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HomeMy WebLinkAbout06-04-2015 Planning and Zoning CommissionIowa City Planning & Zoning Commission Formal Meeting c Thursday, June 4, 2015 7:00 PM Emma Harvat Hall - City Hall XJO CC- R59 I- .'r I/■1l fit ep'•' M4 2 Department of Neighborhood and Development Services lµ�i C �I ■ rL �: _T r '� +; •=,i CITY OF IOWA CITY UNESCO CITY OF LITERATURE L PLANNING AND ZONING COMMISSION Thursday, June 4 - 7:00 PM Formal Meeting Emma Harvat Hall Iowa City City Hall 410 E. Washington Street AGENDA: A. Call to Order B. Roll Call C. Public Discussion of Any Item Not on the Agenda D. Comprehensive Plan Item A public hearing on an amendment to the Comprehensive Plan: The 2015 South District Plan. The plan may be viewed at: www.icgov.org/southic E. Rezoning Items 1. Discussion of an application submitted by Saddlebrook Meadows Development for a rezoning to amend the Planned Development Overlay (OPD) Plan for Saddlebrook Meadows Part 1 to allow a reduction of the front yard setback from 20 feet to between 13.91 feet and 18.48 feet for properties located at 2629, 2637, 2645, 2553 and 2661 Blazing Star Drive. (REZ15-00011) 2. Discussion of an application submitted by the City of Iowa City for a rezoning of 12,000 square feet of property located 410 Iowa Avenue from Central Business Service (CB-2) to Central Business Support (CB-5) zone. (REZ15-00010) F. Code Amendment Item Discussion of amendments to Title 14, Zoning to add a definition for 'rooftop service areas" and establish standards for such uses. (This item to be defer to the June 18 meeting) G. Consideration of Meeting Minutes: May 18 and May 21, 2015 H. Planning & Zoning Information I. Adjournment Upcoming Planning & Zoning Commission Meetings Format: June 18 / July 2 / July 16 Informal: Scheduled as needed. lwlaw� CITY OF IOWA CITY FIOWAC EMORANDUM CITY OF iOWA CITY UNESCO CITY OF LITERATURE Date: May 29, 2015 To: Planning and Zoning Commission From: Sarah Walz, Associate Planner Re: South District Plan Discussion of May 21 At your May 21 meeting, you received some comment regarding the amount of multi -family housing shown in the proposed land use map. We have also heard some concern from developers and affordable housing advocates that additional multi -family housing should be contemplated as part of the future land use map. To help frame this continuing discussion, I thought it would be useful to explain the changes proposed as part of the plan update under consideration. Language in the existing South District Plan (adopted in 1997 and amended in 2002) limits multi -family housing to lots of 12,000 to 16,000 square feet at locations at intersections of collector and arterial streets; the resulting apartments are to be limited to not more than 24 units at any one intersection. The plan now under consideration has no limit on the lot size for multi -family uses and raises the limit on the number of units: "multi -family development should result in no more than 24-36 units at any one corner." The plan indicates that multi -family uses may be considered at intersections of collector and arterial streets and as part of the mixed use development shown at the intersection of McCollister Boulevard and South Sycamore Street. The New Plan also contains language indicating that there is potential for additional higher density (i.e. townhomes or multi -family) development along South Gilbert Street based on plans that offer some unique type of housing. One example offered in the plan is senior housing. The sites shown for multi -family on the land use map in the proposed plan update are fairly consistent with what was shown in the existing plan with a few exceptions: A multi -family designation in the wooded area west of Pepperwood subdivision was left off the map. The City has reviewed concepts for multi -family development in a portion of this area (the properties abutting Gilbert Street) with a requirement that a road connection be provided between Cherry Avenue and S. Gilbert Street. A road connection will improve circulation for the adjacent single-family portion neighborhood. Most likely a multi -family development would be achieved through an OPD plan — clustering density to minimize disturbance to sensitive slopes and woodlands in that area. The proximity of this property to employment areas, shopping, parks, bike trails, and transit routes makes it an appropriate location for multi -family uses. The existing South District Plan indicates multi -family on both the east and west sides of the intersection of South Sycamore and McCollister. The proposed update shows multi- family only on the west side of the intersection as part of a mixed -use development —this is an area that may have a commercial component as well. The potential for commercial uses —even at a limited scale —will be enhanced by an increase in density on surrounding properties_ May 29, 2015 Page 2 • One area shown as potential multi -family development in the existing South District Plan has since developed as single-family (the General Quarters Subdivision) —a choice made by the developer. There are no changes to the amount or location of multi -family in other areas of the South District plan, including areas south of Lehman Road. The proposed plan does not show as much potential for townhome development as the existing plan does. It may be worthwhile to consider expanding opportunities for townhomes along major corridors and in areas along permanent open space or parks, such as in the area right immediately around the mixed use commercial area shown on the map. At the May 21 meeting staff presented a concept for mixed density housing that has been adopted into the Southeast District Plan (see below). We also showed slides of some areas in the community where this concept is working —Old Towne Village and the neighborhood around St. Patrick's Church in Northeast District, the Peninsula and surrounding neighborhoods in the North District, and the neighborhood at Court and Taft Streets in the Southeast District. Low/Medium Density Mixed Residential Intended for medium to high density single-family residential development, including zero lot line development, duplexes, townhouses, and narrow lot detached single family housing. Low density multi -family residential may also be appropriate if buildings are designed in a manner that is compatible in scale and design to the lower scale residential dwellings in the neighborhood. Suitable for sites where a single -loaded street is desirable to provide visibility and access to public open space, or where clustering is desirable. In the area near the intersection of McCollister Blvd. and Sycamore Street, a town square -type neighborhood design could develop with a mix of townhouses, duplexes and low density multi- family buildings that are oriented toward a central town -square park. Care should be taken in the design of these properties to ensure that residential entries are oriented toward the town square park and toward adjacent streets with parking located behind buildings and screened from public view to provide an attractive, pedestrian -oriented residential character to the streetscape along the park and along neighborhood streets. One significant challenge we face with the proposed South District Plan is how and where to provide opportunities for increased density and opportunity for multi -family housing, while achieving an economic balance called for in the various discussions and policies pursued by the School District and the City. Multi -family designations should not be interpreted as "low-income" housing. Allowing housing of varying densities throughout the district is, however, a way to provide opportunity for a range of housing types and prices. This helps to achieve the sort of diverse and inclusive neighborhoods envisioned in the Comprehensive Plan. An improved economic balance is already emerging, and platted neighborhoods north of the new school are developing with new single-family detached housing. However, South Iowa City suffers from misperceptions related to the amount of low-income housing in the district. While this part of our community is —and will likely remain —an affordable place to live, residents who participated in the planning process placed a high priority on correcting false perceptions, improving neighborhood cohesion, and balancing the economic diversity of the area. Any increase in density needs to be thoughtfully planned and well -designed and constructed to ensure that South Iowa City can overcome these misperceptions and so that all residents are have safe and healthy housing options that encourage a sense of belonging and connection with the larger community, no matter their income. STAFF RECOMMENDATION: Staff recommends deferral of the amendment to the South District Plan in order to provide additional time for public input. South District Future Land Use Scenario Revised Aprel I64 2002 shore Fmdb emerel COMMereid T— ilk Du In md/or Neighborhood ODmmrrdel Smdl w Sineleramq, e®p�. N rahao.e. wa mand..caonh.reld O Maoafeetord$mrtg j Ieedttimd M Apartment Water Foohn . C Public Open Spew Tress M FL 00 Other Opm Speee 8mitary SaasrRouta *jw U ® Hietrie Prapertlm omm Cmaeptud mtaid .trmtd4pmmb •` DEPARTMENT OF PLANNING AND COMMUNITY DWELOPMENT, CITY OF IOWA CITY p s 0 STAFF REPORT To: Planning and Zoning Commission Item: EXC15-00011 Saddlebrook Meadows GENERAL INFORMATION: Applicant: Contact Person: Requested Action: Purpose: Location: Existing Land Use and Zoning: Surrounding Land Use and Zoning: Comprehensive Plan: File Date: 45-Day Limitation Period: BACKGROUND INFORMATION: Prepared by: Katie Gandhi, Planning Intern Date: June 4, 2015 Saddlebrook Meadows Development Inc. 2871 Heinz Road Suite B Iowa City, IA 52240 Duane Musser— MMS Consultants Rezoning to amend OPD plan for Saddle Brook Meadows Part 1. To amend the approved OPD-8, to reduce the front yard setback. Blazing Star Drive Residential - OPD-8 North: Residential — IRS 12 East: Residential — OPD/RS12 South: Agricultural/undeveloped — RS8 West: Agricultural/undeveloped — RS8 South District Plan — duplex and single family May 26, 2015 July 5t', 2015 In 2004, the Planned Development Overlay Plan (OPD-8) was approved for Saddlebrook Meadows Development Part 1, located near Whispering Meadows Drive and Pinto Lane. The approved single family lots are considerably smaller and narrower than what is allowed in the underlying Medium Density Single Family (RS-8) zone. As a result, there is less usable yard space than typically found in newer neighborhoods. To address this and to provide for usable outdoor space, the proposed house models included full width front porches. Due to a measuring error on a house that is already under construction, the applicant is seeking to reduce the required front yard setbacks for 4 lots. The applicant has elected not to use the Good Neighbor Policy. ANALYSIS The originally approved OPD plan for the Saddlebrook Meadows Development required a 20 foot front setback for all lots on Blazing Star Drive. Lots 40-42 are not yet developed, but a house has been partially constructed on Lot 43. Due to a design error, the front porch on Lot 43 (2661 Blazing Star Drive) was constructed into the front yard setback. The design error caused the front porch to extend 6.09 feet into the 20 foot front yard setback. In order to maintain a full -width front porch depth and the work already completed on the home, the applicant is requesting an amendment to the previously approved OPD plan, to reduce the 20 foot front yard setback for Lot 43 to 13.91 feet. In addition, in order to maintain character and uniformity of homes within the neighborhood, the proposed amendment will also permit the developer to stair step the setbacks on the next three proposed lots west of Lot 43. As a result, the front yard setback for Lots 42, 41, and 40 would be reduced to 15.44 feet, 16.96 feet, and 18.48 feet respectively. Lot 39 would maintain the original 20 foot setback. Although this amendment will allow the houses to sit closer to the street, allowing this home to maintain its front porch at the expense of a reduced setback is important to maximizing the amount of usable outdoor space on the small lots. STAFF RECOMMENDATION: Staff recommends that REZ15-00011, an amendment to the Planned Development Overlay (ODP) Plan setback requirements for Saddlebrook Meadows Part I, be approved. ATTACHMENTS: 1. Location Map 2. Previously approved plan. 3. Building elevations. Approved by: John Yapp, Development Services Coordinator Department of Neighborhood and Development Services a z� g0 a. Q z zQ p p W t- c� uj ��a= CL -i LLJ >0- 00� H U4m _ En LLu a.J0 0 0� � is LLi 0 Qm z U) LU ZM Q 1 C'M 0 J 'ROVED PLAN M I L7 1���uuo ��� i FRONT ELEVATION ELEVATION V v i w� QI a; V V dl XI of 0 � dl al zl _- I►1 O LU i- z 0 U- 1 'v w 4 N _ _TOP Q PIJIE iOP O! WIDCVY s' wet eoura — �S . as TOP OP KALE TOP of uRmu s 'm �� M�rPaar FRONT ELEVATION . . Ta' Type II CITY OF IOWA CITY UNESCO CITY OF LITERATURE CITY OF IOWA CITY I✓�EM0RAND UM Date: May 29, 2015 To: Planning and Zoning Commission From: John Yapp, Development Services Coordinator Re: 410 Iowa Avenue Zoning Designation (REZ15-00010) Introduction The property at 410 Iowa Ave has been shown as CB-5 (Central Business Support Zone) since 2005, when all private properties in the 400 block of Iowa Ave were rezoned from CB-2 to CB-5. The property owner and staff have relied on the CB-5 zoning of the property as reflected on the zoning map since 2005. In conducting title research on the property due to a property transaction, a local attorney recently discovered that the 2005 legal description rezoning the 400 block of Iowa Ave did not include the 410 Iowa Ave property. History/Background In reviewing the zoning history of the 410 Iowa Ave property, there appear to have been several errors which led to the property not being explicitly included in the 2005 legal description. • In 1987, the 410 Iowa Ave property was rezoned from P (Public) to CB-2 (Central Business Service Zone) when the property was acquired from the State of Iowa by United Action for Youth. At this time, the private properties on the north side of Iowa Ave were zoned CB-2. This zoning change however was not reflected on the zoning map. In 2005, as part of the City -initiated rezoning, the CB-2 properties on the north side of Iowa Ave were rezoned from CB-2 to CB-5. The 410 Iowa Ave property was not included in the legal description, likely due to it still shown as 'Public' on the zoning map. In 2005, when the zoning map was updated to reflect CB-5 zoning on the north side of the 400 block of Iowa Ave, the 410 Iowa Ave property was shown as CB-5. It is likely that the staffer maintaining the zoning map was instructed to show all the private properties on the north side of the 400 block of Iowa Ave as CB-5, per the 2005 rezoning ordinance. Discussion of Solutions Staff, the property owner, and potential purchasers of the property have relied on the zoning map, which identifies the 410 Iowa Ave property as CB-5. However, the 410 Iowa Ave property was unintentionally excluded from the 2005 legal description (due to the errors noted above) which rezoned the 400 block of Iowa Ave properties. The solution is to formally rezone the 410 Iowa Ave property, legally described as 'Lot 6, Block 45' of the City of Iowa City, to CB-5 as intended in 2005. This action will clarify the official zoning of the property. The larger issue is maintenance of the zoning map. In 1987, the zoning map was maintained by hand by a cartographer. In the 1990's through 2014, the zoning map was maintained as an Autocad map. Since 2014 through today, staff has been converting the zoning map to a Geographic Information Systems (GIS) map through which staff can better match addresses and legal descriptions to a base map. While the action of changing the map will still have to be initiated 'by hand' in that a staff person will need to initiate a modification to the map upon May 29, 2015 Page 2 passage of a rezoning ordinance, there is less room for error as the base map is better tied to addresses. Converting the zoning map to a GIS-based map will also make it easier for the public to view the map on a website, quickly find their property, and be able to click on it to see what the zoning information is for the property. Recommendation Staff recommends that REZ15-00010, rezoning of 410 Iowa Ave, also known as Lot 6 of Block 45 of the City o a Cit , C 2 (Central Business Service Zone) to CB-5 (Central Business Sup rt Zon a appr ve . Approved b L-lin--.2 Dou of roy, illrec-1!57— Departlenj of Neighborhood and evelopment Services Attachments 1. Location map 2. 1987 Zoning Ordinance changing the zoning from P to CB-2 3. 2005 Zoning Ordinance changing the zoning of properties in the 400 block of Iowa Ave (amongst other zoning changes) from CB-2 to CB-5 ORDINANCE NO. 87-3329 P PI) �T AN OPDIrwa MEr0ING a ZONIIG OROIWVIfE BY ING TIE USE RE(;UTI0NS OF CERTAIN PROPEM LOCATED AT 410 IOWA AVER;E. MMEAS, the property located at 410 Iowa Avow is presently zoned P; and W ETZ, the applicant is seeking to purchase the property fran the State Historical Society of Iowa to establish a private use requiring the property to be rezoned; and *EREAS, the Carprehensive Plan for the City of Iowa City shows mixed lard uses in the area includ- ing the site; and WUEAS, properties abutting the property at 410 Iowa Avenue are zoned CB-2; and KWAS, the existing developrent surrounding the property at 410 Iowa Avow is for uses carpatible with mixed cmme-cial and residential uses; and WHEREAS, mixed lard uses are the most appropriate use for this area for which the CB-2 zone is ccnsis- tett. NOW, THEREFORE, BE IT ORDAINED BY THE CITY CDM- CIL OF THE CITY OF IOWA CITY, IOWA: SECTION I. ZONING PhENgW. That the property desert aw is reclassified from its present classification of Pto�: Lot 6 in Block 45 in the City of Iowa City, Johnson County, Ionia. SECTION II. ZONING W. The Building Inspector is hereby authorized directed to charge the Zoning Map of the City of Iowa City, Iowa, to con- form to this amendnertt upon the final passage, approval and publication of this Ordinance as pro- vided by law. SECTION III. CERTIFICATION AND BECOMING. The City Clerk is hereby authorized and directed to certify a copy of this ordinance which shall be retarded at the Office of the County Recorder of Johnson County, Iowa, upon final passage and publi- cation as provides by law. SECTION IV. REPEALER: All ordinances and parts of ordinances in c iCt with the provision of this ordinance are hereby repealed. SECTION V. SEVERABILITY: If any section, provi- sion or part of the Ordinance shall be adjudged to be invalid or unconstitutional, such adjudication shall not affect the validity of the Ordinance as a whole or any section, provision or part thereof not adjudged invalid or unconstitutional. SECTION VI. EFFECTIVE DATE: This Ordinance shall be in effect a-ft—er-Tit-s-TiRal passage, approval and publication as required by law. 198 andy raved this 28ty ofZJuIY, Al Rooalved & Appeww L25[! lead Der ent g/ It was moved by McDonald and seconded by Strait , that the Ordinance as read e a op ed and upon roll ca ere were: AYES: NAYS: First consideration Vote for passage: ABSENT: AMBRISCO BAKER COURTNEY DICKSON MCDONALD STRAIT X ZUBER Second consideration 7/14/87 Vote for passage: Ayes: Dickson, McDonald, Strait, Zuber, Ambrisco, Courtney. Nays: None. Absent: Baker. Date published 8/5/87 Moved by McDonald, seconded by Strait, that the rule requiring ordinances to be considered and voted on for passage at two council meetings prior to the meeting at which it is to be finally passed be suspended, the first consideration be waived and the ordinance be given second consideration at this time. Ayes: Courtney, Dickson, McDonald, Strait, Zuber, Ambrisco. Nays: None. Absent: Baker. Prepared by: Karen Howard, Associate Planner, City of lava City, 410 E. Washington Street, Iowa City, IA 5=; 319.356-5251 ORDINANCE NO. 05_4199 AN ORDINANCE REZONING PROPERTY FROM CENTRAL BUSINESS SERVICE (CB-2) ZONE TO CENTRAL BUSINESS SUPPORT (CB-5) ZONE AND HIGH DENSITY MULTI- FAMILY RESIDENTIAL (RM-44) ZONE, FOR CERTAIN AREAS CURRENTLY ZONED CB-2 LOCATED SOUTH OF JEFFERSON STREET AND EAST OF GILBERT STREET. WHEREAS, the Planning and Zoning Commission and the City Council has determined that the Central Business Service (CB-2) Zone is inconsistent with the vision of the Comprehensive Plan for areas adjacent to the Central Business District; and WHEREAS, areas zoned CB-2 need to be rezoned to another appropriate zoning designation; and WHEREAS, the current CB-2 properties that front on Iowa Avenue and along Van Buren Street north of Washington Street and Isolated parcels surrounded by public uses west of Van Buren Street contain a mix of larger -scale offices, retail uses, and Institutional uses that are consistent with the Intent of the CB-5 Zone to allow for the orderly expansion of the Central Business District and to enhance the pedestrian orientation of the central area of the City, WHEREAS, the current CB-2 properties located along the north side of Burlington Street are suitable for CB-5 zoning due to the location along a major transportation corridor adjacent to downtown Iowa City; WHEREAS, the current isolated CB-2 property located on the south side of Burlington Street is surrounded by high density multi -family zoning; NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF IOWA CITY, IOWA: SECTION I. APPROVAL: The property described below is hereby reclassified from its present classification of Central Business Service (CB-2) Zone to the zones indicated below: Original town of Iowa City, the eastern 70 feet of lot 6 of Block 43; the north 110 feet of lot 4 of Block 44; lots 7.8 of Block 45; lots 5,8,7 of Block 39; lots 2,3,4,5, and the portions of lots 6.7 of Block 40 that lie north of the southern boundary of the CRI&P Railroad right of way; lots 5,6, and a portion of lot 7 described as (beginning at the northwest comer of lot 7, thence south 150 feet, east 80 feet, north 120 feet, west 34.8 feet, north 30 feet, and west 45.2 feet to beginning )of Block 42 are reclassified to Central Business Support (CB-5) Zone; Original town of Iowa City, the eastern 106 feet of lots 7 and 6 of Lyman Cook's Subdivision of Outiot 25 are reclassified to High Density Multi -Family Residential (RM-44) Zone. SECTION II, ZONING MAP: The City Building Official is hereby authorized and directed to change the Zoning Map of the City of Iowa City, Iowa, to conform to this amendment upon final passage, approval and publication of this ordinance as provided by law. Ordinance No. 05-4192 Page 2 SECTION III. CERTIFICATION AND RECORDjNG: The City Clerk is hereby authorized and directed to certify a copy of this ordinance and record the same in the Office of the County Recorder, Johnson County, Iowa, at the City's expense, upon the final passage, approval and publication of this ordinance, as provided by law. SECTION IV. REPEALER. All ordinances and parts of ordinances in conflict with the provisions of this Ordinance are hereby repealed. SECTION V. SEVERABILITY. If any section, provision or part of the Ordinance shall be adjudged to be Invalid or unconstitutional, such adjudication shall not affect the validity of the Ordinance as a whole or any section, provision or part thereof not adjudged Invalid or unconstitutlonaL SECTION A. EFFECTIVE DATE. This Ordinance shall be In effect after its final passage, approval and publication, as provided by law. Passed and approved this 15th day of necpmbax . 2005. ` �Z.-.6 40� MAYOR ATTEST: /, f CITY CLERK Approved by City Attorneys Office Ordinance No. 05-a192 Page 3 It was moved by Champion and seconded by O'Donnell that the Ordinance as read be adopted, and upon roll call there were: AYES: NAYS: ABSENT: x _ Bailey X Champion _x Elliott _g_ Lehman Y_ O'Donnell I Vanderhoef _x Wilburn First Consideration 11/1/05 Vote for passage: AYES; Champion, Elliott, NAYS: Bailey, Wilburn. ABSENT: None. Second Consideration 11/15/05 Voteforpassage: AYES: Champion, Elliott, Wilburn, Bailey. ABSENT: None. Date published 12/28/05 Lehman, O'Donnell, Vanderhoef. Lehman, O'Donnell, Vanderhoef. NAYS: