HomeMy WebLinkAbout01-19-2017 Planning and Zoning Commissioni
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Iowa City
Planning & Zoning Commission '
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Formal Meeting
Thursday, January 19, 2017
7c00 PM
Emma Harvat Hall - City Hall
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Department of Neighborhood
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Development Services C1 T Y Vt i9WA I I Y
UNESCO CITY OF LrrERATURE
PLANNING AND ZONING COMMISSION
Thursday, January 19, 2017 - 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
Consider a motion setting a public hearing for February 2 for discussion of an amendment to
the Comprehensive Plan to change the language in the Comprehensive Plan to allow
residential uses in the commercial zones south of Iowa Interstate railroad and east of Scott
Boulevard located in Scott -Six Industrial Park. (CPA16-00004)
E. Development Item
Discussion of an application submitted by Oakes Construction for a preliminary plat of Dean
Oakes Seventh Addition, a .826-acre, 1-lot residential subdivision located on the east end of
Bristol Drive. (SUB16-00011)
F. Conditional Use Item
Discussion of an application submitted by S & G Materials to Johnson County for a conditional
use permit to allow for sand and gravel mining on property south of their current site at 4059
Izaak Walton Road. This property is located south of Iowa City and west of the Iowa River in
Fringe Area C of the Fringe Area Policy Agreement but is outside of the Iowa City Growth
Boundary. (CU16-00004)
G. Code Amendment Items
1. Discussion of an amendments to outdoor service areas regulations in Title 4 of the City
Code, and temporary use provisions in Title 14 of the City Code, to allow limited use of
amplified background music for eating and drinking establishments in the Riverfront
Crossings — South Gilbert and West Riverfront subdistricts.
2. Discussion of an amendment to City Code Section 14-2G-7F-9, Sign regulations in the
Riverfront Crossings Form -Based Code, to change the sign allowance for fascia signs for
manufacturing uses in the South Gilbert Subdistrict.
3. Discussion of amendments to the standards for the South Gilbert Subdistrict of Riverfront
Crossings in City Code Section 14-2G-3A to address building and parking placement for
properties that front on Highway 6.
H. Consideration of Meeting Minutes: December 15, 2016
Planning & Zoning Information
J. Adjournment
Upcoming Planning &Zoning Commission Meetings
Formal: February 2 / February 16 / March 2
Informal: Scheduled as needed.
STAFF REPORT
To: Planning and Zoning Commission
Item: CPA16-00004
GENERAL INFORMATION:
Prepared by: Sarah Walz
Date: February 2, 2017
Applicant: Streb Investment Partnership
P.O. Box 3327
Iowa City, IA 52244
Contact: Duane Musser
1917 Gilbert Street
Iowa City, IA 52240
319-351-8282
Property Owner:
Streb Investment Patnership, LC
1700 Country Club Drive
Coralville, IA 52241
Requested Action: Amend the City's Comprehensive Plan to allow
residential use in the commercial areas adjacent to
the Industrial (1-1)zone located south of the Iowa
Interstate Railroad and east of Scott Boulevard.
Purpose: To allow residential uses to be located on lots 19-
22, Scott Six Industrial Park.
Location: CI-1 and CC-2 properties on Scott Boulevard and
Liberty Drive, south of the Iowa Interstate Railroad
Size: N/A
Existing Land Use and Zoning: Vacant, CC-2, partially vacant CI-1
Surrounding Land Use and Zoning: North: Vacant, CC-2; Warehouse, 1-1
South: Highway 6, County
East: Industrial, 1-1
West: Industrial 1-1;
File Date: December 15, 2015
BACKGROUND: The applicant is seeking an amendment to the Comprehensive Plan/Southeast
District Plan to remove language discouraging the location of residential units in close proximity
to the Industrial (11) zone south of the Iowa Interstate Railroad.
Properties in the Scott Six Industrial Park that are located west of the creek, along Scott
Boulevard, are zoned Intensive Commercial (CI-1). Properties west of the creek and east of
Commerce Lane, are zoned Community Commercial (CC-2). This includes the properties
occupied my Faraway grocery story and Sinclair Gas.
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In 2015, the applicant proposed a mixed -use building with thirty-two 2-bedroom apartment units
located above ground floor commercial level. Residential uses may be located above in the CC-
2 zone but are prohibited in the CI-1 zone. Due to references in the Comprehensive
Plan/Southeast District Plan that call for the separation of industrial and residential uses, staff
advised the applicant that it would not support a special exception and the application was
withdrawn.
The nearest residential zones are located one half mile to the north (a manufactured housing
park located outside City Limits) and one-half mile to the southwest (Saddlebrook). The Mall bus
route serves the Scott Six Industrial Park and Heinz Road and Neighborhoods to the south of
Highway 6. Public sidewalks are established along the west side of Commerce Drive and on
Liberty Drive between Commerce and Scott Boulevard. Bus stops are located at the intersection
of Commerce and Liberty Drives and at Scott Boulevard just north of Liberty Drive.
ANALYSIS:
The current zoning code allows residential uses to be located above ground floor commercial in
the Community Commercial (CC-2) zone by special exception only. This provision was also part
of the previous zoning code (prior to 2006). The zoning code prohibits residential uses in the
Intensive Commercial (CI-1) zone. This prohibition also existed under the previous code (prior to
2006).
The Southeast District Plan (adopted in 2011) makes clear that residential and industrial uses
are viewed as incompatible uses and calls for "minimizing conflicts" between industrial and
residential uses in multiple areas of the plan. The IC2030 Comprehensive Plan includes similar
language.
Southeast District Plan: Both the Industrial and Housing sections of the plan call for
separation and buffering between industrial and residential uses due to characteristics
commonly associated with industrial uses, including the frequent use of large trucks and other
equipment and various outdoor activities that generate noise, vibration, or odors that are often a
nuisance to neighboring residential uses and may reduce property values. These externalities
are a common of complaints from residential areas located north of the railroad. These
concerns led to a proposal that future residential development be buffered by parkland and
commercial or institutional uses as shown in the Eastside Growth Area scenario in the plan.
Moreover, some uses permitted in industrial zones are required by code to be located a
minimum distance from residential zones. Industrial users often seek out areas that are set
apart from residential or other uses to minimize trespassing and to ensure efficient access and
circulation for large trucks and other equipment along the roads that serve the zone.'
"Some industrial uses include outdoor work or storage areas or have operations that
generate noise, odor, or vibrations that disturb nearby residents. To minimize conflicts
between these incompatible uses, there must be an adequate buffer between new residential
and industrial areas." [page 20, Eastside Growth section]
i In 2011, a concrete batch plant was approved for this area by special exception. Approval of that use (which was never
established) considered its impact on nearby residential and potential residential areas. The Board of Adjustment's decision to
approve that use, with the recommendation of staff, was appealed to district court. An adjacent property owner objected to the use,
claiming it would be detrimental to future development potential for non -industrial uses. Staffs recommendation called attention to
the Southeast District Plan, noting that industrial zoning was appropriate for this area due its location away from residential areas,
and its proximity to the highway and the railroad. Identifying and preserving appropriate land for these and similar uses was an
important of the city, as the code states: "Protect the industrial areas from incompatible uses such as residential dwellings."
"Goal 1: Preserve and expand the industrial tax base:
a. Protect designated industrial areas from incompatible uses, such as residential
dwellings and retail and consumer services that would interfere with industrial
operations.
b. Reserve and zone land adjacent to the Iowa Interstate Railroad for future industrial
development." [page 39, Industrial and Employment Areas]
"Goal 3: Minimize conflicts between industrial areas and nearby developments:
a. Develop a better buffer between the residential areas located north of the Iowa
Interstate Railroad and industrial uses located to the south." [page 40, industrial and
Employment Areas.]
"Minimizing Conflicts: As the city grows east of Scott Boulevard, land on both sides of the IRIS is
intended for future industrial development. This is illustrated on the Eastside Growth Area Concept
Plan. The northern portion of the growth area is more suitable for future residential development,
since it is contiguous with existing neighborhoods such as Windsor Ridge, Windsor West to the
north and Sunset Village and Modern Manor manufactured housing parks and the Village Green
neighborhood to the west.
Because industrial uses are associated with noise, dust, truck traffic and other externalities that may
diminish quality of life in nearby residential neighborhoods, it is necessary to separate and buffer
new residential areas in the northern portion of the growth area from industrial areas that develop to
the south. Since the rail line has never provided an adequate buffer between the industrial area
west of Scott Boulevard and residential areas to the north, a more substantial buffer is called for as
new neighborhoods develop to the east. The Snyder Creek stream corridor is in a good location to
provide a natural separation between future residential and industrial areas. Citizens strongly
supported development of a substantial linear park along the stream corridor that would restore a
wildlife corridor, facilitate management of storm water run-off, provide open space and amenities for
area residents and employees and also serve as a buffer between industrial and residential areas.
Since Snyder Creek extends diagonally across the growth area from southwest to northeast, it will
not provide a complete buffer between new residential areas to the north and industrial to the south.
Therefore, an alternative strategy to separate incompatible uses is to provide a transition in zoning
from more intense industrial areas to institutional uses, lower intensity commercial uses, or smaller
incubator/cottage industries that are more compatible with residential neighborhoods. This
buffer/transition strategy is explained in more detail in the Eastside Growth Area section of the
plan." [page 38, Industrial and Employment Areas]
Proximity to Work
The applicant has cited a number of goals and recommendations from the City's Comprehensive
Plan to justify the location of residential uses in this area, the most compelling of which may be the
desire for workers to live close to their place of employment.
Indeed, it is a goal of the Comprehensive Plan to create housing opportunities near employment
centers. Areas directly north of the railroad and south of Highway 6 offer a range of housing
choices, including affordable housing, for individuals and families. Affordable housing options,
include various apartment complexes along or near the Highway 6 corridor together with
manufactured housing: 450 units at Bon Aire and 146 units at Saddlebrook as well as
approximately 430 units at Modern Manor and Sunrise Village north of the railroad.
Multi -family housing is in the process of being redeveloped at the site of the former Dolphin
Point/Rose Oaks (now called the Quarters) where a total of 352 units will be available in fall of
2017. In Saddlebrook, 72 units of multi -family housing constructed in 2016 add to the 286 multi-
family already established along with 26 townhome units and 6 duplex units. An additional 8
townhome units and 48 duplexes area platted along Heinz Road and Shire Lane. Additional
townhouse style development is proposed further to the west along Whispering Meadow Drive.
Multi -family development is also located at the intersection of Scott Boulevard and American
Legion Road as a part of the Eastbrook Flats development.
While it is important to provide residential areas near employments centers, there is residential
provided both north of the railroad and south of Highway 6. These are appropriate areas into
which residential uses should be directed because they are buffered from the negative aspects of
industrial uses and are in safe, active locations in close proximity to other residential as well as
parks and schools.
Walkability is a goal of the Comprehensive Plan, however, for a neighborhood to be walkable it
must provide facilities to allow for safe access. It is worth nothing that there are no sidewalks east
of Liberty Drive, except along a portion of 420ti' Street. There is no sidewalk along the east side of
Scott Boulevard, south of Liberty Drive, and only a short segment to the north. There is no
sidewalk or trail along the north side of Highway 6 or along Heinz Road —the streets that provide
access to industrial uses/employers west of Scott Boulevard. In short, save for the uses located
directly along the west side of Scott Boulevard, this is not a walkable area. Industrial areas, such
as this, where trucks and large vehicles are commonplace are not compatible with quality of life
for residential uses. The design and development of industrial areas are focused on the
convenience of major truck traffic. Even with sidewalks, staff does not believe this is an
appropriate area for residential use and will not provide a healthy quality of life or sense of
neighborhood for residents.
Comprehensive Plan goals for creating and sustaining neighborhoods.
In several areas the applicant refers to the objectives included in the "principles for creating and
sustaining neighborhoods". This section of the Comprehensive Plan addresses the particular
characteristics that allow Iowa City's neighborhoods to serve the needs of residents over their
lifetimes and to provide housing diversity for a variety of incomes and household types. These
principles are not, as the applicant asserts, new to the IC2030 Comprehensive Plan (adopted in
2013). In fact, nearly all the principles were included in the previous Comprehensive Plan
(adopted 1997) and in the Southeast District Plan (adopted 2011). The only new principles added
to this section were Compatible Infill Development, Buffer Residential Development from
Incompatible Uses, and Public Safety.
Infill development refers to development or redevelopment of land within an area that is already
largely developed and is not applicable to land located on the margin or edge of the community.
Much of the Riverfront Crossings District is an example of infill development. Planned
development of the Prairie Commons off Benton Street is infill development of vacant land within
a larger area that is already completely developed. The commercially zoned properties that are
the subject of this application are located near the far south east edge of the community; areas to
the north of the railroad and south of Highway 6 are not currently within city limits. There is no
residential zone or proposed residential zone contiguous to the subject commercial zone.
Development of residential uses within this area would seem to conflict with other principles in this
same section of the Comprehensive Plan, including goals to buffer residential development from
incompatible uses.
The Comprehensive Plan also includes the following goals and objectives within its Land Use
section:
"Focus industrial development on land suitable for industrial uses with good
access to rail and highways but buffered from residential development:
Plan for appropriate transitions between residential neighborhoods and higher intensity
commercial to ensure the long-term health of neighborhoods.
5
• Provide adequate buffer areas between residential areas and intensive industrial activity to
mitigate any negative externalities, such as noise, odors, dust and vibrations.
[page 24)
The applicant refers to the subject CC-2 and CIA zones as a neighborhood commercial area.
The use of the term "neighborhood commercial area" in comprehensive plan and the zoning
code should not be conflated with commercial zoning in general. The zoning code provides for a
Neighborhood Commercial zoning designation in order to allow for small commercial areas that
are of a scale and character the complements adjacent residential uses.
"The purpose of the neighborhood commercial zone (CN-1) is to promote a unified
grouping of small scale retail sales and personal service uses in a neighborhood shopping
area; encourage neighborhood shopping areas that are conveniently located and that
primarily serve nearby residential neighborhoods; promote pedestrian oriented
development at an intensity level that is compatible with surrounding residential areas;
and promote principles of site design, building articulation, scale and proportion that are
typical of traditional main street design. Allowed uses are restricted in size to promote
smaller, neighborhood serving businesses and to limit adverse impacts on nearby
residential areas."
Definitions of the Community Commercial (CC-2) and Intensive Commercial (CI-1) zones:
Community Commercial Zone (CC-2): The purpose of the community commercial zone (CC-2)
is to provide for major business districts to serve a significant segment of the total community
population. In addition to a variety of retail goods and services, these centers may typically
feature a number of large traffic generators requiring access from major thoroughfares. While
these centers are usually characterized by indoor operations, uses may have limited outdoor
activities; provided, that outdoor operations are screened or buffered to remain compatible with
surrounding uses.
Intensive Commercial Zone (CI-1): The purpose of the intensive commercial zone (CI-1) is to
provide areas for those sales and service functions and businesses whose operations are
typically characterized by outdoor display and storage of merchandise, by repair and sales of
large equipment or motor vehicles, by outdoor commercial amusement and recreational activities
or by activities or operations conducted in buildings or structures not completely enclosed. The
types of retail trade in this zone are limited in order to provide opportunities for more land
intensive commercial operations and also to prevent conflicts between retail and industrial truck
traffic. Special attention must be directed toward buffering the negative aspects of allowed uses
from adjacent residential zones.
Mixed -Use Development
While the Comprehensive Plan encourages mixed use development, not all locations are
appropriate for mixed uses. This is why a special exception is required for locating residential units
on property zoned CC-2.
There is some concern regarding the safety/security of the proposed multi -family at such a
remote location, far from any current or future residential zones. The principles for mixed -use
development apply to city centers or other commercial areas where additional residential
development surrounds the commercial site. The subject properties are within an auto -oriented
area not fully served by sidewalks and cut off from other residential neighborhoods and
amenities that help to provide quality of life. This situation is not likely to change in the
foreseeable future because it is at the far edge of the community in area in which no additional
residential is recommended.
Moreover, the safety of mixed use sites depends on natural surveillance, access control, activity
support, etc., that comes from being in a 24/7 type of neighborhood. The Industrial Zone, which
makes up the vast majority of the surrounding land, does not have those qualities because it is
primarily inactive at night, the same is true of the particular commercial zone, again due to the
location at the far edge of the city.
Timeliness
The Southeast District Plan, addresses the unique situation of this commercial area:
"Scott Boulevard/Highway 6 Commercial Node: There is a strip of commercial development
located along Scott Boulevard between the Iowa-Interstatc Railroad and Highway 6. Current traffic
counts along this segment of Scott Boulevard have not reached a level that is conducive to retail
commercial development. However, intensive commercial and quasi -industrial businesses have
located in the area to take advantage of the nearby industrial and employment areas and lower land
prices. A grocery store, attracted by the lower land cost, was also allowed to locate in the area and
relies on attracting customers from eastside residential areas. It is important to maintain areas
within the city for intensive commercial, quasi -industrial, and land intensive businesses. Due to its
proximity to an expanding industrial area, this node of commercially zoned property along Scott
Boulevard is appropriate for such uses. The City will need to be careful not to dilute the demand for
daily retail shopping by allowing too many retail commercial nodes on the eastside of Iowa City. If
efforts to revitalize Towncrest and to maintain the viability of the Sycamore Mall and First Avenue
Commercial Corridor are to be successful, the City will need to be cautious about zoning additional
land along the edge of the city for retail and office development." [page 36, Commercial
Development]
The subject CI-1 and CC-2 commercial properties are located at a remote edge of the community.
For a variety of reasons, growth on the southeast side of Iowa City. With the scheduled opening of
a new eastside elementary school on American Legion Road, the City anticipates residential
development within the "Eastside Growth Area" to pick up in the near future. The recent opening
of Alexander Elementary, which has alleviated over -crowding and other stresses at Grant Wood
Elementary, will improve the residential development potential south of Highway 6, including in
Saddlebrook and Whispering Meadows. Residential growth in these areas has the potential to
provide an additional customer base for the existing and future commercial uses at this location.
Likewise, quasi -industrial uses, such as auto repair and construction services currently located in
the Riverfront Crossings District may be displaced by redevelopment. This may create demand for
CIA or industrial properties. In short, it appears premature to amend the Southeast District Plan
goals for this commercial/industrial area.
STAFF RECOMMENDATION: Staff recommends denial of application CPA16-00004 an
application submitted by Streb Investment Partnership LC seeking to amend the City's
Comprehensive Plan to allow residential uses in commercial areas adjacent to the Industrial (I-
1)zone located south of the Iowa Interstate Railroad and east of Scott Boulevard.
ATTACHMENTS:
1. Aerial views of the proposed location.
2. Location map
3. Eastside Growth Area scenario from the
4. Application materials
Approved
Doug Boothroy, Direct r,
Department of Neighbgr od and Develop nt Services
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Eastside Growth Area Concept Plan
ZONING for the subject parcels.
Streb Investment Partnership, L.C.
P.O. Box 3327
Iowa City, Iowa52244
December 9, 2016
City of Iowa City
Planning & Zoning Commission
City Hall
410 East Washington Street
Iowa City, IA 52240
Re: Comprehensive Plan Amendment for Commercial Lots
in Scott -Six Industrial Park
Ladies and Gentlemen:
This letter is being written to set forth the reasons for a proposed Comprehensive
Plan Amendment to permit housing in commercial zones south of the Iowa Interstate
Railroad, east of Scott Boulevard and north of U.S. Highway 6. Although the commercial
zoning classifications for the commercial properties in this area, CI-1 and CC-2, have been
amended to allow residential units on the upper floors of commercial structures within
those zones, such changes have not been recognized by the Comprehensive Plan for this
area.
The Zoning Ordinance Amendment referenced above is one significant
circumstance which has changed since approval of the Comprehensive Plan. Because of
the initial restrictions on residential uses within these zones, the proposed change in the
Comprehensive Plan would have been of little or no significance prior to the amendment
to the ordinance.
We have attempted to submit, in this letter, reasons why the proposed amendment
will be compatible with other policies or provisions of the Comprehensive Plan and of the
Southeast District Plan. Since we would submit that the factors set forth apply to both of
the applicable approval criteria, we would request that they be considered in that light.
Considerable demand for housing units within this area has been identified, related
in significant part to the presence of numerous large employers located both within the
Scott -Six Industrial Park and adjoining industrial areas to the west, Many persons have
expressed to the applicant an interest in having a place of residence in close proximity to
City of Iowa City
Planning & Zoning Commission
December 9, 2016
Page 2
,2M I n.Fc 1- . , 11 12
their place of employment. The demolition of the former bolphin Point apartment
complex on the south side of Highway 6 further decreases the supply of housing within
this area.
Numerous of the goals and concerns articulated in the Comprehensive Plan are
addressed by the proposed amendment, including the following.
A. The fluctuating cost of energy, including gasoline. Numerous large
employers are located within walking distance of this development, and it is served by the
Iowa City transit system.
B. Concerns over global climate change. The factors addressed in the
preceding sentence are also applicable to this concern.
C. Increasing interest in, and support for, energy and resource conservation.
D. A focus on sustainability. This Comprehensive Plan Amendment will create
an infill neighborhood where residences are allowed, and permit more energy efficient
development Statistics have just been released indicating a shortening of Americans' life
expectancies for the first time in decades. Obesity has been cited as the most likely cause,
and creating housing antis in close proximity to work places can address this societal
problem.
These concerns are further supported in the "How We Grow" section of the
Comprehensive Plan. It is stated that "Current city policies support the efficient use of
land for new development by encouraging compact, contiguous development at the edge
of the city while focusing greater urban density close to our employment centers..."
The Comprehensive Plan lists numerous principles for creating and sustaining
healthy neighborhoods, including the following:
A. Compatible infill development is encouraged, with the statement that
"Development of infill sites should add to the diversity of housing options without
compromising neighborhood character or overburdening infrastructure, including alleys
and parking.
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City of Iowa City
Planning & Zoning Commission
December 9, 2016
Page 3
c1,1;,,
B. Affordable housing is encouraged with the staterrient that '"Apartments
located above commercial businesses provide needed housing while increasing the local
customer base for the commercial establishments." It should be noted that a supermarket,
convenience store and other retail uses are located in close proximity to the area in
question,
C. With respect to neighborhood commercial areas, it is stated that "the
businesses within the neighborhood commercial center should provide shopping
opportunities within convenient walling distance for residents in the immediate
area... incorporating apartments above shops and reserving public open space are two
ways to foster additional activity and vitality in a neighborhood commercial area."
Additionally, the Eastside Growth Area Concept Plan shows a large park located
just north of the Iowa Interstate Railroad which extends to Muscatine Avenue. This park
would be able to serve residents of the area in question. Additionally, a new elementary
school is under construction north and east of this property which would be walkable by
older elementary school students. Bicycle trails and a dog park are located in the vicinity.
Numerous of the "Eastside Growth Area - Goals and Objectives" are furthered by
this proposal, particularly Goal 1(a) and (b). This area can further be a buffer between
various uses permitted in the Southeast District.
For all of the reasons above set forth, it is respectfully requested that the
Comprehensive Plan be modified to permit housing in commercial zones in the area
bounded by the Iowa Interstate Railroad, Scott Boulevard and U.S. Highway 6.
Respectfully submitted,
STREB IIJVE9IWNT PARTNERSHIP, L.C.
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STAFF REPORT
To: Planning & Zoning Commission Prepared by: Bob Miklo
Item: SUB16-00011 Date: January 19, 2017
Dean Oakes Seventh Addition
le321!1:4:7_14I11go] VLTA /A1[e 0
Applicant: Oakes Construction
P.O. Box 1456
Iowa City, IA 52244
319-351-8615
Contact Person:
Requested Action:
Purpose:
Location:
Size:
Existing Land Use and Zoning:
Surrounding Land Use and Zoning:
Comprehensive Plan:
File Date:
45 Day Limitation Period:
BACKGROUND INFORMATION:
Duane Musser
1917 South Gilbert Street
Iowa City, IA 52240
319-351-8282
Preliminary plat approval
Development of a 1-lot residential subdivision
Bristol Drive
.77 acres
Vacant— Low Density Single Family (RS-5)
North:
Residential (RS-5)
South:
Residential (RS-5)
East:
Undeveloped (RR-1)
West:
Residential (RS-5)
North District Plan — Single Family/Duplex Residential
December 15, 2016
January 29, 2017
The applicant, Oakes Construction, is requesting approval of the preliminary plat of Dean Oakes Seventh
Addition, a 1-lot, .826-acre residential subdivision located at the east end of Bristol Drive. In 1995 Dean
Oakes Fifth Addition was approved for the property directly to the west of the subject property. The property
is apparently a remnant piece that the applicant would now like to plat for a single family lot.
The applicant indicated that they have chosen not to use the "Good Neighbor Policy".
ANALYSIS:
Comprehensive Plan: The North District Plan identifies the area surrounding Bristol Drive as suitable for
single-family and duplex residential uses. The North District Plan also shows the possibility of Bristol
Drive connecting from where it currently dead -ends to North Dubuque Street. The proposed single family
subdivision, which includes the potential for Bristol Drive to continue, complies with the Comprehensive
Plan.
2
Zoning: This and the adjacent properties to the west are zoned Low -Density Single Family Residential
(RS-5). The purpose of the RS-5 zone is to provide housing opportunities for individual households.
Single family lots are required to have a minimum lot area of 8,000 square feet and a minimum lot width
of 60 feet. The proposed lot complies with these requirements.
Subdivision regulations: With the exception of street width (50 feet of right-of-way rather than the
current standard of 60 feet): the proposed subdivision is in general compliance with the subdivision
regulations. Because this is an extension of an existing 50-foot wide right-of-way, staff recommends that it
not be required to be widened to 60 feet to comply with current street standards.
Due to the length of Bristol Drive, an emergency vehicle turn -a -round is required at the end of the street.
Although the North District Plan shows the possibility of Bristol Drive being extended to the south, the
steep ravine on the adjacent property and the limit development potential may not provide sufficient
incentive for a developer to extent the street. For this reason staff recommends that Bristol Drive be
terminated with "hammer head" to allow large vehicles, such as fire trucks to turn around.
Storm water management: This property is less than the 3 acre threshold for which stormwater
management is required. Therefore the City Engineer has determined that stormwater detention facilities
are not required.
Neighborhood open space: A subdivision of this size requires the dedication of 788 square feet of
neighborhood open space or fees in lieu of. The Parks and Recreation Department has determined that
fees are appropriate in lieu of neighborhood open space dedication. The fee will be equivalent to the
value of 788 square feet of property. This requirement will need to be addressed in the legal papers for
the final plat.
Infrastructure fees: The water main extension fee of $435 per acre will apply to this subdivision and should
be noted in the legal paperwork.
STAFF RECOMMENDATION: Staff recommends that the preliminary plat for Dean Oakes Seventh
Addition, a 1-lot, .826-acre residential subdivision on the east end of Bristol Drive be approved.
ATTACHMENTS: � � )
1. Location Map
2. Preliminary Plat
Approved by:
Doug Boothroy, Dire or,
Department of NeE borhood and Develop ent Services
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City of Iowa City
MEMORANDUM
Date: January 19, 2017
To: Planning & Zoning Commission
From: Martina Battistone, Planning Intern
RE: CU16-00004, S&G Materials Conditional Use Permit
S & G Materials has applied to Johnson County for a conditional use permit to allow for sand
and gravel mining on property south of their current site at 4059 Izaak Walton Road. The
subject property is located south of Iowa City and west of the Iowa River. The applicant's
property is located in Fringe Area C of the Fringe Area Policy Agreement but is outside of
the Iowa City Growth Boundary. The Agreement states, "[Developments] which are not
within Iowa City's growth area [but within the Fringe Area] which are zoned for non -farm
development... may occur in conformance with Johnson County's Unified Development
Ordinance and City Rural Design Standards." The Johnson County Zoning Ordinance
permits cities to review conditional use permits for applications within their extra -territorial
jurisdiction. Conditional use permits require a 4/5-majority vote of the Johnson County
Board of Adjustment to approve a permit opposed by the City Council.
In 2000, the applicant applied for and was granted a conditional use permit for the sand
mining operations conditioned upon dust -free maintenance of Izaak Walton Road. In 2006,
a second conditional use permit was granted to expand the sand mining operations
conditioned on the applicant improving the entrance to Izaak Walton Road from Oak Crest
Hill Road and the applicant implementing a Wetland Mitigation Plan. In 2010, an
amendment was issued for the previous conditional use permit to allow concrete and
asphalt recycling on a temporary basis, per the Johnson County Unified Development
Ordinance, which states that Asphalt and Concrete Recycling Plants are conditionally
allowed for temporary operation only, in the A -Agricultural zoning district. The City concurred
with approval of all of these previous permits.
The applicant is now seeking a conditional use permit to conduct sand and gravel mining on
the southernmost portion of their 175-acre property, the area known as Bright Farm South.
Because this site is located directly adjacent to the company's current mining site, S & G
would be able to continue their practices without any additional truck traffic on Oak Crest Hill
Road SE. Development on this section of property has been divided into stages so that four
basins will be dug over 15 to 25-year period. Construction is proposed to being in 2018 and
be completed by 2035.
City and County staff inspected the property with Liz Maas, a consultant to S & G Materials,
who outlined the mitigation, mining, and restoration processes both underway and planned
on the applicant's property. S & G must meet the requirements of the Johnson County
Sensitive Areas Ordinance, which requires that for every acre of wetland impacted, two
acres of wetland must be constructed.
Because this property is not within the City's growth area, it is not likely to be annexed into
the city within the foreseeable future. In Staffs opinion the City's interest in this case is in
preservation of the Iowa River valley as a scenic recreational and environmental asset for
the region. Staff believes S & G Materials has demonstrated a commitment to proper habitat
December 29, 2016
Page 2
restoration and sustainable mining practices. For the last nine years, S & G has successfully
constructed wetland mitigation as permitted by the U.S. Army Corps of Engineers and Iowa
Department of Natural Resources. The proposed site for the conditional use permit is in the
flood plain and partially in the flood way, giving it low development potential. Currently, the
majority of the land is being utilized for row crops. Following completion of mining in this
location, habitat restoration efforts will provide a more diverse, functional habitat on the site
than what currently exists.
Staff Recommendation
Staff recommends that the City Council forward a letter to the Johnson County Board of
Adjustment, recommending that an application submitted by S & G Materials to Johnson
County for a conditional use permit to allow for sand and gravel mining on property south of
their current site at 4059 Izaak Walton Road be approved subject to compliance with the
mitigation plan.
Approved by: / &A / xz-
John Yapp, Development Services Coordinator
Neighborhood Development Services
Attachments
1. Location Map
2. Application Materials
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j 3.0 SITE SELECTION CRITERIA; SAG MATERIALS COMPAIM BRIGHT FARM SOUTH
S&G Materials Company purchased this property in 2003 and has since rented it to a local farmer for conventional
00 agricultural use. Located south of Iowa City, this site is bordered by Oak Crest Hill Road SE (old Highway 218) to
ob the east, the Iowa River to the west; privately owned property to the south and the S&G Materials Bright Farm
V,r). property to the north (Figure 1). it is characterized by open agricutural fields, scattered pockets ofwoodlan(i, a
r'U blue -line stream bisects the western side of the property, and an upland oak -hickory savanna hillside sits along the
Al western border.
001 Used as a Farmstead for the majority of the last 100 years, this propertydoes contain some newly developed small
VM wooded arm, primarily cor posed of early successional species like wfiiow and cottonwood. Higher quality
& woodland is found along the western side of the property and is not proposed for Impact Derelict farm structures
were removed in 2012 to clean up the property and remove potential liability hazards from the site. S&G Materials
Company is requesting this permit as they purchased the property with the intent to connect their existing Bright
Farm mine (to the north) to this property and mine it for sand and gravel materials.
Ift
NK) it is common to find sand and gravel materials in seams along riparian corridors. Additionally, core sampling
,gD conducted by S&G identified valuable sand and gravel deposits on this property. A cost benefit analysis of the site,
revealed that the costs to remove the materials and construct mitigation would still be less than the return on the
sale of mined materials.
go
For more than three decades, S&G Materials has provided sand and gravel to Iowa City and surrounding areas.
Costs for materials have been kept low due to the proximity of the mines to the developing urban areas along the
Eastern Iowa Corridor. Sand and gravel products are essential far the development and maintenance of concrete
infrastructure, and provide necessary resources during flood events and road materials during severe winter
weather. This new mine is an extension of an existing mine and will allow continued growth without the additional
` j costs of transporting materials from more distant mines.
Because this site is located just south of the company's current mining site, S&G would be able to continue their
practices without any additional truck trafSc on Oak Crest Hill Road SE and little investment of additional mining
infrastructure. Mining requires heavy equipment, a dredge, and a plant site where materials are separated. These
are all very expensive and difficult to move. Locating anew mine adjacent to the existing mine makes good
Oil economic sense. Additionally, once mitigation Is completed, more diverse, functional habitat will be constructed in
the longterm.
60
0 For the last nine years, S&G has successfully constructed wetland mitigation within the Bright Farm as permitted
60 by the Corps and the iDNR. Monitoring of the Bright Farm will continue once mining and mitigation construction
are completed. S&G is uniquely suited to mine this property south of their existing property as they will still have a
presence to the north, insuring that mitigation construction is completed appropriately. Additionally, since heavy
equipment will still be nearby, any necessary repair work within the Bright Fatty Mitigation Site could still be
10 easily finalized
W
S&G Materials Company is a local business dedicated to restoring habitat and focused on developing more reliable
and sustainable mining practices. in addition to materials extraction, S&G provides concrete and asphalt recycling,
a critical practice that reduces the need for further mining, unnecessary interference with natural habitats, and
limits asphalt disposal into landfills.
i Alternatives Analysis and Wetland Mitigation Plan for the S&G Bright Farm South
ALTERNATIVES ANALYSIS AND PROPOSED WE rI AND MITIGATION PLAN FOR THE
S&G MATERIALS COMPANY, BRIGHT FARM SOUTH PROPERTY
IOWA CITY, JOHNSON COUNTY, IOWA
me 1.0 WMCUTIVE SUMMARY
me The U.S. Army Corps of Engineers (Corps) and the Iowa Department of Natural Resources (IDNR) are requiring
compensatory mitigation to offset impacts to approximately 9.62 acres of palustrine; flat; emergent, persistent and
me non -persistent (seasonally flooded basin), farmed wetlands within the existing 175-acre S&G Materials Company,
o Bright Farm South, a property adjacent to the Iowa River in Section 3, Township 78 North, Aange G WeA Iowa City,
PS Johnson County, Iowa. The location map in Figure 1 identifles the location of the property, it is immediately
adjacent to the existing Bright Farm mining site to the north (Figure 2). Transition Ecology, LLC, contracted by S&G
Materials Company, completed a Wetland Delineation (Rohrbacher Wetland Delineation) within this property in
May 2014. This delineation revealed 19.04 total acres of wetland (Figures 3A and B), of which 9.62 acres are
proposed for impact by S&G Materials Company (Figure 4)1
so
45 To provide potential mitigation for these unavoidable impacts, the S&G Materials Company proposes to construct,
an in a manner consistent with that described In the Bright Farm Mitigation Plan (Corps Reference Number CEMVR.
an OD-P-2005-1154),19.24 acres of emergent shoreline wetland, with an additional 100-foot native upland buffer or
10 acres of native upland vegetation, whichever is greater. This 19.24-acre mitigation site will be constructed
so shoreline wetland, back -filled into the first basin mined on the property. This mitigation is proposed to offset the
proposed impacts to 9.62 acres of farmed wetland.
go Copies of the Jurisdictional Wetland delineation by Transition Ecology, composed in May 2014 and an
we archeological report by Wapsi Valley Archeology, composed in December 2010, have been provided to the US Army
is Corps of Engineers and the Iowa Department of Natural Resources with this application.
40 This document outlines the alternatives analysis reviewed during the development planning process and the
sO twelve mitigation discussion points, necessary for an Individual Permit application.
As
2.0 PROPOSED WETLAND MITIGATION PLAN: OBJECTIVES
The objective of S&G Materials Company Bright Farm South project is to develop the 175-acre agricultural
property into a sand and gravel mine, with 4 open water basins, mitigate for unavoidable wetland impacts and
so restore and monitor this riparian area to a more natural state once mining has been completed. The S&G Materials
,may Company proposes to impact 9.62 acres of Wetland and construct 19.24 acres of total wetland mitigation, on -site.
IF, The mitigation will include a 100-foot native upland buffer around the perimeter of the wetland created or 16
acres of native upland vegetation, whichever is larger. This upland buffer would replace the functions and values
lost through the removal of the upland areas due to sand and gravel mining. Additionally, the entire propertywiIl
be protected with a conservation easement so that when all mining activities have been completed the property
will remain in a natural state.
' Please sole that the Wetland Delineation identified 4 wetlands A. B, C, and D. To distinguish between wetlands and proposed
constructed basins the basins were Initially manbered 1-4. Howgver, since the basins in the Bright Farm property are also 1-4 it
eO became confusing. So the wetlands at Bright Fawn South have been re -designated as 1-4 and the basins have been labeled A, B. C. and
D to distinguish tham.from the basins to the north
. Alternatives Analysis and Wedand Mitigation Plan for the S&G Bright Farm South
0
3.1 Development Phases: Basins.1, 2, 3, and 4
The development project for the S&G Materials Company, Bright Farm South Project has been broken down into
four phases. 4 basins (A-D) will be dug over a 15-25-year period. Construction will begin in 2018, and is proposed
for completion by 2035.
Basin 4 of the Bright Farm will be the final basin mined within that property. After this, Basin A of the Southern
Unit, immediately adjacent, will bd opened for mining. This area was selected as the first area to be mined as it is
closest to the Bright Farm and existing mining infrastructure. An access road from the northern mine has already
been extended to a new plant site on the southern boundary of Bright Farm North. This road will be extended so
heavy equipment can access Basin A to begin construction.
Top soil from Basin A will be removed, separated and stockpiled. A portion of the top soil will be sold and the
overburden will be stored outside of the floodway to be used as preliminary back fill for wetland mitigation.
Remaining top soil will then lie used to top dress the constructed wetland mitigation peninsulas. Once the
overburden is removed from Basin A, a dredge will be used to remove sand from the basin. The dredge vacuums a
slurry of sand and gravel materials that is piped back to the existing plant site along the southern border of the
Bright Farm. Once this slurry reaches the plant site, it Is separated into plies of different size materials. The
unusable flues and waste sand materials that cannot be used in a conventional sand mix will be pumped back into
Basin 4 (the southernmost basin of the Bright Farm). Basin 4 of the Bright Farm was never proposed for mitigation
construction and will remain an open basin once mining has been completed in that basin. It would be wiser to
return the fines to Basin 4 as the daily influx of this material can make development ofwetiand mitigation
vegetation challenging. Placing the fines In Basin 4, common mining practice, will safeguard the development of
wetland mitigation vegetation within Basin A.
Mining of the remaining basins will occur in the same manner described. Basin A will be the only basin needed for
wetland mitigation construction since impacts have been minimized to 9.62 acres and 19,24 acres of wetland is
proposed for construction
'psi} 3.2 On -site Wetland bitigation
On site mitigation was selected for several reasons. Bright Farm South is large enough to provide space for
mitigation construction, the property is adjacent to the Iowa River and an integral part of the watershed, 5&G
Materials Company will be operating in and around this property for a long time, they have conducted wetland
mitigation in this manner for the last 9 years and have the appropriate equipment necessaryto construct the
so mitigation. Additionally, combining the South Farm with the Bright Farm under one conservation easement will
protect this entire site in perpetuity. Once mining is completed, a total of approximately 520 protected acres along
a maj or river corridor will provide habitat and shelter biodiverslty for years to come.
Additionally, S&G must meet not only federal and state regulations but also the requirements of the Johnson
+� County Sensitive Areas Ordinance (SAO). The SAO provides for on -site wetland impacts and requires that for every
acre of wetland Impacted 2 acres must be constructed.. Since there is space and the ability to do this, it will not be
overly burdensome for S&G to meet these requirements.
Additionally, the SAO is more restrictive about impacts to a blue -line stream. Specifically, the SAO states that "blue
line streams" must be preserved and may not be moved horizontally. The SAO does allow "blue line streams" to be
smW- deepened to allow for improved drainage from the she. S&G Materials-ls committed to designing their extraction
6&:� plan in order to avoid impact to the blue -line stream and minimize impacts to wetlands where possible.
080� Alternatives Analysis and Wetland Mitigation Plan for the S&G Bright Farm South
a�
N KEY
Existing S&G Materials Company - Bright Farm
S&G Materials — Bright Farm South
0= B: Adjacent Existing Mining Site
Bright Farm South Conditional Use Permit Application
S&G Materials Company, 2016
Iowa State University Geographic Information Systems
ak Walton League Road
Existing Scale House and
Employee Parking
Old Plant site to be
decommissioned and
restored to natural habitat
by 2023
Existing Shop and
Employee Parking
Existing Bright Farm
^ Bright Farm South
!ss road w
ng
under railroad
oad Tracks
i for clearing to allow dredge
lasin B FM
tic pipe that will carry slurry
o Plant Site mmom .
New Plant Site
Figure 2: Proposed Site Plan N f
Bright Farm South Conditional Use Permit Application
S&G Materials Company, 2016
Iowa State University Geographic Information Systems
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-rhp CITY OF IOWA CITY
M E M (D
Date: January 19, 2017
To: Planning and Zoning Commission
From: Karen Howard, Associate Planner
Re: Code amendments to allow limited use of amplified music in outdoor service
areas in the South Gilbert and West Riverfront subdistricts of Riverfront
Crossings
Background: The City has received a request from Big Grove Brewery to allow them to have
low volume background music in their outdoor service area. Currently amplified sound is not
allowed in outdoor services areas (OSAs), except for limited use in rooftop service areas. Most
of Iowa City's OSAs are located in the downtown area where the prevalence of eating and
drinking establishments results in close adjacency between OSAs. It would be difficult, if not
impossible to prevent spillover sound from one OSA to another if amplified sound were allowed
in all the OSAs in the downtown area. However, in outlying areas where such uses have not yet
been established or are more dispersed, having low volume background music within an OSA
may create welcome ambience for outdoor dining since it will not be mixed with conflicting
sound from another OSA. There are other communities that allow this type of low volume
background music with varied regulations to control volume, location, hours, and design to
prevent spillover nuisance noise.
Discussion of Solutions: Similar to how we allow amplified sound in the recently adopted
regulations for rooftop service areas, background music could be allowed through a seasonal
temporary use permit with rules regarding design, location, hours, and volume. Temporary use
permits are renewed annually and can be granted with conditions that are appropriate for the
unique circumstances of each application. It is important to note that a temporary use permit is
not a right and if circumstances dictate, the City can modify the conditions of the permit or
choose not to issue such a permit. The temporary use permit will allow the City to more quickly
remedy any nuisances related to the noise. Staff recommends establishing the new allowance
in the areas of Riverfront Crossings that are currently more commercial in character, the South
Gilbert Subdistrict and the West Riverfront Subdistrict.
Recommendation: To address the aforementioned issue, staff recommends the following
changes to the City Code:
Amend 4-3-1C-5, Noise Restrictions (for Outdoor Service Areas), as follows:
5. Noise Restrictions: Compliance with the City noise ordinance shall be required. The design of
outdoor service areas, except for limited use
Page 2
rooftop service areas as set forth in i itie 14, Chapter 4, Articles C, "Accessory Uses and
Buildings", and D, "Temporary Uses", of this Code.
Amend 14-4D-2: Temporary Uses Allowed, by adding the following paragraph:
Amend 14-4D-4: Approval Criteria (for Temporary Uses), by adding a new subsection J.,
as follows:
1. Amplified sound is only allowed if the OSA is located more than 300 feet from any
residential zone.
2. Amplified sound shall be limited to background music intended to enhance the outdoor
dining experience associated with an eating or drinking establishment and therefore
should be kept at a low volume that will not inhibit normal conversation within the OSA
and will minimize carry to areas outside the OSA.
3. Amplified background music is only allowed if the OSA is located more than 100 feet
from any other OSA, unless it can be demonstrated that the amplified sound from the
OSA is not audible within the other OSA.
4. The City may restrict the hours when amplified sound may be used. However, in no case
shall amplified sound be permitted between the hours of 12:00 midnight and 10:00 AM.
5. Amplified sound may be restricted or prohibited during public events, festivals or
concerts.
6. The applicant must submit a sound mitigation plan to the City that illustrates to the
satisfaction of the City how the design of the OSA will minimize carry of noise to areas
outside the OSA. The sound mitigation plan shall include information regarding the
methods that will be used to minimize the carry of noise, such as specialized screen wall
materials sound deadening techniques, placement and orientation of speakers, control
of volume or similar. That plan shall include anticipated decibel levels and note how the
volume will be controlled. The City may require additional measures to remedy any
violation of the City's noise or nuisance ordinance, as determined by the City.
7. Live entertainment. movies DJs, or presentations using amplification are not allowed
Approve
r
��CMITY OF IOWrA�CITMY
Date: January 19, 2017
To: Planning and Zoning Commission
From: Karen Howard, Associate Planne
Re: Amendment to sign regulations in the South Gilbert Subdistrict of RFC
Background: Recently adopted changes to the sign code for Central Business Zones and
Riverfront Crossings Zones adjusted the signage allowance for fascia signs for commercial uses
to reflect the pedestrian -oriented storefront character of the building facades in downtown and
mixed use buildings anticipated in Riverfront Crossings. In general, since storefront
requirements in these zones is intended to create a pedestrian -oriented environment, a
substantial percentage of the building fagade must be comprised of windows and storefront
entries, with fascia signage located on a sign band above the storefront windows and below
upper floor residential windows at a scale that reflects the direct adjacency between the building
and the public sidewalk.
However, in what will likely be a rare case of re -use of an existing building in Riverfront
Crossings that was not constructed as a storefront building and is set back from the street, such
as the building that Big Grove Brewery is re -purposing for their brewing operation on South
Gilbert Street, the fascia signage allowance is inadequate to create the same kind of visual
interest on a fagade that is largely without storefront features. While the brewery owners have
improved the exterior of the building by adding new metal siding, large portions of the fagade
are fairly blank without typical storefront features such as large display windows and entries. A
manufacturing use would not typically include such features or have a reason to since they are
not typically located in pedestrian -oriented neighborhoods, and are not generally trying to attract
retail customers. In this case, the brewery is a "cottage industry" that has a significant retail
component. They are trying to attract customers, so there is reason to create more visual
interest in the fagade to fit into what will become a walkable, mixed -use neighborhood in the
near future.
Discussion of Solutions: In commercial zones outside the downtown area where buildings
are often setback from the street without prominent storefront features, fascia signage may
cover up to 15% of each wall of a building. It makes sense to maintain consistency with these
other zones for the rare instance where an existing building is repurposed and doesn't meet the
storefront frontage standards that will be required of new buildings. The larger sign allowance
provides the flexibility to design signage that will create visual interest for pedestrians, bicyclists,
and motorists on a cottage industry building such as the brewery. (See attached preliminary
sign concepts being explored by Big Grove Brewery). Since the South Gilbert subdistrict is the
only area of Riverfront Crossings where this type of situation is likely to occur due to its history
as a quasi -industrial area, staff recommends limiting this new sign allowance to this subdistrict.
Page 2
Recommendation: To address the aforementioned issue, staff recommends the following
change to the Riverfront Crossings form -based code:
Amend paragraph 14-2G-7F-9a, regarding signs in South Gilbert Subdistrict, as follows:
a. In the South Downtown, Central Crossings, Park, and South Gilbert Subdistricts, signage on
mixed -use and non-residential buildings shall be allowed according to the standards that
apply in the CB-10 Zone, as set forth in Article 14-513, except in the South Gilbert Subdistrict
Approved by:
and Development Services
ma
M
Ir
��•i-r .®I, CITY OF IOWA CITY
M-,mot
MEMORANDUM
Date: January 19, 2017
To: Planning and Zoning Commission
From: Karen Howard, Associate PlanneW
Re: Code amendments to allow different building and parking placement standards
for property in the South Gilbert Subdistrict of Riverfront Crossings with Highway
6 frontage
Background: The developer that is in the process of designing a new building on the former
Pleasant Valley Nursery site has requested that we consider allowing one aisle of parking
between the new mixed -use building and Highway 6. The building will have a storefront frontage
aligned close to Gilbert Street with access from the public sidewalk to the main lobby for the
residential units above. To use the remaining land south of Big Grove Brewery more efficiently,
the developer would like the new building on the Pleasant Valley site to have another longer
storefront fagade oriented toward Highway 6.
Discussion of Solutions: Since Highway 6 will never be an urban street with on -street parking
to activate commercial storefronts, it makes sense to allow one aisle of parking between the
building and the Highway 6 frontage. This aisle would serve as a substitute for on -street parking
and allow the more attractive storefront fagade to be visible along this frontage. This would be
similar to the allowance made in the form -based code along the west side of Riverside Drive
south of Benton Street. Staff recommends adding a provision to the form -based code to address
the unique frontage condition along Highway 6.
Recommendation: To address the aforementioned issue, staff recommends the following
changes to the Riverfront Crossings Form -based Code:
Amend 14-2G-3A-3b, Building Placement (in the South Gilbert Subdistrict), by amending
paragraph (1) and adding a new sub -paragraph (a), as follows:
b. Building Placement
(1) Principal buildings shall be placed to the front and corner of lots and aligned along
setbacks in compliance with the following requirements as shown in Figure 2G-4, except as
indicated below:
(sub -paragraphs (a) — (d) remain the same)
(subsequent sub -paragraphs, currently (e) — (h), are re -lettered accordingly)
Page 2
Amend 14-2G-SA-4b.(1), Primary Street, Pedestrian Street, and designated Ralston Creek
Frontage Setback (E) and Screening, by amending sub -paragraph (a), as follows:
(a) Surface Parking, Loading, and Service Areas: 30' min. from primary street building
fagade and located behind fully -enclosed, occupied building space, except as allowed in
paragraph 2(b). below.
Amend 14-2G-U-4b.(2), Parking, Loading, and Service Areas (in the South Gilbert
Subdistrict), by adding a new subparagraph (b), as follows:
(subsequent sub -paragraphs, currently (b) — (c), are re -lettered accordingly)
Approved by:
and Development Services
-wow
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�F �• r
MINUTES PRELIMINARY
PLANNING AND ZONING COMMISSION
DECEMBER 15, 2016 — 7:00 PM — FORMAL MEETING
NDS CONFERENCE ROOM 2ND FLOOR — CITY HALL
MEMBERS PRESENT: Carolyn Dyer, Mike Hensch, Ann Freerks, Phoebe Martin, Max
Parsons, Mark Signs, Jodie Theobald
MEMBERS ABSENT: None
STAFF PRESENT: Bob Miklo
OTHERS PRESENT: Michael Thomas
RECOMMENDATIONS TO CITY COUNCIL:
By a vote of 6-0 (Signs abstained) the Commission recommends approval of REZ16-00007, an
application submitted by TSB Investments fora 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 on general compliance with the submitted concept plan, payment of Neighborhood
Open Space fees based on RM-12 density, staff design review with emphasis on the entrances
to the two buildings and on making the buildings appear less massive, provision of outdoor
usable space, and parking for persons with disabilities close to each building.
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
ZONING ITEM (REZ16-00007):
Discussion of an application submitted by TSB Investments for a rezoning from Planned
Development Overlay (OPD-5) to Low Density Multifamily Residential (RM-12) for
approximately 3.48-acres of property located at the southeast comer of Camp Cardinal Road
and Gathering Place Lane.
Signs recused himself due a to real estate transaction regarding a nearby property.
Miklo noted that this area was recently discussed for a Comprehensive Plan Amendment. The
current zoning is RS-5 with a planned development overlay (OPD) because of the sensitive
areas on the property. The proposed zoning is Low Density Multifamily (RM-12). This property
does have characteristics appropriate for multi -family zoning and therefore Staff and the
Commission have recommended that the City Council approve an amendment to the
Comprehensive Plan to reflect that. That amendment will be considered by the Council at their
January 17, 2017, meeting. Staffs review of this application is based on assuming that the
Comprehensive Plan amendment will be approved.
Planning and Zoning commission
December 15, 2016 - Formal Meeting
Page 2 of 5
Miklo said Staff also looks at compatibility with the neighborhood. He said there is little
development in this neighborhood, just a couple of single family homes located several hundred
feet to the north. Saint Andrew Church is under construction to the east. The area to the west
contains a tract that was recently sold by the County to an individual, who may build a house on
it. To the north and east there is a wooded ravine that is zoned Interim Development. The
Comprehensive Plan indicates that depending on the sensitive areas there may be some
multifamily on that property. The area to the north is currently zoned RS-5 so it will be some
type of residential (there have been some inquiries about doing a planned development to allow
clustering of units on the site). But for now it is designated for single family.
In terms of traffic, Miklo said this proposal will generate considerably more traffic than the five to
seven house lots that could occur here under the current zoning. However the area has direct
access to Camp Cardinal Road (a collector street) and it will be the first development on that
street so it will be able to handle the traffic. Miklo did note that the increased traffic count could
limit the amount of density allowed to the north in the future without some second way in and
out of the neighborhood. He said it is not a concern for this rezoning, but may be a factor for
development for property to the north.
Martin asked about street access for the land to the northwest. Miklo said that the presence of
steep topography will dictate how street access will be provided to that property. He said that it
may be from Camp Cardinal Boulevard but to the north of Deer Creek Road. He said a second
means of access through that property would be a benefit to the larger neighborhood.
Miklo discussed the concept plan for the area (included in the Commission packet) and the
driveway access and the two buildings (one with 30 units and one with 24 units) with
underground parking. He showed drawings of the buildings. He said a parking level would be
located under each building.
Martin asked about the paving of Camp Cardinal Road. Miklo indicated the point to where Saint
Andrew Church has paved the street up to Gather Place Lane, a new street that was built to
provide access to the church building. He said before development occurs to the north, the
remainder of Camp Cardinal Road would need to be improved to City standards or an
alternative street route would need to be identified.
Miklo noted that when the larger subdivision was approved, the neighborhood open space
requirement was calculated based on five units per acre. If density goes to twelve, it is Staff's
recommendation that the payment of Neighborhood Open Space fees be based on RM-12
density.
Staff recommends approval of REZ16-00007, an application submitted by TSB Investments fora
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 on general compliance with the
submitted concept plan, and payment of Neighborhood Open Space fees based on RM-12
density.
Freerks asked where visitor parking would be for the two buildings. Miklo pointed out the
location behind the buildings. Freerks said that there should be handicapped parking provided
close to each building. Freerks asked that the applicant address that concern.
Freerks opened the public hearing.
Planning and Zoning Commission
December 15, 2016 - Formal Meeting
Page 3 of 5
Michael Thomas (HBK Engineering) came forward to answer questions.
Freerks asked about parking for guests and what sort of outdoor amenities or usable open
space would be provided. She said that this is a considerable increase in density and is
concerned about the exterior design of the buildings.
Thomas said that usable outdoor space is something the applicant is the thinking about and
would like to provide, but hasn't worked out the details. He noted that the site was very steep.
Martin asked if the property would be age restricted to persons age 55 and older. Thomas
replied it was not. Martin said walkability was a concern and questioned how pedestrians would
walk around the site given the lack of sidewalks between the buildings.
Martin said the building design seemed to just meet the minimum standards. She asked if the
buildings could be designed to take advantage of the forest landscape. Freerks said she felt
that the building designs do need some work, but she did not want to design the buildings at this
meeting. Freerks asked that the applicant work with staff to provide a building design that is not
so massive in scale. Martin and Theobald agreed. Freerks noted that Staff can review the
fagade and design features of the buildings to make them fit into the neighborhood.
Dyer noted that the entrances to the buildings seem small and uninviting relative to the size of
the buildings. Freerks agreed and noted that making the jump from 5-7 units in the area to 54
units is a big increase. Given the increase, design of the buildings to make them more
appropriate in scale is something that Commission has addressed in similar rezonings.
Hensch asked about the footprint of the buildings. Thomas replied that the larger building is 192
feet long and 64 feet 9 inches wide.
Regarding the earlier question about parking: Miklo said in the larger building there are 30 units
and 32 parking spaces within the building itself. For the smaller building there are 24 units and
20 parking spaces within the building and the remaining required parking spaces are outside. A
total of 81 parking spaces are required for the entire site so between the two buildings and the
surface parking lot there are 81 spaces. Miklo also noted that visitors will be able to park on
Gathering Place Lane.
Freerks noted there should be handicap spaces near each building. Martin said she would like
to see pedestrian connections to the parking areas and between the buildings.
Freerks stated she was glad they would be able to retain the woodlands on the parcel. Martin
said that she was o.k. with the zoning aspect but would like to see a better design.
Theobald asked what size the units would be (number of bedrooms). Thomas replied they
would be a combination of one and two bedroom units.
Based on the discussion, Miklo summarized the issues that the Commission would like
addressed. He noted that some conditions might be to have Staff do design review of the
buildings with emphasis on the entrances to the two buildings, focus on making them appear
less massive, have some sort of outdoor usable space (picnic, barbeque area or playground),
pedestrian access and additional parking for persons with disabilities closer to the buildings.
Theobald would like the more attention to the way the buildings address the open space
Planning and Zoning Commission
December 15, 2016 — Formal Meeting
Page 4 of 5
Thomas said the buildings were located to take advantage of the views.
Dyer asked if the fire truck turnaround could be turned the other way. Miklo said that would get
them it close to the sensitive slopes area. Thomas said that there was a retaining wall required
to provide for the turnaround area.
Freerks closed the public hearing.
Hensch moved to approve REZ16-00007, an application submitted by TSB Investments
fora rezoning from OPD-5 to RM-12 for 3.46 acres of property located at the southeast
corner of Camp Cardinal Road and Gathering Place Lane, subject to City Council
approval of the pending amendment to the Comprehensive Plan and conditioned on
general compliance with the submitted concept plan, payment of Neighborhood Open
Space fees based on RM-12 density, staff design review with emphasis on the entrances
to the two buildings and on making the buildings appear less massive, provision of
outdoor usable space, and parking for persons with disabilities close to each building.
Martin seconded the motion.
Freerks feels this will be a wonderful addition to this neighborhood but the details will be
important.
A vote was taken and the motion carried 6-0 (Signs abstained).
VIEWING OF "A MORE WALKABLE IOWA CITY" BY JEFF SPECK:
Freerks asked if everyone would be willing to postpone this viewing to another time. Miklo
noted it is not time sensitive so could be viewed later. It can also be seen by going to City
Channel 4 and watching it online.
CONSIDERATION OF MEETING MINUTES: DECEMBER 1, 2016
Theobald moved to approve the meeting minutes of December 1, 2016, with corrections.
Signs seconded the motion.
A vote was taken and the motion passed 7-0.
PLANNING AND ZONING INFORMATION:
None
ADJOURNMENT:
Parsons moved to adjourn.
Martin seconded.
A vote was taken and motion carried 7-0.
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