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HomeMy WebLinkAbout02-01-2017 Planning and Zoning Commission9 Iowa City Planning & Zoning Commission Thursday, February 2, 2017 Emma Harvat Hall c City Hall " Work Session 5:30 p.m. Formal Meeting ` 7:00 p.m. FA � use �• ': :-� � , _ cB4 it * RM44 RSA .RR as-14 p P • ' xo i:' !2 P :� .` r 2 ;W `�. CC2 P CI I cal Department of Neighborhood and Development services CITY of Iowa CITY j UNESCO CITY OF LITERATURE PLANNING AND ZONING COMMISSION Thursday, February 2, 2017 — 5:30 PM Work Session Emma Harvat Hall Iowa City City Hall 410 E. Washington Street 1ITTECTUP93 A. Call to Order C. View / Discuss Jeff Speck's presentation on "Toward a More Walkable Iowa City" D. Adjournment PLANNING AND ZONING COMMISSION Thursday, February 2, 2017 - 7:00 PM Formal Meeting Emma Harvat Hall Iowa City City Hall 410 E. Washington Street .•; A. Call to Order f�Z.71[�FIII C. Public Discussion of Any Item Not on the Agenda D. Rezoning Item Discussion of an application submitted by Kevin Hanick for a rezoning of approximately 10.26 acres from Interim Development Single Family (ID-RS) to Low Density Multifamily (RM-12) zone for property located north of Scott Boulevard between Hickory Heights Lane and First Avenue.(REZ16-00008) E. Comprehensive Plan Item A public hearing for 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) F. Consideration of Meeting Minutes: January 19, 2017 G. Planning & Zoning Information H. Adjournment Upcoming Planning & Zoning Commission Meetings Formal: February 16 t March 2 / March 16 Informal: Scheduled as needed. STAFF REPORT To: Planning & Zoning Commission Prepared by: Bob Miklo Item: REZ16-0008 Date: February 2, 2017 •� • Applicant: Kevin Hanick 88 Hickory Heights Lane Iowa City, fA 52245 Contact Person: Mark Seabold Shive Hattery 2839 Northgate Drive Iowa City, IA 52245 319-354-3040 Requested Action: Rezoning from ID-RS to RM-12 Purpose: Development of 54 multi -family dwellings Location: North of Scott Boulevard between Hickory Heights Lane and First Avenue Size: 10.26 acres Existing Land Use and Zoning: Residential - (ID-RS) Surrounding Land Use and Zoning: North: Office (ACT Campus) - ORP East: Office (ACT Campus) - ORP South: Undeveloped - ID-RS West: undeveloped —ID- IRS Comprehensive Plan: Northeast District Plan — office park with residential as a potential alternative use. File Date: January 12, 2017 45 Day Limitation Period: February 26, 2017 The applicant, Kevin Hanick, is requesting approval of a rezoning from Interim Development (ID- RS) to Low Density Multifamily (RM-12) for 10.26 acres located on the north side of Scott Boulevard between: Hickory Heights Lane and First Avenue. The applicant has submitted a preliminary plat application to split this property from a 12.28 property owned by Charles Jeffery Larson. The subdivision will be considered at a later date. 2 If the rezoning and subdivision are approved the applicant will buy the RM-12 property (proposed Lot 2) and the Larson family will retain Lot 1 for the construction of a single family home. The applicant has submitted a concept plan illustrating his intent to construct 2 multifamily buildings containing a total of 54 dwelling units. An existing single family dwelling and several storage buildings would be removed from Lot 2. The property contains regulated slopes and woodlands and will be subject to either administrative approval of a sensitive areas site plan, or a sensitive areas rezoning depending on the level of disturbance of slopes and woodlands. The applicant has indicated that they have chosen not to use the "Good Neighbor Policy". ANALYSIS: Zoning: The purpose of the Interim Development Zone (ID), which currently applies to this property, is to provide for areas of managed growth in which agricultural and other non -urban uses of land may continue until such time as the City is able to provide City services and urban development can occur. The Interim Development Zone is the default zoning district, to which all undeveloped areas should be classified until City services are provided. Upon provision of City services, the City or the property owner may initiate rezoning to zones consistent with the Comprehensive Plan. The ID-RS zone was applied to this property prior the construction of Scott Boulevard. Now that Scott Boulevard is in place the property is served by the infrastructure necessary for development and a rezoning, is warranted.. 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 one multifamily dwelling unit per 2725 square feet of lot area, or approximately 15 dwellings per acre. Theoretically that would allow 164 dwelling units on this 10.26-acre property. However the presence of wooded ravines and the requirement to provide stormwater management, would result it far fewer units being achievable. To prevent false expectations regarding achievable density, staff recommends that the requested rezoning be conditioned upon general compliance with the applicant's concept plan showing 54 dwelling units. Comprehensive Plan: The Northeast District Plan map shows the area north of Scott Boulevard, including this property, as being appropriate for Office Research Park development. This designation was put in place in 1999 to acknowledge ACT's headquarters in the area, and to encourage development compatible with the ACT office campus. The text of the Plan notes that the amount of land designated for office development may be unrealistic and that alternative uses including residential should be considered for this area. The text of the Plan also encourages a diversity of housing. Townhouse and small apartment buildings are proposed at the edges of neighborhoods, where slightly higher density housing can take advantage of being located near major arterial streets, such as First Avenue and Scott Boulevard. The plan notes that where density increases, the design of both the streetscape and structures should receive careful review to ensure compatibility in terms of appearance and scale. The Comprehensive Plan guidelines should be used to address issues, such as orientation of PCD%Iaff Rep,neWO mprt mning.aou 3 structures and parking to the street, building mass and articulation, the location of garages and driveways and the use of landscape buffers (Northeast District Plan — page 17). Staff finds the multifamily development in this location conforms to the policies of the Comprehensive Plan, including the Northeast District Plan. However, the proposed buildings appear to be larger than what was contemplated by the Northeast District Plan. The design of the buildings will require greater articulation to conform to the Multifamily Site Development Standards and the Northeast District Plans encouragement of small apartment buildings. To comply with the Multifamily Site Development Standards, the proposed garage entrance facing Scott Boulevard will need to be relocated to the side of the building or receive approval of a minor modification from the Design Review Committee. Neighborhood Compatibility: In staff's opinion the proposal is compatible with the neighborhood in terms of land use. The area to the north and east contains the ACT campus. The ravine and woodland provides a significant buffer between the proposed residential buildings and ACT. The property to the south is zoned ID-RS and is undeveloped. The Northeast District Plan shows the possibility to two apartment buildings on the south side of Scott Boulevard (just to the south of this proposal), and single family homes farther to the south. The properties to the west and east both contain wooded ravines with protected slopes. These areas have limited development potential and are shown as private open space in the Northeast District Plan. Although the proposed multifamily buildings are large, they would be located away from the wooded ravines, helping to minimize disturbance of these natural areas. Some grading and tree removal will be necessary to provide for stormwater management facilities in the eastern ravine. The concept. plans located most of the required parking under the buildings. This will help to minimize paving and allow for more open space. The concept plan shows that the proposed buildings will be set back between 130 to 180 feet from Scott Boulevard. The zoning code only requires a setback of 40 feet from an arterial street. The additional setback and resulting open space proposed by the applicant will help mitigate the large scale of the two buildings. Traffic implications: Transportation Planners estimate that this proposed development will generate approximately 350 vehicle trips per day. Counts conducted by the Iowa DOT in 2014 indicate that Scott Boulevard is currently operating well under capacity with an average daily traffic count of approximately 13,000 vehicles. The Highway Capacity Manual indicates that the capacity of an arterial street with similar characteristics to that of Scott Boulevard is approximately 17,000 vehicles per day. Although the Scott Boulevard has sufficient capacity to accommodate the traffic that would be generated from this development, there are capacity constraints at the intersection of Scott Boulevard and First Avenue, just to the east. The City's Capital Improvement Plan does include a project to improve the intersection to increase its capacity. The driveway proposed for this development has been located where it will provide for adequate site distance. Based on these conditions, staff finds that the existing and proposed street network will be adequate to accommodate the proposed development. Sensitive Areas: The property contains regulated slopes and woodlands. With the preliminary plat the applicant will need to demonstrate compliance with the sensitive areas provisions of the zoning code. If more than 80% of the woodlands are proposed to be disturbed, or more than 35% of the critical slopes are proposed to be graded, or there is any disturbance of the protected slope buffers, a rezoning for a sensitive areas Planned Development Overlay (OPD) PCDXStaN RsportsWaff mport mning.dou will be required. Storm water management: The application has indicated that stormwater management facilities will be located in the ravine located on the eastern third of the property. A preliminary storm water management plan is required before the preliminary plat associated with this rezoning is approved. Neighborhood Open Space: A subdivision of this size requires the dedication of .43 acres of neighborhood open space or fees in lieu of. The Parks and Recreation Department has determined that fees are appropriate in lieu of land dedication. The fee will be equivalent to the value of 18,600 square feet of property. This requirement will need to be addressed in the legal papers for the final plat. STAFF RECOMMENDATION: Staff recommends that this application, rezoning approximately 10.26 acres located north of Scott Boulevard east of Hickory Heights Lane and First Avenue from Interim Development (ID-RS) to Low Density Multifamily (RM-12), be approved conditioned on general compliance with the concept plan showing 54 dwelling units. ATTACHMENTS: 1. Location Map 2. Concept Plan Approved by: John Yapp, Development Services Coordinator, Department of Neighborhood and Development Services PCMStaff Report si ffrefitz hg400 W E s 0 0.035 0.07 014 Miles 'S 4 1 REZ16-00008 A Prepared By: Marti Wolf Date Prepared: Dec. 201 • SwftArewfthpema. SODORSEED Roardmy PRAIRIESEmMIX Mal PRAIRIEDROPffID 4i MMMNMOORGRASS Camed PrWate PeRm SWrfCLK:RA55 wwlnxey sa*m P9b Se.W%A.,ft Parma Preserved WoW[uW SeaUn vviffi NrSdm Na mllmd PlantIM NEWMI PaM OrWerpmmd ParkvgA. S..ft SITE FARM DEVELOPMENT SI STE CONCEPT PLAN MER 2017 SHIV[HA'1'f -R Y •ac YiilCi'l llt•[xOINEEeiNG �...j J r ���AI� ar�!!� - r ! �.i N 1' In 1 � it a � � M�![ it i I � Ji 41 s..17. 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 Fareway grocery story and Sinclair Gas. 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 Adjustments 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 approprate 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 IAIS 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 Modem 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 Modem 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 420`" 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 (CIA) 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 -interstate 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 1 1 Doug Boothroy, Direct' r, Department of Neighb�r od and Develop ent Services t.u;'4Jj�rrxl;�!!gr 1 s'-'.Jf i■ An application submitted by Streb Investment Partnership, L.C. for an amendment fo the Comprehensive Plan to allow residential use in commercial lots for the area north of Highway 6 and east of Scott Blvd. bmrj PLIE3rRTall V�OR • wi a - ,I Di Z� o; `- 420 sTi s E ❑ ❑ ❑❑❑❑6�JItJ❑ Ill i *4 \ Hm 9 lam, Ni, I mY C J c q�j W.,j Ch � K a y - p O g N N U J F V% o 9 �N a CD X l W fD Sw8®Ivd. G) w -+ O CD R m - -rn :cm p W j RFIT11_ - - ang yel — ZONING for the subject parcels. Streb Investment Partnership, L.C. P.O. Box 3327 Iowa City, Iowa 52244 December 9, 2016 City of Iowa City Planning & Zoning Commission City Hall 410 Bast Washington Street Iowa City, IA 52240 Lf�i41.i1..7• i� ril ��: .3 �• 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 their place of employment. The demolition of the former Dolphin Point apartment complex on the scau h 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 mfill 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 areas 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. r M City of Iowa City Planning & Zoning Commission December 9, 2016 Page 3 j e`aS f tf° •'f B, Affordable housing is encouraged with the statement that "Apartments located above commercial businesses provide needed housing while increasing ffie local customer base for the commercial establishments." It should be noted that a supermarket, convenience store and other retail uses are bated 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 walking 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 Fastside 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 tralls and a dog park are bated in the vicinity. Numerous of the "Bastside 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, --'1 1 I I 1 1 I I I I I I 1 I. I I I I I I I I I I I I I 1 1 I i PNtil81R. =Hero Osit'S1A51r Ij , � tPR h — — — — — — ---------- wa cm 00, _ sV LL PR IPplaiscres NH II I LE" P LVA49 TIM7 IOWA MY, IA MW 10W ma. y ROAD �y e-OR"L.l.B. A "M N � loop N —r----- — — — — --- — —— —————— I ♦ "Fq1' I � I I I I IOWA taro I OPEN t A&E I I I I 0 N I I I I I 0 I I I I I j I I 1 I I 9s7Spy6 I PO Pox70 Gill VOW- A sins '— 190� I ADDRESS: 3621. 3651, 3711 & 3751 LIBERTY DRIVE LEGAL: LOTS 19, 20. 21 & 22 SCOTT-SIX INDUSTRIAL PARK I I I TOTAL AREA: 2.4B ACRES, (108.064 SF) 1 1 I � I I I I 4PFICSPIIENFEEI' I t+att I 1 I I I i / —t M M 1917 S. GILBERT ST. IOWA CITY, IOWA 6=0 (319)361-8282 Z;Wmme suUlvm.Hat Lots 19-22, Scott Six Industrial Park IOWA CITY JOHNSON COUNTY STATE OF IOWA MMS CONSULTANTS, INC. 2/11115 DeYgra ey ptld aoot xa DM1 snow u+a a t sI ra. L. AM i 1010 t7586Flay � 077 098HEEi r CITY OF IOWA CITY '��a, MEMORANDUM Date: January 26, 2017 To: Planning and Zoning Commission From: John Yapp, Development Services7yy— Re: Scott -Six Industrial Park Comprehensive Plan amendment application (CPA16- 00004) The applicant has submitted additional information (attached) for the Comprehensive Plan amendment application to allow residential uses in the commercial zones south of the IRIS Railroad, east of Scott Boulevard in the Scott -Six Industrial Park (CPA16-00004). John Yapp From: Duane Musser <D.musser@mmsconsultants.net> Sent: Thursday, January 26, 2017 2:57 PM To: John Yapp Subject: Scott -Six Land Use Attachments: scott six.pdf John —attached are the 3 exhibits and a brief write up for each from our meeting yesterday. Please share this with P&Z members. Also, here is a statement from Steve Streb about a CZA to get affordable housing in the area. In talking with potential mix use purchasers of lots in Scott -Six they were all on board with committing 10% of all units built set aside for "Affordable" housing units. Thanks for your help! stalve4i/dv. JW1916- Sign up for our newsletter— We promise short, meaningful updates just six times a year. M IM MMS Consultants, inc itpert5 h Ptanning and Develop er; f Since WS Duane A. Musser Partner— Landscape Architect Office: (319) 351-8282 Mobile: (319) 631-2701 d. musserO.mmsconsultants. net www.mmsconsultants.net This email message is for the sole use of the intended recipient(s) and may contain confidential and privileged information. Any unauthorized review, use, disclosure or distribution is prohibited. if you are not the intended recipient please contact the sender by reply email and destroy all copies of the original message. Scott -Six Land Use Amendment Exhibit A: Y. mile radius from vacant Scott -Six lots to adjacent residential uses. Village Green and Manufactured Housing Community, Exhibit 8:1/2 mile radius from vacant Scott -Six lots to adjacent residential uses. Village Green, Manufactured Housing Community and Saddlebrook Community Exhibit C:1.1 mile radius from vacant Scott -Six lots to several city parks and future elementary school. A I ■ r 1 1 I n ' 1. 1/2 MILE AD I U S �q •--- _Sr �� i s - r 10 i rftegr.•, K I run: 11.1 MILE- RADIU's REEKSIDE�RK 0 42rJ-H STSE- MINUTES PRELIMINARY PLANNING AND ZONING COMMISSION JANUARY 19, 2017 — 7:00 PM — FORMAL MEETING EM MA J. HARVAT HALL, CITY HALL MEMBERS PRESENT: Carolyn Dyer, Mike Hensch, Ann Freerks, Phoebe Martin, Max Parsons, Mark Signs, Jodie Theobald MEMBERS ABSENT: None STAFF PRESENT: Karen Howard, Bob Miklo OTHERS PRESENT: Liz Maas RECOMMENDATIONS TO CITY COUNCIL: By a vote of 7-0 the Commission recommends approval of SUB16-00011 the preliminary plat for Dean Oakes Seventh Addition, a 1-lot, .826-acre residential subdivision on the east end of Bristol Drive. By a vote of 7-0 the Commission 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 (CPU16-0004). By a vote of 7-0 the Commission recommends amending the 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. By a vote of 7-0 the Commission recommends approval 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. By a vote of 7-0 the Commission recommends approval of the 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 as specifically outlined in the staff report. 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 Planning and Zoning Commission January 19, 2017 — Formal Meeting Page 2 of 11 COMPREHENSIVE PLAN ITEM (CPA16-0004): Consider a motion setting a public hearing for February 2 for discussion of an amendment to the Comprehensive Plan to change the text to allow residential uses in the commercial zones south of Iowa Interstate railroad and east of Scott Boulevard located in Scott -Six Industrial Park. Miklo explained that it is a requirement that the City announce that there is an amendment to the Plan being considered at the February 2, 2017 meeting. Hensch moved to set a public hearing for February 2 for discussion of CPA16-0004. Martin seconded the motion. A vote was taken and the motion carried 7-0. DEVELOPMENT ITEM (SUB16-00011): 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. Miklo began the staff report showing a map of the area noting that there are two parts of Bristol Drive and the thought is that someday the street may come through and connect. The likelihood of that is low due to steep ravines and difficulty of providing sanitary sewer service to the area east of Bristol Drive north of Dubuque Road. The zoning of this area and surrounding area is RS-5 low -density single family and the area to the east is rural residential (RR1) because it drains away from the city and currently cannot be served by the sanitary sewer network. The proposal is to take the last remnant piece of property, just east of Dean Oakes Fifth Addition and plat it for a single-family lot. Because of the slight possibility of a future road connection, the City is recommending a hammerhead turnaround to allow for fire trucks or large vehicles to turnaround. Miklo noted that the subdivision complies with the Comprehensive Plan, Zoning Code, and Subdivision Regulations. 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. Freerks opened the public hearing. Seeing no one Freerks closed the public hearing. Signs moved to approval of SUB16-00011 the preliminary plat for Dean Oakes Seventh Addition, a 1-lot, .826-acre residential subdivision on the east end of Bristol Drive. Parsons seconded the motion. Freerks noted that with the terrain and how the area is laid out it is probably best use of otherwise wasted space. Martins asked if this lot has City sewer and Miklo confirmed it does. A vote was taken and the motion carried 7-0. Planning and Zoning Commission January 19, 2017 — Formal Meeting Page 3 of 11 J99]�1911110M�FAWIM=11119aJiff[910I.S11114111! 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. Miklo explained that the County Zoning Code allows these types of uses Conditional Use Permits by the County Board of Adjustment. The County Code gives the opportunity for any City within two miles to comment and make a recommendation. If the City recommends against such a conditional use permit then it requires a super majority (or four out of the five) members of the Board to approve. Miklo noted that the City's interest in this area is more on a regional basis, it is outside the City's growth area, and we do not anticipate that it will be annexed into the city, but it is along the riverfront which the City sees as a resource for open space and recreation. He said that is the context in which staff reviewed this application. Miklo stated that this is a continuation of a sand and gravel mining operation that has been in operation for a number of years. It began on Izaak Walton Road and with the City's recommendation the County allowed expansion in 2006. This would be the third expansion. 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. Staff believes S & G Materials has demonstrated a commitment to proper habitat restoration and sustainable mining practices. 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. Martin asked if the environmental expert that was on the inspection noted any infringements on the river currently. Miklo said that much of the property is in the flood plain and is reviewed by the Iowa Department of Natural Resources and also the activity does not go right up to the river, there is a buffer zone. Signs asked about the blue line stream. Miklo explained that a blue -line stream is a stream that shows up on the US Geological survey maps. Some streams are small and do not have water running through them year-round and tend not to show up on the survey maps. Miklo said blue - line streams are regulated. Freerks asked if there would be tree buffer between the operation and the adjacent road. Miklo said the applicant could address that. Martin asked if the owners of the homes in the area were told about the meeting and this proposal. Miklo said not the City meeting, but they will be informed of the County meeting regarding this item. Freerks opened the public hearing. Planning and Zoning Commission January 19, 2017 — Formal Meeting Page 4 of 11 Liz Maas (620 Ronald's Street) works for Transition Ecology and is representing S & G Materials on this application. She noted that the basins shown on the map and that the one marked C does not actually go all the way to the road and because of that topographically there is no sand and gravel mining proposed for that area with this project, so that will serve as a buffer. Additionally no additional truck traffic will be on Oak Crest Hill Road SE. Maas noted that Blue -line streams are federally regulated as well as by the State and the County. In addition, because this property has wetlands on it, which are also federally protected, so they are careful to not touch any of those areas on this property. The impacts they are proposing are mostly old ditches that have been carved by farmers over the years to allow for drainage, which may look like wetlands but are considered farm basins. Any areas they are disturbing they are offsetting the impact with the construction of mitigation sites (such as the area to the north). Additionally after they are done mining in an area, they are required to create wetland shoreline areas. With regards to the question about the river, the other entity that manages these types of sites is an organization called MSHA and the Iowa Department of Agriculture also permits this activity and have regulations on how close to the river the mining can actually be. During the flood of 2014 and 2008 this area flooded but some of the area sits high enough that it was not flooded. Recently they received a "no rise" certificate for the entire property to illustrate that the sand piles and activities on the property are not causing rise of water upstream. Hensch asked what the anticipated life span of this quarry would be. Maas stated that the preexisting quarry has been in operation for the last 15 years and probably has another 2-3 years to finish out, depending on need. The second additional will probably be in operation another 15-20 years. Freerks closed the public discussion. Hensch moved to recommend 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. Martin seconded the motion. A vote was taken and the motion carried 7-0. CODE AMENDMENT ITEMS: 1. Discussion of an amendment 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. Howard explained that the City has received a request from Big Grove Brewery, who are repurposing an existing building along South Gilbert Street, to allow amplified music in its proposed outdoor service area, which is part of the restaurant that will be behind the Planning and Zoning Commission January 19, 2017 — Formal Meeting Page 5 of 11 brewery. This area is in the South Gilbert area of Riverfront Crossings. Amplified sound is currently not allowed in any outdoor service areas in the City, as most of the outdoor service areas are in the downtown area and are in close proximity to each other and it would be difficult, if not impossible, to prevent noise spillover. However in outlying areas, where there are currently no outdoor service areas or where they will likely be more spread out, low level background music may not be a problem. Several surrounding communities do allow low level background music to create an ambience for outdoor dining. Staff felt given that outdoor service areas are not as prevalent in the outlying areas of Riverfront Crossings, it may be reasonable to allow amplified background music, regulated through a seasonal temporary use permit. 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. Temporary use permits allow for rules regarding design, location, hours, and volume on a seasonal basis with conditions that are appropriate for the unique circumstances of each application. It also allows for modification or nonrenewal of the permit if there are problems. Staff recommends to add language to the temporary use section of the Zoning Ordinance, and an amendment to Title 4 (the outdoor service area portion). The rules would be similar to those that were adopted a few months ago for the rooftop service areas allowing amplified sound through a temporary use permit. The following conditions would apply: 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 under this permit. A separate temporary use permit is required for those types of special events. Freerks asked if there was a standard to determine what "low volume" should be. Howard said that will be determined based on characteristics of the site and through demonstration of how spillover noise will be controlled. The applicant will have to address it in their mitigation plan. The City can request adjustment if noise becomes a nuisance. Planning and Zoning Commission January 19, 2017 — Formal Meeting Page 6 of 11 Martin questioned the inclusion of the West Riverfront Crossings District as it currently already has residents. Howard explained that each application for a temporary use permit will be considered on a case by case basis and it will be up to the applicant to demonstrate that there will not be spillover noise to neighboring properties. Freerks opened the public hearing. Seeing no one, Freerks closed the public hearing. Hensch moved to amend the 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. Martin seconded the motion. A vote was taken and the motion carried 7-0. 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. Howard explained that the City has received a request from Big Grove Brewery to allow larger fascia signs (wall signs) than are currently allowed in the Riverfront Crossings South Gilbert District. When the brewery started renovations on the property it was zoned CI-1, which has a larger fascia sign allowance than what is allowed in the South Gilbert Subdistrict of Riverfront Crossings. The building is set back from the street and has large areas of blank fagade without the typical storefront windows and entryways that would be required of new commercial buildings in the Riverfront Crossings District. When the property was rezoned to Riverfront Crossings, the new storefront fascia signage provisions applied. Big Grove did not anticipate a change in sign regulations when the property was rezoned to Riverfront Crossings and was planning to create more visual interest on the fagade with creative wall signage, but the new lower sign allowance will be inadequate. In this particular case the Brewery is considered a "cottage industry", meaning it's the type of manufacturing use that may sell wholesale but also has a significant retail component. Cottage industries are allowed in Riverfront Crossings. The Brewery is trying not only to manufacture beer, but to attract customers to their restaurant and bar, 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. Howard noted that 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 does not meet the storefront frontage standards that will be required of new commercial buildings in Riverfront Crossings. 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. 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. Staff recommends amending paragraph 14-2G-7F-9a, regarding signs in South Gilbert Subdisctrict as follows: Planning and Zoning Commission January 19, 2017 — Formal Meeting Page 7 of 11 In the South Downtown, Central Crossing, Park, and South Gilbert Subdistricts, signage on mixed -use and non-residential buildings should be allowed according to the standards that apply in the CB-10 Zone, as set forth in Article 14-5B, except in the South Gilbert Subdistrict, where the maximum sign area for fascia signs for Cottage Industries and associated uses located in existing buildings with facades that do not meet storefront standards is 15% of the sign wall. Signs asked if Howard could explain how the signage review correlates with the design review of buildings such as this. Hektoen interjected and explained that since the Town of Gilbert Supreme Court Ruling the City has taken itself out of the business of design review for signs to avoid facing potential First Amendment Claims of violation of freedom of speech Signs questioned how such a blank fagade was allowed in Riverfront Crossings. Howard acknowledged that this situation is unique because they are repurposing an existing structure that does not have typical storefront features. She noted that all new buildings including those for cottage industries in the Riverfront Crossings area will have to comply with the more strict storefront design standards. The larger sign allowance will help to mitigate what would otherwise be fairly blank facades that are visible from the street by allowing more of the fagade to be covered with creative signage. Miklo added that the work on the brewery began under the old zoning of CI-1, so the Riverfront Crossings storefront standards did not apply at that time. Freerks opened the public hearing. Seeing no one, Freerks closed the public hearing. Parsons moved to approve 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 using the revised language Staff distributed at the meeting. Martin seconded the motion. Signs asked about what is considered signage versus what is just artwork on the building. Howard said the drawings included in the packet were just concepts that the brewery was considering and they have not settled on a final design yet. Staff has informed them that if the signage is part of their logo it is considered a sign, but if it is an image that is not part of their logo or their name, then it would be considered artwork and not subject to the sign allowance. In other words, they could cover the entire fagade with a mural as long as it did not contain their logo. Signs stated he is torn, he likes the concepts, he likes the reuse of the building, but seems like it will not fit the character of what the Riverfront Crossings Plan called for in this area. Howard emphasized that the amendment just allows for larger fascia signs. The building was repurposed before the property was zoned Riverfront Crossings, so the storefront standards were not required at the time. While the location of the building and the large blank facades are not ideal in meeting the Riverfront Crossings form -based code standards, if the sign amendment is not approved, the current storefront sign guidelines will apply. The amendment under consideration is not whether or not to allow the brewery but whether to allow fascia signage to be larger to create more visual interest on building facades that are nonconforming with the Riverfront Crossings storefront standards. Planning and Zoning Commission January 19, 2017 — Formal Meeting Page 8 of 11 Dyer stated she likes the amendment, she noted however that she was hoping when this building was redeveloped there would be an addition to the front of the building so that it would be more in keeping with the Riverfront Crossings Plan and code to fit into the future walkable neighborhood. A vote was taken and the motion carried 7-0. 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. Howard noted there is really only one property that has frontage on both Highway 6 and Gilbert Street, so the requested amendment would have limited application. 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 a 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 in compliance with the form -based code. However, 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 facade oriented toward Highway 6. Howard showed some renderings from the architect on how the building would be oriented. 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 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. Staff recommends amending 14-2G-3A-3b, Building Placement (in the South Gilbert Subdistrict), by amending paragraph (1) and adding a new sub -paragraph (e), 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) (e) In the South Gilbert Subdistrict, for a lot with frontage on both Gilbert Street and Highway 6, the building facade that faces Highway 6 may be aligned along a pedestrian way with abutting perpendicular parking spaces aligned along an east -west drive aisle located between the building and Highway 6. Therefore, the maximum setback along the Highway 6 frontage may be adjusted accordingly. Amending 14- 2G-3A-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 facade and located behind fully -enclosed, occupied building space, except as allowed in paragraph 2(b), below. Planning and Zoning Commission January 19, 2017 — Formal Meeting Page 9 of 11 Amending 1 2G-3A-4b.(2), Parking, Loading, and Service Areas (in the South Gilbert Subdistrict), by adding a new subparagraph (b), as follows: (b) In the South Gilbert Subdistrict for a corner lot with frontage on both Gilbert Street and Highway 6, one double loaded aisle of surface parking is permitted within the private frontage area along the Highway 6 frontage. Surface parking must be setback a minimum of 10' from the Highway 6 right-of-way and screened to the S2 standard. Said surface parking must be setback 10' min. from the Gilbert Street right- of-way and 3' min. from the primary street building facade on Gilbert Street and screened to the S2 standard. (subsequent subparagraphs, currently (b) - (c), are re -lettered accordingly) Martin asked what the language was prior because it seems like the area is already following these guidelines. Howard stated that with the new form -based code no parking is allowed between the buildings and the street so that is why this amendment is now necessary. Dyer asked if there would be entryways on the Highway 6 side to the storefronts. Howard confirmed there would be, as well as parking on that side. Freerks opened the public hearing. Seeing no one, Freerks closed the public hearing Hensch moved to approve the 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 as specifically outlined in the staff report. Martin seconded the motion. Hensch stated he liked this proposal. Signs agreed Freerks noted the importance of maintaining sufficient green space as these types of projects move forward. Howard noted that due to the repurposing of the Brewery building (rather than demolish and a new building being built) meant there was less room on the property to the south to meet the original Riverfront Crossings plan. In other words, efficient use of the remainder of the Pleasant Valley site would mean that the building would be oriented with the longer building fagade facing Highway 6. Given that it would be difficult for businesses to have front doors facing Highway 6 without a typical urban street frontage, some alternative means of creating a street frontage is necessary. Street trees and parking area screening would be required and the property owner is also contemplating green infrastructure along this frontage which will create more green space. Dyer noted that makes two of the buildings then in this area noncompliant to the form -based code and the Riverfront Crossings Plan. Howard agreed, but the amendments proposed for this corner are intended to make the new building compliant with an alternative standard to make the best of a challenging situation. Freerks noted that along with new buildings the City encourages reuse of existing buildings as well. A vote was taken and the motion carried 7-0. Planning and Zoning Commission January 19, 2017 — Formal Meeting Page 10 of 11 CONSIDERATION OF MEETING MINUTES: DECEMBER 15, 2016 Hensch moved to approve the meeting minutes of December 15, 2016. Signs seconded the motion. A vote was taken and the motion passed 7-0. PLANNING AND ZONING INFORMATION: Miklo distributed a survey from the Human Rights Commission. ADJOURNMENT: Parsons moved to adjourn. Martin seconded. A vote was taken and motion carried 7-0. Z O � Q Oc) () W (D 0 Q Z W N U Oz� N0N 06 Z WF Z F z Q z J IL a) ;xxxxxxx U) N X X X X X X X N x x x O x x x x x x x x 0 X O o x x x 0 XXX f0 o X X X X X X X X X X X X X X lxxxxxxx Nxxooxxx � X O X X X X X ;xxxxxxx rn X O X X X X X U) N XXXX X X X C-4XXXXxx axXxxx;x X X X X D: X M M X X X X X: X rn X X X X X X N N x 0 X X X x Z W W Q W O J W a Y 2 m N Q U K U a. z o m w O w zw 2 w a w o a= a F a U) U W E u Q o d Q 11 Z u u w u XOO } w Y