HomeMy WebLinkAbout01-04-2018 Planning and Zoning CommissionThursday, January 4, 2018 - 7:00 PM
Formal Meeting
Emma Harvat Hall
Iowa City City Hall
410 E. Washington Street
A. Call to Order
B. Roll Call
C. Public Discussion of Any Item Not on the Agenda
D. Rezoning Items
1. Discussion of an application submitted by University Lake Partners II, LLC, for a rezoning of
approximately 53.29 acres from High Density Single Family Residential (RS-12) zone to
Planned Development Overlay/High Density Single Family Residential (OPD/RS-12) for
approximately 50.11 acres and Commercial Office (CO-1) zone for approximately 3.18
acres, located south of 1-80 west of Prairie Du Chien Road. (REZ17-00017)
2. Discussion of an application submitted by Kum & Go,
from Low Density Single Family Residential (RS-5) to
1022 tat Avenue from (RS-5) to Commercial Office
Street from (CO-1) to (CC-2). (REZ17-00019)
E. Annexation & Rezoning Item
LC, for a rezoning of 1010 1"Avenue
Community Commercial (CC-2), and
(CO-1) and a portion of 1025 Wade
Discussion of an application submitted by IC Housing Group, LLC, for annexation and a
rezoning of approximately 7.9 acres from County Commercial (C) and County Multifamily
Residential (RMF) to Interim Development Multifamily (lD-RM) for approximately 5.27 acres
and Interim Development Single Family for approximately 2.76 acres located at 4643
Herbert Hoover Highway SE. (ANN17-00001/REZ17-00020)
F. Consideration of Meeting Minutes: December 21, 2017
G. Planning & Zoning Information
H. Adjournment
If you will need disability -related accommodations in order to participate in this meeting, please contact Bob
Milko, Urban Planning, at 319-356-5240 or at bob-mikioQowa-city.org. Early requests are strongly
encouraged to allow sufficient time to meet your access needs.
Upcoming Planning & Zoning Commission Meetings
Formal: January 18 / February 1/ February 15
Informal: Scheduled as needed.
r
CITY OF IOWA CITY
Ni 1i 'RA D L lei
Date: December 29, 2017
To: Planning and Zoning Commission
From: Bob Miklo, Senior Planner
Re: REV 7-00017 Foster Road
The Commission requested information regarding traffic on Prairie Du Chien Road. See the
attached memo from Kent Ralston, Transportation Planner.
The applicant anticipates providing updated plans prior to the January 4 meeting.
r
_�..-_ 4 CITY OF IOWA CITY
MEMORANDUM
Date: December 29, 2017
To: Bob Miklo; Senior Planner
From: Kent Ralston; Transportation Planner
Re: Proposed Foster Road Development Trip Generation
At their December 218' meeting, the Planning & Zoning Commission asked for information with
respect to the proposed development on Foster Road and its effect on traffic on Prairie Du
Chien Road. Based on the Institute of Traffic Engineers Trip Generation Handbook (9"' Edition),
the development, as proposed, will generate approximately 1,450 vehicle trips per weekday. In
2014, Prairie Du Chien Road had an average daily traffic count of approximately 2,400 near St.
Anne's Drive (Iowa DOT). Given that the capacity of a two-lane minor arterial street is more than
14,000 trips per day, the additional traffic generated by the development alone will not over-
burden Prairie Du Chien Road as currently constructed.
To estimate the total effect of the development along with other pass -through traffic that will
utilize the corridor, staff consulted the Metropolitan Planning Organization's 2045 traffic model.
The results of the model (which is the best tool available for forecasting future traffic volumes)
indicates that the future Foster Road connection will carry less than 4,000 trips per day in 2045,
and indicates that Prairie Du Chien Road will carry similar traffic volumes in 2045 as it does
today. As is the case, Prairie Du Chien Road has the capacity to handle the additional traffic
generated by the proposed development.
STAFF REPORT
To: Planning and Zoning Commission Prepared by: Sylvia Bochner, Planning Intern
Item: REZ17-00019 Date: January 4, 2018
Kum & Go
GENERAL INFORMATION:
Applicant: Kum & Go, LC
6400 Westown Parkway
West Des Moines, IA 50266
Contact: Brian Boelk
HBK Engineering
509 S. Gilbert St.
Iowa City, IA 52240
319-338-7557
bboelk@hbkengineering.com
Requested Action: Rezone three parcels as follows:
1010 First Avenue from RS-5/ODR to CC-2/ODR
1022 First Avenue from RS-5/ODR to CO-1/ODR
A portion of 1025 Wade Street from CO-1/ODR to
CC-2/ODR
Purpose:
Location:
Size:
Existing Land Use and Zoning:
Surrounding Land Use and Zoning:
Comprehensive Plan:
Neighborhood Open Space District:
File Date:
To allow for the consolidation and redevelopment of
two gas stations and the provision of parking for an
adjacent office use
1010 and 1022 First Avenue and 1025 Wade Street
Approximately 0.5 acres
Single Family Residential (RS-5/ODR) and Office
(CO-1 /ODR)
North: Commercial (CC-2/ODR)
South: Office and Residential (CO-1/ODR and
RS-5/ODR)
East: Commercial (CC-2/ODR)
West: Commercial and Residential (CC-2/ODR
and RS-5)
Southeast District Plan and Towncrest Urban
Renewal Area
City High
November 30, 2017
45 Day Limitation Period: January 14, 2018
BACKGROUND INFORMATION
The applicant, Kum & Go, LC, has requested rezoning of three properties, located at 1010 S. First
Avenue, 1022 S. First Avenue, and 1025 Wade Street. 1010 S. First Avenue and 1022 S. First
Avenue are residential properties that Kum & Go has acquired or plans to acquire. Kum & Go also
owns 2303 Muscatine Avenue and plans to purchase 2315 Muscatine Avenue, both of which are
currently gas stations. 1025 Wade Street is the facility for Iowa City Hospice. The purpose of this
project is to redevelop the site at the comer of Muscatine Avenue and First Avenue as a Kum & Go
market and gas station. This redevelopment would consolidate the two existing gas stations. The
property at 1010 S. First Avenue would be added to the Kum & Go site to provide an area for
parking. A portion of 1025 Wade Street, which provides parking for Iowa City Hospice, would also
be added to the Kum & Go site. To replace this parking, 1022 S. First Avenue would be added to
the Iowa City Hospice site. The building for Iowa City Hospice would not be altered, but its parking
area would change. The existing dwellings at 1010 S. First Avenue and 1022 S. First Avenue would
be removed to construct the proposed redevelopment. To adjust the property lines accordingly, the
applicant must apply for a subdivision or a lot line adjustment. The applicant has submitted the
attached concept plan that shows how the area would be redeveloped
The applicant is requesting rezoning of 1010 S. First Avenue and the portion of 1025 Wade Street
that will be added to the redeveloped Kum & Go site to Community Commercial (CC-2) to match
the zoning of the existing gas stations. They are also requesting rezoning of 1022 S. First Avenue
to Commercial Office (CO-1) to match the zoning of the existing Iowa City Hospice site.
The subject property is located within the Towncrest Commercial Area. Towncrest was developed
in the 1960s as a suburban -style commercial area with a focus on medical offices. At the time of its
development, Towncrest was on the edge of Iowa City's urbanized area. Today, the area is well -
integrated into the city and is a fully developed, urban area surrounded by a diverse walkable
neighborhood. In recent years, efforts have been made to improve this area. Towncrest is an Urban
Renewal Area and a Design Review District. In 2010, a Design Plan Manual was created for
Towncrest to provide details on streetscape design, architectural character, open space, and
signage and wayfinding to provide guidance on redevelopment in this area (the plan may be viewed
at: https://www.icgov.org/towncrest)
While the applicant is not required to follow the Good Neighbor Policy, they have scheduled a
meeting for January 3, 2018 (Good Neighbor Meetings are generally held at least 7 days before the
scheduled Planning and Zoning Commission meeting).
ANALYSIS:
Current zoning: 1010 S. First Avenue and 1022 S. First Avenue are both currently zoned Low
Density Single -Family Residential (RS-5). This zone is primarily intended to provide housing for
individual households. Although this zone allows for some nonresidential uses that contribute to the
livability of residential neighborhoods, providing parking for a commercial establishment would not
be permitted.
1025 Wade Street is currently zoned Commercial Office (CO-1). This zone is intended for office
functions, compatible businesses, apartment buildings, and some public/semi-public uses. The CO-
1 zone can also serve as a buffer between residential and more intensive commercial or industrial
areas.
Proposed zoning: The applicant has proposed two zones, Community Commercial (CC-2) for the
redeveloped Kum & Go site and Commercial Office (CO-1) for the modified Iowa City Hospice site.
The existing gas stations and Iowa City Hospice sites are already zoned accordingly; the rezoning
would apply to the properties at 1010 S. First Avenue, 1022 S. First Avenue, and the portion of 1025
Wade Street that would be transferred to the Kum & Go site
The Community Commercial (CC-2) zone is intended to provide districts for major businesses that
serve a significant segment of the total community population. This is the proposed zoning for the
redeveloped Kum & Go site, and the current zoning for the existing gas stations on Muscatine
Avenue and First Avenue. This zone is meant for businesses that generate significant traffic and
require access from major thoroughfares. Uses in this zone can also include limited outdoor
activities, provided that outdoor operations are screened or buffered to remain compatible with
surrounding uses.
Because the subject area is in the Towncrest Design Review District, some of the development
standards are different than the general standards for the CC-2 zone. In the Towncrest Design
Review District, Quick Vehicle Servicing Uses require a special exception granted by the Board of
Adjustments. The redevelopment of this site will be subject to the approval of this special exception.
Additionally, when permitted, Quick Vehicle Servicing Uses in the Towncrest Design Review District
must be designed according to the site development standards for the Central Business Support
(CB-5) zone, which includes standards that ensure high quality design and a pedestrian focus. One
notable requirement in the CB-5 zone is that all street -facing facades must have a minimum of 50%
of the facade composed of transparent windows and doors. This will be required on both the
Muscatine Avenue and First Avenue frontages of the redeveloped Kum & Go Market. The Design
Review process will further ensure that the building meets the guidelines for the Towncrest Design
Review District.
The Commercial Office (CO-1) zone is the proposed zoning for the modified Iowa City Hospice site
and the zoning of the current Iowa City Hospice site. This zone, as noted above, is intended for
office functions, compatible businesses, apartments, and some public/semi-public uses.
Comprehensive Plan: The Southeast District Plan supports redevelopment in the Towncrest
Commercial Area that helps turn the area into a more walkable mixed use center. One of the
goals for this area is to improve traffic flow by limiting the number of access points along
Muscatine Avenue. The redevelopment of the two gas stations supports this goal by reducing the
number of curb cuts onto Muscatine Avenue from 2 to 1. Overall, the redevelopment will reduce
the number of curb cuts from 8 to 5. This redevelopment will also improve the pedestrian
environment by moving sidewalks further from the road and providing landscaped buffers with
street trees.
Another goal of the Southeast District Plan regarding the Towncrest Commercial Area is to
,.encourage reinvestment and redevelopment." The adopted Urban Renewal Plan provides
redevelopment standards that work towards making Towncrest a walkable, mixed -use urban
neighborhood. The comprehensive plan supports redevelopment and reinvestment in this area to
create aesthetic improvements and move towards the urban form outlined in the Design Plan.
The proposed redevelopment of the site would be subject to design review based on the
standards in the Towncrest Urban Renewal Area Design Plan to ensure the redevelopment
contributes to the intended character of the area.
Compatibility with neighborhood: Because the type of uses along Muscatine Avenue will not
change with this rezoning, the redeveloped site will be generally compatible with the surrounding
commercial area.
On the existing site, the gas station abuts the residential property at 1010 S. First Avenue. With
redevelopment, this lot and the lot directly to the south will be redeveloped as parking, which will
move the transition from commercial to residential to the property at 1026 S. First Avenue. With
redevelopment, there is the opportunity to provide a landscaped buffer to protect the residential
properties from light and noise from the commercial and parking uses. The applicant has
4
submitted a landscaping plan that shows S3 screening (a mix of evergreen and deciduous shrubs
at least 3' in height when planted and at least Vat maturity) between parking and residential uses.
The rest of the site is shown with S2 screening, which uses masonry walls and shrubs to create
a low-level screen with some visibility.
Traffic implications: By consolidating the two gas stations, the proposed redevelopment reduces
the number of curb cuts on Muscatine Avenue from 2 to 1, as shown in the site plan. As mentioned
above, reducing the number of curb cuts on Muscatine Avenue is an objective of the
comprehensive plan that supports the goal of improving traffic flow in the Towncrest Commercial
Area. The redevelopment of these properties will also reduce the number of curb cuts on First
Avenue by closing the driveways that lead to 1010 S. First Avenue and 1022 S. First Avenue. A
single access point will remain on First Avenue that connects to parking on the redeveloped Kum
& Go site. Access points on Wade Street will remain largely the same; the concept plan shows
one access point to the redeveloped Kum & Go site and one entrance and one exit for Iowa City
Hospice. The access drive onto the Iowa City Hospice site is a one-way drive that leads to parking
along the side of the existing building and the additional parking on 1022 S. First Avenue. Vehicles
would then exit the site onto Wade Street through a one-way drive adjacent to Kum & Go's access
point. Because of differences in elevation between the Kum & Go site and the Iowa City Hospice
site, these drives cannot be combined.
Another goal for the Towncrest Commercial Area is to make the area more pedestrian -friendly.
Currently, the sidewalk along the east side of First Avenue directly abuts the road with no buffer,
which creates a safety risk for pedestrians. The concept plan indicates that the sidewalk along
First Avenue will be relocated to provide a 6' landscaped buffer between the road and the
sidewalk. This will contribute to a safer, more pedestrian friendly environment. The applicant has
also submitted a landscaping plan that shows street trees along First Avenue, Muscatine Avenue,
and Wade Street.
SUMMARY: The proposed redevelopment will contribute to producing the desired character for
the Towncrest Urban Renewal Area. This project will consolidate two existing gas stations, reduce
the number of curb cuts on Muscatine Avenue and First Avenue, and redevelop the site in
conformance with the Towncrest Urban Renewal Area Design Plan. Landscaping will provide a
buffer between the Kum & Go gas station and the adjacent residential uses. Additionally, to
ensure this redevelopment contributes to the pedestrian -friendly environment of the Towncrest
Urban Renewal Area, it is important that all sidewalk connections and curb cuts are appropriate.
STAFF RECOMMENDATION: Staff recommends deferral of this application pending resolution of
deficiencies noted below. Upon resolution of these items, staff would recommend approval of the
proposal to rezone property located at 1010 S. First Avenue from Low Density Single Family (RS-
5) zone to Community Commercial (CC-2) zone, 1022 S. First Avenue from Low Density Single
Family (RS-5) zone to Commercial Office (CO-1) zone, and a portion of 1025 Wade Street from
Commercial Office (CO-1) zone to Community Commercial (CC-2) zone, subject to general
conformance with the concept plan (including the revisions noted below).
DEFICIENCIES AND DISCREPANCIES:
1. The site plan shows a parking aisle that is 30 feet wide, while code allows a maximum of 24
foot parking aisles.
2. A minimum of 5 feet of landscaping must be provided on both sides of the property lines
between parking areas. A minor modification may be granted due to charge in grade on the
east side of the property, but this landscaping must be provided between the parking lots
for Kum & Go and Iowa City Hospice.
3. Sidewalk connections should be provided on the First Avenue side of the building and the
sidewalk on the east side of the building should be extended to connect to Muscatine
Avenue.
4. Curb cuts do not meet the standards for width and location. The City Engineer is currently
reviewing the plan and will consider allowing modification or may request changes to the
curb cuts.
ATTACHMENTS:
1. Location Map
2. Concept Plan
e—
Approved by:�
Tracy Night e, Di or,
Department o eighborhood and Development Services
ppdadmWsffWW=mem2
�
[
a
�
L
. �
7 ) §
1p
!
ailsk
. .4mb.-- ®
§
�.�
cli
.mu _
-
Go26
#,uRu
/k§�
�
§ ,
�2\\
.
]\\)
Nn
§
» G
2N
�
■)8E
)�G
§
. :
LLI
Z
>
Q N
< CK
uj
Z ca
O:E
uj
V) ()
LU uj
Cif
I
STAFF REPORT
To: Planning & Zoning Commission Prepared by: Sylvia Bochner, Planning Intern
Item: ANN17-0OOO11REZ17-00020 Date: January 4, 2018
GENERAL INFORMATION:
Applicant: IC Housing Group, LLC
266 South 10t' Avenue
Waite Park, MN 56387
MSCarr@SandCompanies.com
Contact Person: Megan Carr
366 South 10t' Avenue
Waite Park, MN 56387
320-202-3100
MSCarr(MSandComoanies.com
Property Owner: Lyle Mark and Betsy Larson
22780 Hope Dale Avenue
Parker, CO 80138
larsonmbjk@gmail.com
Requested Action: Annexation & Rezoning
Purpose: To annex 7.9 acres at 4643 Herbert Hoover
Highway SE to rezone the property from County
Commercial (C) and County Multi -Family Residential
(RMF) to Interim Development Multifamily (ID-RM)
for 5.27 acres and Interim Development Single
Family (ID-RS) for 2.76 acres.
Location: 4643 Herbert Hoover Highway SE
Size: 7.90 acres
Existing Land Use and Zoning:
Residential —County Commercial (C) and County
Multi -Family Residential (RMF)
Surrounding Land Use and Zoning:
North: Residential — County Residential (R)
South: Residential — County Commercial (C),
County Multi -family Residential (RMF), and
County Residential (R)
East: Residential — County Residential (R)
West: Commercial —Community Commercial (CC-2)
and Office Commercial (CO-1)
Comprehensive Plan:
Northeast District Plan — residential
File Date:
December 4, 2017
45 Day Limitation Period:
January 18, 2018
PA
BACKGROUND INFORMATION
The applicant, IC Housing Group, LLC, with the consent of the owners, Lyle Mark and Betsy
Larson, is requesting annexation and rezoning of 7.90 acres of property located at 4643 Herbert
Hoover Highway SE. The applicant has requested that the property be rezoned from County
Commercial (C) and County Multi -Family Residential (RMF) to Interim Development Multifamily
(ID-RM) for approximately 5.27 acres and Interim Development Single Family (ID-RS) for
approximately 2.76 acres (see attachment label A-6)
This area is located adjacent to Iowa City's current boundary and within Fringe Area B of Johnson
County's Fringe Area Agreement with Iowa City. The comprehensive plan shows this area within
the City's growth boundary with a future land use of residential at a density of 2-8 dwelling units
per acre.
The applicant has used the "Good Neighbor Policy" and held a meeting on December 19, 2017.
At that meeting a concept plan was presented showing multifamily residential on the northern part
of the property and single family on the southern portion.
ANALYSIS:
Annexation: The Comprehensive Plan has established a growth policy to guide decisions
regarding annexations. The annexation policy states that annexations are to occur primarily
through voluntary petitions filed by the property owners. Further, voluntary annexation requests
are to be reviewed under the following three criteria. The Comprehensive Plan states that
voluntary annexation requests should be viewed positively when the following conditions exist.
1. The area under consideration falls within the adopted long-range planning boundary.
A general growth area limit is illustrated in the Comprehensive Plan and on the City's
Zoning Map. The subject property is located within the City's long-range growth boundary.
The boundary is located about 1.5 miles east of the subject property.
2. Development in the area proposed for annexation will fulfill an identified need without
imposing an undue burden on the City. Iowa City has a need for expanded housing
options to accommodate a growing population. At the time of the development of the
Northeast District Plan, the area east of Scott Road and south of Herbert Hoover Highway
was largely agricultural and undeveloped. However, the plan indicated that a variety of
types of residential uses would be appropriate for the subject area. One of the goals for
this area is to encourage a reasonable level of housing diversity, including single family
homes, duplexes, townhouses, and small apartment buildings.
The Comprehensive Plan encourages growth that is contiguous and connected to existing
neighborhoods to reduce the costs of providing infrastructure and City services. The
western border of the subject property is adjacent to the eastern border of Iowa City, near
the Olde Towne Village commercial area. Therefore the subject property is contiguous to
current development and meets the goal of contiguous growth.
3. Control of the development is in the City's best interest. The property is within the Long -
Range Planning Boundary. It is appropriate that the proposed property be located within
the city so that residents of future development may be served by Fire, Police, water, and
sanitary sewer service. Annexation will allow the City to provide these services and assure
PGMStai(Report sl ff reportann17-M01.d0e
3
that the infrastructure meets City standards. Annexation will allow the City to control
zoning so that it is compatible with the Comprehensive Plan.
For the reasons stated above, staff finds that the proposed annexation complies with the
annexation policy.
Zoning: The western portion of the subject property is currently zoned County Commercial (C),
while the eastern portion of the lot is zoned County Multifamily Residential (RMF). The County
Commercial zone allows for the development of a wide variety of retail uses, businesses,
government and professional offices, and places of amusement. The County Multifamily
Residential zone allows the construction of multifamily housing with a minimum lot area of 1,000
square feet per unit with a maximum height of 3 stories. Single family dwellings and two-family
dwellings are also permitted in this zone. However, because of the subject area's location in Iowa
City's Fringe Area within the growth boundary, all development in this area must be constructed to
City standards and it is unlikely that development would occur prior to annexation.
The applicant is requesting rezoning of the subject property to Interim Development Multifamily
Residential (ID-RM) for approximately the northern 5.27 acres, and Interim Development Single
Family Residential (ID-RS) for approximately the southern 2.76 acres. The purpose of the Interim
Development zone is to provide areas of managed growth in which agricultural and non -urban
land uses can continue until the City is able to provide services to support development. Under
this zoning, the only use that is permitted by right is agriculture. The applicant is currently
investigating options for providing utilities to this area. Because utilities are still undetermined,
interim zoning is appropriate for this property.
Sanitary Sewer and Water: As noted, the applicant is investigating options to provide water
and sewer service to this property. Once that is determined a permanent zoning designation
will be considered.
Traffic Implications: Herbert Hoover Highway serves as the arterial street connecting the
subject property to the rest of Iowa City. This street is currently not built to City standards.
Although the pavement is in reasonable condition, there is no curb, gutter, or storm sewers.
The Subdivision Code gives the City the discretion to approve development on roads that do
not meet City standards, provided the developer contributes to the cost of improving the street
in the future. For arterial streets, the fee is 12.5% of the cost for improving the street based the
City Engineer's estimate. Payment of these fees will need to a part of the developer's
agreement at the time the property is platted.
A sidewalk was installed along Herbert Hoov
Meadows subdivision to provide pedestrian ac
Iowa City. That sidewalk crosses the northern
connection to the commercial area to the west.
STAFF RECOMMENDATION:
-r Highway by the developers of the Churchill
:ess between their development and the rest of
part of this property and provides a pedestrian
Staff recommends approval of ANN17-00001 and REZ17-00020, annexation of approximately
7.90 acres and a rezoning from County Commercial (C) and County Multifamily Residential (RMF)
to Interim Development Multifamily (ID-RM) for approximately 5.27 acres and Interim
Development Single Family (ID-RS) for approximately 2.76 acres located at 4643 Herbert Hoover
Highway SE.
PCDStaff Rwao Mstaff report ann17-00001.d�
9
ATTACHMENTS:
1. Location Map
2. Applicants Statement
3. A-6 Proposed Zoning
4. Summary of Good Neighbqr Meeting
Approved by: L VY tee:
Tracy Hightshoe, Director,
Department of Neighbonc(
and Development Services
P=StaM Repoftl WR report annIMOOO1.d.
NEX Apartments
Annexation Application
Legal Description
TEGLER SUBDIVISION LOT 1 SUBJ TO ROW EASEMENT TO JOHNSON COUNTY
AS DESC IN BK 997 PG 349
Location Map
Neighboring Property Listing
See the attached spreadsheet. Emailed on December 4, 2017 as an Excel file to
PlanningZoning@iowa-city.org.
Applicant's Statement
IC Housing Group, LLC, Applicant, requests annexation and Interim Development zoning from the
City of Iowa City. Applicant is requesting annexation within Iowa City's growth area. The intent
is to build multifamily housing on the northern portion, but the Applicant needs to further review,
with City Staff, utility and other infrastructure, which is why the zoning being requested is Interim
Development. Further, land directly to the west, and nearby on the east and south have all been
annexed into the City of Iowa City. Zoning on the northern portion of the site will be requested
at RM-12 and will be forthcoming in spring 2018. The southern portion will remain as Interim
Development until further analyzed.
NEX Apartments
Annexation Application
Summary of Good Neighbor Meeting
A Good Neighbor Meeting for the annexation of 4643 Herbert Hoover Highway SE took
place at Helen Lemme Elementary School on December 19, 2017 from 6:30 pm to 8 pm.
Owner/Developer representatives were Megan Carr and Nikki Sand from Sand
Development, LLC representing IC Housing Group, LLC. Bob Miklo from the City of Iowa
City attended the meeting to answer any relevant City procedural questions.
Two neighbors attended and asked various questions regarding the process and plans
for the site. Megan Carr answered their questions relating to the site development and
timeline. Bob Miklo answered their questions relating to rezoning and process. The two
neighbors were Ted Pacha, 4640 Lower West Branch Road SE, Iowa City, IA and Linda
LoAk, 4665 Herbert Hoover Highway SE, Iowa City, IA.
MINUTES PRELIMINARY
PLANNING AND ZONING COMMISSION
DECEMBER 21, 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: Sylvia Bochner, Sara Hektoen, Bob Miklo,
OTHERS PRESENT: Karl Madsen, Glen Meisner, Kevin Burrow, Sam Ray, Joe
Murphy, Curt Moore, Paul Ellis, Mark Nelson
RECOMMENDATIONS TO CITY COUNCIL:
By a vote of 5-1 (Signs dissenting) the Commission recommended approval of REZ17-00018, a
proposal to rezone approximately 0.52 acres of property located at 703, 705, and 709 S.
Dubuque Street from Commercial Intensive (CI-1) zone to Riverfront Crossings -Central
Crossings Subdistrict (RFC-CX) subject to landscaping and fencing be provided between the
building and the railroad and additional rooftop open space.
CALL TO ORDER:
Freerks called the meeting to order at 7:00 PM.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
None.
REZONING ITEM (REZ17-00018):
Discussion of an application submitted by Whistler Apts., LLC, for a rezoning of approximately
.52 acres from Intensive Commercial (CI-1) zone to Riverfront Crossings- Central Crossings
(RFC-CX) zone located at 703, 705, and 709 S. Dubuque Street.
Bochner presented the staff report beginning by noting where the property is located. The
current zoning of Intensive Commercial is intended to provide areas for sales and service
functions whose operations are characterized by outdoor display and storage of merchandise,
repair and sales of large equipment or motor vehicles, outdoor commercial amusement and
recreation activities, or operations conducted in buildings that are not completely enclosed. Due
to the potential for noise, dust, and odors from uses allowed in this zone, residential uses are not
allowed in this zone. However, the subject property includes one non -conforming residential
building.
The applicant is proposing to rezone this property to the Riverfront Crossings Central Crossings
Subdistrict which is intended for moderate intensity mixed use development in buildings with
entries opening onto pedestrian friendly streets and sidewalks. This zone is intended to provide
a variety of types of housing, along with a mix of retail uses. This zone allows most of the uses
permitted in the Central Business Support (CB-5) Zone, such as eating establishments, office
uses, and retail and service uses, along with residential uses in a variety of building types,
Planning and Zoning Commission
December 21, 2017 — Formal Meeting
Page 2 of 8
including apartment buildings, townhouses, and mixed -use buildings. The maximum building
height in this zone is four stories. The applicant intends to build a four-story apartment building
that contains 28 one -bedroom units, 21 two -bedroom units, and 6 three -bedroom units.
Vehicular access will be provided from a recessed entrance on the Dubuque Street
frontage, a primary street. Normally in the Riverfront Crossings Central Crossings zones
parking should be accessed from alleys, rear lanes, or secondary streets. However, if this type of
access is not feasible, access to a primary street may be granted by the Form Based Code
Committee and a request for a curb cut will need to be approved by the City Engineer.
Rezoning from Intensive Commercial to Riverfront Crossings Central Crossings is consistent with
the Downtown and Riverfront Crossings Master Plan. The Central Crossings District portion of
the master plan indicated that this area would become a Station Plaza, in anticipation of a
regional Amtrak station along the Iowa -Interstate Rail Line. However, due to changes in federal
and state direction, Amtrak passenger rail through Iowa City is unlikely anytime soon and light
rail on the CRANDIC line is not planned for the near future. Because of these changes, the
Station Plaza will not be developed as described in the Riverfront Crossings Master Plan.
However, the City still plans to maintain some open space at this location. The City has
maintained ownership of a 10' vacated right of way located directly behind the subject property.
This area, combined with the 10' rear setback of the subject property and the setback of any
redevelopment on the adjacent University parking lot, will become at least a 30' wide landscaped
courtyard that will provide pedestrian access to the building from the west.
Although development plans for this specific area have changed, this rezoning complies with the
general character of the Central Crossings Subdistrict. The development of a four- story, 55-unit
apartment building contributes to the high -density, pedestrian friendly character that the
Downtown and Riverfront Crossings Master Plan intends for the Central Crossings Subdistrict.
In terms of its use, the proposed building will be compatible with the neighbors which are
commercial properties and multi -family housing. The subject property abuts the Iowa Interstate
Railroad, which could present noise concerns for the residents of the proposed building. To
mitigate this noise, the applicant has agreed to use materials such as masonry construction and
laminate windows to help minimize the impact of railroad noise on the interior of the building.
Additionally, the site plan includes a fence along the north side of the building, which will be
supplemented with landscaping to provide screening.
The streets are already in place for this block, which will provide for adequate traffic circulation.
The applicant intends to provide two levels of below grade parking, the proposed 69 parking stall
exceeds the minimum requirement for parking in this zone. Additionally in the Riverfront
Crossings Zones projects with residential uses are required to provide 10 square feet of useable
open space per bedroom, because this proposal has 88 bedrooms they are required to provide
880 square feet of useable open space, indoor activity space can count for up to 50% of the
useable open space. The proposed building includes a 560 square foot patio on the ground floor
and a community indoor activity room which is 320 square feet on the fourth floor. There will
also be a roof terrace that will be shared outdoor space but because the roof terrace is not at
least 20' wide it does not meet the standards to be counted towards the required useable open
space.
Staff recommends approval of REZ17-00018, a proposal to rezone approximately 0.52 acres of
property located at 703, 705, and 709 S. Dubuque Street from Commercial Intensive (CI-1) zone
to Riverfront Crossings -Central Crossings Subdistrict (RFC-CX).
Parsons asked if there were any specific requirements stated for the fencing that will be located
Planning and Zoning Commission
December 21, 2017 - Formal Meeting
Page 3 of 8
along the Iowa -Interstate Railroad. Bochner noted the fence is not required, it is just something
the applicant said they would be installing for safety and to mitigate potential noise issues.
Freerks is interested in hearing from the applicant regarding the roof top terrace and perhaps
making it larger to add to the open outdoor space for tenants of the building.
Freerks opened the public hearing.
Karl Madsen (Whistler Apts., LLC) stated the project will be called Breckenridge
Apartments, LLC. Madsen commented about the open space on the rooftop, it will be
similar to what they have at the Whistler Apartments on Iowa Avenue, but it is
premature to know exactly how it will work. At this time they have mapped out the mass
and scale of the building but haven't drilled down the details of the layout of the units,
etc. Madsen noted that on the ground floor open space there would not be any
windows on the adjacent units looking out into the open space so there would not be
privacy issues for those tenants.
Freerks noted that even with no windows facing the ground level outdoor area, noise
could still be an issue for the tenants and having a rooftop terrace would be better.
Glen Meisner (MMS Consultants) discussed the Des Moines Street to the north of the
proposed building, it is not currently used as a vehicular street and the railroad has the
rights to that street.
Kevin Burrow (Knothe & Bruce Architects) remarked about the open space calculations,
what is shown on the first floor does meet the requirements with the 20 feet and is sited
on both sides of one bedroom apartments with all the windows and orientation to the
north. Given that it will be a courtyard, they may consider doing some clear story
windows to let some light through but not to allow any visual connection. As for
concerns about noise, the wall will be exterior walls and they can add masonry to them
to mitigate any noise. Burrow said they are meeting the requirement of the open space
by also including the fourth story community space, and noted there will be an outdoor
patio off that community space, but the depth of the patio will only be 10 feet, but will be
60 feet in length.
Freerks acknowledged that they have met the minimum requirements but did ask if the
applicant could consider doing a bit more, maybe not making the terrace 20 feet wide,
but more than 10 feet.
Signs asked if there was a patio on both the north and south sides of the building in the
indentations. Burrow replied that on the first floor there is (but only the north one would
be accessible to all tenants of the building).
Hensch noted that the Des Moines Street could become an attractive nuisance if
tenants have access to it and may use if for parking. Hensch suggested the applicant
use landscaping and a fence to block off access to that area.
Theobald requested they look at fencing for a safety factor, people often cross the
tracks in areas that are not meant to be crossed and it is very dangerous.
Planning and Zoning Commission
December 21, 2017 - Formal Meeting
Page 4 of 8
Signs asked where the access to the ground level open space comes from. Burrow
noted the one to the north has a public connection with a sidewalk but there is no
access to the patios from the interior of the building.
Signs asked if they had considered doing a rooftop terrace. Burrow noted that would
convert the structure to a five -story structure and they would need stair and elevator
access to the rooftop. The five -story structure would be in violation of the zoning. Miklo
noted that elevator height might be exempt from the height limits and can look into that if
the applicant is interested.
Freerks closed the public hearing.
Hensch moved to recommend approval of REZ17-00018, a proposal to rezone
approximately 0.52 acres of property located at 703, 705, and 709 S. Dubuque Street from
Commercial Intensive (CI-1) zone to Riverfront Crossings -Central Crossings Subdistrict
(RFC-CX).
Parsons seconded the motion.
Freerks wanted to add having Staff discuss with the applicant creating a larger open space on
the fourth floor or perhaps a rooftop area.
Hensch added an amendment require blocking access to the Des Moines Street area with
fencing and landscaping. Theobald seconded the motion.
Freerks noted that when they created the Riverfront Crossing area idea, there was a lot of talk
about rooftop open areas because of the large footprints of the buildings.
Signs added he is concerned about a lack of greenspace and pedestrian walkways as well. He
feels other Riverfront Crossings projects the Commission has seen felt more pedestrian friendly
and this proposal does not. He noted the rendering of the building is very nice, and the Whistler
on Iowa Avenue is very nice, it just feels like a very large building with not much amenity to it.
Hektoen noted that the amendments really aren't conditions of a zoning item. Perhaps this item
should be deferred and the applicant can come back with new renderings after working with
Staff.
Hensch added an amendment to increase the fourth floor outdoor patio to a minimum
depth of 15 feet, or add the additional outdoor space on the rooftop. Theobald seconded
the amendment.
Theobald questioned the possibility of rail service in the future and would this development
cause an issue. Miklo stated that rail service is not likely in the near future, but there would be
40 feet of right-of-way of green space through the middle of the block. He noted that additional
open space and parking to serve any future passenger rail service may be possible on the land
owned by the University on the western part of this block.
Signs asked if there was any interest among the Commission to defer this item to have the
applicant come back with an updated proposal. Overall there was not.
A vote was taken on the motion as amended, it passed 5-1 (Signs dissenting).
Planning and Zoning Commission
December 21, 2017 — Formal Meeting
Page 5 of 8
REZONING ITEM (REZ17-00017):
Discussion of an application submitted by University Lake Partners II, LLC, for a rezoning of
approximately 53.29 acres from High Density Single Family Residential (RS-12) zone to Planned
Development Overlay/High Density Single Family Residential (OPD/RS-12) for approximately
50.11 acres and Commercial Office (CO -1) zone for approximately 3.18 acres, located south of
1-80 west of Prairie Du Chien Road.
Miklo noted this property is located directly south of Interstate 80, west of Prairie Du Chien, and
the future extension of Foster Road will go along the southern part of this property. Miklo stated
the Comprehensive Plan for this area calls for Foster Road to be constructed to connect
Dubuque Street to Prairie Du Chien Road. When the City installed a water main a number of
years ago they graded the site for a street and acquired the right-of-way. Miklo noted the
Comprehensive Plan acknowledges the rugged topography of this area, it contains woodlands,
steep and critical slopes, and some protected slopes and wetlands. Therefore the Plan called for
clustering development away from those sensitive areas up towards Foster Road, additionally
clustering development would help to maintain a 300 foot buffer from the interstate and
residential uses. The Plan also called for the opportunity of development of office or institutional
use at Prairie Du Chien, again to not put residential right up against the interstate.
Miklo stated the Commission received a packet that showed the sensitive areas, almost all of the
property is woodlands with wetlands and steep slopes. The proposal shows a clustering of
development away from those areas leaving a large 23 acre portion as an outlot for open space.
Iowa City Parks & Recreation Commission will look at the space to see if they want to have any
of it dedicated to public open space or if it should be maintained by a homeowners association
as private open space. The proposed development has five development lots. Lot 1 would be
zoned Commercial Office (roughly 3 acres), Lot 2 would contain seven dwelling units in a
townhouse fashion that would have access to Foster Road, Lot 3 would contain a 53-unit senior
housing cooperative, Lot 4 would contain a series of townhouses with thirty some units, and Lot
5 would contain a series of townhouses on the south side of Foster Road. Miklo stated that
overall when you look at the entire property it translates to a density of approximately 2.5 units
per acre. It is noted in the Comprehensive Plan that the current RS-12 Single Family High
Density zoning was perhaps too dense for this rugged area and suggested it be zoned for a
lower density. The proposal achieves the lesser density even through it would still be zoned RS-
12 the overall density would be comparable to what is typically seen in a RS-5 zone.
Parsons asked why it was zoned RS-12 because it feels odd for developers to want to down -
zone an area. Miklo noted it is not a down -zoning, it will retain the RS-12 zoning and where the
units are built it will be 8-12 units per acre, which is typical of a RS-12 zone. Miklo stated this
area has been zoned RS-12 since 1983.
Miklo said that the Comprehensive Plan notes the expense of building Foster Road may be too
much for a developer given the limited development potential and indicates some possibility of
City financial assistance. Miklo stated the applicant may seek Tax Increment Financing to help
construct the road and that would be in compliance with the Comprehensive Plan. There would
be some great benefits to the overall public to have Foster Road extended, it would help improve
traffic circulation in the northern part of the city and for traffic coming in off Prairie Du Chien it
would relieve the traffic on other streets.
In terms of the planned development, the idea is to cluster the development that might otherwise
Planning and Zoning Commission
December 21, 2017 — Formal Meeting
Page 6 of 8
occur in the sensitive areas into smaller pockets. There are series of criteria a planned
development must meet that are outlined in the staff report, and staff feels those are generally
met in this proposal. The proposed plan also respects the sensitive area on the site and adheres
to required buffers with the exception of a few locations where they are requesting buffer
averaging, which means they would increase the wetland buffer in certain areas where it is more
crucial and reduce the buffer area in other areas. In no place would the buffer be less than 50
foot. Additionally the grading of steep slopes is minimal and there is no encroachment into the
protected slopes.
Miklo stated there is some information Staff has not yet reviewed with the application, the
wetland delineation information from the Corp, stormwater management has not been addressed
yet, and the necessary plat will also need to be reviewed by the Commission.
Staff recommends deferral of this application pending resolution of deficiencies noted in the Staff
Report.
Parsons asked about the 100 foot gas pipeline that cuts through the property. Miklo showed the
easement for the gas pipeline that crosses the property and the development will not encroach
into that at all.
Hensch asked if the applicant is able to receive Tax Increment Financing for this project if there
are affordable housing implications. Hektoen replied that yes, affordable housing would be
required.
Dyer asked about removal of trees. Miklo stated the applicant is proposing to remove about 25%
of the woodlands, they are required to preserve 50% and they are preserving 75%.
Freerks opened the public hearing.
Sam Ray (HBK Engineering) is representing the applicant and came forward to answer any
questions.
Hensch asked about the senior housing area. Ray said the intent is for it to be independent
living apartments.
Dyer asked if the intent is to develop all five lots at once. Ray said that was correct.
Freerks asked if there were tenants for lot one, the office area. Ray said currently they have not
figured that out.
Joe Murphy (Iowa City) questioned the Tanglewood Street/Ventura Avenue area and if there
would be street access to that area from this new development. Miklo replied there would not.
Murphy said he supported the proposal.
Curt Moore (Dubuque Street north) stated he is in favor of this proposal and it should be
expedited as it should have been done 20 years ago. Linder Road is a terrible road to handle all
the traffic.
Paul Ellis (Caroline Avenue) feels overall it is a fantastic plan his concern is lot one being a
commercial lot and adding commercial traffic to Prairie Du Chien. As of the last DOT survey,
Planning and Zoning Commission
December 21, 2017 — Formal Meeting
Page 7 of 8
Prairie Du Chien already handles over 2500 cars per day. All the other properties along Prairie
Du Chien are residential and it should all remain residential. A Commissioner responded that it
the goal was to not put housing adjacent to Interstate 80 because of the health effects of high
noise levels and fumes.
Mark Nelson noted he has a vested interest in the senior living part of this development and is
unsure what the deferral will mean with regards to a time table. Freerks noted that a deferral this
evening would not set back the timeline any further because the plat for the area also needs to
be approved and the applicant has not yet submitted the plat. Hetkoen noted that giving a
definite timeline is difficult because there are quite a few factors including if a Tax Increment
Financing situation arises.
Freerks closed the public hearing.
Hensch moved to defer until January 4, 2018, the request to a rezoning of approximately
53.29 acres from High Density Single Family Residential (RS-12) zone to Planned
Development Overlay/High Density Single Family Residential (OPD/RS-12) for
approximately 50.11 acres and Commercial Office (CO -1) zone for approximately 3.18
acres, located south of 1-80 west of Prairie Du Chien Road.
Parsons seconded the motion.
Freerks noted this will be a fabulous addition to the community once all the details are taken care
of. It is nice to see how much green space will be retained.
Signs asked if Staff could get data on the Prairie Du Chien traffic and how this development may
impact it.
Parsons asked about the landscaping buffer noted on the plan and asked if they can see
specifics on that due to disappointing landscaping results in the past.
A vote was taken and the motion passed 6-0.
CONSIDERATION OF MEETING MINUTES: DECEMBER 7. 2017
Hencsh moved to approve the meeting minutes of December 7, 2017 with edits.
Parsons seconded the motion.
A vote was taken and the motion passed 6-0.
PLANNING AND ZONING INFORMATION:
None.
ADJOURNMENT:
Parsons moved to adjourn.
Signs seconded.
A vote was taken and motion carried 6-0.
z
O
� Q
�O
OU
Uw
Z W I,
Z z N
NQ
0
xs z
U WF
z F
z Q
z
J
IL
CM N
x
x
x
O
x
x
x
C.4xoxxxxx
0
X
x
x
x
x
x
T
o
XXXXXXX
a
N
o
X
X
X
X
X
X
X
N
X
X
X
X
X
X
X
T
a-
X
X
X
X
0
X
X
X
0
x
x
x
x
x
co
Qxxxxxxo
0
N
X
X
X
X
X
X
X
r
°xxxxxxx
N
X
X
X
O
X
X
X
CD
xxoxxxx
XXXXXXX
ao
O
X
X
X
X
X
X
N
N
X
X
X
X
X
X
X
0
I
X
X
X
O
XXX
J
Y
w
p
a
w
�
z
a
a
N
Y
Q
2
o
cl
W
COF
co
O
W
W
z
0'
z
z
W
DLL22dcoF
a
U)
U
w E
A N
�)m
u-0Qo
d Q 11 z
u u w u
XOO
}
w
Y