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HomeMy WebLinkAbout09-01-2016 Planning and Zoning CommissionPLANNING AND ZONING COMMISSION Thursday, September 1, 2016 — 5:30 PM Work Session Dale Helling (Lobby) Conference Room Iowa City City Hall 410 E. Washington Street AGENDA: A. Call to Order B. Roll Call C. Viewing and Discussion of Missing Middle Video about Housing Diversity The video may be viewed at: htto Hview carthchannel.com/PluerController.asnx?PGD=iowacity&eID=1518 D. Consideration of Meeting Minutes: August 4, 2016 E. Planning & Zoning Information F. Adjournment Upcoming Planning & Zoning Commission Meetings Formal: September 15, October 6, October 20 Informai: Scheduled as needed. r �=-4 CZITY OF IOWA CITY #7* ; 1" MEMORANDUM Date: August 25, 2016 To: Planning and Zoning Commission From: Bob Miklo, Senior Planner Re: Missing Middle Housing Concept — September 1 Work Session The City Council has directed staff to seek consulting services to assist the City in preparing form based codes for portions of the South District near Alexander Elementary School and the Northside Neighborhood. The intent is to draft codes that encourage the Missing Middle form of housing (duplexes, townhouse and small apartment buildings) within new and some existing neighborhoods. The attached memorandum provides more detail. At the September 1 Planning and Zoning Commission Work Session we will view and discuss a video of a talk given by Dan Parolek regarding the Missing Middle housing concept and the role of form -based codes in encouraging such development. The video is about an hour long and we plan on an additional 30 to 45 minutes for discussion. If you would like to preview the video before the meeting you can find it at CITY OF IOWA CITY Date: June 29, 2016 To: Geoff Fruin, City MandsQ From: Douglas Boothroy, Directo�,paq4a-;TJohn Yapp, Development Seces Coc Re: Expanded use of the Form -based code Dod & Development Services selected neighborhoods The purpose of this memo is to provide information for the expanded use of the Form -based code (FBC) methodology in specific Iowa City neighborhoods. The neighborhoods suggested for the expanded FBC approach are: South district, University Impact areas, Downtown, and the Northside Marketplace area. In addition, consideration should be given to hiring a FBC consultant and establishing work program priorities. As an initial step, it's recommended that the City hire a FBC consultant to conduct a FBC pilot project to include a feasibility assessment and an initial concept plan for a "Missing Middle Housing Neighborhood" in the South District. The Missing Middle is a term used to define the type of housing in between single family dwellings and large multi -family buildings that are now rare in new neighborhoods such as duplexes, triplexes, and townhouses of a compatible scale with single family properties. BACKGROUND: Form -based Code definition FBC is an innovative alternative to conventional zoning that focuses on the physical character of buildings, their relationships to each other, and to the street; traditional 'zoning by land use' is de-emphasized in order to allow and encourage different types of residential structures in the same neighborhood. FBC results in mixed -use, compact, walkable, sustainable, "diverse by design" neighborhoods that are consistent with well -established traditional neighborhoods. It better allows communities to protect existing character of neighborhoods to ensure new development is compatible. It has been shown to be a valuable zoning tool in building strong, vibrant neighborhoods while providing numerous benefits to stakeholders. The FBC provides predictability, higher quality results, and potentially streamlines development reviews and approvals. The Peninsula and the Riverfront Crossings neighborhoods are areas where the FBC has been adopted for developing neighborhoods. DISCUSSION — FOCUS NEIGHBORHOODS; South District: The South District in particular has been identified as an area where a FBC approach will help achieve the vision of a walkable new neighborhood with housing type diversity. The South District is generally located south of Highway 6 and east of the Iowa River. While the northern half of the District has been developed, the southern half of the District is largely undeveloped — residential development proposals are anticipated due to the new elementary school, street upgrades (Sycamore Street, and the future McCollister Boulevard extension), and availabitity of water and sewer infrastructure. The South District Plan states IP3 June 30, 2016 Page 2 "Though the Middle Housing concept may currently be achieved through the planned development process, the City should consider a form -based code to help ensure that a true mix of housing at a compatible scale can be achieved" (page 19, South District Plan). The South District Plan also emphasizes interconnected streets, compact residential development, mixing affordable housing into the new neighborhood, diverse housing types, and walkability to Alexander School — all of which are goals a FBC can help achieve. Other focus neighborhoods that would benefit from a FBC approach are listed below It is recommended that these other focus neighborhoods be considered as part of subsequent phases in the expanded use of the FBC approach. These neighborhoods are more completely developed with more difficult land use issues to resolve and the process to build consensus would take considerable time. University Impact Areas: The University Impact Areas are the near -campus neighborhoods that have a significant amount of student rental properties. They include the Northside, Goosetown, Miller -Orchard, and College Green neighborhoods. Much of the Northside, Goosetown and College Green neighborhoods are protected by historic and conservation districts, meaning that structures cannot be demolished, constructed or added onto without review & approval from Historic Preservation staff and/or Commission. Downtown: The Downtown includes the traditional downtown area most of which is zoned CB- 10 (Central Business District). The Downtown and Riverfront Crossings Master Plan states that .. the City should pursue the creation of a form -based code to regulate all new development Downtown" (page 56, Downtown and Riverfront Crossings Master Plan), The Master Plan notes the number of buildings in the downtown that have historic value — balancing historic preservation goals with the goals of a FBC approach and the existing property rights under the CB-10 Zone would all be a part of the discussion for the downtown area. Northside Marketplace: The Northside Marketplace is a commercial / mixed -use neighborhood north of Downtown, generally bounded by Bloomington St, Jefferson St, Gilbert St and Dubuque St. The area contains a number of surface parking lots, public and private, for which development proposals could be made (there are currently no development proposals for these areas). Similar to Downtown, balancing historic preservation goals with FBC goals for redevelopment would be a discussion. NEXT STEPS — EXPANDED FORM -BASED CODE APPROACH: This outline gives a general overview of a proposed process of integrating the FBC into the zoning code and the objectives of the FBC process for focus neighborhoods. 1) Select a process that provides short-term, positive results in select focus neighborhoods, but also establishes a framework for long-term application of form -based coding in other areas. Staff recommends starting with a feasibility assessment and concept plan for the South District — this would include bringing together stakeholders (property owners, developers, and neighborhood representatives), developing a big -picture concept plan, and defining obstacles and opportunities. It is essential this effort be led by a Form Based Code consultant with expertise — anticipated cost of this step: $25,000 - $35,000, June 3D, 2016 Page 3 2) Work actively with community and neighborhood stakeholders to guide the process and to build consensus to move the process forward. Working with stakeholders who have a good understanding of local conditions is important to achieve a product that can be successful. 3) Focus initial efforts in one area before proceeding to other areas of the community. 4) Follow up the initial effort with creation of a full draft Form Based Code for the South District. The Code would include new form -based zoning districts, frontage standards, building standards, thoroughfare standards, a regulating plan and other elements of a Form Based Code. Form based codes utilize a significant amount of graphics, which would be incorporated. Similar to Step #1, working with stakeholders in the area is essential for a successful code, which will take time and effort to complete. Creating a form -based code that can be integrated into the existing zoning code in a way that enables easier future application is a goal, requiring only minor changes for the use in other new neighborhoods. Anticipated cost of this step: $125,000 - $150,000. 5) As the City budget and staff time allows, provide follow-up with remaining focus neighborhoods with a similar process. RECOMMENDATION: As a first step to the expanded use of a From -based code in a selected neighborhood, it is recommended that the City hire a FBC consultant to conduct a FBC pilot project to include a feasibility assessment and an initial concept plan for a "Missing Middle Housing Nefghborhood" in the South District. The South District is recommended because it is an "emerging" neighborhood (new elementary school) with great development potential and has a recently adopted shared neighborhood vision developed as part of the 2015 South District Plan Update. The South District FBC pilot project wiV also allow the City to test and showcase ways the FBC approach can enable a walkable neighborhood and housing type diversity without having to require a lengthy planned development rezoning process for each project. MINUTES PRELIMINARY PLANNING AND ZONING COMMISSION AUGUST 4, 2016 — 7:00 PM — FORMAL MEETING EMMA HARVAT HALL — CITY HALL MEMBERS PRESENT: Carolyn Dyer, Mike Hensch, Ann Freerks, Phoebe Martin, Max Parsons, Mark Signs, Jodie Theobald MEMBER ABSENT: None STAFF PRESENT: Sara Hektoen, Karen Howard OTHERS PRESENT: None RECOMMENDATIONS TO CITY COUNCIL: By a vote of 7-0 the Commission recommends approval of the amendments to Title 14, Zoning Code to establish standards for a new form- based code district, the Eastside Mixed Use District, to clarify and refine the language of certain provisions of the Riverfront Crossings form - based code, to adjust parking requirements and apartment mix standards to encourage student housing in areas abutting the University campus and to encourage housing for a broader mix of populations throughout Riverfront Crossings and the Eastside Mixed Use Districts; and to ensure that zoning requirements for exterior lighting are applied in the Riverfront Crossings and Eastside Mixed Use Districts as described in the Staff Report of July 27, 2016 and amended in the Staff Memo of August 4, 2016. By a vote of 7-0 the Commission recommends approval of REZ16-00006 the rezoning of multiple properties encompassing portions of the 500 blocks of Iowa Avenue, College Street, Washington Street and Burlington Street from Central Business Support (CB-5), Central Business Service (CB-2) and Neighborhood Stabilization Residential (RNS-20) to Eastside Mixed Use (EMU). By a vote of 7-0 the Commission recommends the Council forward a letter to the Johnson County Board of Adjustment recommending that if a Conditional Use Permit is granted to allow a tree service business at 4522 Taft Avenue, it be limited to a period of 15 years with the possibility of future renewals. Freerks called the meeting to order at 7:00 PM. PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA: There were none CODE AMENDMENT ITEM: Discussion of amendments to Title 14, Zoning Code, to establish standards for a new form - based code district, the Eastside Mixed Use District, to clarify and refine the language of certain provisions of the Riverfront Crossings form -based code, to adjust parking requirements and Planning and Zoning Commission August 4, 2016 — Formal Meeting Page 2 of 6 apartment mix standards to encourage student housing in areas abutting the University campus and to encourage housing for a broader mix of populations throughout Riverfront Crossings and the Eastside Mixed Use Districts; and to ensure that zoning requirements for exterior lighting are applied in the Riverfront Crossings and Eastside Mixed Use Districts. Howard noted that Staff sent a follow-up memo to the Commission in their packets to address some of the discussion at the last meeting, specifically to answer some of the questions about commercial uses in this District. Howard stated while they believe there won't likely be a large demand for commercial uses there are some existing now and other small businesses may want to move into some of the existing buildings in the District. Staff believes most of the commercial uses will develop along Van Buren Street because it is closest to downtown. Nevertheless Staff felt it was reasonable to establish some standards even though it will largely be residential a neighborhood: they want to be conscientious of livability and the transition from commercial to residential. Staff is recommending that the uses that tend to draw a lot of customers to the sites (i.e. restaurants, retail, personal -service orientated and commercial recreational uses) not be open to the public between the hours of 11:00 p.m. and 6:00 a.m. except if located along the Van Buren Street frontage or along Burlington Street. Staff feels those are reasonable hours and likely most of the commercial uses wouldn't be open during those hours anyway. The restaurant that is located in the area now that is open into the early morning hours is a unique situation and is likely trying to capture the after-hours crowd. If that business ever moves out and another restaurant moves in the new hour restrictions would apply. Howard noted in addition there was one other commercial use that probably wouldn't ever locate in this District but one that would not be desired is the animal -related uses (veterinary clinic or pet boarding facility) so that would be disallowed. Dyer asked about a business that makes dog biscuits. Howard stated that would not be animal - related but rather retail because the animals would not be at the facility. Freerks asked about the brewery/restaurant that is currently located in the District, would they need to change their hours to close at 11:00 p.m. rather than 12:00 a.m. Howard said they have frontage onto Van Buren Street so they would be exempt from those hour restrictions. Howard stated with regards to the question of lighting, Staff did check with MidAmerican Energy on the light Pam Michaud mentioned in the alley, it is an old barn -style light so it likely is over - lighted for the area, but MidAmerican Energy is changing out their fixtures over time and would come change this one out. The owner of the apartment complex pays for that light service to light the parking lot of his apartment building for safety and security. The new fixture will be better, likely downcast and a LED fixture. Other than that, Staff felt the lighting regulations they had proposed are appropriate. Howard noted the correction to the side and rear setbacks that disconnect between the graphic and the form -based code language, there is a minor change that is addressed in the memo and a portion of the sentence should be kept "Surface Parking, Loading, and Service Area: 5' min. or 0' where parking is shared with the adjacent property. Must comply with the same side and rear setback requirements as principal buildings. Setback area shall be landscaped to the S2 Standard". Freerks opened the public hearing. Seeing no one, Freerks closed the public hearing. Planning and Zoning Commission August 4, 2016 - Formal Meeting Page 3 of 6 Theobald moved to approve the amendments to Title 14, Zoning Code as described in the Staff Report of July 27, 2016 and amended in the Staff Memo of August 4, 2016. Parsons seconded the motion. Parsons noted that this land with its close proximity to downtown and the historical neighborhoods to the east will be a desirable area in the future and it is obvious that this code amendment has been well thought out by Staff. Signs stated he likes the addition of the set business hours to keep the goal of maintaining that neighborhood transition. Freerks asked if property owners were made aware of this change, as there was no public present this evening. Howard noted the business operation hours wouldn't affect any of the businesses that are there now, any that are currently open after 11 will be grandfathered in. She noted that required notifications of this meeting and agenda were followed. A vote was taken and the motion carried 7-0. REZONING ITEM (REZ16-00006): Discussion of an application submitted by the City of Iowa City for a rezoning of multiple properties encompassing portions of the 500 blocks of Iowa Avenue, College Street, Washington Street and Burlington Street from Central Business Support (CB-5), Central Business Service (CB-2) and Neighborhood Stabilization Residential (RNS-20) to Eastside Mixed Use (EMU). Howard explained that this would be implementing the Code Amendment that the Commission just recommended and set the new zoning for this area. Staff is recommending approval. Martin asked again if all the property owners in this area were notified of the proposed change. Howard said there was a neighborhood meeting as well as notification to all by personal letter. Freerks opened the public hearing Seeing no one Freerks closed the public hearing Theobald moved to approve REZ16-00006 the rezoning of multiple properties encompassing portions of the 500 blocks of Iowa Avenue, College Street, Washington Street and Burlington Street from Central Business Support (CB-5), Central Business Service (CB-2) and Neighborhood Stabilization Residential (RNS-20) to Eastside Mixed Use (EMU). Martin seconded the motion. A vote was taken and the motion carried 7-0. COUNTY CONDITIIONAL USE (CU16-00003L: Discussion of an application submitted to Johnson County from Mickey and Sarah McGrew (General Tree Service) for a Conditional Use Permit to allow a tree trimming and removal business located at 4522 Taft Avenue SE in Area B of the Iowa City/Johnson County Fringe Area. Planning and Zoning Commission August 4, 2016 - Formal Meeting Page 4 of 6 Martin noted that the realtor representing Mickey and Sarah McGrew stopped in her office to ask how long this meeting tonight would be and noted that their offer on the property was no longer contingent on receiving this conditional use. Martin stated she has no business interest in this property and responded with no information. Howard began the staff report showing where the property is located, on Taft Avenue south of Highway 6, it is outside the City's growth area but inside the Fringe Area. As always the conditional use permits for the County that are in the Fringe Area need a recommendation from the City Council. If the City Council doesn't approve the conditional use, it does take 415 of the County Board of Adjustment to approve a conditional use. The area is currently zoned agricultural, the McGrews wish to have a tree service business as well as their home at the location. Staff is recommending that the conditional use permit be limited to a term of 15 years with the possibility of renewal. While Staff doesn't feel it will have any negative impact on existing or near -future development within Iowa City the long-term future use is uncertain so a limit will allow for a revisit to ensure compatible land uses. Staff recommends that the City forward a letter to the Johnson County Board of Adjustment recommending that if a Conditional Use Permit is granted to allow a tree service business at 4522 Taft Avenue, it be limited to a period of 15 years with the possibility of future renewals. Hensch asked if this land was immediately south of Breckenridge Trailer Court. Howard confirmed it was. Freerks asked if there was a set limit of number of employees in a county home -based business. Howard did not have the answer to that question. Hensch noted that he had this company cut down trees in his yard after a wind storm that it has one employee and hires extra employees when needed and they just meet them at the job site. Freerks opened the public hearing. Seeing no one Freerks closed the public hearing. Signs moved to recommend to Council to forward a letter to the Johnson County Board of Adjustment recommending that if a Conditional Use Permit is granted to allow a tree service business at 4522 Taft Avenue, it be limited to a period of 15 years with the possibility of future renewals. Parsons seconded the motion. A vote was taken and the motion passed 7-0. CONSIDERATION OF MEETING MINUTES: JULY 21, 2016 Signs moved to approve the meeting minutes of July 21, 2016 with edits. Parson seconded the motion. A vote was taken and the motion passed 7-0. Planning and Zoning Commission August 4, 2016 — Formal Meeting Page 5 of 6 PLANNING AND ZONING INFORMATION: Signs asked about the business hour limitations in neighborhoods and if there was anything in the Riverfront Crossings District that also limited hours of operations. He noted that area is intended to be a very mixed -use area and wonders if the question will arise at some point. Howard said it could come up and will be something Staff can consider. Hektoen noted that the limited hours of operations is unique to the area discussed this evening because of the transitional nature of the area, whereas Riverfront Crossings will be more urban. Howard noted there are some transitional areas of Riverfront Crossings so it should be reviewed. ADJOURNMENT: Theobald moved to adjourn. Martin seconded. A vote was taken and motion carried 7-0. 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