HomeMy WebLinkAbout05-04-2017 Planning and Zoning CommissionIowa City
Planning & Zoning Commission
' Formal Meeting
Thursday, May 4, 2017
7:00 PM
Emma Harvat Hall - City Hall
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PLANNING AND ZONING COMMISSION
Thursday, May 4, 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. Rezoning Item
Discussion of an application submitted by Iowa City Cohousing LLC for a rezoning of
approximately 7.8-acres to amend the preliminary OPD Plan to add three additional
units to Prairie Hill, a 36-unit cohousing development located west of Miller Avenue,
south of Benton Street. (REZ17-00007)
E. Development Item
Discussion of an application submitted by Brian and Laura Wolf for a preliminary and
final plat of Little Ash Subdivision, a 21.48-acre, 1-lot residential subdivision located on
Maier Avenue SW in Fringe Area C. (SUB17-00004)
F. Conditional Use Item
Discussion of an application submitted by Paula Boback to Johnson County for a
conditional use permit to allow for a private school on property located at 3520 Osage
Street. This property is located southwest of Iowa City in Fringe Area C of the Fringe
Area Policy Agreement. (CU17-000D1)
G. Consideration of Meeting Minutes: April 20, 2017
H. Planning & Zoning Information
I. Adjournment
If you will need disability -related accommodations in order to participate in this meeting, please contact Bob
Miklo, Urban Planning, at 319-356-5240 or at bob-mikio@iowa-city.org. Early requests are strongly
encouraged to allow sufficient time to meet your access needs.
Upcoming Planning & Zoning Commission Meetings
Formal: May 181 June 11 June 15
Informal: Scheduled as needed.
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CITY OF IOWA CITY
MEMORANDUM
Date: May 4, 2017
To: Planning and Zoning Commission
From: Robert Miklo, Senior Planner
Re: REZ17-00007 Prairie Hill Co -Housing Amendment
Background: In July 2015 the City Council approved a rezoning from Medium Density Single
Family Residential (RS-8) to Planned Development Overlay/Medium Density Single Family
Residential (OPD/RS-8) and a Planned Development Overlay Plan for Prairie Hill, a 33-dwelling
unit cohousing development located on the west side of Miller Avenue south of Benton Street
(copies of the previous staff report and memorandum are attached). The applicant is now
requesting approval of amendments to the OPD Plan to allow 3 additional dwelling units and to
make minor changes to building designs, garage sizes, and to add 5 parking spaces as detailed
in the attached statement from the applicant. One additional unit is proposed in the common
house and a duplex is proposed to change to a four -unit building with the addition of a second
floor. As a result of building within the previously approved building footprints, with the
exception of the additional parking spaces, no significant changes to the building coverage or
site design will occur if the amendments are approved.
Density: Even with the 3 additional units the density of Prairie Hill will be 4.6 units per acre, well
within the maximum of 8 dwelling units per acres allowed under an OPD-8 zone and the
approximate 5 units per acre achieved within typical RS-8 zoned development. The applicant
also submitted an exhibit demonstrating that if the property were subdivided into a conventional
cul-de-sac street, up to 36 dwelling units could be achieved. Based on these numbers, staff
finds the amendment meets the approval criteria for density within an OPD zone (Section 14-
3A-4 D).
OPD Design: The four townhouse style units to the north of Prairie Hill Lane are proposed to
change from 2 floors to 1 floor. A floor will be added to the duplexes located in the southwest
corner to create 4 stacked flats. The attached elevation drawings illustrate that the overall
character of the design is similar to the previously approved plan. As noted above the additional
dwellings are proposed to occur in approximately the same footprint shown on the previously
approved OPD.
The additional units require five parking spaces. Three spaces are proposed to be added in the
parking area near the entrance to the development and two are proposed near the common
house. The applicant will need to demonstrate to the City Engineer that the stormwater
management facilities contain sufficient capacity for the additional stormwater runoff.
STAFF RECOMMENDATION:
Staff recommends approval of REZ17-00007 a rezoning to amend the preliminary OPD Plan to
add three dwelling units to Prairie Hill resulting in a total of 36 cohousing units on 7.8-acres of
land located on the west side of Miller Avenue south of Benton Street.
April 27, 2017
Page 2
ATTACHMENTS:
1. Location map
2. Preliminary OPD Sensitive Areas Development Plan
3. Applicant's statement
4. Building elevation drawings
5. Previous staff memorandum dated May 21, 2015
6. Previous staff report dated September 18, 2014
Approved by: / f "
John Yapp, Development Services Coordinator,
Department of Neighborhood and Development Services
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A rezoning application submitted
by Iowa City Cohousing LLC
to amend the preliminary OPD plan
to add three dwelling units
to Prairie Hill, a 36-unit Cohousing
development on Miller Avenue.
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REVISED FINAL PLANNED DEVELOPMENT AND SITE PLAN
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STATEMENT FROM THE APPLICANT
Iowa City Cohousing LLC is requesting several changes to the Planned Development Overlay
(OPD) plan approved by City Council January 19, 2016.
1. ADDITIONAL LIVING UNITS. Iowa City Cohousing LLC realized that it would be
possible to add more units than previously approved within the RS-8 density. Doing so
will permit us to include more owners and make all of the units more affordable. The plan
approved by the city Council included 33 living units. This application is a request to add
3 units. The additional units will be added to the buildings already sited on the plan with
no change in building footprints.
a. COMMON HOUSE --The City Council approved plans for 3 apartments on the upper
level of the building of the Common House. This application is a request to build a
fourth apartment (unit 36) the same size as the other 3. (See floor plans.)
b. BUILDING 27-30. The plans approved by the council showed this building as a
single -story duplex with units up to 950 sf each. We are requesting that the building
be changed into a two-story fourplex (or stacked flats) with 2 apartments of up to 950
sf on each level. The building would be similar to 3 other stacked -flat buildings (units
9-12, 13-16, and 17-20). This new one, however, would have two stories above
ground and, therefore, no upper level entry. (See site plan.)
c. CHANGE CONFIGURATION OF UNITS 6 AND 7. The 4-unit townhouse building
approved by the council featured 2 single -story 950 sf units on the ends and 2 two-
story 1600 sf units in the middle. Due to member preference for smaller single -story
units we have reduced the size of the middle units to 800 sf on one level. (See
original and revised townhouse elevations.)
2. CHANGE DESIGN OF STACKED FLATS. The design of the stacked -flat buildings (9-
12, 13-16, and 17-20 as well as the new 27-30 will be changed to feature a shared porch
across the lower level. The previous verslon featured balconies on the upper level and
covered porches on the lower level. (See original and revised stacked flat elevations.)
3. INCREASE THE DEPTH OF GARAGES. The increased depth of 2 feet on all garages to
provide storage space will be accomplished by moving the garages forward on the
parking pads. There will be no increase in the amount of impervious pavement.
4. ADD FLEX SPACE TO THE SIDE OF A GARAGE. Extra space will be provided in one
garage for storage.
5. ADD 5 PARKING SPACES. The addition of 3 living units with 5 bedrooms warrants the
addition of 5 parking spaces. There will now be 56 parking spaces.
6. FLIP COMMON HOUSE PLAN. The approved design of the Common House will remain
unchanged, except flipping it end over end resulting in relocation of the entrances.
Appropriate changes have been made to the contours on the site plan.
7. CHANGE SIZE OF SIDEWALK ALONG MILLER AVENUE. Increase the width of the
sidewalk along the Miller Avenue side of Prairie Hill from the approved 5 feet to 6 feet to
match a new 6-foot sidewalk the city will install along the Miller Avenue side of Benton
Hill Park.
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REVISED STACKED FLAT ELEVATIONS
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Revised elevation
COHOUSING AT PRAIRIEFRONT
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q� MEMORANDUM
Date: May 21, 2015 Previous staff memorandum dated May 21, 2016
To: Planning and Zoning Commission
From: Robert Miklo, Senior Planner
Re: REZ13-00010 Prairie Hill Co -Housing
(Background: On October 2, 2014 Commission voted 3-2 to recommend denial of an
application submitted by Iowa City Co -Housing for a rezoning of 9.65 acres of land located at
Miller Avenue and Benton Street from Medium Density Single -Family (RS-8) zone and
Neighborhood Public (P-1) zone to Planned Development Overlay/Medium Density Single -
Family (OPD-8) zone for 7.66 acres and Neighborhood Public (P-1) zone for 1.97 acres.
Commissioners who voted against the application indicated that their concerns were the
proposed private street access to Benton Street and the proposed changes to Benton Hill Park
necessary to allow the private street.
The applicant, Iowa City Co -Housing, has submitted a new plan that places the proposed
dwelling units on the eastern portion of the property and includes Prairie Hill Lane, a private
street, which would intersect with Miller Avenue. Development is no longer proposed on the
western half of the property and no direct street access is proposed to Benton Street. The
exchange of a portion of Benton Hill Park for land adjacent to Miller Avenue to add to the park is
no longer proposed.
Planned Development Overlay (OPD) Design: The general concept of co -housing with a
common house and attached dwelling units located in clusters still applies. Much of the
analysis contained on pages 2 to 6 of the previous staff report dated September 16, 2014 (copy
attached) applies to the revised plan. Revisions in addition to the relocation of Prairie Hill Lane
are discussed below.
The plan now includes 33 dwelling units with 14 units contained in duplex style buildings, 4 units
in a town house style building, 12 units contained in 4-plex buildings, and 3 units in the common
house (the previous plan had a total of 32 units: 26 duplex style units and 6 units in the common
house). The attached elevation drawings show the new building designs. Although the unit
configuration is different, the building materials and character are similar to the previous
proposal. In staffs opinion the proposed buildings are compatible with the neighborhood and the
intent of the OPD standards. Four units, label "DU", located adjacent to Miller Avenue have
front doors that face an internal court yard and a second door that faces Miller. The backside of
the buildings have been designed to present an attractive fagade toward the public street. The
dwellings are set back 25 to 35 feet from the property line and landscaping is proposed between
the public sidewalk and the dwellings.
Pedestrian Access: This plan includes a sidewalk along Miller Avenue adjacent to this property
and extending along the east side of Benton Hill Park to Benton Street. The entire sidewalk
should be installed with the construction of Prairie Hill, but the City will reimburse the applicant
for the construction cost for the portion adjacent to the park. Installation of this sidewalk will
provide good pedestrian access for this development and will improve pedestrian access for the
larger Miller Orchard Neighborhood.
Within the development a sidewalk is provided adjacent to the south and west side of Prairie Hill
Lane. Off-street sidewalks provide access to the individual dwelling units. Staff recommends
that an additional sidewalk connection be provided to Miller Street to the south of units #9 & 10
May 15, 2015
Page 2
near the northeast corner of the development. Without such a connection, north bound
pedestrians from the north of part of this development would need to walk about one block
south before walking north.
There is an existing 15 foot wide pedestrian access easement located along the west and north
property line. The previous plan proposed relocating that easement to the south property line.
The current proposal leaves the easement in its original location. Due to the steep grade,
neither location is ideal for a sidewalk, and there does not appear to be good alternative location
for a sidewalk to cross this property form west to east. in staffs opinion, leaving the easement in
its current location is an acceptable option.
Environmentally Sensitive Areas: Compared to the previous plan, less of the steep and
critical slopes are proposed to be disturbed. This is because development is no longer proposed
in the west half of the property where much of the steep and critical slopes are located.
In the revised plan 100% of woodland will be disturbed. This increase, when compared to the
previous plan, is due to the removal of portions of Benton Hill Park from the plan and the
development of the property adjacent to Miller Avenue that was to be set aside as park land
according to the previous plan. As noted in the September 18 Staff Report, the City Forester
has reviewed the woodlands on this property and found that they consist of undesirable species
or species that are susceptible to disease, including Ash and Walnut, and the woodlands have
not been properly maintained.
Based on the amount of clearing, the sensitive areas regulations require the planting of
replacement trees on this property and/or on public lands approved by the City Forester, The
OPD plan includes a landscape plan showing the location of proposed trees. To assure
appropriate species are properly located, staff recommends that the final landscape plan be
approved by the City Forester.
Storm Water Management: The plan includes a series of rain gardens adjacent to and among
the dwellings west of Miller Avenue. A large storm water basin is proposed in the southeast
corner of the property. The City Engineer is reviewing recently submitted storm water
management plans. These plans should be approved by the City Engineer prior to the Planning
and Zoning Commission voting on this application,
Summary: The revised plan does not include direct street access to Benton Street or significant
modifications to Benton Hill Park. In staffs opinion the proposed buildings are an attractive
design and would be made of quality building materials in an effort to support sustainable
development. The proposed co -housing community will be a unique form of housing that has
had success in other communities. Its construction in the Miller -Orchard Neighborhood would
support the City's efforts to provide a variety of housing types within the neighborhood and is
consistent with the intent of the OPD section of the code. Storm water management and minor
site plan issues must be resolved prior to the Commission voting on this application.
STAFF RECOMMENDATION:
Staff recommends that this application be deferred pending resolution of deficiencies and
discrepancies noted below.
Upon resolution of these items, staff recommends approval of REZ13-00010 a rezoning of 7.8-
acres of land located on the west side of Miller Avenue south of Benton Street from Medium
Density Single -Family (RS-8) zone to Planned Development Overlay/Medium Density Single -
Family (OPD-8) zone to allow Prairie Hill a with 33-unit co -housing development subject to 1)
the landscaping and tree replacement plan to be reviewed and approved by the City Forester
and; 2) at the time of final plan approval the development agreement will address the
construction of the sidewalk adjacent to Benton Hill Park.
May 15, 2015
Page 3
DEFICIENCIES AND DISCREPANCIES:
1. Storm water management plans must be approved by the City Engineer
2. A ten foot wide buffer must be provided between the northwest side of the common house
and the parking lot.
3. The sidewalk on the south side of Prairie Hill Lane at its intersection with Miller Avenue
should be moved away from the curb to provide room for snow storage and a pedestrian
buffer.
4. The water line along the west side of Prairie Hill Lane should be located to provide room
for street trees.
5. A sidewalk should be provided between the northeast corner of the development and
Miller Avenue.
ATTACHMENTS:
1, Location map
2. Preliminary OPD Sensitive Areas Development Plan
3. Applicant's statement
4. Building elevation drawings
5. Previous staff report dated September 18, 2014
Approved by:
John
Department of Neighborhood and
Development Services
Previous staff report dated September 18, 2014
STAFF REPORT
To; Planning & Zoning Commission Prepared by: Robert Miklo
Item: REZ13-00010 & SUB13-00008 Date: September 18, 2014
Prairie Hill
GENERAL INFORMATION
Applicant: #owa City Co -Housing
P.O. Box 926
Iowa City, IA 52244
bibailay52@gmaii.com
Phone: 319-530-4049
Requested Action:
Rezoning from Medium Density Single Family
Residential (RS-8) and Pubic (P-1) to Planned
Development Overlay (OPD-8) and P-1 Preliminary
Plat approval.
Purpose:
To allow a 32-unit co -housing (condominium)
development with shared open space and public
park land.
Location:
Miller Avenue and Benton Street
Size:
9.65 acres
Existing Land Use and Zoning:
Vacant, park and open space zoned RS-8 and P-1
Surrounding Land Use and Zoning:
North: Residential, Roosevelt School - RS-8 & P-1
South: Commercial - CC-2
East: Residential RS-8
West: Residential RS-8
Comprehensive Plan:
Southwest District Plan — medium density single
family development with the potential for an OPD to
allow clustering.
Neighborhood Open Space District:
SW-4
File Date: September 10, 2014
45 Day Limitation Period: October 24, 2014
BACKGROUND INFORMATION:
The subject property is southwest of the intersection of Benton Street and Miller Avenue.
Currently the property is vacant. The surrounding area consists of residential homes varying from
single family to apartments. The Theodore Roosevelt Education Center (former Roosevelt
Elementary School) is located to the north. Commercial areas are located to the south of the
PREVL JS STAFF REPORT
Property along Highway 1.
The applicant, Iowa City Co -Housing, is requesting a rezoning from Medium Density Single Family
Residential (RS-8) and Public (P-1) to Planned Development Overlay (OPD-8) for 7.68 acres and
P-1 for 1.97 acres and preliminary plat approval of Prairie Hill. The rezoning would allow for a 32-
unit condominium development with units 26 units clustered in duplex style townhouses. The plan
also includes a community building with common facilities and 6 apartments. Six of the duplexes
would have garages incorporated into the units. There would be 19 parking spaces in five
garages and 29 surface parking spaces. The plan includes relatively large areas of open space,
some of which would be dedicated to the City for extension of Benton Hill Park in exchange for
land that would provide private street access to Benton Street.
The applicant requests access to the development via Benton Street on land currently owned by
the City as part of Benton Hill Park. A conservation and public access easement would preserve
much of this existing open space for public use. In exchange for acquiring 1.8 acres of park land
the applicant has offered to dedicate 1.97 acres of land on the southeast end of the property for
park use.
The property does contain sensitive features and the applicant has submitted a Sensitive Areas
Development Plan and a subdivision called Prairie Hill. The subdivision would create the Lot 1, a
7.68 acre tract that would contain the development, and Outlot A (1.97 acres) which would be
dedicated to the City for addition to Benton Hill Park.
The property would be developed by Iowa City Cohousing. A cohousing community Is a type of
intentional community composed of private homes supplemented by shared facilities.
Cohousing is designed with the intention of facilitating interaction among neighbors for social,
practical, economic and environmental benefits. The community is planned, owned and
managed by the residents — who also share activities which may include cooking, dining, child
care, gardening, and governance of the community. Common facilities are proposed to include
a kitchen, dining room, laundry, guest rooms, and recreational features. The attached
statement labeled 'The Cohousing Concept' (Exhibit A) provided by the applicant contains a
more detailed description of Co -housing.
The applicant has used the "Good Neighbor Policy' and has conducted two neighborhood
meetings as discussed in Exhibit A.
ANALYSIS:
Current Zoning: The current zoning of the property is for Medium Density Single Family
Residential (RS -8), which allows single family homes on lots with a minimum of 6,000 square feet
of lot area and a minimum lot width of 45 feet. Duplexes are allowed on corner lots. Nonresidential
uses, such as religious institutions and day care centers, may be allowed by special exception.
The applicant has submitted the attached plan (Exhibit B) showing how the property could be
developed with at least 32 single-family lots within a conventional subdivision.
Proposed Zoning: The applicant requests rezoning to a Planned Development Overlay Zone
(OPD-8), which permits flexibility in uses and design when conventional development is
inappropriate and changes are not contrary to the Comprehensive Plan. The OPD zone
encourages the best use of the existing landscape and infill development. The applicant requests
approval of an OPD rezoning to allow dwelling units to be clustered on the property so that less
grading will be required and that common open space may be set aside for use of the residents
and the general public. The clustering will also help achieve a physical environment that is
conducive to the formation of a community as envision in co -housing developments. The details of
the OPD plan are discussed below under the OPD Plan.
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PP=VIOUS STAFF REPORT
Compliance with Comprehensive Plan: The property falls within the Southwest District Plan,
Roosevelt subarea in the Miller -Orchard Neighborhood (pages 25 to 36 and Appendix C of the
Southwest District Plan). The District Plan encourages the preservation of the existing housing
and encourages infill development that is compatible with the neighborhood; and indicates that the
area lacks pedestrian links within and between surrounding properties. This concern has been
partially addressed by recently constructed sidewalks/trail along Miller Avenue, Hudson Avenue,
Orchard Street and Highway 1.
The District Plan notes that the existing RS-8 zoning is appropriate for this property, but that a
Planned Development Overlay (OPD) zone would allow the clustering of housing units to
encourage the best use of the existing topography. The plan states: "Future development of the
vacant land along Miller Avenue should be carefully considered with regards to efforts to stabilize
and revitalize the Miller -Orchard Neighborhood."
In staffs view the proposal complies with the goals stated in the Comprehensive Plan as it would
bring a new form of owner occupied housing into the Miller -Orchard Neighborhood and would
compliment the Ctty's and the Neighborhood's efforts to improve the housing stock in the area.
Planned Development Overlay (OPD) Plan: To achieve the cluster plan the applicant is
requesting several modifications of the zoning and subdivision regulations including:
1) One common lot as opposed to individual lots as required in RS-8 zones.
2) Multiple duplex style dwellings on one common lot (which otherwise are limited to
comer lots in the RS-8 zone).
3) A common house that would contain a common kitchen and dining room and 6
apartments.
4) A private street that has a 20-foot wide pavement within a 35-foot wide easement,
rather than the minimum 26-feet wide pavement within a 60-foot wide right-of-way
required for public streets.
5) Waiver of the requirement of sidewalks in certain locations.
7) A non-standard cul-de-sac design.
Four general standards must be met when the applicant requests waivers of underlying zoning
and subdivision regulations as discussed below:
The density and design of the Planned Development will be compatible with and/or
complementary to adjacent development in terms of land use, building mass and scale,
relative amount of open space, traffic circulation and general layout.
In staffs opinion the proposal meets the standard pertaining to density. The proposed
density of 32 units on 7.68 acres equals approximately 4.5 units per acre. Historically RS-6
zoned subdivisions have developed at approximately 5 units per acre although some have
achieved 8 units per acre.
In staffs opinion the proposal is also compatible with the neighborhood in terms of land use.
The Miller Orchard neighborhood contains a mix of single family homes and dupfexes. The
area to the west contains a significant number of multifamily buildings. This proposal
contains mostly duplex style dwellings and only six apartments in the common house. This
combination of units provides for clustering and the preservation of large areas of open
space and would support the community -oriented environment desired in cc -housing
developments.
The building mass and scale for most of the buildings is similar to many of the houses in the
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4 P)'EVIOUS STAFF REPORT
Miller Orchard Neighborhood and as discussed in number 3 below would likely have less of
an adverse effect on the adjacent properties than a conventional development.
Traffic from this proposal will be no more and may actually be less than the amount of traffic
that would be generated from a conventional subdivision.
2. The development will not overburden existing streets and utilities.
The applicant is proposing a driveway access to Benton Street, an arterial street which
carries approximately 11,000 vehicles per day in this vicinity. A 2-lane arterial street with
adequate access control has a capacity of 15,000 vehicles per day. Transportation
Planners estimate that this proposed development will generate approximately 200 vehicle
trips per day. This is a small percentage of the existing traffic on Benton Street and will not
overburden the street.
Area residents have expressed concerns about sight distance on Benton Street. The
Proposed private drive access is discussed in the attached memo from Kent Ralston,
Transportation Planner (Exhibit C). As detailed in the memo the proposed access point
meets standards for sight stopping distance and there is not a high collision history in this
area. Therefore the proposed driveway location is found to be acceptable.
There are currently no sidewalks on the portion of Benton Street adjacent to the property
because of steep slopes and topological features. To address pedestrian access to the
development, an alternative trail is proposed through Benton Hill Park, connecting the
development with sidewalks continuing on Benton Street east of Miller Avenue.
As noted in the Southwest District Plan, pedestrian connectivity is a concern in this
neighborhood. When the Hawk Ridge (formerly the Lodge) student housing complex was
developed in 2003, there was a requirement for a pedestrian easement over the subject
property to provide for a potential trail connection to Benton Hill Park. The location of that
easement is in an area that is too steep for a trail connection. The applicant proposes to
relocate the easement to the south side of lot 1. The grading that will be done for this
project will provide for a better location for a future trail.
Municipal water and sanitary sewer services are adequate to serve the proposed
development.
Stormwater will be directed to a basin proposed in the southeast comer of Lot 1. A berm is
proposed along the south property line to prevent stormwater from flowing onto the
Properties to the south. The City Engineer has reviewed the stormwater management plan
and has approved it in concept, although some construction details may need modification.
3. The development will not adversely affect views, light and air, property values and
privacy of neighboring properties any more than would a conventional development.
In staffs opinion the application meets this standard. The existing RS-8 zoning on this
Property allows single family homes to be as tall as 35 feet. The applicant proposes to
construct cottage style duplexes that would generally be less than 20 feet tall. Although
some of the units will have walkout lower levels, even those will be 25 feet or less in
height. The common house is proposed to be approximately 30 feet tall. in addition to
being shorter than what the RS-8 zone allows, the buildings would be built downhill from
or at a lower elevation than the nearest homes. This combination of height and lower
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FEVIOUS STAFF REPORT
grade will result in no more, or even a less adverse effect than conventional development.
4. The combination of land uses and building types and any variation from the underlying
zoning requirements or from City street standards will be in the public interest, in harmony
with the purposes of this Title, and with other building regulations of the City.
The applicant is proposing to cluster 32 units into attached dwellings rather than single
family houses, a private street which is 6 feet narrower than the minimum street standard
and modification of front setbacks for 3 units and the rear setback for 1 of the units. The
proposed clustering and private street would further the community based design desired
in co -housing by emphasizing pedestrian traffic on an internal sidewalk network. Primary
pedestrian access to the larger community would be via a trail that would extend through
Benton Hill Park. The applicant has agreed to install portions of the trail within the park
and to provide lighting to help assure pedestrian and bicycle safety. The applicant has
submitted templates showing that as designed the private street will be able to
accommodate fire trucks and other emergency vehicles.
In staff's opinion the proposed buildings are an attractive design and would be made of
quality building materials in an effort to support sustainable development. The proposed
co -housing community will be a unique form of housing that has had success in other
communities. Its construction in the Miller -Orchard Neighborhood would support the City's
efforts to provide a variety of housing types within the neighborhood and therefore be in
the public interest and in harmony with the zoning code.
Environmentally Sensitive Areas: The property contains steep and critical slopes and
woodland covering approximately 3.2 acres. The site slopes from a low point adjacent to Miller
Avenue to a high point in the western portion of the property. The applicant has provided a
soils study indicating that the property has been graded or filled to create the current condition.
The applicant proposes to grade the slopes (100% of the critical slopes and 94% of the steep
slope) to allow for creation of more gradual and stable slopes. Because of the amount of
grading proposed the Zoning Code requires level II sensitive areas review (Planning and Zoning
Commission Review and City Council approval).
A level If sensitive areas review is also required when more than 50% of a woodland is
proposed for removal. In this case the plan proposes that approximately 37.6% of the
woodland be removed. An additional 24.8% of the woodland is located within the 50 foot buffer
area and thus could be affected by construction activity and must be counted as being impacted
by the proposed development. Based on the amount of clearing, the sensitive areas regulations
require the planting of 127 replacement trees on this property or on public lands approved by
the City Forester. The City Forester has reviewed the woodlands on this property and found
that the areas that are proposed to be removed consist of undesirable species or species that
are susceptible to disease, including Ash and Walnut, and the woodlands have not been
properly maintained. The OPD plan includes a landscape plan showing the location of
proposed trees, however individual species are not identified. To assure appropriate species
are properly located, staff recommends that the final landscape plan be approved by the City
Forester.
As noted above a considerable amount of grading and woodland removal is proposed for this
development. However, due to the condition of the current slopes and the woodlands on this
property, the long-term slope stability and woodland health after development should be an
PCCISteH Repertetrez19-00010, subl"ODDB preirie $1%.doc
6 PF'WIOUS STAFF REPORT
improvement when compared to what exists today.
Neighborhood parkland or fees in lieu of: Neighborhood open space requirements for this
Property were satisfied with the approval of the Ruppert Hills final plat in 2003. That plat included
the dedication of Outlot A Rupport Hills, which later became the eastern portion of Benton Hill
Park.
The Parks and Recreation Commission has reviewed the proposed trade of land of the western
portion of Benton Hill Park for Outlot A. The Parks Department has determined that the
topography of Outlot A is more conducive to use as a neighborhood park and supports the trade.
Infrastructure fees: A water main extension fee of $415 per acre applies. There are no addtianal
infrastructure fees in this neighborhood.
STAFF RECOMMENDATION:
Staff recommends approval of REZ13-00010 and SUB13-00008 a rezoning of 9.65-acres located
at Miller Avenue and Benton Street from Medium Density Single -Family (RS-8) and
Neighborhood Public (P-1) zone to Planned Development Overlay/Medium Density Single -
Family (OPD-8) zone for 7.68-acres and Neighborhood Public (P-1) zone for 1.97-acres, and a
preliminary plat of Prairie Hill, a 2-lot residential subdivision, subject to 1) the landscaping plan
to be reviewed and approved by the City Forester, 2) City Engineer approval of the stormwater
management plan and 3) the applicant installing the offsite improvements to the trail and
lighting in Benton Hill Park,
ATTACHMENTS:
1. Location Map
2. Preliminary Plat and Sensitive Areas Development Plan
3. Exhibit A Co -housing Concept Narrative
4. Exhibit B showing conventional subdivision
5. Exhibit C Memo from Kent Ralston, Transportation Planner
6. Building elevations
7. Correspondence
Approved by: / v ' y `r)�
John Yapp, Development Services Coordinator,
Department of Neighborhood and Development Services
P01)41aHRepw Vez99.00p10, sub13000OB piei�9 hlils.ADL
STAFF REPORT
To: Planning & Zoning Commission Prepared by: Sylvia Bochner, Planning Intern
Item: SUB17-00004 Date: May 4, 2017
Little Ash Subdivision
GENERAL INFORMATION:
Applicant: Brian and Laura Wolf
65 Crabapple Court
Iowa City, IA 52246
319-331-9708
Contact Person: Glen Meisner
1917 S. Gilbert St.
Iowa City, IA 52240
319-351-8282
Property Owner: Jeffrey A. & Elizabeth F. Kern
3535 Belcaro Lane
Denver, CO 80209
Requested Action: Preliminary and Final Plat Approval
Purpose: 1-lot residential subdivision
Location: Maier Avenue SW
Size: 21.48 acres
Existing Land Use and Zoning: Rural Residential (R-1)
Surrounding Land Use and Zoning: North: County Residential (R)
South: County Residential (R)
East: County Residentiat (R)
West: County Agricultural (A)
Comprehensive Plan: Johnson County Fringe Area Agreement
File Date: April 10, 2017
45 Day Limitation Period: May 25, 2017
BACKGROUND INFORMATION:
The applicants, Brian and Laura Wolf, have submitted a preliminary and final plat for Little Ash
Subdivision, a 1-lot, 21.48-acre residential subdivision located on Maier Avenue SW in Johnson
County, Iowa.
Because the property is within Iowa City's two-mile Fringe Area, the Fringe Area Agreement
specifies that City approval will be required when the property is subdivided. The subject property
2
is in Fringe Area C but outside Iowa City's growth area
ANALYSIS:
Comprehensive Plan: The Fringe Area Agreement, an element of the Comprehensive Plan, is
intended to provide guidance regarding the development of land located within two miles of Iowa
City's corporate limits. The agreement's stated purpose is to provide for orderly and efficient
development patterns appropriate to a non -urbanized area, protect and preserve the fringe area's
natural resources and environmentally sensitive features, direct development to areas with
physical characteristics which can accommodate development, and effectively and economically
provide services for future growth and development.
This property is located beyond Iowa City's growth area and therefore is not likely to be annexed
into the city. Subdivisions outside of the growth area are required to adhere to the City Rural
Design Standards contained in the Fringe Area Agreement. These standards generally conform
to the County zoning and subdivision standards rather than typical City requirements for
infrastructure and lot design. These standards allow for less complete infrastructure and have less
detailed design requirements compared to the City's Subdivision Standards.
City Rural Design Standards:
Streets: Access to the subdivision will be via Maier Avenue. There are no roads proposed within
this one -lot subdivision.
Water and Sewer Treatment: The subdivision will be served by a private water well and septic
system. The County Health Department will need to approve the water and septic systems for
this subdivision.
Stormwater Management. This property is located within the watershed of Old Man's Creek,
which does not drain into Iowa City's watershed. The Fringe Area Agreement exempts
properties within the Old Man's Creek watershed from compliance with the City's stormwater
management standards. The subdivision will need to comply with County stormwater
management standards.
Zoning: The property is zoned County Rural Residential, which allows single family dwellings on
lots that are at least 1-acre. The proposed 21.48 acre subdivision exceeds County zoning
standards.
STAFF RECOMMENDATION:
Staff recommends that SUB17-00004, an application for a preliminary and final plat of Little Ash
Subdivision, a 1-lot, 21.48-acre residential subdivision located on the east side of Maier Avenue
be approved.
ATTACHMENTS:
1. Location Map
2. Preliminary and Final Plat
Approved by:
John Yapp, Development Service
Department of Neighborhood and
Cbordinator,
Development Services
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'or the preliminary plat for Little Ash Subdivison,
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MEMORANDUM
Date: May 4, 2017
To: Planning and Zoning Commission
From: Sarah Walz, Associate Planner
Re: Conditional Use Permit Application Prairie Green School
Prairie Green School has submitted an application to the Johnson County Board of Adjustment
for a Conditional Use Permit to allow the establishment and operation of a private school.
The subject property is located at 3520 Osage Street, within Fringe Area C of the Fringe Area
Policy Agreement, but outside of the City's growth boundary. The Johnson County Ordinance
requires that cities be allowed to review Conditional Use Permits within their extraterritorial
jurisdiction. Conditional Use Permits in Johnson County require a 415 majority vote of the Board
of Adjustment to approve if the use is opposed by a vote of the City Council.
The property is currently zoned Agricultural (A) and consists of approximately 17 acres of land.
Adjacent properties to the north, east, and southeast are zoned agricultural. Adjacent properties
to the west and southwest are zoned Residential (R); this includes the Black Hills subdivision,
which consists of S residential lots located off G Richard Circle, SW.
The applicant wishes to construct a new building in order to operate a private school for
students age 3-14 years of age. The school, which currently operates in Cosgrove, employs 3
teachers and has 30 students. Hours of operation are weekdays, 5:00 AM to 3:00 PM. The
applicant intends to grow the program to 60 students with 10 full-time teachers. The school
provides its own bus service to transport students to and from the site. The attached material
from the applicant provides more detailed information about the proposal.
As noted above, the proposed site is outside of the Iowa City growth boundary and is therefore
unlikely to have negative impacts on existing or planned development within Iowa City in the
near future. However, the future land use of the area is uncertain and as the city expands into
growth areas it is important to ensure compatible land uses. Schools are allowed within
residential zones in Iowa City and so, over time, if the City were to grow in the area near the
site, the use would be compatible with residential uses.
Staff Recommendation
Given the proposed use is not within the Growth Area and that the school use would not be
incompatible with residential future growth, staff recommends that the City forward a letter to the
Johnson County Board of Adjustment indicating that the City has no objection to the conditional
use permit.
Approved by: 7 " "` / ',"-
John Yapp, Development Services Coordinator,
Department of Neighborhood and Development Services
Attachments: 1. Location Map
2. Application Information
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Prairie Green School
Prairie Green School is a unique non-profit that offers the Iowa City area a year-
round holistic schooling option for children ages 3-14 years old. Established in
2011, Prairie Green School currently has 30 students, 3 full-time teachers, and 5
part-time teachers. The school owns two 14-passenger buses and provides
transportation for a majority of the families. Our hours are typical to that of a school,
Monday through Friday from 9-3, but I have included the 2017-2018 school
calendar with our application to highlight how our calendar differs from ICCSD.
We hope to eventually grow to 50-60 students with 10 full-time employees. We
propose a building that is 65'X95'. There will be 5 parking spaces including one
accessible space and 8 future parking spaces to be added as the need arises. A
private waste water system will be constructed northeasterly of the proposed
building. A public well will be installed to IDNR standards. At this point no signage is
proposed. Should the school desire signage the sign will be attached to the south
end of the buiIding.
Prairie Green's mission is to educate and graduate happy, independent, creative
individuals who work well with others. Almost every situation can be turned into a
learning opportunity if the students are observing things around them. Students see
it as exploring "cool" things but they are also forming a love of learning. Prairie
Green is able to take advantage of these teachable moments due to our 1:8 teacher
to student ratio. These opportunities arise organically in our multi -age setting.
Prairie Green has created a multi -age environment to reflect the natural groupings
found in our neighborhoods, communities, and in the world. Integrating children of
all ages provides opportunities to exchange ideas, model behaviors, practice
responsibility and nurture, and develop leadership and social skills in a
differentiated learning environment.
Our students' passions drive our curricular focus with our state -certified teachers
planning units of study around students' personal interests and readiness. Students
are encouraged to create, ask questions, voice interest, and solve problems. As a
result, each student's educational experience is individualized, relevant and
interesting, while preparing that student for success within traditional education.
We also have a strong focus on music, which includes playing the ukulele, song
writing, recording original songs, and performing for the Iowa City community.
Prairie Green emphasizes the importance of caring for our environment
Sustainability, concern for the environment, and natural ecology play a significant
role within the PGS curriculum. We accomplish this by incorporating plenty of time
outside each day, composting our lunch scraps, growing a school garden, cooking
together, and through Forest Fridays. On Fridays, PGS spends the entire day outside,
learning from our environment. We fill our day with a focus on the lessons available
in the natural world in a designed curriculum, unstructured play, and the abundance
of teachable moments that arise outdoors.
My vision for the 16-acre property is to create an indoor and outdoor campus that
provides incredible learning opportunities. The 6,175 square foot schoolhouse will
include 4 classrooms with an indoor garden atrium, commercial kitchen, common
space for eating or gathering, and an office and reception area. We will offer two
early childhood classrooms, an early elementary classroom, and an upper
elementary classroom. We hope to expand to eventually include a middle school
program. The building will be served by a circle drive for drop-off and a 5-space
parking lot for teacher and visitor parking. However, most of our students will
continue to be transported to school by bus from the Iowa City area. In the back of
the building overlooking the rolling hills, we will have a combined
soccer/football/baseball field, a playground and our outdoor learning campus.
The outdoor campus will feature vegetable garden beds, fruit trees, chickens, and
goats. Our dream is to hire a resident PGS farmer/cook who will grow organic,
wholesome food thatwill be used in a hot lunch program for the school. The garden
will be used as an amazing learning opportunity for students who will work hard to
help maintain, grow and harvest the food. We'd also like our farmer to help us care
for chickens and goats on our outdoor campus. These animals will also provide
educational opportunities pertaining to the life cycle, sustainability, and care. The
outdoor campus on our property will be supported by a pole barn for storage and
perhaps an apartment for the resident farmer/cook.
The use of this site for the Prairie Green School is ideal because it is close enough to
Iowa City to be convenient for our students and their families. At the same time,
however, the unique nature of the PGS makes it more appropriate in an agricultural
setting than in a highly developed, densely populated residential setting. The site is
large enough to accommodate the proposed use but not so large that the proposed
use would impose a significant burden on existing roads and other infrastructure.
The site is adjacent to other properties whose use will be compatible with that of
PGS. For these reasons, we respectfully request the issuance of a Conditional Use
Permit.
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MINUTES
PLANNING AND ZONING COMMISSION
PRELIMINARY
APRIL 20, 2017 — 6:30 PM — WORK SESSION EM MA J. HARVAT HALL, CITY HALL
MEMBERS PRESENT: Carolyn Dyer, Ann Freerks, Mike Hensch, Max Parsons, Mark
Signs, Jodie Theobald
MEMBERS ABSENT: Phoebe Martin
STAFF PRESENT: Sara Hektoen, Bob Miklo, Chris O'Brien, John Yapp
OTHERS PRESENT: None
CALL TO ORDER:
Freerks called the meeting to order at 6:30 PM.
DISCUSSION OF IOWA CITY'S PARKING DIVISION'S OPERATONS AND POLICIES:
Yapp introduced O'Brien (Director of Transportation and Resource Management) who has been with the
City for over 20 years working both with the Transit and Parking Division and now the Resource
Management Division.
O'Brien began by stating he would not talk about the Resource Management part of his job this evening
unless the Commission has questions regarding it. O'Brien stated he started as an Operations
Supervisor with Transit back in 1997 and became the Parking Manager in 2001 and since that time has
been directly involved with the parking operations downtown. His unit manages on street/off street
parking in all of downtown Iowa City. They do get into the fringe areas and enforce some of the calendar
controlled parking in the higher density areas just off downtown. Over the last 10 years they have had
dramatic change in their operations in terms of parking, they are an enterprise fund meaning they are
responsible for maintaining their operations, a business type activity. To the extent that they can, they
operate as a business, all the revenues generated by the parking systems stay in the parking system in
order to maintain the operations. Operations include construction, maintenance, staffing and operation
needs. There are 1175 on street meters and just under 3700 off street spaces including the new 600
space facility just opened at the corner of Harrison and Dubuque Streets. O'Brien noted that facility was
one of the first built to encourage growth into an area, rather than try to catch up with an overgrown area.
With regards to regulation of parking, Iowa City is unique with a shared downtown and campus
atmosphere and there needs to be a balance of campus needs and business needs all in the same area.
O'Brien stated there are certain numbers they try to hit to balance the needs, and that number is 80-90%
of spaces that turnover so there is access for everyone while also maintaining revenues necessary to
keep the operations afloat.
O'Brien stated the misconceptions regarding parking is that there is no parking, and also that it is just a
big money maker. What the department nets per year is substantially less than people think because
they are not understanding the costs of maintenance and construction. The department is doing half a
million dollars per year in construction to maintain the facilities they already have. People don't realize
that when they think about parking citations, hourly revenues, etc. Some changes the City has made in
the past 10 years include expired meter citations, the first time is free but can keep track of habitual
violators and have the costs escalate with the amount of citations. They write about 30,000 to 45,000 of
the zero dollar citations per year. Another big change was to automate all facilities, make sure all lanes
are open at all times, and to also make the first hour free in all facilities to encourage activity downtown
and also because the on street parking was full 98% of the time which discourage people from visiting
downtown.
O'Brien stated that it is a balance of the on street and off street parking systems. On street is meant to be
for short-term parking and parking garages for long-term and therefore should not be the same rate. Up
until 2015 there wasn't much of a separation in cost between the two, but that was the point where it went
to $1.50/hour on the street and $1.00 in the facilities, after the first hour free (to entice people to use the
Planning and Zoning Commission
April 20, 2017 — Work Session
Page 2 of 4
garage facilities). The average stay in the garage facilities is about three hours, so with the first hour free
that reduced the possible revenues by one-third. To balance that loss they had to make some tweaks
elsewhere in their system. They have given away 3.4 million hours of parking over the last three years,
but the average stay has crept up to about four hours per stay and close to 400,000 additional vehicles
through the facilities in that time. It also created more spaces open on the streets so more people came
to downtown because they could find parking.
When new developments come online, they treat is like a system. While something may be going on in
one location, they may do something at another location in an effort to push people one way or another.
By issuing permits to a certain location to address needs for example. The good thing when there is a
new development, there is usually two to three years of time to plan and accommodate the impact and
adjust permits for various facilities. For example with the new Harrison Street facility, there is not a lot of
activity around that area currently so the City will issue about 450-500 permits in that 600 spot facility and
free up some permit spots in the Chauncey Swan or Court Street facilities for greater hourly uses.
When O'Brien first became Director of Parking in 2001 there were three facilities, and since that time the
City has built three more. About every five years, depending on development, there is a need for another
facility.
Theobald asked about the permits and with the new ramp will there be a shift of permits from other ramps
or will it be new permits. O'Brien explained that some of it is people who want to move their permit to that
new ramp (MidWestOne Bank employees) so that will create spaces where there previous permits were.
So then the City will then look at the old space and decide if it is best to refill those spaces with new
permits, or leave them available for hourly visitors. There will also be permits issued in the new facility for
people that have maybe been on waiting lists for parking permits. The City tries not to force permits to
shift facilities but could if there were a massive growth somewhere.
O'Brien stressed that one of the goals of the parking division is to not be the reason a development
project is denied, they will work with developers and City Staff to find parking solutions.
Freerks asked how they measure the need as more apartments and housing goes up on the immediate
fringe of the downtown, and the trickle of people moving cars to neighborhood parking. O'Brien
discussed the concept of neighborhood permitting but that is not something the City currently does, they
don't believe people are moving their cars to the neighborhoods due to lack of capacity in City facilities,
it's more because they want free parking. O'Brien said the City has currently hired a consultant to look at
the Northside Neighborhood and if the impact is perception or reality.
Hensch asked where O'Brien thinks the next parking facility might be located. O'Brien said that in some
areas where there are currently surface lots they will start to build up. However a lot of the spaces that
could be used for parking structures are starting to have infill with development, and those developments
provide a substantial portion of their own development to parking. The next two areas they will keep
watching are the Northside Neighborhood and perhaps another facility south of Burlington Street as
Riverfront Crossings continues to develop.
Hensch asked if there are any innovative things being studied in the area of parking. O'Brien stated that
definitely autonomous vehicles will change the parking landscape, the creation of a bike share system in
the downtown area, the use of Zip Cars, and the fact that downtown is being occupied by more young
professionals who would rather bike or moped around. O'Brien noted that the downtown area is served
by four transit systems (Iowa City, Coralville, Campus and Johnson County) so that also decreases the
need for individual vehicles. Technology and the use of Uber and Lyft will also continue to change the
transportation landscape.
Signs stated that one of the things that prompted the Commission to ask for this discussion was because
they are seeing more and more developers asking for parking waivers and those requests are getting
bigger and bigger. The concern the Commission has is if the City is preparing for that. O'Brien stated that
when there is a good mix of options in a downtown core (grocery, restaurants, retail, etc.) and a good
Planning and Zoning Commission
April 20, 2017 — Work Session
Page 3 of 4
transportation hub, then there is that ability to allow parking restrictions to drop a bit. It is happening all
across the country, people aren't utilizing as many cars, and there are other modes of transportation.
The technology of real-time transportation updates, rather than just a printed bus schedule that may or
may not be on time, eliminates the stress of public transportation and entices people to rely on mass
transit more. O'Brien added that they have seen a drop in the amount of people on the waiting lists for
facilities and more available on street spaces as well.
Signs asked about campus needs and noted there seems to be a lot of competition in the downtown core
and Northside for commuter students looking for daily parking and the University doesn't seem to be
reacting, they are not building any new facilities. Does the City ever discuss parking with the University?
O'Brien noted that the University actually utilizes a lot of the City parking permits for University staff, but
they have also moved some of their operations to the Oakdale campus which caused a drop in hourly
usage and transit usage. The two entities do have a good working relationship and communicate often
about parking needs.
Theobald requested another session to discuss transit and the vision for changes in that system. O'Brien
stated he would be happy to return to discuss that with the Commission in the future.
Parsons asked if any of the current ramps were capable of adding additional height. O'Brien stated they
were not, they are all built to their capacity. They have seen in the Capital Street Ramp (the most
popular, 875 spaces) people get frustrated after driving around the fourth or fifth level, so building higher
won't actually mean people will use the spaces.
Freerks and the Commission thanked O'Brien for coming and talking with them.
ADJOURNMENT
Hensch moved to adjourn.
Parsons seconded.
Motion carried.
PLANNING & ZONING COMMISSION
ATTENDANCE RECORD
2016 - 2017
5/5
5/19
6/2
7/7
7/21
8/4
9/1
10/6
10/20
11/17
12/1
12/15
1/19
2/2
3/2
3/16
4/6
(W.S.)
4/20
4/20
DYER,CAROLYN
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
FREERKS, ANN
X
O/E
X
O/E
X
X
X
X
X
X
X
X
X
X
X
X
O/E
X
HENSCH, MIKE
X
X
X
X
O/E
X
X
X
X
X
X
X
X
X
X
X
X
X
MARTIN, PHOEBE
X
X
X
X
O/E
X
X
X
O/E
X
O/E
X
X
X
X
X
X
O/E
PARSONS, MAX
X
X
X
X
X
X
X
X
X
X
X
X
X
X
O/E
X
X
X
SIGNS, MARK
X
I X
X
X
X
X
X
X
X
O/E
X
X
X
X
X
X
X
X
THEOBALD, JODIE
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
KEY: X = Present
O = Absent
O/E = Absent/Excused
--- = Not a Member
MINUTES PRELIMINARY
PLANNING AND ZONING COMMISSION
APRIL 20, 2017 — 7:00 PM — FORMAL MEETING
EM MA J. HARVAT HALL, CITY HALL
MEMBERS PRESENT: Carolyn Dyer, Ann Freerks, Mike Hensch, Max Parsons, Mark
Signs, Jodie Theobald
MEMBERS ABSENT: Phoebe Martin
STAFF PRESENT: Sara Hektoen, Bob Miklo, John Yapp
OTHERS PRESENT: Thomas Agran, Charlie Eastham, Sally Scott, Jamie Powers,
Edward Agran
RECOMMENDATIONS TO CITY COUNCIL:
By a vote of 6-0 (Martin absent) the Commission recommends approval of amendments to the
Comprehensive Plan to address mitigating impact of redevelopment on existing tenants of multi-
family buildings. (CPA17-00001)
By a vote of 6-0 (Martin absent) the Commission recommends approval of REZ17-00006 the
rezoning from Low Density Single Family Residential with Historic District Overlay (RS-5/OHD)
zone to Neighborhood Commercial with Historic District Overlay (CN-1/OHD) zone for
approximately 3,440 square feet of property located 812 S. Summit Street subject to a
Conditional Zoning Agreement restricting hours that the business is open to the public to
between 7:00 am and 9:00 pm, and prohibiting the sale of alcohol and tobacco.
By a vote of 6-0 (Martin absent) the Commission recommends approval of SUB16-
00009/SUB16-00010 a preliminary and final plat of Westcott Second Addition, a 9.96-acre, 4-lot
residential subdivision located 3055 Prairie du Chien Road NE.
CALL TO ORDER:
Freerks called the meeting to order at 7:00 PM.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
Thomas Agran (512 North Van Buren Street) came forward this evening after seeing on the
agenda the application for rezoning the Deluxe Bakery. That is not the topic of his concern
however, but as he was walking to his parents' house the other day and saw the sign outside
the Bakery noting the rezoning application. Agran noted he had the time and the interest level
at that moment to call the number on the sign and get more information about the project, but it
strikes him that when a business or property owner is asking for rezoning they are asking for
something special, an exception from what the community has generally agreed right for that
area. He feels the signage for such an important topic is so small and puts the burden of
discovering what is going to happen on the citizen. Agran believes there is a lot of precedent in
this community that big changes happen (rezoning's, development, demolitions) and just a small
sign is acceptable for such a big change. Therefore most citizens don't know what is going on
until it's too late. This has caused a lot of strife within the community. It can also be upset for
Planning and Zoning Commission
April 20, 2017 — Formal Meeting
Page 2 of 10
the property owners, they go through the whole process and then at the end are met with public
outcry. Agran believes the signage should be bigger, include images of what is being proposed,
and information about what is being proposed. It should be accessible and easy for the public
to obtain. He brings this up to the Commission as a way to get the conversation started and ask
if it is a conversation that has come up in the past.
Hektoen noted that part of the Comprehensive Plan conversation on today's agenda talks about
the good neighbor policies.
Cd07JJIJN=1:I=1ZN19=1Jwe1ZI11=1JdIs] Jill VE1111111S1
A public hearing for the discussion of an amendment to the Comprehensive Plan to address
mitigating impact of redevelopment on existing tenants of multi -family buildings.
Yapp stated that the proposed amendments being discussed this evening grew out of the
affordable housing action plan that was adopted by the City Council. Specifically one of the
actions called for in the plan is to amend local ordinances to address the impact of tenant
displacement associated with major site plans. This grew out of discussions related to the
redevelopment of Rose Oaks, formally Lakeside Apartments, and the concern that tenants in
that complex, with very short notice, did not have their leases renewed and were faced with
having to find alternative housing in a short timeframe. Yapp noted that the Commission
frequently hears requests for rezoning and subdivisions, but approval of a site plan, in contrast,
is an administrative process conducted by staff. If the site plan meets all the City Codes and
Regulations Staff is obligated to approve it. In the case of redevelopment projects where there
are residents affected, the City currently has no mechanism to require greater transparency with
those residents about what the construction project is, what the time frame is, how it will be
phased, etc. So Staff is proposing to amend the site review process to codify requirements for
notification to residents, more transparency to residents about proposed construction, the
creation of a transition plan (for any major site plan, 12 units or more). The site plans will
include a transition plan and will be reviewed by the City Council. While site plans will not be
reviewed by the Commission, Yapp wanted to make the Commission aware of that change as
context for the proposed Comprehensive Plan Amendment.
The proposed Comprehensive Plan Amendment provides the policy basis for the amendments
to the Site Plan chapter and any other future amendments that are associated. Staff is
recommending the Comprehensive Plan be amended to address this issue.
The first amendment is to add a goal to the housing section stating "mitigating the impact of
redevelopment on occupants of proposed projects involving the remodeling or reconstruction of
existing multi -family residential dwellings by fostering communication between property owners
and occupants through sufficient notice requirements, and encouraging the developer to create
thoughtful transition plans that seek to accommodate the relocation needs of current
occupants."
The second amendment is to add a goal to the Community Vision statement fostering
communication among owners, redevelopers, and occupants to mitigate the impact of
redeveloping existing residential properties.
The third amendment is to add a statement in the Background section to refer to many of the
existing affordable housing reports and studies the City has. Yapp noted those more detailed
Planning and Zoning Commission
April 20, 2017 — Formal Meeting
Page 3 of 10
studies and reports really investigate housing and housing issues, so it is appropriate to have a
reference to those in the Comprehensive Plan.
Yapp stated that regarding the Good Neighbor Policy, the current Good Neighbor Policy
recommends that developers hold a meeting with interested members of the public (including
property owners, residents, business, etc.). Those within 300 feet of any rezoning or
subdivision are notified of the Good Neighbor meeting, are given the opportunity to come to the
meeting, and discuss with the developer the proposed project. That process has not been
encouraged for site plans, so as an administrative change, the City will encourage or require
developers to have a Good Neighbor meeting with the residents of the project when it is a
project where residents will be displaced. No Planning and Zoning action is required to update
the Good Neighbor Policy, but staff wanted to make the Commission aware of the proposed
changes.
Hensch asked about the Good Neighbor Policy and noted that the language is "recommends" or
"encourages" so can a developer state they don't want to hold a meeting. Yapp confirmed that
is correct, but it would be noted in the staff report that the developer declined holding a Good
Neighbor meeting.
Freerks suggested that perhaps this is a time when Staff could pull out the Good Neighbor
meeting as required when a transition plan is needed. There needs to be communication
between the developer and the people that are affected and neighbors or the other
amendments cannot occur.
Signs asked if there has been any discussion of making the Good Neighbor meetings
mandatory in general. Freerks stated there was a reason the meetings were not made
mandatory but couldn't recall why. Miklo stated in 2005 when the City rewrote the Zoning Code
it was proposed to make the Good Neighbor meetings mandatory under certain circumstances.
The Homebuilders Association suggested that the meetings be encouraged rather than
mandatory and that is what Council approved. Yapp concurred and stated that for simple
projects it seemed unnecessary to require a meeting. Freerks agreed but feels for transition
projects, it should be mandatory. Yapp agreed.
Freeks questioned the statement of "Mitigate impact of large-scale residential redevelopment"
and then in the next paragraph is states "encouraging the developer to create thoughtful
transition plans that seek to accommodate the relocation needs of current occupants" and
wanted clarification on what that phrase means "to accommodate". Does it mean to require
payment? In the introduction it discusses increasing notice and fostering communication but it
is not stated that developers need to put money towards transitions.
Hensch agreed and feels it should not be the City's cost but rather the developer's costs if
relocation assistance is warranted. Yapp stated it was not the intent of the statement "to
accommodate" to imply payment of any sort.
Hektoen explained that this language is in the context of the Comprehensive Plan and then
there will be changes to the site plan review process. The Comprehensive Plan should be
written in a broader tone and allow for flexibility. It would not be good to have the language say
every transition plan must have XY&Z because every situation is different.
Freerks noted there is a lot of ambiguity in the language, and is not stating that is a bad thing,
Planning and Zoning Commission
April 20, 2017 — Formal Meeting
Page 4 of 10
however the public needs to know what "seek to accommodate the relocation needs" means. Is
it money, moving trucks, etc. Hektoen stated it could mean all of the above or something else.
There are certain programs that require by federal law relocation assistance funds. It will be
noted in the transition plans how the developer will be satisfying the obligations they have. In
the example of Rose Oaks, they did provide financial assistance to those residents. Freerks
asked if the transition plan would be discussed at a Council meeting and therefore allowing for
public input and Hektoen confirmed that would happen.
Dyer noted that something similar to this might be appropriate for small businesses. For
example the situation along South Dubuque Street where small businesses were made to
relocate due to redevelopment.
Parsons asked if will be on the developers to foster the communication. Yapp confirmed it
would fall on the developer but would be overseen by Staff.
Signs asked if Staff was typically present at community meetings. Yapp confirmed that Staff is
present.
Freerks opened the public hearing.
Charlie Eastham (953 Canton Street) voiced a couple comments, first being expanding the
Good Neighbor meeting as a requirement, a presence in the situation these amendments are
directed at. Those meetings help a lot for residents and developers to sit down and talk with
each other. Developers sometimes clear up confusion, sometimes it causes confusion, not
deliberately but in the way they present the information. In terms of accommodating relocation
needs, these amendments as he understands them gives the Council eventual authority, or
ability, to require financial assistance or to provide money from the City for financial assistance if
developers are not able to do so themselves. Eastham feels the question of whether or not
developers can be required to provide financial assistance for relocation in development that is
just under site plan development of the Code perhaps is still up for discussion. Eastham hopes
the Commission will act favorably upon these amendments.
Sally Scott (Johnson County Affordable Housing Coalition) said the Coalition Board did endorse
the recommendation of the Staff to amend the Comprehensive Plan in this way. She feels it is a
really valuable shift for the City to make, people are vulnerable when they are in these
developments, especially folks of lower incomes. Making the Good Neighbor meeting more of
the process, making sure people have proper notice, and making sure there is a transition plan
are excellent steps. Scott noted they did advocate during the creation of the Affordable
Housing Action Plan for developers to provide payments to folks below a certain income level.
That is not part of the amendment tonight, but should be discussed more in the future.
Signs noted that he is currently serving as the President of the Board of the Affordable Housing
Coalition and both the previous two speakers are very familiar to him. He has recused himself
from all conversations at that Board regarding this proposal and doesn't believe anything they
have said is going to impact his ability to make a fair decision this evening.
Freerks closed the public hearing.
Hensch moved for approval of the three amendments to the IC2030 Comprehensive Plan
to address mitigating impact of redevelopment on existing tenants of multi -family
buildings as written in the Staff report.
Theobald seconded the motion.
Planning and Zoning Commission
April 20, 2017 — Formal Meeting
Page 5 of 10
Hensch asked if these amendments will have any effect on the Good Neighbor Policy. Freerks
said no, no Commission action is required for that Policy. Yapp confirmed that was the case,
but the Commission's comments will be reflected in the minutes which are read by City Council
Freerks stated she feels this is a wonderful plan but has some pause with some of the little
details. "Seek accommodations" still resonates as a concern for her and feels it should be fair,
consistent and predictable for all (developers and the community). She would prefer to have
more detail written to draw out the expectations.
Signs asked what the next step will be. If there Commission were to want to specify some
things that should happen. Yapp stated that the exact shape, size and detail of a transition plan
will be codified in the site plan chapter. The Comprehensive Plan statement is meant to be
broad language. The Commission does have the ability to amend the language on the floor if
they so choose.
Theobald stated she does not have a problem with the proposed language, and sees the benefit
to both parties to having it vague in the Comprehensive Plan because each case is different.
Perhaps setting a minimum standard would work.
Freerks noted she just wanted the conversation to happen and have it as part of the minutes.
Hensch agreed, this is a good first step and if in the future this first step isn't enough then it can
be revisited to tighten the language up.
Theobald also agrees with Dyer's comments regarding small businesses and questions when
that conversation would be appropriate.
Signs agreed and said the Dubuque Street incident was a fiasco, and wondered if they could
include commercial properties in this language.
Hektoen said that would be beyond the scope of what Staff has addressed in their proposed
amendments this evening, so the Commission would want consider that at another time. She
also noted that site reviews differ in many contexts.
Parsons noted it is a fact of life that every structure has to get renovated or upgraded at some
point and every situation is so unique and he is okay with the more vague language as a first
step. It can be revisited and tightened up if problems do arise.
A vote was taken and the motion passed 6-0 (Martin absent).
REZONING ITEM (REZ17-00006):
Discussion of an application submitted by Deluxe Bakery / Jamie Powers for a rezoning from
Low Density Single Family Residential with Historic District Overlay (RS-5/OHD) zone to
Neighborhood Commercial with Historic District Overlay (CN-1/OHD) zone for approximately
3,440 square feet of property located 812 S. Summit Street.
Miklo stated the property is located on Summit Street in a residential neighborhood. The
building was likely built around 1900 and converted to a grocery store about 1910. The City first
adopted zoning in the 1920's and this property was zoned residential at that time, but because
Planning and Zoning Commission
April 20, 2017 — Formal Meeting
Page 6 of 10
the business was already established it was grandfathered in as a legal non -conforming use
and allowed to continue. The property has continued to be used for commercial purposes in
some form of retail since that time, so it is perfectly legal to have a retail use in this location.
However the non -conforming provisions of the Ordinance do not allow an expansion of a non-
conforming use and therefore the business can continue as is but cannot make significant or
even minor changes in its footprint.
The applicant is requesting that the property be rezoned to Neighborhood Commercial (CN-1) in
order to allow an addition to the property. Miklo showed some photographs of the building and
surroundings. The proposal is to add a new stair -tower entranceway to provide access to the
apartment on the second floor. The remodeling of the interior stairway would create additional
space for the bakery. Miklo also stated that any changes to the exterior of this building will also
require approval from the Historic Preservation Commission.
Staff met with the applicant and determined that the only way to allow the expansion was to do
a rezoning. Based upon the policies of the Comprehensive Plan, Staff feels the Plan does
support rezoning to a Neighborhood Commercial. Miklo noted that prior to 2005 the
neighborhood commercial zones had to be a minimum of 3 acres in size but that size restriction
was taken off when the zoning code was rewritten recognizing that there were some historic
small commercial areas like this that proved to be beneficial to a residential neighborhood.
Miklo stated there is also very specific language in the Comprehensive Plan about
neighborhood commercial uses and how they can enhance a neighborhood, but there is also
some specific requirements in terms of design and parking placement to help assure that they
do not detract from the surrounding neighborhood. Staff feels this existing use and site
development does conform to those policies of the Comprehensive Plan. There are also some
other policies in the Plan regarding small local businesses that Staff feel support the rezoning.
Miklo noted there are some uses that could not occur in this location even if the rezoning is
approved because of the parking limitations on this property. There are two, maybe three,
parking spaces to the back of the property and that would not be sufficient for some uses (such
as restaurants or bars). Therefore that would keep more intense CN-1 uses from being allowed
on this property.
Staff is recommending approval of the rezoning with a couple of conditions placed on the
rezoning given its close proximity to residential. Those conditions would be restricting hours
that the business is open to the public to between 7:00 am and 9:00 pm, and prohibiting the sale
of alcohol and tobacco.
Hensch asked about the order of procedure, when the Historic Preservation Commission review
the application. Miklo stated that would happen before the building permit is issued. The
Historic Preservation Commission doesn't look at the zoning question, they just look at the
design of the building.
Freerks asked if there was an event that would keep the business open past 9:00 pm would that
then require a special exception permit. Miklo stated that since the condition states the hours of
the business is open to the public, any private event could surpass those hours.
Dyer asked what qualifies as a restaurant, there are chairs and tables at the bakery. Miklo
stated the business is considered a retail bakery which allows for the accessory use of serving
Planning and Zoning Commission
April 20, 2017 — Formal Meeting
Page 7 of 10
what is baked. It is not the primary use, the primary use is the sale of bake goods that are
removed from the premises.
Parsons asked if the driveway to the south of the building as considered a shared driveway or
an alley. Miklo confirmed that was a public alley.
Freerks disclosed that she frequents this bakery.
Dyer asked if there was a concept drawing for the remodel. Miklo said there has been a
drawing submitted to the Historic Preservation Commission. He apologized that a copy was nto
included in the agenda packet.
Freerks opened the public discussion.
Jamie Powers (812 South Summit Street) has owned Deluxe Bakery for 15 years and stressed
that the process that would seem to move a lot smoother if this property were commercial is for
her to provide a handicap lift at the south driveway/alley. They have investigated about doing a
ramp around the back and a ramp around the front but a lift would be preferable.
Miklo noted that there is an exception that could be used for non -conforming properties that
allows for providing a ramp for persons with disabilities, that is not considered an expansion.
Freerks asked if the conditions of the hours open to the public would be acceptable. Powers
stated it is fine. She said they have had a few private events when guests may have stayed
passed 9:00. She also noted that her business is closed Sundays and Mondays.
Dyer asked where on the building the addition would be built. Powers said it would be on the
north side of the building. It will be 7 feet to the north by 15 feet back and be used as a closed
stairway for the upstairs tenant.
Signs noted that he drives by the Bakery every day on his way to and from work and stated he
feels it is a very positive contribution to the neighborhood. The building fits into the character of
the neighborhood.
Powers showed the renderings of the plans for the addition. She added that she did follow the
Good Neighbor Policy and held a meeting plus distributed flyers to the neighbors.
Thomas Agran (512 North Van Buren Street) noted that he has a building in his family that is
also a historic grocery building and was surprised to find out if that building were to burn down it
would not be able to be rebuilt as a neighborhood retail establishment. Agran encourages the
City to contact all other owners of similar historic buildings (whether they are currently in use or
not) to advise them. Agran questioned the restriction on the sale of alcohol was just for this
particular property or for all commercial properties in the Neighborhood Commercial zone.
Miklo stated it was just for this property. Agran asked then if he wanted to take his building
(current business is Design Ranch) and wanted to turn it back into a neighborhood grocery store
that restriction wouldn't automatically be placed on his property. Miklo confirmed that would be
the case. Hektoen reiterated this is a specific condition attached to the Deluxe Bakery property.
Edward Agran (833 South Summit Street) moved two doors down from the Bakery two years
ago and noted that the area is a garden spot that everyone recognizes as a great area in Iowa
City. He added that the Bakery are very good neighbors.
Freerks closed the public discussion
Planning and Zoning Commission
April 20, 2017 — Formal Meeting
Page 8 of 10
Theobald moved to approve REZ17-00006 the rezoning from Low Density Single Family
Residential with Historic District Overlay (RS-5/OHD) zone to Neighborhood Commercial
with Historic District Overlay (CN-1/OHD) zone for approximately 3,440 square feet of
property located 812 S. Summit Street subject to a Conditional Zoning Agreement
restricting hours that the business is open to the public to between 7:00 am and 9:00 pm,
and prohibiting the sale of alcohol and tobacco.
Parsons seconded the motion.
Freerks noted that there was a change to the Code some years ago reducing the acreage
needed for this type of commercial to protect these types of small businesses that are integrated
into the community. Freerks believes this is confirmed by the Comprehensive Plan and
supports this rezoning.
Theobald stated she is in support of this rezoning, however it reminded her of a project in her
part of town where it was a rezoning away from neighborhood commercial and it is important to
remember function versus design in neighborhood commercial. Theobald stressed it is
important in all areas where there is a business next to residential to be sensitive to the
neighbors, and added she is pleased to see how well this project achieved that.
A vote was taken and the motion passed 6-0.
QWA=1Its] :IAI =1,r9r1=1Ji«il1-Ti[:II1hhh1:71�l1-Ti[di1hh111
Discussion of an application submitted by Robert & Roxanne Mitchell for a preliminary and final
plat of Westcott Second Addition, a 9.96-acre, 4-lot residential subdivision located 3055 Prairie
du Chien Road NE.
Miklo stated this property is located on the west side of Prairie du Chien Road and is within two
miles of Iowa City therefore within the fringe area of which both the County and the City review
subdivisions. The area is beyond what the City anticipates annexing, therefore the Fringe Area
Agreement provides a bit more flexibility in terms of the design of the subdivision and the
standards that apply. Basically the County's Rural Design Standards apply. Miklo showed
images of the site. The property will be divided into four single-family lots, one of which will
contain the existing farm house. 50% of the property in the middle is being set aside as open
space and stormwater management facilities as required by the Fringe Area Agreement.
Freerks asked if that area would be undisturbed then. Miklo said it will be disturbed for the
stormwater basin installation. Additionally per the County's Sensitive Area's Ordinance there is
a limitation to the number of trees they can remove before mitigation is required.
Miklo stated Staff has reviewed the subdivision and it does meet the requirements of the Fringe
Area Agreement, it includes stormwater management that is adequate and will not affect the
City's watershed to the south. The Fringe Area Agreement requires a fire rating and the Solon
Fire Department has submitted a letter indicating a low fire rating.
Staff recommends approval of both a preliminary and final plat.
Freerks opened the public hearing.
Thomas Agran (512 North Van Buren Street) stated he drives out Prairie du Chien frequently
Planning and Zoning Commission
April 20, 2017 — Formal Meeting
Page 9 of 10
and was disappointed to see this property go up for development but is pleased to see it is
being somewhat sensitive to the context out there. He generally is sensitive to the loss of farm
land, but if development must happen this one seems relatively tame and protective of the
environment.
Freerks closed the public discussion.
Signs moved to approve of sub16-00009/sub16-00010 an application a preliminary and
final plat of Westcott Second Addition, a 9.96-acre, 4-lot residential subdivision located
3055 Prairie du Chien Road NE.
Parsons seconded the motion.
Freerks agreed this seems to be a reasonable use of the land and is in favor.
A vote was taken and the motion carried 6-0.
CONSIDERATION OF MEETING MINUTES: APRIL 6, 2017
Theobald moved to approve the meeting minutes of April 6, 2017.
Signs seconded the motion.
A vote was taken and the motion passed 6-0.
PLANNING AND ZONING INFORMATION:
Freerks mentioned the signage for zoning notifications and perhaps Staff could look at what
other communities do.
Hensch mentioned perhaps a QR Code to allow for more information without having to invest
money on detailed signage.
Signs mentioned that he had a friend that went by the Deluxe Bakery sign and stated their
frustration with going to the City's website to find more information regarding the rezoning.
Freerks agreed that the website can be frustrating to find information on.
Hektoen added that the City does require that neighbors 300 feet from the property in question
are notified by mail.
ADJOURNMENT:
Hensch moved to adjourn.
Parsons seconded.
A vote was taken and motion carried 6-0.
PLANNING & ZONING COMMISSION
ATTENDANCE RECORD
2016 - 2017
5/5
5/19
6/2
7/7
7/21
8/4
9/1
10/6
10/20
11/17
12/1
12/15
1/19
2/2
3/2
3/16
4/6
(W.S.)
4/20
4/20
DYER, CAROLYN
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
FREERKS, ANN
X
O/E
X
O/E
X
X
X
X
X
X
X
X
X
X
X
X
O/E
O/E
X
HENSCH, MIKE
X
X
X
X
O/E
X
X
X
X
X
X
X
X
X
X
X
X
X
X
MARTIN, PHOEBE
X
X
X
X
O/E
X
X
X
O/E
X
O/E
X
X
X
X
X
X
X
O/E
PARSONS, MAX
X
X
X
X
X
X
X
X
X
X
X
X
X
X
O/E
X
X
X
X
SIGNS, MARK
X
X
X
X
X
X
X
X
X
O/E
X
X
X
X
X
X
X
X
X
THEOBALD, JODIE
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
KEY: X = Present
O = Absent
O/E = Absent/Excused
--- = Not a Member