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HomeMy WebLinkAbout04-07-2016 Planning and Zoning CommissionIowa City Planning & Zoning Commission Formal Meeting ` Thursday, April 7, 2016 ' 7:00 PM Emma Harvat Hall - City Hall - - -1 -�.. ,i t I I 4: I m �,aa;l � • I I am 21 ,RM4 CK .� 30 8 ; we .. 44'ii:,, P,. Act, 7 1�Department of Neighborhood and Development Services CITY OF IOWA CITYUNESCO CITY OF LITERATURE I PLANNING AND ZONING COMMISSION Thursday, April 7, 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 A public hearing on an amendment to the Comprehensive Plan submitted by Saint Andrew Presbyterian Church 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. (CPA16-00001) 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. Consideration of Meeting Minutes: March 17, 2016 G. Planning & Zoning Information H. Adjournment Upcoming Planning & Zoning Commission Meetings Formal: April 211 May 51 May 19 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. 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: 1. Circumstances have changed and/or additional information or factors have come to light such that the proposed amendment is in the public interest. 2. 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 Y: 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 policies 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 Comprehensive Plan amendment to change the land use designation of the subject property from Residential (2-8 dwelling units per acre) to Office Commercial satisfies the necessary criteria. STAFF RECOMMENDATION: 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: -7 "' John Yapp, Development Services Coordinator, Department of Neighborhood and Development Services City of Iowa City CPA16-00001 Feet Prepared by Marti We St. Andrew's o soo t 600 Date Prepared; March 2011 r t ft 6 - V. ~ .-^ `� �• 7 � •w%j}rti_. IMF � •. ;.y t 4 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 City's 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 or000sed 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 property. 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. •Y� St Andrew Comprehensive Plan Amendment St. Andrew Presbyterian Church Good Neighbor Meeting Notes Date Held: February 11, 2016 Time: 5 pm • 7pm Attendees: B 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 Flxmer-Oraiz from HOK Engineering, the real estate brokerfor5t. An- drew, Bill Wittig, and the City of Iowa City s Development Services Coordinator, John Yapp. The following are comments heard from the attendees: 'everal residents voiced concerns over lighting, including the height of light fixtures as well as the location. Nhtle both concepts were well received, there were definite concerns over the allowed height llmit of the buildings. Almost every single attendee remarked that they wouldn't want anything over 2 or 3 storks. • 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 fight and noise such as a gas station. ca For questions or concerns, please contact Steve Long or Vanessa Fixmer-Oraiz at 319.338-7557. W, crr n I concur that this is a representation of comments expressed at the February 11, 2016 Good Neighbor Meeting.^^^ John Yapp p Development Services Coordinator, City of Iowa City CITY OF IOWA CITY M E Mur� RA N D U M Date: April 1, 2016 To: Planning and Zoning Commission From: Bob Miklo, Senior Planner Re: REZ16-000031SUB16-00004 Nepola Subdivision The applicant has submitted revised elevation drawings and a site plan showing the dimensions of the proposed building. The applicant conducted a meeting with adjacent property owners and residents on March 28 and has indicated that a revised site plan may be submitted with additional landscaping prior to the April 7 meeting. IL t 4.. 0 F PROPOSED BULDING ff=M.m E17; mi GRAND LIVING AT IOWA CITY Ammg�- I ARCHITECTURAL SITE PLAN A050 MINUTES PLANNING AND ZONING COMMISSION MARCH 17, 2016 — 7:00 PM — FORMAL EMMA HARVAT HALL — CITY HALL PRELIMINARY MEMBERS PRESENT: Carolyn Dyer, Charlie Eastham, Ann Freerks, Mike Hensch, Phoebe Martin, Jodie Theobald MEMBERS ABSENT: Max Parsons STAFF PRESENT: Sara Hektoen, Bob Miklo OTHERS PRESENT: Eric Anderson, Dick Tucker, Don Beussink, Julie Houston, Neil Bennett, Duane Musser RECOMMENDATIONS TO CITY COUNCIL: By a vote of 6-0 the Commission 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. 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 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. Hensch moved to set the public hearing for April 7. Martins seconded the motion. A vote was taken and the motion carried 6-0. REZONING/DEVELOPMENT ITEM (REZ6-00003/SUB16-00004): 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. Planning and Zoning Commission March 17, 2016 — Formal Meeting Page 2 of 11 Miklo began the staff report showing on a map where the property is located. 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 Road, 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. Miklo showed a plat of the proposed property. The property is currently zoned ID, Interim Development, which is a holding zone for areas that do not have adequate infrastructure. With the streets, water and sewer lines being brought to this property by the St. Andrew's development this property will now have utilities necessary for development and allow the City to now designate the property to a zoning classification that will allow for development. The applicant is requesting the property be rezoned to RS-8, Medium Density Single Family zone, but is also requesting a Planned Development Overlay (OPD)which will allow the clustering of otherwise single family homes into different forms of housing development. Miklo showed some photos of the property. In addition to the rezoning the applicant is proposing to subdivide the property into four parcels. Parcel one would be the development site for the senior housing. Outlot A would be reserved for further development and would also contain three conservation areas where most of the sensitive areas are located. There is the dedication of roadway for a new street that would intersect with Gathering Place Drive therefore providing the access to the property. Outlot B would joined to the adjacent property when that property is developed. Miklo explained that the Planned Development proposal is to transfer development density that would otherwise occur on Outlot A to Lot 1. If the medium density RS-8 zoning was applied to the entire property approximately 200 dwelling units could be achieved on this property. The proposal is to cluster 170 of those units on Lot 1. There is the potential for up to 30 additional units on Outlot A, however at this time there is no plan for Outlot A and Miklo cautioned that any plan for Outlot A would require a subdivision and planned development approval. Hektoen noted that the portion of the road that would be necessary to develop Outlot A is not being preliminary platted at this time, it is only being shown conceptually on the drawings, but it is not being platted. Miklo noted that the Comprehensive Plan for this area is the Northwest District Plan and the land use plan shows this property and the surrounding properties as being appropriate for 2-8 dwellings per acre. That would indicated it would be appropriate for RS-5 or RS-8 zoning. Miklo noted the considerations the Commission needs to review when considering a Planned Development. One is if the density is appropriate. As noted Lot 1 is fairly dense but there is a lot of open space on Outlot A which compensates for that concentration. Another consideration is the mass and scale of the building. This will be a fairly large building, it's about 450 feet across and generally 4 stories (with the parking level, in some areas that makes the building 5 stories). The size of the building is alleviated by the distance from any other development in the area. The closest residential development will be about 100 feet to the west, but several hundred feet to the north to the Cardinal Ridge development and several hundred feet to the east to the Walnut Ridge development. Miklo also noted that if this is approved at the time of site plan approval the building will need to be approved for compliance with the City's Planning and Zoning Commission March 17, 2016 — Formal Meeting Page 3 of 11 Multifamily Design Standards. The current proposal generally complies, there are some issues with openings and windows in the garage level that will need to be reviewed. Another consideration is whether the development will overburden existing streets and utilities. Gathering Place Lane will be built as a collector street to Camp Cardinal Road which then intersects with Camp Cardinal Boulevard. The transportation planners did some estimates based on the character of this development and feel that street network will be adequate. In the long term the City anticipates an additional access point may occur across Southgate's property to the west to provide additional access to Camp Cardinal Boulevard. The next consideration is whether the development will adversely affect views, light, air, property values, and the privacy of neighbors any more than a conventional development. This development clusters development and results in more open space, even if Outlot A develops further. The next consideration is 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. The Comprehensive Plan does encourage a variety of housing types throughout the neighborhoods and also encourages senior housing. In terms of the sensitive areas plan, Miklo explained that most of the sensitive areas are on Outlot A and are being demarcated with a conservation easement and will not be disturbed. In terms of open neighborhood space, the Parks and Recreation Department looked at this plan and feel it is not an appropriate place for a public park. Stormwater management is being directed to a basin and the Public Works Department is reviewing the plan. Conceptually it works but they will review in greater detail at the final plat stage. Miklo stated there are some infrastructure fees associated with this plan and are detailed in the Staff Report. 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 and staff recommends approval of SUB16-00004, a preliminary plat of Nepola Subdivision, a 3-lot, 26.98 acre subdivision located on Camp Cardinal Road. Freerks asked how many units would be allowed if this were to be a RS-5 zone rather than RS- 8. Miklo answered it would be roughly 130 units, because it would allow 5 units per acre. Freerks asked if the Fire Department or Police have reviewed the street and turnaround set up. Miklo said there may be the possibility that they will want a temporary turnaround however the design of the parking lot does provide for a turnaround internally on this site. That is a detail they will work out at the final plat stage. Hensch asked for confirmation if the City Engineer has signed off on the stormwater management. Miklo explained that conceptually they have, however the details have not been worked out. Hensch asked Miklo to speak to any connections to a trail system or sidewalks. Miklo stated there is not a trail network, the sidewalk access with be from Gathering Place Lane and Camp Cardinal Road which lead to Camp Cardinal Boulevard. He noted Camp Cardinal Boulevard does tie into the trail network. Freerks asked about access to Outlot A and future development. Miklo said to access the Planning and Zoning Commission March 17, 2016 — Formal Meeting Page 4 of 11 northwest corner of Outlot A one would have to access through the parking lot of the development on Lot 1 to avoid going through the sensitive areas, so there would be limited development potential if any. Hensch asked about the slopes in the area and when grading begins would there be a topsoil preservation plan. Miklo answered that would be addressed at the time of site plan approval and the City is working on some new policies regarding topsoil preservations. Miklo believes they will be reporting to the Commission this spring on those policy updates. Eastham noted there would be no connectivity from this development to the developments to the north. Miklo confirmed that is correct, noting there is a steep ravine and some wetlands in that area so the City does not recommend a connection through that area. Eastham asked if perhaps a trail connection could happen since a street cannot. Miklo said that due to the steepness of the area, it would likely not meet ADA requirements. Freerks opened the public hearing. Eric Anderson (Vice President of Development, Ryan Companies) shared a presentation of the proposed Grand Living, noting there is a strong demand for senior housing in this area. He said they spent a lot of time looking for land, looking at Coralville as well meeting with their City officials, but after meeting with Iowa City Staff and seeing this location they really felt this was the right place to build. Anderson spoke about the development. It will be 170 units at market rate level for seniors including 75 independent units, 65 assisted living units, and 32 memory care units. Their average age of entry is about 82 years old, and the statistics from the Alzheimer's Association is that by the age of 85 one in three people have dementia and the other one in three will need assisted living services. So this development is designed around a community that provides housing and amenities, it's not a nursing home. There will be 40 underground parking stalls for the independent living folks. The facility will have a bus for residents as well as a town -car limo for private transportation. The development will have the feel of a high end hotel, but with healthcare. There will be three separate dining facilities, one is a casual bistro with a full menu, casual dining and the third will be formal dining. There will be a wellness center that will have a pool, a fitness center, a spa and salon. The fitness equipment is especially designed for senior fitness. The facility is four stories, the first three floors are for assisted living to allow for aging in place and not having to move residents from independent care to assisted living if health deteriorates. Anderson discussed the benefits of the site, noting the nature of the area is a plus so preserving the sensitive areas is important to them. They want to maintain the nature views for the residents. They have met with St. Andrews Church and discussed possible collaborations with common space. He also noted that proximity to Cardinal Ridge and Walnut Ridge neighborhoods is good for a development model, seniors that move into these type of facilities are normally from a five -mile radius, or sons and daughters of residents live within a five -mile radius. The use is low -impact, assisted living and memory care residents don't drive and of the 75 independent residents, probably two-thirds will drive. Most traffic will be employees and visiting family members, however it is not an intense use like an office building or retail space where Planning and Zoning Commission March 17, 2016 — Formal Meeting Page 5 of 11 everyone is coming at the same time, employees come at night and family members visit on weekends. Anderson stated they held a Good Neighbor meeting a couple weeks ago and some of the comments they heard were that the complex was too large and too close to the Walnut Ridge development. Cardinal Ridge sent a letter as well noting the closeness to their neighborhood. The neighbors are concerned about the views from their homes, that it will impede views for them of the open space. There was also concern about parking lot lightening. The parking lot that is to the west, the elevation of that parking lot is at 758 feet, to the west the peak of the knoll is about 790 feet so the knoll covers the view of the parking lot as well as the 20 foot lights in the parking lot. There will not be exterior lights on the building. With regards to the overall intensity of the use, Anderson showed four views of the proposed building and site from neighboring properties, the closest property is over 800 feet away. He also showed comparable senior units within the city; Melrose Meadows, Emerson Point, Walden Place, Oaknoll, and Legacy Senior Living. Anderson then showed the comparison of each of those buildings within the neighborhoods they are placed. The closet property to Melrose Meadows (a three story building) is 142 feet, to Walden Place (a three story building) 101 feet, to Emerson Place (a two story building) is 110 feet, Oaknoll is the largest facility and has homes as close at 30 feet, and finally Legacy Senior Living (a three story facility) has a home 250 feet away. So from a comparison standpoint all of those facilities can be viewed from neighboring homes and are much closer to neighboring homes than this proposed development will be. Grand Livings proposed building is 850 feet to the closest house. Hensch asked about possible trails or sidewalks on the property. Anderson replied that they will for sure connect to the neighboring church however since the average age for the independent living folks is 82 and they won't be ambling around the site, particularly if there are grade changes. Eastham asked if children visit the facility and if there as the possibility of building a play area. Anderson said they do host activities for children visiting grandparents, such as a performance theater, but they don't typically build play areas but there will be some nicely landscaped areas for children to run and play. Martin asked if there would be any units for lower -income residents. Anderson said there would not, this would be a market rate facility. Dyer asked about an outdoor patio or picnic area and Anderson said they haven't fully designed the landscaping yet but will likely put a gazebo out back and have some outdoor areas for resident's use. Eastham asked about the purpose of the drive along the north and east side. Anderson said that was a public safety lane, it is solely for fire trucks and emergency vehicles. All deliveries will come in through the underground garage. Eastham also asked about the access, noting there is only one access point, Camp Cardinal Road, and if that is a safety concern considering the population of the residents. Anderson said that is the norm, there isn't that much traffic that goes with these types of developments. Hensch asked how they determine the adequacy of parking. Anderson said they average about 0.75 parking spots per unit, taking into account the number of independent units, employees Planning and Zoning Commission March 17, 2016 — Formal Meeting Page 6 of 11 and family. There will be 86 surface parking stalls and 40 underground parking stalls, in any given shift there will be no more than 30 employees, and family members come at all various times. Freerks noted the scale of the structure is quite large, and asked how they will try to minimize the impact of the scale with architecture and other aesthetics. Anderson noted the pitch of the roof has been reduced, but said the reason they go to four stories in a development such as this is to make sure someone at the furthest unit doesn't have to work more than 125 feet to an elevator. If this building was reduced to three stories, the length would be increases and residents who use walkers would need benches to take breaks just to get to the elevator. Anderson stated the design of the building will be a Prairie Style and roughly two-thirds of the units will have balconies. The memory care units and some of the assisted living units will not have balconies. Dick Tucker (55 Butternut Court) stated his home is in Walnut Ridge and his back yard is on the west and is 300 feet long. Because his property is within 300 feet of the development he received a Good Neighbor letter at the beginning of the month. He attended the Good Neighbor meeting on March 7 and that was the first time they had seen the scale of what was being proposed and became concerned about the size. Because notices only went to people within 300 feet, there are many other people in Walnut Ridge and Cardinal Ridge who are concerned about this project but only just learned of the project. Additionally this public hearing is taking place in the middle of spring break, so many residents are not able to attend. Tucker would like to encourage the Commission to defer a decision on this item so more discussion can happen. Freerks noted the 45 day limitation on this item will be April 10 and the next meeting of the Commission is April 7, so the time period would allow for a deferral. Tucker noted any additional time would be beneficial. He also noted the topography of the area and that the highest point in the proposed area is a little above 770 feet. So the first floor of this building will be at 770 feet, and according to Duane Musser, the MMS Engineer at the Good Neighbor Meeting, the height of this building will go up to 830 feet. So the building is being built on the ridge of the hill and coming up 60 feet. Tucker noted from his backyard he can clearly see where this development will be built, and everyone to the south of his property will have no screening from the development. There are many points throughout Walnut Ridge and Cardinal Ridge subdivisions where this development will be highly visible. Yes, the building may be 800 and some feet from the closest residence, but a building of this scale is not reasonable. This building will be 450 feet long, and his back yard is only 300 feet long, so the building will go along his entire lot line and half way through his neighbors. Don Beussink (1054 Meadowlark Drive) is one of the board members and is speaking on behalf of the homeowners association of Cardinal Ridge and Eagle Place. They are a consolidated voice of 118 homeowners and serve and represent as a group the views and interests of their residents. They represent homeowners of five subdivisions; Cardinal Ridge Part 1, Cardinal Ridge Part 2, Cardinal Ridge Part 3, Cardinal Ridge Part 4, Cardinal Estates and Eagle Place. The Homeowners Association own property and have direct access with their property line abutting this property. The homeowners association board is actively involved in the community and usual aware of issues. City employees regularly post on their community website and make announcements. The homeowners were quite upset with the communication plan of the pending zoning changes that are underway. As a board member Beussink only became aware of the proposed changes in the last few days. They feel the full level of due diligence was not extended to their homeowners association. Therefore Cardinal Ridge Homeowners Association Planning and Zoning Commission March 17, 2016 — Formal Meeting Page 7 of 11 objects to the rezoning of the property for purposes of building 170 units and additionally Cardinal Ridge Homeowners Association requests any vote on this matter be postponed until the effected neighbors have an opportunity and reasonable amount of time to review all the materials that are part of the application. Furthermore Cardinal Ridge Homeowners Association, which owns over 20% of the land abutting the Nepola Subdivision, notes that a super majority is required to approve the application. Hektoen addressed the super majority comment. At the Planning & Zoning level a super majority is not triggered by the objections of owners of 20% of the property adjacent property, that is something that is triggered at the City Council level and a formal objection must be filed Julie Houston represents some of the homeowners in the Cardinal Ridge subdivision and assisted in putting together a letter to the Commission. She wanted to point to the main issues which was in tonight's presentation there was not any mention of the view from Cardinal Ridge. Cardinal Ridge abuts the property for a length of over 1400 feet. Most of the homes are below the elevation of this proposed development so they will be looking up at this development. The trees on the hillside will not obstruct the view of this large building. Houston noted the idea of such a facility is wonderful. She said the neighborhood has a mixture of housing. The density on Ryan Court may be a bit higher than in Walnut Ridge or the single family homes of Cardinal Ridge, but still is compatible. This huge 450 foot building will be totally out of character in this neighborhood. When people moved into this neighborhood they thought homes would be built in this area someday, as that is what it is zoned for, but the view of other homes is much different than a view of a building of this size and scale. Houston also asks for a deferral on the vote this evening for more time to do traffic studies. Right now at certain times of the day it is difficult to exit Kennedy Parkway onto Camp Cardinal Boulevard, so adding 100 additional cars with the employees and residents of this facility will make a difference. Houston also noted an interest in reviewing some of the environmental impact and the downhill slope with sensitive areas. They have already had issues with a neighboring owner mowing their property as well as cutting down trees on their property. With regards to similar facilities, Melrose Meadows was built on 10 acres and is half the size of this proposed development. Houston reiterated that a vote is premature, and asked to extend the time to discuss this and have some more people who are able to voice their opinions. Houston does have an online petition that mirrors the objections of the Cardinal Ridge Homeowners Association and have 40 signatures out of the 75 addressed that do object to the scale of the building in that area. Neil Bennett (960 Robin Road) stated he has a direct view of the property in question. What sits between his home and the property is Cardinal Ridge Outlot C. He noted they just recently learned about proposal and the rezoning decisions to be made. They received no notifications. He noted they are not objecting to the concept of senior housing, it is the height and scale of the facility that is objectionable. He will have direct view of the facility across the Outlot and with the height of the building and being built on the ridge, it will definitely soar above the tree line. And while they object to the scale of the building, he also agrees with others that the timing of notification or lack of notification was of more concern. He is asking the Commission for more time to review and provide additional input. Anderson addressed the question of employees and cars. He stated there would be 85 employees spread over three shifts. He also noted that they followed all the City's procedures with regards to the Good Neighbor meeting and notifications. Planning and Zoning Commission March 17, 2016 — Formal Meeting Page 8 of 11 Miklo confirmed the City's Good Neighbor Policy states they must notify property owners within 300 feet and the source of the addresses comes from the City Assessor's information. He noted that the original letter to the Cardinal Ridge Homeowners Association went to a wrong address due to a post office box change, so there was no error on the applicant's part. Martin asked for clarification of the size of the property. Houston mentioned it was 6 acres, but isn't is 26.9 acres. Anderson confirmed the entire Nepola property is 26.9 acres of which Great Living is acquiring 6 to build the facility on. Anderson also addressed the height of the building, the first floor is 14 feet and each additional floor is 11 feet. He said he can get the Commission the new measurements of the roof, now that they have reduced the pitch. Bennett stated the notification of people living within a certain distance, Cardinal Ridge Homeowners Association has a large portion of property that abuts the applicant's property. From their vantage point that is common ownership of all their residents so everyone in Cardinal Ridge Subdivision should have been contacted. Eastham moved to defer this time to the April 7 meeting. Martin seconded the motion. Eastham stated the reason for his motion is the lack of notification to homeowners so this will allow the time they need to review the proposal and voice their opinions. Eastham also asked that the scale of the building, its length and height, be shown in more detail so people can really see what it will look like. Freerks noted it would be nice to use the next couple of weeks to review this project and look for solutions for this change to minimize the impact to surrounding homeowners. She also noted that the City has standards for lightening and noise that were created to minimize impact on neighborhoods. Hensch stated he fully supports this project, but agrees with what Freerks noted. He said the density is consistent with the Comprehensive Plan in that Iowa City needs to increase senior housing. It appears some of the hard feelings are due to a communication error so giving a bit of extra time for people to understand the project is good. Theobald agreed and stated her concern, but would not stop her from supporting the project, is that ten years ago she was in a position where she had to find assisted living for a senior who did not have the money to live in most of the places in Iowa City, and that was a real eye- opener. So she is disappointed this project won't have a low-income option. Eastham stated he has not made a decision on this application and if this use in this location is the best fit for the neighborhood. A vote was taken and the motion carried 6-0. REZONING ITEM (REZ16-00002): 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. Planning and Zoning Commission March 17, 2016 — Formal Meeting Page 9 of 11 Miklo noted that the applicant has requested this item be deferred indefinitely. Freerks opened the public hearing. Seeing no one, Freerks closed the public hearing. Eastham moved to defer this item indefinitely. Martin seconded the motion. A vote was taken and the motion carried 6-0. DEVELOPMENT ITEM (SUB16-00002): 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. Miklo noted that the Commission recently reviewed the vacation of Waterfront Drive and that vacation was subject to the platting of this property and maintaining access to the Car-X property. So that is what is being proposed now, the property would be subdivided into three lots. Lot 3 would contain the existing Car-X shop. In the concept plan the proposal is to build a grocery store on Lot 1 and a new restaurant replacing Carlos O'Kellys would be on Lot 2. The access that replaces Waterfront Drive would be an access easement south of the current Waterfront Drive, and that would be built first before Waterfront Drive is closed so that there is continued access to the Car-X property. The deficiencies on the plat regarding utilities have been worked out, so therefore Staff is recommending approval of this subdivision. Eastham asked if the final plat would show a different access point than is currently shown on the preliminary plat, would that need to come back in front of the Commission. Miklo replied that if it were a significant change. Normally final plats go directly to Council if they comply with the preliminary plat. Dyer asked how big the store on parcel one would be. Miklo said it is proposed at 68,000 square feet, however that is just informational at this point to show how the property might develop. Freerks opened the public hearing. Duane Musser (MMS Consultants) spoke on behalf of the application. He said the propose grocery store is approximately 15,000 square feet. So that would allow for the space necessary for the required parking for the use. Musser stated the final plat was submitted today showing the access point in the same location as on the preliminary plat. They will need to reroute a sanitary sewer line that is currently under Waterfront Drive that serves Hills Bank. Freerks asked if there are tree requirements for the large parking space. Miklo replied there are and those would be indicated on the site plan. Musser also noted that there would be a sliver of land that would be put in a right-of-way easement for the City to use in the Gilbert Street/Highway 6 improvement plan. Freerks closed the public hearing. Planning and Zoning Commission March 17, 2016 - Formal Meeting Page 10 of 11 Hensch moved to approve SUB16-00002 a preliminary plat of Southgate Addition Part Two, a 3-Iot, 3.07-acre commercial subdivision located south of Highway 6, east of Gilbert Street. Theobald seconded the motion. Freerks noted the improvement of this area. A vote was taken and the motion passed 6-0. CONSIDERATION OF MEETING MINUTES: MARCH 3. 2016 Hensch moved to approve the meeting minutes of March 3, 2016. Martin seconded the motion. A vote was taken and the motion passed 6-0. PLANNING AND ZONING INFORMATION: Miklo noted several Commissioners were registered for the Iowa State Extension Service Planning and Zoning Workshop on April 6. He is still waiting on follow-up information for that workshop and will contact everyone when he has the information. Additionally he noted that the American Planning Association recommends that stating how you intend to vote on an item should be held until after the public hearing has closed. Martin asked about a Northwest District Plan, since one doesn't currently exist is it in the works anytime soon? Miklo said there are two district plans the City hasn't completed. The North Corridor Plan, which is north of 1-80, and mostly out of city limits and the Northwest Plan which has a significant amount of land in the University's jurisdiction so it's been a low priority. ADJOURNMENT: Theobald moved to adjourn. Martin seconded. A vote was taken and motion carried 6-0. PLANNING & ZONING COMMISSION ATTENDANCE RECORD 2015 - 2016 FORMAL MEETING 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 3/17 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 O/E X X X X X X X X X X X X X X X FREERKS, ANN X X X X X O/E X X X X X X O/E X X X O/E X X X HENSCH, MIKE -- X 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 O/E O/E X O/E X X X X X X X PARSONS, MAX -- X X X X X X X X X X X X O/E X X X X X O/E THEOBALD, JODIE X X I X I X I X I X I O/E X 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