. Benton Street from
Community Commercial (CC-2) to Riverfront Crossing -West Riverfront (RFC-WR), subject to a
Conditional Zoning Agreement requiring the applicantlowner to dedicate 10 feet of land along the
Riverside Drive frontage of the property to the City in order to widen the public right-of-way along
Riverside Drive.
Staff recommends approval of VAC14-00018, a right-of-way vacation for Old West Benton
Street right-of-way adjacent to property, subject to the following conditions:
• Rezoning of the property at 708 S. Riverside Drive to Riverfront Crossings West
Riverbank Subdistrict;
• Conveyance of the 4,665 square foot portion of ROW is concurrent with the
redevelopment of the corner property; and
ATTACHMENTS:
1. Location Map
3. Plat of right-of-way
4. Redevelopment scenario from the Riverfront Crossings Plan
Approved by: ! ,,,�-4 X
Department of Neighborhood and Development Services
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PLAT OF SURVEYAUDITOR'S PARCEL 201408
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To: Planning & Zoning Commission
Item: SUB14-00017 Carter Estate
GENERAL INFORMATION:
STAFF REPORT
Prepared by: John Yapp
Date: October 16, 2014
Applicant: Carter Holdings, LLC
395 Westcor Drive
Coralville, IA 52241
Phone: 545-4140
Contact Person:
Requested Action:
Purpose:
Location:
Size:
Existing Land Use and Zoning:
Surrounding Land Use and Zoning:
Comprehensive Plan:
Fife Date:
45 Day Limitation Period:
BACKGROUND INFORMATION:
Chris Carter
ccarter@car'terandassociates.net
Preliminary plat and Sensitive Areas Development
Plan (Level I Review)
A two -lot residential subdivision with one outlot
East side of Camp Cardinal Road, north of Eagle
Place
19.10 acres
Vacant; Single Family Residential (RS-5)
North: Residential; ID-RS
South: Residential; OPD-5
East: Residential:OPD-RR1
West: Residential: ID-RS
Residential; 2-8 du/acre
September 24, 2014
November 8, 2014
The applicant, Carter Holdings LLC, is proposing a two -lot residential subdivision with one outlot
on the east side of Camp Cardinal Road, north of Eagle Place. The property is Outlot G of the
Cardinal Ridge Subdivision, and is designated as `For Future Development.' The property
contains steep, critical, and protected slopes, and woodlands. The applicant's proposed
subdivision would make use of the flatter portions of the property for two lots and two single family
structures, with a shared private access drive, avoiding a majority of the sensitive environmental
areas.
The applicant has indicated that they do not intend to use hold a Good Neighbor meeting for this
application.
2
ANALYSIS:
Current Zoning: The current zoning is OPD-5; the planned development overlay was required as
part of the Cardinal Ridge development due to the sensitive areas in Cardinal Ridge (this property
is Outlot G of Cardinal Ridge Part 3, which was identified as an outlot for future development).
The underlying zoning designation is RS-5, Single Family Residential. The proposed subdivision
of two lots with one outlot is consistent with the RS-5 zone.
Environmentally Sensitive Areas: The property contains steep, critical and protected slopes
and woodlands. The applicant has identified proposed building sites for two single family
structures which would be accessed via a shared access drive. A construction limits / tree
removal line is shown on the plat, which leaves a majority of the sensitive areas on the property
undisturbed.
Carter Estate Sensitive Areas Disturbance
Area
Impacted Area
Impacted %
Steep sloe
186,541 3F
46,493 SF
25 %
Critical sloe
269,652 SF
23,491 SF
9 %
Protected slope
146,531 SF
0
0 %
Woodland
774,342 SF
202,314 SF
26%
The level of disturbance does not rise to the amount that a Level II Sensitive Areas Rezoning
would be required. In staffs view the applicant has minimized disturbance to the sensitive
areas by utilizing a shared driveway in lieu of the public street to provide access to two large
residential lots, with building sites which take advantage of the flatter portions of the topography.
The remainder of the property, outside of the two residential lots, is proposed to be designated
as private open space to be deeded to the Cardinal Ridge Homeowners Association.
A portion of the existing sewer easement on the property does impact a small area of protected
slope buffer. The location of this sewer easement was approved as part of the Cardinal Ridge
Sensitive Areas rezoning, and essential utilities such as sanitary sewers are permitted to impact
protected sensitive areas.
Subdivision Design: Two large residential lots are proposed (a 4.0 acre, and a 6.5 acre lot),
with access via a 16-foot wide shared driveway to Camp Cardinal Road. Normally each
structure would be required to be within 150 feet of a fire hydrant; in this case however the Fire
Department has agreed to waive this requirement if a residential sprinkler system is installed in
each structure, and a Fire Department -accessible turn -around is provided at the end of the
shared driveway. A sidewalk is shown along the Camp Cardinal Road frontage of the two lots
and outlot. The legal papers for the development will need to reflect these requirements.
As part of Cardinal Ridge Part 3, a sanitary sewer easement was platted which extends to the
north property line. The applicant is required to extend the sewer to the north property line in
conunction with development of this property. This allows for sewer service to be extended to
the properties to the north when they redevelop.
The Subdivision Design Standards state Residential lots shall not be designed with irregular
shapes such as a flag or panhandle shape where the structure on the lot may be hidden behind
another structure. While the proposed lots are irregular in shape, staff has requested the
applicant identify building sites so that one structure is not hidden behind another, and that
addresses be posted at the head of the access drive at Camp Cardinal Road. In staff's view,
the large lots are appropriate for this property in order to allow limited development while
minimizing disturbance to sensitive areas.
PCMSta Rep."el.I.r aerate prelim.) repotd.0
Neighborhood Open Space: Neighborhood Open Space Fees were paid with Cardinal Ridge
Part 3, and no additional fees or dedication are required.
Storm water management: Storm water management is accommodated in the existing stone
water management facility for Cardinal Ridge, and the existing storm water facility easement is
shown on the Carter Estate plat.
Infrastructure fees: Water main extension and sanitary sewer tap -on fees were paid with the
development of Cardinal Ridge Part 3, and no additional fees are required.
STAFF RECOMMENDATION:
Staff recommends approval of SUB14-00017, an application submitted by Carter Holdings, LLC
for a preliminary plat of Carter Estate, a two -lot with one outlot residential subdivision located east
of Camp Cardinal Road and north of Eagle Place.
ATTACHMENTS:
1. Location Man
2. Plan o
Approved
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SITE LOCATION: Carter Estates SUB14-00017
PRELIMINARY PLAT AND SENSITIVE AREAS DEVELOPMENT PLAN
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MINUTES PRELIMINARY
PLANNING AND ZONING COMMISSION
OCTOBER 2, 2014 — 7:00 PM —FORMAL
EMMA J. HARVAT HALL, CITY HALL
MEMBERS PRESENT: Carolyn Dyer, Eastham Eastham, Ann Freerks, Paula Swygard,
Phoebe Martin, Jodie Theobald
MEMBERS ABSENT: John Thomas
STAFF PRESENT: Bob Miklo, Sara Hektoen, Mike Moran, Kent Ralston
OTHERS PRESENT: Del Holland, Brian Boelk, Barb Bailey, Anna Buss, Annie Tucker,
Alicia Herschelm, Dan Kahn, Mary Jo Daly, Ann Stromquist, Andrew
Gutman, Mary Knudson, Ruth Baker, John Shaw, Tracey
Achenbach, JP Claussen, Michael Pacha, Martha Stevenson
RECOMMENDATIONS TO CITY COUNCIL:
The Commission voted 3-2 to recommend denial of an application submitted by Iowa City
Co -Housing for a rezoning of 9.65 acres of land located at Miller Avenue and Benton Street
from Medium Density Single -Family (RS-8) zone and Neighborhood Public (P-1) zone to
Planned Development Overlay/Medium Density Single -Family (OPD-8) zone for 7.68 acres
and Neighborhood Public (P-1) zone for 1.97 acres, and a preliminary plat of Prairie Hill, a 2-
lot residential subdivision with 32 dwelling units. (REZ13-00010/SUB13-00008)
CALL TO ORDER:
The meeting was called to order at 7:00 PM.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
There were none.
REZONING/DEVELOPMENT ITEM:
REZ 13-00010/SUB 13-00008
Discussion of an application submitted by Iowa City Co -Housing for a rezoning of 9.65 acres of
land located at Miller Avenue and Benton Street from Medium Density Single -Family (RS-8) zone
and Neighborhood Public (P-1) zone to Planned Development Overlay/Medium Density Single -
Family (OPD-8) zone for 7.68 acres and Neighborhood Public (P-1) zone for 1.97 acres, and a
preliminary plat of Prairie Hill, a 2-lot residential subdivision with 32 dwelling units.
Carolyn Dyer recused herself due to a conflict of interest as she is on the Co -Housing committee.
Hektoen referred to the Commission bylaws which require the Commission to state any ex parte
communications. There were none.
Miklo stated that at the last meeting the Commission asked staff to follow up on a few
issues/questions. Included in today's meeting agenda packet is a memo from Kent Ralston,
Planning and Zoning Commission
October 2, 2014 - Formal
Page 2 of 18
Transportation Planner, addressing the questions regarding Benton Street and the access to
Benton Street vs. Miller Avenue. Miklo stated that Ralston is here tonight if there are follow up
questions. The Commission also had asked about the extent of clearing that might occur on the
portion of the property that will be traded to allow street access to the development. Miklo showed
the plan where grading and clearing will occur for the proposed street. He stated that staff did ask
the City Forester to review the site and the forester toured the property with Miklo last Friday and
looked at the area where the proposed private street will occur. Miklo showed an image of the
area looking from Benton Street to the south approximately where the private street will be located.
The private street will be roughly located where there is currently a service drive to the park. He
determined that the majority of the trees in the area that will be cleared are elms, ash and walnut
trees. Both the ash and the walnut trees are susceptible to disease and regardless of whether this
project continues there will be issues with those trees in the future. He did identify one significant
oak tree which is in the Benton Street right of way but beyond where the driveway would be
located. The City Forester felt this oak tree could be protected during construction to assure no
root damage. There is another oak on the park property near the corner of the development where
the current plan does show some grading so it would likely be removed. The applicant has agreed
to work with the City Engineer and Forester to examine the grading plan to see if that oak could be
preserved. There is also hickory tree that would need to be removed that is in the path of the
proposed street, and some hackberry trees that may or may not need to be removed. The main
concern was the oak on Benton Street that the Forester was confident would be preserved.
At the last meeting there was also some concern about the loss of the wooded area of the park.
Miklo showed some photos of the remaining part of the park that would not be touched as part of
this development. As noted in the previous staff report, the staff is recommending approval with
conditions as outlined in the staff report.
Freerks asked whether, in some of the developed portion of the park, the woodland would be
maintained. Miklo said that the woodlands in a large portion of the park would be preserved and
showed photographs of the portion of the park that would not be disturbed.
Freerks asked Miklo to show on the photo the clearing that will happen to allow the roadway and a
portion of some of the units. Miklo showed the area where the roadway would be and stated that
the western part of the park would remain intact.
Eastham asked if there were any zoning ordinance or subdivision provisions that make it
impossible or difficult or bar an access to this development from Miller Street instead of Benton
Street.
Miklo replied that there is not a zoning regulation that would address that, zoning allows curb cuts
onto local streets which is what Miller Street is. Miklo said he, doesn't believe there are any
regulations that would prevent access to Miller Street and the sensitive area ordinance would have
to be examined to see a plan showing where and how the grading for that access would occur
before he could give a yes or no answer.
Swygard asked Miklo to put the zoning map back up for viewing and asked the question whether a
trade of parkland for the area along Miller Avenue would result in the parkland being next to CC-2
zoning? Miklo confirmed the southern edge of the new parkland would be next to a CC-2 zone.
Swygard questioned one of the businesses located next to the proposed park area, it is a payday
advance business, Check-N-Go, and if it would then be within 1000 feet of the park? Miklo
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confirmed it would and stated that it would make the cash checking/payday loan business non -
confirming as described in the ordinance which means the business couldn't expand or if it closed
it couldn't reopen in the current location.
Swygard also asked for confirmation that there would be no pedestrian route with this development
that would go to the south or west and Miklo confirmed that was correct. There would be the
possibility for a future pedestrian route along the southern property line because the grading would
be done as part of the storm water management, but the pedestrian route would not be installed as
part of this project. There is some steep terrain in this area that would need to be overcome in
able to put a trail.
Swygard stated that she asked because most of the shopping is located to the south. Miklo stated
the access from this development would be through the park and onto Miller Avenue to the new
trail on Highway 1.
Swygard questioned how wide the private street would be if the access were on Benton Street.
Miklo replied it would be 24 feet wide at the intersection of Benton Street, and the private drive
would be 20 feet wide.
Martin asked if a typical street is 25 feet wide and Miklo replied that a typical street in a new
subdivision would be 26 feet wide. However, he stated there are a lot of older streets in town that
are 25 feet wide and also have streets that are 28 and 31 feet wide.
Eastham asked for indication on what the benefit is to the City is to have the access to this
development on Benton Street rather than Miller Avenue. Miklo was unsure if he could answer
that, however the staff feel the benefit would be larger parkland opportunity for more usable
parkland as a result, and less grading on the critical and protective slopes.
Eastham asked if that was a benefit to the City or to the subdivision and Miklo replied it is a benefit
to the community to not have steep slopes disturbed and that the City does have an ordinance
regarding disturbing steep, critical and protected slopes.
Freerks invited the Transportation Planner, Kent Ralston, to come forward to answer some of the
Commission's questions.
Eastham asked Ralston about the memo he wrote to the Commission dated September 26
regarding the collision report. In the memo, Ralston detailed the number of collisions between
2008 and 2012 on Benton Street. Eastham questioned if there is any information on the number of
collisions in the same period of time for a neighborhood street, such as Miller Avenue.
Ralston stated it varies, and at this time does not have any specific statistics, but typically on a
local street on a midblock section you would likely have a lower collision history due to lack of
volume of traffic on a local street. Ralston stated the collisions on Benton Street are actually fairly
low for an arterial street, or at least in line with other arterial streets.
Eastham stated also in the memo, under the existing conditions section, that four or so of the
collisions mentioned in the report were snow or weather related collisions and in the memo it is
stated that from transportation planning perspective access onto Miller Avenue presents less
concern based on vehicle volume.
Ralston confirmed that from a purely transportation perspective it would be preferable to have the
driveway come onto a collector street such as Miller Avenue rather than Benton Street. But the
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proposed Benton Street access does meet the current sight distance standards. However on
Miller Avenue there would be more traffic gaps and therefore easier to enter and leave the
development and fewer chances of collisions.
Freerks opened public discussion.
Del Holland, (1701 East Court Street), stated he was on the board of managers for the Iowa City
Co -Housing and plans to live in Prairie Hill. He stated at the meeting two weeks ago we heard the
concerns from some in the neighborhood and the Commission. There were two primary issues
discussed, traffic issues, including increased traffic on Benton Street, proposed access onto
Benton Street, and winter driving conditions there. The project engineer will address that later in
the meeting. The second concern was the proposed parkland swap.. The Co -Housing Board
recognizes this is an emotional issue for many, especially for those who worked so hard to acquire
the park land, get it developed, and use it today. It was with this in mind, the Co -Housing group
originally proposed an easement to Benton Street along the far western park boundary to keep as
much of the current park land intact as possible. In addition, with the original request for access the
Co -Housing group offered to donate land for a park expansion to the south along Miller Avenue.
Because the originally proposed access point on Benton Street was not as desirable from a traffic
planning standpoint, as a more eastern access in the current proposal, Iowa City Co -Housing
accepted the City's suggestion to locate the drive at the site of the existing service access road
and to swap parkland for parkland.
As future residents of the neighborhood the Co -Housing group wants to preserve as much
undisturbed land as possible. We are striving to balance the need to disturb land associated with
development against the conservation and protection of green space and desirable vegetation.
As proposed, some of the western portion of the current park would be repurposed as a private
drive following the existing service access road. Holland presented a picture slide of the area
showed the private drive will be approximately 30 feet lower in elevation than the adjacent property
to the west and will not significantly affect the views from that property. The large trees will be
protected. No significant, desirable trees will be removed. Tree removal will be limited to the
invasive, disease -prone, undesirable species and the disturbed ground will be replanted with
desirable species of both trees and grasses.
The next slide showed the proposed land use in lot 3 and 4, the land to be traded to Iowa City Co -
Housing. This slide emphasized the public access conservation easement. The dotted line shows
the proposed boundary for the projected public access conservation easement. All the land north
and west of the dotted line would remain as it is and open for public use. This amounts to 59% of
current woodland. Another 23% of the land will be planted in trees and grasses. So only the
remaining 18% will be actually built upon. Not only will most of the woodland remain as is, but only
a small portion of lots 3 and 4 will be built upon. The current calculations show that the remaining
82 % will be "green" space. So, with the almost 2 acres of land along Miller Avenue that Iowa City
Co -Housing is proposing to trade, and the over 1 acre of the current parkland that Co -Housing is
proposing to conserve, the City and neighborhood will be gaining an acre and one quarter of
dedicated green space plus the green areas surrounding the buildings that Iowa City Co -Housing
proposes to build.
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Since there were issues raised concerning safety on Benton Street and a possible access from
Miller Avenue, the Co -Housing group has asked Brian Boelk of HBK Engineering to speak to these
points.
Brian Boelk, HBK Engineering (509 S. Gilbert Street) stated his firm has provided the civil site
engineering to the Co -Housing Prairie Hill Development and as part of those duties the board has
asked for an evaluation of not only the current proposed access off Benton Street but also take a
look at Miller Avenue and give an opinion and input. In regards to Benton Street what Boelk can
share is an echo of what Ralston has in his report. They always look at sight distance and it does
meet, in fact exceed by quite a distance, the required sight distances without removing the large
trees, specifically that large oak tree. So the sight distance is more than adequate with some low
clearing of some bushes and the grass maintained.
In addition, another question that was asked with regards to the access itself, they do widen out to
24 feet with 25 foot radius on both sides so it's wider at the intersection with Benton Street before it
narrows down to a 20 foot private street. They did run turning points with the turning software
including large vehicles such as fire trucks. And a fire truck can maneuver all throughout the
development and through Prairie Hill Lane. These plans have also been approved by the Fire
Department. One of the advantages of coming off Benton Street is you can get longer length in the
road and be able to make up the grades to develop on this site which means less grading and less
impact, such as tall retaining walls. They did run a number of different alignments with access off
Miller Avenue it is difficult at any point to get even to an 11 % grade on the access road to the
Prairie Hill development. It is quite steep and stepper than Benton hill and it would not be
recommended. To get to a better grade, say 8-10% there would need to be severe cuts and
excavation and a lot of retaining walls. It also shows an impact into lots 3 & 4 and into the
neighboring properties in the west in terms of grading into those properties and significant retaining
walls to be built along the north line of the Co -Housing properties.
Boelk stated one of the concerns is always traffic on that hill in the winter conditions and the one
thing that Co -Housing has going for it is there really isn't that many cars that will be accessing that
site. They took count of the number of vehicles in the 16 adult families that make up the current
Co -Housing residents and there were 12 vehicles total. Of course there are more units but even
expanding it out to the 32 units it will not be considerable impact on traffic. The Co -Housing values
are a sustainable model, looking to walk and bike as alternatives to vehicles so there is no adverse
impact in terms of cars entering Benton Street from development or in terms of capacity and as
shown in Ralston's report, the current vehicle use of Benton Street is 11,000 daily vehicles and the
capacity is 15,000.
Boelk stated that if the access were on Miller Avenue the intersection of the private drive and Miller
Avenue creates quite a bit of a grade difference coming down at a 10-11% grade right onto a
flatter, more gradual Miller Avenue. Wintery icy conditions will occur there. It may not impact as
much of the general public traffic as on Benton Street but there is that risk there as well in winter
conditions of sliding down that access road onto Miller Avenue. Boelk agreed that Benton Street is
a steep hill, but because of the low volume of traffic entering and exiting with this development and
the grade difference between the access and Benton Street it is seen as a viable access point
compared to Miller Avenue. Boelk pointed out that the Co -Housing group has looked at all options
at great length and are very conscious about the impact to the environment, the public and
particularly the surrounding neighborhoods.
Eastham asked if Boelk stated the grade currently to get from Miller Avenue up to the development
is 11 % or to get it to 11 % there would have to be additional grading. Boelk answered that there
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would need to be significant grading just to get to 11 % and retaining walls that would have to be
built. It is not advised to go that steep, but to get to 8%, which is feasible, it would take even more
grading into the sensitive areas and protected slopes.
Barb Bailey (2357 Willenbrock Circle) addressed the Commission stating she has been involved
with the Co -Housing project since the beginning. She is a lifelong resident of the Iowa City area,
and currently resides on the north end in the Peninsula Neighborhood. She is one of 11
households who own the Co -Housing land.
When we last met a couple of weeks ago, Iowa City Co -Housing came away with the sense that
there was support for the concept of Co -Housing- from both neighbors and commissioners. She
hopes to convince the Commission that the Miller -Orchard neighborhood is the place to build it.
The Co -Housing group looked at a lot of sites before we found this one. We knew when we saw it
that it was the best place we had found so far and it would be hard to find one better. We visit it
regularly, we've mowed paths to various building sites so we can stand and look out at the
panoramic views and think about living there. We have potluck picnics in the park. We take our
family and friends there as well as others who are interested in the project.
We knew it would not be an easy site to develop, we knew others had considered it and decided
against it. We knew there would be extra cost because of the difficult terrain. We thought and still
think that a development without the need for profit could work on that location.
If the Co -Housing group is required to access the community from Miller Avenue, the cost of the
private drive will increase by roughly 30-40%, hundreds of thousands of dollars. These costs of
course have to spread over the 32 dwellings that we are proposing.
We have to keep the costs of the homes in line with the market appraisals supported by the
neighborhood, this is a modest neighborhood. The cost of the common house and green building
practices contribute to making the upfront cost of these homes more than would be typical for
homes this size, in this neighborhood. If required to come up from Miller Avenue, additional
driveway costs will increase project costs, but not the market appraisals. If we have too much of a
gap between appraised values and project costs, it could jeopardize the project.
A private drive off of Miller Avenue would mean no park on that stretch of land. A different
development would likely mean more traffic than the Co -Housing group would produce. It may
mean a less desirable development on that land.
If the Co -Housing group were able to pursue development at this site, we may decide to sell the
land on Miller to help offset the additional expenses of the private drive.
In any case if access from Miller Avenue is required, the project as it is designed will not be
built. Since the design is an end product of many design parameters, a change in one requires
that others shift as well, a redesign would be necessary.
The Co -Housing group knows this is an unusual development proposal. As the developers and
future residents of Co -Housing, we are planning for our future residency in the Miller Orchard
neighborhood. As future residents, it is in our best interest to preserve and enhance the unique
features of the Benton Hill Park. As current land owners and future residents we care about what
happens there too. We use that park. We would like our needs to be considered too.
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There are a number of reasons why this development is a good thing for the Miller Orchard
neighborhood and for the City of Iowa City. One of the goals for the neighborhood is revitalization
and stabilization. One of the ways this is being accomplished is by increasing the number of owner
occupied homes. Through the University Partnership Program 10 rental homes have been
purchased, rehabbed and converted to owner occupied housing in Miller Orchard. Prairie Hill
would provide over 3 times that amount, 32 owner -occupied, high quality dwellings in the
University Impact Zone. Based on the August 2014 map prepared by the Neighborhood Services
Division of the City, the Miller Orchard neighborhood has 79 owner -occupied residences. Prairie
Hill would increase that number to 111, a 40% increase in owner occupied homes in the
neighborhood, changing the neighborhood from majority rental to majority owner occupied.
The co -housing model reinforces the stability of the owner -occupied homes. No investment
property owner would be willing to pay the premium of the common house. Co -Housing
communities experience little turnover and most have a waiting list of households that would like to
move in as the opportunity arises. The cooperative nature of the community is a hallmark of co -
housing that fosters an exchange of social supports, enhancing life for those who live there and
making it attractive to many. Iowa City Co -Housing currently has 11 member households with 3
more in the process of joining and several others who have expressed an intention to join. Our
ages range from 3 to 70.
Towards the goal of attracting stable households the expansion of parkland is a good thing for the
neighborhood. Providing a terrain suitable for activities requiring level land will expand the uses
and users and make the park and neighborhood a more attractive place for the neighborhoods
changing demographic, especially young families.
Iowa City Co -Housing provides a model of sustainable development, a concept that is rapidly
gaining in popularity as climate change brings home to more and more people how important it is
to lessen our impact on the earth we all share. The homes in the Prairie Hill Community will be
attractive, small, LEED certified homes, many of which will be solar powered. The community will
exist as a model for other development.
The Co -Housing project follows in the footsteps of over 200 existing and developing communities
to provide a structure for aging in place, supporting families, mentoring youth and engaging with
the larger community. We hope to be a meeting place for groups from the neighborhood and
larger community, where events of all kinds can be hosted.
Iowa City Co -Housing sees the development of the project as proposed, the swap of parkland and
access from Benton Street as a win -win -win for Co -Housing, for the City and for the neighborhood.
Anna Buss (525 West Benton Street) stated that most of the concerns were covered at the last
planning and zoning meeting so to just highlight, the City keeps saying it wants to revitalize our
area however she feels the area is already being revitalized. There has been lots of new
development in the area and the neighborhood welcomes it. The neighborhood likes the park just
the way it is. If you let one development have a piece of park the precedent has already been set.
Bussed stated the driveway onto Benton Street is the main issue with most of the people who live
in that area, all the studies in the world, by all the professionals you can come up with, will never
trump the common sense factor. Iowa City has a history of not doing anything until someone gets
killed at an intersection. First Avenue was a perfect example. It happened a number of places on
First Avenue before a traffic signal was installed and a crossing bar at the railroad. Buss feels the
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public safety on the Benton Street hill will be compromised with a driveway on that hill. The Co -
Housing group bought the property knowing that the access was to be on Miller Avenue and that
should be part of their construction plans. Issues on the Benton Street hill are the topography, the
grade of the hill, the 8 a.m. and 5 p.m. traffic, the blinding sun in the afternoon, and when you add
speeders and adverse weather conditions and because of the area it would be impossible to widen
Benton Street or add a turning lane, it just shows that Miller Avenue is the better and safer choice.
There is more development coming to the area which will bring a lot more traffic. Everybody
agrees on that all you have to do is drive around and you can see that there are for sale signs
down on Riverside Drive again more property is going to be coming into play. Buss feels that
perhaps the neighborhood went about this the wrong way and perhaps should have come together
and fought against the property development in general but didn't because many like the concept
of the co -housing, the big objection is the location of the driveway. If the concern is the 11 % grade
onto Miller Avenue, the 11% grade on Miller Avenue will be way back and there will be plenty of
room to get stopped on an icy road and a lot more sight difference.
Buss also questioned how really affordable are these homes going to be? That will be a cost
factor as well. Buss questioned Miklo about the trees asking if there are currently sick trees over
there or just trees susceptible to the sickness. Miklo was unable to confirm the condition of the
trees at the present time. Buss shared concern about cutting down trees and the years it takes for
a new tree to replace it.
Regarding the sight distance coming out of the driveway, Buss questioned why the City is allowing
a 20 foot street when other streets need to be 24-26 feet and feels there should be concern for fire
trucks trying to turn around on that street and that is a public safety issue.
Annie Tucker (1425 Oaklawn) is a member of the board of managers for Iowa City Co -Housing,
and has been involved since the beginning. Tucker stated she pays property taxes on the Prairie
Hill property as well as her current home. Tucker would like to discuss the issue of the Miller
Avenue access, stating the Co -Housing group always knew that Miller Avenue was an option but
before the land was purchased in April 2013 they spoke with the Iowa City staff about the
possibility of a Benton Street access. The original thought was to come in at the very western
uphill edge of the woods because the Co -Housing group values the woods too, but when they
spoke with City staff they addressed the safety of that entrance and they stated the driveway would
have to be down where the service road currently is located. That service road entrance is further
down the hill than the driveways that were proposed in the 1993 and 1997 development proposals.
The Co -Housing group believes that the currently proposed access on Benton Street provides the
best option environmentally. It works with the topography. Tucker stated as an eastside Iowa City
resident, she is aware of what happened on Dubuque Street with the cliffs and the rocks and
erosion so working with the topography is very important. The Co -Housing group is working with
the existing drive there. They would not be plowing through an existing woodland but going
through on the existing service drive. Also by accessing onto Benton Street it reduces the impact
on the sensitive slopes that are on Miller Avenue. It requires less concrete and retaining walls and
minimizes the tree removal. If Co -Housing were to keep that flat area of Miller Avenue they would
seriously consider coming up along the north edge and would have to balance what to do about
the trees and the slopes and there is a possibility of selling that land to another developer who
would have a lot more freedom to do what they wanted if they did RS-8 development.
Alicia Herschelm (710 Miller Avenue) stated she is a resident of the Miller Orchard neighborhood
and a big fan of co -housing and very excited about the idea of this project coming into the
neighborhood. However the main issue with the project is that this Co -Housing group has not
done their due diligence, they bought a specific piece of land to develop for this project knowing
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that the access was supposed to be on Miller Avenue as shown in various traffic studies, the best
option. While Benton Street access would work it is not technically the best option, it goes by the
code however Miller Avenue is still the better access point for traffic and pedestrians. Herschelm
has attended some of the neighborhood meetings and feels it is great that the Co -Housing group
has included the neighborhood, and has said they want to be part of the neighborhood, but they
immediately want to change something that was done as a neighborhood group over several
years. It is most important that they work with what they have and bought with the plans that the
access would be on Miller Avenue. The Benton Street access has caused too many problems with
traffic and other issues. Herschelm stated again she is very excited to have the Co -Housing group
in the neighborhood; however they need to spend the money to make the access on Miller Avenue
work and not try to change the neighborhood to work for their project.
Dan Kahn (333 Lexington Avenue) has lived in Iowa City for over 26 years and is a property owner
in Prairie Hill. As a Miller Orchard neighborhood land owner he wanted to briefly address the
concerns about the proposed entrance onto Benton Street. Benton Street and other arterials on
the hills, such as Dubuque, Myrtle, and North Governor are perceived as problems largely due to
the volume of traffic they carry and the steepness of the hills. Specifically regarding the Prairie
Hills property the City Transportation Planner concluded there really isn't a problem, confirmed in
the studies. In the City Transportation Planner's memo it is stated "Access to Benton Street and
access as shown is acceptable and meets all the applicable access standards." The facts and
statistics on Benton Street that pertain to the Prairie Hill development seem to show that there is
more than enough sight distance to accommodate the slight increase in traffic due to the Prairie
Hill development. And additionally after hearing tonight's discussion, Kahn is not sure where it was
assumed from the beginning that this development was going to access onto Miller Avenue. It was
investigated along with a number of things about the development that were investigated however
it was never confirmed access would be on Miller Avenue. A wide variety of access points were
investigated and the statement that has been said that the development was purchased with Miller
Avenue being the access point is not true. Perhaps that should be investigated with members of
the community on where this information has been obtained.
Additionally there is the Benton Hill park issue, Kahn appreciates that many Miller Orchard
residents have worked hard for years to achieve this lovely neighborhood park. A very small
number of residents have communicated that they do not want any changes, not even the smallest
change made to this park. The Co -Housing group understands their request, but cannot agree
with it. First as you have already heard this evening a small percent of the parkland along a
current access road will actually be built upon and being done in the least disruptive way. Second
if the Commission accepts and agrees to this rigid upholding that nothing at all happens to this
park then they will force us, the land owning citizens who are trying to develop Prairie Hill, into a
very difficult spot. If our proposed entrance street is changed from Benton Street to Miller Avenue
it will require additional substantial land grading at a great expense, at least hundreds of thousands
of dollars The Co -Housing group does not have the resources of a large developer. They are
developing this land not for profit but for personal homes. The Co -Housing group is doing this
according to our values where we want to maximize environmental protection and unit affordability.
Loss of Benton Street access could price us out. Some mega developer could put some other type
development on that land and they would have plenty of resources and cash to grade the land if
they were forced away from Benton Street access, however real serious questions as whether we
would be able to do something like that and what might that mean. Prairie Hill is a pedestrian
focused development and if we can't develop it someone else will and they will likely bring
substantially more traffic to that area than we will. The Co -Housing group feels your best option to
manage traffic in this area is to back our project. Kahn stated he is confident the Commission will
use the best judgment on the facts when you decide the future of the land and future homes. He
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believes the Commission will review the strong and persuasive evidence provided by City staff,
engineers, and the many citizens who favor the Prairie Hill development as proposed.
Mary Jo Daly (532 Meadow Street), understands there has been a lot of change in the area and
sometimes change can seem stressful even when it's change for the better. She remembers
bicycling up Benton Street hill in 1958 it seemed steep then. However that doesn't match the
negative environment impact that would happen if the Miller Avenue access area had to be graded.
As a member of Iowa City Co -Housing since May 2013 the land swap was already discussed and
the land purchase had been completed. When this takes place, the woodland will be so much
improved and it will no longer be like 25% poison ivy and primitive hobo encampments, it will be
beautiful and people will be so glad they got behind this project. Daly stated that as a long term
Iowa City resident and tax payer she will be living in one of the three affordable units and if the
Benton Street access does not go through and the Co -Housing group has to do the Miller Avenue
road she will not be able to afford her unit.
Ann Stromquist (316 Myrtle Ave) stated her family has lived there for 31 years and their three
children attended Roosevelt school. Stromquist wishes to speak to the Miller Orchard neighbors
as much as the Commission. Her family lives in the Melrose neighborhood, and is your neighbor,
so what happens in the Miller Orchard neighborhood affects the Melrose neighborhood. The Miller
Orchard neighborhood and Melrose neighborhood share some characteristics as they are in the
shadow of the University and on the fringes of downtown Iowa City, therefore the neighborhoods
are fragile. The stability that once characterized both the neighborhoods, owner occupied houses,
family occupied homes, a school the children could easily walk to, is threatened by encroaching
rental properties and the University (that once promised not to extend south of Melrose Avenue but
have done so in spite of that promise). Additionally the closing of Roosevelt school virtually
assured that the neighborhoods will not be attractive to families as they once were. The piece of
property in question will not sit vacant for long, something will be built on it, perhaps rental
property, student housing, a strip mall, a parking lot. What better neighbors could Miller Orchard
and Melrose neighborhoods ask for than the Prairie Hill Co -Housing group, people who care about
the land and the environment, who are eager to manage the surrounding parkland, who are
community minded whose motivation is to conserve energy, who will love Benton Hill park as much
as we do, who chose this very land because it would be easy to walk and bike to downtown Iowa
City. Stromquist knows that everyone needs to weigh the pros and cons of this project and a major
factor in this consideration is the benefit to the neighborhood and to Iowa City. A group of
community minded, caring people, who are eager to invest in Miller Orchard neighborhood by
actually living there not just investing from afar, living there and contributing to the revitalization of
the neighborhood. So to the folks in the Miller Orchard neighborhood this is your opportunity to
choose your neighbors.
Andrew Gutman, (1120 East Burlington), just moved to Iowa City about a year ago. Gutman sated
he does not know the Co -Housing group very well but it's exciting that something like this is
coming into Iowa City. After hearing the discussion it seems like they have gone out of their way,
or at least jumped through the hoops, adjusting their plans from the original spot on Benton Street
that was proposed, and increasing the park size which is not something many developers would
do. On a larger scale, state and regional, it is very important that communities start looking at
these co -housing options for the grand scheme of things. To have that here in Iowa City is a pretty
strong statement about how we live in this world. Gutman understands the concerns about the
street issues by really that is hypothetical because the development meets the requirements that
the City has put forth. Paying attention to the big picture is important here and the smaller issues
will not end up being prominent or important down the road.
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Mary Knudson (725 West Benton Street) stated that half her property could be potentially
surrounded by this development so feels she has a lot of personal interest as well as just from a
neighborhood member interest. Knudson first wanted to state that we are all excited and in favor
of the Co -Housing group and what they can bring to the neighborhood, that is not the point.
Additionally Knudson doesn't feel the neighborhood is afraid of change, it is important to have good
neighbors, and these would be good neighbors, homeowners, but as stated at the previous
meeting, it is important to separate the Co -Housing plan from the two big issues of the park and
street access. First, the park; this neighborhood is a very vulnerable neighborhood and not just
because there is not a high percentage of owners but because the neighborhood has worked hard
with the fact that an arterial street runs through the neighborhood. Even with that obstacle, Miller
Orchard has been able to identify ourselves as a neighborhood and have fought for that.
Roosevelt School was taken away with a lot of fight to keep it, and the 30 year old fight for this park
that sits on a wooded area was a fight to achieve, and the topography and the view from the park
is important. Knudson pointed out that in the slides the development part and the service road to
the east of it was only shown. The sign, "walk in beauty", really says a lot, it is a beautiful park and
a view the neighborhood really likes. The swap for the land is not an equal swap because the
topography and the neighborhood want to keep the current park environment and flat land is not
the type of park that was intended. Additionally the new park land will be near shopping which is
dangerous to children for playing there.
Knudson also addressed why Miller Avenue keeps being stated as the original access point for this
project. The piece of land is intended to have access to Miller Avenue and not to Benton Street, it
does not have an opening to Benton Street which is why the neighbors are perplexed how the
Benton Street access came about and how the park got thrown into the mix of it. Benton Street is
10-12% grade, not 8%. In a memo sent to the Commission from a traffic study done in the
neighborhood, 15% of the drivers drive 35 mph or faster down Benton Street. The development
talks about only 32 units and that they are not big drivers but one cannot compare what the traffic
for this development will be in comparison to what the traffic from an apartment building might. The
real question is the cost to the City, to the neighborhood of having additional drivers there and what
that means coming into a steep hill, a high traffic hill with 11,000 cars driving that hill each day.
Knudson stated she does look forward to having Co -Housing group as neighbors but has serious
concerns about the road access and the trade of the park.
Ruth Baker (515 West Benton Street) lives in the Miller Orchard neighborhood and wrote to the
Planning and Zoning Commission and included a number of documents that hopefully the
Commission has read. Baker particularly stated that the memo that Bill Buss had written a number
of years ago addresses the issue of meeting minimum standards of sight distance. In Mr. Buss'
memo there were many things that were not taken into account with regards to the safety of the
hill. Baker noted that she viewed online that Ralston had a meeting with the Commission
concerning arterial streets (it was a working session on September 18 regarding street planning).
In the document minutes from that work session, on page 2, it indicated that arterial streets are
longer blocks without entrances or limited entrances off arterial streets. Therefore Baker questions
why the City would allow the Prairie Hill driveway entrance so close to Greenwood and Miller
Avenue, which seems to not follow what Ralston stated is the planning of arterial streets City. Also
tonight, the photos showing the service road into the park are deceiving. The park path is not a
wide drive; it is a path, a walking path basically. When the City comes to do service in that park,
they pull off Benton to the edge of the park and then walk whatever equipment they need into the
park. They do not drive up into the park area. Baker asked the Commission to segment the issue
of co -housing and really look at safety.
Planning and Zoning Commission
October 2, 2014 - Formal
Page 12 of 18
John Shaw (437 South Summit Street) was a very early contributor and member of Iowa City Co -
Housing, and the architect for Iowa City Co -Housing. Shaw is very vested in this project and
would like to talk about what this project offers to the City. Shaw is not here to say this
development is better or more beneficial than other developments in town there are lot of nice
neighborhoods and lots of great developments, however this development offers diversity to the
type of housing stock in Iowa City. It increases the overall worth of the entire community. No one
in this room will argue diversity is not a good thing. To his mind, to deny this application on the
strengths of the concerns raised here tonight is to completely ignore scope the incremental change
to this road is a 0.03 % increase if every one of those 32 cars pulls out onto that road every day.
What this project offers to the City, to balance the minuscule change that would happen to Benton
Street against the fact that it increases the owner -occupied housing in the Miller Orchard
neighborhood by 40% is short sided. If this Commission does deny this application it would be a
rare case of the Commission listening to the concerns of the few and disregarding the benefit to
the many. The traffic engineer stated this project exceeds the requirements for safe travel. The
amount of land for public use increases as a result of this project. This Commission has a history
of making decision on rationale criteria and that is what we use to determine the appropriateness
of what we bring to the Commission and City Council and staff that has recommended this project.
Tracey Achenbach (727 S. Rundell Street) is the executive director of the Housing Trust Fund of
Johnson County and resident of Iowa City. The Housing Trust Fund of Johnson County is an
organization whose mission is to promote and support affordable housing and was glad to hear a
neighbor is concerned about the affordability of the housing. As informed at the last meeting, the
Housing Trust Fund awarded the Co -Housing group a loan so they could offer down payment
assistance to three of the purchasers in the development that meet the low to moderate income
criteria. While the assistance will go through the Co -Housing organization it will be passed on to
lower the purchase price of three of the dwellings that will benefit the low to moderate income
home purchasers. When considering the request for funds from the Co -Housing group, the
Housing Trust Fund board was really impressed with this group. They were making the affordable
units a priority and wanted to keep costs down so they could provide some affordable units. The
Housing Trust Fund doesn't often see that except from nonprofit providers in the community so the
board was really impressed and really wanted to be part of this project. Achenbach stated her
concern that the Co -Housing group has put a lot of time and energy to find the best site and have
already incurred a lot of costs in doing so and if this project is not approved as proposed or
requires significant project alterations such as changing the development access to Miller Avenue,
it will impact the cost of the project and perhaps impact whether they will be able to provide
affordable housing units.
Mike Moran, director of Parks and Recreation, addressed the Commission to state that the Parks
and Recreation Department has been working with the Co -Housing group for three to four months
and have looked at various configurations. The current configuration, the one being proposed, is a
benefit to the City. The parkland swap may be a benefit, not a loss of land, because of the way the
Co -Housing group would treat it. Moran offered to answer questions about trees and such.
Freerks asked Moran if these wild spaces, and what the community has said, is taken into
consideration since the swap will be for a different type of parkland.
Moran stated that park planning is done through the neighborhood process and understand this is
a new parcel of land and a different type of land. The neighborhood is the one that has buy in to
the issue, not the Parks and Recreation department.
Planning and Zoning Commission
October 2, 2014 - Formal
Page 13 of 18
Eastham asked Moran if it made much difference if there were a swap of land or not. If the access
to the development was from Miller Avenue and there wasn't a parkland swap, would Parks and
Recreation support that?
Moran stated was not what was proposed to them, the Co -Housing group proposed that swap to
Parks and Recreation so they reacted to that proposal. If the Benton Street access isn't granted
and it goes down to Miller Avenue, Parks and Recreation won't be involved because they will still
retain the current park. Only if a developer or citizen wants to donate or sell any property to
become park land does the Park and Recreation Department act.
JP Claussen (2139 Davis Street) is a member of Iowa City Co -Housing and property owner in the
Miller Orchard neighborhood and would like to discuss the parkland with the Commission. Some
may be assuming there is more parkland then there is, the Co -Housing group actually owns quite a
bit of the woodland area. Some of the features up there that people would consider parkland like
the amphitheater and the barn is actually partially on the Co -Housing land. So when discussing
the view, there is no view from the park, the view is from the Co -Housing portion of the land. The
proposed land swap would return most of those features to parkland. This was mentioned very
briefly by Daly, but the only kind of residence up there now is a homeless camp. That is what is up
there, no one has talked about safety, kid's safety with homeless folks up there with a fire, drinking,
unmonitored and that is real feature of what is currently on that property. The Co -Housing group
wants to bring really good neighbors there. They are going to increase owner occupied housing by
40%. It's an emotional issue for the Co -Housing group too and quite frankly if the access must be
on Miller Avenue it will totally degrade the environment there which is completely against the
values and additionally the Co -Housing group will be priced out of the property. So to state the
Commission needs to separate the idea of co -housing and the parkland swap and street access, it
cannot be separated. This is the opportunity and it's in the Commission's hands if Iowa City gets a
co -housing community
Michael Pacha (3117 River Street) is a member of Iowa City Co -Housing and a property owner in
the Miller Orchard neighborhood, native Iowan, has lived here for 55 years. This process is a bit
sobering where it should be exciting. The Co -Housing group has heard a lot about issues,
emotions and changes in the last two meetings. This is true in many parts of our lives that we
have to deal with. A lot that has been discussed is about the past and finding cures for the
present. But we are also here tonight to talk about the future and what it means for Iowa City.
Someone once wrote Change is Inevitable, and whether change is good or bad, it happens, Prairie
Hill is a good change. It's a community that will have shared values, shared interests, a place to
learn new things, and a place to grow among friends. The Co -Housing group believes this with all
our hearts.
Martha Stevenson (531 Olive Street) is a resident of the Melrose neighborhood, and considers
herself fairly new to Iowa City as she has only been part of the community for 23 years. There
have been many changes in those 23 years. The first thing she noticed when moving to Iowa City
was The University of Iowa, and it's growth. I will continue to grow. She also noticed the changes
in the City Council, and in Iowa City and it's going to continue to grow. There is a problem with
stagnation. When stagnation begins, communities die. It's happened in large communities like
Chicago as well as small communities, it's happened in downtown areas and in Iowa communities.
The downtown areas are stagnating and they are dying. People don't like change, but change is
inevitable. As the community continues to grow traffic continues to grow and Iowa City knows how
to deal with those issues. Benton Street has always had traffic issues and will continue to have
traffic issues, with the growth of Oakknoll, and those problems will be solved as they come up,
dealt with best as possible, and grow with the positive changes. The Miller Orchard area has
Planning and Zoning Commission
October 2, 2014 - Formal
Page 14 of 18
grown, it started out quite slowly but it has grown nicely and the park is beautiful. So Stevenson
hopes the decision that is made will profit everybody and be the best for the city.
Buss stated there had been a lot said about owner occupied properties and a lot of the people
have lived there a very long time and are well aware that the Miller, Benton, Hudson area was
pretty run down; stating that her banker can attest to the fact it is not as run down as it used to be.
Buss also has a lot of rentals in the neighborhood but prides herself in that her rentals look good
and in a lot better shape than some of the owner occupied homes used to look. Buss stated that
the thing with owner occupied is, things change, and in Iowa City they change rather quickly, so
her concern is yes, the Co -Housing group means well, but Benton Street hill is dangerous and that
won't change. What can be changed is to eliminate some of the traffic. While it has been stated
that this development will only be 36 or 38 cars, there is additional development that is coming in
on Riverside Drive and when the developments went in west of town the Benton Street traffic has
quadrupled. It's getting worse, not better, it doesn't matter if it's a game day or not, all you have to
do is drive up Benton Street and when the Co -Housing folks many years down the road move on
and people will have to sell their properties, what happens when they can't sell their property and it
becomes possibility a rental property. And the houses they are proposing are beautiful, but they
will be costly. It's not affordable housing, in Iowa City truthfully affordable housing does not exist.
Tucker stated that John Yapp from the City staff stated this location, this proposed access onto
Benton Street, was studied for traffic and access flows, stated the sight distance, for when you can
see a car coming down the hill until it got the location where the access road will be, it was nine
seconds. Nine seconds is plenty of time to decide to pull out onto the road and be in traffic without
causing issues. Additionally Yapp stated the length from the top of the hill you can see down to
this point is longer than most city blocks. The other piece is about the park, the Co -Housing group
is putting in a conservation easement so it will never be developed, when looking in the park you
are in the woods, there will still be woods and wild space for people to be in. Additionally there will
be a 50 foot buffer of green space and the area will still be isolated. Miklo showed the overall site
plan and Tucker pointed out the boundary of the southern part of the developed part of the park on
down into the development land is just woodsy. It is reminiscent of Hickory Hill and that will also be
part of the flat land. So there is an additional space of wild trees that will be undisturbed.
Pacha stated everyone has discussed the danger of Benton Street but no one discussed Miller
Avenue and driving on Miller Avenue. You can park on one side of Miller Avenue which makes it
difficult for two cars to get down that street at the same time so it's not as safe as everyone thinks it
is.
Shaw would like to return to the scope of discussion which is that we are talking about 0.3 of 1 %
increase of the 11,000 cars that go down Benton Street every day if all 32 cars come out. If
everyone comes out of the development twice a day, then it's 0.6 of 1 % increase to the traffic onto
Benton Street. The Commission should not chose to deny this application based on that minimal
change.
Stevenson stated that she lives on Myrtle Street and turns east bound onto Myrtle to get to
Riverside every day. She must patiently wait for traffic; there are no lights at that intersection. It
can be dangerous, but even during rush hour time it's only ever been at most 3 minutes before she
is able make her turn. Traffic is traffic and it's going to continue, everyone just needs to be patient.
Daly stated she drives like an old lady and prefer to take three rights rather than one left and will
still get where she needs to go. Daly questioned the difference of coming out our proposed
Planning and Zoning Commission
October 2, 2014 - Formal
Page 15 of 18
driveway on Benton Street and turning right or accessing from Miller Avenue, and then turn right
onto Benton Street from Miller Avenue. The difference is the degradation to the environment.
Everyone here understand the definition of a red herring, a red herring is when the hound really
have the scent and they are on the trail and are focused on what it's all supposed to be focused on
until someone drags a red herring across the trail and distracts them, such as Benton Street.
Knutson said she does not believe anyone form the Miler Orchard neighborhood minds change.
And as a neighborhood that has experienced lots of change, it has adjusted to change, and they
wrote a neighborhood plan with change. However Knutson still wants to address Benton Street, it
is an arterial road 10-12% grade. It's not so much the co -housing people coming out; it's the fact
that there are over 11,000 cars going up and down. And it's not the fact that there may only be 32
cars coming out, there is all those 11,000 cars not expecting to have to stop in the middle of the hill
with the blinding sun in their eye and crashing back into somebody. It is a danger; it is not a red
herring. On Miller Avenue the traffic is significantly less than Benton Street. It is true this
neighborhood has a lot of problems with their streets, which is why traffic studies have been done,
but Miller Avenue is still a much safer option than Benton Street.
Claussen just wanted to answer Buss' point about the rentals, the Co -Housing group has created a
policy regarding rentals which states anyone who buys in the community can be away from their
home one year or less otherwise has to be owner occupied.
Eastham has a question referring to Ralston's memo regarding collisions on Benton Street near
the entrance to Roosevelt Electuary School and if Ralston can speak of collisions over the course
of Benton Street elsewhere.
Ralston does not have the data, the information this data is collected from is the police reports and
it can vary depending on how the police office fills out the report. As far as he can ascertain there
were 5 collisions roughly between the middle 2/3 of the hill and tried to focus on the area where the
proposed driveway would be and the Roosevelt school entrance.
Freerks asked Ralston to clarify in his memo where he stated that the average daily traffic on
Benton Street had decreased lately. Ralston replied it was true and it's a trend, these were 2010
DOT counts, it actually decreased by 500 from 11,500 to 11,000 between 2006 and 2010. This is
a trend seen metro area wide. A lot of the traffic on arterial streets is dropping. A national trend as
well.
Martin questioned the reason for this downward trend. Ralston replied that locally he believes
bicycle, pedestrian, public transportation use has increased.
Freerks closed public discussion.
Theobald moved to approve the application submitted by Iowa City Co -Housing for a
rezoning of 9.65 acres of land located at Miller Avenue and Benton Street from Medium
Density Single -Family (RS-8) zone and Neighborhood Public (P-1) zone to Planned
Development Overlay/Medium Density Single -Family (OPD-8) zone for 7.68 acres and
Neighborhood Public (P-1) zone for 1.97 acres, and a preliminary plat of Prairie Hill, a 2-lot
residential subdivision with 32 dwelling units subject to: 1. approval of the landscaping plan
by the City Forester; 2. City Engineer approval of a storm water management plan and 3. the
applicant installing the offsite improvements to trail and lighting at Benton Hill Park.
Martin seconded the motion.
Planning and Zoning Commission
October 2, 2014 - Formal
Page 16 of 18
Freerks stated she tries to keep an open mind up until the end of all discussion, she went over to
Benton Street prior to the meeting tonight and she knows the history, she knows people on both
sides of the issue. Freerks stated she is not so concerned about the traffic from the 32 additional
cars onto Benton Street they will hit Benton Street most likely even if they come from Miller
Avenue. Also this is not apples to apples with the proposals from 1993 and 1996 as the spacing of
the driveway was very different. When looking at the property, there could be other developments
in there, there are some that would like to see more student housing. This proposed community is
a benefit for the neighborhood and for the City of Iowa City. Freerks concern was about the park
portion and still has some reservations, but sees tonight that a large percentage of the park will be
left permanently undisturbed. Freerks does believe what will be replanted there and replaced there
and that it will be conservation areas in the big picture that along with the additional park land will
make for a better area. Freerks would not like to see the disruption and grading of the slope area
that would have to be disturbed to have access onto Miller Avenue.
Martin stated after looking back at her notes and wondered what the cost benefit analyses is
between the environment portion vs. the traffic portion and feel like she has to support the whole
thing because in the big scheme of things this will be a positive impact on the community as a
whole.
Freerks stated the 40% increase in owner occupied, to have that happen on its own without
additional tax payer dollars is a huge plus.
Swygard stated she could not support this proposal became she does drive Benton Street regularly
and while the sight distance meets the requirement staff says there are concerns with the hill that
remain. Among those concerns are the grade of the hill, just because you can see doesn't mean
you will actually be able to stop, the sun is a huge concern, neighbors have attested to that, she
doesn't think the 32 cars will make a difference, however the stopping and turning mid -hill can be
dangerous. Another concern is this park swap would make an existing business nonconforming.
As far as the neighborhood goes they are very used to change there and made great
accomplishments, the university programs have helped stabilize housing and while there will be
this percentage increase in owner occupied housing, it will be in a particular area of the
neighborhood and it will not necessarily impact the majority of the neighborhood that spreads at
the bottom of the hill. Swygard appreciates the efforts and the Co -Housing concerns with the
environment but cannot trade that for the safety on Benton hill.
Freerks asked Hektoen what was the vote needed for this to pass and Hektoen replied 4 positive
votes are needed to pass.
Eastham asked for clarification about the nonconforming issue. Miklo stated there was a check
cashing/payday advance business in the area and it will become nonconforming if it's within a
distance from a park. That means it could not expand and if they were to close, they could not
reopen in the same location. He said depending on your perspective that may be a positive thing
regarding the health of the neighborhood. He said such businesses are regulated due to negative
effects on an area.
Theobald stated she was very excited about this project. As a long time west side resident, her
children went to Roosevelt school. Her concerns are the access onto Benton Street, and what it
did to that park the neighborhood worked so hard to get, it was saddening. Theobald feels like
there could be some other solution, where everybody was happy. There may be extra expense
involved, however there could be ways explored to help with that. The conditions on Benton Street
Planning and Zoning Commission
October 2, 2014 - Formal
Page 17 of 18
just are not safe, in any weather, bikes come down the hill very fast and the bike lane ends. The park is
Benton Hill Park, it's not lower "Miller Park", and it is so much a part of that neighborhood. Saddened
that can't support it but think there could be a better solution.
Eastham has major concerns regarding the access onto Benton Street, and it has nothing to do with the
increased vehicles from the development, it's the increased likelihood of collisions with existing traffic.
He does believe the co -housing is great idea and would be very good for the Iowa City area and
suspect it can still be done. The Co -housing board members have expressed some concern about the
finances being there if additional grading is necessary to get access to Miller Avenue. Putting the
increased likelihood of collision risk on Benton Street is a legitimate concem. He suspects the Co -
Housing group can reassess and hopefully will find that Miller Avenue is the best thing for this
community. From the beginning the transportation planner and the City staff preferred access point
was Miller Avenue and that is a professional opinion that the Commission cannot dismiss. Looking at
the collision report it shows it is significant enough that access on Miller Avenue needs to be clearly
ruled out based on money or environmental issues before access should be granted on Benton Street.
While this access does meet the sight distance standards, sight distance does not mean no collisions.
Would like for the applicants to take the access issues into consideration and draw up another set of
plans.
Freerks stated it is not just about the cost of drawing up new plans; there would be cost of moving dirt
and putting retaining walls up. She is afraid that if this community does not get approval for access
onto Benton Street, the development will not happen and a future development of student housing will
happen. Freerks feels common sense is being diregareded as they are talking about access east of the
park or from Miller Avenue just a short distance away. Traffic will still be coming out onto Benton
Street.
Swygard stated a difference is to come out on Miller Avenue, that is an established access point, which
the 11,000 cars that travel Benton Street expect.
Eastham stated that the collision rate on Miller Avenue would be different and some cars will go to
Highway 1 and not to Benton Street.
A vote was taken and the motion was denied 23 (Eastham, Swygard, Theobald voting no)
Hektoen stated the applicant can proceed to Council for consideration. Because it involves rezoning, if
the council feels they will vote different than the Commission recommendation, the Commission will be
invited to meet with Council to discuss the rationale. You are making a recommendation to them;
however they are free to vote however they choose.
Consideration of meeting minutes: September 18, 2014
Eastham moves to approve the meeting minutes with corrections, Martin seconded and the motion
carried 5-0.
PLANNING AND ZONING INFORMATION:
Miklo reminded the Commission of the south district workshop Monday, October 6. The Commission is
welcome to attend, sit at a table, but do not try to steer the conversation in one way or the other. It
would be good for the Commission to attend to observe what the discussion is and to be a source of
information of what planning and zoning is all about.
ADJOURNMENT:
Martin moved to adjourn
Eastham seconded
Meeting was adjoumed.
PLANNING & ZONING COMMISSION
ATTENDANCE RECORD
2014
FORMAL MEETING
TERM
EXPIRES
2/6
2/20
3/20
4/3
4/17
5/1
6/5
6/19
7/17
8/7
8/21
9/2
9/18
10/2
DYER, CAROLYN
O5/16
X
X
X
X
X
X
X
X
X
X
X
X
X
X
EASTHAM, EASTHAM
O5/16
X
X
X
X
X
X
X
X
X
X
X
X
X
X
FREERKS, ANN
O5/18
X
X
X
X
X
X
X
O/E
X
X
X
X
X
X
MARTIN, MARTIN
O5/17
X
X
X
X
X
X
X
X
X
X
X
X
X
X
SWYGARD, SWYGARD
O5/15
X
X
O/E
X
X
X
X
X
X
X
X
X
X
X
THEOBALD, JODIE
O5/18
X
X
X
X
X
X
X
X
X
O/E
X
X
X
X
THOMAS, JOHN
O5/15
X
X
X
O/E
X
X
X
X
X
X
X
O/E
X
O/E
INFORMAL MEETING
NAME
TERM
EXPIRES
1/2
1/13
2/3
2/20
9/18`
DYER, CAROLYN
O5/16
X
X
X
X
X
EASTHAM, EASTHAM
O5/16
X
X
X
X
X
FREERKS, ANN
O5/18
X
X
X
X
X
MARTIN, MARTIN
O5/17
X
O/E
X
X
X
SWYGARD, SWYGARD
O5/15
X
X
X
X
X
THEOBALD, JODIE
O5/18
X
X
X
X
X
THOMAS, JOHN
O5/15
X
X
X
X
X
KEY: X = Present
O = Absent
O/E = Absent/Excused
--- = Not a Member
= Work Session