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PLANNING AND ZONING COMMISSION
Thursday, March 17, 2016 - 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
Consider a motion setting a public hearing for April 7 for discussion of an amendment to the
Comprehensive Plan to change the land use designation of property located north of Melrose
Avenue and east of Camp Cardinal Boulevard from Residential 2 to 8 dwelling units per acre to
Office Commercial.
E. Rezoning / Development Item
Discussion of an application submitted by Ryan Companies US Inc for a rezoning of
approximately 26.98-acres from Interim Development Single Family (ID-RS) zone to Planned
Development Overlay (OPD-8) zone and a preliminary plat for Nepola Subdivision, a 3-lot
subdivision with 170-senior dwelling units located on Camp Cardinal Road. (REZ16-
00003/SUB16-00004)
F. Rezoning Item
Discussion of an application submitted by 1225 Gilbert, LLC & 1301 Gilbert, LLC for a rezoning
from Intensive Commercial (CI-1) zone to Riverfront Crossings — South Gilbert District (RFC -
SG) zone for approximately 3.25-acres of property located at 1225 S. Gilbert Street and
approximately 1.3-acres of property located at 1301 S. Gilbert Street. (REZ16-00002)
G. Development Item
Discussion of an application submitted by Equity Ventures Commercial Development LC for a
preliminary plat of Southgate Addition Part Two, a 3-lot, 3.07-acre commercial subdivision
located south of Highway 6, east of Gilbert Street. (SUB16-00002)
H. Consideration of Meeting Minutes; March 3, 2016
I. Planning & Zoning Information
J. Adjournment
Upcoming Planning & Zoning Commission Meetings
Formal: April 7 / April 21 / May 7
Informal: Scheduled as needed.
STAFF REPORT
To: Planning and Zoning Commission
Item: CPA16-00001
GENERAL INFORMATION:
Applicant:
Prepared by: Bob Miklo and Marti Wolf, Planning
Intern
Date: March 17, 2016
Saint Andrew Presbyterian Church
1300 Melrose Avenue
Iowa City, Iowa 52246
319-338-7523
Contact: Bill Wittig
2286 E. Grantview Street
Coralville, IA 52241
319-631-6100
Requested Action:
Purpose:
Location:
Existing Land Use and Zoning:
Surrounding Land Use and Zoning
Comprehensive Plan:
File Date:
45 Day Limitation Period:
BACKGROUND INFORMATION:
Comprehensive Plan amendment
To change land use designation from Residential (2-
8 DU/A) to Office Commercial (CO-1)
North of Melrose Avenue east of Camp Cardinal
Boulevard
Undeveloped ID-RS
North: Undeveloped St. Andrew Presbyterian
Church under construction, OPD-5
East: Residential, OPD-1
South: Residential, OPD-5
West: Highway 218, ID-RS
Residential 2 to 8 dwelling units per acre
February 25, 2016
April 10, 2016
The applicant, St. Andrew Presbyterian Church, is requesting an amendment to the
Comprehensive Plan for the property located north of Melrose Avenue and east of Camp
Cardinal Boulevard to change the land use designation from Residential (2-8 dwelling units per
acre) to Office Commercial.
The applicant acquired this area as part of a larger property located on the east side of Camp
Cardinal Road where their new church building is being constructed. This property is separated by
a wooded ravine from the church site. The applicant intends to sell it for development.
2
The applicant has used the Good Neighbor Policy, and held a Good Neighbor Meeting on
February 11, 2016 at West High School. A written report from that meeting is attached.
ANALYSIS:
The zoning code states that applications for a Comprehensive Plan Amendment must include
evidence that the following approval criteria are met:
Circumstances have changed and/or additional information or factors have come to
light such that the proposed amendment is in the public interest.
The proposed amendment will be compatible with other policies or provisions of the
Comprehensive Plan, including any District Plans or other amendments thereto.
The applicant has submitted the attached statement regarding the approval criteria. Staff
analysis is follows.
Regarding #1 Circumstances have changed and/or additional information or factors have come
to light such that the proposed amendment is in the public interest: This property is located
within the Northwest Planning District and is designated for residential development at a density of
2 to 8 dwelling units per acre. This residential designation was placed on the property when the
1989 Comprehensive Plan was adopted. At that time the area west of West High contained no
City infrastructure and was generally used for agricultural purposes.
Since the adoption of the residential designation for this property Camp Cardinal Boulevard has
been built (2007) and a neighborhood has begun to develop with a variety of housing types and a
few compatible non-residential uses. Cardinal Point South, which is located approximately ''Y2 mile
to the north contains a mixture of single family homes, townhouses and duplexes. There is also a
medical office located at the intersection of Camp Cardinal Boulevard and Kennedy Parkway
approximately a mile to the north of the subject property. St. Andrew Presbyterian Church is being
built to the north of this property and additional residential development is anticipated to occur with
installation of infrastructure that is being installed to serve the church property.
With these changes a clear vision of the larger neighborhood that was not in place in 1989
when the subject lot was designated for residential development has emerged. The triangular
shape of this property, its relationship to Camp Cardinal Boulevard and Highway 218 and
topographic conditions isolate it from adjacent development and make it less suitable for
residential development. The proposed Office Commercial designation would allow
development that would be compatible with adjacent residential development.
Regarding #2 The proposed amendment will be compatible with other pollcies or provisions of
the Comprehensive Plan, including any District Plans or other amendments thereto: A detailed
district plan has not been drafted for the Northeast District. However there are land use
policies in the Comprehensive Plan, which staff believes support the designation of the property
for office uses. The land use policies indicate alternatives to single-family may be appropriate
for property located at major intersections (page 26) and encourage buffers between residential
development and major highways (page 22). This property is at the intersection of Camp
Cardinal Boulevard and Melrose Avenue and its close proximity to Highway 218 make it less
suitable for residential development. The subdivision regulations discourage residential
development within 300 feet of the Highway 218 right-of-way to help minimize exposure to
highway noise. Although this property is 300 feet from Highway 218, the intervening property
contains Camp Cardinal Boulevard, a major arterial street, so essentially there is no buffer from
the highway. Offices uses are less sensitive to highway noise and could benefit from the
visibility and high traffic counts of this location.
If this property is designated for office uses, the most appropriate zoning designation would be
Commercial Office (CO-1). The Comprehensive Plan land use policies encourage appropriate
transitions from commercial uses to residential areas. The Zoning Code recognizes the CO-1
zone as an appropriate zone near residential neighborhoods and an appropriate transition to
more intense uses. The physical characteristics of the subject property (ravines to the north
and east) also provide a buffer from the adjacent residential zones. Concerns expressed at the
neighborhood meeting regarding lighting, signage and screening can be addressed when the
zoning of this property is reviewed.
Based on the above conditions, staff finds that the requested
to change the land use designation of the subject property fr
STAFF RECOMMENDATION:
o
Staff recommends that CPA16-0001 an amendment to the Comprehensive Plant to change the
land use designation from Residential (2 to 8 dwelling unit per acre) to Office Commercial for
property located north of Melrose Avenue east of Camp Cardinal Boulevard be approved.
ATTACHMENTS:
1. Location Map
2. Aerial Photograph
3. Applicant's Statement
4. Good Neighbor Meeting Notes
Approved by: I ' `
John Yapp, Development 8ervices Coordinator,
Department of Neighborhood and Development Services
City of Iowa City A
CPA16-00001 Prepared By: Marti Wolf
0 800 7,6QOet Date Prepared: March 2016
St. Andrew' s
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4. Applicant's statement for approval criteria
The location of the parcel falls under the purview of the Northwest District plan; however, since this
district has yet to be created, there are elements of the City of Iowa C.ws Comprehensive Plan that
outline criteria for creating healthy neighborhoods and provide supportive evidence to the proposed
amendment:
• Neighborhood Commercial Areas include the proposed office commercial use, which can
potentially offer a focal point and gathering place within walking distance of the neighborhood.
• Pedestrian/Bikeway Connections provide neighborhood access to the proposed site via the
adjacent continuous sidewalk and roadway network.
• Buffer Residential Development from Incompatible Uses through the development of an office
commercial use between residential houses and major roadways such as, Camp Cardinal Road
and highway 218.
Additionally, circumstances have changed in the past few years such that the proposed amendment
serves the public interest; these changes include:
• An increase in residential development to the north of the proposed site with 53 Lots built in the
Cardinal Pointe South subdivision.
•. The Norman Borlaug Elementary school was recently built in the fall of 2012.
• The Mercy Family Medicine of West Iowa City clinic was also constructed in that same year.
• Saint Andrew Presbyterian Church is constructing anew church on the northern portion of this
Due to the above listed changes to the surrounding land use and compatibility with the City of Iowa
City's Comprehensive Plan, we are confident that the proposed amendment meets the approval criteria.
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St Andrew Comprehensive Plan Amendment
St. Andrew Presbyterian Church Good Neighbor Meeting Notes
Date Held: February 11, 2016
Time: 5 pm - 7pm
Attendees: 8 neighbors, plus 4 people representing HBK Engineering, City of Iowa City and St Andrew's Church
Location: West High School, Room 132
The purpose of the meeting was to reach out to neighbors located near the Intersection of Camp Cardinal Blvd and Camp
Cardinal Road to discuss a proposal to amend the Iowa City Comprehensive Plan for a portion of the property that is owned
by St. Andrew Presbyterian Church. The event Included two proposed concept plans provided by HBK Engineering and was
attended by eight neighbors, Steve Long and Vanessa Fixmer-Oraiz from HBK Engineering, the real estate broker for St. An-
drew, Bill Wittig, and the City of Iowa City s Development Services Coordinator, John Yapp.
The following are comments heard from the attendees:
• Several residents voiced concerns over lighting, including the height of light fixtures as well as the location.
• While both concepts were well received, there were definite concerns over the allowed height limit of the buildings.
Almost every single attendee remarked that they wouldn't want anything overt or stories.
• Preserve the tree line on the perimeter.
• Screening is really important, whether built structures or landscaped trees and bushes.
• Several people commented that they would not want residential allowed on the site.
• A few recommendations were: A park, a Day Care/Child Care facility, a Coffee shop (maybe even a Starbucks).
• Concerns about ingress/egress given the curvature of the road.
• Signage was also a concern, particularly due to the proximity to Highway 218.
office use was an acceptable use.
• Several people commented that they were pleased that the proposal did not include something that produces a lot of
light and noise such as a gas station.
N
O
For questions or concerns, please contact Steve Long or Vanessa Fixmer-Oraiz at 319.338-7557. �n
I concur that this is a representation of comments expressed at the February 11, 2016 Good Neighbor Meeting.. -a.
John Yapp
r,
Development Services Coordinator, City of Iowa City
To: Planning and Zoning Commission
Item: REZ16-00003/SUB16-00004
Nepola Subdivision
GENERAL INFORMATION:
Applicant:
STAFF REPORT
Prepared by: John Yapp
Marti Wolf, Planning Intern
Date: March 17, 2016
Ryan Companies US, Inc.
50 South Tenth Street, Suite 300
Minneapolis, MN 55403
(612) 492-4629
Contact: Duane Musser
1917 South Gilbert STreet
Iowa City, IA 52240
(319) 351-8282
Property Owner:
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:
James V. Nepola
355 Butternut Lane
Iowa City, IA 52246
Rezoning Interim Development Single Family
Residential (ID-RS) to Planned Development
Overlay (OPD-8) and Preliminary Plat approval.
To allow 3-lot subdivision of parcel and development
of a 170-unit senior living community
Camp Cardinal Road
26.98 acres
Vacant-- Interim Development Single Family
Residential (ID-RS)
North: Residential, OPD-5
South: Undeveloped (future site of St. Andew
Presbyterian Church) , OPD-5:
East: Residential, RR-1
West: Undeveloped (ID -RP):
Northwest District: 2-8 dwelling units per acre
Clear Creek (NW-1)
February 25, 2016
April 10, 2016
BACKGROUND INFORMATION
The applicant, Ryan Companies U.S., Inc., has requested a rezoning from interim Development
Single Family Residential (ID-RS) zone to Planned Development Overlay (OPD-8) zone for 26.98
acres and preliminary plat approval of Nepola Subdivision, a 3-lot subdivision located on Camp
Cardinal Road. The applicant is requesting the property be subdivided into one 6.17-acre
developable parcel and the balance of the land be platted as two outlots. Outlot A, 19.74 acres in
size, has conservation easements proposed for the sensitive environmental areas, with the
remainder identified as being for future development. Outlot B, 0.16 acres in size, is proposed to
be deeded to the abutting property owner to the north. The applicant has requested a rezoning
for the entire parcel to allow for the development of a 170-unit senior living community.
The proposed project consists of 75 independent, 63 assisted and 32 memory care dwelling units.
A four story building, the bottom three floors will be licensed for assisted living; this allows
residents to 'age in place' and transition from independent to assisted living without having to
leave their unit. The attached letter from the applicant provides details regarding the proposed
project, project amenities, staffing levels and setting.
The applicant has elected to use the Good Neighbor policy and held a Good Neighbor meeting on
March 7. A summary of the Good Neighbor Meeting will be distributed prior to the Commission's
March 17 meeting.
ANALYSIS:
Current and proposed zoning: The current zoning of this property is for Interim Development
Single Family Residential (ID-RS). The purpose of an ID Zone is to provide for areas of managed
growth in which agricultural and other nonurban uses of land may continue until such time as
the city is able to provide city services and urban development can occur. The interim
development zone is the default zoning district to which all undeveloped areas should be
classified until city services are provided. Upon provision of city services, the city or the property
owner may initiate rezoning to zones consistent with the comprehensive plan, as amended.
St. Andrew Presbyterian Church is developing the property to the south of the Nepola
Subdivision. As a result of their development, the church will be improving the southern portion
of Camp Cardinal Boulevard, bringing it from a gravel road up to City street standards. The
church will also construct a new street, Gathering Place Lane, from Camp Cardinal Road to the
southern boundary of the Nepola property. Water and sanitary sewer lines will also be
extended as part of the St. Andrew development. With these improvements the necessary
infrastructure will be in place for development of the Nepola property.
The applicant has requested rezoning to Planned Development Overlay (OPD-8) zone for the
entire property. The Planned Development Overlay (OPD) zone is established to permit flexibility
in the use and design of structures and iand in situations where conventional development may
not be appropriate. The OPD zone is intended to provide flexibility in the design, placement, and
clustering of buildings while encouraging the preservation and best use of existing landscape
features through sensitive areas development.
The OPD plan submitted with the rezoning application only shows development on lot 1. Outlot A,
which contains most of the sensitive areas, is reserved for future development. This allows
transfer of development rights from portions of Outlot A to lot 1, which otherwise has sufficient lot
area for approximately 50 dwelling units. The proposed plan shows 170 dwelling units in one
building on lot 1. With the development transfer there would theoretically be sufficient lot area to
allow approximately an additional 30 dwelling units on Outlot A. However given the amount of
sensitive areas and the proposed street configuration it may not be possible to achieve the 30
units on Outlot A without approval of an OPD plan that allows for additional clustering of units. So
at this point even though the plan anticipates the potential for 30 additional units, approval of an
additional OPD plan demonstrating compliance with the OPD and sensitive areas provisions of
the zoning code will be necessary for redevelopment of Outlot A — approval of any future
redevelopment on Outlot A will require a rezoning process.
Comprehensive Plan: Although a detailed district plan has not been completed for the
Northwest District in which this property is located, the general policies and land use map of the
Comprehensive Plan do provide guidance for its development. The future land use map
indicates that this area of the city is appropriate for residential development at a density of 2 to 8
dwelling units per acre. The proposed OPD-8 zone would allow a maximum of 8 dwelling units
per acre, which is within the range contemplated by the Comprehensive Plan.
The neighborhood development principles (page 20) and housing goals (page 27) encourage a
mix of housing types within a neighborhood to provide residential opportunities for a variety of
residents, including singles, families with children, and elderly persons. Integrating diverse
housing types throughout the community increases the opportunity for people to live in the same
area throughout the stages of life. This property is located within an emerging neighborhood
that will further develop as additional streets are built. Initially the neighborhood will be served
by Gathering Place Lane, the new street being extended through the St Andrew Church
property to the south. As additional properties to the west and south develop and redevelop,
additional street connections will be created. Street connectivity to the north and east are
prohibitive, due to the sensitive environmental areas to the north and the Walnut Ridge
subdivision to the east.
The Comprehensive Plan's environmental goals encourage the preservation of environmentally
sensitive areas such as the steep slopes and woodlands located on Outlot A. The Sensitive
Areas Ordinance states that on sites that contain sensitive features, the planned development
process may be used to cluster development away from sensitive features.
General Planned Development Criteria
Applications for Planned Development Rezonings are reviewed for compliance with the
following standards according to Article 14-3A of the Iowa City Zoning Ordinance
The density and design of the Planned Development will be compatible with and / or
complimentary to adjacent development in terms of land use, building mass and scale, open
space and traffic circulation
Density: The overall density, while clustered, is 6.6 units I acre. This is consistent with the
proposed Medium Density Single Family Zone (RS-8) in terms of overall density.
Land use and layout: The land use is residential, consistent with most of the surrounding
neighborhood; St Andrew is constructing a church on the property to the south. The proposed
layout is to cluster 170 units into a single multi -family building on the southwestern portion of the
property, preserving a significant majority of the property as open space and for future
development. As noted above the number of additional dwelling units that will be achievable on
Outlot A will be determined by a future OPD application.
Much of the parking (approximately 40 spaces) will be under the building, minimizing paving on
the property. As a planned development, the project will be required to comply with the City
multi -family site development standards in City Code Section 14-213.
Mass and scale: The proposed structure is between 4 stories tall. The proposed building is
4
articulated with wings, bays and balconies which help give definition to separate units in the
building.
The large amount of open space and separation from the nearest single family structure help
mitigate the size of the structure — At its closest point, the building is approximately 70 feet from
the nearest single family property to the west, approximately 950 feet to the nearest single
family property to the north and approximately 785 feet from the nearest single family property
to the east. The extensive woodlands in the area will also help create a visual buffer around the
project, particularly to the north and northeast. City Code allows for an increase in building
height based on increased setback — one foot of additional building height is permitted for every
two feet of additional setback. Based on staff's preliminary review of the proposed building, the
building appears to meet this standard.
2. The development will not overburden existing streets and utilities
Access to the development is proposed from a single access point to Heck Lane which then
provides access to Gathering Place Lane, a proposed collector street. The applicant's letter
indicates that while housing approx. 200 seniors in 170 units, only roughly 1/3 of the residents
are anticipated to bring cars to the site. The assisted and memory care residents will utilize
transportation provided by the development. This is expected to minimize trip generation by
residents. The majority of trips will occur during shift changes or nights and weekends when
family members visit the residents. MPO transportation planners estimate that the proposed
project will generate 408 vehicle trips per weekday (2.4 trips per day per unit). Gathering Place
Lane is being designed as a collector street, and will have adequate capacity to serve the
proposed use, the future Church to the south, and any additional residential development in the
future.
The applicant is proposing to construct the frontage segment of Heck Lane with development of
Lot 1. The remainder of Heck Lane to the east is proposed to be constructed with any
redevelopment of Outlot A (Heck Lane to the east is unnecessary unless and until Outlot A
develops). The applicant is also proposing to not improve the western segment of Heck Lane
adjacent to Outlot B. While right-of-way would be dedicated, Heck Land would be improved
upon redevelopment of the property to the north at 608 Camp Cardinal Road, or upon
development of Outlot A whichever comes first. Because the northern segment of Camp
Cardinal Road is as yet unimproved, and properties adjacent to the north segment of Camp
Cardinal Road have not yet developed, it is premature to design and improve the western
segment of Heck Lane. Staff recommends a Conditional Zoning Agreement requiring the
construction of Heck Lane to the east into Outlot A as a part of any development on Outlot A,
and construction of the western segment of Heck Lane to connect to Camp Cardinal Boulevard
upon any development of Outlot A. With any redevelopment of 608 Camp Cardinal Road, Heck
Lane would be required to be improved along the frontage of the property as a part of the
normal development process.
Sanitary sewer and water will be available to the property, and will not be overburdened. Storm
water will be detained on the property and conveyed to the south through the stormwater
system on the St Andrew Church property. At the time of this staff report, the design of the
stormwater and utility systems are being reviewed by the City Engineering Division,
3. The development will not adversely affect views, light and air, property values and privacy
of neighboring properties any more than would a conventional development
The proposed development provides far more open space and open views across the property
than a conventional subdivision. The closest point of the proposed building is approximately
110 feet to the nearest house (An existing manufactured housing unit) to the west. A
landscaping plan has been submitted which identifies trees and screening to be planted around
the perimeter of the property and street trees along Heck Lane. As noted, a majority of the
wooded areas on the larger property will be preserved.
4. The combination of land uses and building types and any variation from the underlying
zoning requirements or from City standards will be in the public interest, in harmony with the
purpose of the zoning code and with other building regulations of the City.
By constructing a single multi -unit building the proposal preserves a majority of the property as
open space, and avoids a majority of the woodlands and steep slopes. The clustering of density
and preservation of sensitive areas is in keeping with the intent of the Sensitive Areas
Ordinance. The use, Elder Housing, is in keeping with the Comprehensive Plan goal for a
variety of housing types. As a result of clustering and minimizing infrastructure on the property,
the proposed structure is significantly larger than other residential structures in the
neighborhood; the size is mitigated by the significant setbacks and distance to other properties.
The building, while large, is broken into wings.
Sensitive Areas Development Plan:
Environmentally Sensitive Areas: The proposed preliminary plat and sensitive areas
development plan demonstrates that the development in Lot 1 will avoid a majority of the steep,
critical, and sensitive slopes on the property. The existing woodlands will also be largely
preserved by the clustering of development. The Grading Plan identifies the area and
percentages of slopes and woodlands proposed to be disturbed: 11.4 % of steep slopes (slopes
25% or less steep) would be disturbed; 9.6% of critical slopes (slopes between 25%-40% steep)
would be disturbed; none of the protected slopes (slopes 40% steep or more) would be
disturbed; and 5.7 % of wooded area would be disturbed. The majority of regulated slopes and
wooded area would remain undisturbed due to the clustering of density on the southern portion
of the property. Conservation easements are identified on the preliminary plat, and will be
formally established with the final plat.
The applicant is meeting the requirements for a Level I Sensitive Areas review (less than 35% of
critical slopes are being disturbed; protected slopes and buffers are not proposed to be
disturbed, and the required woodland retention requirement is being met) therefore a Sensitive
Areas rezoning is not required. Conformance to the Sensitive Areas Ordinance will be reviewed
administratively.
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 Director has indicated that given the topography and location of this property, fees
are appropriate in lieu of neighborhood open space dedication.
Staff applied that the formula for open space to the entire property due to density being
transferred from the larger property to Lot 1. Applying the Neighborhood Open Space formula
the requirement is for fees equivalent to 0.93 acres open space. Payment of this fee will need
to be addressed the legal papers for the final plat.
Stormwater: A stormwater basin is proposed to be located on the eastern side of the project
where it would collect stormwater and convey it to the existing drainageway and stormwater
management system being constructed by St Andrew Church to the south. The proposed
stormwater management system is being reviewed by engineering staff — final design of the
system will be required with 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 $1,294.21 per acre for sanitary tap -on fees. The
payment of these fees should be addressed in the legal papers with the final plat.
Future Final Plat: As noted in this report, the infrastructure serving this property will need to be
constructed through the St Andrew property to the south. As the time of writing this report, the St
Andrew parcel has not yet been final -platted, and the infrastructure has not been installed. Staff
will recommend against any final platting of the Nepola property until the St Andrew property has
been final platted (due to the need for new right of way for the north -south street, and utility
easements being established), and will recommend no building permits be issued for the Nepola
property until infrastructure (or escrow funds for infrastructure) is constructed to support
development. While this is typical practice, staff wished to note this due to the Nepola property
not having access to infrastructure at the time of the preliminary plat application.
STAFF RECOMMENDATION:
Staff recommends approval of REZ16-00003, a rezoning from Interim Development Single Family
Residential (ID-RS) to Planned Development Overlay (OPD-8) zone for 26.98 acres of property
located on Camp Cardinal Road, subject to a Conditional Zoning Agreement requiring
construction of Heck Lane east into Outlot A and west to connect to Camp Cardinal Road upon
any redevelopment of Outlot A.
Subject to Engineering Division approval of the stormwater and utility improvements, Staff
recommends approval of SUB16-00004, a preliminary plat of Nepola Subdivision, a Not, 26.98
acre subdivision located on Camp Cardinal Road.
ATTACHMENTS:
1, Location Maps
2. Preliminary Plat and Sensitive Areas Development Plan
3. Applicant's Letter
4. Summary of Good Neighbor ting (to * distributed separately)
Approved by.
Doug oo it �, Direc
Department f Neighborhood and Deveiopm t Services
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http:/Avww.icgov.org/SftefCMSv2tFiWplanningfurban/ZDningMap.pdf
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PRELIMINARY PLAT AND SENSITIVE AREAS DEVELOPMENT PLAN
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RYAN COMPANIES US, INC.
IWIWA-. RYA N CO' P AN C ES, CO M 50 South Tenth Sft..4 Sane 300
Minneapolis, MN 55403.2012
612-4924000 tel
612-492-3000 fou
February 24, 2016
RE: REZONING APPLICATION FOR NEPOLA-HECK PROPERTY
City of Iowa City
Attn: Planning Department, Mr. John Yapp
410 East Washington Street
Iowa City, Iowa 52240
Dear Mr. Yapp,
This letter serves as a supplement to our rezoning application. Ryan Companies US, Inc. is requesting a
rezoning of Dr. James Nepola's property on Camp Cardinal Road to OPD-8 zoning. We are requesting that
the property be subdivided into one developable parcel for a 170 unit senior living community and the
balance of the land be platted as two outlots for future development of up to 30 additional dwelling units.
Project Narrative
Ryan Companies along with its operating partner, Grand Living Management, are proposing to develop a
170 unit senior living community comprised of 75 independent, 63 assisted and 32 secure memory care units.
The project will be a four-story building and Grand Living will license the first three floors for assisted living.
All of the independent and assisted units will be furnished the same (full kitchens, selection of number of
bedrooms and up to 2 bathrooms). This allows the resident to "age -in -place". Traditionally licensed buildings
separate independent from assisted for licensing purposes which requires the residents to move as they need
care.
In addition to well-appointed apartments, the community will have at least 35% of the square foot,gge
0
comprised of common space and amenities. The amenities will include:
• Seven distinct dining venues each with their own menu and style (bistro, casual, formal, pvate, desk
room, and two memory care dining environments).
• A 150 seat performance theater
• A Wellness Center that incorporates: fitness equipment, group exercise, beauty salga;;maS age aadgn
indoor pool
• A club room much like you would find at a full service hotel
The community will have up to 100 full time equivalent employees spread across three shifts that incorporate
the following business functions: food service and dining staff; health and care staff; activity staff;
housekeeping and maintenance staff; and business/management staff The project will be a market -rate
rental project with no entry fee.
We are projecting to begin construction in the fall with an opening around January of 2018.
Rationale for rezonin
• The area to be rezoned and subdivided currently has a series of sensitive areas. The proposed
subdivision will protect the sensitive areas which will allow our residents to benefit through the buffering
from other development and enjoyment of the native plantscape.
• The clustering of development under the rezoning will minimize the amount of infrastructure that will
need to be placed within the development. The senior housing development will be placed in close
proximity to the "under construction" Elder Drive which will minimize the amount of additional
roadway needed for the development.
• The synergy of the Church and Senior Living Communities in close proximity will benefit both uses.
The seniors' use of community spaces in the church along with the food service/common spaces in the
senior community will encourage co -utilization by both developments.
• The resulting outlot to be developed in the future will carry some natural incentives by the future
developers to build residential units for homeowners wishing to downsize/transition to a maintenance
free living environment and utilize the amenities of the senior development (such as restaurants, fitness
centers, theater and transportation).
• The proposed senior living development will allow the residents to benefit from the elevation and natural
surroundings without isolating the residents from the more densely developed areas in the city. The
development will include multiple restaurants, a performance theater, a spa/fitness/pool wellness area,
full housekeeping staff, health care staff, activity staff, etc. Between residents and employees the
development will have up to 200 residents and 100 employees spread across three shifts.
• The proposed senior development is a low traffic impact use. While housing 200 seniors, roughly one-
third of the residents will bring cars to the site and the balance (assisted and memory care) will rely on
transportation provided by the development. The trip generation by residents is low and the'_V' lance of
the trips that are generated will occur during shift change or nights and weekends when famifWembers
will visit. IM ! i
-' N m
We are excited to be developing this area for the current and future seniors of Iowa City. Please let me know
if you have any questions. I can be reached at 612-492-4629 or by email at
Eric Anderson@j),a companies com
Sincerely,
Eric Anderson
Vice President of Development
C: Dr. James Nepola
Mr. David Heck
Mr. Duane Musser
Mr. Dan Peterka
Mr. Jeff Edberg
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John Yapp
Subject:
FW: More questions Re: zoning change
From: Sara Braverman [mailto:sabraverman@yahoo.coml
Sent: Friday, March 11, 2016 10:52 AM
To: John Yapp
Cc: Marty & Pam Jones; Andrea Kout; Shawn Hedlund;
Doug Boothroy
Subject: Re: More questions Re: zoning change
Thank you John. Your answers really help.
Tom Bettell; Michelle Bennett; Anne Wallace; Bob Miklo;
I will forward this on to the President of the Cardinal Ridge HOA. I now know why they (and we) didn't
receive written notification of the Good Neighbor meeting or the zoning change request. They use Iowa Offices
Services in Coralville as their primary, permanent address as Presidents change over the years. The address for
Iowa Office Services is: P.O. Box 5551, Coralville, IA 52241, not the address you have on your mailing
list. I'm not sure who is responsible for making sure addresses are current and correct but I'm going to do some
research to find out. Please note this change for Cardinal Ridge's HOA and Walnut Ridge's HOA. Letters
should be sent to the attention of Debra Troyer Stannard. She would forward correspondence like this to us
immediately. I was notified of the Good Neighbor meeting via an email from Marcia Bollinger with the City of
Iowa City. I'm not sure exactly who she is or what her function is. Our homeowners association did not receive
a hard copy of the notice of the Good Neighbor meeting or the zoning change request either. I've attached a link
to Iowa Office Services for verification, if necessary.
We would respectfully request that any recommendation P&Z would make to the City Council regarding this
zoning change be postponed until all parties within 300 feet of the parcel boundary have been fully
informed. We regret the incorrect address situation.
http://www.iowaofficeservices.com/default.httnl
Thank you again,
Sara
Sent from my iPad
John Yapp
From: Steve Long <slong@hbkengineering.com>
Sent: Friday, March 11, 2016 1:30 PM
To: John Yapp; Karen Howard; Bob Miklo
Subject: March 17 P & Z item
John —
As a representative of the applicant, I am requesting that the agenda item fo
submitted by 1225 Gilbert, LLC/1301 Gilbert, LLC at the March 17, 2016 Pla
Commission meeting be deferred to a future Planning & Zoning Commission
City staff when the agenda item can be placed on the Planning & Zoning Co
Thank you
Steve
Steve Long, AICP
HBK ENGINEERING, LLC
509 S Gilbert St
Iowa City, IA 52240
Office: (319) 338-7557 x4433
Mobile: (319) 621-3462
sloneRahbkeneineerine.com
www.hbkengineering.com
r the rezoning application
nning & Zoning
meeting. I will notify
mmission agenda.
STAFF REPORT
To: Planning and Zoning Commission Prepared by: Karen Howard
Item: REZ16-00002 Date: March 17, 2016
GENERAL INFORMATION:
Applicant: 1201 Gilbert LLC, 1225 Gilbert, LLC and 1301
Gilbert LLC
3855 Locust Ridge Road
North Liberty, Iowa 52317
Contact: Steve Long
HBK Engineering
319-338-7557
Requested Action: Rezone from Intensive Commercial (CI-1) and (P1)
Zone to Riverfront Crossings — South Gilbert (RFC -
SG) and amend the conditional zoning agreement
for 1201 S. Gilbert Street
Purpose:
Location:
Size:
Existing Land Use and Zoning:
Surrounding Land Use and Zoning:
File Date:
45 Day Limitation Period:
BACKGROUND INFORMATION:
Redevelopment according to the Riverfront
Crossings District Plan and form -based code
1201, 1225, 1301 S. Gilbert Street
Approximately 8.54 acres
commercial / CI-1
North: commercial (C171)
South: commercial (CI-1)
East: commercial (CI-1)
West: site of future riverfront park (P1)
February 11, 2016 (Amended March 9, 2016)
April 22, 2016
The properties subject to this rezoning request are in the South Gilbert Subdistrict of Riverfront
Crossings. They include the current site of the Pleasant Valley Garden Center, Nagle Lumber,
and a vacant commercial building located between the garden center and the lumber yard. The
Nagle Lumber property was rezoned to Riverfront Crossings — South Gilbert (RFC -SG) last year
with a conditional zoning agreement that ensured necessary rights -of -way would be dedicated to
the City to achieve the street and block pattern anticipated in the Riverfront Crossings Master Plan
and required by the form -based zoning code. These required streets include portions that are
reserved for pedestrians, including two east -west streets that extend from Gilbert Street to a
2
pedestrian street that extends north -south along Ralston Creek. This application includes a
request to shift the southernmost pedestrian street to the north to line up with 2"' Street. This will
allow the anticipated renovation and re -purposing of the vacant commercial buiiding at 1225 S.
Gilbert Street. This change will require an amendment to the conditional zoning agreement
previously approved for 1201 S. Gilbert Street.
Directly west of these properties is the site of the new Riverfront Crossings Park. Plans for the first
phase of the park development will be finalized over the next year and will include restoration of
the Ralston Creek corridor, creation of off -channel wetlands, and trail connections on both sides of
Ralston Creek. Due to the importance of these properties in relation to the new park and Ralston
Creek, the Riverfront Crossings Plan and the form -based zoning code have specific goals and
requirements that apply when these properties are redeveloped.
ANALYSIS:
Current Zoning: The property at 1301 S. Gilbert and a portion of the property at 1225 S. Gilbert
are currently zoned Intensive Commercial (CI-1). This zone is intended to provide areas for those
sales and service functions and businesses whose operations are typically characterized by land
intensive commercial uses that have outdoor storage or work area components, back office
functions and wholesale sales businesses, and commercial uses with quasi -industrial aspects.
Due to the potential for externalities such as noise, dust, and odors from the allowed uses in this
zone, residential uses are not allowed in this zone.
The westemmost portion of the property at 1225 S. Gilbert Street is currently zoned Neighborhood
Public (P1). Since this property is not currently owned by a public entity, it is unclear when or why
this area was zoned Public. It could be that this area along Ralston Creek used to be owned by
the City, but at some point was sold to a private property owner and the zoning map was never
amended accordingly. Regardless, the requested rezoning is an opportunity to clear up this
matter.
As noted above, the property at 1201 S. Gilbert was conditionally rezoned to Riverfront Crossings
— South Gilbert (RFC -SG) last year. The subject rezoning includes a request to amend the
conditional zoning agreement, which is discussed in more detail below.
Proposed Zoning: The Riverfront Crossings form -based zoning for the South Gilbert Subdistrict
(RFC -SG) would be a significant upzoning, since the CI-1 Zone does not allow any residential
uses and has a height limit of 35 feet. The RFC -SG zone allows for a broad mix of commercial
and residential uses, similar to uses allowed in the Central Business Zones and has a maximum
height limit of 6 stories, with an upper story stepback of 10 feet required along all primary
frontages above the 4'" story. Bonus height may be allowed up to maximum of 8 stories. It should
be noted that the Airport Overlay Zones may constrain the height of buildings on these properties,
particularly the southernmost area. An airspace study will be needed to determine maximum
building height at the time a building permit is issued.
Unlike the CI-1 Zone, the Riverfront Crossings code allows for a variety of building types
(Townhouse, Multi -Dwelling, Live -Work Townhouses, Commercial, Mixed -Use, and Liner
buildings). In this particular location, the form -based code has specific frontage requirements due
to its important location next to the future riverfront park. The code designates Gilbert Street as a
primary street with a required retail storefront frontage, which means that the site will be required
to have commercial or mixed -use buildings that front on Gilbert Street. Two new streets will be
required extending west from Gilbert to Ralston Creek. A significant portion of these streets must
be designed to meet the pedestrian -street standards in the form -based code. These properties
also have required Ralston Creek Frontage along their western boundaries, which must be
configured as a minimum 30-foot wide pedestrian street that includes a public trail and buildings
3
with entries that open toward the creek with views and access to the new park. Buildings must be
located close to and oriented toward all these primary streets with entries opening onto an
improved streetscape designed to provide a comfortable and attractive environment for
pedestrians. Parking must be located behind or within buildings that front on these four primary
streets. The only street frontage that is not considered a primary frontage is Highway 6. Street -
fronting parking is allowed along this frontage as long as it meets required setbacks.
The plan anticipates that vehicular circulation and access to parking areas or structures will be
provided from a north -south alley that extends parallel to Gilbert Street to provide cross -access
and traffic circulation for all properties along Gilbert Street between Kirkwood Avenue and
Highway 6 as they redevelop in the future. The applicant is requesting to vary somewhat from the
plan in order to facilitate re -use of the existing vacant building at 1225 S. Gilbert Street, which is
discussed in more detail below.
Staff notes that a subdivision will be required to take full advantage of the Riverfront Crossings
zoning, because all buildings must have frontage along a street. The new east -west streets, the
pedestrian street along Ralston Creek, and the north -south midblock alley will be necessary to
allow buildings in locations other than along Gilbert Street.
Affordable Housing: Due to the increasing need for affordable housing in the community, the
City is developing a new policy and proposed inclusionary housing ordinance that would require a
certain percentage of units within any new residential building constructed in the Riverfront
Crossings to be affordable. Since the policy and new ordinance has not yet been adopted, the
specific details are not certain. However, it should be noted that if such a policy and ordinance
were to be adopted prior to issuance of a building permit for any building on the subject properties
that contains residential uses, compliance will be required.
Sensitive Areas: Ralston Creek is a regulated stream corridor according to the City's sensitive
areas ordinance and as such a 30-foot buffer between development and the edge of the creek is
required. As noted above, the applicants have agreed to dedicate to the City 30 feet of land along
the western boundaries of the subject properties as measured from the top of the bank of Ralston
Creek. Such dedication will ensure compliance with the sensitive areas ordinance and the
Riverfront Crossings form -based code. A sensitive areas site plan delineating the stream corridor,
the top of the bank, and the 30-foot buffer to be dedicated to the City of Iowa City for a pedestrian
street will be required as a part of the subdivision process that will be required prior to
redevelopment.
Compliance with the Comprehensive Plan: The Downtown and Riverfront Crossings Master
Plan was adopted in January 2013 as an integral part of the City's Comprehensive Plan. In
addition, a more detailed sub -area plan for this portion of Riverfront Crossings was adopted in
2011. The subject properties are located in the South Gilbert Subdistrict of Riverfront Crossings.
The master plan and subarea plan highlight the defining features of this subdistrict, including the
potential for mixed -use buildings along a more pedestrian -oriented Gilbert Street and buildings
that front on tree -lined pedestrian streets that provide views and access to the new riverfront
park. In addition, the plan highlights the importance of restoring Ralston Creek and making it an
attractive environment for both the public and for future residents. In the original sub -area plan
adopted in 2011, there is an emphasis on encouraging green infrastructure and best
management practices with regard to managing stormwater. The two pedestrian streets are
envisioned not only as means of pedestrian circulation, but also as a possible location for
bioswales that would filter and naturally clean stormwater run-off from adjacent lots before it
outlets into Ralston Creek.
The applicant has provided a statement and concept plans showing generally how they envision
developing these properties over time. Development will occur in phases as both Nagle Lumber
0
and the Pleasant Valley Nursery do not have immediate plans to relocate. Since redevelopment
is not likely to occur for several years, detailed plans have not yet been developed. It should be
noted that the concept plans submitted with the application are not detailed enough to
determine compliance with the form -based zoning code and approval of the rezoning does not
guarantee approval of this specific site plan. Rather, the concepts are intended to convey the
applicants' intention to develop the site in a manner consistent with the goals of the master plan
with residential units fronting on to the pedestrian streets and along the Creek and several
mixed -use or commercial buildings along Gilbert Street. The three-dimensional concept
included in the application indicates that anticipated buildings will range between 2 and 6 stories
in height in compliance with the form -based standards for the South Gilbert District.
With the previous rezoning of the Nagle property it was assumed that the east -west pedestrian
streets would be located as shown in the Riverfront Crossings Master Plan and a conditional
zoning agreement to that effect was approved. However, there is a desire to renovate and
repurpose the vacant commercial building located between Nagle Lumber and Pleasant Valley
Nursery. Since it is important to the future tenant/owner of this building to have parking and
loading access along the north and west sides of this building, the applicants are requesting to
shift the pedestrian street that was originally envisioned along the south side of the Nagle property
north to line up with 2ntl Street. The submitted concept plan illustrates generally how the new
streets would be aligned and how vehicular cross -access would be created to allow the existing
building to remain. In addition, since the building that is being repurposed is located too far west to
comply with the maximum setback in the form -based code, there will be more space between the
building and the street even after improvements are made to Gilbert Street. The applicant would
like to continue to use this space for parking in the interim until the City makes the improvements
to Gilbert Street. The applicant intends to provide additional information about the future use and
renovation of this property at the meeting next week.
Staff finds that shifting the pedestrian street to the north to align with 2ntl Street will have
advantages over the alignment illustrated in the Riverfront Crossings Plan as it creates fewer
traffic conflict points along Gilbert Street and will aid in future traffic circulation if access is limited
to 1s` 2ntl and 3'tl Streets and other driveways to Gilbert Street are eliminated as redevelopment
occurs. Shifting the pedestrian street to the north will provide the same level of public access to
the park and create the "green fingers' envisioned in the Riverfront Crossings Master Plan.
As noted, to improve both pedestrian and vehicular traffic circulation over time, unnecessary
driveways along the Gilbert Street corridor should be closed. The southernmost driveway shown
on the concept plan is particularly problematic as it will create a conflict between vehicles shifting
into the future right turn lane and vehicles exiting the development site so close to the intersection.
The City is likely to require this access point to be closed when the Gilbert Street is reconstructed.
Staff is supportive of the applicants' proposal to establish a new right -in / right -out access directly
to Highway 6 as shown in the concept plan. This would create better and safer access to Highway
6 than a driveway so close to the Highway 6 intersection. As Highway 6 is a state highway, any
new access point to Highway 6 will require IDOT approval.
Given that the right-of-way for Gilbert Street is currently not wide enough to provide the pedestrian
environment necessary to support such an increase in commercial and residential density, staff
recommends that with any rezoning along this frontage land be dedicated to the City to increase
the right-of-way according to the street cross-section illustrated in the Riverfront Crossings Plan.
In addition, the pedestrian streets, including the Ralston Creek pedestrian street will be required in
order to comply with the zoning code, so the portions of these pedestrian streets that fall on the
subject properties will also need to be platted as streets. A subdivision to create the new lots,
blocks, streets and mid -block alley to allow redevelopment of the property at 1201 S. Gilbert
Street will be necessary. The timing of the street dedication and platting will need to be addressed
in a conditional zoning agreement that ensures that anticipated street connections are provided,
but in a manner that accommodates the anticipated phasing of redevelopment on the various
properties.
The Riverfront Crossings Plan encourages green infrastructure solutions to stormwater
management. With the City's anticipated investment in restoration of Ralston Creek, it will be
important to carefully manage stormwater run-off in a manner that will not degrade the stream
corridor. Staff recommends that at such time as the properties are redeveloped that green
infrastructure options for stormwater management be encouraged. The green spaces within the
pedestrian streets may be particularly suited to this purpose. However, the details and feasibility
of the stormwater system will need to be worked out at the time of development based on a
more in depth study of the conditions of the site and to ensure that the system works properly
over time.
In summary, the proposed rezoning of the subject properties to RFC -SG is consistent with the
comprehensive plan, provided that land is dedicated to the City for the public rights -of -way
necessary to support the anticipated increase in residential and commercial density and to ensure
a safe, healthy and attractive environment for future residents and visitors to this area. A
subdivision plat will be required for the applicants to take full advantage of the Riverfront
Crossings zoning. Details of the timing of subdivision and dedication of right-of-way should be
addressed in a conditional zoning agreement.
Compatibility with neighborhood: The applicant has indicated their intention of developing
the site in a manner similar to what is shown in the Riverfront Crossings Plan. While adjacent
sites are zoned CI-1, it is anticipated that over time other property owners will decide to take
advantage of the additional development possibilities afforded by Riverfront Crossings zoning,
which along with the public investment in street improvements along Gilbert Street and the new
park will transform the South Gilbert Subdistrict into the mixed -use, pedestrian -oriented
neighborhood envisioned in the Riverfront Crossings Plan. As long as a conditional zoning
agreement is approved to ensure that the property is subdivided and the new streets
established to allow full development of these properties, staff finds that the proposed rezoning
is compatible with the character of the neighborhood anticipated by the Riverfront Crossings
Master Plan.
Traffic and Pedestrian Circulation: With dedication and platting of the land for the additional
rights -of -way needed to comply with the Riverfront Crossings Master Plan, anticipated
pedestrian and vehicular traffic can be accommodated upon redevelopment. To that end, staff
recommends approval of a conditional zoning agreement to address the need for the following
additional street connections and improvements:
Dedication of a minimum of 40 feet of land is needed along Gilbert Street to achieve the
street cross-section illustrated in the Riverfront Crossings Plan. More than 40 feet will be
needed to accommodate anticipated improvements near the intersection with Highway
6. Staff recommends that the additional land from all three properties along Gilbert
Street needed for future ROW improvements, as determined by the City Engineer, be
dedicated to the City upon issuance of the first building permit for the renovation of the
building at 1225 S. Gilbert Street. The City will issue temporary use of ROW agreements
for existing property owners that will allow continued use of these areas as currently
configured until such time as Gilbert Street is improved or when properties along Gilbert
Street are redeveloped, whichever occurs first. Some improvements to the parking area
in front of the building at 1225 S. Gilbert Street will be necessary when the building is
renovated, such as providing adequate sidewalk area along the building and establishing
landscape islands that meet City standards at the ends of the parking aisle.
Dedication of 30 feet of land from all three properties along Ralston Creek as measured
from the top of bank should be dedicated to the City upon issuance of the first building
0
permit for renovation of the building at 1225 S. Gilbert Street. Since some of the existing
buildings used by the Pleasant Valley Garden Center may be located within this 30 feet,
the City will issue a temporary use of ROW agreement until such time as a building
permit is issued for a new building in this location. The City anticipates working closely
with the property owners during restoration of Ralston Creek to ensure that existing and
future development is enhanced by the creek and park improvements.
Prior to issuance of a building permit for any new building on what is currently the Nagle
property, a subdivision plat must be approved that establishes a private street that
extends west from Gilbert Street to the 30-foot Ralston Creek pedestrian street. This
street should align with 2"d Street and have a minimum 60-foot right-of-way for the
pedestrian street portion and 80 feet for the vehicular portion to provide adequate space
for angled parking.
Prior to issuance of a building permit for any new building on what is currently the Nagle
property, a public cross access easement must be established in a location parallel to
and west of Gilbert Street in a manner that will provide safe and adequate traffic
circulation and access to parking according to the Riverfront Crossings Plan. At the time
of redevelopment this public cross -access easement must be constructed as a private
rear alley that provides access to parking areas located behind buildings as illustrated in
the Riverfront Crossings Plan.
STAFF RECOMMENDATION:
Staff recommends REZ16-00002, a request to rezone approximately 4.57 acres of property
located at 1225 and 1301 S. Gilbert Street from Intensive Commercial (CI-1) and (P-1) to
Riverfront Crossing -South Gilbert (RFC -SG) and to amend the conditional zoning agreement for
approximately 3.97 acres of property located at 1201 S. Gilbert Street, be approved subject to a
revised conditional zoning agreement for the property at 1201 S. Gilbert Street and a new
conditional zoning agreement for the properties at 1225 S. Gilbert Street and 1301 S. Gilbert
Street as outlined in the "traffic and pedestrian circulation" section above.
ATTACHMENTS:
1. Location Map
2. Illustrations from the Riverfront Crossings Plan
3. Applicant's statement, rezoning exhibit, existing site plan, concept plans and aerial photograph
Approved by: ✓"
John Yapp, Development Sbrbices Coordinator
Department of Neighborhood and Development Services
c = �
Applicant's Statement
1225 Gilbert LLC and 1301 Gilbert LLC, on behalf of the owners, requests the rezoning
of approximately 4.70 acres at 1225 S. Gilbert Street and 1301 S. Gilbert Street from
Intensive Commercial (C11) and Neighborhood Public (P1) to Riverfront Crossings -
South Gilbert Subdistrict (RFC -SG). In addition, 1201 Gilbert LLC requests that the
Conditional Zoning Agreement (CZA) for the property at 1201 S. Gilbert Street be
amended to accommodate the change requested in the rezoning application for the
location of the pedestrian right-of-way. The pedestrian right-of-way is proposed to move
north to line up with Second Street which is a deviation from the Riverfront Crossings
Plan.
1201 Gilbert LLC, 1225 Gilbert LLC and 1301 Gilbert LLC proposes to utilize the City's
vision of Riverfront Crossings to maximize the properties to incorporate a mix of
commercial and residential uses.
The site is an infill development with access to existing utilities, is adjacent to the new
Riverfront Crossings Park and within walking distance to restaurants, thousands of jobs,
the pedestrian mall and the University of Iowa campus.
The demolition of the City's wastewater treatment facility to the west, the new Riverfront
Crossings Park that will open up the riverfront for the first time in nearly 100 years and
the recently adopted Riverfront Crossings Plan are the major catalysts for this project.
—
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REZONING EXHIBIT
A PORTION OF THE NE a OF THE SW'd OR SECTION 15-T79N-R6W 5TH
P.M. INCLUDING A PORTION OF VACATED BLOCK THREE, AND
VACATED BLOCK SIX OF COOK, SARGENT, AND DOWNEY'S ADDITION
IOWA CITY, JOHNSON COUNTY, IOWA
LOCATION MAP -NOT TO SCALE
LEWL DESCR "M OF Ml S. GILBERTSMEET
OWNER: 12111MIJI T,LLC
A PORTION OFTHE NORTHEASTOVARTEROFTHE SOUTHWESTOUARTEROFSECIfON 15, TOWNSHIP79 NORTH, RANGE 6 WEST, OFTHE
FIFTH PRINCIPAL MERIDIAN, IOWA CITY, JOHNSON COUNTY, IOWA, INCLUDING A PORTION OF VACATED BLOM THREE AND SIX OF WOKS,
SARGENT, AND DOWNEYSADORION, DESCRIBED AS FOLLOWS:
Commenting rtthe NOrtheart Carney OVa,'ated BldckThreo, of Cook's, Sxgent. antl Downey,Addhbn to bwa CM. Johnson County,
Iowa, in xcadani wMthe Plot Mereof Recaetletl in Deed B«k16, x Page 84, o/the Aewttls OfMe laM1mon (aunts Reitdet's OHke;
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GENERAL NOTES: TUALLAYOU N
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SOUTH GILBERT RIVERFRONT CROSSINGS REZONING CONCEPT hbk
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south gilbert district
The South Gilbert District Is located between Benton Street and
U.S. Highway 6 on the east side of Ralston Creek. The district
contains an eclectic mix of industrial and commercial uses. Similar
to the Park District this district will utilize the future regional park
as a development catalyst In addition, It will also benefit from
the future light rail stop that will be located on the east side of
the district. Gilbert Streetwlll redevelop as a'main street with
mixed use buildings fronting on the street and structured parking
located to the rear. Retail will be located on the first floors of
these buildings, and residential and office uses will be located
above. Smaller residential courtyards will be located along these
east/west connections and provide green'fingers into the Gilbert
Street corridor. In addition, upper end condos will overlook
the regional park and Ralston Creek, which will be restored and
enhanced.
South Gilbert Distric,
Master Plan Objectives:
s Capitalize on Highway 6 access and visibility
s Leverage future transit orientation
s Leverage amenity value of the proposed park
r Improve pedestrian and bicycle connectivity
s Restore and enhance conditions along Ralston Creek
Development Character:
s Urban frontage conditions
r Building heights comply with FAA regulations
Emphasize connections to proposed regional park
Development Program:
r Multiple housing typologies, including condo towers,
apartments, and townhouses
s Limited office
s Possible small to mid -sized box
s Convenience retail
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green space
The Riverfront Crossings District Sub -Area Plan identified several
recommended green space enhancements, including the new
regional park, enhancements to Ralston Creek, and integrated
stormwater BMP's, such as pervious pavement, stormwater
planters, and bioswales, located throughout the sub -district.
The plan for the remainder of the District recommends several
additional opportunities, including the following:
1: Iowa River
Utilize environmentally sensitive methods to modify the
Burlington Street Dam and stabilize and enhance the banks of the
Iowa River. Done correctly, these enhancements will improve the
health of the river system, provide access to the river, recreational
opportunities, such as a white water course and serve as a
catalyst for adjacent redevelopment projects. Along with these
Improvements, the riverfront trail should be extended north along
the east bank of the river, and a new trail connection should be
constructed along the wrest bank of the river south of Benton
Street to Hwy 6.
2: Ralston Creek
Full fledged restoration of Ralston Creek should be undertaken
from its mouth at the Iowa River north and east to the limits of
the Study Area. Years of urbanization and stormwater runoff
have degraded the creek and significantly eroded its banks.
An important aspect of the new riverfront park should be the
implementation of bank stabilization and restoration of Ralston
Creek. Rather than structural solutions for the creek, 'soft'
methods should be used, including channel shaping and restored
riparian corridor vegetation. This vegetative buffer will help to
filter and treat runoff prior to entering the creek, enhancing the
water quality and function of the stream, while also providing
wildlife habitat. This will help Ralston Creek become a multi-
functional community asset for Iowa City.
In order to accomplish this, it will be necessary for the City to
purchase strategic property along the creek. The City should
explore mechanisms for open space fees to create a fund for open
space Improvements, such as park development, land purchases,
etc. Developers, who abide by open space requirements, could
donate land or fees in lieu of these requirements. The fees from
this could be utilized to help fund land purchases along the creek.
This would allow for construction of a parallel trail along the west
side of the creek and a consistent setback of 30' from the top of
thebank. Doing so would vastly improve the health ofthe creek,
turn it Into an amenity instead of a liability, and encourage new
development along Its banks.
Public Realm Diagram
public realm
Development Bloch
Manicured Landscape
Naturalized Landscape
® Trees
Existing Waterways
Study Area Boundaries
11
If 4W 800' 1 W
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3: On% et Promenade
The Clinton Street Promenade Is the primary link between
Downtown and the new regional park. It is designed to
accommodate vehicular, translq bicycle, and pedestrian mobility
options. In addition to its travel lanes, bike lanes, on -street
parking, and wide sidewalks, R will have 12'wide landscaped
parkway strips on each side of the street. The wide swath of
landscaping will provide a place for street furnishings, art, and,
most Importantly, will symbolically pull the park northward into
Downtown.
4: Clinton PiaZa As Clinton Street transforms into a grand
multi -modal promenade linking Downtown Iowa City with
the new regional park to the south, a ceremonial plan should
be constructed along it between Court Street and Harrison
Street. This plan will Incorporate land on each side of the street
(including a portion of the courthouse's east lawid, and will
function as a focal point and 'outdoor =in'for key community
events. The South Downtown section will describe this in more
detail.
5: Station PiaZa The block bounded by Wright Street,
Lafayette Street, Dubuque Street, and Clinton Street has
strategic importance. The train station for the passenger rail line
connecting Chicago and Omaha will be located on the north side
of this block. In addition, a stop for the proposed light rail line
connecting Iowa City with Cedar Rapids will be located an the
south side of this block Connecting these two key transit nodes
will be a grand civic plan that will be fronted by new mba cl- gr
buildings and street level retail bays. The plan will be designed
to encourage interaction among, and between, these facilities and
adjacent uses.
6: Riverside Drive Enhancements A number,(
Improvements are proposed for the Riverside Drive corridor. These
enhancements will be catalysts that will encourage redevelopment
and help it transform from Its current auto -oriented condition to
one that Is more pedestrian friendly. Improvements consist of
enhanced streetscaping along the corridor, entrance monuments
at the U.S. Highway intersection, a small'attached square at the
northwest corner of Riverside Drive and Renton Street, and two
'greens* designed to allow views of the river from the street.
46 downtown and riverfrontcrossings plan
Creek Restoration to return Ralston Creek to an amenity for the area.
Proposedseenon showing Ralston Creek Restoration.
Ralston Creek restoration showing channel shaping and restated riparian
corridor vegetation.
To: Planning & Zoning Commission
Item: SUB16-00002
Southgate Addition, Part Two
GENERAL INFORMATION:
STAFF REPORT
Prepared by: Bob Miklo and Marti Wolf, Planning
Intern
Date: March 17, 2016
Applicant: Equity Ventures Commercial Development, LC
2 Steele Street, Suite 203
Denver, CO 80206
(720) 502-5190
Contact Person
Requested Action:
Purpose:
Location:
Size:
Existing Land Use and Zoning:
Surrounding Land Use and Zoning
Comprehensive Plan:
File Date:
45 Day Limitation Period:
BACKGROUND INFORMATION:
Duane Musser
1917 South Gilbert Street
Iowa City, IA 52240
(319)351-8282
Preliminary Plat Approval
Resubdivision to create 3 commercial lots.
1402 S. Gilbert St, 1410 & 1411 Waterfront Drive
3.07 acres
Commercial, CC-2
North: Highway 6 and commercial, CI-1
South: Commercial, CI-1
East: Commercial, CC-2
West: Commercial, CC-2
South District Plan — Commercial
March 2, 2016
April 16, 2016
The applicant, Equity Ventures Commercial Development, has submitted a preliminary plat for
Southgate Addition Part, Two, a 3-iot, 3.07-acre commercial subdivision located at the southeast
corner of the Highway 6 and South Gilbert Street intersection.
There are currently three businesses located within the boundaries of the subdivision. The
applicant is proposing to reconfigure the lot lines and vacate the east to west portion of Waterfront
Drive to allow for redevelopment. The existing Car-X auto repair shop will remain on a
reconfigured lot 3, the two existing restaurants would be torn down. Carlos O'Kelley's would be
V
rebuilt on lot 2 and a grocery store would be built on lot 1. The attached concept illustrates the
potential development. The Commission reviewed and recommended approval of the vacation of
Waterfront Drive subject to approval of a replatting of the area. The street vacation is currently
being considered by the City Council.
The applicant has indicated that they have had discussions with neighboring property owners.
ANALYSIS:
Comprehensive Plan: The South District Plan identifies the area at the intersection of Highway
6 and South Gilbert Street as suitable for commercial, particularly retail commercial uses, which
serve a major segment of the community. The South District plan also states that this area, with
close proximity to Riverfront Crossings and UI Campus, along with ready access to the Iowa
River Corridor Trail and future riverfront park, may be attractive to a variety of uses, including
mixed use or residential.
Zoning: This and most of the adjacent properties are zoned Community Commercial (CC-2).
The purpose of the CC-2 zone is to provide for major business districts to serve a significant
segment of the total community population. In addition to a variety of retail goods and services,
these centers may typically feature a number of large traffic generators requiring access from
major thoroughfares. While these centers are usually characterized by indoor operations, uses
may have limited outdoor activities; provided, that outdoor operations are screened or buffered
to remain compatible with surrounding uses. The CC-2 zone does not have minimum lot area or
lot width requirements so the proposed subdivision is in compliance with the zoning code. The
preliminary plat also appears to be in general compliance with the subdivision code provided the
deficiencies noted by the City Engineer at the end of this report are resolved.
Traffic implications: The preliminary plan and concept plan for the development shows a
consolidation of the current three access points to Gilbert Street, including Waterfront Drive, into
one. The proposed access point for the development is further away from the traffic signal at
Highway 6 and South Gilbert Street. It is aligned with the Hill's Bank drive across Gilbert Street.
This arrangement will be an improvement over existing conditions: consolidating access points,
and creating more separation between the Gilbert Street / Highway 6 intersection and aligning
drive ways results in fewer conflict points for vehicles and reduces the likelihood of collisions.
The applicant has provided a staging plan showing how street access to the Car-X property will be
maintained during the redevelopment process. Waterfront Drive will remain open until the new
drive with access to Gilbert Street is built. An access easement over the driveway will provide for
permanent access to Car-X. Once the new driveway is completed, the vacated portion of
Waterfront Drive will be removed to allow construction on lots 1 and 2.
As shown on. the preliminary plat additional right of way will be dedicated to Gilbert Street. This will
allow future improvements to the turn lane.
Storm water management: This property is just over the 3 acres threshold for which storm water
management is required. However the proposed redevelopment will result in less pavement than
what is currently present. Therefore the City Engineer has determined that storm water detention
facilities are not required.
Infrastructure fees: The water main extension fee of $435 per acre will apply to this subdivision
and should be noted in the legal papers at the time of final plat approval.
PCffi5taff Report ouftae a d. Pt. 2 staffreport. Coon
STAFF RECOMMENDATION:
Staff recommends that this application be deterred until the deficiencies noted below are resolved.
Upon resolution of these items staff recommends approval of SUB16-00002, a Preliminary Plat of
Southgate Addition, Part Two a 3-lot, 3.07-acre commercial subdivision located south of
Highway 6 east of Gilbert Street.
DEFICIENCIES AND DISCREPANCIES:
1. Resolve conflict with sanitary and other utilities near the south side of lot 3.
2. Force main appears to be above the sanitary sewer near the south side of lot 3. Clarify
location.
ATTACHMENTS:
1. Location Map
2. Preliminary Plat
3. Concept Plan
Approved by: 1 *14 7'
John Yapp, Development Services Co dinator,
Department of Neighborhood and Development Services
PCD%StaR Reperts southgae add. pt 2 staff report dou
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SITE PROPERTY MAP
PRELIMINARY PLAT
SOUTHGATE ADDITION, PART TWO
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MINUTES
PLANNING AND ZONING COMMISSION
MARCH 3, 2016 — 7:00 PM — FORMAL
EMMA HARVAT HALL — CITY HALL
PRELIMINARY
MEMBERS PRESENT: Carolyn Dyer, Charlie Eastham, Ann Freerks, Mike Hensch,
Phoebe Martin, Max Parsons, Jodie Theobald
MEMBERS ABSENT: None
STAFF PRESENT: Sara Hektoen, Bob Miklo
OTHERS PRESENT: Ross Nusser
RECOMMENDATIONS TO CITY COUNCIL:
By a vote of 7-0 the Commission recommends approval of REZ16-00014 an application to
designate 716 North Dubuque Street as an Iowa City Historic Landmark.
CALL TO ORDER:
Freerks called the meeting to order at 7:00 PM.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
There were none
REZONING ITEM (REZ16-00001):
Discussion of an application submitted by Ross Nusser for a rezoning to designate the property
at 716 N. Dubuque Street as a Historic Landmark.
Miklo began the staff report showing a photograph of the property. The building was built in the
early 1930's as a fraternity house and was used as a fraternity house up until the late 1990's
when it became an assisted living facility. It was built with 21 bedrooms, 2 kitchens, and shared
bathrooms. When it changed from a fraternity to an assisted living use it lost its right to a
fraternity because of its lack of parking. The property only has two parking spaces. Miklo
explained that there is a provision in the zoning code that allows landmark properties to be
considered for special exceptions to allow a reduction in the parking requirements.
The Historic Preservation Commission has reviewed the property and determined the property is
eligible to be a landmark. The building maintains much of its original character with only the
windows and a few minor changes to the landscaping have been made to the exterior.
The Board of Adjustment also reviewed the request for the special exception and did approve the
request with a number of conditions designed to ensure that there is an investment in the
property in exchange for the reduction in the parking, which is a significant bonus. Allowing the
use of the property as a fraternity should serve as an incentive to make improvements to
Planning and Zoning Commission
March 3, 2016- Formal Meeting
Page 2 of 5
preserve the property in the long-term as a landmark.
The Planning and Zoning Commission's role in this process is to determine whether the
landmark designation complies with the Comprehensive Plan. The Central District Plan
encourages restoration of historic properties. Staff feels that the historical landmark designation
would conform to the Comprehensive Plan.
Staff recommends that REZ16-00014 an application to designate 716 North Dubuque Street
as an Iowa City Historic Landmark be approved.
Parsons asked about the boundaries for the Northside Historic District. Miklo said that
district begins a few lots to the east of this property, as does the Brown Street Historic
District. Miklo showed a map of the area.
Eastham asked about the Board of Adjustment's conditions imposed on the granting of
special exception, and asked if the Planning and Zoning Commission had any review over
those conditions. Hektoen replied that they do not.
Freerks opened the public discussion.
Ross Nusser (applicant) came forward to answer any questions from the Commission.
Hensch noted the concern about lack of parking and how that will be addressed. Nusser
explained that was addressed at the Board of Adjustment meeting. They have provided a
couple different parking solutions, one they will provide moped parking (one space for every
two occupants) in the area where the deck is now (the deck will be removed). They will also
provide indoor bicycle parking, and since this property is less than one mile from campus
they feel many will walk.
Freerks closed the public discussion.
Hensch moved to approve REZ16-00014 an application to designate 716 North
Dubuque Street as an Iowa City Historic Landmark.
Parsons seconded the motion.
Parsons believes this building has historical merits and is close in proximity to other
historical buildings.
Freerks noted there was discussion a few years back about where fraternities and sororities
could place themselves in the community and this appears to be a well thought out solution
to a number of issues. This is a path to stabilize and restore this building. She also noted
her agreement with the points outlined by the Board of Adjustment. She noted that it
provides for a revocation if there are problems such as a disorderly house. She encouraged
the owner to educate the students that live there that this is a special use that they have
been granted. A lot of people have worked toward making this possible. They have an
opportunity for a stable environment to live and enjoy community. That this can continue for
many years if well managed. She appreciated the applicant addressing the bicycle and
moped parking needs and encourage the owner to educate that students about how difficult
Planning and Zoning Commission
March 3, 2016- Formal Meeting
Page 3 of 5
it would be to have a car here.
Eastham agreed that this building is an important structure along one of the gateways into
the city and it is a great way to have a plan to maintain its historic appearance for a use that
will be economically viable over the years. He commented on the conditions regarding
fraternity chapter meetings being held off -site and disorderly house convictions leading to the
loss of the special exception. He suspects that the owner will pay attention to them as the
project moves forward.
A vote was taken and the motion carried 7-0.
CONSIDERATION OF MEETING MINUTES: FEBRUARY 18, 2016
Hensch moved to approve the meeting minutes of February 18, 2016 with one change
noting that the link to Ed McMahon's talk should be forwarded to Council.
Martin seconded the motion.
A vote was taken and the motion passed 7-0.
ELECTION OF OFFICERS:
Martin nominated to elect Freerks as Chair of the Planning and Zoning Commission.
Theobald seconded that motion.
Freerks noted that two member's terms were expiring. Dyer can reapply for a second
term but Eastham has already served two full terms.
Theobald nominated Hensch for Vice Chair.
Martin seconded that motion.
Dyer nominated Parsons to be secretary.
Martin seconded that motion
A vote was taken and the motions carried 7-0.
PLANNING AND ZONING INFORMATION:
Miklo noted a national Planning and Zoning Commissioners meeting that is in Phoenix
Arizona, only one Commissioner can attend and if interested to let Miklo know.
Theobald mentioned she had gone to the Iowa State Shade Tree Short Course last week
and the key note speaker was from Germany and she went to several different
workshops that were community related; community tree plans, community tree
inventory, preserving trees in developments, and enacting municipal tree and street
Planning and Zoning Commission
March 3, 2016- Formal Meeting
Page 4 of 5
ordinances. She note that some local landscape architects were in attendance and
hoped that some of the practices would be applied in Iowa City.
ADJOURNMENT:
Theobald moved to adjourn.
Parsons seconded.
A vote was taken and motion carried 7-0.
PLANNING & ZONING COMMISSION
ATTENDANCE RECORD
2015 - 2016
FORMAL MEETING
4/2
4/16
5/7
5/21
6/4
7/2
7/16
8/6
8/20
9/3
9/17
10/1
10/15
11/5
11/19
12/3
1/7
1/21
2/19
3/3
DYER, CAROLYN
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
EASTHAM, CHARLIE
X
X
X
X
X
O/E
X
X
X
X
X
X
X
X
X
X
X
X
X
X
FREERKS, ANN
X
X
X
X
X
X
O/E
X
X
X
X
X
X
O/E
X
X
X
O/E
X
X
HENSCH, MIKE
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
MARTIN, PHOEBE
X
X
X
X
X
X
X
X
X
X
O/E
O/E
X
O/E
X
X
X
X
X
X
PARSONS, MAX
X
X
X
X
X
X
I X
X
X
X
X
X
O/E
X
X
X
X
X
THEOBALD, JODIE
X
X
I X
I X
I X
I X
I X
O/E
I X
I X
I X
X
I X
I X
I X
I X
I X
I X
X
X
INFORMAL MEETING
NAME
TERM
EXPIRES
5/18
DYER, CAROLYN
O5/16
X
EASTHAM, CHARLIE
O5/16
X
FREERKS, ANN
O5/18
X
HENSCH, MIKE
O5/19
X
MARTIN, PHOEBE
O5/17
X
PARSONS, MAX
O5/19
X
THEOBALD, JODIE
O5/18
X
KEY: X = Present
O = Absent
O/E = Absent/Excused
--- = Not a Member