HomeMy WebLinkAbout05-05-2016 Planning and Zoning CommissionI
Iowa City
1
Planning & Zoning Commission
�,
L,
Formal Meeting
` Thursday, May 5, 2016
7:00 PM
it
Emma Harvat Hall - City Hall
' e� .` : L
Ce �
,=y.:
�.-• : '
�
1 i
�,.
..J.. Zvi' CC2 P CI I cii
r
Department of Neighborhood.,
and i5l ��
Development Services CITY OF IOWA CITY
UNESCO CITY OF LITERATURE
PLANNING AND ZONING COMMISSION
Thursday, May 5, 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 for discussion of an amendment to the Comprehensive Plan for property
located north of Benton Street and west of Orchard Street to be included in the Downtown and
Riverfront Front Crossings Master Plan.
E. Consideration of Meeting Minutes: April 21, 2016
F. Planning & Zoning Information
G. Adjournment
Upcoming Planning &Zoning Commission Meetings
Formal: May 19I June 21 June 16
Informal: Scheduled as needed.
r
To: Planning and Zoning Commission
Item: CPA16-00002 Orchard Street
GENERAL INFORMATION:
Applicant:
Contact:
Requested Action:
Purpose:
Location:
Existing Land Use and Zoning
Surrounding Land Use and Zoning:
Comprehensive Plan
File Date:
BACKGROUND INFORMATION:
STAFF REPORT
Prepared by: Bob Miklo
Date: April 7, 2016
M & W Properties, LLC.
PO Box 5152
Coralville, Iowa 52241
319-430-5991
Greg McLaughlin or Ryan Wade
319-325-4156 or319-430-5991
Comprehensive Plan amendment
To add properties to Riverfront Crossings Master
Plan
West of Orchard Street, north of Benton Street
Residential - OPD-5 and IRS-8
North: Iowa Interstate Railroad - RS-8 and RM-44
East: Commercial and residential — RFC-WR
South: Residential — RS-8
West: Residential — RS-8
Southwest District Plan — Low Density Mufti -Family
and Mixed Use
March 14, 2016
The applicant, M & W Properties, is requesting an amendment to the Comprehensive Plan for the
property located north of Benton Street and west of Orchard Street to be included in the West
Riverfront District of the Downtown and Riverfront Front Crossings Master Plan. The applicant
owns several of the properties in the area and wishes to redevelop them at a higher residential
density than exists today.
The subject area is covered by the Southwest District element of the Comprehensive Plan, which
indicates the properties on the west side of Orchard Street (650, 711, 725, 741Orchard Street and
204 W. Benton Street) are appropriate for mixed use development. Properties around the cul-de-
sac (614, 619, 622, 627 and 630 Orchard Street) are shown as Low Density Multi -Family
Residential. Properties at 224, 226 and 330 Orchard Court are shown as Single-Family/Duplex
Residential. It should be noted that Orchard Court is not a paved street. Access to 224, 226 and
330 is via a gravel driveway.
The applicant has submitted concept plans showing development scenarios for the property which
they own and the attached statement regarding the requested amendment. It should be noted
that these designs are illustrative of the character of potential development and are subject to
change. From this information staff has drafted text for consider for inclusion in the Downtown
and Riverfront Crossings Plan if it is determined that an amendment to the Comprehensive Plan is
warranted.
The applicant has used the Good Neighbor Policy, and held a Good Neighbor Meeting on
February 11, 201&
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.
Staff analysis 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: When the Southwest District
Plan was adopted in 2002 the land use scenario (Mixed Use, Low Density Multi-Famlly and
Single-Family/Duplex Residential) was seen as a way to create an appropriate transition from
commercial development along Riverside Drive to the residential areas west of Orchard Street,
The adoption of Riverfront Crossings Master Plan in 2013 for properties directly to the east of
Orchard Street, was a significant change to the Comprehensive Plan for the area and in staffs
view warrants consideration of a more detailed plan for the subject area.
Implementation of the Riverfront Crossings Plan including the redevelopment of the former
Hartwig Motors property for residential development and the proposed construction of a
convenience store with gas pumps on the north side of Benton Street (between Orchard Street
and Riverside Drive) also constitutes a change in circumstances that effects the area west of
Orchard Street.
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: As noted,
the current land use scenario for properties located on the west side of Orchard Street was
intended to create a better transition between the commercial area along Riverside Drive and
the low -scale residential neighborhoods to the west. The Miller -Orchard Neighborhood section
of the Southwest District Plan notes that Orchard Street is the dividing line between single-
family and commercial areas and that existing development pattern does not create a pleasant
transition. To create a more attractive transition the Plan encourages redevelopment of along
Orchard Street that might include mixed -use buildings.
The Southwest District Plan also contains goals aimed at improving the aesthetics of both
commercial and multi -family residential development and encourages the development of high -
quality multi -family housing that is compatible with surrounding development to meet the needs
of a variety of households. These goals align with the goal of maintaining and improving the
single-family homes in the Miller -Orchard Neighborhood as a source of relatively affordable
housing close to the University and downtown.
3
The emphasis of much of the Southwest District Plan is to improve the design quality of new
development so that it is compatible with and strengthens, rather than detracts from existing
neighborhoods. Careful design is encouraged as way of creating better transitions that make
different land uses compatible. The Riverfront Crossings Form Based Code has been adopted to
implement similar policies for the Riverfront Crossing District. In staffs view it would be
appropriate to extend the Riverfront Crossings District to include the west side of Orchard
Street to allow the Form -Based Code to direct the character of development. however this
must be balanced with the goal of preserving the single-family housing stock that exists in the
Miller Orchard neighborhood.
If the Comprehensive Plan is amended to add the subject area to Riverfront Crossings,
consideration should be given to amending the Riverfront Crossings Form -Based Code to
address the goals for this neighborhood.
The Metropolitan Planning Organization is currently conducting of traffic analysis of this request
for Orchard Street related to potential redevelopment. It is anticipated that results of that review
will be available prior to the May 5 public hearing on this proposal.
STAFF RECOMMENDATION:
Staff recommends approval of CPA16-0002 an amendment to the Comprehensive Plan to include
the area north of Benton Street and west of Orchard Street in the Riverfront Crossing Plan and
the addition of the attached text describing the desired character of development be approved.
ATTACHMENTS:
1. Location Map
2. Applicant's Statement
3. Concept Plans
4. Draft text
Approved by:
John Yapp, Development Services Coordinator,
Department of Neighborhood and Development Services
City of Iowa City
CPA16-00002 Prepared by -Marti Waf
Orchard Court District Feet Date Prepared: March 2011
❑ 2-5 550
t.)kpk
LN•; f� I y JS:r R; _k •'_ice ` .
�' _ p - rulrlilrulrnlrnlrwrixrinrulrmwl� _�;
I.A
•_ ■ a r
� F�a
• iIV�
v t -
r i .- � a illl■IIINIII ■IIII.In1l� ••��ri �-�{ _-
' - y -
Benton--t, west of Orchard Street
■ the Downtown— — • a ,
Masterprossings Plan.
'r ' --
�{ e r - P.74 it1" ` u i r
t L v
44 f
I-7
124 #
?31 r. 1
w do
w �
vt ,F�t
;=�121 801
N f'ao•
�a
11
of4
f
I -Lo"
M & W Properties
Riverfront Condominums S} IIVC- IATTC-RY
2M Wesl Benlon Street, Iowa Clry. 1"a
Applicant's Statement
"M&W Properties requests that the Riverfront Crossings District plan be extended west to create a
transition between the current West Riverfront District area and the neighborhood to the west. The
boundary of this district would extend west from the Orchard Street western boundary of the West
Riverfront District to the western property line of 330 Orchard Ct and the Iowa City owned property
directly south. The boundary would extend north along the western property line of 630 and 622
Orchard Ct. to the railroad to the north. Please refer to the attached plan diagram. This newly defined
area would incorporate residential development supporting the adjacent Riverfront Crossings District
and buffer the residential and commercial development from the single family neighborhood to the
west. This area currently is composed of residential rental properties. M&W Properties feels this would
be in the interest of the City of Iowa City to provide quality, townhome living units within the Riverfront
Crossings District. A public meeting was held to gain input for neighboring property owners with many
Positive comments made about the density and proposed design. The only concern being increased
traffic at the intersection of Orchard Street and Benton Street focused on the larger development to the
northeast in the West Riverfront District area."
orchard court district - adjacent to west riverfront district
Orchardy .
Court b
District k� y ♦i
4 tiW�
.YYC'�Y
z Y• Y •
-- w
M & W Properties
Riverfront Condominums
204 Wesl Se"Im Street, Iowa City, 1n 0
SHIVEHATTERY
v
aerial view from southwest
M & W Properties assv_is
Riverfront Condominums SI-IIVC-I-IATTERY
ana west BOnbDn StFOtt, Iowa City, lewd
r
,r
ad
m
BALCONY
section through east building
1-2 BEDROOM CONDO HALL 1-2 BE11R00M CONDO i
iWITH ROOF TERRACE WITH ROOF TERRACE
2-STORY 2-BEDROOM TOWNHOME I 2-STORY 2-BEDROOM TOWNHOME
COVERED PARKING
WITHDIRECTACCEss
TOTOWNHOMEs-f
M $ W Properties 03.31.16
Riverfront Condominums 5 H IVE F I ATTE RY
204 West Benton Stmnt, Iowa City, lawa 1 1 .
Draft text for consideration for amendment to Downtown and Riverfront Crossing Master
Plan
Orchard District
The Orchard District is fully developed with duplexes along Orchard Street, small multl-family
buildings around the cul-de-sac and a few single family dwellings. Three of the single family
homes were moved onto Orchard Court and have no paved street frontage (the only access is via
an unpaved drive from Benton Street). There currently is an abrupt change from the larger scale
multi -family and mixed commercial development east of Orchard Street to the residential on the
west side of the street. Redevelopment at a higher density than exists today will provide an
incentive to create a better transition and a more pleasant neighborhood. Development should be
restricted to building typologies, such as cottage clusters, townhomes, live -work townhomes and
multi -dwelling buildings that are designed and scaled in a manner that is complementary to the
rhythm and scale of the single family neighborhood located to the south and west, where the goal
is to preserve the existing housing stock.
Orchard District Summary:
Master Plan Objectives:
-Encourage redevelopment that is complementary in mass and scale to the adjacent single
family neighborhood
•Create a transition from larger -scale mixed -use and commercial buildings along Riverside
Drive to single family
*Improve design quality of development
*Create better and more visible street access
Development Character:
•Buildings that are articulated and scaled in a manner appropriate for transition from the
larger -scale, mixed -use corridor to the adjacent single family neighborhood
.Buildings fronting tree -lined streets
•Parking located away from street frontages with minimal surface parking lots
•Use rear or side yard setbacks, upper floor stepbacks, and landscaping to create transitions
to single family neighborhood
Development Program:
•Limited to cottage homes, rowhouses, townhouses, live -work townhouses, and two to three-
story multi -dwelling buildings with third floor stepback.
*High level of design in exchange for increased density
MINUTES
PLANNING AND ZONING COMMISSION
APRIL 21, 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:
STAFF PRESENT:
Sara Hektoen, Bob Miklo
OTHERS PRESENT:
RECOMMENDATIONS TO CITY COUNCIL:
By a vote of 7-0 the Commission recommends the Iowa City Planning & Zoning Commission
By -Laws with regards to qualifications that the Commission members must reside within City
limits and also that the term expiration dates change from May 1 to July 1. Additionally update
any code references to conform to the Zoning Code.
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 May 5 for discussion of an amendment to the
Comprehensive Plan for property located north of Benton Street and west of Orchard Street to
be included in the Downtown and Riverfront Crossings Master Plan.
Miklo said at this point there is no discussion on this item tonight, but the proposal it to add
properties on the west side of Orchard Street to the Riverfront Crossings Master Plan. Miklo
showed a map of the area. The cul-de-sac with five buildings on it would also be included in
this amendment, as well as three houses that do not have street frontage. The applicant owns
several of these properties, but not all. Based on the application Staff prepared a rough draft for
inclusion into the Riverfront Crossings Master Plan and that is what the public hearing will
address. So Staff is recommending the Commission set a public hearing for May 5.
Hensch moved to set a public hearing for May 5 for discussion of an amendment to the
Comprehensive Plan for property located north of Benton Street and west of Orchard
Street to be included in the Downtown and Riverfront Crossings Master Plan.
Motion was seconded by Eastham.
A vote was taken and the motion carried 7-0.
AMENDMENT TO PLANNING & ZONING COMMISSION BY-LAWS:
Planning and Zoning Commission
April 21, 2016—Formal Meeting
Page 2 of 4
Miklo explained that currently the different City Commissions and Boards have different end
dates to their terms. The proposed change is to have all terms expire on July 1.
The second amendment is to not require members to be a registered voter to sit on a Board or
Commission. The change states that one must be a resident of Iowa City.
Miklo explained that these two amendments will clarify the by-laws.
Martin asked if someone could be a registered voter without being a resident. Hektoen noted
that one can be a resident without being a registered voter.
Hektoen also suggested a by-laws amendment to update the code references, some are
outdated.
Eastham asked Hektoen to look at Article 5, section 11, Voting. The second sentence reads "a
two-thirds vote of the members of the Commission present, or not less than four votes, should
be required in consideration of a substantial amendment to the zoning chapter and the adoption
of the Comprehensive Plan or amendment thereof'. Eastham noted that when rounding up two-
thirds of seven would be five members. Freerks explained that sentence is to state one or the
other. Either two-thirds vote of members OR not less than four votes, the not less than four
votes is to cover the situation if a member is absent. Hektoen noted that under the zoning code
it states "for zoning map amendments or text amendments not less than four votes shall be
required to recommend approval for any amendment". Freerks suggested Staff look at this
question and if it needs to be clarified or written in the by-laws more clearly, they could make
that change in a future meeting.
Freeks noted that on the back of the memorandum where it discussed the terms of Planning
and Zoning Commissioners it states extension is one month, however it really is two.
Hensch moved to amend the Iowa City Planning & Zoning Commission By-laws with
regards to qualifications that the Commission members must reside within City limits
and also that the term expiration dates change from May 1 to July 1. Additionally update
any code references to conform to the Zoning Code.
Parsons seconded the motion.
A vote was taken and the motion carried 7-0.
CONSIDERATION OF MEETING MINUTES: APRIL 7, 2016
Hensch moved to approve the meeting minutes of April 7, 2016
Martin seconded the motion.
A vote was taken and the motion passed 7-0.
PLANNING AND ZONING INFORMATION:
Miklo noted that Karen Howard Julie Tallman are attending a form -based code
Planning and Zoning Commission
April 21, 2016—Formal Meeting
Page 3 of 4
conference in Utah this week and one of the speakers is the person who coined the
term "the missing middle". Staff hopes to be able to work with the Commission to work
on some Code amendments that would address that concept.
Freerks presented Eastham with a certificate of acknowledgement and thanks for his
service to the Commission. Eastham expressed his appreciation for having been able to
serve on the Commission.
ADJOURNMENT:
Eastham moved to adjourn.
Martin seconded.
A vote was taken and motion carried 7-0.
PLANNING & ZONING COMMISSION
ATTENDANCE RECORD
2015 - 2016
FORMAL MEETING
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
4/7
4/21
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
O/E
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
FREERKS, ANN
X
X
X
O/E
X
X
X
X
X
X
O/E
X
X
X
O/E
X
X
X
X
X
HENSCH, MIKE
X
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
O/E
O/E
X
O/E
X
X
X
X
X
X
X
X
X
PARSONS, MAX
X
X
X
X
X
X
X
X
X
X
X
O/E
X
X
X
X
X
O/E
X
X
THEOBALD, JODIE
X
I X
I X
I X
I O/E
I X
I X
I X
I X
I X
I X
X
I X
X
I X
I X
I X
I X
I X
X
INFORMAL MEETING
NAME
TERM
EXPIRES
5/18
DYER, CAROLYN
05/16
X
EASTHAM, CHARLIE
05/16
X
FREERKS, ANN
05/18
X
HENSCH, MIKE
05/19
X
MARTIN, PHOEBE
O5/17
X
PARSONS, MAX
05/19
X
THEOBALD, JODIE
05/18
X
KEY: X = Present
O = Absent
O/E = Absent/Excused
--- = Not a Member