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HomeMy WebLinkAbout09-03-2015 Planning and Zoning Commissionk Iowa City Planning & Zoning Commission R Formal Meeting Thursday, September 3, 2015 7:00 PM Emma Harvat Mall - City Hall r 1� T ,_ a RM ozx- •� ._ate' -+�' p T1 .P - g p JV! �S I l L�1 �[11 1 '° P -.. cii ' r CCU P u f cisI z r i Department of Neighborhood and�F■� Development Services CITY OFIOWACITY / UNESCO CITY OF LITERATURE PLANNING AND ZONING COMMISSION Thursday, September 3, 2015 - 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 for an amendment to the Comprehensive Plan to add a three block area, bounded by Burlington St, Gilbert St, Iowa Ave and Van Buren St, to the Downtown District section of the Downtown and Riverfront Crossings Master Plan. E. Development Items 1. Discussion of an application submitted by CBD, LLC for a preliminary plat of Churchill Meadows - Parts Two and Three, a 42-lot, 18.66-acre residential subdivision located south of Herbert Hoover Highway. (SUB15-00018) 2. Discussion of an application submitted by St. Andrew Presbyterian Church for a preliminary plat of St. Andrew Presbyterian Church — Part One, a 2-lot with an outlot, 33.37 acre subdivision for property located north of Camp Cardinal Boulevard and east of Camp Cardinal Road. (SUB15-00019) F. Consideration of Meeting Minutes: August 6, 2015 G. Planning & Zoning Information H. Adjournment Upcoming Planning & Zoning Commission Meetings Formal: September 171 October 1 / October 15 Informal: Scheduled as needed. r CITY OF IOWA CITY MEMORANDUM Date: August 28, 2015 To: Planning and Zoning Commission From: John Yapp, Development Services Coordinator 7 / ryv' Re: Public Hearing on proposed Comprehensive Plan amendment for adding three blocks, bounded by Gilbert St, Iowa Ave, Van Buren St and Burlington St to the Downtown District of the Downtown and Riverfront Crossings Master Plan The staff report and recommendation was distributed to the Commission in the August 6 Planning and Zoning Commission packet. Staff will give a presentation and summary at the Commission's September 3 meeting. To date, staff has received two pieces of correspondence, attached. John Yapp From: Frank Salomon<franksalomonpersonal@gmail.com> Sent: Tuesday, August 18, 2015 8:58 AM To: John Yapp Subject: Adding three blocks to master plan Dear Mr. Yapp, since I will be out of town on Sept. 3, I'd just like to add a voice in favor of adding the three blocks bounded by Gilbert, Burlington, and Van Buren Sts. and Iowa Ave. to the Downtown-Riverfront Crossings Master Plan. That will help Downtown build high -quality commerce and residences. Frank Salomon 513 Brookland Park Dr. August 18, 2015 John Yapp, Development Services Coordinator City of Iowa City 410 E Washington St Iowa City, IA 52240 Dear John: I am writing with the understanding that you are collecting information and comments about the proposed addition of three blocks to the Downtown-Riverfront Crossings District. The subject area is bounded by Iowa Avenue, Van Buren St, Burlington St, and Gilbert St. This area is largely owned by the City, though a small parcel with the Unitarian Universalist Church stands at the northwest corner of the area. The adjacent blocks are either downtown district, on the west, or for the most part zoned CB2 or CBS providing a transition to zones to the north and east. The density is substantially greater to the south. The Centcnnial Building is zoned public, is connected to the University of Iowa. I would like to point out that , the area is gently sloping from west to east and rises steeply on the east side of the south block, rising from the 650s to 670 at College and Johnson St to more than 730 feet at the Summit building on Summit Street. To the west the elevation climbs rather less rapidly, peaking between 680 and 690 feet in a tabular area the encompases much of downtown. However, a number of tall buildings stand on Gilbert St and west, including Tower Place mixed use building (6 stories), The Eccumenical Building (11 Stories), Plaza Towers and Park@201 (14 stories). On a height comparison, Seashore Hall and The University of Iowa Community Credit Union, at six and five stories respectively, both appear massive and quite tall from the street level, due to their construction and design techniques. The south block sits adjacent to Ralston Creek. As such the east half of all three blocks are subject to periodic flooding, but especially the south two blocks. Recent construction and retrofitting have taken this into account. New buildings could easily accommodate parking on the surface, allowing a natural elevation change to allow other uses above the ground floor. I agree that surface parking with no additional development on a parcel is a less than full use of property and I will go further and cite Donald Shoup in The High Cost of Free Parking and note that surface parking here, the area approaching about 2 acres, is just about the worst land use in mixed -use, high -use area, such as our downtown, a vacant lot possibly being the only thing worse. Releasing the burden for onsite parking is another good incentive. By carefully crafting agreements, the City can bring greater vitality to our downtown while increasing opportunities for commercial retail, commercial office, and residential space. One would hope that affordable housing would also be a priority, as I have written elsewhere. I also am aware that there is consideration being made to preserve the Unitarian Universalist building, which is eligible for the National Register of Historic Places in the opinion of at least one architectural historian, and 1 concur with that recommendation, being an architectural historian recognized by the Iowa SHPO myself. Such an agreement would be ideal as development could continue and a historic property would be saved. We need to allow building tall, however, as a primary incentive is to provide height density bonuses for developers, as was done with the Tate Arms. This essentially is a conversion of air rights from the historic property to another parcel, something we have seen done in other communities with great success. I would argue the receiving parcel should be able to be located anywhere in the Downtown-Riverfront Crossings District provided all other requirements, including preservation of historic properties, are met. I would also like to mention the UAY building at 410 Iowa Avenue has also been found individually eligible by concurrence between an Agency and SHPO as well as with consultant opinion and is there for Eligible for the NRHP. Sincerly, Tim Weitzel Images of the area that I find useful, the first four are links to Google StreetView taker, at a better time of year. https:l/goo.(il/mar)stOSg83 View southwest from Iowa Ave at Van Buren St hftps://goo.Ql/maps/7pGvr View northeast from Van Buren St at College St hops:/l000.ol/mapslan457 View north from Burlington St hfts�://aoo.gi/maps/GHLJW View southeast from Iowa Ave View south from College Street bridge, which was designed by Ned Ashton View of north facade of Unitarian Universalist Church f/i amw r: 1l - View west of surface parking and buildings in background STAFF REPORT To: Planning & Zoning Commission Item: SUB15-00018 Churchill Meadows - Parts Two and Three GENERAL INFORMATION: Applicant: Contact Person: Requested Action: Purpose: Location: Size: Existing Land Use and Zoning: Surrounding Land Use and Zoning: Comprehensive Plan: Neighborhood Open Space District: File Date: 45 Day Limitation Period: BACKGROUND INFORMATION: Prepared by: Bob Miklo Date: September 3, 2015 CBD, LLC 414 E. Market St. Iowa City, IA 52240 319-631-1867 Duane Musser 319-351-8282 d. rnusser@mmsccnsultants. net Preliminary plat approval To allow the residential development of Churchill Meadows Parts 2 and 3: 42 lots on 18.66 acres 4679 Herbert Hoover Highway SE 18.66 acres (16.75 acres RS-5 and 1.91 acres RM- 12) Agricultural - County Multi -Family Residential (RMF) North: Residential — County Residential (R) South: Residential and Agricultural — County Residential (R) East: In process of being developed — RM-12 and RS-5 West: Residential and Agricultural — County Commercial District (C) Residential 2-8 dwelling units per acre NE-3 Lower West Branch Road July 29, 2015 September 12, 2015 The applicant CBD, LLC is requesting approval of the preliminary plat of Churchill Meadows - Parts 2 and 3, a 42-iot on 18.66-acre residential subdivision located at 4679 Herbert Hoover Highway (west of the previously approved Churchill Meadows Part 1). An application to annex and rezone this property from County Multi -Family Residential (RMF) to 1.91 acres of Low Density Multi -Family Residential (RM-12) and 16.75 acres of Low Density Single Family Residential (RS- 5) was recommended for approval at the August 6, Planning and Zoning Commission meeting The annexation and rezoning will be considered by the City Council on September 15. The rezoning is subject to a Conditional Zoning Agreement stipulating the developer will construct a sidewalk along Herbert Hoover Highway connecting to Olde Towne Village and requiring staff Design Review Committee approval of the development within the RM-12 zone. The applicant has used the Good Neinhbor Policy and held a neighborhood meeting on July 30th A summary of the meeting is attached. FMIM& Compliance with Comprehensive Plan and Zoning Code: The Comprehensive Plan and the Northeast District Plan future land -use maps show the subject property as being appropriate for low -density single-family residential development. 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: *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. aDevelop 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. In staff's opinion the subdivision design is in compliance with the Comprehensive Plan and zoning requirements. The preliminary plat shows a diversity of housing including single family lots in a range of sizes. There are two very large single family lots (!ot 11 and 28). Typical single family lots with in this subdivision, numbered 12 to 27 and 29 to 42, range in size from 9,478 square feet to 13,532 square feet. Lots 13 to 15, 18 and 21 are over 12,000 square feet and could be used for either single family or duplex structures. Lots 2 to 10 are narrower and smaller single family lots with vehicular access from a rear lane. These smaller lots are allowed by Section 14-2A-7 A. of the zoning code, which provides a bonus in the RS-5 zone allowing lots with alley access to be as narrow as 50 feet and as small as 6,000 square feet. Lot 1 s designed for townhouse style multi -family buildings in accordance with the Conditional Zoning Agreement. Compliance with Subdivision Code: To provide multiple travel routes within and between neighborhoods the Subdivision Code requires that block faces along local and collector streets should range between 300 and 600 feet. Longer block faces may be allowed in cases where topography, water features, or existing development prevents shorter block lengths, although mid -block pedestrian connections may be required. With the exception of the north side of Unbridled Avenue, all block are less than 600 feet in length. The location of American Pharaoh Drive was designed to align with an existing private street located north of Herbert Hoover PCD1Sla@Report sh&mWp . prelim. plat&uac 41 mead=9 pt 2 and 3doe SUB15aoolB 3 Highway in the County. Because of this, the block between American Pharaoh Drive and Hanks Drive (in Churchill Meadows — Part One) is approximately 700 feet long. In staff's view this complies with the exception for block length proved for in the Subdivision Cade. Staff considered whether a mid -block pedestrian access easement should be required in the long block, but based on the anticipation that most pedestrian traffic from with the subdivision will be travelling toward the north and west, staff felt that the pedestrian connection provided by American Pharaoh Drive will be sufficient. This subdivision design provides for street connectivity with connections to the existing Churchill Meadows — Part One and one street connection to the properties to the west and south which are currently in the County. American Pharaoh Drive provides access to Herbert Hoover Highway. A temporary turnaround is proposed at the south end of Charismatic Lane. If and when the property to the south is developed the street would be continued to connect with Hanks Drive. Grindstone Drive will not be built to the west end of the subdivision. If and when the property to the west is annexed and developed the street would be extended. At the time of final plat approval fees will be collected to prcvidI far its cxtenslon. Traffic Implications: Herbert Hoover Highway serves as the arterial street connecting the subject property with the rest of Iowa City to the west; it 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. Payment of these fees will need to a part of the developer's agreement at the time the property is final platted. The Conditional Zoning Agreement requires that the developer construct a sidewalk along Herbert Hoover Highway connecting to Olde Towne Village. At the Good Neighbor meeting an adjacent property owner questioned who would maintain the portion of the sidewalk that will be located in the County. The City will be responsible for the maintenance of the walk until the adjacent properties are annexed into the city. Environmentally Sensitive Areas: Other than steep slopes located on the south side of Lot 28, there are no know environmentally sensitive areas on this property. Steep slopes may be graded according to the design standards of the ordinance. Storm water management: The preliminary plat includes a storm water detention basin within an easement on Lot 28 in the southwest corner of the development. The basin will collect from three storm sewers. At the Good Neighbor meeting the property owner to the west expressed concerns about stormwater management. The City Engineer has reviewed and approved the stormwater management Dian. The rate of flow onto the adjacent property will be no greater than the current flow, and is likely to be less. Neighborhood Open Space: A subdivision of this size requires the dedication of 23,009 square feet of neighborhood open space or fees in lieu of. The Parks and Recreation Department has determined that fees are appropriate in lieu of neighborhood open space dedication. The fee will be equivalent to the value of 23,009 square feet of property. This requirement will need to be addressed in the legal papers for the final plat. Infrastructure fees: In addition to fees for the future upgrade of Herbert Hoover Highway and Neighborhood Open Space Fees, water main extension fees of $435 per acre will be required at time of final plat approval. PC MtaPReportmltaHreportpre:im.plat chumhill meadowspt2 aM ldoc)ASUB15 =S 4 STAFF RECOMMENDATION: Staff recommends approval of SUB15-00018, a preliminary plat of Churchill Meadows — Parts Two and Three, a 42-lot, 18.56-acre residential subdivision located south of Herbert Hoover Highway. ATTACHMENTS: 1. Location Map 2. Preliminary Plat 3. Summary Report of Good Neighbor Meeting Approved by: ! Y John Yapp, Development Services Coord ratar Department of Neighborhood and Development Services PCD\Staff ReportslstaR reportprelim plat Mumhlll maar ws pt 2 aM 3 da =1315 018 nttp:uwww.ICgOV.OrOISU/GMSYLFII&plannfnWurbanaaningMap.pal City of Iowa City e Churchill Meadows Parts 2 & 3 SUB15-00018 Feet a CI 000 �vL 1 ,fit' \ --• t r W 1 I t t., ED Prepared byWn Date Prepa 'PLAT AND SENSMVE AREAS DEVELOPMENT PLAN MEADOWS - PARTS TWO AND THREE IOWA CITY, IOWA �C POlgbn(Ay cwAt(.'HNl MFADDK9 PAM TYD AND'IH1FE .�wt 1, LOCATION MAP FARIFlN9 AHl 1WiFE rovn cm .�wwar�munr neomt Summary Report for Good Neighbor Meeting 1 � a �F l�Ili�F� CITY OF IOWA CITY Project Name: Churchill Meadows Parts 2 & 3_Project Location: 4679 Herbert Hoover Hwy SE ivieeting Date and Time: Thurs., fuiy 30th @ 5:30 Meeting Location: St. Patrick Church Names of Applicant Representatives attending: Duane Musser (MMS) Alyssa Tullar(MMS) Names of City Staff Representatives attending: none Number of Neighbors Attending: 3 Sign -In Attached? Yes X No General Comments received regarding project (attach additional sheets if necessary) - Annexation required by adjacent property owners? How will streets connect through adjacent properties? Developing out of order. Concerns expressed regarding project (attach additional sheets if necessary) — Cont. - The connecting roads coming off Hanks drive - Worried about the detention basin draining on downstream properties Concerns about sidewalk locations (in people's property) Sidewalk on Hoover Highway will be in front of people properties (whose expense will it be if the sidewalk cracks) Linda and Ted are worried about annexation of their properties Will there be any changes made to the proposal based on this input? If so, describe: None at this time. Staff Representative Comments Staff was not in attendance at the meeting. Neighbor's concerns about stormwater management and responsibility for the sidewalk on Herbert Hoover Highway, are addressed in the staff report. Continued from Concerns expressed regarding project - Linda is very upset about the storm sewer draining out on the low corner of her property. She thinks she should get an attorney. She wants to know if she has to comply. (City code — downstream neighbor can't block an upstream neighbor). Worried about the 6' tall fence going in swale. (Might be too close to fathers house). During construction they want to make sure can and garbage in the flow of water don't end up in the detention basin or their backyards. STAFF REPORT To: Planning and Zoning Commission Item: SUB15-00019 St. Andrew Presbyterian. Church — Part One GENERAL INFORMATION: Applicant Contact Person: Requested Action: Purpose: Location: Size: Existing Land Use and Zoning: Surrounding Land Use and Zoning Comprehensive Plan: Neighborhood Open Space District: File Date: 45 Day Limitation Period: BACKGROUND INFORMATION: Prepared by: Bob Miklo Date: September 3, 2015 St. Andrew Presbyterian Church 1300 Melrose Avenue Iowa City, IA 52241 Hall & Hall Engineers, Inc. Jason Santee, P.E. 319-382-9548 Jason@haileng.com Preliminary Plat approval for a 2-lot subdivision with one outlot for future development To allow the development of a church and two lots for future development North of Camp Cardinal Boulevard and east of Camp Cardinal Road 33.37 acres Vacant, RS-5 pending rezoning to OPD-5 with Sensitive Areas Development Plan North: Undeveloped, ID-RS South: Undeveloped, ID-RS East: Residential, OPD-1 West: Undeveloped, P and ID -RP Residential 2 -8 dwelling units per acre Clear Creek (NW1) August 19, 2015 October 3, 2015 On August 6 the Commission recommended approval of a rezoning of this 33.3-acre property from Low Density Single Family Residential (RS-5) to Planned Development Overlay/Low Density Single Family Residential (CPD-5). The purpose of the OPD zone is for a Sensitive Areas Plan to 2 Plan to allow the reduction of wetland buffers and mitigation for portions of wetlands proposed to be disturbed by grading for stormwater management facilities. The City Council will consider the rezoning at its September 1 meeting. The applicant is now requesting approval of a preliminary plat of St. Andrew Presbyterian Church — Part One, a two -lot subdivision with one outlot for future development. The applicant has also applied for a special exception to allow construction of a church and associated parking lots on Lot 1 (24.19 acres). Development is not currently proposed on Lot 2 (3.48 acres) or Outlot A (4.39 acres), which is label for future development. St. Andrew Church indicated that they used the 'Good Neighbor Policy' and held a neighborhood meeting on July 30'", 2014 at which the original rezoning from ID-RS to RS-5 and the special exception application were discussed. ANALYSIS: Compliance with Comprehensive Plan and Zoning Code: The Comprehensive Plan future land -use map shovvs the subject property as being appropriate for low -density single-family residential development. The underlying RS-5 zoning allows single family lots with a minimum size of 8,000 square feet with a minimum 60-foot wide lot width. Duplexes and attached single family units are allowed on corner lot. It is likely that Lot 2 and the Outlot A will be re -subdivided to allow single-family lots unless they are rezoned to allow other uses. Religious institutions are allowed by special exception in the RS-5 zone (the Board of Adjustment will consider a special exception on September 9). Staff finds that the design of the subdivision complies with the Comprehensive Plan and zoning. The property is subject to a Conditional Zoning Agreement (CZA) requiring that there will be adequate infrastructure to serve the church and provide for extension of infrastructure to adjacent properties. To achieve adequate street access and to comply with the Subdivision Code (further discussed below), the southern portion of Camp Cardinal Road will be rebuilt to its intersection with Elder Drive, a new street to be installed with this development. The construction of Cardinal Road north of its intersection with Elder Drive will also be required in the future to create a block that meets the 300 to 600 foot range specified in the Subdivision Code, and to allow the development of the Outlot A. The CZA is intended to allow permits for the church building to be issued prior to the completion of the infrastructure, but an occupancy permit will not be Issued until the streets and utilities are installed. Compliance with Subdivision Code: To provide for street connectivity and multiple travel routes within and between neighborhoods the Subdivision Code requires that block faces along local and collector streets should range between 300 and 600 feet. Longer block faces may be allowed in cases where topography, water features, or existing development prevents shorter block lengths. This subdivision design provides for street connectivity with two streets, the proposed Elder Drive and the existing Camp Cardinal Road, providing connections to adiacent properties to the north. The existing development in the Walnut Ridge subdivision and the presence of wetlands and slopes makes a connection to the east unnecessary and infeasible. Environmentally Sensitive Areas: The property contains wetlands, regulated slopes a stream corridor and woodlands. The preliminary Sensitive Areas Development Plan, reviewed and recommended for approval at the August 6 Commission meeting, satisfies the requirements of the code. Staff has approved the wetland mitigation plan, which provides for offsite wetland mitigation in an Army Corp of Engineers approved wetland bank, rather than wetland mitigation on this property. PCMStaff Repod.Wl5t5U615-00019 Storm water management: Two stormwater management basins are proposed on Lot 1. As discussed above the north basin is no longer proposed to also serve as wetland mitigation. This will allow for easier maintenance of the basin. Stormwater management has not yet been adequately addressed for Outlot A and Lot 2. The applicant's engineer is revising the plans with the goal of having them approved by the City Engineer prior to the September 3 Planning and Zoning Commission meeting. If the storm.water management plans are approved prior to the meeting, staff recommends approval of the plat. Neighborhood Open Space: Residential subdivisions require the dedication of neighborhood open space or payment of fees in lieu of land where the Parks and Recreation Commission has determined that the property does not contain areas suitable for a public park. The Parks and Recreation Department has indicated that given the quality of this property (wetlands and steep slopes), fees are appropriate in lieu of neighborhood open space dedication. Staff applied that the formula for open space to Lot 2, which is the only property intended for residential development at this time. When Outlot A is further subdivided the application of the neighborhood open space requirements will be reviewed for that that property. The fee is not being applied to Lot 1 because it is not being used for residential development. If for some reason it is subdivided or developed for residential uses in the future, the neighborhood open space requirement will need to reassessed. Applying the Neighborhood Open Space to Lot 2 results in the requirement of 3,562 square feet open space or fees in lieu of. The fee will be equivalent to the value of 3,562 square feet of property. Payment of this fee will need to be addressed the legal papers for the final plat. Infrastructure Fees: At the time of final plat approval the applicant will be required to pay $435 per acre for water main extension fees and $2,017.44 per acre for sanitary tap -on fees. The payment of payment of these fees should be addressed in the legal papers. STAFF RECOMMENDATION: Staff recommends deferral pending approval of stormwater management plans and corrections to the plat that have been requested by the City Engineer. Upon approval by the City Engineer, staff recommends approval of SUB15-00019, a request by St. Andrew Presbyterian Church for preliminary plat approval of St. Andrew Presbyterian Church — Part One, a 33.37-acre 2-lot subdivision located north of Camp Cardinal Boulevard and east of Camp Cardinal Road. ATTACHMENTS 1. Location Map 2. Preliminary Plat Approved by: 7 ,--.,4 , `,, - John Yapp, Development Services Coordinator Department of Neighborhood and Development Services PC UWte Repwts%2015\SUB15-00019 http://w .icgov.org/site/CMSv2tRle/planninglurban/ZoningMap.pdf PREMUNARY PLAT FOR ST. ANDREW PRESBYTERIAN CHURCH - PART ONE IN THE CITY OF IOWA MY, JOHNSON COUNTY, IOWA UTILITY AND EMERGENCY TELEPHONE NUMEERS voevranorc ax ov..mxr mwn max-Dosnxc -RM- ate¢ i 0 a• -F 6 w.mw W� cra 4 o- 10WA ONE -CAW w �A u,a rw-mm non a-siw wc>-w-nm Iwm-xw-w. awFm+xs. unm IRLLNY-PR�YiR •sm y- vu.r s 4 w� New %1NT IY.Cpp LOCATION MAP rswm: i .wm nc FYCP09EY wao�rcros xuwm a �YRSR oRuawua xnc eDa S�LµWRYS Yµ1�ML NO 9AK Ptt 6 pNA CRY D�IYG IXSW GENERAL NOTES MRIGM' l%kIfPLT PERSON A� GdLUtATTM5 arw wowoam: iaw�yea x y wp Duxmz use mim.m ®O�' Sr'F�'_I@gPPT INDU a...:.....w.ie.w ZONING nq "a""'iur_Ym. re anna. wu ON4 M ATTORNEY F; _ IEGN.DL9CGPDON PIANSSfJiE WRRECRYI♦EN PIOTTEOINl24'4FP/8Et mu YwxY.�wY�YmY � � wK exurva�inx.�eve fT.: Y I uoee. � Y�WA T I -' MB �.�. WR ^ IWXNNNEUEVSOPIBiflu.m� m�� II § tN,Ol Po. F2 i P 1 .q M.�•u i � yy � YEi e I.M/•CgE9 p � p \\ IF,, I��if ; P � ..ii.x..x �Ss.. ��Imi LOl1 1,WEi s¢F1'. 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W umur x unms P2 P2-0 F a I ".1m MN 011an Ni MAM" � zz.�:;, - M.=WU F OMM_7 2W MINUTES PLANNING AND ZONING COMMISSION AUGUST 6, 2015 — 7:00 PM - FORMAL EM MA HARVAT HALL, CITY HALL PRELIMINARY MEMBERS PRESENT: Carolyn Dyer, Charlie Eastham, Ann Freerks, Mike Hensch, Phoebe Martin, Max Parsons MEMBERS ABSENT: Jodie Theobald STAFF PRESENT: Sara Hektoen, Karen Howard, John Yapp OTHERS PRESENT: Loren Hoffman , John Roffman, Shavon Harmon, Kevin Digmann Kristina Mehmen, Ed Cole, Brian Flynn, Duane Musser RECOMMENDATIONS TO CITY COUNCIL: The Commission voted 6-0 to recommend approval of REZ15-00013 a request by St. Andrew Presbyterian Church for rezoning 33.37 acres located north of Camp Cardinal Boulevard and east of Camp Cardinal Road from Low Density Single Family Residential (RS-5) to Planned Development Overlay/Low Density Single Family Residential (OPD5), be approved subject to a sufficient Wetland Mitigation Plan being approved by staff prior to City Council consideration of the application, and subject to Conditional Zoning Agreement specifying: (a) The portion of Camp Cardinal Road (430+/- LF) and Elder Drive to the north property line of St Andrew Presbyterian Church shall be constructed to City collector standards. Storm sewer and waterlines to be extended within these same improvement limits; (b) Water and sewer lines will be extended in locations acceptable by the City Engineer. (Note: currently this would include extending water and sewer lines to the north and west property lines); (c) Construction plans for Camp Cardinal Road and Elder Drive and water and sewer infrastructure must be approved by the City prior to issuance of foundation permit. (d) Emergency vehicle access and extension of water lines to the construction site must be complete prior to issuance of foundation permit. (e) A final certificate of occupancy will not be issued until all infrastructure improvements are complete and accepted by the City. The Commission voted 6-0 to recommend approval of REZ15-00015, a proposal to rezone approximately 1.45 acres of property located at the northwest corner of South Riverside Drive and West Benton Street from Community Commercial (CC-2) to Riverfront Crossing -West Riverfront (RFC-WR), subject to the following conditions to address traffic and pedestrian safety issues caused by the subject rezoning: Dedication of 10 feet of land along the Riverside Drive and Benton Street frontages of the property to the City in order to widen the public right-of-way along Riverside Drive and Benton Street; Closure of the existing curb cut on Benton Street; Consolidation of the two drives on Riverside Drive into one access point in a location further from the intersection as determined by the City; and Consolidation of the two drives on Orchard Street into one access point in a location that best meets on and off -site traffic safety and circulation needs as determined by the City. The Commission voted 6-0 to recommend approval of REZ15-00016, to conditionally rezone the property to CC-2 subject to the following conditions; development shall be in substantial compliance with the August 5, 2015 concept site plan and design review. Planning and Zoning Commission August 6, 2015— Formal Meeting Page 2 of 18 The Commission voted 4-2 (Eastham and Martin voting No) to recommend approval of REZ15- 00017 a rezoning to approve a Preliminary Planned Overlay Plan for a 14.36-acre Planned Development Overlay - High Density Single Family Residential (OPD/RS-12) zone located east of Riverside Drive and north of McCollister Boulevard subject to: (1) The two existing properties (former Thatcher and Baculis parks) being combined into one lot; (2) Resurfacing of the entrance road to the point of the new private street including a 5 foot sidewalk on the south side of the street; (3) City Engineer approval of grading and drainage plans at time of final site plan approval. The Commission voted 6-0 to recommend approval of ANN15-00001 and REZ15-00014, annexation of approximately 18.66 acres and a rezoning from County Multi -Family Residential (RMF) to 1.91 acres of Low Density Multi -Family Residential (RM-12) and 16.75 acres of Low Density Single Family Residential (RS-5) for the property located south of Herbert Hoover Highway, subject to a Conditional Zoning Agreement stipulating: (1) The owner/developer will be responsible for providing sanitary sewer and water service to this property; (2) Approval of a development plan for the RM-12 zone, 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; (3) The payment of fees required for the upgrade of Herbert Hoover Highway; (4) The owner/developer will install a sidewalk along Herbert Hoover Highway to connect to Olde Towne Village, with the location and design of the sidewalk to be approved by the City Engineer. The meeting was called to order at 7:00 PM. PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA: There were none. N=0101IL11IL Leib 11:4IT, 91:7=lib 11111111C? Discussion of an application submitted by St. Andrew Presbyterian Church for a rezoning from Low Density Single Family Residential (RS-5) to Planned Development Overlay (OPD-5) to allow construction of a church and modification of wetlands, and an amendment to a previous Conditional Zoning Agreement regarding requirements for the construction of Camp Cardinal Road, for 33.37 acres of property located north of Camp Cardinal Boulevard and east of Camp Cardinal Road. Yapp began the staff report by stating that St Andrew has requested a rezoning of 33.37 acres of property located on the east side of Camp Cardinal Road for a planned development and Sensitive Areas Development Plan. The Sensitive Areas Development Plan is required due to the proposal to reduce wetlands buffers and disturb a portion of the wetlands on the site. Yapp presented an overview of the development concept. Yapp stated there is a Conditional Zoning Agreement which applies to the property, which was agreed to when the property was zoned to single family residential in 2014. That Conditional Zoning Agreement required Camp Cardinal Road to be constructed to City collector street standards, water and sewer lines to be extended to the north and west property lines, Planning and Zoning Commission August 6, 2015— Formal Meeting Page 3 of 18 construction plans being approved for public infrastructure prior to issuance of a building permit, emergency vehicle access and water lines being installed prior to issuance of a building permit, and a certificate of occupancy not being issued until infrastructure improvements are complete. Yapp said that these conditions are consistent with requirements for new subdivisions, but that they were a part of the initial zoning for this property due to the potential for the Church to be developed without a subdivision. Yapp said the Church has proposed some changes to the Conditional Zoning Agreement requirements. Regarding the requirement that Camp Cardinal Road be reconstructed, the Church has proposed reconstructing a portion of Camp Cardinal Road, and then constructing a new street to the north property line, Elder Drive. The new street would be designed as a collector street, would provide public street frontage for the Church parcel, and would extend a street to the north property line to allow access to the property to the north. Yapp said staff is still recommending the requirement that utility lines be extended to the north and west property lines, consistent with policies for all development in the City to require extension of infrastructure to be able to serve abutting properties as they develop. Yapp said that St Andrew representatives have also requested a change in the condition related to when construction plans, emergency vehicle access, and water lines are complete — the Church has requested the trigger be related to issuance of a foundation permit. Yapp said this is a nuance, but that the City does not issue foundation permits, the City issues `building permits for foundations.' Yapp described the wetland buffer reduction request, and the proposed areas of disturbance to the wetlands. Yapp said the on -site wetland mitigation is proposed on the north end of the site, the location of an old farm pond. The recreated pond is proposed to be designed as a wetland mitigation site, and be planted with wetland plants. Yapp said that earlier today he received a call from the applicants' engineer, who stated that the Church may propose to purchase an area of a wetlands bank within the same watershed, in lieu of committing to a five-year monitoring requirement for the on -site wetland. Yapp said the staff recommendation is subject to `a sufficient wetland mitigation plan being approved by staff prior to City Council consideration of the application.' And that staff would require either the five-year monitoring requirement, or a commitment to being a part of an existing wetlands bank. Yapp noted that if the wetland bank option is pursued, it would be in a location already approved and monitored by the Corps of Engineers. Freerks asked about the percentages of woodlands and slopes being disturbed on the site, and that the staff report states that the percentages did not reach the threshold for Planning and Zoning Commission and Council review. Freerks stated the staff report is not clear as to the level of disturbance of slopes and woodlands. Yapp showed an image of the areas of slope and woodlands disturbance. and the construction limits line. Freeks asked about the statement in the application that the owner will request an `at risk' grading permit, and asked what that means. Yapp said that he believed it meant the developer will request a grading permit prior to final approval of the development plan. The Commission discussed whether or not the applicant could request a grading permit prior to final approval. It was clarified that property owners may request a grading permit after approval of a preliminary plan or plat, before approval of a final plan or plat. Yapp summarized the staff recommendation, which is to recommend approval subject to approval of a wetland mitigation plan prior to City Council consideration, and subject to a Planning and Zoning Commission August 6, 2015— Formal Meeting Page 4 of 18 Conditional Zoning Agreement specifying: a. The portion of Camp Cardinal Road and Elder Drive to the north property line being constructed to City collector street standards, and storm sewer and water lines being extended within the same improvement limits. b. Water and sewer lines being extended in locations acceptable to the City Engineer. c. Construction plans for Camp Cardinal Road and Elder Drive and water and sewer infrastructure being approved prior to issuance of a building permit for a foundation. d. Emergency vehicle access and extension of water lines to the construction site must be complete prior to issuance of a foundation permit. e. A final certificate of occupancy will not be issued until all infrastructure improvements are complete and accepted by the City. Loren Hoffman (Hall and Hall Engineering) stated he is the engineer representing St Andrew on this project. Hoffman began by describing the site, and reviewed how they had gotten to this point in their design. Hoffman showed on the map the small areas of wetlands proposed to be disturbed, which is less than 1/10 of an acre of total disturbance — Hoffman said the Corps of Engineers has approved this level of disturbance, and that they are faced with the five-year monitoring requirement due to City standards. This is why they are pursuing buying into a wetlands bank, which would be an already -approved wetlands area on the River Products property. Hoffman discussed the zoning and conditional amendments that they were pursuing which stem from the recirculation of the street and are working with City Staff closely to meet all the requirements. Regarding the timing of the grading permit, they anticipate the rezoning process to conclude around early October and don't expect to get the grading permit prior to October. They are only asking to obtain a grading permit prior to the final plan approval. This is because the church's schedule is to try to start construction as soon as possible and would like to have the building pad prepped and ready for concrete crews to get in as early as possible in the spring. Freerks mentioned that the steep and critical slope requirements are a concern. The plan states that 32.5% will be disturbed and it is at 35% when other requirements are needed. So to have the grading permit prior to the final plan approval means there is a chance for potential of an alteration and disturbing more than the 32.5% and that raises concern. Hoffman showed the proposed grading map and construction limits line and stated they will not expand on that proposed plan. The building area is the only area they are proposing to grade this year and that will have been approved by P&Z and Council prior to the grading permit being issued. Hektoen stated that the grading permit approval is an administrative function and is a separate issue from the rezoning. John Roffman (chair of the Building Committee), stated that they are to be out of their current church by the first of June next year so that is why they are requesting to move quickly on the grading and not wait until spring and face uncertain weather conditions. Hoffman also wished to clarify the area of woodlands is 7.1 acres, allowable impacts are up to Planning and Zoning Commission August 6, 2015- Formal Meeting Page 5 of 18 35% and their permanent impact will be 0.9% and potential impacts are almost 8%. With the wetlands, there is a total wetland area of just over 1 acre. They will impact less than 1/10 of an acre. Dyer asked why they are proposing to put in a new road as opposed to developing to Camp Cardinal Road. Hoffman explained that one of the requirements was to provide access to the property north of the church and based on the placement of the church there is some benefit for the placement of the street and it will just add to the street network of the area. Freerks closed the public hearing. Eastham asked about the wetland mitigation recommendation, and Yapp replied that Staff is recommending approval of the mitigation of the wetland plan prior to City Council consideration. Staff is okay with moving forward today without that as it will not change the site design that the Commission is voting on. The applicant is committed to improving the pond and planting the wetlands vegetation regardless. The question is whether the five year requirement for onsite monitoring is conducted onsite or the other option of the applicant purchasing into a wetland bank and the monitoring is done offsite. Hensch moved to approve REZ15-00013 a request by St. Andrew Presbyterian Church for rezoning 33.37 acres located north of Camp Cardinal Boulevard and east of Camp Cardinal Road from Low Density Single Family Residential (RS-5) to Planned Development Overlay/Low Density Single Family Residential (OPD5), be approved subject to a sufficient Wetland Mitigation Plan being approved by staff prior to City Council consideration of the application, and subject to Conditional Zoning Agreement specifying: a. The portion of Camp Cardinal Road (430+/- LF) and Elder Drive to the north property line of St Andrew Presbyterian Church shall be constructed to City collector standards. Storm sewer and waterlines to be extended within these same improvement limits. b. Water and sewer lines will be extended in locations acceptable by the City Engineer. (Note: currently this would include extending water and sewer lines to the north and west property lines) c. Construction plans for Camp Cardinal Road and Elder Drive and water and sewer infrastructure must be approved by the City prior to issuance of foundation permit. d. Emergency vehicle access and extension of water lines to the construction site must be complete prior to issuance of foundation permit. e. A final certificate of occupancy will not be issued until all infrastructure improvements are complete and accepted by the City. Dyer seconded the motion. Eastham asked about the alignment of Elder Drive and if that was done in consideration with the property owner to the north or any existing street design for their property. Yapp replied that the property to the north is largely undeveloped with only a private lane on the property. One benefit of Elder Drive being shifted to the east is it will be more centered to the property to the north and Planning and Zoning Commission August 6, 2015— Formal Meeting Page 6 of 18 helps with maximum cul-del-sac length. The property on the north is hemmed in by Walnut Ridge to the east, the creek corridor and wetlands to the north, so the only access to the property is from the south. Additionally it was very important for the church to have their structure built at a certain location on the site so Elder Drive was adjusted to meet that need. In working with the church over the past several months, staff noted that from the City's perspective it is important that the church property have public street frontage which also drove the location of Elder Drive. Eastham reiterated then clarification on how the street location will affect development of the property to the north. Howard said that staff did look at a number of possible configurations for subdivision layouts to the property to the north and staff felt this street location would be the best for street patterns to the north. Eastham added that in terms of wetland mitigation he feels that purchasing a wetland management area for the applicant is probably better for smaller parcel areas rather than managing the mitigation on their own. Freerks agreed and stated that there is a reason the site has been undeveloped for so long, it is a difficult and challenging area. A vote was taken and the motion carried 6-0. REZONING ITEM (REZ15-00015): Discussion of an application submitted by Kum & Go, LC for a rezoning from Community Commercial (CC-2) zone to Riverfront Crossings — West Riverfront (RFC-WR) zone for approximately 1.45 acres of property located at the northwest corner of W. Benton Street and S. Riverside Drive. Howard began the report shoving a location map of the area which is at the corner of Benton Street and Riverside Drive, both arterial streets. The location is in the West Riverfront Subdistrict of the Riverfront Crossings District. The applicant is proposing to redevelop the property with a 6,500 square foot convenience store and gas station (Quick Vehicle Servicing), which is a use allowed by special exception in the West Riverfront Subdistrict through a special exception if granted by the Board of Adjustment. Howard stated that the Commission's charge was to determine if the requested Riverfront Crossings zoning was appropriate regardless of the use on the site, proposed gas station or something else in the future. The goals for the West Riverfront Subdistrict are to create a better corridor for pedestrians and bikes, a more aesthetically pleasing corridor and to spur economic development along this corridor. Howard showed photos of the area as it exists, noting that it is not currently pedestrian or bike friendly or aesthetically pleasant. She noted that similar to other properties along the corridor that have been rezoned to Riverfront Crossings, Kum & Go has agreed to dedicate 10 feet of property along both the Riverside Drive and Benton Street frontages to increase the City right-of-way to improve the pedestrian environment along those streets according to the Riverfront Crossings Plan. Since the proposed redevelopment of the property would generate considerable additional pedestrian and bicycle traffic as well as vehicular traffic staff is recommending this as a condition of rezoning. Kum & Go has agreed to meet all the Riverfront Crossing Standards as well as dedicate the land to improve pedestrian areas along the streets and have submitted a preliminary plan to show the Commission this evening. It is a bit different than a typical gas station design, they are placing the building at the corner so it meets the form -based code and is more pedestrian friendly and will have the gas pumps behind the building. The form -based code will require a number of Planning and Zoning Commission August 6, 2015 — Formal Meeting Page 7 of 18 building and design standards including storefront windows, building articulation, and pedestrian friendly street frontage. Kum & Go is also proposing an outdoor seating area on the Riverside Drive frontage and would provide landscape screening along the Orchard Street side of the property. Howard discussed the traffic issues along this corridor as well as the pedestrian issues. There are currently multiple driveway access points to the property on Riverside Drive and Benton Street but they do not meet the current access management standards and present conflicts for both pedestrians and motorists. So the plan is to consolidate the driveways on Riverside Drive to one access point, to close the access points on Benton Street, and have a second access point onto Orchard Street in a location that is deemed appropriate from a traffic safety standpoint. The transportation planners advised that an access point on Benton Street would create an unsafe situation because drivers would have to cross a double -yellow line and a dedicated left turn lane to access the property on Benton Street. Therefore, City staff is recommending that no access be allowed along the Benton Street frontage. Staff recommends approval of REZ15-00015, a proposal to rezone approximately 1.45 acres of property located at the northwest corner of South Riverside Drive and West Benton Street from Community Commercial (CC-2) to Riverfront Crossing -West Riverfront (RFC-WR}, subject to the following conditions to address traffic and pedestrian safety issues caused by the subject rezoning: • Dedication of 10 feet of land along the Riverside Drive and Benton Street frontages of the property to the City in order to widen the public right-of-way along Riverside Drive and Benton Street; • Closure of the existing curb cut on Benton Street; • Consolidation of the two drives on Riverside Drive into one access point in a location further from the intersection as determined by the City; and • Consolidation of the two drives on Orchard Street into- one access point in a location that best meets on and off -site traffic safety and circulation needs as determined by the City. Martin asked about the location of the access off Orchard Street. Howard replied that the exact location and access will be part of the determination when the final site plan is shown to the Board of Adjustment. Eastham asked about screening and Howard also said the Board of Adjustment will also review the screening requirements. Dyer asked if there was a sidewalk along Orchard Street and Howard replied that there is currently a sidewalk on Orchard Street. Eastham asked if the City could do anything to assist the owner with signage to direct customers to the Orchard Street access since it won't be obvious from either Benton Street or Riverside Drive that there is access off Orchard Street. Howard said there are allowances for directional signage that could be used by the applicant. Eastham also shared a couple of questions he received in a letter from Paula Swygard. One was in regards to lighting and if the form -based code standards for lighting are adequate for this type of use and protect disruption to neighboring properties. Howard said the Riverfront Crossings Plan uses the City Code lighting standards that were just updated in 2005 and for gas stations there are under -canopy standards that lights have to be inset into the canopy and there Planning and Zoning Commission August 6, 2015 — Formal Meeting Page 8 of 18 is cutoff lighting along the edge of the property so staff feels it is adequate. Eastham also said Swygard asked about the canopy height. Howard said the applicant could answer that and additionally the Board of Adjustment will look at those specifics and impose conditions if they see a need. Dyer asked what the landscaping requirements were on the north side of the property which would be adjacent to the new apartment buildings being constructed. Howard replied that the Riverfront Crossings requires S2 screening between properties, however for quick vehicle servicing properties Staff will be recommending a higher screening standard along that property line and have discussed it with the applicant and it will be part of the Board of Adjustment application. Howard said there is a 7 foot setback proposed now, the City requires 5 foot, but feels the recommendation to the Board of Adjustment will be 10 feet. Freerks opened the public hearing. Siobhan Harman (Kum & Go) said the staff report reflects their understanding of the project. She wanted to note that this new store would be a brand new store type that has not been seen before, it is a new prototype. They hope to build 9 of these new stores this year, they have 498 stores in their network. This would be the first new Kum & Go to be built in Iowa City as all other stores were acquisitions of existing convenience stores. The store they are replacing down the street is 40 years old and the underground tanks are 30 years old, so they are anxious to build this new store. Harman also noted this new store would be much more pedestrian friendly. There will be a nice patio at the front of the store on Riverside Drive and there will also be indoor seating and a kitchen with more fresh food options than in other Kum & Go stores. She also noted that all of their new stores are Leed certified and this store will be so also. In regard to the canopy height, Harmon said the clear - height on the canopy is 15 feet and will work with a lighting consultant to make sure they meet lighting codes but it is standard that at the lot lines they are at zero foot candles. As for the landscaping on the north property line Kum & Go will work with the multi -family building developer because they also have a landscaping requirement so they will coordinate their efforts to make it look uniform and it will be double the size of what is required since they will be working together. Dyer asked about a certain diagonal area shown on the site plan. Harmon said that was the trash enclosure, but with closing the entrance on Benton Street and moving it to Orchard Street that trash enclosure area would go away. They need it to be convenient for the trash removal company. Wherever the trash enclosure area is, it will be enclosed and landscaped appropriately. Freerks mentioned that the west elevation has no windows and asked if there would be security cameras in that area. Harmon confirmed yes, they will have security cameras all around the exterior of the building. She mentioned that it is difficult to have windows on three, let alone all four, sides of a convenience store due to storage and design. Dyer asked if there was anything that could be done to enhance the view of the building from that side, since there would be no windows. Harmon said they may put a statue of their logo there and there would be quite a bit of landscape screening along that side as well. Freerks closed the public hearing. Eastham moved to recommend approval of REZ15-00015, a proposal to rezone approximately 1.45 acres of property located at the northwest corner of South Riverside Drive and West Benton Street from Community Commercial (CC-2) to Riverfront Crossing - West Riverfront (RFC-WR), subject to the following conditions to address traffic and Planning and Zoning Commission August 6, 2015 — Formal Meeting Page 9 of 18 pedestrian safety issues caused by the subject rezoning: • Dedication of 10 feet of land along the Riverside Drive and Benton Street frontages of the property to the City in order to widen the public right-of-way along Riverside Drive and Benton Street; • Closure of the existing curb cut on Benton Street; • Consolidation of the two drives on Riverside Drive into one access point in a location further from the intersection as determined by the City; and • Consolidation of the two drives on Orchard Street into, one access point in a location that best meets on and off -site traffic safety and circulation needs as determined by the City. Parsons seconded the motion. Freerks noted that it is nice to see a gas station proposed that is so pedestrian friendly and it will be good for the neighborhood. Eastham noted that the applicant has done a good job with adapting their building design to this location and to bring a new store design to Iowa City. A vote was taken and the motion carried 6-0. REZONING ITEM IREZ15-000161: Discussion of an application submitted by HD Capital Partners, LC for a rezoning in the Community Commercial (CC-2) zone to amend a previous Conditional Zoning Agreement to allow building placement different from the adopted concept plan for approximately 1.85 acres of property located between Westbury Drive, Eastbury Drive, and Middlebury Road. Yapp explained that this property was annexed and rezoned in 2001 and as part of that rezoning a conditional rezoning was approved which required general conformance with a concept plan and be designed to create a "Main Street or Town Square style commercial center' incorporating features such as on -street parking and parking lots behind buildings. The property is zoned community commercial and the applicant is not requesting a change from that zoning designation. They are requesting an amendment to a conditional rezoning agreement. The applicant had proposed some development concepts for the property and staff determined that they did not comply with the adopted concept plan and recommended that if the applicant wanted to proceed they should apply for a rezoning to amend that conditional zoning agreement. Going through this process also ensures for public comment and input on the proposed design since it is now different from what was adopted. The adopted concept plan shows buildings on this property fronting on all four sides of the square, very shallow building depths, and parking in the middle of the property. The proposed development has been designed with a town square design due to the street network, but the applicant is proposing a change in the site development. Yapp showed pictures of the area from various views. The applicant is proposing a medical clinic which would be located on the northern half of the property. To help meet the spirit and intent of the town square style design the site is designed with a significant amount of perimeter landscaping, significant setback of the proposed parking lot (25 — 30 feet from the property line), berming around the perimeter of the parking lot, and to allow on street parking on two sides of the square and improve the on street parking on the west side of the property. They would add tree islands along the on street parking bays as well as street trees along the perimeter of the property. Staff did request the applicant add Planning and Zoning Commission August 6, 2015 — Formal Meeting Page 10 of 18 additional entrances to the building including an entrance at the round -about. The applicant has expressed concern with that entrance for privacy and safety concerns since this will be a medical clinic. Staff still feels a building entrance should be located there, even if it is not a public entrance. Staff believes the entrances are important because the life of the building will likely outlast the life of the occupant, or the current use of a medical clinic. So when different uses come into the building over time it is important to have those additional entrances. Yapp showed images of the elevations of the proposed building. Staff recommends approval of REZ15-00016, to conditionally rezone the property to CC-2 subject to conformance of the concept plans shown at the meeting tonight. Parsons asked about the entrance facing the round -about and if it would be just an emergency exit or if it was required to also be an entrance. Yapp replied that it must be an emergency exit due to fire code, and the applicant prefers it be a staff entrance only, with key card access. Freerks opened the public hearing. Kevin Digmann (HD Capital Partners) stated that this medical clinic is proposed to be a University of Iowa Family Practice clinic which will be privately built and furnished and then leased back to the University so it will be a taxable property. Digmann discussed the reasoning for the building design and the change from the original concept. The original concept was narrow skinny buildings but that would not be conducive to the type of clinic the University needs. The entrance issues are due to HIPPA regulations and safety concerns and to eliminate confusion with patients on what door to use as an entrance. Digmann stated that the University has worked with the City on the landscape design. Eastham asked if the architect could go into detail regarding the building elevations, since the building design seems a little stark along the street side with quite an extent of blank walls. Kristina Mehmen (Invision Architecture) stated that the elevations shown this evening are very early renderings and may not totally reflect what the building will look like when complete. Freerks commented that the proposed structure felt less pedestrian -oriented than the original proposal for this area. Mehmen said that the building will be similar to the one being constructed at the North Dodge location, similar design and materials. There will be limestone and synthetic wood on the exterior which will give warmth to the building. Mehmen noted that with regards to windows, there is a balance due to privacy issues with a medical clinic. Digmann noted that various options could be used to break up the fagade and make the building more pedestrian friendly. Hensch asked about parking, noting that area is a high demand parking area at certain hours of the day and asked if neighboring businesses would be allowed to use the parking lot. Digmann replied that yes, the intention is to allow neighboring businesses to use the parking lot in evenings and weekends when the medical clinic is not open. Dyer asked about the possibility of putting some picnic benches along parking areas. Mehmen noted that in the image showing the berm landscaping it shows there will be benches along the berm. Planning and Zoning Commission August 6, 2015— Formal Meeting Page 11 of 18 Dyer also noted that the townhouses across the street were not built with the intention of being across from an institutional building. Digmann noted that the berm would break up the view from the townhouses to the building. Additionally this new design puts the building 300 feet away from the townhouses as opposed to 20 feet away. Dyer appreciated that, however feels the owners of the townhomes were expecting retail and restaurants, not a medical clinic, across the street. Digmann said they did hold a good neighbor meeting and received positive comments and feedback. Digmann also noted that if the original plan was adopted for the narrow buildings the developer would have to find 10-15 tenants to fill the space and in this small neighborhood area that is unlikely. Martin agreed as the property has been undeveloped since 2001. Brian Flynn (Blackstone owner and President of the Old Towne Village Association) said that when they opened Blackstone in 2007 they expected the area to develop more and feels now that this proposal is positive for the area. He also feels this will create more pedestrian traffic in the area, as there is none now. Freerks agreed and stated that this area of land connects the two existing parts of the area so that is why the design of the building is so important and that it fits into the neighborhood. Yapp noted in regards to parking the streets on the north, east and west sides of the project are private streets so for on street parking the city views it similar to shopping center parking and that all the parking spaces are available to everybody in the area. Hektoen noted that when the staff report was written they had not received the information on the building elevations so recommends that the approval be conditional on the site plan document and not on the preliminary renderings or architecture. She said the site plans addresses the concerns about the access points, entrances, and landscaping, but if the Commission wanted there to be improvements to the building designs they should not condition it on the building elevations that were submitted. In response to Commission discussion about how to move forward with the approval without waiting for new building elevations, Howard said that one option would be to require a design review as a condition of approval. Digmann noted that they could bring updated site elevations to the next meeting. Freerks explained that if the Commission votes tonight, the applicant does not need to come before the Commission again. If a condition of design review is imposed, then Staff would need to approve. Eastham asked if it was the same group that was building the clinic on North Dodge Street. Digmann said it is the same architect and design team but different developer and construction crew. Howard noted that both her and Yapp are on the Design Review Committee (a staff committee) so it should not be problem to take the project through the design review process since they are already familiar with the project. Freerks closed the public hearing. Dyer moved to recommend approval of REZ15-00016, to conditionally rezone the property Planning and Zoning Commission August 6, 2015- Formal Meeting Page 12 of 18 to CC-2 subject to the following conditions; development shall be in substantial compliance with the August 5, 2015 concept site plan and design review. Hensch seconded the motion. Freerks noted this is a great step to complete this area, and although the area has not developed as quickly as once thought, what has gone into the area has been really successful. A vote was taken and the motion carried 6-0. REZONING ITEM fREZ15-000171: Discussion of an application submitted by submitted by Ed Cole for a rezoning to amend a Planned Development Overlay Plan (OPD/RS-12) to allow the addition of 38 manufactured housing units to Cole's Community Mobile Home Park located at 2254 South Riverside Drive. Howard presented the staff report noting that the Commission has heard about this particular development recently and based on the concerns expressed at previous meetings the applicant has modified their plan and can speak to those details. One modification is to extend the sidewalk on the south side of the entry road that will provide a pedestrian connection to the bus stop, mailboxes and other common facilities with the development. Additionally the issue with the waiver request for the lot sizes is null as they have reduced the number of proposed units to accommodate the required lot sizes of 5000 sq. ft. minimum. Finally they have considered more carefully the storm shelter and have identified two locations for possible storm shelters and will accommodate the entire park population and can also be used for community events and such. As mentioned in previous meetings, the applicant is providing a number of amenities to the residents, a proposed recreation area and playground. Finally the applicant is proposing screening around the dumpster area. Staff recommends approval of REZ15-00017, a rezoning to approve a Preliminary Planned Overlay Plan for a 14.36-acre Planned Development Overlay - High Density Single Family Residential (OPD/RS-12) zone located east of Riverside Drive and north of McCollister Boulevard subject to: 1. The two existing properties (former Thatcher and Baculis parks) being combined into one lot. 2. Resurfacing of the entrance road to the point of the new private street including a 5 foot sidewalk on the south side of the street. 3. City Engineer approval of grading and drainage plans at time of final site plan approval. Howard has spoken to the City Engineer's office and while they still have to submit some final drainage calculations they felt the plan was in good shape to meet all the storm water management needs. Eastham asked Howard for assurance that this application meets all the requirements for the flood plain management standards in article J of chapter 14 of the zoning code. Planning and Zoning Commission August 6, 2015 - Formal Meeting Page 13 of 18 Howard said it would meet all the standards of the flood plain ordinance, which is a standard requirement of any development. Eastham noted that manufactured housing needs to be anchored to permanent foundations, and asked if the City can assure that compliance. Howard said that would have to be answered by Julie Tallman, the flood plain ordinance expert. Yapp noted that inspection staff does inspect mobile homes before issuing a certificate of occupancy. Dyer asked about the note in the staff report about moving a dwelling that is close to the sidewalk when the current tenant moves out and if that was enforceable. Yapp said it is not enforceable and that is why it was not included as a condition. Eastham asked if there was a way for the City to enforce the requirement for the storm shelter to be constructed as it is not a condition of the rezoning. Howard said this is a planned development so anything that is shown on the planned development plan has to be constructed according to that plan. Eastham asked if the shelter would need to be constructed before any new units could be occupied. Yapp replied yes as it is considered a public improvement just like streets and sidewalks. Eastham noted an ex-parte communication he had with Mark Patton, Director of Iowa Valley Habitat for Humanity, and asked Patton if Habitat for Humanity would ever develop homes in this particular location due to the proximity to the flood prone area and Patton replied that while it would not be their first choice of location, if flood insurance could be provided at a reasonable cost they would consider it. Ed Cole (1205 Laura Drive) stated he asked the homeowner in the home next to the sidewalk about the possibility of moving his home to accommodate the sidewalk and he was not willing to move but did not care if there was a sidewalk right next to his property. Cole also noted that the recreation area has an adjacent field with a soccer field which is used daily by the resident's children. He said their goal is to create a nice safe family community. Cole has spoken with Tallman about the storm shelter and said there is an on -site manager at all times. Freerks closed the public hearing. Hensch moved to approve REZ15-00017 a rezoning to approve a Preliminary Planned Overlay Plan for a 14.36-acre Planned Development Overlay - High Density Single Family Residential (OPD/RS-12) zone located east of Riverside Drive and north of McCollister Boulevard subject to: 1. The two existing properties (former Thatcher and Baculis parks) being combined into one lot. 2. Resurfacing of the entrance road to the point of the new private street including a 5 foot sidewalk on the south side of the street. 3. City Engineer approval of grading and drainage plans at time of final site plan approval. Parsons seconded the motion. Planning and Zoning Commission August 6, 2015— Formal Meeting Page 14 of 18 Freerks mentioned that this new application addressed all the concerns the Commission had regarding this project. Parsons agreed. She also feels the storm shelter will be a benefit for the community atmosphere. Eastham agreed that the changes help the plan meet the major issues with this location however it is in a flood prone area and there is no way to get away from that. Parkview Terrace was built in the early 1960s and was built with the feeling that the Coralville Dam would protect those areas from future flooding which has not been the case. The City and Federal Government just completed a levee close to this project, intended to prevent future flooding but there is no guarantee that levee will hold against future flooding. Eastham is aware of the need for affordable housing but does not feel it should be in a flood prone area. Yapp noted that in the flood prone areas the Code requires the first floor area to be one foot above the 500 year flood plain level. Hensch noted his appreciation of the applicant to listen to the concerns of the Commission and address the things they could reasonably address. A vote was taken and the motion carried (4-2 Eastham and Martin dissenting). ANNEXATION I REZONING ITEM fANN15-00001/REZ15-00014 Discussion of an application by CBD, LLC for annexation of 18.6 acres and rezoning from County Multi -Family Residential (RMF) to Low Density Multi -Family (RM-12) for approximately 1.91 acres and Low Density Single Family (RS-5) for approximately 16.75 acres of property located west of Churchill Subdivision, south of Herbert Hoover Highway. Yapp stated that this item was deferred at the July 16 meeting to allow further discussion of staffs recommendation that a sidewalk be required along Herbert Hoover Highway to connect this property with Olde Towne Village. Staff and the applicant have discussed standards for the sidewalk. Staff agrees that we will allow flexibility from the standards to allow the alignment to avoid existing utilities that are not feasible to move. The flexibility in our standards will not be for the pavement width, thickness, etc. The flexibility in our standards will only be for the alignment, location and elevation of the sidewalk, and the final alignment should be subject to approval by the City Engineer. Staff recommends approval of ANN15-00001 and REZ15-00014, an annexation of approximately 18.66 acres and a rezoning from County Multi -Family Residential (RMF) to 1.91 acres of Low Density Multi -Family Residential (RM-12) and 16.75 acres of Low Density Single Family Residential (RS-5) for the property located south of Herbert Hoover Highway, subject to a Conditional Zoning Agreement stipulating: 1. The owner/developer will be responsible for providing sanitary sewer and water service to this property. 2. Approval of a development plan for the RM-12 zone, 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 Planning and Zoning Commission August 6, 2015- Formal Meeting Page 15 of 18 properties and appropriate development appearance for an entranceway to the City, will be required prior to approval of a building permit. 3. The payment of fees required for the upgrade of Herbert Hoover Highway. The owner/developer will install a sidewalk along Herbert Hoover Highway to connect to Olde Towne Village, with the location and design of the sidewalk to be approved by the City Engineer. Dyer asked if it would be a permanent sidewalk. Yapp replied it would be a semi -permanent sidewalk in that there are no current plans to reconstruct Herbert Hoover Highway at this time. Perhaps in 15 or 20 years from now Herbert Hoover Highway may be reconstructed and at that time an actual permanent sidewalk would be put in. Because that is so far in the future is why Staff believes it is important now to have a concrete sidewalk installed. Freerks opened the public hearing. Duane Musser (MMS Consultants) representing the applicant agrees with the Staff report and acknowledged that the main concern was the sidewalk and having the flexibility to try and work around some of the existing utilities. There are several large utility poles and telephone boxes, the area goes in and out of city versus county properties and concerns were stated at the good neighbor meeting from neighbors that are not interested in annexing into the city about a sidewalk on their property. Martin asked if Musser works with both the County and the City on these projects that cross multiple municipals. Musser said they do work with both for permits for water mains and such items that need to go through the County right-of-ways. Freerks closed the public hearing. Eastham moved for approval of ANN15-00001 and REZ15-00014, annexation of approximately 18.66 acres and a rezoning from County Multi -Family Residential (RMF) to 1.91 acres of Low Density Multi -Family Residential (RM-12) and 16.75 acres of Low Density Single Family Residential (RS-5) for the property located south of Herbert Hoover Highway, subject to a Conditional Zoning Agreement stipulating: 1. The owner/developer will be responsible for providing sanitary sewer and water service to this property. 2. Approval of a development plan for the RM-12 zone, 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. 3. The payment of fees required for the upgrade of Herbert Hoover Highway. 4. The owner/developer will install a sidewalk along Herbert Hoover Highway to connect to Olde Towne Village, with the location and design of the sidewalk to be approved by the City Engineer. Martin seconded the motion. Planning and Zoning Commission August 6, 2015— Formal Meeting Page 16 of 18 Parsons mentioned at the last meeting the discussion of the possibility of annexing the land to the west of this area and wondered if that was planned. Yapp said there has not been an application for that area, but the City has heard interest of possible annexation from a potential developer of that property. That interest has since waned and there have been no applications. Freerks said she felt this would be a nice addition to the area and it was nice to see the compromise here for the sidewalk. A vote was taken and the motion carried 6-0. COMPREHENSIVE PLAN ITEM: Consider a motion setting a public hearing for August 20 for discussion of an amendment to the Comprehensive Plan to add a three block area, bounded by Burlington St, Gilbert St, Iowa Ave and Van Buren St, to the Downtown District section of the Downtown and Riverfront Crossings Master Plan. Martin noted that she serves on the Board of Directors for an organization that is housed within 200 feet of this area. Eastham asked if the Commission was to also hold the South District Comprehensive Plan on August 20 and wondered if the South District Plan discussion could be delayed. Yapp agreed that was a good point. Freerks noted there would not likely be much overlap of interested parties for both discussions. Yapp said he would be comfortable with delaying either discussion, but noted that the South District Plan has been on the agenda for a while. Hektoen said the Commission has already considered a motion on the South District Plan to hold discussion on August 20. Yapp stated that deferring this Comprehensive Plan Item until September 3 would be fine, and that he would still proceed with getting the documents on the website. Eastham moved to set a public hearing for September 3 for discussion of an amendment to the Comprehensive Plan to add a three block area, bounded by Burlington St, Gilbert St, Iowa Ave and Van Buren St, to the Downtown District section of the Downtown and Riverfront Crossings Master Plan. Parsons seconded the motion. A vote was taken and the motion carried 5-0 (Martin abstained). CONSIDERATION OF MEETING MINUTES, JULY 16, 2015: Eastham moved to approve the meeting minutes from the July 16, 2015 meeting. Dyer seconded the motion. A vote was taken and the motion carried 6-0. Planning and Zoning Commission August 6, 2015— Formal Meeting Page 17 of 18 PLANNING & ZONING INFORMATION: Yapp noted that at the City Councils work session last week the Council discussed term limits for Boards and Commissions. This was in the context trying to encourage more diversity on Boards and Commissions, and feedback that current term limits are sometimes too long to attract applicants. Yapp said there was no formal action taken, Yapp just wanted to make the Commission aware of the discussion and to ask if there was any feedback. Hensch asked if the Council wants to shorten the length of the appointments or limit the number of appointments one individual can do. Yapp said both. Hensch stated that shortening the length of the appointment could be a detriment, as he feels the learning curve is very steep. Freerks agreed. Hensch said limiting the number of terms is understandable. Eastham agreed that five year terms for this Commission is necessary but could limit the number of terms to two although he's not a big fan of term limits. There was consensus that five-year terms were appropriate for the Planning and Zoning Commission. ADJOURNMENT: Eastham moved to adjourn. Martin seconded the motion. A vote was taken and carried 6-0. PLANNING & ZONING COMMISSION ATTENDANCE RECORD 2014 - 2015 FORMAL MEETING 9/2 9/18 10/2 10/16 11/6 11/2012/181/15 2/5 2/19 3/19 4/2 4/16 5/7 5/21 6/4 7/2 7/16 8/6 8/20 DYER, CAROLYN X X X X X O/E X X X O/E X X X X X X X X X EASTHAM, CHARLIE X X X X X X X X X X X X X X X X O/E X X FREERKS, ANN X X X X O/E X X X X X X X X X X X X O/E X HENSCH, MIKE X X X X X X MARTIN, PHOEBE X X X X X X X X O/E X X X X X X X X X X PARSONS, MAX X X X X X X SWYGARD, PAULA X X X X X X X X X X X X O -- I -- I -- -- THEOBALD, JODIE X X X X X X X X X X X X X X X X X THOMAS, JOHN O/E X O/E X X X X X X X X X X INFORMAL MEETING NAME TERM EXPIRES 2/3 3/15 5/18 DYER, CAROLYN 05/16 X X X EASTHAM, CHARLIE 05/16 X X X FREERKS, ANN 05/18 X X X HENSCH, MIKE 05/19 X MARTIN, PHOEBE 05/17 X X X PARSONS, MAX 05/19 X SWYGARD, PAULA 05/15 X X THEOBALD, JODIE 05/18 X X X THOMAS, JOHN 05/15 X X KEY: X = Present O = Absent O/E = Absent/Excused --- = Not a Member