HomeMy WebLinkAbout04-19-2018 Planning and Zoning CommissionIc
Iowa City
Planning & Zoning Commission
Informal Meeting
Monday, April 16, 2018 - 5:15 PM
Helling Conference Room r
City Hall
Formal Meeting a
Thursday, April 19, 2018 - 7:00 PM "-
Emma Harvat Hall
City Hall
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PLANNING AND ZONING COMMISSION
Monday, April 16, 2018 Thursday, April 19, 2018
Informal Meeting - 5:15 PM Formal Meeting — 7:00 PM
Helling Conference Room Emma Harvat Hall
Iowa City City Hall Iowa City City Hall
410 E. Washington Street 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 application, submitted by North Dubuque, LLC for a
rezoning of approximately 73.15 acres of land from Interim Development - Low Density Single -
Family (ID-RS) zone, Low Density Single -Family (RS-5) zone, and Planned Development
Overlay / High Density Single -Family Residential (OPD/RS-12) zone to Planned Development
Overlay / High Density Single -Family Residential (OPD/RS-12) zone for approx. 50 acres of
property and Planned Development Overlay / Highway Commercial (OPD/CH-1) zone for
approx. 23 acres of property. The applicant is also requesting approval of the preliminary plat of
Forest View, a 73.15-acre subdivision, located north of Foster Road, south of 1-80, west of N.
Dubuque Street, east of Mackinaw Drive. (REZ18-00013/SUB18-00006)
E. Rezoning Items
Discussion of an application submitted by Cardinal Pointe West, LLC for a rezoning of
approximately 7.84 acres from Interim Development Research Development Park (IDRP)
zone to Planned Development Overlay/Low Density Multifamily (OPD/RM-12) zone for the
property located west of Camp Cardinal Boulevard and east of Deer Creek Road. (REZ17-
00015)
Discussion of an application submitted by 100-500 LLC, for a rezoning of approximately
3.41 acres from High Density Multi -Family Residential (RM-44) zone to Riverfront
Crossings — South Downtown Subdistrict (RFC -SD) zone located at 12 E. Court Street.
(REZ18-00014)
F. Consideration of Meeting Minutes: March 12, March 15, April 2, and April 5, 2018
G. Planning & Zoning Information
H. Adjournment
If you will need disability -related accommodations to participate in this meeting, please contact Bob Milko, Urban
Planning, at 319-3565240 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: May 3 / May 17 / June 7
Informal: Scheduled as needed.
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�� MEMORANDUM
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Date: April 13, 2018
To: Planning and Zoning Commission
From: Tracy Hightshoe, Director, Department of Neighborhood and Development Services
Re: REZ1 8-00013/SUB1 8-0006 Forest View
Staff is currently reviewing a Planned Development Overlay rezoning and preliminary plat for
Forest View. The Planning and Zoning Commission generally does not consider incomplete
applications or applications with more than 6 deficiencies or discrepancies, however in this
case, the applicant and staff would like to receive the Commission's initial comments on
fundamental design questions raised by this application. Therefore, we are submitting a draft
staff report for Commission and public review, with the goal of providing staff and the applicant
with direction prior to approval of a complete plan.
To: Planning and Zoning Commission
Item: REZ18-00013
Forest View/SUB18-00006
GENERAL INFORMATION:
STAFF REPORT
Date: April 19, 2018
Applicant: North Dubuque LLC
130 East 3r0 Street
Suite 400
Des Moines, IA 50309
�my(a�blackbirdinvest. com
Contact:
Property Owners:
Forest View Tenants Association
1205 Laura Drive
Lot #63
Iowa City, IA
anal izbeth@gmaiI-com
Brian Boelk
509 S. Gilbert St.
Iowa City, IA 52240
319-338-7557
bboelk@hbkengineering.com
North Dubuque LLC
Requested Action:
Preliminary plat and rezone 73.15 acres
from ID-RS, OPD/RS-12, and RS-5 to OPD/CH-1
(23.87 acres estimate)
from ID-RS, OPD/RS-12, and RM-12 to OPD/RS-12
(50.31 acres estimate)
Purpose:
To allow for development of a mix of CH-1 and CNA
commercial uses, mainly along N. Dubuque Street and
1-80 and a mix of single-family and multi -family
residential development south and west of the
proposed Forest View Drive, including relocation of
the Forest View Mobile Home Park.
Location:
South of 1-80 west of North Dubuque Street and
North of Foster Road.
Size:
73.15 acres
Existing Land Use and Zoning:
Undeveloped, ID-RS, RM-12, OPD/RS-12, RS-5
Surrounding Land Use and Zoning: North: Interstate 80
South: Residential, OPD/RS-5, RS-5, RM-20, RS-
12, RM-12, OPD-5.
East: Residential, RS-12
Comprehensive Plan:
Neighborhood Open Space District:
File Date:
45 Day Limitation Period:
BACKGROUND INFORMATION:
West: Undeveloped and residential, OPD/RS-5
North District Plan - Low to Medium Mixed
Residential and Multi -Family (8-13 dwelling units per
acre) and Highway/Neighborhood Commercial.
Foster Road
March 20, 2018
Application remains incomplete
The applicant, North Dubuque LLC and Forest View Tenants Association, has requested a rezoning
of 50.31 acres from ID-RS, OPD/RS-12, and RM-12 to OPD/RS-12; and 23.87 acres from ID-RS,
OPD/RS-12, and RS-5 to OPD/CH-1 for an area located south of 1-80, west of N. Dubuque Street,
and north of Foster Road. The applicant is applying for a Planned Development Overlay with a
Sensitive Areas Development Plan in order to allow a mix of CH-1 and CN-1 commercial uses with
frontage or proximity on 1-80 and North Dubuque Street and to allow the clustering of residential
density to avoid disturbance of sensitive features including wetlands, woodlands, and slopes within
the residential portion of the subdivision and to allow for disturbance of altered protected slopes and
wetlands in the commercial portion of the subdivision. In order to develop this area, Forest View
Drive would be constructed, beginning at North Dubuque Street (north of Laura Drive) and
extending west to intersect with an extension of Algonquin Drive.
The applicant has submitted a planned development and preliminary plat to accommodate a
relocated manufactured housing site along Algonquin Drive and 8 multi -family structures located
south of Forest View Drive (Lots 12-15 and Lot 24). All residential structures are located outside of
the 300-foot highway buffer. A number of sensitive features —protected slopes, wetlands, and
woodlands —are preserved within Outlot C and within conservation easements on Lots 13, 14, and
26. Commercial lots/zones are located primarily along N. Dubuque Street and north of Forest View
Drive, with a small cluster of 3 commercial lots located along the south side of Forest View, directly
north of the Haywood Apartments. An area of woodland preservation is provided in Outlot A
between properties on Knollwood Lane and Lot 1; a wetland located in the ravine east of Laura
Drive is proposed to be filled to allow development of this commercial area and a portion of Forest
View Drive.
In August, 2017, the City Council adopted an amendment to the North District Plan (see attached)
to modify the "future land use map" and add certain housing, transportation, and design goals. The
amendment was intended address several aspects of development:
• Opportunities for commercial development along North Dubuque Street and the Interstate-
80 frontage.
• Potential for a wider a mix of housing types including, multi -family and manufactured
housing.
• Construction of a second means of access to the Peninsula area in order to address the
potential for flooding along a portion of Foster Road.
• Relocation of the residents of the Forest View Mobile Home Park.
• Preservation of the natural aesthetic of the North Dubuque Street as an important
community entrance.
The land use map was adopted to guide development of the area along with the following goals
as described on page 13-14 and attached to this report.
3
The applicant has indicated that they have used the "Good Neighbor Policy" and conducted a
number of neighborhood meetings over the past two years.
ANALYSIS:
Current zoning: The area proposed for residential development currently includes undeveloped
or minimally developed lots zoned Interim Development Single -Family Residential (ID-RS). The
interim development zones are the default zoning to with undeveloped areas are classified until city
services are provided. Upon provision of city services, the City of the property owner may initiate
rezoning consistent with the Comprehensive Plan, as amended. The development area also
includes property that contains the Forest View Mobile Home Park, which is zoned OPD-RS12 and
portions of the Laura Drive right-of-way.
Proposed zoning: The High Density Single -Family Residential (RS-12) zone 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. The zoning code notes that, because this
represents a relatively high density for development, dwellings should be in close proximity to all
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 applicant is also proposing a hybrid commercial zone with the CH-1 as a base zone and
allowing some of those uses permitted in the CN-1 zone in areas south of Forest View Drive. This
was contemplated during the public process for Comprehensive Plan Amendment. The logic for
allowing a blending of the two zones is that the commercial development in this area is attempting
to do three things:
• Address the opportunities of the location adjacent to Interstate 80 by providing hotel,
gas, and opportunity for larger office uses.
• Serve the surrounding residential neighborhood by providing a commercial node that
provides opportunities for basic services designed to be accessible and compatible with
neighboring residential uses (i.e. retail and personal service).
• Provide opportunity for commercial uses along the Dubuque Street frontage that do not
detract from the natural aesthetic of this important community entryway.
A planned development overlay is necessary for the following reasons:
1. To allow the disturbance of certain sensitive features identified on the property (staff is
still reviewing the sensitive areas development plan).
2. To allow the development of manufactured housing. The applicant is proposing to locate
59 manufactured housing units on lots located off Algonquin Drive.
3. To allow density that might otherwise be achieved through conventional development to be
clustered so as to avoid or minimize disturbance to sensitive features —woodlands,
wetlands, slopes, etc. The applicant is proposing to cluster residential density into 8 multi-
family buildings to be located on 5 lots.
4. To allow a hybrid commercial zone that addresses opportunities and needs identified during
the comprehensive plan.
5. To allow certain waivers of the dimensional standards in order to accommodate the
proposed density of development.
The purpose of the planned development overlay (OPD) zone is to permit flexibility in the use and
design of structures and land in situations where conventional development may be inappropriate and
where modification to requirements of the underlying zone will not be contrary to the intent and purpose
of the zoning code, inconsistent with the comprehensive plan, as amended, or harmful to the
surrounding neighborhood. The OPD zone is intended to:
• Provide flexibility in the design, placement and clustering of buildings; mixture of land uses;
use of open space; traffic circulation and parking; and related site and design considerations;
• Encourage the preservation and best use of existing landscape features through
development that is sensitive to the natural features of the surrounding area;
• Promote efficient land use with smaller utility and street networks while maintaining
pedestrian oriented street frontages;
• Encourage and preserve opportunities for energy efficient development;
• Promote an attractive and safe living environment compatible with surrounding residential
developments;
• Provide an alternative method for redeveloping older residential areas; and
• Encourage infill development.
(Code Section: 14-3A-1)
The applicant is seeking waivers from the following zoning standards:
• Minimum lots widths for manufactured housing on lots 19 and 12.
• Minimum building setbacks for manufactured housing units on the north west and
southwest corners of Cole Drive.
• Maximum block lengths along Forest View Drive between Haywood and Algonquin
Drive.
• Maximum building heights for multifamily housing structures throughout the
development.
The dimensional standards may be waived through the OPD process if the City Council
determines that it is not contrary to the public interest. The zoning code provides the following
criteria for evaluating any such request:
• The modification will be in harmony with the purpose and intent of this title and the city
comprehensive plan.
• The modification will generally enhance the proposed planned development and will not have
an adverse impact on its physical, visual or spatial characteristics.
• The modification shall not result in a configuration of lots or a street system that is impractical
or detracts from the appearance of the proposed development.
• The modification will not result in danger to public health, safety or welfare by preventing
access for emergency vehicles, by inhibiting the provision of public services, by depriving
adjoining properties of adequate light and air, or by violating the purposes and intent of this
title or the city's comprehensive plan.
General Planned Development Approval Criteria
Application for Planned Development rezonings are reviewed for compliance with the following
standards according to Article 14-3A of the Iowa City Zoning Code.
1. The density and design of the Planned Development will be compatible with and/or
complementary to adjacent development in terms of land use, building mass and scale,
relative amount of open space, traffic circulation, and general layout.
Densi -The overall proposed density for the 44.03 net land area proposed is 13 units per
acre, which is the maximum density for IRS-1 2 development. The residential zone is broken
down into three distinct areas:
• Three sinale-family lots (Lot 24, 25, and 26). The lots occupy large lots of .7 acres to
4.22 acres and will have frontage from a cul-de-sac east of Algonquin Road. This
similar to other low density single-family uses located along Foster Road.
5
Lots 16-23 along with Outlot E will serve 59 manufactured housing units (lots 16-22 plus
outlot E and alleys) has a density of approximately 8 units per acre. This density provides
a transition from the low -density single-family neighborhood to the west and the area of
townhome developed along Algonquin, Arch Rock, and Mission Point Roads to the
higher density multi -family to the north and west.
A 30.2-acre area is proposed for multi -family development. Developed lots are all
located south of Forest View Drive outside the 300-foot highway buffer and include 4
lots with 7 buildings. All buildings are clustered around the edge of the large wooded
area that part of Lot 14. In all, 17.53 acres of land are protected in Outlot C and in
preservation easements within lots 13 and 14. In this area 522 housing units are
proposed (a density of 17.28 units per acre).
b. Land uses proposed, general layout, and mass and scale:
• MANUFACTURED HOUSING
The applicant is proposing replacement housing for current Forest View residents. In all,
59 housing units are located along Algonquin Drive, east of Mackinaw Village on Lots 16-
22. Outlot E provides stormwater management for the area. The preserved woodland in
Outlot C provides a buffer between the residential units and the Interstate highway. A
community center/office is located within Outlot C. This use is not allowed within an outlot
and should be platted as its own lot.
The zoning code provides minimum standards specific for manufactured housing as
follows (Section 14-3A-6):
Lot Requirements: The OPD plan must clearly delineate individual lease lots within the
development. Each individual lease lot must meet the dimensional standards of the
underlying base zone, except for variations approved through the planned development
process as set forth in this article. The applicant has requested waivers for setback
reductions at the northwest corner of Lot 18 and southwest corner of Lot 21. The
applicant has indicated that they cannot meet the 15-foot setback in these areas —the
front porch and deck encroaches 2 to 3 feet into the required setback due to the
geometry of the street layout.
The applicant is also requesting a reduction in lot width on the 14 manufactured housing
lots that abut the west property Iine.The Bonus Provisions of the RS-12 zone require a
minimum lot width of 30 feet and minimum lot size of 3,000 feet where vehicular
access/off street parking are restricted to an alley or private rear lane. The majority of
lease lots (45) are served by rear alleys and meet the dimensional and setback
requirements of the RS-12 zone. Along the western edge of the development, lots do not
provide a rear access and so the minimum required lot (lease lot) width is 45 feet and
minimum lot area is 5,000 square feet. The proposal shows that these 14 lease lots
meet the lot area, but have widths of only 35 feet. The dimensional standards for lots
widths are intended, in part, to allow for appropriate separation of curb cuts to allow the
efficient provision of City services such as snow removal and curbside collection of solid
waste/recycling and to allow sufficient space for required trees. Snow plowing/storage
and trash collection may be difficult through this portion of the development given the
density of driveways. Providing the required 45-foot lot width would likely result in the
removal of three lots. Staff had originally suggesting relocating some manufactured
housing lots to the east side of Algonquin, however Lot 23 is now proposed for multi-
family housing. Another alternative is to provide a rear alley in order to have these lots
meet the bonus standards, which would allow lot widths to be reduced to 30 feet and the
lot area to 3,000 square feet. However, there is a desire to preserve the rear portion of
these lots with a line of existing trees as a buffer between the manufactured housing and
the low -density single-family area (Mackinaw Village to the west) and to minimize
parking and storage in the area closest to that neighborhood as parking off the alley
along the west property line may not be viewed as an appropriate transition to the single-
family detached neighborhood to the west.
The proposal meets the following standards outlined in 14-3A-6 Additional approval
criteria for Manufactured Housing Parks:
• A 30-foot (30') setback between any dwelling unit and the edge of the planned
development.
• Twenty feet (20') of building separation between manufactured housing units must
be provided, except with respect to manufactured housing units parked end to end.
End to end separation must be at least fifteen feet (15').
• Hard surfaced off-street parking spaces (9' x 18') shall be provided at the rate of two
parking spaces per unit. At least one off-street parking space shall be located on
each manufactured housing lease lot. The other required parking space may be
located in a common parking area with convenient access to the manufactured
housing unit.
• Parking spaces may not be located in the front setback or within ten feet (10') of an
adjacent manufactured housing unit. All units served by alleys meet this standard.
Narrower lots must meet this standard unless a waiver is requested by the applicant
and approved by City Council.
All manufactured housing units will be served by City Water and Sewer.
• MULTI -FAMILY
Multi -family housing is proposed on five lots (Lots 12-15 and lot 23) in 8 multi -family
buildings ranging from 3 to 5 stories. The applicant has not submitted elevations/designs
for proposed buildings, though examples are provided to indicate the design quality and
character of the buildings being contemplated. Elevations are normally part of an OPD
plan review, however, the proposed development will occur in phases over time and
buyers/tenants for the multi -family and commercial uses are undetermined at this time.
The applicant is therefore requesting that multi -family buildings be subject to multi -family
standards in addition to the following:
• Substantial compliance with the conceptual plan submitted, with regard to maximum
density per lot, bedroom make-up of units, building placement, setbacks, location and
size of surface parking areas and drives.
• All building must be constructed of quality building materials (see attached list).
• Building height, unit density, and number of 3-bedroom units should not exceed what
is approved in the OPD plan.
• Final site plans must meet all other zoning code standards unless a specific waiver
has been approved through this OPD rezoning.
Lot 12
Lot 12 is a 2.12-acre lot on which a 4-story' multi -family building is proposed with a total
of 60 units (49 studio and one -bedroom units and 11 two -bedroom units). The applicant
has shown a parking calculation of 64 required spaces. The zoning code (see table 5-A2
in the off-street parking standards) requires 71 spaces. Only 33 spaces are shown on
zoning exhibit. The parking area is shown with a connection to the adjacent commercial
lot (Lot 11). Required parking must be on the same lot in the same zone. Residential and
commerciai lots should not be connected by driveways unless it is necessary for access
to a lot. Pedestrians connections between the residential and commercial lots should be
provided from the public sidewalk. Commercial parking areas are required to provide a
10-foot setback from adjacent residential property must be setback from adjacent
residential zone with S2 or S3 screening.
*The zoning exhibit shows this as a 6-story building tables show a 4-story building —need
clarification.
Lot 13
The Preliminary Plat indicates Lot 13 as a 4.76 acre* site with 1.11 acres set aside for
preservation of sensitive features. The applicant proposes a 4-story building with 75
dwelling units (30 one -bedrooms, 28 two -bedrooms, and 17 three -bedrooms) requiring
120 parking spaces. The proposal shows two floors of underground parking providing 63
underground spaces and 77 surface spaces for a total of 140 spaces. The Fire Department
has noted that fire access may be an issue due to the height of the building. Fire access
to the rear of the building may be required.
*The table that accompanies the zoning exhibit indicates a 3.80 acre lot —need
clarification.
Lot 14
Lot 14 is platted as a 13.72 acre lot with an 8.62-acre preservation area for protection of
sensitive areas (slopes, woodlands, and wetlands). Buildings proposed are 3,4, and 5-
story with the tallest building located to the rear of the site for independent living. The
applicant proposes to market this lot for senior housing with a mix of independent living
and assisted living. The zoning exhibit shows 3 multi -family buildings with 208 units (60
nursing rehabilitation; 70 assisted living; and 78 independent living. Staff does not have
sufficient information to calculate parking, but based on one -bedroom units the 140
parking spaces provided would meet the requirement for all residents plus 7 staff. The
zoning exhibit shows 198 spaces. Fire access to the rear of the buildings may be required.
Lot 15
This 3.16 acre is shown with two 5-story buildings with a total of 148 units (100 studio
and 1-bedrooms; 22 two -bedroom; and 23 three -bedroom units). The parking
requirement would be 190 spaces; 298 are provided mostly underground. A small
parking area is shown in front of the building. This is not allowed by code; however, a
waiver could be made for a small amount of non -required parking if enhanced screening
is provided along the street as a condition of OPD. On street parking will be allowed on
Forest View Drive. It may make sense to provide a horse shoe drive for this parking.
Again, fire access may be an issue along the back side of the building.
Lot 23
This is 1.37 acre site is show with a 4 story 24-unit multi -family building with all three -
bedroom units. The minimum parking requirement is 48 spaces. Parking is provided
underground and in a rear surface lot.
Lots 24,25, and 26 provide three single-family lots that occupying a total of 5.54 acres
with 2.07 acres set aside in conservation easement on Lot 26. These lots, two of which
were previously non -conforming with regard to frontage and access will become
conforming single-family lots. All are provided access and frontage off a cul-de-sac. Lots
may need to be re -addressed for Cole Drive.
c. The development will not overburden existing streets and utilities.
Staff is waiting to receive a traffic study for the intersection of North Dubuque Street and
Foster Road. Staff has not completed review of stormwater plan.
d. The development will not adversely affect views, light and air, property values and
privacy of neighboring properties any more than would a conventional
development.
With the exception of development proposed on lot 23, the proposed multi -family
structures are located on lots that are some distance from the predominantly single-family
area that is Mackinaw Village. All the single-family structures are taller than buildings that
would ordinarily be allowed in the RS-12 zone. Most are clustered along the northern
portion of the site, on the south side of Forest View Drive and a large area of woodland
separates these uses from existing multi -family and townhome development to the south
on Foster Road and Algonquin Road.
e. The combination of land uses and building types and any variation from the
underlying zoning requirements or from City standards will be in the public interest,
in harmony with the purpose of the zoning code and with other building regulations
of the City.
While the proposed density is much higher than what would ordinarily exist in the RS-12
zone, the proposed planned development helps to achieve two important public
purposes:
• Construction of secondary access from the Peninsula area. The extension of
Algonquin Road and Forest View Drive will provide alternative access during severe
flooding when a portion of Foster Road is impassible. As noted in the resolution for
the Comprehensive Plan amendment, more than 500 new homes have been
constructed in the area since the North District Plan was originally adopted.
Relocation of residents from the Forest View Mobile Home Park-59 new
manufactured housing units will be established on lease lots, the majority of which
meet the RS-12 standards. These housing units will be established along city streets
with sidewalks, city sewer and water, and other services as a part of the larger
neighborhood. Current Forest View residents who are not provided manufactured
housing will have the option to rent/purchase condominiums in other multi -family
structures within the development.
• COMMERCIAL DEVELOPMENT
The OPD process allows for a mix of commercial uses that might not ordinarily be allowed
in any individual commercial zone.
Through the planned development process the applicant is proposing a hybrid
commercial zone, with the CH-1 as a base zone and allowing some of those uses
permitted in the CN-1 zone. This was contemplated during the public process for
Comprehensive Plan Amendment. The logic for allowing a blending of the two zones is
that the commercial development in this area is attempting to do three things:
2. Address the opportunities of the location adjacent to Interstate 80 by providing
hotel, gas, and opportunity for larger office uses.
3. Serve the surrounding residential neighborhood by providing a commercial node
that provides opportunities for basic services designed to be accessible and
compatible with neighboring residential uses (i.e. retail and personal service).
4. Provide opportunity for commercial uses along the Dubuque Street frontage that
do not detract from the natural aesthetic of this important community entryway.
The proposed plan shows a number of commercial lots and potential uses along the
Interstate and N. Dubuque Street that serve travelers along 1-80 and commuters on
Dubuque Street—hotel/motel, gas station convenience store, restaurants (with potential
for drive -through facilities) and office buildings. Additional, small scale commercial uses
that also provide for the needs of the surrounding neighborhood —retail, office, and
personal service uses are indicated on Lots 4 and 9-11.
Properties north of Forest View Drive and west of the gas easement (lots 5-8) are
limited to those uses allowed in the CH-1 to take advantage of the visibility along the
interstate. Allowed uses include the following:
• Hotel/Motel
• Restaurants
• Quick Vehicle Service (e.g. gas station)
• Vehicle Repair
• Commercial Recreational (indoor and outdoor)
• Drinking Establishments
• Daycare
• Surface Passenger uses
• Sales oriented and alcohol sales oriented retail uses are limited to
convenience stores associated with quick vehicle servicing uses.
During the discussion for the comprehensive plan amendment, City Council
expressed concern about creating a large amount of retail as part of this
development as it would potentially compete with existing shopping areas located
more centrally within the community. Commercial retail uses are not permitted in this
area.
All parking and vehicle activities for the lots with frontage on 1-80 are directed toward
the interstate, as shown in the exhibits (Lots 5-8) and screened from Forest View
Drive primarily by buildings or by landscaping in those areas where parking is shown
along the sides of buildings. Commercial development on these lots may serve as a
buffer between the residential uses on the south side of Forest View Drive and heavy
traffic on 1-80.
All commercial buildings should also address Forest View Drive providing an
attractive streetscape and entry corridor to the residential neighborhood to the west
and to separate vehicle uses (e.g. parking and loading) from residential and
pedestrian areas. The concept plan shows street facing building entrances along
Forest View Drive with pedestrian access from the public sidewalk. Signage and
lighting along the southern face of these buildings should comply with CN-1
standards (see below). Given the proximity of these buildings to the proposed
residential development, large commercial buildings (those with building lengths of
100 feet or greater) should be subject to the standards for Large Retail Uses (14-20-
6K), which call for details and features that provide visual interest, reduce the
perception of the mass of the building, provide attractive entrance features and
quality materials.
These location and screening standards as well as requirements for quality building
materials and signage standards would be required through a conditional zoning
agreement.
Properties and uses located south of Forest View Drive (Lots 9-11) should comply
with aii CN-1 standards except the maximum parking standard. These standards are
intended to provide a unified grouping of small scale retail sales and personal service
uses in a neighborhood shopping area; encourage neighborhood shopping areas
10
that are conveniently located and that primarily serve nearby residential
neighborhoods; promote pedestrian -oriented development at an intensity level that is
compatible with surrounding residential areas; and promote principles of site design,
building articulation, scale and proportion that are typical of traditional main street
design.
The CN-1 standards limit the size of commercial uses to promote smaller,
neighborhood serving businesses that complement nearby residential areas.
Uses allowed in the CN-1 include, retail, restaurants, drinking establishments,
personal service oriented retail, daycare, commercial recreational, and general
animal related services.
The CN-1 zone limits off-street parking and places it to the rear of buildings with
no more than thirty five percent (35%) of the street frontage of a lot being
comprised of off street parking spaces, drives, and aisles located in front of a
building. Along with the limits on square footage, the limits on off-street parking
are intended to ensure that these areas support uses that are primarily
neighborhood -serving and encourage clusters of uses that complement each
other and provide pedestrian oriented design.
In the CN-1 zone, the number of parking spaces provided may not exceed one
hundred ten percent (110%) of the number of parking spaces required. Given the
somewhat remote location of this shopping area, it seems appropriate to allow
some additional parking, however other standards intended to promote a
pedestrian friendly, neighborhood center should be met. Buildings should front
the street with street facing entrances accessible from the sidewalk. Buildings
should comprise 65% (minimum) of street frontage. In this context, a shared
parking area to the rear of commercial buildings is appropriate in order to create
the unified commercial node that that makes the most of the parking and
provides cross connectivity between buildings to encourage customers to visit
more than one business.
Properties that front on Dubuque Street (Lots 1-4) would allow a mix of both CH-1
and CN-1 uses: Motellhotel, office, gas station /convenience, as well as retail or
personal service uses, though retail uses should be limited in scale/size with what is
allowed in the CN-1 zone. These properties will be held to somewhat higher design
and site development standards as discussed at the time of the amendment to the
Comprehensive Plan in order to preserve the scenic character of North Dubuque
Street; minimize views of parking and vehicle use areas as well as light, noise, and
other disturbances to residents of Laura Drive and Knollwood Lane. During the
comprehensive plan discussions, the applicant indicated that buildings would be of
higher quality and architectural design, including materials that reflect the natural
elements of the surrounding natural area. Considerable emphasis should be on
minimizing views of buildings, and parking/vehicle areas, including limits on signage
and lighting, and increases screening standards along the North Dubuque Street
frontage.
As discussed with the Comprehensive Plan amendment, the commercial areas will be
subject to a CZA that addresses landscaping, signage, lighting, and building materials
and design. At the time of the amendment, the applicant proposed the following:
"Forest View development will have uniform design guidelines that apply to every lot and every structure.
The guidelines will be incorporated into the CZA and will include landscaping standards, building material
standards, and building articulation standards. Below are examples of language that may be used in the
CZA for landscaping and building material standards:
11
Landscaping Standards
i. Stormwater facilities shall be designed as an integral part of the landscaping plan.
ii. Building and parking area placement and provision of open space shall take into account and
respond sensitively to the topography and environmental features on the site to the extent possible
and as required according to the approved sensitive areas plan.
iii. Parking areas, loading ramps, utility areas, and similar vehicular use areas shall be effectively
screened from public view. Screening shall be accomplished through the design incorporation of
landscaping such as planting screens using both deciduous and evergreen tree and shrub species,
the combination of which have year-round effectiveness; topography such as the natural or
manmade grade differences; structural additions such as permanent walls; or other equally
permanent and effective screening methods may be used providing, however, the net result shall
be complementary to the central landscape theme as well as effectively accomplishing the
concealment of the area in question.
Building Materials
Building facades shall be predominantly constructed of high quality exterior building materials,
including window systems, brick masonry, stone, stucco, colored and burnished concrete masonry
units, architectural pre -cast panels, and architectural metal panels. Concrete panels with a veneer
of brick or masonry may be approved provided the material gives the appearance of one or more of
the high -quality building materials listed above. Predominately is defined as at least 75 percent of
the exterior of the entire building, but not necessarily of each building wall. Use of high quality
materials should be concentrated along building walls are visible from public streets and public
areas or that contain public entrances.
Other lower quality or less durable exterior building materials, such as smooth -faced concrete
block, unadorned tilt -up concrete panels, and EIFS do not qualify as quality building materials and
should be limited. In no case shall EIFS be used within the first 8 feet above grade. Lower quality
metal siding, such as that used for metal pole buildings, is not allowed.
Material and color changes should generally occur at a change of plane and at an inside corner.
Material or color changes at the outside corners of structures that give the impression of veneer or
artificiality of the material are not allowed.
Landscaping:
The applicant has provided a list of tree species to be planted along streets and within and
around parking areas. This list is being reviewed by the City Forester. In order to provide a
cohesive commercial streetscape and attractive entryway to the residential neighborhood, the
applicant should provide a pallet of shrubs , low trees, and native grasses that will serve to
establish a consistent S2 screening plan for all commercial properties fronting on Forest View
Drive with a separate plans for landscaping along the Dubuque Street and 1-80 frontages.
Because the development surrounds a large area of open woodlands, all plantings, for the
development should be checked against the Bur Oak Land Trust invasive species list so as to
ensure that no invasive species are included. https:/Iwww.buroakiandtrust.orq/wp-
content/uploads/2015/07/Johnson-County-Recommended-Planting-ListModified. pdf
S2 landscaping is required wherever parking or vehicle use areas are visible from Forest View
Drive. Along the parking perimeter that faces 1-80, including portions of the off -ramp, where
parking areas are at a higher elevation that the adjacent road, it may be more appropriate to
provide a plan for a variety of deciduous shade trees and evergreen trees and tall shrubs that
serve as an enhancement to entrance to the North Dubuque Street corridor. On portions of lot 5
and 6, some S2 screening may still be appropriate.
It appears that bio-retention cells or swales are proposed in various areas of the overall
development, including the residential areas. The applicant should address how these areas will
contribute to the overall landscaping plan for the development as well as how they will be
maintained.
12
Sign standards:
• Exit Ramp and 1-80 frontage east of Haywood Drive extended (Lot 5-7):
Limit to standards of CC-2, CI-1 and CH-1 zones.
Exception from standards and location restrictions: No free standing signs taller than 25ft
(no 65ft highway signs). Limit free standing signs to ramp and 1-80 frontage only. Non -
building signs along the Forest View frontage limited to monument signs only.
• Exit Ramp and 1-80 frontage west of Haywood Drive extended (Lot 8):
Limit to standards of CO-1, CN-1 and MU zones. This means no free standing signs.
• Signs along the Forest View Drive frontage (Lots 9-11) should meet the CO-1, CN-1, MU
standards.
• Dubuque Street frontage properties south of Haywood Drive extended (Lots 1-4):
Limit to standards of CO-1, CN-1 and MU zones. This means no free standing signs.
Exception from standards: Allow a Quick Servicing Vehicle Use electronic changeable
copy for gas pricing only. No signs should be oriented along/face toward North Dubuque
Street
• General Restrictions for entire commercial area:
Prohibit cabinet signs where the entire face of the cabinet is illuminated. This should
apply to both facia and monument signs.
Prohibit all electronic changeable copy except for Time & Temperature signs and gas
pricing signs for Quick Vehicle Serving Uses.
• To avoid sign pollution and to present a uniform and attractive entrance to the residential
neighborhood, the applicant should propose a standard design for monument signs —
materials, colors, etc. —that meets the CO-1, CN-1, MU zone standard. This monument
sign will be used for all development desiring such signage along Forest View Drive in
accord with the sign spacing and location standards.
Staff continues to review the Sensitive Areas Plan for the site. The applicant is proposing to fill a
wetland
Streets:
A portion of Forest View Drive, from N. Dubuque Street to Algonquin Lane, is designed as a
collector street: a 66-foot ROW with a street width of 28 feet. A 5-foot sidewalk is shown on one
side and a 10-foot multiuse trail on the other. A trail connection to the Iowa River Trail and
pedestrian bridge is shown on the west side of Dubuque Street between the intersection of North
Dubuque and the 1-80 off -ramp.
Haywood Drive, Cole Drive, and Cole Lane are platted as a 50-foot right-of-way with a 26-foot
paved street and 4-foot sidewalks on either side. Cole Lane is a one -block east -west street
connecting Algonquin Road to Cole Drive through the center of the manufactured housing area.
The proposed street ends one half block from a built section of Flint Drive, which is stubbed (street
and utilities) to the property line of the Mackinaw Village subdivision. According to the subdivision
standards, the public street should continue through the proposed subdivision:
Section 15-3-2A
2. All streets, sidewalks, and trails should connect to other streets, sidewalks, and trails within the
development, and to the property line to provide for their extension to adjacent properties. Each
subdivision must contribute to the larger interconnected street pattern of the city to ensure street
connectivity between neighborhoods, multiple travel routes resulting in the diffusion and distribution
of traffic, efficient routes for public and emergency services, and to provide direct and continuous
vehicular and pedestrian travel routes to neighborhood destinations.
3. The road system shall be designed to permit the safe, efficient, and orderly movement of vehicular
and pedestrian traffic; to meet the needs of the present and future population served; to have a
13
simple and logical pattern and allow that pattern to continue through adjacent properties; and to
respect natural features and topography.
The applicant is seeking a modification of the requirement for street connectivity in order to provide
an additional manufactured housing lot and what they believe to be a better transition between the
low density single-family neighborhood and the higher density RS-12 neighborhood to the east.
Upon recommendation of the planning and zoning commission or on its own motion, the city council
may vary, modify or waive the requirements of chapter 3, "Design Standards And Required
Improvements", of this title, provided one of the following qualifying circumstances are met:
a. If the subdivider can demonstrate that strict compliance with the requirements of chapter 3 of
this title would result in extraordinary hardship because of excessive costs due to nonself-
inflicted conditions; and if the subdivider can demonstrate that strict compliance with the
requirements of chapter 3 of this title would conflict with the objectives of these subdivision
regulations; or
b. If a subdivider can demonstrate that strict compliance with the requirements of chapter 3 of this
title would result in subdivision design that would compromise public health or safety, or could
result in the substantial degradation of natural features even after appiication of appropriate
provisions of title 14, chapter 5, article I, "Sensitive Lands And Features", of this code.
City council may act to vary, modify or waive a requirement only if it finds that the public safety and
interest is protected and that such variance, modification, or waiver will not hinder development of
neighboring properties and that the variance, modification or waiver will not nullify the intent or
purposes of this title or of other titles of this code. (15-1-5A)
Public Open Space
Based on the 50.31 acres proposed for residential rezoning, the applicant must dedicate 2.82 acres
of land or pay fees in lieu of. Fees would be applied to parks within the Foster Road Open Space
District.
Private open space
As noted on the plat and zoning exhibit, open space is principally provided within outlots and
preservation easements.
• Outlot A, preserves and 1.2-area of woodlands between the commercial zone and residential
lots of Knollwood Lane.
• Outlot B, is remnant space left on either side of a new road section connecting to Haywood
Drive. The zoning exhibit notes this as are for future development. The intent is to add this lot
area to contiguous lots (e.g. Haywood property and/or Lot 9).
• Outlot C is labeled as 3.61 acres of preservation easement. A contiguous area to the east,
labelled as 2.77 acres of preservation easement, must either be added to Outlot C or platted
as its own outlot within the residential zone. The Preliminary Plat indicates that this area will
be dedicated for right-of-way. This are should be preserved as part of the sensitive areas
development plan, to preserve woodland to provide a buffer between residential
development and Interstate 80.
• Outlot D is intended to serve as storm water management for the manufactured housing
area.
For all outlots that remain under private ownership, the developer must submit a legally binding
instrument setting forth the procedures to be followed for maintaining the areas and for financing
maintenance costs. Such costs shall be shared by all owners of property located within the
planned development through the use of an owners' association or other entity satisfactory to
the city. Any costs incurred by the city due to failure of this designated entity to meet its
obligations under the provisions of this subsection J2a shall be assessed against, and will
become a lien on all individual properties located within the planned development in favor of the
14
city. (14-3A-4J)
Other areas are preserved within private property associated with Lots 13 (1.11 acres
preserved); Lot 14 (8.62 acres preserved); and Lot 26 (2.07 acres preserved). The subdivision
regulations indicate that where protected features and/or their required buffers are incorporated
into individual lots, they must be included within a recorded conservation easement or protected
by restrictive covenants with the city that are recorded and run with the land.
Comprehensive Plan: The North District Plan was amended in (August 15, 2017) to allow for
development of Low -medium mixed residential and multi -family uses (8-13 dwelling units per
acre) along the western and southern portions of the area, and a mix of Highway and
Neighborhood Commercial uses to the north and east (see attached land use map adopted April
12, 2017). The following goals were also adopted and incorporated into the North District Plan:
Housing Goal: Upon redevelopment of Forest View Mobile Home Park, the
developer/owner should provide relocation assistance to the residents that includes
replacement housing, preferably in the immediate area, advisory service, and moving
expenses. Said relocation assistance must be offered and made available prior to any
demolition of existing homes as part of any first phase of development. A relocation plan
must be made available to residents.
As part of the earlier comprehensive plan amendment the applicants submitted a
relocation plan for the residents of the Forest View neighborhood. That plan is in the
process of being revised to account for the reduction in the number of modular homes
to be built in the Forest View neighborhood and the provision of additional replacement
housing in the multi -family building to the East. The operative provisions of the
relocation plan will be included as terms of the Conditional Zoning Agreement.
Housing Goal: Any development of multifamily residential adjacent to the Mackinaw
Village neighborhood must incorporate design standards, setbacks, woodland buffers,
low-level lighting, and other methods to maintain the livability of the Mackinaw Village
neighborhood.
The current proposal has shifted multi -family development further to the east.
Development adjacent to the Mackinaw Village subdivision is now high -density single
family —manufactured housing. The applicant is proposing to maintain a woodland buffer
along the west property line.
• Commercial and Institutional Use Goal: To preserve the scenic character of the primary
entrance to the city, any development of property along Dubuque Street must adhere to
strict design guidelines imposed through a Conditional Zoning Agreement (CZA). Such
design guidelines will address building fagade and materials, sign placement, setbacks
from the street, screening and tree preservation.
Staff and the applicant have proposed conditions (above) for landscaping, building
materials, and signage to address visibility from Dubuque Street (described above).
• Commercial and Institutional Goal: A buffer of existing trees and vegetation should be
preserved between the Dubuque Street right of way and any development. Woodlands
between Knollwood Lane homes and commercial development should be preserved to
provide a distance and visual buffer. For properties fronting on Dubuque Street, the
percentage of preserved woodlands should exceed the minimum code requirements.
.The proposed planned development maintains a 40-foot woodland buffer between
commercial development and the North Dubuque Street right-of-way. The proposal
preserves 1.28 acres of woodland between Lot 1 (the gas station and convenience store)
15
and the residential properties on Knollwood Lane.
• Transportation Goal: Upon redevelopment of property west of Dubuque Street and south
of Interstate 80, access to Dubuque Street for southbound traffic, north of Foster Road
mad be allowed provided that the access point intersection is designed to accommodate
anticipated traffic volumes from the developing area west of Dubuque Street, south of
Interstate 80.
Staff are waiting to receive a traffic study.
STAFF RECOMMENDATION: Staff recommends deferral of the application to allow opportunity
for various deficiencies and discrepancies to be resolved and to complete review of the
application.
DEFICIENCIES AND DISCREPANCIES:
See various notes above regarding conflicting or missing information included within the report
above.
The applicant has not submitted a U.S. Army Corps of Engineers permit indicating the City may
consider filling a jurisdictional wetland located east of Laura Drive. The applicant submitted an
application to the USACE in early March. This is required with the Sensitive Areas Site Plan.
Staff has not had time to complete review of other aspects of the sensitive areas development plan.
Staff has not completed stormwater review.
The developer must submit evidence of ownership of the property to be developed or a legally binding
executed option agreement for purchasing all of the property.
ATTACHMENTS:
1. Location Map
2. Applicants' statement
3. Request for variations from dimensional standards
4. Preliminary Plat
5. OPD Plan
6. Sensitive Areas exhibit
7. Landscaping (tree) plan
8. Master Plan table
9. Elevations and supplementary renderings
10. Resolution for the Comprehensive Plan amendment (201&0
11. Correspondence
Approved by:
Tracy Hightsl<?ge, Dirdaor,
Department oNeighborhood and Development Services
Proposed subdivision and Planned Development Rezoning area
REZ18-00013/SUB 18-00006
73.15 acres
fy i
Forest View
February 20, 2018
Applicants Statement for Rezoning
The proposed development area ("Project") consists of 8 existing parcels, 3 of which are
adjacent to the southerly 1-80 right-of-way west of N Dubuque Street. The proposed project
proposed to combine and readjust boundary lines via the platting process to create multiple
new parcels consisting of OPD-RS12 and CH-1 rezoning, including multiple outlots and
preservation easements. Additionally, a portion of the existing Laura Drive is proposed to
be adjusted to align with the Forest View Drive roadway alignment and'proposed
commercial Lot 3. Following. standard planning procedures, North Dubuque LLC initially
sought a Comprehensive Plan amendment to reflect changes from:
• Multi -Family Residential to Highway/Neighborhood Commercial
• Single-Family/Duplex Residential to Multi -Family Residential
• Single-Family/Duplex Residential to Low -Medium Mixed Residential
• Residential Conservation Design to Low -Medium Mixed Residential
• From Large Lot/Rural Residential to Highway/Neighborhood orn erpl ��
This Comprehensive Plan amendment was approved on June Td, 201% prti es .
amend the Comprehensive Plan occurred over two years and included A*al roeti ,'s
with neighboring residents and subdivisions, door-to-door inventory of cu
4 residents to
communicate proposed changes with a bilingual translator; presentations t�City Staff and
City Council members, Planning and Zoning Commissioners, and local environmental and
human rights organizations.
This rezoning request is also in accordance with the current North District Plan, which shows
the anticipated uses for the property as Multi -Family Residential, Low -Medium Mixed
Residential, and Highway/Neighborhood Commercial. The plan being proposed will
incorporate a mix of uses, such as Office/Commercial, Highway/Neighborhood Commercial,
Open Space and a mix of Residential. The proposed plan will focus heavily on land
conservation and will provide secondary road access to the neighborhoods to the west,
including the Mackinaw and the Peninsula neighborhoods. The following statement provides
information regarding a rezoning of Residential areas to provide easier analysis.
Residentier Areas
The proposed Forest View development encompasses 73.15 Acres and North Dubuque,
LLC is proposing to rezone 48.10 acres to OPD RS-12, with the majority of that currently
zoned as ID-RS and a small portion remaining in OPD/RS-12.(see map for reference). In an
effort to preserve the numerous existing sensitive slopes, woodlands, and wetlands present
in the project area, a re-classification to Planned Development Overlay (OPD)-12 zoning is
being requested for all.residential parcels, with RS-12 as the base zone. Rezoning would
cluster the proposed density and allow`for a significant portion for the project area to remain
undisturbed and reserved as preservation.
The west half of the site is currently zoned interim development single-family residential
zone, and this rezoning request proposes a change to low density multi -family residential
zone.
Forest View
February 20, 2018
• This rezoning aligns with the aforementioned amended Comprehensive Plan that
shows low -medium mixed residential and multi -family residential uses.
• This rezoning request is submitted in the Sensitive Areas Development category,
which intends to protect regulated sensitive areas. In this case, there are steep
slopes, wetlands, and forested areas that are protected according to the Iowa City
Sensitive Areas ordinance. Based on the available developable area and to preserve
additional open spaces, Dubuque, LLC proposes developing housing sits higher
density of units. -
• The proposed diversity of housing includes apartments/condos, senior -living
housing, and single-family homes. This mix of housing is not only allowed in the
planned developments but encouraged in Iowa City's Comprehensive Plan's
'Housing' section, which states under its Housing Goals and Strategies (27):
o Encourage a diversity of housing options in all neighborhoods.
■ Ensure a mix of housing types within each neighborhood, to provide
options for households of all types (singles, families, retirees, etc.)
and people of all incomes
• There are homeownership and rental opportunities proposed throughout this site. In
fact, up to twenty percent of the homes will be affordable and -integrated throughout
the development site. This aligns with the City's Comprehensive Plans Housing
Goals and strategies, which states, "Strive to create a healthy balance of rental and
owner -occupied housing in all neighborhoods."
• The proposed residential lots 16-22 include 60 modular homes that will be financed
in a way that reduces barriers for low-income residents to achieve homeownership.
This neighborhood contains a primarily Latin population that is currently housed in
aging mobile home structures. By building new modular homes and working closely
with existingresidents to attain homeownership over a period of time, North
Dubuque, LLC is working toward providing safe and affordable housing to an
ti underserved and often disadvantaged community. Additionally, a community center
4 "dAelter is proposed to supportneighborhood activities and provide a place for
�Rr MC
gathering. This aligns with the overarching goals stated in the City's
N solidated Plan (CITY STEPS)
o To provide decent housing by preserving the affordable housing stock,
�® increasing availability of affordable housing, reducing discriminatory barriers,
increasing the supply of supportive housing for those with special needs, and
transitioning homeless persons and families into housing..
o To provide a suitable living environment through safer, more livable and
accessible neighborhoods, greater integration of loan and moderate income
residents throughout the City, increased housing opportunities, and
reinvestment in aging neighborhoods.
Commercial Areas
Since 2001, this area has seen a significant increase in population. The Peninsula
neighborhood, Elk Run condominiums, and Mackinaw Village have meant an increase of
over 500 new homes. The Peninsula neighborhood was built with tdevr urbanist design
concepts in mind, and thus, has an abundance of open space, a traditional playground
Forest View
February 20, 2018
(Emma Harvat Park), Thomberry Dog Park, a disc golf course, pedestrian access to
Coralville across the Iowa River, and a small commercial component that includes a
restauranttbar, coffee shop, and a handful of commercial offices.
The Forest View development proposes additional commercial components to serve the
surrounding community and beyond. This includes a proposed rezoning resulting in 25.10
acres of CH-1 use. EAsting zoning within these proposed commercial lots consists of ID-
RS, OPD-RS12, and RS-5. This use is intended to contain some or all of the following:
convenience store (w/ market), restaurant, retail, bank, hotel, and commercial office.
These commercial elements will adhere to a CZA that will include design parameters for
appropriate landscape screening of buildings and utilities, etc. Please note, within this CH-1
rezoning, Preservation Easements are to be set to protect existing woodlands and sensitive
areas.
Stormwater Management and Sensitive Areas
This application and plan recognizes and represents the modifications to the
Comprehensive Plan as approved, including the preservation of woodlands, the mitigation of
wetlands, and protection of sensitive areas as a whole. In addition, the agreed upon buffer
during the Amended Comp Plan along N Dubuque Street and south of the southern
commercial lot as permanent preservation of woodlands which will also serve as buffer
between eAsting residential properties and N. Dubuque Street.
A sensitive areas plan is attached, with a summary of the impacts and protection provided to
keep as much of the sensitive areas in tact as possible. Protected woodlands, western
wetlands, and sensitive slopes are proposed to remain protected via Preservation
Easements. Wetlands on the eastern portion (commercial) of the development are to be
mitigated via the use of the credit system and banked wetlands. This mitigation is in
process in collaboration with EarthView Environmental and through USACE and IDNR via
an Individual Permit application and authorization.
Stonmwater will be addressed, for the most part, on each individual lot in a variety of
fashions depending on the lots and surrounding sensitive areas. As depicted in the plan,
such practices will consist of at surface basins, underground storage, and conservation
practices utilizing existing ravines and protected areas. Stormwater calculations have been
included within this application packet.
o
Ufilities
An existing gas pipeline (Magellan) and easement exists across the development, inch
the Development Team has been in continued conversations throughout the designer n
CD
process. With that, the overall layout of the development has worked around such o
easement to minimize the number of crossings and avoid impact as defined in the m m
"
agreement with the pipeline. Sanitary sewer and water main connections are available fn,
more than one location and will serve the development accordingly.
UTILITY
NFRASTRUCT hbk
SOLUTIONS
NS i
i ENGINEERING
List of Requested Variances
Re: Forest View Development February 20, 2018 (original)
Forest View Development March 14, 2018 (resubmitted)
The following variances are to be considered for approval with the Forest View Development rezoning
application:
1. Per City of Iowa City Code for RS-12 intent of zone, portions of this development with the proposed
RS-12 zoning may be considered as multi -family use in terms of building layout. This proposal is due to
the presence of Sensitive Areas and preservation thereof, with the intent to impact less footprint by
combining units and utilizing elevation (stacked levels).
2. Portions of Forest View Drive do not meet the preferred 600' spacing per subdivision code between
public streets; however, private streets or accesses may be located within those
distances. Spacing greater than 600' is again due to the intent to avoid impacts to preservation and
sensitive areas, as well accommodate commercial development. Per City Code, 15-3-4, Layout of
Blocks and Lots:
To provide multiple travel routes within and between neighborhoods, block faces along local and
collector streets should range between three hundred (300) and six hundred feet (600') in length and
for residential subdivisions have a width sufficient to accommodate two (2) tiers of lots. Longer block
faces may be allowed in cases of large lot commercial, industrial, or rural residential development, or
where topography, water features, or existing development prevents shorter block lengths, although
midblock pedestrian connections may be required (see section 15153-3-3 of this chapter). Block faces are
measured from centerline to centerline.
3. The northwest and southwest corner lots (two lots total) of Parcel X do not meet the required 15'
setback as the front porch/deck area encroaches 2'-3' into the setback, resulting in a 12'-13' setback.
This is a result of the geometric layout of the streets and ROW, while still meeting the required lot size
per Code.
4. CH-1 to allow the hybrid zoning as denoted in the Comprehensive Plan amendment.
a. Address the opportunities of the location adjacent to Interstate 80 by providing hotel, gas, retail, and
opportunity for larger office uses.
b. Serve the surrounding residential neighborhood by providing a commercial node that provides basic services
designed to be accessible and compatible with neighboring residential uses.
"It follows then that with the addition of retail and personal service as allowed uses that some of the CN-1 design
standards and scale elements would be required through a conditional zoning agreement. These development
standards (setbacks, pedestrian access, lighting, landscaping, building scale/designs elements) are intended to
preserve or enhance the livability and walkability of the neighborhood. Keep in mind that we are thinking of
future residents as well as those that there are already present on Haywood Drive and Loura Drive."
CHICAGO, IL I OAK BROOK, IL I NORRISTOWN, PA I PHILADELPHIA, PA I IOWACITY, IA I CEDAR RAPIDS, IA I BALTIMORE, MD
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A NET ACREAGE (MINUS ROW AND PRIVATE DRIVES) OF 1&03ACRE3.
ZONE OPI CH-1 HASAN ACREAGE OF I4,24 ACRES.
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ID Area HBK ID Zone Description
Floots(minus
Undergroury
Total Area per Residential Unlis
*ft)
parking)
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Hd191 Urals Studio 1Bedroom
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1
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6210
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1
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6572
1
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1
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2
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5
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79
7A
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91310
2
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18,620
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F2
8
OPD-CH-1 Office Building(B)
11,340
2
0
22,60D
7C
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8
OPD-CH-1 Office Building (A)
9,310
2
0
18,6ti
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16,969
3
0
50,907
60
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4
0
67,876
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5
0
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2
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2
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10,500
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1
42,000
24
0
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Prepared by. Jahn Yapp, Dev. Srvs., 410 E. Wash ftbn st, Iowa City, IA; 319-356.6262 (CPAl M0005)
Resolution No. 17-275
A resolution amending the North District Plan for approximately 70
acres west of Dubuque Street, south of Interstate 80, and north and
east of Mission Point Road and Mackinaw Drive, to modify the land
use map, accept a sensitive areas survey, and add certain housing,
transportation and design goals
Whereas, the North District Plan, tin element of the Iowa City Comprehensive Plan serves as
a land-uss planning guide by illustrating and describing the location of appropriate land uses
throughout in the North District, and provides notification to the public regarding Intended uses of
land; and
Whereas, If circumstances change and/or additional information or factors come to light, a
change to the Comprehensive Plan may be in the public interest; and
Whereas, the North District Plan currently includes a goal to maintain and enhance existing
housing while providing opportunities for new housing development that complements existing
neighborhoods, protects environmentally sensitive areas, and is affordable to people of an
incomes and ages; and
Whereas, the North District Plan states that if the Forest View Mobile Home Park
redevelops in the future, consideration should be given to securing relocation assistance for the
current residents of the park; and
Whereas, since 2001 when the North District Plan was adopted, over 500 new homes have
been constnx ted in the area, the Thomberry Dog Park has been established, commercial and
office uses have been established In the Peninsula Neighborhood, and several infrastructure
improvements have been made Including the Dubuque Street / Interstate 8D Interchange and
the on -going Dubuque Street elevation project; and
Whereas, the proposed land use map includes commercial land uses south west of the
Dubuque Street / Interstate 80 Interchange, and existing transportation node, and mixed
residential and multi -family uses northeast of the Mackinaw Village neighborhood; and
Whereas, the appficent submitted a Sensitive Areas Inventory of its 70 acres which in general
shows anticipated areas of disturbance and preservation; and
Whereas, a new east -west road is reflected on the proposed land use map, and said road will
provide a secondary access to and from the larger Peninsula neighborhood; and
Whereas, because the new land use map contemplates redevelopment of the Forest View
Mobile Home Park, will include a mix of uses, and will impact this busy, scenic entryway to the
City, this amendment adds goals and objectives related to affordable horsing, opportunity for
commercial development, diverse housing and secondary access; and
Whereas, the Planning and Zoning Commission has reviewed this amendment and
determined that circumstances have changed to the extent that an amendment to the
comprehensive plan is warranted.
Now, therefore, be it resolved by the City Council of the City of Iowa City, Iowa, that:
A. The attached land use map dated April 12, 2017 is hereby adopted and incorporated
Into the North District Plan as the land use map guiding development of the area
shown.
a. The attached Sensitive Areas Inventory dated April 5, 2017 is hereby added to the
Resolutlon No. _ r 7_979
Page 2
Plan as an appendix.
C. The following goals are adopted and incorporated into the North District Plan:
a. Housing Goal: Upon redevelopment of Forest View Mobile Home Park, the
developer/owner should provide relocation assistance to the residents that includes
replacement housing, preferably in the immediate area, advisory services and
moving expenses. Said relocation assistance must be offered and made available
prior to any demolition of existing homes as part of any first phase of development.
A relocation plan must be made available to residents.
b. Housing Goal: Any development of multi -family residential adjacent to the
Mackinaw Village neighborhood must incorporate design standards, setbacks,
woodland buffers, low-level lighting, and other methods to maintain the livability of
the Mackinaw Village neighborhood.
c. Commercial and Institutional Uses Goal: To preserve the scenic character of this
Primary entrance to the City, any redevelopment of property along Dubuque St
must adhere to strict design guidelines imposed through a Conditional Zoning
Agreement (CZA). Such design guidelines will address building fagade and
materials, sign placement, setbacks from the street, screening and tree
preservation.
d. Commercial and Institutional uses goal: A buffer of existing trees and vegetation
should be preserved between the Dubuque Street right of way and any
development. Woodlands In between Knollwood Lane homes and commercial
development should be preserved to provide a distance and visual buffer. For
Properties fronting on Dubuque Street, the percentage of preserved woodlands
should exceed minimum lode requirements.
e. Transportation Goal: Upon redevelopment of property crest of Dubuque St and
south of Interstate 80, access to Dubuque Street for south -bound traffic north of
Foster Road may be allowed provided that the access point/ intersection is
designed to accommodate anticipated traffic volumes from the developing area
west of Dubuque St, south of interstate 80.
Passed and approved this L5th dayof Aueust , 2017.
mayor" —
Approved by:
Attes v`iR `in aa, ter -q fz�.
Cellie Fruetiling, Clerk CityAttomey's office ice j ,7
/
Resolution No. 17-275
/ Page 3
It was moved by aims and seconded by. Botchway the
Resolution be adopted, and upon roll call there were:
AYES:
NAYS: ABSENT: ABSTAIN:
B
Botchway
x
Cole
x Dickens
x
Mims
x
Taylor
x
Thomas
x
Throgmorton
Proposed Amendment to the Iowa City Comprehensive Plan
(North district Plan)
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FOREST VIEW
North Dubuque LLC
AWN 12, 2017
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ROMMININILF ImNdhgCt{14A4o
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Sarah Walz
From: Susan boehlje <sichance@outlook.com5.
Sent: Thursday, April 12, 2018 4:30 PM
To: Sarah Walz
Subject: FW: Forest View P & Z hearing 4/19/18
Sent from Mail for Windows 10
From: susan boehlje
Sent: Thursday, April 12, 2018 4:26:26 PM
To: Sarah-watz@iowa-city.org
Subject: Forest View P & Z hearing 4/19/18
Honorable Planning & Zoning Commissioners:
My name is Susan Boehlje and I reside virtually adjacent to the property being considered for rezoning at the above -
named hearing.
I have followed this project from its inception, attending neighborhood meetings, speaking with Steve Long and later
John Yapp, and corresponding with the decision -makers at the previous public hearings. I will be out of town at the time
of the 4/19 hearing.
I have all the same concerns that have been raised previously by your staff. The safety of the intersection between the
planned new road and North Dubuque St. (I understand that a traffic study must be submitted to justify this new
intersection); the impact of the project on the already unenforced and often seriously violated speed limit on Foster
Road; and the effect of the increased density on water and air quality, soil and slope stability and other quality of life
issues generally.
Of particular concern is drainage. I think there should be a drainage analysis given the recent flood history of the
area. Recently in Dubuque a case was reported when a new subdivision was constructed upstream of a large acreage,
and within 3 years a huge chasm caused by improper runoff management bisected the entire acreage. That problem is
apparently not correctible. That problem SHOULD NOT happen as a result of this proposal. I think a 3'" party review of
all drainage plans and city sign -offs will be necessary.
I look forward to other opportunities to follow this project and communicate about its potential problems.
Sincerely,
/s/
Susan Boehlje
1729 Louis Place
Sent from Mail for Windows 10
Sarah Walz
From: Irish, Erin E <erin-irish@uiowa.edu>
Sent: Tuesday, April 10, 2018 1:52 PM
To: Sarah Walz
Subject: N. Dubuque St.
Hi Sarah,
I have been studying the proposed development at North Dubuque Street. It would go a long way to preserving the
beauty of our entry into Iowa City if the gas station were to be moved further west, with its parking lot much closer to
Laura Drive. That way the hillside and its mature trees could stay and make the filling station a little more hidden. I am
sure that from the viewpoint of whoever will be selling fuel they would prefer its current location, but I think the
considerations of the all of us who enjoy the current landscape should count, too.
If there had to be a gas station at all, I would want it to be in area E. But moving Area A a bit to the west, even with the
topographical challenges it would entail, seems reasonable.
Thanks for forwarding this to P&ZI
Erin
r
00.wil.® CITY OF IOWA CITY
MEMORANDUM
Date:
April 19, 2018
To:
Planning and Zoning Commission
From:
Bob Miklo, Senior Planner
Re:
REZ17-00015
This application was deferred from the April 5 meeting. The applicant is preparing alternative
building designs. Two alternative designs are attached. Additional designs will be submitted
before the April 19 Planning and Zoning Commission meeting.
F
E�l
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i, ■
STAFF REPORT
To: Planning and Zoning Commission Prepared by: Bob Miklo and Sylvia Bochner
Item: REZ18-00014 Date: April 19, 2018
GENERAL INFORMATION:
Applicant: 100-500 LLC
PO Box 3047
Iowa City, IA 52244
Contact: Jeff Clark
355 S. Gilbert Street
Iowa City, IA 52240
319-631-1867
jeffmc@yahoo.com
Requested Action:
Purpose:
Location:
Size:
Existing Land Use and Zoning:
Surrounding Land Use and Zoning:
Comprehensive Plan:
Neighborhood Open Space District:
File Date:
Rezone to Riverfront Crossings - South
Downtown Subdistrict
To allow for redevelopment of multi -family
housing
12 E. Court Street
3.41 acres
Multi -family residential, RM-44
North: University building and Public parking
ramp (P-1 and P-2)
South: Johnson County Courthouse and
parking (P-1 and P-2)
East: Voxman Music Building and Multi-
family residential (P-2 and RFC -SD)
West: University building and Multi -family
residential (P-2 and RFC -SD)
Downtown and Riverfront Crossings Master Plan
C7 - Near Southside
March 22, 2018
45 Day Limitation Period: May 6, 2018
4
BACKGROUND INFORMATION:
The applicant, 100-500 LLC, is requesting rezoning from High Density Multi -Family
Residential (RM-44) to Riverfront Crossings —South Downtown District (RFC -SD) for 3.41
acres of property located at 12 E. Court Street. The property currently contains the Pentecrest
Garden apartment complex. The Downtown and Riverfront Crossings Master Plan was
adopted in 2013 as an element of the City's Comprehensive Plan. One of the goals of the
Master Plan was to adopt a form -based zoning code for the Riverfront Crossings District that
would facilitate the redevelopment of properties according to the adopted vision. In 2014, a
form -based zoning code for Riverfront Crossings was adopted.
The subject property is located between Burlington Street and Court Street. As part of the
proposed rezoning, the applicant plans to dedicate right-of-way for Capitol Street to reopen
this street, which was closed as an urban renewal project.
The applicant has indicated that they have chosen not to use the 'Good Neighbor Policy".
ANALYSIS:
Current and Proposed Zoning: The subject area is currently zone High Density Multi -Family
Residential (RM-44), a zone intended for the development of high density, multi -family
dwellings and group living quarters. The maximum height in this zone is 35 feet. The current
development on the subject property is an apartment complex in four buildings, which
contains 96 units.
The proposed zone, Riverfront Crossings —South Downtown District, is intended for high
intensity mixed use development in buildings with active ground floor uses opening onto
pedestrian friendly streetscapes. Buildings in this zone must be designed with facades along
public sidewalks with parking and service areas located behind buildings in rear lot and
midblock locations. This zone allows a variety of uses, including commercial and multi -family
residential uses. The height for buildings in the South Downtown District is 8 stories with the
possibility of 7 additional floors if bonus floors are granted for features that provide public
benefit or further goals and objectives of the Master Plan.
In the Riverfront Crossings zone, projects with residential uses are required to provide 10
square feet of useable open space per bedroom. This open space includes any open air,
outdoor space shared by residents of the building, with a minimum width of 20 feet. Indoor
activity space can count for up to 50% of the open space requirement. The submitted concept
plan does not include information on the number of units or bedrooms in the proposed
buildings, but it will need to comply with this open space requirement. The applicant has
indicated that the open space will be provided in rooftop areas.
The Riverfront Crossings zone requires that residential developments containing more than
10 units must provide affordable housing units equal to or greater than 10% of the total units.
Alternatives to providing the required affordable housing within the development include
payment of a fee to an affordable housing fund, off site affordable housing, or contribution
of land. A signed affordable housing agreement will be required prior to City Council
approval of the rezoning.
3
Compliance with Comprehensive Plan: The Downtown and Riverfront Crossings Master
Plan was adopted in January 2013 as an element of the City's Comprehensive Plan. The
form -based zoning code for Riverfront Crossings is intended to help implement that vision
and contains standards for building and parking placement, streetscape improvements,
building form and design, and landscaping and open space requirements.
The Master Plan specifically addresses the superblock bounded by Burlington Street, Court
Street, Clinton Street, and Madison Street, in which the subject property is located. The
plan calls for the extension of Capitol Street to connect Burlington Street and Court Street.
The plan also states that this area is an appropriate site for student housing, due to its
proximity to campus and the student recreation center. The Master Plan envisioned this
property being combined with others in the area and redevelopment of apartment
buildings surrounding internal courtyards. Because properties within this block have
already redeveloped, the arrangement of buildings around an internal courtyard is no
longer feasible. However, the proposed apartment buildings on either side of the extended
Capitol Street complies with the broader goals of the Master Plan to increase connectivity
and provide student housing close to campus.
Compatibility with neighborhood: The surrounding properties are all zoned either
Riverfront Crossings —South Downtown District or Public (P-1 or P-2). Neighboring
properties include University facilities, such as the Voxman Music Building, the Johnson
County Courthouse, apartment buildings, a gas station, and mixed -use buildings with
commercial on the ground floor and apartments above. In staffs view, the proposed high -
density multifamily residential use will be compatible with both existing and future land
uses in the surrounding neighborhood.
Traffic implications: As a condition of the rezoning the applicant has agreed to dedicate
right-of-way to construct Capitol Street between Burlington Street and Court Street. This
will improve vehicular and pedestrian connectivity in the area and supports a goal of the
Downtown and Riverfront Crossings Master Plan.
The Downtown and Riverfront Crossings Master Plan calls for streetscape enhancements
along Burlington Street to make it a safe pedestrian route to and from campus. The plan
calls for a 15' sidewalk and a 5' furnishing zone, which should contain pedestrian scale
lighting, and landscaping such as trees, tall grasses, bollards and chain to create a buffer
between the street and the pedestrian sidewalk. The landscape features should also be
designed to discourage midblock pedestrian crossing. Given the increased density and
pedestrian activity that will result from this development, staff recommends that
installation of these improvements be a condition of the rezoning.
Concept Plan: The applicant has submitted a concept plan and illustrations of buildings
that are similar in character to what he would like to construct. It should be noted that these
illustrations are not actual designs for this property. The form -based code will require that
the upperfloors be stepped back. Development on this propertywill require building design
approval by the Staff Design Review Committee and City Council. The applicant has
indicated that he will be seeking bonus height for right-of-way dedication.
The concept plans shows Capitol Street as a two-lane street with parallel parking on each
side. It is anticipated that the street will include turn lanes at the intersection with
Burlington Street. There is also the possibility that the street will be designed as a
El
pedestrian street with limited or no access to vehicles. The design of the street will need
to be approved by the City Engineer.
The concept plan illustrates a maximum development foot -print, but the applicant has
indicated that specific building design has not been created. The buildings will include
parking within the buildings. Parking for the western building will be accessible from the
alley located on the west side of the building. Parking for the eastern building will be
accessible from Capitol Street or possibly Court Street (because the alley to the east is at a
higher elevation, it may not be usable to provide access to underground parking).
The applicant has indicated that these buildings will include roof top open space for the
benefit of the residents.
Summary: The proposed rezoning including the reopening of Capital Street complies with
the Downtown and Riverfront Crossings Plan. A specific plan has not been prepared for
the property. if the applicant is to achieve the bonus height being requested a specific plan
will need to be approved by City Council.
STAFF RECOMMENDATION:
Staff recommends approval of REZ18-00014, a proposal to rezone approximately 3.41 acres
of property located at 12 East Court Street from High Density Multi -Family Residential (RM-
44) to Riverfront Crossings —South Downtown District (RFC -SD) subject to the following
conditions:
1. The applicant will dedicate right of way to the City to reopen Capitol Street,
2. The developer will build the Capital Street to specifications approved by the City
Engineer.
3. Applicant will install streetscape improvements to enhance the pedestrian
environment on Burlington Street and Court Streets, as discussed in the Downtown
and Riverfront Crossings Master Plan.
An affordable housing agreement will be required prior to the close of the City Council public
hearing on this rezoning.
ATTACHMENTS:
1. Location Map
2. Concept plan
Approved by: { i VIYC 'X� H ( l'—
Tracy Hightd e, Dir, tor,
Department of Neighborhood and Development Services
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MINUTES PRELIMINARY
PLANNING AND ZONING COMMISSION
MARCH 12 — 5:15 PM — WORK SESSION
HELLING CONFERENCE ROOM, CITY HALL
MEMBERS PRESENT:
Carolyn Dyer, Ann Freerks, Max Parsons, Mark Signs, Jodie
Theobald
MEMBERS ABSENT:
Mike Hensch, Phoebe Martin
STAFF PRESENT:
Sylvia Bochner, Sara Hektoen, Bob Miklo,
OTHERS PRESENT:
Freerks called the meeting to order at 5:15 PM.
REZONING ITEM (REZ18-00003):
Discussion of an application submitted by Hodge Construction for a rezoning of approximately
1.1 acres from Intensive Commercial (CI-1) zone to Riverfront Crossings — Central Crossings
(RFC-CX) zone for the property located at 225 & 225 E. Prentiss Street.
Miklo began by showing some photos of what the property looks like today, and since the last
meeting the City did receive a revised plan showing the floodway which will allow the ability to
establish the setback for the building because it has to at least 30 feet back from the floodway.
The applicant also included a concept plan showing how the area between the building and
floodway would be developed as open space in the plan. The plan includes a sidewalk at the
top of the bank down to the end of the property, and also will loop the sidewalk back down to the
alley to provide access to other properties which are managed by the same owner. Miklo stated
that the applicant has also revised their building plans to show the 10 foot stepback from the
street sides. As a reminder Miklo added that Ralston Creek is considered a pedestrian street so
that side of the building must also have the stepback. Miklo stated that the Code does allow at
the intersection of two streets (in this case Prentiss Street and Ralston Creek (as the pedestrian
street)) a tower that does not have to include the stepback and can be as wide as 30 feet wide.
Therefore the applicant's concept now complies with the Form -Based Code. Therefore Staff
believes this application is ready for a recommendation to Council for approval with the previous
stated approval subject to a conditional zoning agreement for the improvement of the Ralston
Creek pedestrian street, including putting in the walkways, pedestrian scale lighting, and
landscaping. It might also include some grading along the bank and that will be in coordination
with the City Engineer on the specifics of that.
Freerks asked about the concept drawings and if that was the final design. Miklo said the
concept does show the stepbacks but the final design would have to be approved by the Staff
Design Review Committee. Miklo added that the strong message the Commission gave at the
last meeting the Committee will be reviewing the design carefully. Freerks asked if the
Commission can see the final design approval. Miklo said he would be happy to share the final
design with the Commission.
Freerks asked about the building density with the new design. Miklo was unsure of the exact
density but would find out.
Planning and Zoning Commission
March 12, 2018 — Work Session
Page 2 of 6
REZONING ITEM (REZ17-00015):
Discussion of an application submitted by Cardinal Pointe West, LLC for a rezoning of
approximately 7.84 acres from Interim Development Research Development Park (IDRP) zone
to Low Density Multifamily (RM-12) zone for the property located west of Camp Cardinal
Boulevard and east of Deer Creek Road.
Bochner stated that at the last Commission meeting there were questions about the exact
language that was used in the plans so she provided in a memo to the Commission an excerpt
from the Clear Creek Master Plan that gives specifics on the language used for that area.
Bochner also shared the image that indicates the proposed land uses in that area. Bochner
stated the City also received some updates to the plan from the applicant, they added a note to
the plan regarding the dust control on Deer Creek Road, they said the owners have an
agreement in place with the quarry to provide dust control twice per year. Bochner noted that to
address the concerns regarding open space, the applicant has added three patios, one outside
each building.
Freerks asked if those would be concrete patios and Bochner was unsure what the material
proposed would be. Freerks would like to have more details on that. Bochner said the
applicant plans to include grills and picnic tables as well as possibly pergolas over the patios.
Bochner also added the City has received a more detailed landscape plan that shows all of the
plant species and landscaping above and beyond the minimum requirement. It also has the
three rows of evergreens between the right-of-way and the site. Miklo added that the
evergreens will require approval of the City Forrester to have them placed in the right-of-way
because anything planted in the City right-of-way they become City plantings for the City to
maintain. The City Forrester did point out that given the elevations (this is going uphill)
plantings in the right-of-way, even when mature, won't likely be high enough to screen the
building or buffer the view from the highway. Miklo feels they will know by the meeting
Thursday if the City Forrester is willing to take on these plantings.
Theobald noted that one of the species indicated will probably require treatment with fungicide
yearly otherwise it will lose the bottom growth and therefore its effectiveness as a screen is
negotiable.
Bochner stated that the deficiencies listed in the previous staff report have been resolved.
Freerks asked if they could not only include the language from the Clear Creek Master Plan but
also the Master Plan update from 2013, specifically the language on the buffer for residential
property and compatible uses to ensure the long-term livability of neighborhoods, provide
sufficient buffers between residential development and land uses and activities such as waste-
water treatment plant, Interstate 80 and Highway 218, and the landfill. Freerks feels that is an
important piece of information.
Dyer asked about the size of the patios. Bochner said the plan does not list dimensions. Miklo
calculated at a quick glance they appeared to be approximately 45' by 15'. Parsons feels the
patios won't be appreciated by the people who will live with it right outside their windows.
Freerks and Signs both indicated it was not what they envisioned when they asked for
community space. Signs stated it is just basically an extension of the concrete parking areas.
Freerks suggested staff relay to the applicant that will be a concern at the meeting Thursday.
Parson added that the Commission had suggested integrating the open space with the lake
Planning and Zoning Commission
March 12, 2018 —Work Session
Page 3 of 6
nearby and that was not taken in consideration. Miklo said the applicant can address the open
spaces on Thursday, however they did point out they are adding considerable amount of
sidewalk and that sidewalk will get to the lake eventually.
Theobald noted that another one of the screening trees will lose its foliage from a fungus in the
summer and she also stated there are no suppliers in this area that carry that particular tree.
Signs added there seems to be a disconnect between landscape architects and the nursery
industry and product availability.
REZONING ITEM (REZ18-00002):
Discussion of an application submitted by Ross Nusser for a rezoning of approximately 1.89
acres from Planned Development Overlay/High Density Single Family Residential (OPD/RM-
12) zone to Low Density Multifamily Residential (RM-12) zone for the property located at 1705
Prairie Du Chien Road.
Miklo stated the applicant has asked for a deferral until April to have more time to come up with
a plan.
These are applications submitted by the Historic Preservation Commission for a rezoning to
designate the property as an Iowa City Historic Landmark.
Miklo said that six out of seven of these properties were identified by the Historic Preservation
Commission. If the Commission recalls, when the Dubuque Street cottages were in a rezoning
process the Historic Preservation Commission was criticized for waiting too long to declare them
landmarks and therefore they were demolished. Therefore the Historic Preservation
Commission has proactively gone out and looked for other properties that might be endangered
but also meet the historic preservation guidelines and eligible for the national registry. All of the
applications, other than REZ18-00011, were in that identification process noted as being eligible
for the national registry and because of their location close to downtown or near a commercial
area may be threatened in the future. Historic Preservation Commission plans to come forward
with others as well, these were the ones they felt were most critical at this time.
In terms of the Planning & Zoning Commission role, the Ordinance is very specific that it is up to
the Historic Preservation Commission that they meet historic architecture and criteria, the
Planning & Zoning Commission reviews the Comprehensive Plan and how these proposals
comply with the Comprehensive Plan. In addition to the main Comprehensive Plan there is a
Historic Preservation Plan and several of these properties fall in the Central District Plan which
specifically discusses properties that fall into historical preservation. The Zoning Code does
provide incentives to preserving all these homes and the Board of Adjustment can waive certain
zoning requirements to allow uses that would not otherwise be allowed to preserve these
homes.
The first one is on Park Road and Lexington Drive in the Manville Heights neighborhood, the
building was recently listed on the National Registry of Historical Places, and it was built by a
physician associated with the founding of The Children's Hospital at the University of Iowa in the
early part of the last century. The owner is seeking the designation of landmark as his concern
is he won't own it forever and he wants to make sure this special property is preserved over
time.
Planning and Zoning Commission
March 12, 2018 — Work Session
Page 4 of 6
The next application is on Dodge Street and Prairie Du Chain (across form the Hilltop and
HyVee). This building is probably more important because of its architecture than its history.
The history is interesting that the original builder went bankrupt during the construction and
someone else had to take it over midpoint. It is quite unique architecturally in terms of its
design, it is Queen Anne with some colonial aspects. The area is zoned RS-8 so a duplex
would be allowed on that corner.
Next is located on Bloomington Street, it is currently a mixed -use building, the bottom floor
operates as an office and the upper floor contains one or two apartments. This is a brick
structure that is pretty much still intact as the way it was originally constructed.
Next is a property located on Market Street, near Brewery Square (which was built as a
brewery) and the house was built by that owner right next door. It is again an early brick house,
it has lost its porch but that could be replaced.
The next application is also on Bloomington Street, also near a brewery that once existed on the
corner. It is currently a commercial use, and is zoned commercial, and the Comprehensive Plan
talks about this area, and the North Market Square commercial area, and the special character
it has and the goal of the Plan is to preserve that unique character of the area. There are
several other landmark buildings in the neighborhood, and this application would add two more.
Next is a property on North Dubuque Street, north of Davenport Street, a small brick cottage
that was one of the early residential structures in Iowa City. The area is zoned RM-44 which is
high density multi -family so potentially there could be more units on this site.
The final application is a property on North Clinton Street across from the University of Iowa.
This home has an interesting history that the builder was a surgeon during the Civil War and
then the Sharpless family (an old Iowa City family) acquired it after that. There is an addition on
the house in the rear that is not historic as well as a garage on the back that is not historic.
Miklo explained that in a situation like this where there are non -historic elements of the property,
the Historic Preservation Guidelines provide a lot of flexibility on how those are treated. They
can be removed or replaced. If replaced the goal would be any replacement to be compatible in
design with the historic structure. This property is zoned RM-44 so there is some development
potential that could incorporate this building.
Freerks stated she did receive a letter from the gentleman who owns the North Clinton Street
property. All Commissioners received that letter. Hekteon stated there is a letter in the packet
from the owner's attorney, Parsons acknowledged it is the same letter they all received. Miklo
noted one of the points in the letter is that this designation may affect the value of the property
and he stated that the United States Supreme Court has decided in a couple of cases that
landmark status is a zoning activity that communities can do even if there is some diminishment
in value . Hetkeon added that since it is all one parcel there is no way to just designate the
house as the historic landmark. Miklo added that according to the guidelines there is flexibility
with the modern addition and garage in the back.
DEVELOPMENT ITEM (SUB18-00002):
Discussion of an application submitted by University Lake Partners, II for preliminary plat of
Forest Hills Estates, a 53.29-acre 5-lot subdivision with 4 residential lots and 1 commercial
office lot located south of Interstate 80 west of Prairie Du Chien Road.
Planning and Zoning Commission
March 12, 2018 —Work Session
Page 5 of 6
Miklo noted that the Commission recommended approval of rezoning this area a few weeks
ago, this action would be to create the various lots that were shown in the zoning plan. Lot one
is for the commercial office, lot two for seven townhouses, lot three for the senior housing, lot
four for townhouses, and lot five for townhouses. Outlot A would be permanent open space and
preservation of the woodlands. Miklo stated this item was deferred at the last meeting because
the stormwater management had not been approved by the City Engineer, they are still working
through that with the goal of having an approved plan by Thursday night. If the City Engineer
does not sign of on water management by Thursday, Staff will recommend deferral.
Theobald questioned the senior housing and didn't recall that designation in the original
proposal. Miklo said it will be senior housing but that is not something that his noted on a plat.
Freerks added that the staff report only indicated multi -family which is very open-ended so
having it specified as senior housing would be better. Miklo said that once this plat is approved,
if the applicant tried to change it to conventional multi -family it would not meet the parking code
requirements.
Miklo also pointed out the Outlot B will be dedicated to the City and become part of the right-of-
way for Foster Road.
DEVELOPMENT ITEM (SUB18-00003):
Discussion of an application submitted by Stewart Road Development, LLC for a preliminary
plat of Pine Grove Estates, a 4.59-acre 4-lot residential subdivision for property located at 3910
Stewart Road NE in Fringe Area A of the Iowa City/Johnson County Fringe Area Agreement.
Bochner stated this property is in the County, located on Stewart Road, in Fringe Area A so
therefore with this County subdivision the City has to approve, but the subdivision can still be
built just to County standards. The Comprehensive Plan for this area is the Fringe Area
Agreement which is created by Johnson County and the City of Iowa City together, and the
intended land use for this area is residential. What the applicant is proposing is to split one lot
into four, each lot is slightly over an acre with access from a private drive. The water and sewer
would be through private water well and septic with the County Health Department standards
met. For stormwater management they are showing some bioswales located on either side of
the proposed road. The current zoning is County residential with a minimum lot size of one
acre.
Freerks asked about the turnaround and if it was sufficient for fire safety. Miklo stated it is, the
total area is five acres so there will be plenty of open space for emergency equipment.
Miklo pointed out Rapid Creek and said that is the furthest north the City plans to annex so that
is why the Fringe Area Agreement allows a lot more flexibility in this area, as there are no plans
to annex this area into the City.
Theobald questioned the access road off Steward Road, noting it is right before a very sharp
curve there. Miklo noted that the County Engineer had to approve the road.
Adjournment:
Parsons moved to adjourn.
Signs seconded.
A vote was taken and the motion passed 5-0.
PLANNING & ZONING COMMISSION
ATTENDANCE RECORD
2017 - 2018
6/15
7/6
7/20
8/3
8/17
9/7
9/21
10/5
10/19
11/2
12/7
12/21
1/4
1/18
2/15
3/1
(W.S)
3/12
DYER, CAROLYN
X
X
X
X
X
X
X
X
X
O/E
X
X
X
X
X
X
X
FREERKS, ANN
X
X
X
X
O/E
X
X
X
X
X
O/E
X
X
O/E
X
X
X
HENSCH, MIKE
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
O/E
MARTIN, PHOEBE
O/E
X
X
X
X
X
X
X
X
X
X
O/E
O/E
X
X
X
O/E
PARSONS, MAX
X
X
X
X
X
O/E
X
X
X
X
X
X
X
X
O/E
X
X
SIGNS, MARK
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
THEOBALD, JODIE
X
X
X
O/E
X
X
X
X
X
X
X
X
O/E
X
O/E
X
X
KEY: X = Present
O = Absent
O/E = Absent/Excused
--- = Not a Member
MINUTES PRELIMINARY
PLANNING AND ZONING COMMISSION
MARCH 15, 2018 — 7:00 PM — FORMAL MEETING
EM MA J. HARVAT HALL, CITY HALL
MEMBERS PRESENT: Ann Freerks, Phoebe Martin, Max Parsons, Mark Signs, Jodie
Theobald
MEMBERS ABSENT: Carolyn Dyer, Mike Hensch
STAFF PRESENT: Sylvia Bochner, Sara Hektoen, Bob Miklo,
OTHERS PRESENT: Kevin Digmannm, Susan Fornash, Jason Walton, Ginalie Swaim,
Thomas Agran, Jim Larew, Joy Smith, Christopher Jones, Robert
Crane, Rob Decker, Larry Svobada
RECOMMENDATIONS TO CITY COUNCIL:
By a vote of 5-0 the Commission recommends approval of REZ18-00003 an application
submitted by Hodge Construction for a conditional rezoning of approximately 1.1 acres from
Intensive Commercial (CI-1) zone to Riverfront Crossings - Central Crossings (RFC-CX) zone
for the property located at 225 & 225 Yz E. Prentiss Street.
By a vote of 5-0 the Commission recommends approval of REZ18-00011, an application to
designate 715 West Park Road as an Iowa City Historic Landmark and rezone from Low
Density Single Family Residential (RS-5) to RS-5 with a Historic Preservation Overlay (RS-
5/0H P).
By a vote of 5-0 the Commission recommends approval of REZ18-00010, an application to
designate 1029 North Dodge Street as an Iowa City Historic Landmark and rezone from
Medium Density Single Family Residential (RS-8) to RS-8 with a Historic Preservation Overlay
(RS-8/OH P).
By a vote of 5-0 the Commission recommends approval of REZ18-00012, an application to
designate 504 East Bloomington Street as an Iowa City Historic Landmark and rezone from
Commercial Office (CO-1) to CO-1 with a Historic Preservation Overlay (CO-1/OHP).
By a vote of 5-0 the Commission recommends approval of REZ18-00009, an application to
designate 213 East Market Street as an Iowa City Historic Landmark and rezone from Central
Business Support (CB-5) to CB-5 with a Historic Preservation Overlay (CB-5/OHP).
By a vote of 5-0 the Commission recommends approval of REZ18-00008, an application to
designate 319 E. Bloomington Street as an Iowa City Historic Landmark and rezone from
Central Business Service (CB-2) to CB-2 with a Historic Preservation Overlay (CB-2/OHP).
By a vote of 5-0 the Commission recommends approval of REZ18-00006 an application to
designate the property located at 412 N Dubuque Street as an Iowa City Historic Landmark and
rezone from High Density Multi -Family Residential (RM-44) to RM-44 with a Historic
Preservation Overlay (RM-44/OHP).
Planning and Zoning Commission
March 15, 2018
Page 2 of 23
By a vote of 5-0 the Commission recommends approval of REZ18-00007, an application to
designate 410-412 North Clinton Street as an Iowa City Historic Landmark and rezone from
High Density Multi -Family Residential (RM-44) to RM-44 with a Historic Preservation Overlay
(RM-44/OH P).
By a vote of 5-0 the Commission recommends approval of SUB18-00002 an application
submitted by University Lake Partners, II for preliminary plat of Forest Hills Estates, a 53.29-
acre 5-lot subdivision with 4 residential lots and 1 commercial office lot located south of
Interstate 80 west of Prairie Du Chien Road.
By a vote of 5-0 the Commission recommends approval o SUB18-00003 an application
submitted by Stewart Road Development, LLC for a preliminary plat of Pine Grove Estates, a
4.59-acre 4-lot residential subdivision for property located at 3910 Stewart Road NE in Fringe
Area A of the Iowa City/Johnson County Fringe Area Agreement.
Freerks called the meeting to order at 7:00 PM.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
None.
REZONING ITEM (REZ18-00003):
Discussion of an application submitted by Hodge Construction for a rezoning of approximately
1.1 acres from Intensive Commercial (CI-1) zone to Riverfront Crossings — Central Crossings
(RFC-CX) zone for the property located at 225 & 225 Yz E. Prentiss Street.
Miklo explained that this item was deferred from a previous meeting, since that meeting the
applicant has submitted a revised concept plan. Miklo showed photos of the current condition of
the property. The revised concept plan clearly identifies the floodway and that is important
because the setbacks for buildings on this property are based on the 30 foot setback from the
floodway, the plan also includes a pedestrian street, or walkway system, to serve the residents
of this building as well as the rest of the neighborhood. The plan calls for a walkway at the top
of the bank of Ralston Creek and then would move back to the alley so it would also provide
access to residents of the other buildings this applicant is building. The plan shows pedestrian
scale lighting and landscaping. In terms of the landscaping Miklo noted it is very conceptual at
this point, when the site plan is approved by the Design Review Committee they will work with
the applicant and City Forrester for more specifics on the landscaping plan but in general the
layout of the walkways and lighting should conform to this concept plan. Miklo noted the revised
plan also shows the 10 foot stepback on the fourth floor, an exception to that is the corner. The
Riverfront Crossing Code does allow at intersections of streets (in this case Prentiss Street and
the pedestrian street along Ralston Creek) a taller element, so this concept meets the Code.
Martin asked about the floodway, Miklo said the floodway goes up to the top of the bank.
Staff is recommending approval of REZ18-00003 subject to a conditional zoning agreement
which would specify the applicant will improve the pedestrian street to the center of the creek
Planning and Zoning Commission
March 15, 2018
Page 3 of 23
and will work with the City Engineer for the specifications, at a minimum it will include the
walkway and lighting shown in the concept plan.
Freerks opened the public hearing.
Kevin Digmann (Hodge Construction) noted that they took the comments from the
Commission's last meeting and tried to mirror what was in the book for the route and the
sidewalks, make it more friendly, they've added decks to the sides of the building, to bring more
area to view the creek and be outside, along the front of the building they added the stepback
per the Code.
Freerks noted the updated concept plan is much improved and appreciates Digmann and his
team working with City Staff in the last couple weeks to accomplish this.
Freerks closed the public hearing.
Parsons moved to recommend approval of application submitted by Hodge Construction
for a rezoning of approximately 1.1 acres from Intensive Commercial (CI-1) zone to
Riverfront Crossings — Central Crossings (RFC-CX) zone subject to a Conditional
Zoning Agreement addressing the need for the improvement of Ralston Creek and the
pedestrian street for the property located at 225 & 225 % E. Prentiss Street
Martin seconded the motion.
Freerks noted this is much improved, she asked that the Commission be showed the final
approved plan.
Parsons added he liked the adjustments and thinks this will be a great addition to the area.
Signs agreed, it is a much more pleasant creek side area and he likes the addition of the decks.
A vote was taken and the motion carried 5-0.
REZONING ITEM (REZ17-00015):
Discussion of an application submitted by Cardinal Pointe West, LLC for a rezoning of
approximately 7.84 acres from Interim Development Research Development Park (IDRP) zone
to Low Density Multifamily (RM-12) zone for the property located west of Camp Cardinal
Boulevard and east of Deer Creek Road.
Bochner stated this item was deferred from the March 1 meeting due to questions about the
language for the area that was used in the Clear Creek Master Plan.
Freerks interjected that she was asking about the Master Plan in general, not just the Clear
Creek Master Plan.
Bochner continued noting the Clear Creek Master Plan discusses this area specifically, but she
will also discuss the Comprehensive Plan goals of this area. Bochner stated the Clear Creek
Master Plan states "The southwest facing slopes adjacent to Highway 218 represent a good
Planning and Zoning Commission
March 15, 2018
Page 4 of 23
location for office park/research type uses and could provide a good image along the
"technology corridor" and buffer residential uses at the interior of the site. Multi -family residential
such as apartments and high-rise condominiums would be used in the transition to single family
residential use." Bochner notes the Clear Creek Master Plan also discusses the density of this
area and talks about a conservation -type development that would allow for the preservation for
some of the natural features by clustering density. Bochner stated there is a goal in the
Comprehensive Plan that talks about buffering residential development from incompatible uses
and that goal discusses specifically Highway 218 as one of those uses where it is important to
buffer residential uses.
Bochner noted that since the March 1 meeting, the applicant has also submitted some changes
to the plan. The first is adding a note regarding dust control on Deer Creek Road. Owners have
an agreement in place with the quarry to provide dust control. Second, they have added 3 patios
outside each building, which will include grills and picnic tables, as shared outdoor amenities.
They indicated that owners may install pergolas over the patios as well. Final change is a more
detailed landscape plans that include plant species and landscaping above and beyond the
minimum requirement, including three rows of evergreens along the west property line, one row
of trees in the right-of-way (which need City approval prior to installation), site shrubs with
species listed, and clearly defined existing woodlands.
Bochner noted that the deficiencies listed in the March 1 meeting have been resolved so Staff is
recommending approval.
Freerks asked about the rows of evergreens in the right-of-way and if the City Forrester has
agreed to allow that. Miklo said he has not heard back from the City Forrester, but if the
evergreens are allowed, but if they are allowed the applicant would likely be responsible for
maintaining them as the City will not be able to do so.
Freerks opened the public hearing.
Susan Fornash (Hall & Hall Engineers) came forward to address any questions the Commission
has, she believes they have addressed all the previous concerns with the revised site plan.
Parsons asked about the pond near the property and if there would be any connection. Fornash
said they did add a lot of sidewalks onto the site but with some of the grade changes and
wooded areas they were unable to connect the sidewalks or trails to the pond.
Freerks shared her disappointment with how the patios appear to have just become extensions
of the parking lots and feels the patios won't be utilized and may just be annoyances for the
tenants next to them. She notes that everything is so compact in this plan, so they can fit the
density into the small area, and also is still concerned that these buildings will be so close to the
interstate. The Comprehensive Plan states "to help ensure the long-term livability of
neighborhoods, provide sufficient buffers between residential development and land uses and
activities such as waste -water treatment plant, Interstate 80 and Highway 218, and the landfill."
and she just doesn't see this property being sufficiently buffered. The reason the Plan calls for
commercial in this area is for the buffer, she understands that commercial may not be valid in
this area and cannot be sustained, but feels the scale of this project makes it so close to the
highway and would like to see all the buildings being past the 300 foot buffer. Fornash
explained they do need to encroach into the buffer due to the heavily wooded nature of the lot
and the desire to preserve as many trees as possible.
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March 15, 2018
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Martin asked about the market research done to decide how many units to build and the design,
did they identify who the clientele would be and how that clientele fits into this design. Fornash
said the majority of the units are one -bedroom apartments, and the market shows a need for
that, as well as the affordability.
Jason Walton (Walton Builders) stated the partner that does most of their market research is
currently in Florida but he will try to answer the questions. First, they thought it would be a good
location given the elementary school close by, the access to the interstate was a draw, and the
location is relatively close to the University Hospitals. Walton also noted they will market to
Baby Boomers, there are a lot of people that are moving back to this area to be close to the
hospital. The original plan was maybe a 30 unit but when they decided to add more single
bedroom units the density increased.
Freerks asked if they are all single bedroom units. Walton replied they are not all single unit, it
is a mix. But they added the single units to accommodate single people because there is a
good market for those, especially in this area. Walton noted that after meeting with City Staff
originally they felt this density would be appropriate for the area. They feel the area is up and
coming, they have other developments down the road that support the need for this area as
well, so it seems like it is a good fit.
Freerks noted that a concern is the buffering has to be in the City right-of-way, it is that close to
the highway and that buffer has not been approved by the City Forrester at this time. Walton
noted that in terms of buffering sounds from the interstate they are using special insulation on
the exterior and in windows to keep the units quiet. In terms of the tree buffer in the right-of-way
that may not even help with the sound as much it is more for a visual buffer. He noted that
further down the highway (to the south) there is a development of single-family houses and
some multiplex units that have zero buffering. Miklo stated those areas were developed prior to
2008 when the City adopted the subdivision regulations that require a 300 foot buffer for any
residential subdivision near a four -lane highway. Miklo added that this application is not a
subdivision so it is not automatically subject to that setback unless it is added as a condition on
a conditional zoning agreement.
Walton acknowledged that living next to a highway or area with high traffic is not ideal due to
sound but it is something people do and get used to. He wants the tree buffer more aesthetics
to the area, not for sound, as on the east side of the property there are gorgeous oak trees. He
added that in their plans they have made some accommodations regarding the critical grades
by moving the parking lot back and to preserve as many trees as possible.
Freerks asked about those trees and preservation. Miklo said it is a woodland and they are
required to preserve a percentage and the applicant meets that requiriement.
Walton added that in terms of the patios he agrees that perhaps they aren't in the best
locations, and had thought about possibility just putting one large area to the north. He
referenced a development in Tiffin he had done where they added a nice park/play area. In this
case he would like to do something similar in the northwest corner, provided they can get
enough dirt in there (as it drops off considerably), he just can't promise it at this point.
Freerks suggested he defer tonight so he can investigate that outdoor area and come back with
more decisive plans.
Planning and Zoning Commission
March 15, 2018
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Signs agreed on the proposed three patios, he doesn't not like that it appears to just be so much
concrete in such a small grass area. He had suggested at the last meeting an elevated
walkway or deck over that north area to overlook the pond.
Fornash asked if that was the only sticking point on the approval (the outdoor area). Freerks
would also like to see the buildings outside the buffer zone.
Martin added one of her concerns was why even care about patios when the buffer and noise
are such a concern. She asked about the market research because if the school nearby was a
big factor, what good is a one -bedroom apartment. Therefore she is not fully convinced with
what is the point of this development. Martin stated that the buffer is a big deal to her, she
knows people that live in the development to the south and they feel they are "stuck" there
because no one will want to buy their house because it is right on the highway.
Freerks stated the Commission is responsible for ensuring the Comprehensive Plan is met and
that they create neighborhoods that are sustainable and that people want to be a part of.
Theobald voiced her concern about the landscape plan and plant selections (especially on the
buffer) and wants to make sure the City Forrester looks it over and approves. She noted a
couple of conifers are susceptible to fungus and will not look very attractive and lose their lower
branches. Miklo added that the City Forrester generally does not review the final design plans,
so the Commission can make that a condition of approval.
Walton commented on the building sizes and trying to make them fit into the 300 foot buffer
zone. He stated there was discussion on making the buildings taller (and smaller footprint) but
to do so would cause a loss of parking below the building. Miklo said staff had suggested the
taller buildings. Walton added the challenge with adding garages is the steep drop-off, they
would have enough parking spaces if they shrunk the buildings but not all units would then get
covered parking.
Walton noted he is open to deferral to the next meeting if the Commission deems that
necessary.
Freerks closed the public hearing
Theobald moved to defer REZ17-00015 the rezoning of approximately 7.84 acres from
Interim Development Research Development Park (IDRP) zone to Low Density Multifamily
(RM-12) zone for the property located west of Camp Cardinal Boulevard and east of Deer
Creek Road.
Parsons seconded the motion.
Signs is having less problem with building locations, buffer and sounds, and feels there has
been a significant precedent all along Highway 218 of properties that are closer than the 300
foot buffer and this is likely the last property along Highway 218 that is left to develop. He
appreciates that they have conserved a significant part of the sloped areas and natural
woodlands. He is totally disturbed by having the concrete patios next to the parking areas and
wants to see some type of walkway area out towards the pond area. Signs understands that as
a Commission and community the goal is to provide positive living environments and he feels
the conservation of the slopes and wooded area will help outweigh some of the other negatives
of the area.
Planning and Zoning Commission
March 15, 2018
Page 7 of 23
Theobald noted she lives about a mile away from the subject property and can hear the highway
traffic all night at her house. She is very concerned about noise buffering and fumes from the
highway are putting future residents in an unhealthy environment.
Freerks agreed, the 2030 Plan was adopted for a reason and it states that concerns are noise
and fume buffers so she cannot just ignore that.
A vote was taken and the motion to defer was carried 5-0.
REZONING ITEM IREZ18-00002
Discussion of an application submitted by Ross Nusser for a rezoning of approximately 1.89
acres from Planned Development Overlay/High Density Single Family Residential (OPD/RM-
12) zone to Low Density Multifamily Residential (RM-12) zone for the property located at 1705
Prairie Du Chien Road.
Miklo stated the applicant has asked for a deferral until April
Freerks opened the public hearing.
Seeing no one, Freerks closed the public hearing
Signs moved to defer item REZ18-00002 an application submitted by Ross Nusser for a
rezoning of approximately 1.89 acres from Planned Development Overlay/High Density
Single Family Residential (OPD/RM-12) zone to Low Density Multifamily Residential (RM-
12) zone for the property located at 1705 Prairie Du Chien Road.
Parsons seconded.
A vote was taken and the motion carried 5-0.
REZONING ITEM (REZ18-00011):
Discussion of an application submitted by the Historic Preservation Commission for a rezoning
to designate the property located at 715 West Park Road as an Iowa City Historic Landmark.
Miklo began by stating the next seven items are nominations Historic Preservation Overlay
zoning to designate properties as historic landmarks. Before the Commission discusses each
specific property Miklo made a few comments that pertain to them as a group for the
Commission to keep in mind. He will then speak to each property individually as they move
through the agenda.
As noted the City's Comprehensive Plan is a guide to development of the City. The
Commission works with it on a regular basis to help shape the form of new development as the
community grows. Additionally the plan also supports conservation of natural areas and
neighborhoods. The Comprehensive Plan also includes a Historic Preservation component that
calls for the identification of historic buildings and neighborhoods that are important to the City's
past. The Historic Preservation Commission does this work by studying buildings and gathering
information about their history. Once historic buildings are identified the Plan calls for protecting
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March 15, 2018
Page 8 of 23
them through the zoning code (land mark designation) and offering incentives to help preserve
them for the long-term.
The first step in the formal process is Public hearing before the Historic Preservation
Commission. If the Historic Preservation Commission determines that a property meets the
criteria for historic designation it forwards a proposal to the Planning and Zoning Commission
for consideration of a Historic District or Historic Landmark Overlay Zone. The Planning and
Zoning Commission is charged with reviewing proposed landmarks based on the relationship to
the goals of the City's Comprehensive Plan. The Planning and Zoning Commission is not being
asked whether a building qualifies as being historic or not - that is the task of the Historic
Preservation Commission. The Planning and Zoning Commission is being asked if the
preservation of a proposed landmark complies with the broad as well as specific goals of the
Comprehensive Plan. The Planning and Zoning Commission recommendation will be forwarded
to the City Council which will have final say regarding designation.
Once a property is designated changes to the exterior of the property that require a building
permit must be reviewed by the Historic Preservation Commission or their staff for compliance
with the Historic Preservation Guidelines before the permit can be issued. Changes to the
interior of a historic building are not reviewed. Routine maintenance such as painting does not
require a permit and therefore does not require review. Many permits are reviewed
administratively by the Historic Preservation Commission's staff. Significant changes such as
additions or removal of historic parts of a building require full Historic Preservation Commission
review.
The Historic Preservation Designation does not regulate the use of the property. The underlying
zoning still controls the use. Commercially zoned properties may continue being used for
commercial activity. Multi -family zoned property may continue to be used for apartments. The
designation does not require the property owner to take any action on the property other than
maintaining it in good condition — which is a requirement any property in town.
Designation as a historic landmark does provides some financial benefits. The Board of
Adjustment may reduce some zoning standards, such as parking requirements to encourage
the continued use of historic properties. There are also financial incentive such as grants and
no -interest loans, and tax credits that may be used for repair designated properties.
Miklo then began discussion on 715 W. Park Road which is located in Manville Heights
Neighborhood in the Northwest Planning District, however it is one of two districts that does not
have a specific plan and therefore the general Comprehensive Plan applies. It is zoned Low
Density Single Family and is used for single family use. It was built for Dr. Bayfield in 1917 —
Ginalie Swaim, Chair of the Historic Preservation Commission will provide you with more details
about its history and architecture. The Comprehensive Plan indicates that it the surrounding
neighborhood should continue as single family residential. The preservation plan element of the
Comprehensive Plan called for a study of the historic properties in the Manville Heights
Neighborhood. That study was completed several years ago and this is one of the properties
identified as being eligible for the National Register of Historic Places. It has since been listed
on the National Register.
Staff finds that the landmark designation of the property complies with the goals of the
Comprehensive Plan for the continued residential use of the property and for preservation of
historic elements of Manville Heights and therefore recommends approval.
Planning and Zoning Commission
March 15, 2018
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Freerks opened the public hearing
Ginalie Swaim (Chair of the Historic Preservation Commission) stated the home was built in
1917 as part of the first wave of home built in Manville Heights which is one of the most
cherished neighborhoods in Iowa City today developed by Bart Manville. The house is
historically significant for its association with prominent citizens. It was built for Albert Henry
Bayfield who was the founding chair of Pediatrics Department at The University of Iowa College
of Medicine and it was design by a University of Iowa Engineering professor Stuart Hobbs Sims.
Swaim stated this is a theme seen in Manville Heights, association of the houses with The
University of Iowa faculty or staff. There is a rich history there and this house is an example of
that. Swain continued by noting this house is also significant for its architecture, it is a large
scale, well -cared for and well -loved example that blends Tudor Revival and English Arts -and -
Crafts, not a style seen in Iowa City very often. With this property it appears possible to trace
Sims's inspiration to a similar house in Biddenham, England, which appeared in a plan book in
1912 that Sims is believed to have consulted.
Freerks closed the public hearing.
Parsons moved to recommend approval of REZ18-00011, an application to designate 715
West Park Road as an Iowa City Historic Landmark and rezone from Low Density Single
Family Residential (RS-5) to RS-5 with a Historic Preservation Overlay (RS- 5/OHP).
Signs seconded the motion.
Freerks noted there are two specific Comprehensive Plan goals related to this proposal (Goal 1
and Goal 10) and she believes this clearly meets those goals.
A vote was taken and the motion carried 5-0.
REZONING ITEM (REZ18-00010):
Discussion of an application submitted by the Historic Preservation Commission for a rezoning
to designate the property located at 1029 North Dodge Street as an Iowa City Historic
Landmark.
This property, built in 1893 is located in the Shimek Neighborhood of the North Planning District
This neighborhood was once known as "Tank Town" since there was a water tower there. It is
zoned Medium Density Single Family. The North District Plan identifies this general area as
appropriate for continued single family use. The plan also calls for identification and protection
of historic properties and neighborhoods.
Staff finds that designation of 1029 N. Dodge Street as a landmark will helpful these goals and
recommends approval.
Freerks opened the public hearing.
Ginalie Swaim (Chair of the Historic Preservation Commission) noted this home is a true
architectural gem that many admire while stopped at the intersection of Dodge and Governor
Streets. It is significant for the City for its architectural style, it was built in 1893 and shows the
transition between to major styles of architecture, the Queen Anne and Colonial Revival. The
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March 15, 2018
Page 10 of 23
overall height and proportion of the house, use of ocular windows, and spindle details are
elements of the Queen Anne. The heavily corniced dormer window above the front porch and
the large Palladian window in the adjacent gable are elements of Colonial Revival style. Swaim
added that the porch gable end filled with decorative woodwork in a vining pattern is particularly
lovely. The house is located in the Shimek Neighborhood, as Miklo stated was once known at
"Tank Town" which was a neighborhood of German and Bohemian immigrants.
Thomas Agran (512 N Van Buren Street) serves on the Historic Preservation Commission as a
representative of the Northside but is speaking as an individual this evening, his comments
apply to this property specifically but could generally apply to all subsequent ones tonight as
well. He thinks that spot zoning is not always ideal, but it was spot zoning that could have
saved the workers cottages. There are glamourous houses of historical value and there are
also things that have historic value that are not associated with the rich and famous, those
cottages were referenced in the Comprehensive Plan as a critical asset to the community and
anyone should recognize that this home and all the following homes would be recognized in the
same way. Agran stated that the Northside, as being seen this spring, is ripe for development
and investment and he feels tonight is an opportunity to prevent subsequent future tragedies
and a combination of both spot zoning for these properties, or a Form -Based Code for the
Northside would be a huge step forward in terms of sustaining the integrity of the neighborhood.
Miklo noted that the proposals are for overlay zones which are not spot zoning, overlays are
intended to preserve special properties with special characteristics whereas spot zoning is
giving special rights to properties.
Freerks closed the public hearing.
Signs moved to recommend approval of REZ18-00010, an application to designate 1029
North Dodge Street as an Iowa City Historic Landmark and rezone from Medium Density
Single Family Residential (RS-8) to RS-8 with a Historic Preservation Overlay (RS-8/OHP).
Martin seconded the motion.
Freerks noted there are two specific Comprehensive Plan goals related to this proposal (Goal 1
and Goal 10) and she believes this clearly meets those goals.
Signs agrees with remarks with some of the letters that this is house is a gem as a something to
see as one enters Iowa City.
Freerks also notes that often people feel there needs to be a mass of homes to have a historic
area, but she feels it is important to have these individual homes acknowledged too.
A vote was taken and the motion carried 5-0.
REZONING ITEM (REZ18-00012):
Discussion of an application submitted by the Historic Preservation Commission for a rezoning
to designate the property located at 504 E Bloomington Street as an Iowa City Historic
Landmark.
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March 15, 2018
Page 11 of 23
Miklo stated this property is also located in the Northside Neighborhood of the Central District.
It was built in 1880. It is zone Commercial Office, there is an office located on the first floor and
residential apartments on the second floor. The Comprehensive Plan indicates that this is an
appropriate use for the property. Again landmark designation does not regulate the use of the
property that is regulated by the underlying zoning. Designation of the this property will conform
the Comprehensive Plan goal of identifying and protecting historic buildings as well as the
Central District Plan of continued office use in this area along with the goal of providing a
diversity of housing including smaller rental properties such as the apartments on the upper
floor. Therefore Staff recommends approval of this designation.
Signs asked how the Historic Preservation designation relates to demolition. Can it be
demolished if it is ruined or destroyed by hazard? Miklo said any demolition permit would
require approval by the Historic Preservation Commission, if a building is found to be structurally
defective to the point where it couldn't be repaired the Commission could allow its demolition.
The goal is to protect the buildings, if the building is severely damaged by fire or tornado it can
be demolished and replaced by a new building that does not need to comply with historic
preservation guidelines. Hektoen added the building must be damaged to no repair.
Signs asked if this property was located in the area that is being discussed for a Northside
Form -Based Code area and if so how will it be affected. Miklo said the City has been working
the Opticos (a consulting firm) and one of the things they observed is the City has a collection of
historic buildings and it would be a goal of that plan to help preserve those and a Form -Based
Code is not in conflict with that goal.
Freerks opened the public hearing.
Ginalie Swaim (Chair of the Historic Preservation Commission) stated this home is a brick
beauty with Italianate aspects, the windows are arched and the front door has etched -glass and
topped by a flat fanlight. This home has a lot of brick work detail that pictures don't do justice.
This house is significant for its Italianate architecture and also its association with George and
Helen Hummer. George owned Hummer Mercantile which sold food products in Iowa City and
then later expanded his business to other parts of Iowa. He also served on the building
committee for the public library, completed in 1904. Although George is listed on the building,
Helen Hummer's name is listed on the deed for the lots.
Jim Larew (owner of 504 East Bloomington) wanted to express that when he purchased this
building it was falling apart and they reconstructed it from the inside out and make it useable
again. He has used the first floor as his law office for the past 30 years and one of the tenants
in the apartments upstairs came with the building and is still there. Larew shared his worry
about this building and the future. The historic preservation designation was not his request and
he was surprised to learn others wanted to do it, but it has caused him to think about it and
hopes it is the right decision. His concerns are there are intense economic pressures for places
downtown, especially due to this homes location across from Mercy Hospital. His wife and he
can sustain this property, at the time he purchased it he could pay the mortgage, interest and
property taxes from the three tenants, at today's rate combining all three won't even cover the
property taxes. Larews concern for the future is the next owner won't likely want it as a law
office with two apartments above, so his question is will they be allowed to reconfigure.
Because otherwise this property will suffer if the historic preservation blocks other future uses.
Miklo stated that the historic preservation regulations do not regulate the interior of the structure,
Planning and Zoning Commission
March 15, 2018
Page 12 of 23
they do regulate exterior if a building permit is required. It also doesn't prevent the building from
being added on to, in fact there are specific guidelines in the regulations on how to add onto a
historic building. In a commercial situation like this it does provide some zoning relief from
some of the zoning requirements. The overall goal is to protect the character of the building and
any additions must be sympatric in design and don't detract from the overall setting. Hektoen
added that it will not change the allowable uses of the property.
Swain reiterated that historic preservation is all about using and maintaining historic buildings
not rendering them unusable. They work very hard as new property owners buy historic houses
and want to make adaptations for modern day living.
Freerks closed the public hearing.
Theobald moved to recommend approval of REZ18-00012, an application to designate
504 East Bloomington Street as an Iowa City Historic Landmark and rezone from
Commercial Office (CO-1) to CO-1 with a Historic Preservation Overlay (CO-1/OHP).
Parsons seconded the motion.
Freerks noted there are two specific Comprehensive Plan goals related to this proposal (Goal 1
and Goal 10) and she believes this clearly meets those goals.
A vote was taken and the motion carried 5-0.
REZONING ITEM (REZ18-00009):
Discussion of an application submitted by the Historic Preservation Commission for a rezoning
to designate the property located at 213 E Market Street as an Iowa City Historic Landmark.
Miklo stated that this property is located in Central Planning District — North Market Place. It is
zoned Central Business Support Zone. It was built in1870 for Anton Greiger who operated the
brewery next door and is currently owned by the Wesley Foundation. When City drafted the
Central District Plan they conducted community workshops that lead to the policies of the plan
that are specific to this property as well as the 319 Bloomington Street, the next property on this
list. Residents and business owners who participate in those workshops spoke of the historic
character of the Northside Market Place is one of its greatest assets and wanted it to be
preserved. A goal the Comprehensive Plan for this area preserve the lower scale and density of
this area when compared to Downtown. The Plan calls for limiting height to two to three stories
and preservation of several historic buildings in the area. Many of those building have already
been designated as landmarks, Miklo showed them on a map. The area also includes the
Jefferson Street Historic District. Designation of this property would further the goals of the
Central District Plan to preserve the unique character and scale of the Northside Market Place
as well as the as the goals of identifying and protecting historic properties.
Freerks opened the public hearing.
Ginalie Swaim (Chair of the Historic Preservation Commission) noted that this house with its
history and architecture showcases the unique character of the Northside Market Place and this
house, 213 East Market Street, is specifically mentioned in the Central District Plan as an
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March 15, 2018
Page 13 of 23
integral part of the area. It is one of two Italianate houses being discussed this evening that tell
the story of this city's late 19-century brewery industry and its brew masters. Anton Geiger built
this Italianate house in 1870 after he built the Union Brewery, also known as the Hotz and
Geiger Brewery, as Anton Geiger married Hotz's daughter. Geiger used similar architecture
details on his house as he used on the brewery. Paired scrolled brackets with dentils in the
frieze band under the roof overhang are some of those features. This house has been owned
and cared for by Ann Hughes and the Wesley Foundation since 1945.
Freerks closed the public hearing.
Signs moved to recommend approval of REZ18-00009, an application to designate 213
East Market Street as an Iowa City Historic Landmark and rezone from Central Business
Support (CB-5) to CB-5 with a Historic Preservation Overlay (CB-5/OHP).
Parsons seconded the motion.
Freerks noted there are two specific Comprehensive Plan goals related to this proposal (Goal 1
and Goal 10) and she believes this clearly meets those goals. She added that adding this home
(and the next one on the agenda) to the Iowa City Historic Landmark really contributes to the
planning goals for this whole area.
A vote was taken and the motion carried 5-0.
REZONING ITEM (REZ18-00008):
Discussion of an application submitted by the Historic Preservation Commission for a rezoning
to designate the property located at 319 E Bloomington Street as an Iowa City Historic
Landmark.
Miklo noted this property is also located in Central Planning District — North Market Place. It is
zoned Central Business Service Zone. It is currently use as an office building, in addition to the
historic building in the front, there is a modern addition in the back. It was built in the 1870s for
Conrad and Ann Graff, who operated the brewery where the Blue Bird Diner is currently located.
Like the previous property this property was specifically identified by the residents and business
owners who participated in the Northside Market Planning Workshops as a key property to add
to the projected properties in the Central Planning District. It possesses the scale and historic
character that the community desires to preserve in this mixed use neighborhood. It
preservation would be in compliance with the goals of the Comprehensive Plan, those of the
Central District Plan as well as the Preservation Plan so staff is recommending approval.
Freerks opened the public hearing.
Ginalie Swaim (Chair of the Historic Preservation Commission) noted that this home is also
related to the brewery history and Conrad Graf was a Bavaria immigrant that worked at the
brewery and he married Anna Hotz, the other daughter of Simeon Hotz. They built this house in
1878-1879 and compared to the Geiger house this one is a more ornate Italianate style with
elaborate frames around window in the peak and the arches over the second story windows.
This house is also mentioned in the Central District Plan as an integral part of this area, this
house has been well maintained over the decades and commercially used. It really is part of
the story of historical brewing in Iowa City.
Planning and Zoning Commission
March 15, 2018
Page 14 of 23
Joy Smith (1317 Rochester) owns this property with her partner David Rust. Smith read
prepared remarks regarding this property.
We have always considered ourselves supporters of historic preservation. For many years we
were members of the Friends of Historic Preservation. We have lived in the center of Iowa City
since 1984- for 6 years at 523 Church Street, for 25 years at 915 Bloomington Street, and
since 2016 at 1317 Rochester. We completely renovated the Bloomington Street home, an
effort recognized in 1994 with a Certificate of Special Merit awarded by the IC Historic -
Preservation Commission. With the building of our current home in 2016 we took particular
care to assure that its design and construction integrated into the existing older homes that
surround it.
In 1999, we purchased the propertyat 319 Bloomington, which is nowunderconsideration
for Historic Landmark designation. While we were certainly attracted by the original
Italianate structure that anchors the building, we purchased the building as a commercial
investment, recognizing that a significant percentage of the rentable commercial space in the
building is within the two non -historic additions. We have strived to maintain this property
in a manner consistent with its character and respectful of its architectural features.
However, it was never our intent to place the building on the National Register.
Frankly, it was a disconcerting to us, as admirers of historic buildings and committed
members of the Northside and Goosetown neighborhoods, to find ourselves opposed to an
action of the Historic Preservation Commission. But, that is where we stand. We are here this
evening to ask that you deny the request of the Historic Preservation Commission to
designate 319 Bloomington Street as a Historic Landmark. Although we are the owners of
the building, we did notinvite this designation and we were not asked if we wished the City to
proceed in this manner. Rather, we were informed of the Preservation Commission's
intent afterthe decision toseekHistoric Landmark designation was made. We understand
the proposed designation is legal, but we do not think it is fair. Nor do we think it takes a
comprehensive, thoughtful approach to planning for the North Market Square
Neighborhood.
Let us be clear. We do NOTobject to the zoning overlays that would require us to submit any
plans for repairsandimprovements to an additional level of review. While the zoning overlay
mayincur extra renovation and repair cost for us in some situations, we are willing to bear
that cost. Our objection is that, unless the building is completely destroyed by fire or other
natural disaster, the designation forbids the demolition of the building in perpetuity. 319
Bloomington is on a block that is ripe forredevelopment. Ourpropertyis adjoined to the south
and west bytwo large parking lots (one of which is owned by the City). On the eastit adjoins
two houses that are owned by Mercy Hospital. One of those houses is currently unoccupied.
While we do not know what Mercyintends for those properties, it is a strong possibility that
they will eventually demolish the homes. Developers who wish to purchase our property and
put up yet another student apartment complex have approached us repeatedly. We have
ianored those overtures. They are not good for our neighborhood We suspect that fear of
more of this kind of development is one of the concerns that prompted the requests for
Historic Landmark designation.
Others in ourneighborhood have previouslyasked the Cityto facilitate a comprehensive
planning process for this very critical block. Such a process would bring together property
owners and stakeholders from the neighborhood to envision future development for the
entire block that is good for the property owners, residents of the neighborhood and the
Cityas a whole. We heartilysupport this approach.
Planning and Zoning Commission
March 15, 2018
Page 15 of 23
Designating 319 Bloomington as a Historic Landmark is not good planning. It is a
shortsighted, fearful response to the unknown. It targets one small piece of property in
isolation of any development that may occur around it and seeks to put restrictions on the
property in perpetuity. It hamstrings us, as owners of the property, asking us to bear an
inordinate amount of risk about how property surrounding us may be redeveloped with
little flexibility about howwe mightposition ourselves in thatprocess. Because designation as
a Historic Landmark is an overlay zone, rather than an historic neighborhood designation,
none of the other property owners on this block are asked to bear the same risk.
Finally, we are pleased that you are considering each proposed designation separately. The
properties are not similarly situated and the owners have varying perspectives and
interests. The best decision for a particular property is not necessarily correct for another.
Smith also thanked Jim Larew for his remarks because the issues of making a commercial
property cash flow are part of what is at question here. This is not a residential house they
live in.
Freerks closed the public hearing.
Signs moved to recommend approval of REZ18-00008, an application to designate 319 E.
Bloomington Street as an Iowa City Historic Landmark and rezone from Central Business
Service (CB-2) to CB-2 with a Historic Preservation Overlay (CB-2/OHP).
Parsons seconded the motion.
Signs admitted he is struggling with this designation on this property (and perhaps a few
others) for the very reasons the Smith raised. He applauds the Historic Preservation
Commission for getting ahead of these things as opposed to the reactionary problem the City
faced with the cottages on South Dubuque Street. His concern, particularly for this home, it that
it is an island within a block of non -historic homes and it does potentially limit for property
owners, on all sides of that property, what can be done in those area. He struggles with
balancing the historic preservation needs and the needs of the greater community and
neighborhoods. Signs noted the frustration is it got to this point, to the point where this
historic house is surrounded by two parking lots. Signs referenced a property in Coralville
where one older home has held out and new development has been created all around it
likely leaving that one older home with diminished property value now.
Freerks asked if Miklo could talk about the zoning of the properties surrounding this
property. Miklo noted the area is zoned CB-2 and to the north a bit it changes to RNS-12.
He added that with regards to the two parking lots, the goal is for those to eventually be
built upon, but in the Northside Market Place Comprehensive Plan it talks about building at
a smaller scale compatible with what is there now and not building large downtown sized
buildings. Other new buildings in that area are of smaller nature as well. Miklo noted that
in terms of a Form -Based Code for this area the thought is they would codify what is there,
and allow two, three or four story buildings (if there is a bonus allowed) for some of the infill.
The goal is for a main street character, less density than downtown.
Hektoen added that with the home at 319 East Bloomington Street, with the nonconforming
additions those can be demolished and redeveloped.
Planning and Zoning Commission
March 15, 2018
Page 16 of 23
Freerks stated there are areas where there are islands of historic preservation throughout,
the just voted on recommending one on North Dodge Street, and in this case a good
portion of the lot could be developed, money could be made.
Miklo noted that the difference of a landmark and a historic district is that a historic district is
a whole area, and this whole neighborhood doesn't qualify for a historic district, so the
Historic Preservation Commission had to look at individual structures to see what rose to such a
special level in terms of architecture and history that is should be preserved as an individual
property. There are other properties in this area that are old, more than 50 years old, but they
don't rise to the level of character or have the background this property does.
Signs stated he also is struggling with another piece of this, because this planning process with
the North District is ongoing they know there is interest in coming up with a plan (for some time)
for this area, it seems premature to make these designations before that plan is complete.
Miklo said the current plan in place specifically identifies these two buildings (213 East Market
and 319 East Bloomington) being appropriate for preservation. The goal of the next planning
process is to come up with designs that are compatible for other lots in this area.
Martin asked if the homeowners (Smith and Rust) contacted either Miklo or Swaim to ask about
repercussions for the landmark designation. Miklo stated there was an open house back in
October when they invited property owners to explain the process, ramifications, and
regulations and after that there was a public hearing at the Historic Preservation Commission
level.
Freerks noted that living in a conservation area near downtown herself, she understands the
burden of rising property taxes and feels perhaps the City could find solutions to help alleviate
some of the tax burden for structures that are designated as landmarks so there is some type of
give-and-take. People are being asked to maintain their structures and uphold them in the
community, which can be more than honorable, so the City should also assist. Signs agreed
that would be a great idea. Miklo noted that topic came up on the discussions with the property
owners, and there is a provision in the Iowa Code that allows counties to abate property taxes
on historic properties. Therefore it is on the Historic Preservation Commission's work program
to explore that option with the Council.
Martin added that while she is supportive of this, as she wants to see these special properties
preserved, her hesitation is designating this particular property at 319 East Bloomington Street
without the support of the homeowner. Hektoen noted the Planning & Zoning Commission role
as is to review the designations for compliance to the Comprehensive Plan. The homeowner
has the right to object to this at the City Council level and could provoke a super majority
approval.
Freerks noted there are three specific Comprehensive Plan goals related to this proposal (Goal
1, Goal 7 and Goal 10) and she believes this clearly meets those goals and while she respects
the homeowner's views, she is in favor of the designation.
Signs understands as well the parameters of what the Planning & Zoning Commission is
charged to do and therefore will reluctantly vote to approve this.
A vote was taken and the motion carried 5-0.
Planning and Zoning Commission
March 15, 2018
Page 17 of 23
N�4dkiIIki"111E=1AiF1N�AiE:E111111114i
Discussion of an application submitted by the Historic Preservation Commission for a rezoning
to designate the property located at 412 N Dubuque Street as an Iowa City Historic Landmark.
Miklo sated this property is also located in the Central Planning District. It is zoned High Density
Multi Family and currently contains one dwelling. It was built shortly after the Civil War. The
Central District Plan encourages the investment in older housing stock and the maintenance of
a variety of housing. Designation of 412 N Dubuque Street would help achieve these goals as
well as the goal to identify and protect historic properties. Therefore staff finds this in
compliance with the Comprehensive Plan and recommends approval.
Freerks opened the public hearing.
Ginalie Swaim (Chair of the Historic Preservation Commission) noted this is a more modest
one-story brick cottage built in the 1860s which is associated with early brick makers and
masons. The house is associated with Sylvanus Johnson, purportedly the first brick maker in
town, David Boarts, a brick mason and eventually a prominent Iowa City builder. In
preservation the small simple house can be as significant as a large elaborate house and this
home represents the early brick cottages in Iowa City and there are very few remaining
examples so that is why this should be landmarked.
Freerks closed the public hearing.
Parson moved to recommend approval of REZ18-00006 an application to designate the
property located at 412 N Dubuque Street as an Iowa City Historic Landmark and rezone
from High Density Multi -Family Residential (RM-44) to RM-44 with a Historic Preservation
Overlay (RM-44/OHP).
Theobald seconded the motion.
Freerks noted there are three specific Comprehensive Plan goals related to this proposal (Goal
1, Goal 7 and Goal 10) and she believes this clearly meets those goals.
Martin asked if this property becomes a historic landmark would the owners have to change the
front door. Miklo said they would not have to change it but if they decided to do so the City
would provide direction for a door more suitable.
A vote was taken and the motion carried 5-0.
REZONING ITEM 1REZ18-000071:
Discussion of an application submitted by the Historic Preservation Commission for a rezoning
to designate the property located at 410-412 N Clinton Street as an Iowa City Historic
Landmark.
Miklo stated this property is also located in the Central Planning District and is also zoned High
Density Multi -Family Residential. It is currently used for multi -family dwelling units, the property
also includes a non -historic addition in the back as well as a garage. Miklo explained that in a
situation like this where there are non -historic elements of the property, the Historic
Planning and Zoning Commission
March 15, 2018
Page 18 of 23
Preservation Guidelines provide a lot of flexibility on how those are treated. They can be
removed or replaced. If replaced the goal would be any replacement to be compatible in design
with the historic structure. The Central District Plan encourages the investment in older housing
stock as well as the maintenance of a variety of housing and this particular building is a good
example of that, it has multiple dwellings in the building and contributes to the variety of housing
in the neighborhood. Designation of 410-412 North Clinton Street would help achieve that goal
as well as the more general goal of identifying and preserving historic properties.
Freerks opened the public hearing.
Ginalie Swaim (Chair of the Historic Preservation Commission) noted this is one of the oldest
brick houses discussed tonight in the Italianate style, it dates back to 1865 and has
considerable historic integrity with the windows, doors and brackets in the porch. The second -
floor windows have heavy stone sills and lintels and original shutters. Additionally this home is
historic due to its association with prominent citizens, the first owner was Dr. Milton B.
Cochrane, he served on the school board and went on to serve as a Civil War surgeon and then
became the first Superintendent of the Soldiers' Orphans Home at Davenport. The next owners
were Samuel Sharpless and his wife, Priscilla (Crain) Sharpless. Samuel Sharpless was a
director of the Johnson County Savings Bank, supervisor of various farming industries, and a
member of the Iowa City Council. Later the home was owned by the Dennis family, specifically
Gertrude Dennis who was locally involved in arts and music. Swaim noted it is remarkable that
a house dating back to the 1860s is still housing Iowa City residents all these years later.
Miklo added that after some research there are fewer than two dozen buildings surviving from
the Civil War in Iowa City.
Christopher Jones (Attorney, Neuzil, Sanderson & Sigafoose) is representing owner of the
property, Robert Crane, and wanted to state that he is not aware by law that the Planning &
Zoning Commission is only to look at the Comprehensive Plan as that limits them to how they
can vote only following the staff recommendation. That would appear as only a rubber stamp
and he encourages them to think beyond what the staff recommends. He notes this property is
particularly unique in that it is zoned as high -density residential property. Mr. Crane is opposing
this landmark designation for various reasons. Mr. Crane is a licensed real estate broker and
appraiser with over 40 years of appraisal experience and believes the negative impact on his
valuation will be significant and extreme. The purposes of historic preservation in Iowa City
include stabilizing and improving property values and strengthening the economy of the city.
The significant decrease in value is an unfair burden for Mr. Crane to bear without
compensation from the City. Rather than preserving and improving Mr. Crane's property value,
this designation will lower his value and may reduce the values of adjoining properties. This
property differs from other single-family homes in residential neighborhoods because it has
significantly higher income potential than most other residential properties due to the high -
density zoning in this location. Consequently, the restrictions from the historic landmark zoning
will significantly reduce the property's value and burden Mr. Crane far more than other property
owners who own older homes in Iowa City.
Additionally this property has been significantly altered. The 1965 addition changed the
character of this property so that a majority of the construction on the property is clearly not
historic. This apartment building is nine units attached to the older home, although it is not
connected inside and they do not share any common space. Mr. Crane has owned this
property since 1981 and has been renting it out, to mostly low-income individuals, currently
Planning and Zoning Commission
March 15, 2018
Page 19 of 23
there are nine units of housing in the rooming house that rent for $450.00 per month per room.
The one -bedroom apartments in the 1965 addition are self-sufficient units and each rent for
$560.00 per month. The rent for Mr. Crane's one -bedroom apartments are approximately 30%
less than the $822 month average rent in Iowa City. Most of the tenants on this property are not
students. Mr. Crane has been helping Iowa City meet the objective of providing affordable
housing since buying the property in 1981 in a neighborhood that has a convenient location
near the downtown business district that has good access to public transportation. The historic
landmark zoning regulations will impose additional burdens and costs on operating this property
that will be passed to tenants, many of whom have very low incomes. These additional costs
that will be passed to the tenants make the City's objective of having affordable housing more
difficult to achieve.
Robert Crane (410-412 N. Clinton Street) stated he's owned this property since 1981 and has
run it as a rooming house which has not been easy and is more difficult than apartments. He
has kept it as a rooming house in favor of the lower income people, many of the people that live
there are on assistance or help of some sort, and he works with that in his rents. He is very
concerned about this restoration stamp being placed on the home and any repairs and updates
will have to be kept at the 1865 style of the home will be very expensive. If that is to happen,
the gross expenses will go up, the income will go down, and so the result will need to be higher
rents. He is very concerned about the net income picture, he is also concerned about the
diminishment of value. He is an appraiser, he started work in November 1964, and a
diminishment in value means a loss in value. He has proof, one buyer that has been interested
in the property for some number of years but has now said "if it gets a restoration stamp on it I
am not interested". Crane questions what the Commission thinks it will cost him if this goes
forward. He also notes that more importantly this is not a good fit, when the nine unit apartment
was added in 1965 that destroyed the historic image of this building and it does not belong in a
historic register. It is just not a good fit. He would appreciate the Commission's consideration to
have this not move forward.
Swaim countered that there is no restoration stamp, and that is not even a term they use in
determining these landmarks. If Mr. Crane was going to do improvements to his property that
required a building permit after the landmark status then the permit would have to go before the
Historic Preservation Commission. If the improvements were on the 1965 addition the Historic
Preservation Commission would not require that the addition look like it was part of the 1865
home. In terms of non -historic components on a historic building, the Historic Preservation
Commission is generally quite flexible in allowing renovations. This house has maintained its
19-century elements and would ask that those be retained, and kept in good repair, but they
would not ask him to do anything. The procedure to get a design review is quite straightforward
and streamlined, often approved by staff. In terms of the addition destroying the historical
integrity of the house, from the back it does look strange, but it was put on without destroying
the original integrity of the house.
Miklo added that the City does not require someone to proactively restore a building, they will
provide some incentives, but not demand that a building be restored. He also noted that one of
the goals of the Central District Plan, is preservation of affordable housing stock and this house
is unique with fairly small rooming units and one -bedroom units. If this house was to be
removed and new construction was to be placed here, rent per bedroom would probably be
considerably more.
Signs noted that it is a pretty deep lot, could an owner demolish the modern addition and build
anything new on the back half of the property. Miklo said that could be a possibility, the design
of it would be reviewed by the Historic Preservation Commission to show it is compatible.
Planning and Zoning Commission
March 15, 2018
Page 20 of 23
Jones addressed the concerns about being directed to restore the building and pointed to
section 7.2 of the Historic Preservation handbook does make it very clear that the Historic
Preservation Commission may file a petition with the City Building Office to require an
investigation into any applicable building or structural problems due to neglect or deterioration.
Therefore the Historic Preservation Commission can initiate proceedings to require repairs. The
handbook goes on to say "failure to comply with the stated action may result in penalties and/or
legal action" so to say the landmark designation does not require any additional repairs is false,
because it does allow the Historic Preservation Commission to initiate proceedings it wouldn't
otherwise be authorized to initiate. He understands any property not meeting Building Codes
could cause City initiation, but with the addition of the landmark designation the Historic
Preservation Commission can initiate proceedings it wouldn't otherwise be able.
Miklo confirmed that what Jones stated was true, but it was also the same standards the
Building Official apply during a routine rental inspection.
Freerks asked if the Historic Preservation Commission had ever initiated a case such as that.
Miklo would have to check records, he could not recall. He added as a rental property it is
required to be maintained.
Jones is strongly urging the Planning & Zoning Commission to reject this proposal, but if they do
approve his client would like to pursue separating the back portion of the property perhaps with
a survey and new legal description and have the zoning overlay end at the end of the older
home. Hektoen noted that at the time of a redevelopment it could be addressed. Miklo added
that the advantages to the property owner for having the whole property under the historic
overlay zone is the allowance of developmental rights and other exceptions that come with a
landmark designation overlay.
Signs agreed and noted he was inquiring about that earlier to see if it was possible to demolish
the addition part and perhaps redevelop it for more income possibilities. Signs asked if this item
could be deferred so options could be researched for these people. He also stated that in the
future when historical buildings are discussed they should have photos of the buildings from all
angles.
Freerks closed the public hearing.
Signs moved to recommend approval of REZ18-00007, an application to designate 410-
412 North Clinton Street as an Iowa City Historic Landmark and rezone from High Density
Multi -Family Residential (RM-44) to RM-44 with a Historic Preservation Overlay (RM-
44/OHP).
Martin seconded the motion.
Signs noted he is more inclined to approve this as he learns there are options for the property
owner that could be economically viable.
Freerks agreed it was good to have the conversation about options as well as the benefits for
the historical designation. She reiterated that no one wants to push undue burden on a
homeowner and also would like the City to look into a way for some tax relief on these types of
properties.
Theobald said that she first noticed the historic and attractive qualities of this building several
years ago and is glad to see that the City is being proactive regarding its preservation.
A vote was taken and the motion carried 5-0.
Planning and Zoning Commission
March 15, 2018
Page 21 of 23
DEVELOPMENT ITEM (SUB18-00002):
Discussion of an application submitted by University Lake Partners, II for preliminary plat of
Forest Hills Estates, a 53.29-acre 5-lot subdivision with 4 residential lots and 1 commercial
office lot located south of Interstate 80 west of Prairie Du Chien Road.
Miklo noted that the Commission recommended approval of rezoning this area a few weeks
ago, this action would be to create the five lots that were shown in the Planned Development
Overlay Plan. Lot one is for the commercial office, lot two for seven townhouses, lot three for
the senior housing, lot four for townhouses, and lot five for townhouses. Outlot A would be
permanent open space and preservation of the woodlands and Outlot B will be dedicated to the
City and become part of the right-of-way for Foster Road. Miklo stated this item was deferred at
the last meeting because the stormwater management had not been approved by the City
Engineer but since that meeting revised plans have been submitted, reviewed and approved by
the City Engineer. Therefore staff is now recommending approval.
Freerks opened the public hearing.
Rob Decker (Project Manager) came forward and noted they did some minor edits to the plans
when working with City Engineer by revising the stormwater design and some of the elements
shown on it, they adjusted a few property borders and erosion control items.
Freerks closed the public hearing.
Signs moved to approve SUB18-00002 an application submitted by University Lake
Partners, II for preliminary plat of Forest Hills Estates, a 53.29-acre 5-lot subdivision with
4 residential lots and 1 commercial office lot located south of Interstate 80 west of Prairie
Du Chien Road.
Martin seconded the motion.
Freerks said the Commission has seen this in the past and it looks good.
Martin asked if the outlot on Prairie Du Chien was contiguous to the rest of the lots. Miklo
agreed and said a warranty deed would be issued for that outlot.
A vote was taken and the motion carried 5-0.
DEVELOPMENT ITEM (SUB18-00003):
Discussion of an application submitted by Stewart Road Development, LLC for a preliminary
plat of Pine Grove Estates, a 4.59-acre 4-lot residential subdivision for property located at 3910
Stewart Road NE in Fringe Area A of the Iowa City/Johnson County Fringe Area Agreement.
Bochner stated this property is in the County but within two miles of the City and therefore in the
Fringe Area Agreement. However it is not within Iowa City's growth area so it is not anticipated
it will be annexed into the City. It is located on the corner of Dubuque Road and Stewart Road,
it is about 4.5 acres and the proposal is to subdivide it into four lots, each one a little over one
acre. Access will be provided on a short private road that ends in a cul-de-sac. The
Comprehensive Plan sees this area as appropriate for residential development and is County
Planning and Zoning Commission
March 15, 2018
Page 22 of 23
zoned residential. The subdivision will be served by a private water well and septic system
which will need to be approved by the County Health Department. For stormwater management
the preliminary plat shows vegetated bio-swales with subdrains located on either side of the
proposed Pine Grove Lane. Overall, the subdivision will need to comply with County stormwater
management standards.
Staff recommends approval of SUB18-00003, an application submitted by Stewart Road
Development, LLC, for a preliminary plat of Pine Grove Estates, a 4-lot, 4.59-acre residential
subdivision located at 3910 Stewart Road NE.
Theobald asked about the house that is currently on property and how close the new road is to
that driveway. Miklo said he believes they will remove the existing house.
Freerks opened the public hearing.
Rob Decker (Project Manager) is unable to answer the question about the new driveway, he is
not as familiar with this project and is covering this meeting for another engineer. His gut tells
him it will be in the same place. He added they will also be adding in some soil conservation on
the property.
Larry Svobada stated he has no financial stake in this project, he came just to listen, but he
added he does know the person that owns the property and the house will be removed.
Freerks closed the public hearing.
Signs moved to recommend approval of SUB18-00003 an application submitted by
Stewart Road Development, LLC for a preliminary plat of Pine Grove Estates, a 4.59-acre
4-lot residential subdivision for property located at 3910 Stewart Road NE in Fringe Area
A of the Iowa City/Johnson County Fringe Area Agreement.
Parsons seconded the motion.
Freerks noted it seems straightforward and should be a nice development.
A vote was taken and the motion carried 5-0.
CONSIDERATION OF MEETING MINUTES: FEBRUARY 15 AND MARCH 1, 2018:
Signs moved to approve the meeting minutes of February 15 and March 1, 2018 with edits
submitted.
Signs noted that it appears some of his discussion in the March 1 meeting was not shown in the
minutes, he will summarize his thoughts and submit that for the official record. Miklo noted that
the meeting tape recorder was not working for the whole meeting so some was missed.
Parson seconded the motion.
A vote was taken and the motion passed 5-0.
Adjournment:
Parsons moved to adjourn.
Signs seconded.
A vote was taken and the motion passed 5-0.
PLANNING & ZONING COMMISSION
ATTENDANCE RECORD
2017 - 2018
7/6
7/20
8/3
8/17
9/7
9/21
10/5
10/19
11/2
12/7
12/21
1/4
1/18
2/15
3/1
(W.S)
3/12
3/15
DYER, CAROLYN
X
X
X
X
X
X
X
X
O/E
X
X
X
X
X
X
X
O/E
FREERKS, ANN
X
X
X
O/E
X
X
X
X
X
O/E
X
X
O/E
X
X
X
X
HENSCH, MIKE
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
O/E
O/E
MARTIN, PHOEBE
X
X
X
X
X
X
X
X
X
X
O/E
O/E
X
X
X
O/E
X
PARSONS, MAX
X
X
X
X
O/E
X
X
X
X
X
X
X
X
O/E
X
X
X
SIGNS, MARK
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
THEOBALD, JODIE
X
X
O/E
X
X
X
X
X
X
X
X
O/E
X
O/E
X
X
X
KEY: X = Present
O = Absent
O/E = Absent/Excused
--- = Not a Member
MINUTES PRELIMINARY
PLANNING AND ZONING COMMISSION
A P R I L 2, 2018 — 5:15 PM —WORK SESSION
HELLING CONFERENCE ROOM, CITY HALL
MEMBERS PRESENT:
Carolyn Dyer, Ann Freerks, Mike Hensch, Phoebe Martin, Max
Parsons, Mark Signs, Jodie Theobald
MEMBERS ABSENT:
STAFF PRESENT:
Sara Hektoen, Bob Miklo, Sarah Walz
OTHERS PRESENT:
Freerks called the meeting to order at 5:15 PM.
REZONING ITEM (REZ18-00002):
Discussion of an application submitted by Ross Nusser for a rezoning of approximately 1.89
acres from Planned Development Overlay/High Density Single Family Residential (OPD/RM-12)
zone to Low Density Multifamily Residential (RM-12) zone for the property located at 1705 Prairie
Du Chien Road.
Walz noted the Commission had asked for more information and staff is hopeful that by
Thursday's meeting the applicant will have a proposal regarding relocation assistance for current
residents.
Martin asked if the confusion is because City Council stated that there had to be 12 units
displaced to require a relocation plan and there are only 10 in this situation. Hektoen said that is
for projects where there is no rezoning, there is a rezoning in this situation and the Commission
can impose conditions to meet public need imposed by the rezoning and require relocation or
transition plans.
Walz noted that this is a unique situation as it is manufactured housing and while a person may
own their home, they have no rights to the land. Freerks added that because the home are all
older and may not be able to be moved, so this is a special case and not like an apartment
structure that is being removed and there are other apartment options.
Freerks also asked if the homes were rented, who received the relocation money, the home
owner or the renter. Those are the details and questions that need to be decided. Walz said
most are long-term occupied, but unsure of how many are owner -occupied or rentals. Freerks
added that in the past they have required relocation plans for manufactured housing areas
before, such as when HyVee was built on 1It Avenue, so there are plans to follow.
Parsons added that these situations are difficult and it takes a while to go through all the steps
and make sure the best solution is found.
Planning and Zoning Commission
April 2, 2018 — Work Session
Page 2 of 6
Freerks asked about the proposal, and the underground parking and the outdoor plaza. Walz
said that will likely be patio space. Freerks noted that the best view from that property is the
back and perhaps that is where the outdoor plaza should be.
Parsons asked if the building was two or three stories. There was an indication that it would be
limited to two but some of the pictures show three. Walz said staff has not had a chance to have
a conversation with the applicant to clarify, her sense is that the photos they submitted are
examples of possible designs.
Freerks noted she hopes the applicant has design images to show on Thursday to the
Commission. Miklo stated the applicant expressed a concern regarding the expense of drawing
up a design plan with the uncertainty of when the rezoning would be approved. Miklo felt the
bigger concern for the Commission and Council should be the relocation. Walz added that staff
felt if the applicant is unsure of what exactly they wanted to build, if they could at least present
footprints of how they would arrange the lot, a concept of how many units they would propose,
etc.
REZONING ITEM (REZ17-00015):
Discussion of an application submitted by Cardinal Pointe West, LLC for a rezoning of
approximately 7.84 acres from Interim Development Research Development Park (IDRP) zone to
Low Density Multifamily (RM-12) zone for the property located west of Camp Cardinal Boulevard
and east of Deer Creek Road.
Miklo recalled one of the concerns of the Commission at the last meeting were the buffer from
the Highway 218 and the applicant has submitted a new plan. When the City rewrote the
Subdivision Code in 2008 they did research and looked at HUD and DOT guidelines about
residential development near highways and of course the farther you get away, the better, and
there is also a decibel level that is considered acceptable through HUD (for financing). So that is
when the 300 foot buffer was created, from research as to that being where the noise level
begins to drop off. The other concern is the fumes, the closer one lives to the highway the more
carcinogens one is exposed to. So those are the rationales for the City's guideline of 300 feet
buffer.
Hektoen added that this situation is similar to the last one, it is not required by zoning for this
situation to have the 300 foot buffer (it is not a subdivision), however again the Commission can
the Commission can impose conditions to meet public need imposed by the rezoning. Freerks
stated this is exactly a situation where they would apply such a condition as a principle.
Miklo clarified that the 300 feet is measured from the right-of-way of Highway 218. He stated
that the applicant has submitted a new plan to address the concerns of the Commission.
Previously the one building was 35 feet from the property line and approximately 190 feet from
Highway 218 and the new plan shows that building 67 feet from the property line and about 230
feet from Highway 218. In moving the building back 30 feet they then were also able to provide a
landscaping buffer on their property, not partially in the city right-of-way as previously shown.
The City Forrester had voiced a concern regarding being responsible for maintaining trees in that
location. Additionally moving the tree buffers 30 feet places them higher on the lot and better
Planning and Zoning Commission
April 2, 2018 — Work Session
Page 3 of 6
able to buffer.
Miklo stated to achieve the greater setback the applicant basically cut off the ends of the
buildings and took that square footage and added it to a fourth floor to two of the buildings, one
building will remain only three floors. Miklo added that the Zoning Code allows for the maximum
height of the building to be increased because they have increased the front, side and rear
setbacks. In this situation, with the increased setbacks proposed on this plan, building A may
have a maximum height of 64 feet; it is proposed to be approximately 50 feet tall. Building B is
allowed a height of 58 feet; it is proposed to be approximately 60 feet tall. Building C is allowed a
height of 50 feet; it is proposed to be approximately 60 feet tall. The result is a 2 foot height
increase above what is allowed in the RM-12 zone for building B and a 10 foot height increase
for building C. Therefore, the applicant is requesting approval of a Planned Development
Overlay (OPD) to allow buildings B and C to be increased in height. Miklo noted the criteria for
review of a Planned Development Overlay are listed in the staff memo and noted that staff is still
reviewing the recently submitted OPD plan and hopes to present additional comments at the
April 5 meeting.
Freerks asked if the number of total units remains the same from the old plan to the new. Miklo
said there are two additional units added with the additional floor.
Miklo noted the other concern of the Commission was the usable open space for residents and
the applicant has addressed that by adding four deck structures that would provide outdoor
space overlooking the pond that is located to the north of this property. A sidewalk is proposed to
provide a pedestrian connection between the buildings and the deck space.
Freerks asked about the criteria for the Planned Development Overlay noting that Section 14-3A-
4 of the zoning code allows consideration of variations in the dimensional requirements including
building height in order to facilitate the provision of desired neighborhood amenities or open
space and if the criteria reviewed addresses that. Miklo said it is a subjective call that the
Commission makes to ensure it will be a livable neighborhood. Freerks is concerned because
she feels the application is just meeting the minimum standards and wants to make sure the
Commission has some leeway to set guidelines the Planned Development Overlay must meet.
Miklo noted the only other way to meet the standards is for the applicant to lose parts of the
buildings and number of units.
Freerks noted that Section 14-3A-4 of the zoning code states: desired neighborhood amenities or
open space; to preserve or protect natural, historic, or cultural features; to achieve compatibility
with surrounding development; or to create a distinctive or innovative neighborhood environment.
Signs asked how many stories were the Village Cooperative building and the building on Camp
Cardinal Boulevard. Miklo was unsure, but knew the Village Cooperative building to the north
was at least three stories with underground parking. The building is actually in Coralville.
Martin reiterated that again these areas (here and also the Prairie Du Chien application) are at
entrances to Iowa City and should be maintained and kept at a certain level. She doesn't feel
this proposal speaks to her in a way that shows what the community gains from this
development, does it fill a need, will it enhance the entrance to Iowa City.
Hensch does feel it will fulfill a need, if someone is a commuter to Cedar Rapids, this area is
Planning and Zoning Commission
April 2, 2018 — Work Session
Page 4 of 6
ideal for access to Highway 218. He also noted that when the quarry is abandoned in the future
the land will be dedicated to the County and used for recreation so that area will be nice for
residents. Hensch agrees it is a very difficult parcel to develop, but he feels it fills a niche for
commuters, and it is their obligation to make it as healthful as they can given people will know
they are moving in next to Highway 218. The Commissions role is to mitigate sound, health
hazards, try to make some amenities for people that live there. He doesn't see this a long-term
housing for people, more a year or two until they transition to something else. It can be a
pleasant experience for them, there are a lot of trees in the area with a view of the pond, it is just
next to a major highway.
Freerks noted her concern is that it seems applicants are always just meeting the minimums or
asking for exceptions and while there are checks and balances in place for such requests it
seems like they are asking and need more accommodations and she doesn't feel this application
creates a distinctive and innovative environment or protects a cultural or historical feature as
called for OPD zoning waivers. She is concerned they are always setting precedents, if they
approve an application for one, what's to say they don't do this for everyone and that is why they
have standards and exceptions to the standards, but now they are creating exceptions to the
exceptions of the standards.
Hensch agrees there isn't any cultural or historical about the area but what they can do is be
innovative by how the buildings appear. People will drive by this every day and may say "those
are cool buildings" because it will be visible from the highway. The Commission can require a
more innovative design due to the location and visibility.
Theobald agrees with Freerks and would like to see the applicant needs to bring the proposal up
to better standards. Parsons agreed, he would like to see a better building design and
something distinctive.
Miklo asked the Commission how they felt about the outdoor deck areas, if it was sufficient.
Freerks feels it is better, it is still minimal. Martin agreed, it is an effort. Signs would like to see
sketches to make sure they are child -safe.
Hektoen asked about the setback from Highway 218 and if the Commission felt that and the
landscaping buffer was sufficient. Freerks said having the tree buffer on the applicant's property
rather than the city right-of-way was a good start. However, the added height may affect the
ability to buffer the noise.
Hensch suggested that if the Commission approves the added building height, perhaps they can
require more mature tree plantings so residents won't have to wait 15 years to get something out
of the trees.
Martin asked about the fire truck lanes. Miklo said there must be a surface where a fire truck can
park to fight a fire and the one building did not meet that requirement so a lane was added.
Signs feels that the layout does preserve a lot of the woodland trees and the applicant should be
given credit for that. Theobald questions how much of the woodland will be damaged or
removed once they get in there and start doing construction. Oaks have very shallow roots and
could be damaged by a large truck running over it. She added that construction fences often
damage trees, the barrier levels for fences and construction vehicles are often insufficient to
Planning and Zoning Commission
April 2, 2018 — Work Session
Page 5 of 6
protect the trees.
Signs proposed the developer looking at making that fire lane from a mesh like concrete
substance that would allow grass to grow as well to keep that area green. Miklo said he would
check with the Fire Marshall to ask about such options.
Adjournment:
Martin moved to adjourn.
Signs seconded.
A vote was taken and the motion passed 7-0.
PLANNING & ZONING COMMISSION
ATTENDANCE RECORD
2017 - 2018
7/20
8/3
8/17
9/7
9/21
10/5
10/19
11/2
12/7
12/21
1/4
1/18
2/15
3/1
(W.S)
3/12
3/15
(W.S.)
4/2
DYER, CAROLYN
X
X
X
X
X
X
X
O/E
X
X
X
X
X
X
X
O/E
X
FREERKS, ANN
X
X
O/E
X
X
X
X
X
O/E
X
X
O/E
X
X
X
X
X
HENSCH, MIKE
X
X
X
X
X
X
X
X
X
X
X
X
X
X
O/E
O/E
X
MARTIN, PHOEBE
X
X
X
X
X
X
X
X
X
O/E
O/E
X
X
X
O/E
X
X
PARSONS, MAX
X
X
X
O/E
X
X
X
X
X
X
X
X
O/E
X
X
X
X
SIGNS, MARK
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
THEOBALD, JODIE
X
O/E
X
X
X
X
X
X
X
X
O/E
X
O/E
X
X
X
X
KEY: X = Present
O = Absent
O/E = Absent/Excused
--- = Not a Member