HomeMy WebLinkAbout11-17-2016 Planning and Zoning CommissionPLANNING AND ZONING COMMISSION
Thursday, November 17, 2016 - 7:00 PM
Formal Meeting
Emma Harvat Hall
Iowa City City Hall
410 E. Washington Street
A. Call to Order
C. Public Discussion of Any Item Not on the Agenda
D. Comprehensive Plan Item
Consider a motion setting a public hearing for December 1 for discussion of an amendment to
the Comprehensive Plan to change the land use designation of property located at the NE
comer of Camp Cardinal Road and Camp Cardinal Boulevard from Residential 2 to 8 dwelling
units per acre to Residential 8 to 16 dwelling units per acre. (CPA16-00003)
E. Consideration of Meeting Minutes: October 20, 2016
F. Planning & Zoning Information
G. Adjournment
Upcoming Planning & Zoning Commission Meetings
Formal: December 1 / Decernber 15 / January 5
Informal: Scheduled as needed.
i
To: Planning and Zoning Commission Prepared by: Bob Miklo and Marti Wolf, Planning
Intern
Item: CPA16-00003 Date: November 17, 2016
GENERAL INFORMATION:
Applicant: TSB Investments LLP
52 Sturgis Corner Drive
Iowa City, Iowa 52240
319-530-7333
Property Owner: St. Andrew Presbyterian Church
140 Gathering Place Lane
Iowa City, IA 52246
319-338-7523
Contact: Steve Long
HBK Engineering
509 S. Gilbert Street
Iowa City, IA 51140
319-338-7557
Requested Action:
Purpose:
Location:
Existing Land Use and Zoning
Surrounding Land Use and Zoning:
Comprehensive Plan:
File Date:
Comprehensive Plan amendment
To change land use designation from Residential 2-
8 DU/A to Residential 8-16 DU/A
Northeast comer of Camp Cardinal Road and Camp
Cardinal Boulevard (3.48 acres)
Undeveloped, OPD-5
North: Undeveloped; St. Andrew Presbyterian
Church under construction, OPD-5
East: St. Andrew property, OPD-5
South: Camp Cardinal Blvd. and Hwy 218/Melrose
Interchange
West: Undeveloped land and Hwy. 218, ID -RP and
Public (P)
Iowa City Comprehensive Plan (Northwest District)
October 27, 2016
45 Day Limitation Period: December 11, 2016
BACKGROUND INFORMATION:
The applicant, TSB Investments LLP, is requesting an amendment to the Comprehensive Plan
Land Use Map on behalf of St. Andrew Presbyterian Church for a 3.48-acre parcel located at the
northeast corner of Camp Cardinal Road and Camp Cardinal Boulevard to change the land use
designation from Residential 2-8 dwelling units per acre to Residential 8-16 dwelling units per
acre.
The property owner 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 — the church is being
constructed on Lot 1. The parcel under consideration is Lot 2 of the St. Andrew Church
subdivision, which was subdivided to allow for development of the area not utilized by the new
church. The parcel is bordered by Camp Cardinal Boulevard to the south, Camp Cardinal Road to
the west, and Gathering Place Lane to the north. There is a wooded creek corridor along the
southern portion of the parcel.
The applicant has chosen not to use the Good Neighbor Policy.
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.
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 in 1989, 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. The property located directly south
(fronting Camp Cardinal Blvd.) has recently been changed in the Comprehensive Plan from
Residential (2-8 DU/A) to Office Commercial (CO-1). A medical clinic and elementary school were
constructed in 2012, within one mile north from the subject property along Camp Cardinal
Boulevard. Cardinal Point South, which is located approximately '/z mile to the north, contains a
mixture of single family homes, townhouses and duplexes. 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 is starting to emerge. The
proposed Residential 8-16 Dwelling Units per Acre would designate this comer property for
medium density 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 Northwest District. However there are land use
policies in the Comprehensive Plan, which staff believes support the designation of the property
for medium density residential uses. The subject property is located on the corner of Camp
Cardinal Boulevard, an arterial road, and Camp Cardinal Road, a collector street. These types
of intersections support alternatives to single-family development, such as multi -family
development. The IC2030 Comprehensive Plan Future Land Use Map states "...if a property is
located at an intersection of a collector and arterial street, the neighborhood design concepts
indicate that alternative to single-family development, i.e. neighborhood commercial or multi-
family development, may be appropriate," (IC2030 Comprehensive Plan, page 26).
There are elements of the Comprehensive Plan that outline criteria for creating healthy
neighborhoods reflected in the proposed plan, such as a pedestrian/bikeway connection that
provides neighborhood access to the proposed site via an adjacent continuous sidewalk and
roadway network. Additionally, this use reflects the Plan's objective of promoting housing
diversity in the area. As several developments nearby are zoned for low -density, single-family
residential development, this property would offer a multi -family development option to the area.
Based on the above criteria, 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 Residential (8-16 dwelling units per acre) satisfies the necessary criteria.
Sensitive Areas: The subject property contains sensitive environmental areas, including
woodland and a stream corridor. These areas largely occupy the southern 113 of the property,
and will be regulated according to the Sensitive Areas Ordinance with the rezoning of the
property.
Traffic volumes: With the rezoning and subdivision of the larger St Andrew property, traffic
estimates were conducted to determine traffic impact on Camp Cardinal Road. The weekday
estimated average daily traffic volumes were 1,711 vehicle trips per day (under the 2,500
vehicles per day which may trigger a secondary access requirement), including the Church, a
senior housing facility, and estimated levels of future single family and multi -family
development.
Since these estimates were conducted, the senior housing proposal has withdrawn their
application, and no other development has been approved on the larger St Andrew property
except for the Church. The change from 2-8 units per acre to 8-16 units per acre for this 3.48-
acre parcel will result in a negligible change in anticipated traffic volumes for the larger area.
Traffic estimates will be updated when a rezoning application, and more specificity on the # of
units, is submitted.
STAFF RECOMMENDATION:
Staff recommends that CPA16-0003, an amendment to the Comprehensive Plan to change the
land use designation from Residential 2 to 8 dwelling unit per acre to Residential 8 to16 dwelling
units per acre for property to the northeast of Camp Cardinal Road and Camp Cardinal Boulevard
be approved.
ATTACHMENTS:
1. Location Map
2. Aerial Photograph
3. Final Plat of St Andrew Church Subdivision — Part One (for reference)
4. Excerpt from IC2030 Future Land Use Map
5. Applicant's Statement
M • -•
John Yapp, Development Services Coordinator,
Department of Neighborhood and Development Services
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CPA16-00003
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4. Applicant's Statement for Approval Criteria
The applicant would like to amend the Iowa City Comprehensive Plan for the approximately 3.48 acre
Parcel located at the NE corner of tamp Cardinal Road and Camp Cardinal Boulevard from Residential
2-8 DU/A to Residential 8-16 DU/A. This 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:
A. Circumstances have changed and/or additional information or factors have come to light such
that the proposed amendment is in the public interest.
o The adjacent property located directly south and east has recently been changed in the
Comprehensive Plan from Residential 2-8 DU per acre to Office Commercial.
o Saint Andrew Presbyterian Church is constructing a new church on the adjacent
property to the north.
o The Norman Borlaug Elementary school was recently built in the fall of 2012.
o The Mercy Family Medicine of West Iowa City clinic was also constructed in 2012.
o Camp Cardinal Boulevard is a major arterial and is located on the southern edge of the
property. It was constructed after the 1997 Comprehensive Plan.
B. The proposed amendment will be compatible with other policies or provisions of the
Comprehensive Plan, including any District Plan or other amendments thereto.
a. This parcel is located on the corner of Camp Cardinal Road, an arterial road, and a local
city street. According to the Comprehensive Plan (26), these types of intersections should
support alternatives to single-family development, such as multi -family development.
b. Pedestrian/Bikeway Connections provide neighborhood access to the proposed site via an
adjacent continuous sidewalk and roadway network.
C. Promotes housing diversity in the area. There are several developments nearby that are
zoned for low -density, single-family residential development and this property would offer
a multi -family development nearby,
The applicant chose to not use the Good Neighbor Policy because of the limited number of neighbors
within 300' of the property. The surrounding neighbors include St Andrew Presbyterian Church (owner
of the property), Iowa DOT, City of Iowa City and Jon Harding, ,
Due to the above listed changes to the surrounding land use and compatibility withvty giblowa-*,
City's Comprehensive Plan, we are confident that the proposed amendment meets t -",' I criteria.
Fri
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10-25-2016
MINUTES PRELIMINARY
PLANNING AND ZONING COMMISSION
OCTOBER 20, 2016 — 5:30 PM —FORMAL MEETING
HELLING CONFERENCE ROOM — CITY HALL
MEMBERS PRESENT: Carolyn Dyer, Mike Hensch, Ann Freerks, Max Parsons, Mark
Signs, Jodie Theobald
MEMBERS ABSENT: Phoebe Martin
STAFF PRESENT: Tracy Hightshoe, John Yapp
OTHERS PRESENT:
CALL TO ORDER:
Freerks called the meeting to order at 5:30 PM.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
There were none.
PRESENTATION OF AFFORDABLE HOUSING ACTION PLAN:
Hightshoe presented and discussed the Affordable Housing Action Plan which includes 15
affordable housing strategies that the City Council approved at their September meeting.
Hightshoe explained that affordable housing is considered those under 80% of median income
for home ownership and people under 60% for rentals. Overall to be considered affordable is for
a family to be paying less than 30% of their income on housing. The need for affordable
housing in Iowa City keeps rising over the years. Hightshoe showed data on the needs versus
the inventory of affordable housing in Iowa City.
Yapp noted this presentation is being made to the Commission because there are many code
amendments as part of this larger plan which will make their way in front of the Commission, and
it will help put those code amendments into the larger context of the strategy. Hightshoe gave an
overview of the Affordable Housing Strategy.
Freerks asked about the goal of keeping families with children in the same home for stability, and
why isn't there an incentive to stay put and not allow the housing vouchers to transfer to new
locations. Hightshoe agreed that stability is important, but it is a federal program to allow tenants
to move. She noted it is rare for families to move frequently once they are settled in a home.
There was discussion about tenant displacement and assistance. Freerks asked about how it
would work if it were a student housing unit that was being torn down. Yapp said that if more
than 12 units are being torn down, it does not matter if the tenants are students or household
families, then the tenant displacement policy would take effect.
Planning and Zoning Commission
October 20, 2016 — Formal Meeting
Page 2 of 4
Freerks asked about rooming houses and Yapp stated that under the Code a rooming house is
considered one household because they share a kitchen. So he would need to follow up on that
situation because it could affect more than 12 tenants. Rooming houses typically rent a `room' to
each tenant, so that each room might be able to be considered a household in a rooming house
situation.
Hightshoe noted that developers have said the City's design standards can be an obstacle for
constructing affordable housing so the City will be looking into a review of the design standards.
Freerks cautioned against varying the design standards noting they were put in place because
the City was told the multi -family design standards in Iowa City are weak compared to other
communities. Yapp said the multi -family design standards have evolved over the past 10-15
years and have gotten stricter with the goal (especially in the older neighborhoods) is for the
project to fit into the neighborhoods and be constructed with high quality materials. Yapp said
the concern is the design standards add costs. Freerks agreed, but commented that looking at
some of the older multi -family buildings in the City shows why those design standards are
necessary.
Theobald asked about rentals and over occupancy and how that is enforced. Hightshoe said
when the City hears complaints they do investigate about over -occupancy, but the City does
have to give notice to landlords so a lot of times when the landlords are given notice they have
time to move out some of the beds.
Dyer asked about tiny houses if they could be used for affordable housing. Yapp said those
could be used for affordable housing however tiny houses have to be hooked up to water and
sewer and if it is not then it's considered a recreational vehicle. Dyer said that in some areas
they have placed tiny houses in areas to help with homelessness.
Freerks stated her concern about the use of duplexes and triplexes as the City had just
undergone extensive zoning code amendments about use of duplexes in residential areas. Yapp
said this would be factored into a form -based code item, so with a form -based code duplexes
and triplexes could be allowed, according to location and design criteria in a Form Based Code.
Parsons asked why the Council wanted to include the Northside in the request for proposal for
form -based code (in addition to the Alexander School area). Yapp said there was perhaps an
opportunity to add housing diversity to the Northside. Yapp noted most of the Northside is
covered by historical or conservation overlays. Freerks added she feels the Council should
rethink adding the Northside to this request.
Freerks stated it would be great if the school district and other communities (Coralville and North
Liberty) would also be on board with this type of affordable housing plan because it cannot truly
be successful as a community until everyone is a part of it.
Signs added that he knows there is pressure on Coralville (and North Liberty to a lesser extent)
to do more with affordable housing and the Affordable Housing Coalition will be working on those
fronts heavily in the upcoming years. The approach the Affordable Housing Coalition needs to
take with the other communities is to give them an assortment of ideas and that process will
likely begin in Coralville soon. Hightshoe noted that she did a similar presentation to a joint
meeting with representative from Coralville and North Liberty and they seemed very interested in
the ideas Iowa City had to share.
Planning and Zoning Commission
October 20, 2016 - Formal Meeting
Page 3 of 4
Signs added that the thing about affordable housing is everyone agrees communities need it,
however no one wants it in their neighborhood. So how is a community to fill the need for 2200
units if no one wants them in their neighborhood?
The Commissioners thanked Hightshoe for the presentation.
CONSIDERATION OF MEETING MINUTES: OCTOBER 6, 2016
Hensch moved to approve the meeting minutes of October 6, 2016 with changes.
Parsons seconded the motion.
A vote was taken and the motion passed 6-0.
PLANNING AND ZONING INFORMATION:
Yapp noted that on agendas instead of listing 'other business" it will be listed as
"Planning and Zoning Information" per a directive of the legal department. "Other
Business" is vague and implies there may be other official business, when the intent is
for this part of the agenda to be for sharing of information.
Yapp also referred to a flyer for a presentation by Jeff Speck, a renowned advocate for
walkability, who will be lecturing in Iowa City on October 24.
ADJOURNMENT:
Parsons moved to adjourn.
Hensch seconded.
A vote was taken and motion carried 6-0.
PLANNING & ZONING COMMISSION
ATTENDANCE RECORD
2015 - 2016
11/5
11/19
12/3
1/7
1/21
2/19
3/3
3/17
4/7
4/21
5/5
5/19
6/2
7/7
7/21
8/4
9/1
10/6
10/20
DYER,CAROLYN
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
X
X
X
X
X
FREERKS, ANN
O/E
X
X
X
O/E
X
X
X
X
X
X
O/E
X
O/E
X
X
X
X
X
HENSCH, MIKE
X
X
X
X
X
X
X
X
X
X
X
X
X
X
O/E
X
X
X
X
MARTIN, PHOEBE
O/E
X
X
X
X
X
X
X
X
X
X
X
X
X
O/E
X
X
X
O/E
PARSONS, MAX
X
O/E
X
X
X
X
X
O/E
X
X
X
X
X
X
X
X
X
X
X
SIGNS, MARK
--
--
--
X
X
X
X
X
X
X
I
X
X
THEOBALD, JODIE
X
X
X
X
X
X
I X
X
X
X
X
X
X
X
X
X
X
X
X
KEY: X = Present
O = Absent
O/E = Absent/Excused
--- = Not a Member