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Home My WebLink About12-01-2016 Planning and Zoning CommissionIowa City Planning & Zoning Commission Formal Meeting Thursday, December 1, 2016 7:00 PM Emma Harvat Hall - City Hall SAM 02 ; Asa !� __ _1 1� M � ,per �. �. P _� hf ,✓�CJ1 ci d E ' IL dL t r Department of Neighborhood r',� and Development Services CITY OF IOWA CITY UNESCO CITY Of LITERATURE PLANNING AND ZONING COMMISSION Thursday, December 1, 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 an amendment to the Comprehensive Plan to change the land use designation of property located at the NE corner 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. Vacation Item Discussion of an application submitted by Ellis Avenue, LLC for a vacation of the public alley right-of-way located between Ridgeland Avenue and Ellis Avenue. (VAC16-00002) F. Consideration of Meeting Minutes: November 17, 2016 G. Planning & Zoning Information H. Adjournment Upcoming Planning & Zoning Commission Meetings Formal: December 15 / January 51 January 19 Informal: Scheduled as needed. STAFF REPORT 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 L LP 52 Sturgis Corner Drive Iowa City, !owa 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 corner 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 2 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 '/ 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 corner property for medium density residential development. 3 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 1/3 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 Approved by: John Yapp, Development Services Coordinator, Department of Neighborhood and Development Services a An application submitted by TSB Investments LLP, on behalf of St. Andrew Presbyterian Church m• for a Comprehensive Plan Amendment to change the designation from 2-8 DUA to 8-16 DUA for the 3.48-acre property at Camp Cardinal Road and Camp Cardinal Boulevard. 't MELROSEAVE. ,�•�� _ CITY OF IOWA CITY RR1 a EO 109 P1 CITY OF IOWA ID-RS Y - d IA OPD-5 R+# iD-RS An application :submitted by TSB Investments L.LP, on behalf of St. Andrew Presbyterian Church for a Comprehensive Plan Amendment to change the designation from 2-8 DUA to 8-16 DUA for the 8.48-acre property at Camp Cardinal Road and Camp Cardinal Boulevard. .• • eI, 1 s w auw, • ow�W f%0a (�eYm*x�iwr �/nxva FINALPLAT ST. ANDREW PRESBYTERIAN CHURCH - PART ONE IN CRY OF IOWA CITY, JOHNSON COUNTY, IOWA I mwcrm e�wnmeanzrt aw qa we ssn Y rre e[m. nsamaa mvemucownmsae rw�vou. mwv ma warns Josevery n/ 9r0.K. LEQM � rs Apra p Jw�w - ,n-rH ue \ Excerpt`ffrom IC2030 Future Land Use Map -. A �...'� !1 w Wr40 S 0 Recently `�"Pus amended to, Commercial Office Use � Rural Residential inked" Commerdal — - Conservation Design OMM CommercW 22DVA General Commertw %own Q 16160WA Omm Bewares Drse4Centers aftwo R' 16d4 DWA ® Gents ladostrsd k _ y � 25+ DDfA Po611ctSeml•liddie Mind Cm Cl PahR Mdvam Open Space Nelth6arhood Center Water Foram pill - GeneN Coauoercid CitylJmita .. - C Q H*b*V Commerdal — —. City Growth Boundary 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 Camp 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. ry Due to the above listed changes to the surrounding land use and compatibility with L�awty Iowa» City's Comprehensive Plan, we are confident that the proposed amendment meets pr-pVal critarda. . ,•... ..o j t i 10-25-2016 To: Planning and Zoning Commission Item: VAC16-00002 GENERAL INFORMATION: Applicant: Contact Person: Requested Action: Purpose: Location: Size: Existing Land Use and Zoning: Surrounding Land Use and Zoning: Comprehensive Plan: File Date: BACKGROUND INFORMATION: STAFF REPORT Prepared by: Marti Wolf, Planning Intern Date: December 1, 2016 Ellis Avenue, LLC. 2000 James Street, Suite 111 Coralville, Iowa 52241 Adam Brantman (same address) 319-631-3336 adamibrantman(ogmail. corn Vacation of alley right-of-way To allow vacated right of way to be acquired by abutting property owner Alley running east -west between 332 Ellis Ave. and 320 Ellis Ave. Approximately 2,600 square feet (.06 acre) Alley right-of-way North: Residential (RNS-20) South: Residential (RNS-20) East: Residential (RNS-20) West: Residential (RNS-20) Northwest Planning District — Iowa City Comprehensive Plan Residential 16 — 20 units per acre November 10, 2016 The applicant, Ellis Avenue, LLC, is applying for a vacation of the alley between Ridgeland Avenue and EIIiS Avenue, directly south of 332 Ellis Avenue. The area requested for vacation contains approximately 2,600 square feet. The applicant is requesting this vacation to release the right-of-way designation from the area, to allow it to be acquired by property owner of 332 Ellis Avenue. Vacating and acquiring the alley would allow Ellis Avenue, LLC to increase the number of occupants allowed in fraternity proposed for the property (EXC16-00012). If the applicant is able to purchase the entire 2,700 area, an additional 3 residents could be located within a fraternity there. It has been the City's practice that if both abutting property owners are interested, half of the right-of-way be offered to each abutting property owner (pending City Council approval of a purchase offer). Staff has notified the 2 owner of 320 Ellis Avenue about this application. If the owner of 320 Ellis purchased half of the right- of-way, 1 additional resident would be allowed at 332 Ellis. The purchase of the alley will need to be resolved prior to final approval by the City Council. ANALYSIS: a) Vehicular and pedestrian circulation and access to private property: The alley right-of-way currently provides access to the parking areas for the properties at 332 and 320 Ellis Avenue. The alley also serves other properties located on Ridgeland Avenue providing them with an alternative means of access to and egress from the neighborhood. Access easements will need to be maintained if the alley is vacated. b) Emergency and utility and service access: Emergency and service access to this right-of-way will not be diminished by the vacation. The right-of- way does not currently provide access to any parcels or properties that cannot be directly accessed from a street. However, maintaining an access easement will allow this road to provide an alternative means of access to this neighborhood and therefore staff recommends an access easement be maintained if the alley is vacated. c) Impact on access of adjacent private properties The applicant has stated that both parcels will continue to have access via and easement to their properties if the alley is vacated. The applicant has stated they plan to improve the alley right-of-way by paving it and creating a private drive. Desirability of right of way for access or circulation needs The right-of-way does not currently provide direct access to any parcels or properties that cannot be directly accessed from a street. It does however provide an alternative vehicular and pedestrian access between Ridgeland Avenue and Ellis Avenue. This access is helpful to distribute traffic in this higher density area. Staff recommends that a public access easement be retained over the right-of- way to allow it to continue serve this function it if is vacated. d) Location of utilities and other easements or restrictions on the property Public water and sanitary sewer lines are located within this alley right-of-way. If it is vacated, a utility easement must be retained. Letters have been sent to private utility providers to determine additional easement will be needed. STAFF RECOMMENDATION: Staff recommends approval of VAC16-00002, a vacation of the alley right-of-way, 2,600 square feet east of Ellis Avenue, south of 332 Ellis Avenue, subject to: 1. A Public Access easement be retained over the vacated right-of-way. 2. A utility easement be required over the vacated alley. 3. The driveway be improved according to plans approved by the City Engineer. 4. Approval of the special exception for the establishment of a fraternity at 332 Ellis. ATTACHMENTS: 1. Low inn min 2. Site Approved by: W E VAC16-00002 s 332 Ellis Avenue 0 0.00750.015 0.03 Milcs I Ir A '- a _ .A / J Prepared By: Marti WoIr Date Prepared: Nov. 201 .11r. 31501'AVE RM JE IZPiw: jms,Ec, GENEPAL NOTES: C M(X"L" m i OVIM, I Ko- 14 VICINITY MAP RK Dk R SITE PLAN , �RESOBiK ... '� oPaRxsau SITE INFORMATION LEGEND LEGAL DESCRIPTION: LEGAL DESCRIPTION: =Mow. �wm�vm-=� M.I.ItOE 4 4- Ubk- I mnemeec NMNaWIAmt MINUTES PLANNING AND ZONING COMMISSION NOVEMBER 17, 2016 — 7:00 PM — FORMAL MEETING EMMA HARVAT HALL— CITY HALL PRELIMINARY MEMBERS PRESENT: Carolyn Dyer, Mike Hensch, Ann Freerks, Phoebe Martin, Max Parsons, .iodie Theobaid MEMBERS ABSENT: Mark Signs STAFF PRESENT: Sara Hektoen, Bob Miklo OTHERS PRESENT: None RECOMMENDATIONS TO CITY COUNCIL: None • ••� 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 (CPA16:00003): 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 northeast corner 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. Miklo explained this is just a formality to set the public hearing date. Miklo showed a location map of the area and noted the Staff Report was in the Commissioners' packet for their and public review. This particular property was originally part of a larger piece of land that Saint Andrew's Church purchased. The area is zoned OPD-5 because contains a sensitive area with wetlands and slopes. The area is Lot 2 of the Saint Andrew's Subdivision. Hensch moved to set a date for a public hearing for CPA16:00003 for December 1. Parsons seconded the motion. A vote was taken and the motion carried 6-0. CONSIDERATION OF MEETING MINUTES: OCTOBER 20, 2016 Theobald moved to approve the meeting minutes of October 20, 2016. Planning and Zoning Commission November 17, 2016 — Formal Meeting Page 2 of 3 Parsons seconded the motion. A vote was taken and the motion passed 6-0. PLANNING AND ZONING INFORMATION: Miklo stated he missed the October 20`h meeting because he was attending the Iowa APA meeting in Burlington and he will share with the Commission some slides and information he learned at that meeting. He also noted that the City of Burlington has done a lot in the past decade or so rejuvenating their downtown area and including more residential into the large otherwise vacant buildings. Theobald asked that the other Commissioners go look at the new Brueggers site on Riverside Drive, as it appears problematic. The drive through, driveway, and parking area are all one area and very convoluted. Miklo noted that was a tough case because of the small site. The Board of Adjustment approved the drive through location and the City Engineer had to give an exception to allow the right -out only drive onto Benton Street. Hensch also noted that the driveway onto Benton Street is to be right turn only but he has seen people go left, and there is no signage there. Miklo will said staff would review the situation to see if signs regarding the driveway would be helpful. ADJOURNMENT: Parsons moved to adjourn. Martin seconded. A vote was taken and motion carried 6-0. PLANNING & ZONING COMMISSION ATTENDANCE RECORD 2015 - 2016 12/3 1/7 1121 2/19 313 3/17 417 4/21 5/5 5119 6/2 717 7121 8/4 9/1 1016 10120 11117 DYER,CAROLYN 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 — — — — — — — FREERKS, ANN X X O/E X X X X X X O/E X O/E X X X X X X HENSCH, MIKE X X X X X X X X X X X X O/E X X X X X MARTIN, PHOEBE X X X X X X X X X X X X O/E X X X O/E X PARSONS, MAX X X X X X O/E X X X X X X X X X X X X SIGNS, MARK — — — — — — — X X X X X X X X THEOBALii,JODIE X X X X X 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