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Home My WebLink AboutP&Z Packet 12.21.17MINUTES PRELIMINARY PLANNING AND ZONING COMMISSION DECEMBER 7, 2017 – 7:00 PM – FORMAL MEETING EMMA J. HARVAT HALL, CITY HALL MEMBERS PRESENT: Carolyn Dyer, Mike Hensch, Phoebe Martin, Max Parsons, Mark Signs, Jodie Theobald MEMBERS ABSENT: Ann Freerks STAFF PRESENT: Sara Hektoen, Bob Miklo, Sara Walz OTHERS PRESENT: Luke Newton, Sarah Huston, Duane Van Hemert RECOMMENDATIONS TO CITY COUNCIL: By a vote of 6-0 the Commission recommends approval of REZ17-000016, a Sensitive Areas Development Plan subject to the following conditions: Substantial compliance with the development plan submitted. Establish easements for the stormwater management area. Establish any easements not currently existing for storm sewer and sanitary sewer. Certification by a licensed structural engineer will be required at the time of building permit application to ensure the stability of the building. To ensure there is a diversity of trees used and reviewed by the City Forrester. CALL TO ORDER: Hensch called the meeting to order at 7:00 PM. PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA: None. REZONING ITEM (REZ17-00016): Discussion of an application submitted by Iowa City Community School District for a Sensitive Areas Development Plan (rezoning) to allow modification of a protected slope for the construction of a proposed addition on the east side of the school building located at 300 Teeters Court. Walz presented the Staff Report noting that this site is the Lincoln Elementary School property and showed maps and photos of the area. The property is accessed along Rider Street, Teeters Court and River Street. There is also some frontage along Otto and Lee Streets but the property is not accessible from those streets. Along Rider Street and Teeters Court the property has a higher elevation. Walz explained that the Lincoln Elementary School site is a small school site by Iowa City standards—it is less than four acres. Most of pickup/drop off and bus access is on Rider Street. When the School District was looking at using this site and improving the neighborhood schools (which was part of what they were called upon to do with Iowa City Planning and Zoning Commission December 7, 2017 – Formal Meeting Page 2 of 6 Community School District's facilities plan) one of the goals was to extend the life of neighborhood schools. This goal is echoed in Iowa City’s Comprehensive Plan and in the City Council’s Strategic Plan. Walz explained that this particular school site presents some unique challenges with street access and topography. Currently the lower level of the property (off River Street) is the teacher’s parking lot, which is not an ADA accessible part of the school site. To access the school from that parking lot requires one to climb 55 steps to get to the rear entrance of the school. For this reason, the portion of the property on River Street has been useable. One of the goals of the new addition is to make the entire property, which is very small, more useful and accessible. The original school building, constructed in 1926, has been added onto five times. The lower parking area with 28 spaces was constructed off Rider Street in the late 1980s. The proposal is a complete renovation of the existing school building and the construction of a major new addition that will provide space for a new gym and cafeteria, modern kitchen, media center extension, restrooms, a dedicated office and storage area for the before- and after-school program, and an ADA accessible (at-grade) entrance from River Street. The proposed plan also provides an expanded parking area and will improve the bus circulation. Walz mentioned the sensitive areas on the site noting that many of the criteria that are required under the OPD Plan (mass, scale and density of the building) do not really apply since this is not a residential use—as a school it will obviously be of a different mass and scale than surrounding residential development. Walz explained that the Sensitive Areas Ordinance is applies in areas where there are steep and critical protected slopes. The development activity will disturb a significant portion of the steep, critical, and protected slopes: 28% of the steep slopes; 63% of the critical slopes; and 32% of the protected slopes. Walz stated the applicant has demonstrated through engineer reports that the slope was altered over time with both various additions to the school and when the parking lot was constructed. The applicants have also conducted some soil studies, taken some samples, which are inconclusive but do show some fill on portions of the site. Walz stated that with this addition, a portion of the slope will actually be excavated, and the new school building will be used as a retaining wall for the remaining slope. Additionally this development will cause the removal of some mature oak trees, the applicant’s intent is to replace those trees with 10 new native trees-white, red, and bur oaks. They will also add screening around the parking lot. Walz explained that there are still some outstanding issues with the site that to be resolved. The applicant needs to provide stormwater calculations and easements will be needed for the stormwater management area. The applicant is showing underground storage for stormwater but to the underground storage cannot be placed over the sanitary sewer line. The applicants is working to resolve these issues. Staff recommends approval of REZ17-000016, a Sensitive Areas Development Plan subject to the following conditions: Substantial compliance with the development plan submitted. Establish easements for the stormwater management area. Establish any easements not currently existing for storm sewer and sanitary sewer. Certification by a licensed structural engineer will be required at the time of building permit application to ensure the stability of the building. Theobald questioned the use of native trees versus oak trees and noted there are Planning and Zoning Commission December 7, 2017 – Formal Meeting Page 3 of 6 problems with two of the oak tree species in the State of Iowa right now and asks that the tree replacements be more diversified. Walz stated the City Forester could be asked to make a recommendation if the Commission wished to make that a condition. Theobald would like to add that condition. Hensch asked if the geotechnical soils report did not definitively indicate that the slope had been disturbed. Walz confirmed that is correct. The applicant was relying on other evidence related to development activity, especially the construction of the parking area along River Street. Hensch asked if the rule was only 35% of critical and protected slopes could be disrupted without going through rezoning. Walz said that is correct and this item is before the Commission because the applicant is exceeding the 35%. Dyer questioned if there have been other projects that have disturbed areas this much. Miklo stated it is rare to have humanly altered slopes, he can think of one instance on South Dubuque Street where they could show the street was created by landfill over 100 years ago. Hensch asked when looking at the elevations if the stormwater underground storage tanks will be able to handle the area or if there would be runoff that would go to the neighbors. Walz said the runoff flows to the north but the applicant can explain how they intend to manage the additional stormwater. Hensch opened the public hearing. Luke Newton (MMS Engineering) and Sarah Huston (Design Alliance Architecture) represented the Iowa City Community School district on this project and showed the Commission the presentation that they had also shared with the community at the Good Neighbor Meeting. Hensch asked if any comments were collected at the Good Neighbor Meeting. Walz noted she attended the meeting and that all the comments were generally positive. Newton provided a copy of the comments. Huston stated that the architecture firm began by reviewing how the existing building was constructed and added onto over the various renovations and noted how that always poses interesting issues when dealing with different construction types. There is a main building as well as two temporary classrooms, one to the south and one to the east. Most of the main site area is level and the initial addition recommendation was to expand into the southern level area with a new gymnasium, new commons, accessible classrooms, and bathrooms. Another more interesting concept was to build off to the east and that was the concept the school committee unanimously voted on because they wanted to preserve the flat area which is the playground area. Huston showed renderings of what the addition will look like, it will be nestled into the hill, the lower level being the gymnasium and above that is the new media center. From the view of Teeters Court the school will remain the same scale and the addition will be viewable from the east but not overly obtrusive because it is nestled into the slope. The main entrance to the school will still be off Teeters Court and will be at the center of the building. Planning and Zoning Commission December 7, 2017 – Formal Meeting Page 4 of 6 Huston also discussed the structural engineering of the addition and how it will be built into the slope. They will use soldier piles, steel and concrete, to provide a retaining wall that then becomes the back wall of the new structure. Additionally the new gymnasium that is dug into the slope is set 20 feet off the existing structure so it will not disturb any of the foundations or walls of the existing building. Huston noted that is important because it is safer to preserve what is already there. Newton next addressed the system areas showed a rendering of the area with the different percentages of slope and the area that is the altered protected slope. He showed the storm lines that run from the building to the storm sewers that are underneath the parking lot. Hensch asked if Newton could address how the underground storage of the stormwater will handle the runoff. Newton stated that with the increased impervious areas it will create more overland runoff and as required by City Code they will need to retain that runoff and the underground basin works similar to an above ground stormwater basin. Underground there is a system of large pipes all connected together to create the storage and detain the water up to the 100 year flood event and release it slowly at the normal runoff rate. It will be released into the existing stormwater sewer line that is already under the parking lot and then into the ditch along River Street. Newton added the goal of the detention system, and the way the requirements are set up, is to prevent any additional water onto neighboring properties. Theobald asked about the maintenance for the underground storage and Newton explained that there is maintenance but the frequency of issues depends on the amount of trash (leaves or litter) that is caught in the system and how often it needs to be cleaned out. It can be cleaned out by a large vacuum. Duane Van Hemert (Iowa City Community School District Facilities Director) stated that this underground storage would have happened whether the addition was on the north side or east side so they could protect the playground area and not use it as a water detention area. Hensch asked if all the soil that will be excavated will be retained onsite or removed. Newton replied that the soil will not be able to be retained onsite and will have to leave the site. Hensch closed the public hearing. Theobald moved to recommend approval of REZ17-000016, a Sensitive Areas Development Plan subject to the following conditions: Substantial compliance with the development plan submitted. Establish easements for the stormwater management area. Establish any easements not currently existing for storm sewer and sanitary sewer. Certification by a licensed structural engineer will be required at the time of building permit application to ensure the stability of the building. To ensure there is a diversity of trees used and reviewed by the City Forrester. Parsons seconded the motion. Planning and Zoning Commission December 7, 2017 – Formal Meeting Page 5 of 6 Parsons noted this has been a history lesson tonight learning there has already been five additions on Lincoln Elementary and commented that the proposal is a unique design and having this school means a lot to the Manville Heights area and is happy to see the School District investing in this school. Signs noted that he is familiar with the site and always thought it was a disturbed slope due to all the activity around the area. Martin noted that this area is special and to be able to add onto the school and maintain the flat surface areas for children to play is essential. Dyer agreed this is a good project and happy to see Lincoln Elementary preserved. A vote was taken and the motion passed 6-0. CONSIDERATION OF MEETING MINUTES: NOVEMBER 2, 2017 Parsons moved to approve the meeting minutes of November 2, 2017 with edits. Martin seconded the motion. A vote was taken and the motion passed 6-0. PLANNING AND ZONING INFORMATION: Martin noted she would not be present at the December 21 or January 4 meetings. Theobald asked if the Commission can have a discussion about street lights at some point, there have been several complaints and in the news recently it has been stated that the LED lights are actually not obtaining the savings of energy that was projected and do cause a lot of light pollution. Hektoen stated that if Commission members wished they could send some correspondence to Council regarding the issue however it is not really in the prevue of Planning & Zoning agenda items. Miklo acknowledged a flyer in the Commissioner’s packets where there are encouraged to attend a training session. ADJOURNMENT: Parsons moved to adjourn. Martin seconded. A vote was taken and motion carried 6-0. PLANNING & ZONING COMMISSION ATTENDANCE RECORD 2017 (W.S.) 4/20 4/20 5/4 5/18 6/1(W.S)6/7 6/15 7/6 7/20 8/3 8/17 9/7 9/21 10/5 10/19 11/2 12/7 DYER, CAROLYN X X X O/E X X X X X X X X X X X O/E X FREERKS, ANN X X X X X X X X X X O/E X X X X X O/E HENSCH, MIKE X X X X X O/E X X X X X X X X X X X MARTIN, PHOEBE O/E O/E X XX XO/EX X X X X X X X X X PARSONS, MAX X X X X X X X X X X X O/E X X X X X SIGNS, MARK X X X XX X X X X X X X X X X X X THEOBALD, JODIE X X X X X X X X XO/E X X X X X X X KEY: X = Present O = Absent O/E = Absent/Excused --- = Not a Member