HomeMy WebLinkAbout12-15-2016 Planning and Zoning CommissionI
Iowa City
Planning & Zoning Commission
Formal Meeting
Thursday, December 15, 2016
7:00 PM
N.D.S. Conference Room - 2nd Floor
City Hall
��y+..Y 1. �.. ,s .._ rsr r• 4� -'�N i�tj 1 � . ! 1 � �_ 4 r '
,.•� +�` � .�- � T? ; is 1. " trS C�
1y-7{
1i" 1* ass
-. ..��„.i.Y..._ ,e �I-'y.l�-. -'1- if AIRII�� •' y_ — .i
j.
12
_its'_ •I�,r�'=:T� 1.. � r O .le}.�i~ '� (��
. r
'
a � .i IFlcSe I i • '.� F�
l Al�I
fYMf
1 CC2 IFrCl I
r
Department of Neighborhood =a° ,
and
Development Services CITY OF IOWA CITY
UNESCO CITY Of UTERATURE �i I
e
ji
r
PLANNING AND ZONING COMMISSION
Thursday, December 15, 2016 - 7:00 PM
Formal Meeting
N.D.S Conference Room — 2nd Floor
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. Zoning Item
Discussion of an application submitted by TSB Investments for a rezoning from
Planned Development Overlay (OPD-5) to Low Density Multi -Family Residential (RM-
12) for approximately 3.48-acres of property located at the southeast corner of Camp
Cardinal Road and Gathering Place Lane. (REZ16-00007)
E. Viewing of "A More Walkable Iowa City" by Jeff Speck
F. Consideration of Meeting Minutes: December 1, 2016
G. Planning & Zoning Information
H. Adjournment
Upcoming Planning & Zoning Commission Meetings
Formal: / January 5 / January 19 / February 2 / February 16
Informal: Scheduled as needed.
To: Planning and Zoning Commission
Item: REZ16-00007
GENERAL INFORMATION:
Applicant:
STAFF REPORT
Prepared by: Bob Miklo
Date: December 15, 2016
TSB Investments
89 2nd Street
Coralville, Iowa 52241
319-530-7333
Contact: Michael Thomas
9 South Gilbert STreet
Iowa City, IA 52240
319-338-7557
mthomasCcDhbkenaineerina.com
Property Owner:
Requested Action
Purpose:
Location:
Size:
Existing Land Use and Zoning:
Surrounding Land Use and Zoning:
Comprehensive Plan
File Date:
St. Andrew Presbyterian Church
140 Gathering Place Lane
Iowa City, Iowa 52246
319-338-7523
Rezoning from Planned Development Overlay
(OPD-5) to Low Density Multi -Family Residential
(RM-12)
To allow multi -family residential development
Southeast corner of Camp Cardinal Road and
Gathering Place Lane
3.48 acres
Undeveloped, OPD-5
North: Undeveloped OPD-5
South: Undeveloped CO-1
East: St. Andrew OPD-5
West: Undeveloped P-1
The property is currently designated for residential 2-
8 dwelling units per acre but is being considered for
an amendment to residential 8-16 dwelling units per
acre.
November 23, 2016
45 Day Limitation Period: January 7, 2017
2
BACKGROUND INFORMATION
The applicant, TSB Investments, has requested a rezoning from Planned Development Overlay
(OPD-5) to Low Density Multi -Family Residential (RM-12) for 3.48 acres at Camp Cardinal Road
and Gathering Place Lane.
St. Andrew Presbyterian Church 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 St. Andrew Presbyterian
Church — Part One subdivision. 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 because of the limited number of
properties within 300 feet of the property.
ANALYSIS:
Current zoning: The property is currently zoned Low Uensity Single Family Kesidential (RS-5)
with a Planned Development Overlay (OPD) due to sensitive areas including slopes, woodland
and a stream corridor. The RS-5 zone is primarily intended to provide housing opportunities for
individual households. The regulations allow for some flexibility of dwelling types to provide
housing opportunities for a variety of household types (duplexes and attached single family on
corner lots). This zone also allows for some nonresidential uses, such as parks, schools,
religious institutions, and daycare facilities.
The RS-5 zone allows for single family lots with a minimum lot area of 8,000 square feet, and a
minimum lot width of 60 feet. Lots that provide vehicle access from an alley or rear lane have a
minimum lot size of 6,000 square feet, and a minimum lot width of 50 feet. Duplexes or attached
single family lots are allowed on street corner lots provided that there is at least 6,000 square feet
per unit. Staff estimates that approximately 5 to 7 dwelling units could be built on this property
under its current zoning.
Proposed zoning: The purpose of the Low Density Multi -Family Residential Zone (RM-12) is to
provide for the development of high density, single-family housing and low density, multi -family
housing. This zone is intended to provide a variety of housing options in neighborhoods
throughout the city. Careful attention to site and building design is important to ensure that the
various housing types in any one location are compatible with one another. The RM-12 zone
allows multifamily development at a density of 1 unit per 2,725 square feet. A maximum of 55
dwelling apartments would be achievable on this 3.48 lot.
The applicant has submitted a concept plan showing how the property might be developed if
rezoned to RM-12. The concept shows a 30-unit building and a 24-unit building each with
underground parking. There is also a surface parking lot with driveway access proposed from
Camp Cardinal Road. If the property is rezoned to RM-12, a site plan and building elevations
demonstrating compliance with the Multifamily Site Development Standards will be required.
Staff recommends that the requested rezoning be subject to general compliance with the
attached concept plan.
Comprehensive Plan: The Comprehensive Plan currently indicates that this property is
appropriate for residential development at a density of 2-8 dwelling units per acres. The
applicant has requested an amendment to the Comprehensive Plan land use map to increase
the density to 8-16 dwelling units per acre. Both the Staff and Commission have found that the
property has characteristics (location at the intersection of a collector and arterial street) that
make it appropriate for multifamily residential development, and have recommended that the
requested amendment be approved. The City Council will consider the amendment at their
January 17 meeting. If the amendment is approved the proposed RM-12 zoning will be
consistent with the Comprehensive Plan Future Land Use Map.
The Comprehensive Plan contains policies that further support the RM-12 zoning at this
location. A diversity of housing within neighborhoods is encouraged (pages 20 and 27). The
plan encourages that smaller apartment buildings be integrated within neighborhoods rather
than located in large concentrations. As noted the plan indicates that if a property is located at
the intersection of a collector and arterial street, alternatives to single-family development,
including multifamily development may be appropriate.
Based on these policies, staff finds that the proposed RM-12 zoning is consistent with the
Comprehensive Plan.
Compatibility with neighborhood: There is currently limited development in the neighborhood
surrounding this portion of Camp Cardinal Road. St. Andrew Presbyterian Church is under
construction just to the east. There are two single family dwellings located at the terminus of
Camp Cardinal Road located 750 feet to the north of the subject property. The area to the west
was recently sold by Johnson County to a private owner. It contains steep slopes and
woodlands. The area to the south contains Camp Cardinal Road and Highway 218.
Staff finds that the proposed development is compatible with the adjacent church property.
Adherence to the multifamily design standards will help ensure the development will be
compatible with future residential development in the area.
Sensitive areas: The St. Andrew subdivision contains woodlands, steep slopes and wetlands
that are subject to a Sensitive Areas Development plan approved at the time the platting of the
larger property. Lot 2 contains a stream corridor and woodlands. The concept plan indicates
that 55% of the woodlands will be retained on Lot 2. The ordinance requires that at least 20% of
a woodland be retained in the RM-12 zone. Staff will review a Sensitive Areas Site Plan prior to
and building permits being issued.
Neighborhood open space: When the St. Andrew subdivision as approved, neighborhood
open space fees were collected based on the RS-5 zoning density. With the increase in density
that will be allowed by the RM-12 zoning, staff recommends that the difference between RS-5
and RM-12 open space fees be paid prior to the issuance of a building permit for Lot 2.
Traffic implications: A single family subdivision on this property would generate approximately
60 vehicle trips per day. A multifamily development would generate an estimated 360 vehicle
trips per day. Although this would be a sizable increase, Camp Cardinal Road adjacent to this
property was recently reconstructed to collector street standards and has sufficient capacity to
handle the traffic from this lot and the church which is currently under construction. As
development occurs farther north along Camp Cardinal Road, the increased traffic generated by
development of this property, may have implications on the need for secondary street access for
the larger Camp Cardinal Road neighborhood. Traffic generation will be reviewed as
development proposals are received.
Summary: The location of this property at the intersection of a collector and arterial street
make it suitable for multifamily development. Provided that the pending Comprehensive Plan
application to increase the designated density to 8 -16 dwelling units per acre is approved by
the City Council, the requested rezoning will be in compliance with the Comprehensive Plan.
Camp Cardinal Road has recently been rebuilt adjacent to this property and is adequate to
serve the proposed development. Multifamily design standards will help ensure that the
development is compatible with future development in the area.
STAFF RECOMMENDATION:
Staff recommends approval of REZ16-00007, an application submitted by TSB Investments for a
rezoning from OPD-5 to RM-12 for 3.48 acres of property located at the southeast comer of Camp
Cardinal Road and Gathering Place Lane, subject to City Council approval of the pending
amendment to the Comprehensive Plan and conditioned general compliance with the submitted
concept plan and payment of Neighborhood Open Space fees based on RM-12 density.
ATTACHMENTS:
1. Location Map
2. Concept Plan
Approved by: / ,1� /
John Yapp, Developm nt Services Coordinator,
Department of Neighborhood and Development Services
V
-:,aar�d io
k.
WIF
' o
0 ^ 1 'a
J�vr `O to
V O N ;
7 Co i I
C QP 0 0
U > v 0 M
Vl C6 w �" LO
C t}
N 'r`
P C �E:2
m 0 R) ;�
CO 0CL
r ..
E V
4) 45 w C
E < c O ® "O
7 co a. fl. 0
O E C U BES
0 CO -0 f
rL.Q i Q 0 r- O CL
is 0
v f
iS i
g 5 qq p RI
6b 6 W§ Cf l' i-RA c BR�`^ qg8�
:i�� Ft I d
�U � �N I
-- SF- a
o $ j ffJs
\ r ON 9A j
u 1 l
s 1 d�c,. •- \I I � � 1 I �$ , 1 , I i
"l�,.a �� •� ice. ��<. \\�\I 'i fi �I l I \,I j � I 'i i I 1
\\ \ \'10
i
----- __ __- _--- F
__ ` QfiIS roNIeNV.•dWV./ .__._... .__ -�.� / I, �i
.1�
a:ununnn ,, -
w
I �illIIIIIIIIII ;;
J C I
ee=ll �eee" level = ecE' ' "'I
d
leco1 eel Feel - °°I ;EcS lei �-
eel eel ce;l ® ie.al .:� ;y
I x
O
li
flxl
. ixedx
0
€I' le ei lee level''
� eei level level
leee eel r.a ��� � eel
o
I
I€ el gel
1
I
MINUTES PRELIMINARY
PLANNING AND ZONING COMMISSION
DECEMBER 1, 2016 — 7:00 PM — FORMAL MEETING
EMMA HARVAT HALL — CITY HALL
MEMBERS PRESENT : Carolyn Dyer, Mike Hensch, Ann Freerks, Max Parsons, Mark
Signs, Jodie Theobald
MEMBERS ABSENT: Phoebe Martin
STAFF PRESENT: Sara Hektoen, Bob Miklo, Marti Wolf
OTHERS PRESENT: Steve Long, Adam Brantman, Dylan Whittemore
RECOMMENDATIONS TO CITY COUNCIL:
By a vote of 5-0 the Commission recommends approval of 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 (Signs recused from discussion/vote, Martin
absent).
By a vote of 6-0 the Commission 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.
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):
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.
Planning and Zoning Commission
December 1, 2016 — Formal Meeting
Page 2 of 6
Signs recused himself from the discussion as he represents a client that is interested in an
adjoining parcel of property.
Wolf began the staff presentation by showing the Iowa City 2013 Comprehensive Plan Land
Use Map for the 3.48 acre parcel at Camp Cardinal Road and Camp Cardinal Boulevard. The
amendment would be to change the land use designation from residential 2-8 dwelling units per
acre to 8-16 dwelling units per acre keeping it residential. Wolf explained that for
comprehensive plan amendments they have to meet two criteria. The first criteria is to show
that circumstances have changed, or factors have come to light that make this amendment in
the public interest. The second criteria is that the amendment be compatible with Iowa City
policies.
With regards to the first criteria this land use designation came with the Comprehensive Plan in
1989 and at that time Camp Cardinal Boulevard did not exist. Camp Cardinal Boulevard was
built in 2007 and with it came a range of developments in that area including a school, Cardinal
Point (which contains a mix of single family homes, duplexes and townhomes), and the Saint
Andrew Presbyterian Church. Therefore Staff believes this area has changed significantly since
the original land use designation was given.
With regards to the second criteria of compatibility with policies of the Comprehensive Plan: the
Plan states that if a property is located at the intersection of a collector and arterial street
options besides single family residential are appropriate. To increase the parcel to 8-16
dwelling units per acre would allow for multi -family residential which is suitable by the Iowa City
Comprehensive Plan policies.
Wolf noted that this plan also comes with a sensitive areas plan because at the south end of the
parcel there is an area for stormwater retention from the Saint Andrew's parcel and therefore
the southern one-third of the property is non -buildable.
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.
Freerks opened the public hearing.
Steve Long (HBK Engineering) is representing the applicant and came forward to answer any
questions. He noted the applicant is excited about developing in this infill area and also the
ability to increase the density allows for the preservation of the one-third sensitive areas of the
parcel.
There were no questions for Long, and no other public present to speak on the item
Freerks closed the public hearing.
Hensch moved to approve CPAf 6-0003, an amendment to the Comprehensive Plan to
change the land use designation from Residential 2 to 8 dwelling unit per acre to
Residential 8 toll dwelling units per acre for property to the northeast of Camp Cardinal
Planning and Zoning Commission
December 1, 2016 Formal Meeting
Page 3 of 6
Road and Camp Cardinal Boulevard.
Parsons seconded the motion.
The motion carried 5-0.
VACATION ITEM (VAC16:00002):
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.
Miklo showed the area in question on an aerial photograph. He stated the applicant is
redeveloping a building that was originally developed as a fraternity but was later converted to a
rooming house. They are hoping to convert it back to a fraternity so they are asking to vacate
the alley property in the hopes of acquiring the property and adding it to the larger parcel. If it is
vacated and sold to them it would increase the density of the potential fraternity on the property
by two residents.
When Staff evaluated the request they looked at a number of criteria they use for vacation of
public right-of-way and determined this request does meet those. Miklo noted that there is
some public need for this property for a sanitary sewer and water line, that same need can be
addressed with an easement. The right-of-way does provide access to 332 Ellis Avenue as well
as 320 Ellis Avenue, so an easement would be necessary to assure both properties over time
will have access to their parking.
Staff recommends approval of VAC16-00002, a vacation of the alley right-of-way
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.
Freerks asked if the applicant is planning to retain the existing structure or if they are planning to
rebuild. Miklo said they are planning to retain the existing structure.
Hensch asked if the alley is currently used as an alley. Miklo replied it is. It provides access to
the two parking lots and secondary access to other residential buildings in the area. Parsons
noted he used to live in that area and occasionally people do use that alley to drive through.
Hensch asked about the easement and Miklo said it would require that the travelling lane be
maintained and open (no parking in that area).
Hensch asked about the neighbor to the south and Miklo said Staff has spoken with a
representative of 320 Ellis Avenue and they don't believe they have any interest in the property
as long as an easement is maintained to allow access to their parking, but there is a Board that
manages the property and the full Board will review it.
Planning and Zoning Commission
December 1, 2016 - Formal Meeting
Page 4 of 6
Freerks opened the public hearing
Adam Brantman (Ellis Ave LLC) came forward to answer questions. He noted they are
contemplating renovation and then sale of the property to a fraternity. They have talked with the
property owner to the south about the alley, currently the alley is gravel and as part of the
project they would pave the alley and maintain it.
Freerks asked how many units were in the rooming house currently. Brantman said it is
currently 25.
Dylan Whittemore (320 Ellis Corp) is on the board of the Delta Epsilon Fraternity and noted they
understand the need for the easement for access to their property. He also stated they do plan
to pave their side of the parking lot. The only concern they have is plans for snow removal,
since that would no longer be under the City's purview.
Freerks closed the public hearing.
Theobald moved to approve 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.
Hensch seconded the motion
Hensch noted it seems like this will be an improvement to the neighborhood and Theobald and
Freerks agreed.
A vote was taken and motion carried 6-0 (Martin absent).
CONSIDERATION OF MEETING MINUTES: NOVEMBER 17, 2016
Parsons moved to approve the meeting minutes of November 17, 2016.
Hensch seconded the motion.
A vote was taken and the motion passed 6-0.
PLANNING AND ZONING INFORMATION:
Miklo noted that Jeff Speck was in Iowa City the last week of October. The Commission agreed
to watch a recording of Speck's presentation.
Planning and Zoning Commission
December 1, 2016 — Formal Meeting
Page 5 of 6
ADJOURNMENT:
Hensch moved to adjoum.
Theobald seconded.
A vote was taken and motion carried 6-0.
Z
0
H �
20
OV
LU to
C7�o
Z W N
U
OZ�
NMN
ad w
z
Z �
Z Q
Z
Q
J
IL
X'
X
X
uj
X
X
X
i
Ix
I
X
X
X
X-
X
r
o
X
I
X
X-
X
X
X
r
w
O
X
I
X
X
X
X
X
X
r
a-
X
I
X
X
X
X
X
X
Go
X
I
X
X
X
X
X
X
N
X
I
X
I
I
X
X
X
n
r-
X
1
1
X
X
X
X
X
X
i
X
X
X
X
X
X
o�
X
I-
X
X
X
X
X
Ee
X
I
X
X
X
X
X
X
aX
X
X
X
X
X
I
X
a
X
X
X
X
X
X
I
X
X
X
X
X
X-
I
X
M
M
X
X
X
X
X
X
I
X
m
Z
X
X
X
X
X
X
I
X
N
N
X
X
X
X
X
I
X
r
X
X
X
X
X
X
I
X
W
zw
J
W
m
W
O
V
Z
Y
0
Y
<
V
en
x
Ix
V
Z
0
m
ofH
W
CA
K
0z0
Z
a
�IQ
OIW
w
U.ir2G.WF-
W
Q-
2
a)
WE
C N
c
N N .a @
Q O
a¢IIZ
n u w_ u
X O O i
W
Y