HomeMy WebLinkAbout09-21-2017 Planning and Zoning CommissionPLANNING AND ZONING COMMISSION
Thursday, September 21, 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 / Development Item
Discussion of an application submitted by The Crossing Development, LC is for a rezoning of
28.03 acres of land from Interim Development - Research Park (ID -RP) zone to High Density
Single -Family Residential (RS-12) zone for 5.35 acres, Low Density Multifamily (RM-12) zone
for 3.3 acres and Rural Residential (RR-1) zone for 19,38 acres and a preliminary plat of
Cardinal Point West — Part 2, a residential subdivision with 9 single-family lots, 6 duplex lots
and 1 multifamily lot with 33 dwelling units located west of Camp Cardinal Road and south of
Kennedy Parkway. (REZ17-00014/SUB17-00015)
E. Code Amendment
Discussion of Amendments to Title 14, Chapter 2, Article G. the Riverfront Crossings form -
based code related to upper floor setback and minimum building height in the South Downtown
Subdistrict
F. Consideration of Meeting Minutes: September 7, 2017
G. Planning & Zoning Information
Report from the National American Planning Association Conference.
H. 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-miklo@iowa-city.org. Early requests are strongly
encouraged to allow sufficient time to meet your access needs.
Upcoming Planning & Zoning Commission Meetings
Formal: October 510ctober 191 November 2
lnformal: Scheduled as needed.
To: Planning and Zoning Commission
Item: REZ17-00014/SUB17-00015
Cardinal Point West Part 2
GENERAL INFORMATION.
STAFF REPORT
Prepared by: Bob Miklo
Date: September21, 2017
Applicant: The Crossings Development LC
755 Mormon Trek Blvd
Iowa City, IA 52246
319-337-4195
jentler@SouthGateCo.com
Contact: Brian Vogel, P.E.
Hall & Hall Engineers, Inc
1860 Boyson Road
Hiawatha, IA 52233
319-362-9548
brian@halleng.com
Requested Action:
Rezone from ID -RP to RS-12 (5.35 acres), RM-12
(3.3 acres), RR-1 (19.38 acres) and approval of a
preliminary plat
Purpose: To allow the development of Cardinal Point West
Part Two, a 28.03 acre 16-lot residential subdivision
that will include multi -family, duplex, and single
family lots
Location.
Size:
Existing Land Use and Zoning
Surrounding Land Use and Zoning:
Comprehensive Plan:
Neighborhood Open Space District:
File Date:
West of Camp Cardinal Road and South of Kennedy
Parkway
28.03 acres
Undeveloped, Interim Development Research Park
(ID -RP)
North: Residential (RS-5)
South: Undeveloped (ID -RP)
East: Residential (OPD-8) and Mercy Clinic (CO-1)
West: Residential (RS-5) and Undeveloped (ID -RP)
Conservation Design — Clear Creak Master Plan
Clear Creek
August 17, 2017
45 Day Limitation Period: October 1, 2017
BACKGROUND INFORMATION
The applicant, The Crossing Development, LC, is requesting approval for the rezoning of 28.03
acres of land from Interim Development - Research Park (ID -RP) zone to High Density Single -
Family Residential (RS-12) for 5.35 acres, Low Density Multifamily (RM-12) for 3.3 Acres and
Rural Residential (RR-1) for 19.38 acres. The applicant is also requesting approval of the
preliminary plat of Cardinal Point West — Part 2, a residential development with 9 single-family
lots, 6 duplex lots and 1 multifamily lot with 33 dwelling units. The plan also includes three
outlots. Outlots F and G are for open space to be maintained by a homeowners association.
Outlot H is reserved for future development.
The applicant has also submitted a concept plan showing how Preston Lane will continue to the
south to connect to Camp Cardinal Boulevard, and the potential for single-family, townhouse
and multi -family development to the south of the current proposal. The area shown on the
concept plan will require additional rezoning and subdivision approvals and is subject to change.
Approval of Cardinal Pointe West — Part 2 does not include approval of the concept plan.
This and the surrounding areas were annexed into the city between 1969 and 1972. Since
1983 the area has been zone Interim Development — Research Park (ID -RP) to reflect possible
development of an office park along Highway 218. In May 2002, the City Council signed a
Memorandum of Understanding for the Clear Creak Master Plan including a concept that
envisioned a "conservation -type" development including residential and commercial uses in the
area surrounding Camp Cardinal Boulevard.
Good Neighbor Policy: The application indicates that the applicant plans to follow the Good
Neighbor Policy, but no details have been submitted and no neighborhood meeting has been
held.
ANALYSIS:
Current Zoning: Based on the previous Comprehensive Plan, the area is currently zoned as
Interim Development - Research Park (ID -RP). The text of the 1997 Comprehensive Plan,
however, recognized that with the establishment of Oakdale Campus north of Interstate 80, the
possibility of additional development of office and research park type uses in this area may not
be realistic. The Plan also recognized the topographical and infrastructural limitations of the
area, and therefore, supported development with a mix of uses, such as low density residential
and office commercial uses. The Plan also supported clustered development that would result in
pedestrian friendly neighborhoods with minimal disturbance of the sensitive areas. The current
ID -RP zoning allows only agricultural uses by right so a rezoning is necessary to allow
development of this property.
Proposed Zoning: The Rural Residential Zone (RR-1) is intended to provide a rural residential
character for areas in the city that are not projected to have the utilities necessary for urban
development in the foreseeable future or for areas that have sensitive environmental features
that preclude development at urban densities. This is an appropriate designation for Outlots F
and G, which contain steep slopes and woodlands that limit development potential.
The High Density Single -Family Residential Zone (RS-12) is intended to provide for
development of single-family dwellings, duplexes and attached housing units at a higher density
than in other single family zones. Because this district represents a relatively high density for
single-family development, dwellings should be in close proximity to City services and facilities,
especially parks, schools and recreational facilities. Special attention should be given to site
design to ensure the development of quality neighborhoods.
The RS-12 zone allows for single family lots with a minimum lot area of 5,000 square feet, and a
minimum lot width of 45 feet. Duplexes are allowed on lots with a minimum lot area of 6,000
square feet and lot width of 55 feet. All lots within the proposed subdivision meet the minimum
requirements of the RS-12 zone. Although lots 33 to 41 are sufficient in size for duplexes, the
applicant indicates that they will be reserved for single family dwellings. Lots 42 to 47 are intended
for duplexes.
The purpose of the Low Density Multi -Family Residential Zone (RM-12), which is proposed for
Lot 32, 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 diverse 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
applicant is proposing 33 townhouse -style units in 7 buildings containing 4 to 5 dwellings each.
A private rear lane or alley is proposed for vehicular access.
As noted above, the RM-12 Zone calls for attention to site and building design to help produce a
pleasant residential environment. To assure that the entire area along the rear lane between the
dwellings units is not paved, staff recommends that the final site plan include a landscaping plan
with plantings appropriate for the area between the driveways. Staff notes that the proposed 21
foot wide private drive is wider than necessary (standard alley pavement is only 16 feet wide).
The extra width results in excess paving and may invite speeding. Staff recommends that the
private rear lane be a maximum of 18 feet wide. Reduction of paving will help minimize
stormwater runoff and improve the aesthetics of the area.
On the north side of Lot 32, townhouse units back toward Dubs Drive. The applicant has
agreed to screen the west side of the garages with evergreen trees. An area of open space wifl
be available for use of the residents of the townhouses on lot 32.
Comprehensive Plan: This property is located within the Northwest Planning District. IC2030:
The Comprehensive Plan Update identifies this area as suitable for "Conservation Design" and
refers to the Clear Creek Master Plan (a more detailed district plan has not been prepared for
the Northwest District). The Clear Creek Master Plan lays out a general development concept
with possible street layouts, and shows areas for residential, commercial and office
development. In staff's view the requested rezoning and subdivision design conforms with the
conservation design envisioned in the Comprehensive Plan for this area. It also conforms with
the housing policy of ensuring a mix of housing types within each neighborhood (page 27) and
the land use policy to guide development as away from environmental sensitive areas, such as
woodlands and steep slopes (page 23).
Subdivision Design: The applicant is proposing a residential development with a mix of RS-12
lots (approximately 10,000 to 25,000 square feet) and one RM-12 lot (approximately 2 acres) for
townhouse -style multifamily buildings. Two outlots containing woodlands and steep slopes will
be set aside for open space to be owned and maintained by a homeowners association. Outlot
H is reserved for future development. The concept plan shows extension of Dubs Drive and
Preston Lane onto Outlot H where Preston Lane will intersect with Camp Cardinal Boulevard in
a future phase of Cardinal Pointe West.
The subdivision code requires that block lengths range from 300 feet to a maximum of 600 feet.
Longer block lengths may be considered where topographic conditions, water features or
4
existing development prevent shorter block lengths, although midblock pedestrian connections
may be required. To the west of Preston Lane, blocks will range from approximately 475 feet to
approximately 540 feet in length in conformance with the subdivision regulations. Due to the
presence of steep wooded ravines located on Outlots G and H, no street intersections are
proposed east of Preston Lane. As a result the block length will well exceed 600 feet normally
required by the subdivision code. in staff's view the proposed design helps to minimize the
disturbance of the wooded ravines located on the property and complies with the
Comprehensive Plan's emphasis on conservation design for this area.
Environmentally Sensitive Areas: The property contains steep and critical slopes and
woodlands. The Sensitive Areas Site Plan indicates that approximately 22.5% of the woodlands
will be removed. Approximately 21% of the steep slopes, and 23% of the critical slopes will be
graded. The majority of this grading will occur on lots 42 and 43 and on Outlot F for the purpose
of providing stormwater management and suitable residential lots. The disturbance is less than
35% of the critical slopes and 50% of the woodlands and therefore does not require Planning
and Zoning review.
Traffic implications and pedestrian facilities: Preston Lane will extend from Kennedy
Parkway on the north to Camp Cardinal Boulevard on the south, a distance of approximately
2000 feet with limited intersecting streets. Based on residents request for traffic calming on
similar streets, staff recommends that traffic calming be designed into Preston Lane. To
address this concern the street will be 26 feet wide beginning at the north intersection with Dubs
Drive. At the intersections, neck downs will narrow the pavement to 22 feet. Staff believes this
will help prevent excessive speeds on this residential street.
Neighborhood parkland: A subdivision of this size is required to dedicate 30,056 square feet
of neighborhood open space or pay fees in lieu of. The Parks and Recreation Department has
indicated that fees should be collected in lieu of dedication of land. This requirement will need
to be addressed in the legal papers at time of final plat approval. The open space calculations
include the land area of Outlots F and G. Open space fees for Outlot H will be calculated when
It is developed in the future.
Storm water management: The stormwater management basin located in Outlot D of Cardinal
Pointe West Part 1 has been designed to provide stormwater management for this new phase
of the development. The City Engineer has confirmed that the existing basin is adequate to
serve the stormwater requirements for Part 2.
Infrastructure fees: This subdivision is subject to the water main extension fee for $435 per
acre and sanitary sewer tap on fee of $570.98 per acre. Payment towards the cost of
constructing Camp Cardinal Boulevard will also need to be addressed at the time of final plat
approval.
STAFF RECOMMENDATION:
Staff recommends approval of REZ17-000141SUB17-00015 a rezoning of 28.03 acres of land
from Interim Development - Research Park (ID -RP) zone to High Density Single -Family
Residential (RS-12) for 5.35 acres, Low Density Multifamily (RM-12) for 3.3 Acres and Rural
Residential (RR-1) for 19.38 acres, and the preliminary plat of Cardinal Point West — Part 2, a
residential subdivision with 9 single-family lots, 6 duplex lots and 1 multifamily lot with 33
dwelling units, subject to general compliance with the concept for lot 32 with the private drive
being limited to a maximum of 18 feet wide, and staff approval of a landscape plan for lot 32
including provision of usable outdoor space with features such as an outdoor dining area and
lawn for informal recreational use.
ATTACHMENTS:
1. Location Map
2. Zoning Exhibit
I Preliminary Plat
Approved by: l
John Yapp, Development S rvices Coordinator,
Department of Neighborhood and Development Services
ppdadminWmpld"C menu
Ld
1�R ® O O��a Oaf p
— � 4
ml P416 !!
as
• it
'•*�
as �vrvrvav� awv� cz y a d�
a
RYAN
• ;��p CARfl11dALs�=V17�
r
,goy` ni o
i * . i�- ��.� �\ � • ,�, � sue'. �+
I3j3 �G p m R cL an d °. H
Vl
P o m bn3 Gw3 =
�N+ 'raj vi N I�0 � Gl l�C
DiG
S. Gil i' - i•. cc fC
ffJjjj r
4 ��' �Q� a •� � r14 ems, fE
y:5w,7�Q u P cz, cc 5�
4i 7
a>'cc_c.°•�--gib
c� R d a
ac te`°
_ � o � c
N
Qs a
0
I
�wn3enwxn •axeruuex� vrool'AIfNp�NpSWIa,'AAI7`/NOI
MRAWNWN -77' z Xava-is3m RLMO<1 livwaxvD
LWWIXF OMII:OZ3X
�/ J11111 L��
14
x sd
gg s g �j s
,�'�� I Y-ws-a - axRwx arose, l
sl'Iwvwnsy�YYSaq roll / B7
--
-__ __ _-- - __ -
/
1
8
� g=
�eynRgaq
�'
d 6gkqg'
iddss'
r. a
g
�u
s W'�z� x
Rya€
greoE€
gF �'W7d5�
I�Sa �S�oYY
tr
a�x��
s bz
ihn
iF gram tp i4i4
tl t6';�,p'..
R_ tl
e
i
I
L�
/ I
/
/
/
/
/
I
� � Z1NVd-LSiX a..nfM TYWCINY� aw xrx aus mrawsmaw svu urvm nmL .u� per,
�� � i� I ii9! 11p i FI II � R a IIIlirll li !11 III �;I(I� 9 �I!I�Ir ! w
i I'
all a
€ I 1 II .!a 65 t I'''ppplliilillllll 11 III' IIi @ IlIII+I r III! € I!I i Yllli
! ! � ! N � jll �r!'i€}!E •[r rII I till II� I 1€ }hji I d1 i i�r II1+I I !II nl
IlEril I ;'jiil
� • � ? � , ° � j1I I € liil: I jII . d li t I I•I•: Ii iI' I i 1 } llil4ll €
• ' k • L•k . k•➢ Y 1€'I, " e!Ie Y I f Iir.li € i I 1 @ @ 1 , 1 1
� IkY-.` ➢ LRR • . � R➢➢ • � � � I IIY . I Yr i I "I � I�,Itll 1 1 @IIL L [ @ I
a9g o 1 I l i6 li
I. R!}}IIY I',.1€IIllili @ YI III I Y 1• Y Ii! lilt; I}Ih€II�I�
tI�III@ i3lG3I[ frIII Ii nt 1+aIlI� nlFll! 1 I,,' iI! ,!IIlI LI 1 1 n Ii;l €!
§ i I I i ,,I q @ 1! I }III @ I, p rU n 1 tI € s I !lllrFlali[j nI1
II 11 ri 114! @ YI ,fii Ig! 1 r I !€IIE dl r .I. r, Ilr R i+ I a
iIIIrSI III@raI � iIi@ri 61 8 I lF I'1 a i II EI €€[i7� 1€I� ! r1Yli elp II '@I+ ' 41 ii[I'IlRllllliisi
° � II! i!i'€�I�� [ iIl ayll lel�:;i[ IIr+'1}I€II II ![ € @ 1 • @ @!l7lliirl�"II
€ • 1Y F!II'' 11 it }ffl,rrdjl IIEILr �!! L•I I EIE Ilii€Rj[I FIe1FI1
c EI .1 II! Ii,il ISRIf}€ II! jjllElxF ileiF IIj . it IF djll€ I IrI 1 �! ii lEii'€€E!
m r, i+E e r 1€ III � Ii lEl [Y II •, le E1 6 �
6 II t•I ! tF 111 i'llr+ III'F€II' i €lal 1,1• I ,I a! I ,l, .i [I ylI!1 €i
I`r/l€€ I i•fl( €I lt,y, i•,ar.l!le,!III�jII IriYIIII rl I,,LIIIIIpitlllil
�ISIGpP �� •II II€iIIII I, f �� I r ! r.r I • , . I I I I
[ II.
III
" ,.., p gY ,.. 11I; I e II,II+II II !! •^r a.l les+! i, € +ll § II' � � �' e: II P111 i' I el I! IIII} I I"1 .IIII'1 1 @! (IIII @ I III F''e{!I}i it+++I� o Y g 1p,, II €, 11}SI!', sI i[fl}RlFlllllE , 11 i 111 R I!'E I [ I 'IIII IL I• I +IL
Itt�li L.! ,�I € $� Ir@IIF}I 7itRf Is• llr€i7 1 I Ilil F E IIr I E 1 I!! II iIr11lli! I I
ky a II II I I I IsiY t €11 I Isle!jig
1I I a I' IIr 11 •€II I
5i' KE III � F !E[FI II .p p .... a 1•E 1. 1 •Il .IIYI•IE 1!E 1,13.
CCI a e �• a III. II II @ ,I a Is I II' !Y'LIIIII@l ' ilrlt r'O Eal@aII.IrIiI I!!!II
6 0 7 ,III€ u!IIIII •sr Il IF!II€li I ellt. II F I mill
1 rr II +iq
S@ I I C III IF i1 1€II P III IiIFIFf3111E1! 1 I! rrIIE it ( d l i l IIII!ill:rii iIE I,P
iFIfI1t1ioili F Ir FI' 11
1, � �r!�i III@iIl iljlilil€Eil�Il 111IlI=•II I I'Ir€III ![" II,IIliII';rfEIII€I
O III IIIaf[Iai [li [Ilfllili I @IIfIFIIIIp(RI € e. if '!Jill
"IIIIIII I lii''PIFiIIII IIIII
N u:[IsIF?l a 1 rs61€! 111 ie 1IEIi:IIIII I is liIllllllllll I i!IIIIII. FII iu 1 , I I :I.tIIlilllllllllifsll
"t I i , ri
I I
O , M
fi I
lull
Z o-
0 G.7 I I rr1
y as �L
IL @g F
a -- ------------ Ir if
@
� �9ii�II@li`I@@[IIII lgill�al[E r&I,I 111@ "
IIII€Ilattil�I�E@@@ dl!BIII�I��IgIl9 � ilio; � �
'55}5 1 •. �i�i�.Vr►LD• o,aNK� Illi �l ®S a�
p � _3
� � p g
V !@ I!! llls6l@i II
@I[It9 II$°I°P I!IIII€I948 II llrill E iI91 `� +
i i 1 li4 @IE Ill t I�@ l@IEii9ii MlI
g trlIIIEa1E111 I
R II.r.a.FD.
I
r a ;II
+ i
i
I r i
.A
/
/
/
/
/
/
'
/
6
/
13
r
rhp CITY OF IOWA CITY
'm� MEMORANDUM
Date: September 21, 2017
To: Planning and Zoning Commission
From: Karen Howard, Associate Planner
Re: Amendments to the Riverfront Crossings form -based code related to upper floor
stepback and minimum building height in the South Downtown Subdistrict.
Introduction:
The developers of a proposed building at the southeast corner of Burlington and Clinton Streets have
requested amendments to the Riverfront Crossings form -based zoning standards to allow a waiver of
the upper floor stepback requirement and the minimum height requirement for a portion of the building.
The property is located in the Riverfront Crossings — South Downtown Subdistrict and is zoned RFC -
SD. The proposed project consists of a one-story base with two 6-story towers separated by a second
floor outdoor plaza that is approximately 40 feet wide and opens toward Clinton Street. The north tower
of the seven story building would extend approximately 162 feet along Burlington Street and
approximately 70 feet along Clinton Street. This portion of the building would have retail and office on
the first 2 floors with residential apartments above. The south tower would be approximately 52 feet
wide with frontage on Clinton Street and would contain an extended stay hotel. The hotel would be
adjacent to the Hilton Garden Inn, recently constructed on Clinton Street. The second floor plaza
between the two towers would be shared open space for hotel guests, apartment residents, and office
tenants. (See attached illustrations of the proposed building).
The maximum building height in the RFC -SD Zone is 8 stories with floors above the a story required to
step back 10 feet from the lower story fagade in order to reduce the perceived height of the building. At
street corners, tower elements or similar corner emphasis treatments may be exempt from the stepback
requirement for a maximum of 35 feet as measured from the corner of the building. The RFC -SD
District also has a minimum building height of 2 stories to maintain a minimum street wall and well-
proportioned facades that create a comfortable sense of enclosure for pedestrians.
Background:
The City encourages development and redevelopment in the Riverfront Crossings District, in part, by
allowing higher residential densities, taller block -scale buildings, and lower parking requirements. To
ensure that new development results in neighborhoods that are safe and walkable and that create a
high quality environment for residential living, there are form -based standards that help break up the
mass and scale of larger, bulkier buildings and frontage standards that address how buildings "meet the
street' with clearly defined street -facing entries, landscaping, ample window coverage and careful
delineation between public and private space. The combination of frontage standards and building
design standards work together to create a more human -scaled environment that is rich in visual
Page 2
interest along street frontages making it a pleasant place to walk, bike, and spend time at local shops
and restaurants.
The upper floor stepback requirement and the fagade composition standards are the provisions in the
code that specifically help to visually reduce the mass and scale of taller, bulkier buildings. Articulating
the horizontal plane of a building wall with fagade recesses or projections in combination with changes
in window pattern, building materials, textures, or color visually breaks the building into smaller modules
that helps to reduce the mass of long, flat building facades that otherwise might be imposing or
monotonous. To reduce the perceived height of the building, the upper floor stepback standard requires
a break in the vertical plane of a building wall by stepping back the upper stories from the lower floors
above a certain base height. The standards are intended to establish a consistent base height for each
subdistrict in Riverfront Crossings and any stories above that base height are required to step back a
minimum of 10 feet. From a pedestrian vantage point the height of a taller building appears to be more
consistent with the base height because the floors above the stepback recede from view, open views
along a street corridor and to the sky and allow more light to reach the sidewalk level.
Discussion of Solutions:
Uoper Floor Stepback Requirement: The importance of the upper floor stepback standard varies based
on the context. The stepback requirement is of heightened importance in the following instances:
• For buildings that are granted bonus height where the building will be taller than other buildings
in the vicinity;
• For buildings located on streets where compatibility with the historic or lower -scale
neighborhood context is of particular concern;
• For buildings located on narrower street rights -of -way; and
• In cases where preservation of views of iconic buildings or other features are important to the
community, such as views of the Old Capitol.
Along a street with a wider right-of-way or where existing buildings in the immediate vicinity exceed the
base height without an upper floor stepback, meeting the standard may not be as important as
achieving other community goals and objectives.
The primary objective in South Downtown is to serve as an extension of the Downtown by encouraging
a mix of high quality residential, office, retail, and civic uses at an urban intensity similar to downtown.
The South Downtown Subdistrict abuts the University District on the west and Downtown Iowa City on
the north. The Central Business District (CB-10) Zone does not have an upper floor stepback
requirement for taller buildings and the University is not subject to local zoning regulations. Along the
southern edge of the South Downtown, most properties have either recently redeveloped or are
government buildings (county and federal). Along the east edge along Gilbert Street, the South
Downtown subdistrict abuts the Gilbert subdistrict, which provides a transition to the lower -scale
neighborhoods to the east. Given that the South Downtown is an area where taller buildings exist or
may be developed without an upper floor stepback, staff believes that requiring a stepback above the
5" story is not particularly important to achieving the objectives of the Downtown and Riverfront
Crossings Master Plan, except for buildings granted bonus height to exceed the maximum eight story
Page 3
height standard or along the Gilbert Street frontage where a transition to the lower scale neighborhood
to the east is of importance.
As a case in point, the proposed development at the corner of Clinton and Burlington Street will
incorporate several desirable features that further important goals and objectives of the Downtown and
Riverfront Crossings Master Plan:
• Ground floor retail space and Class A office space in a prime downtown location;
• A high quality extended stay hotel;
• Outdoor amenity space on a large second floor courtyard that will serve hotel guests, office
tenants, and apartmenticondo residents.
Both the Class A office space and the extended stay hotel would qualify this project for bonus height
under the provisions of the Riverfront Crossings Code. However, the developers would like to keep the
building at seven stories. Eliminating the upper floor stepback requirement from the South Downtown
subdistrict standards would, in effect, provide an alternative density bonus for this particular building by
allowing additional floor area in the top two stories of the building while also allowing the developers to
maintain a greater separation between the towers and therefore more generous outdoor plaza space
on the second floor. With regard to context, the building will be located directly across Clinton Street
from the new University of Iowa School of Music, which does not have an upper floor stepback and
across Burlington Street from the Central Business District (CB-f 0 Zone) where an upper floor
stepback is not required.
Staff finds that eliminating the stepback requirement in the South Downtown is a reasonable solution
that will allow additional buildable area in a district where high intensity development is encouraged,
except for buildings that are granted bonus height or for building frontages along Gilbert Street, where
reducing the perceived height of taller buildings is of greater importance.
Minimum Building Height Standard: The developers of the proposed building at the corner of Burlington
and Clinton are also requesting a waiver of the minimum building height requirement to allow second
floor plaza space between the two towers. Locating the plaza on the second floor instead of the 3`d floor
will allow additional outdoor views and access to the courtyard from the second floor office space and
from the second floor of the hotel. In lieu of second floor building space they propose to construct a
semitransparent screen wall that will provide a similar sense of enclosure from a pedestrian
perspective. As part of this screen wall they are considering incorporating creative signage for the hotel,
which will provide additional visual interest to the fagade.
Staff finds this to be a reasonable approach to achieving the same goal and recommend amending the
code to allow the flexibility for staff to administratively approve a minor adjustment in such a case. By
limiting such an adjustment to mid -block locations and requiring a screen wall in lieu of a second story,
the goal of providing a consistent minimum street wall will be achieved, while the additional outdoor
space will enhance the living and working environment for building reside ntsltenants,
Page 4
Recommendation: Staff recommends amending Title 14, Article 2G, Riverfront Crossings and
Eastside Mixed Use District Form -based Development Standards, as set forth below. The underlined
text is new language to be added to the code.
Amend 14-2G-3A-3c., Building Height and Facade Stepbacks, as follows:
c. Building Height and Facade Stepbacks
(1) Principal building heights shall be regulated as provided below:
(a) In the South Downtown subdistrict buildings shall be 2 stories min. and 8 stories max. in
height above grade.
(2) Upper floor building facades facing and visible from streets, plazas, or parks shall step back 10'
min, from the lower floor facade as follows:
(a) In the South Downtown subdistrict on building facades facing Gilbert Street or for buildings
that are granted bonus height a stepback is required above the 5th floor.
(b) In the Park, South Gilbert, and University subdistricts above the 4th floor.
(c) At street corners, tower elements or similar corner emphasis treatments may be exempt
from the stepback requirement for up to one facade bay (max. 35 feet) as approved by the
FBC Committee.
(d) The required facade stepback may be established at a lower floor than stated above,
provided it is established at least 30' in height above grade.
Amend 14-42G-7H, Minor Adjustments, adding a new paragraph 6, as follows:
6 In mid -block locations the FBC Committee may waive the minimum building height standard to
allow for a 2nd stony pedestrian courtyard (an area surrounded by building facades on at least 3
sidesprovided a screen wall that is at least as tall as the second story building facade is
constructed co -planar or recessed a maximum of 3' from the street -facing fal2ade. The screen
wall must be constructed of high guality building materials that faithfully imitate an architectural)
finished exterior facade of the building with complementary window openings and articulation.
Alternatively, it may be designed as a decorative screen wall that has a semi -transparent, open
pattern, provided the top of the screen wall aligns generally with the top of the second story. The
screen wall will be considered a building wall for purposes of regulating signage.
Attachments:
• Concept plans for the proposed building and second story pedestrian courtyard.
Approved by:
and Development Services
- IW- -S - 7 T�r
••
_ t
_ h
i • :i I
MINUTES PRELIMINARY
PLANNING AND ZONING COMMISSION
SEPTEMBER 7, 2017 —7:00 PM —FORMAL MEETING
EM MA J. HARVAT HALL, CITY HALL
MEMBERS PRESENT: Carolyn Dyer, Ann Freerks, Mike Hensch, Phoebe Martin, Mark
Signs, Jodie Theobald
MEMBERS ABSENT: Max Parsons
STAFF PRESENT: Sara Hektoen, Bob Miklo
OTHERS PRESENT:
RECOMMENDATIONS TO CITY COUNCIL:
By a vote of 6-0 the Commission recommends approval of VAC17-00001 a vacation of the alley
right of way in Block 44 of the Original Town Plat, Iowa City, IA excepting the S 10' of the W
120'.
By a vote of 6-0 the Commission recommends approval of VAC17-00002, a request to vacate
right-of-way adjacent to 2222 Old Highway 218 South.
Freerks called the meeting to order at 7:00 PM.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
None.
VACATION ITEM (VAC17-00001):
Discussion of an application submitted by City of Iowa City for a vacation of the east -west alley
right of way in Block 44, Original Town Plat located east of Gilbert Street, south of Iowa Avenue,
west of Van Buren Street and north of Washington Street.
Miklo noted this alley is next to the City Hall building. The alley was originally platted with the
original town plat in 1839. Part was previously vacated to allow the construction of the Civic
Center/City Hall expansion. The proposal is to vacate the remainder of the alley so that it may
be used in conjunction with the new development in the parking lot. This right-of-way has not
been used as an alley since the Civic Center was built, and there are barriers in the way
deterring access through this alleyway. Miklo noted the Staff Report reviews all the items the
City looks at when reviewing a vacation request and they find that this request meets all the
criteria. He added if there are any utilities, they will be relocated or vacated or have an
easement established. This alley does not provide access to any adjacent private properties.
Staff recommends approval of VAC17-00001 a vacation of the alley right of way in Block 44 of
the Original Town Plat, Iowa City, IA excepting the S 10' of the W 120'.
Planning and Zoning Commission
September 7, 2017 — Formal Meeting
Page 2 of 4
Freerks asked about the new parking structure space being used to provide space for City
vehicles and public access easements and if in the past the easements were listed as
conditions to approval. Hektoen clarified that happens at the conveyance stage and in this case
there is a developer's agreement and a sales purchase agreement that list the contingencies
and execution of necessary easements.
Freerks opened the public discusssion.
Seeing no one, she closed the public discussion.
Hensch moved to recommend approval of VAC17-00001 a vacation of the alley right of
way in Block 44 of the Original Town Plat, Iowa City, IA excepting the S 10' of the W 120'.
Theobald seconded the motion.
A vote was taken and the motion passed 6-0.
VACATION ITEM (VAC17-00002):
Discussion of an application submitted by City of Iowa City for a vacation of the unimproved
right-of-way adjacent to 2222 Old Highway 218 South.
Miklo stated this area is the former right-of-way of old Riverside Drive. When McCollister
Boulevard was built the alignment of Riverside Drive adjusted to allow for a T intersection and
this piece was left over. There is no City need for the rest of area, The University of Iowa owns
the adjacent property and the intent of the vacation is to allow the conveyance of the right-of-
way to the adjacent property. There are no issues with utilities or public access with this
vacation.
Staff recommends approval of VAC17-00002, a request to vacate right-of-way adjacent to 2222
Old Highway 218 South.
Freerks asked what prompted this vacation request. Miklo explained that it is connected to the
previous alley vacation item on the agenda. The State of Iowa owns the original town platted
right-of-ways. In order to allow the right-of-way to be sold the City is trading the Old Riverside
Drive right-of-way for the alley.
Martin asked why the whole area was not being vacated. Miklo explained that the property to
the east needs that area of right-of-way for access.
Freerks opened the public discussion.
Seeing no one, she closed the public discussion.
Theobald moved to recommend approval of VAC17-00002, a request to vacate right-of-
way adjacent to 2222 Old Highway 218 South.
Signs seconded the motion.
A vote was taken and the motion passed 6-0.
Planning and Zoning Commission
September 7, 2017 — Formal Meeting
Page 3 of 4
CONSIDERATION OF MEETING MINUTES: AUGUST 17, 2017
Signs moved to approve the meeting minutes of August 17, 2017 with edits.
Hensch seconded the motion.
A vote was taken and the motion passed 6-0.
PLANNING AND ZONING INFORMATION:
Report from the National American Planning Association Conference. Will defer this item to a
future agenda.
Miklo noted that the Commission had asked staff to check on the compliance of the landscaping
plan for the new medical office building on North Dodge Street and North Dubuque Road.
Staff asked inspectors to look at the site plan that was approved by Staff and what has been
planted. He reported that Staff found that the landscaping does comply with the site plan.
Theobald noted that some of the trees planted are already dead. She recalled more landscaping
be discussed at the Planning and Zoning meeting when this was reviewed. Freerks requested a
copy of the plan that the Commission reviewed at the time the property was rezoned. She also
asked for an itemized account of how the landscaping complies with the requirements in the
zoning ordinance. Freerks added this is an entryway into the City and it needs to be
landscaped correctly. Martin noted that while the most visible side of the building along Dodge
Street has very few windows and trees, the parking lot side of the building is much more
attractive. Miklo said Staff would revisit the plan and report back at a future meeting.
ADJOURNMENT:
Theobald moved to adjourn.
Signs seconded.
A vote was taken and motion carried 6-0.
Z
O
� Q
�O
OU
UWr
0 Q
Z W N
U
Oz�
N 0 a
06 Z
WF
Z F
z Q
z
J
IL
r-
xxxxoXX
r
X
O
X
X
X
X
X
ao
0-
X
X
X
X
X
X
D
0
N
X
X
X
X
X
X
X
N
XXXXXXX
N
X
X
X
0
X
X
X
f0
CO �
XXOXXXX
N
X
X
X
X
X
X
X
O
X
X
X
X
X
X
N
Nxxxxxxx
0
I
X
X
X
O
X
X
X
,Xxxoxxx
to
X
O
X
X
X
X
X
to
;xxxxxxx
M
M
X
X
X
X
O
X
X
CQXXXXXXX
T
;xxxxxxx
J
Z
W
W
Q
W
O
W
a
Y
2
a
N
Q
U
K
U
2
o
O
CO
w
w
z
m
2
w
U
w
I
la
a
=
a
}
w
Y