HomeMy WebLinkAbout01-18-2018 Planning and Zoning CommissionIowa City
Planning & Zoning Commission
a.
Formal Meeting
Thursday, January 18, 2018
7:00 PM I•
Emma Harvat Hall - City Hall
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Department of Neighborhood
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11
CITY._
CITY OF IOWA CITY �
UNESCO CITY OF LITERATURE
PLANNING AND ZONING COMMISSION
Thursday, January 18, 2018 - 7:00 PM
Formal Meeting
Emma Harvat Hall
Iowa City City Hall
410 E. Washington Street
AGENDA:
A. Call to Order
B. Roll Call
C. Public Discussion of Any Item Not on the Agenda
D. Rezoning Item
Discussion of an application submitted by University Lake Partners 11, LLC, for a rezoning of
approximately 53.29 acres from High Density Single Family Residential (RS-12) zone to
Planned Development Overlay/High Density Single Family Residential (OPD/RS-12) for
approximately 50.11 acres and Commercial Office (CO-1) zone for approximately 3.18
acres, located south of 1-80 west of Prairie Du Chien Road. (REV 7-00017)
E. Consideration of Meeting Minutes: January 4, 2018
F. Planning & Zoning Information
G. Adjournment
If you will need disability -related accommodations in order to participate in this meeting, please contact Bob
Milko, Urban Planning, at 319-356-5240 or at bob-miklo@iowa-city.org. Early requests are strongly
encouraged to allow sufficient time to meet your access needs.
Upcoming Planning & Zoning Commission Meetings
Formal: February 1/ February 15 / March 1
Informal: Scheduled as needed.
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CITY OF IOWA CITY
ND
Date: January 12, 2018
To: Planning and Zoning Commission
From: Bob Miklo, Senior Planner
Re: REZ17-00017 Foster Road
The applicant has indicated that a revised Sensitive Areas Development Plan will be submitted.
Staff will review the revised plan and provide comments at the January 18 Planning and Zoning
Commission meeting.
APPLICATION FOR REZONING
FOSTER ROAD PLANNED DEVELOPMENT
SENSITIVE AREAS DEVELOPMENT PLAN
(REVISED 01.18.18)
IN THE CITY OF IOWA CITY, JOHNSON COUNTY, IOWA
APPLICANT INFORMATION SITE INFORMATION
PROPERTY OWNER:
WASHINGTON PARK PARTNERS
PO BOX 2208
IOWA CITY, IA 52244-2208
319-351-6788
PROJECT APPLICANT:
UNIVERSITY LAKE PARTNERS II, LLC
340 HERKY STREET
NORTH LIBERTY, IA 52317
319-351-6788
LEGAL DESCRIPTION
SUBMITTED SEPARATELY
PROPERTY INFORMATION:
PROPERTY AREA
CURRENT ZONING
PROPOSED ZONING
REQUESTED VARIANCES:
53.29 ACRES
RS-12
OPD-12 & CO-1
1. MINIMUM 40' FRONT SETBACK REQUIRED ALONG ANY LOT
LINE ABUTTING AN ARTERIAL STREET. PROJECT
PROPOSES VARIOUS FRONT SETBACKS DEPENDENT ON
USE AND BUILDING HEIGHT
2. UNDERLYING ZONE IS RS-12; PROJECT PROPOSES
MULTI -FAMILY USE.
3. MINIMUM 10' SEPARATION BETWEEN BUILDINGS AND
PAVING; PROJECT PROPOSES 4' SEPARATION AT 4
LOCATIONS ON LOT 4 FROM BUILDING TO BACK OF
SIDEWALK.
BUILDING SETBACK INFORMATION:
FRONT YARD 15 FEET
SIDE YARD 10 FEET
REAR YARD 20 FEET
PARCEL #0734380001
10.79 ACRES
**** EXISTING LOT LINES SHOWN HERE. PROPOSED LOT LINES
SHOWN ON PLANS ARE CONCEPTUAL ONLY AND SUBJECT TO
CHANGE. FINAL LOT LINES WILL BE PROVIDED WITH PLAT
SUBMITTAL.
PROJECT VICINITY MAP
-r"W River
4LINDER
PROJECT
LOCATION
ATKINSpR
(IOWA CITY CORPORATE LIMITS)
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IOWA CITY, JOHNSON COUNTY, IOWA
PARCEL #0734454001
PARCEL #0734454002 5.14 ACRES
7.97 ACRES
PARCEL #1003126003
21.65 ACRES
PARCEL #1003126003
PARCEL #0734484001
1.95 ACRES
PARCEL 41003126003
PARCEL #1003102006
1.91 ACRES
PARCEL #0734484003
0.25 ACRES
INDEX OF SHEETS
SHEET
TITLE
C0.00
COVER SHEET
CIVIL
C1.00
EXISTING TOPOGRAPHIC PLAN
C1.01
DENSITY EXHIBIT
C1.02
EXISTING SENSITIVE AREAS
C1.03
PROPOSED LOT LAYOUT/PLAT
C2.00
SENSITIVE AREAS DEVELOPMENT PLAN
C2.01
SITE PLAN - LOTS 1 & 2
C2.02
SITE PLAN - LOT 3
C2.03
SITE PLAN - LOT 4
C2.04
SITE PLAN - LOT 5
C3.00
RENDERING OVERVIEW
C3.01
UNIT A RENDERINGS
C3.02
UNIT B RENDERINGS
C3.03
UNIT C RENDERINGS
LANDSCAPE
L1.01
LANDSCAPE PLAN - LOTS 1 & 2
BUILDING INFORMATION
BUILDING INFORMATION:
SENIOR HOUSING 99,906 SF
SENIOR HOUSING W/GARAGE PARKING 133,715 SF
TOWNHOMES 54,722 SF
UNIT BREAKDOWN
SENIOR HOUSING:
1-BEDROOM UNITS 3
2-BEDROOM UNITS 24
3-BEDROOM UNITS 26
MULTI -FAMILY RESIDENTIAL:
W
F
PROJECT NUMBER:
17-0540
PROJECT NAME:
FOSTER ROAD
DEVELOPMENT
ENGINEER:
hbk
ENGINEERING
W W W.H B KENGIN E ERIN G.COM
OWNER:
WASHINGTON PARK PARTNERS
PO BOX 2208
IOWA CITY, IA 52244-2208
319-351-6788
DEVELOPER:
UNIVERSITY LAKE
PARTNERS II, LLC
340 HERKY STREET
NORTH LIBERTY, IA 52317
319-351-6788
DATE SUBMITTED:
3-BEDROOM UNITS 59 01 18 2018 H
TOTAL UNITS 112
DRAWING LOG
1 REV I ISSUED FOR I DATE 1
PROJECT MANAGER:
A.ASHBACKER
DRAWN BY: CHECKED BY:
SPR AA
SHEET TITLE:
COVER SHEET
SHEET:
C0.00
0 60 120 240
GRAPHIC SCALE
/— — — — — — — — — — — — —
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PROJECT NUMBER:
17-0540
PROJECT NAME:
FOSTER ROAD
DEVELOPMENT
ENGINEER:
hbk
ENGINEERING
W W W.HBKENGINEERING.COM
OWNER:
WASHINGTON PARK PARTNERS
PO BOX 2208
IOWA CITY, IA 52244-2208
319-351-6788
DEVELOPER:
UNIVERSITY LAKE
PARTNERS II, LLC
340 HERKY STREET
NORTH LIBERTY, IA 52317
319-351-6788
DATE SUBMITTED:
01-18-2018
DRAWING LOG
REV ISSUED FOR DATE
PROJECT MANAGER:
A.ASHBACKER
DRAWN BY: CHECKED BY:
SPR AA
SHEET TITLE:
TOPOGRAPHIC SU
SHEET:
C1.00
DENSITY SCHEMATIC
DENSITY ANALYSIS
PLANNED DEVELOPMENT OVERLAY ZONE
UNDERLYING BASE ZONE: RS-12
MAXIMUM RESIDENTIAL DENSITY (14-3A-4.D.2): 13 DWELLING
UNITS/ACRE
MINIMUM LOT SIZE (DUPLEXES, TABLE 14-2A-2): 6,000 SF
MINIMUM AREA/UNIT (DUPLEXES): 3,000 SF
RS-12 DUPLEX LOT DIMESIONS:
MINIMUM LOT WIDTH: 55 FEET
FRONTAGE: 40 FEET
FRONT SETBACK: 15 FEET
SIDE SETBACK: 5 FEET+ 2 FEET PER STORY OVER 2 STORIES
REAR SETBACK: 20 FEET
::7
TRADITIONAL LAYOUT
GROSS SQUARE FOOTAGE: 2,321,377 SF = 53.29 AC
RIGHT-OF-WAY (MIN 60' WIDTH): 822,315 SF
NET DEVELOPABLE SQUARE FOOTAGE: 1,499,062 SF = 34.41 AC
SCHEMATIC DENSITY SHOWN: 194 LOTS; 388 DUs
ALLOWABLE DENSITY PER RS-12: 34.41 AC * 13DU/AC = 447 DUs
PROPOSED DEVELOPMENT
GROSS SQUARE FOOTAGE: 2,321,377 SF = 53.29 AC
RIGHT OF WAY (60' WIDTH): 148,620 SF
DEVELOPED AREA: 696,450 SF = 15.98 AC
OPEN SPACE PRESERVED: 1,476,307 SF = 33.89 ACRES
PROPOSED DENSITY: 112 DUs
0 75 150 300
GRAPHIC SCALE
w+hbk E
PROJECT NUMBER:
17-0540
PROJECT NAME:
FOSTER ROAD
DEVELOPMENT
ENGINEER:
hbk
ENGINEERING
W W W.HBKENGINEERING.COM
OWNER:
WASHINGTON PARK PARTNERS
PO BOX 2208
IOWA CITY, IA 52244-2208
319-351-6788
DEVELOPER:
UNIVERSITY LAKE
PARTNERS II, LLC
340 HERKY STREET
NORTH LIBERTY, IA 52317
319-351-6788
DATE SUBMITTED:
01-18-2018
DRAWING LOG
1 REV I ISSUED FOR I DATE 1
PROJECT MANAGER:
A.ASHBACKER
DRAWN BY: CHECKED BY:
SPR AA
SHEET TITLE:
DENSITY EXHIBIT
SHEET:
C1.01
I 0 60 120 240
I
GRAPHIC SCALE
1
1 I
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PROTECTED SLOPE
(40 /o+)
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\/ 11 1 Il I PROTECTED SLOPE
BUFFER
STEEP SLOPE
(18-25%)
STREAM BUFFER
CRITICAL SLOPE
WETLANDS
/ 50'BUFFER
WETLANDS
100' BUFFER
WOODLANDS
),
It
WhbkE
PROJECT NUMBER:
17-0540
PROJECT NAME:
FOSTER ROAD
DEVELOPMENT
ENGINEER:
ENGINEERING
II I WWW.HBKENGINEERING.COM I'
OWNER:
WASHINGTON PARK PARTNERS
PO BOX 2208
IOWA CITY, IA 52244-2208
319-351-6788
DEVELOPER:
UNIVERSITY LAKE
PARTNERS II, LLC
340 HERKY STREET
NORTH LIBERTY, IA 52317
319-351-6788
DATE SUBMITTED:
01-18-2018
DRAWING LOG
REV ISSUED FOR DATE
PROJECT MANAGER:
A.ASHBACKER
DRAWN BY: CHECKED BY:
SPR I AA
SHEET TITLE:
SENSITIVE AREAS
SHEET:
C1.02
131.30'
8- S3
I �
S 84°49'36" W 78.49'
S 83'23'15" W
21.14'
N 87°51'10" E 508.72' S 84"5917" E 252.30'
NS y3tiy ti�
66 R�11 NJ 20, ,A6
s �gQ Q1 '2 'o 4p S 86°29'30" W
148 51'
w
o OUTLOT "A"
N 23.87 AC.
z
PRIVATE OPEN SPACE
S 89'25'10" W 1570.94'
POINT OF COMMENCEMENT
w
Al
247.97'
S 89'56'10" E
S 89°29'51" W
700.42'
LOT 4
9.52 AC.
S 88°00'13" W 442.75'
IY�]I��t�3�:3XHI�I�II�[r
0 y2
O R0919
S 46°48'57" W
67.36'
1iF
L=429.59'
R=467.00'
BRG=N 70°27'12" E
CH=414.60'
N 70°47'48" W
N 89'54'16" W 275.90'
L=69.30'
R=533.00'
BRG=N 86°55'25" W
CH=69.25'
83°7ill 7'
83. 14'
8�14
S 83°11'17'
962.88'
N 89'56'10" W
FY:P3i�i0f[Ol�il
S 58°13'50" W 11
S 89°41'34" W 14.
S 02°30'21" E 101.16'
S 02°30'21" E 1
N 89°29'51" E 706.96'
LOT 3
6.00 AC.
3Aa 9p �
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3
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LOT 2
0.79 AC.
N 89°29'51" E
124.34'
w
N O
N �
N °
N 89°59'20" W
462.52'
LOT 1 S 89°41'34" W
3.18 AC.
N 01016'03" W 118.69'�
S 24'28'16" E
`N 88'47'17" E 15.52'
%
N 88'47'17" E
p1
126.99'
e= ay3 ti6 2
$o
1 8.31'
0
0�
S 8 °29'51" W
L=175.47'
R=a
BRG=S 77°10'48" 48" W W
OUTLOT "B"
CH=174.27'
0.26 AC.
L=58.46'
PRIVATE O N
BRG S37°36'11"W
S15°44'29P9CC85.12'
CH=58.41'
S 46°58'29" E 22.31
N 89°28'31" E 603.15'
LOT 5
6.53 AC.
Kt
ti9
S 89°28'31" W 15.
S 01 °39'24" E 141
89°15'39" W 161.98'
0 60 120 240
GRAPHIC SCALE
FOSTER ROAD DEVELOPMENT PLAT
FOR CONCEPTUAL USE ONLY
WhbkE
PROJECT NUMBER:
17-0540
PROJECT NAME:
FOSTER ROAD
DEVELOPMENT
ENGINEER:
hbk
ENGINEERING
IWWW.HBKENGINEERING.COM I
OWNER:
WASHINGTON PARK PARTNERS
PO BOX 2208
IOWA CITY, IA 52244-2208
319-351-6788
DEVELOPER:
UNIVERSITY LAKE
PARTNERS II, LLC
340 HERKY STREET
NORTH LIBERTY, IA 52317
319-351-6788
DATE SUBMITTED:
01-18-2018
DRAWING LOG
REV ISSUED FOR DATE
PROJECT MANAGER:
A.ASHBACKER
DRAWN BY: CHECKED BY:
SPR AA
SHEET TITLE:
PLAT
SHEET:
C1.03
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PROJECT NUMBER:
17-0540
PROJECT NAME:
FOSTER ROAD
DEVELOPMENT
ENGINEERING
IWWW.HBKENGINEERIN G.COM I
OWNER:
WASHINGTON PARK PARTNERS
PO BOX 2208
IOWA CITY, IA 52244-2208
319-351-6788
-lk , /,%i%1 LEGEND UNIVERSITY LAKE
PARTNERS II, LLC
PROTECTED SLOPE
(40%+) 340 HERKY STREET
NORTH LIBERTY, IA 52317
319-351-6788
PROTECTED SLOPE
y BUFFER
DATE SUBMITTED:
j STEEP SLOPE (18-25%) 01 18-2018
DRAWING LOG
STREAM BUFFER REV ISSUED FOR DATE
' \
CRITICAL SLOPE
\ WETLANDS
50'BUFFER
\\ PROJECT MANAGER:
\ WETLANDS A. ASHBACKER
100' BUFFER FFFTWN BY: CHECKED BY:
\ \I SPR AA
WOODLANDS\\\\
PROPOSED WETLANDS
o so so 120 BUFFER ADDITION
GRAPHIC SCALE SHEET:
CONSTRUCTION LIMITS C2.00
I: \Prole(
3d\Sheets\Rezoning\170540—REZONING 1-2-18.dwg
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(s) (s) (s) � (s) (s) (s)
0 15 30 60
GRAPHIC SCALE
LOT 1
IvI:Zi]liiymimtkiioiio[exam si
LOT 2
7 3-BR DWELLING UNITS, 1950 SF FOOTPRINT EACH
TOTAL PARKING REQUIRED: 2 STALLS/DU; 14
STALLS
TOTAL PARKING PROVIDED: 14 STALLS
(1 STALL GARAGE, 1 STALL DRIVEWAY EACH)
LEGEND
PROTECTED SLOPE
(40%+)
PROTECTED SLOPE
BUFFER
STEEP SLOPE (18-25%)
STREAM BUFFER j
CRITICAL SLOPE
WETLANDS
50'BUFFER
WETLANDS
100' BUFFER
WOODLANDS \\\
PROPOSED WETLANDS
BUFFER ADDITION
CONSTRUCTION LIMITS
W 'hbk E
PROJECT NUMBER:
17-0540
PROJECT NAME:
FOSTER ROAD
DEVELOPMENT
ENGINEER:
hbk
ENGINEERING
W W W.HBKENGINEERING.COM
OWNER:
WASHINGTON PARK PARTNERS
PO BOX 2208
IOWA CITY, IA 52244-2208
319-351-6788
DEVELOPER:
UNIVERSITY LAKE
PARTNERS II, LLC
340 HERKY STREET
NORTH LIBERTY, IA 52317
319-351-6788
DATE SUBMITTED:
01-18-2018
DRAWING LOG
REV ISSUED FOR DATE
PROJECT MANAGER:
A.ASHBACKER
DRAWN BY: CHECKED BY:
SPR AA
SHEET TITLE:
SITE PLAN - LOTS 1 & 2
SHEET:
C2.01
0 15 30 60
GRAPHIC SCALE
)N LIMITS
LOT 3
ELDER APARTMENTS: 99,906 SF TOTAL
UNIT BREAKDOWN:
1 BEDROOM 3
2 BEDROOM 24
3 BEDROOM 26
TOTAL PARKING REQUIRED: 53 STALLS
TOTAL PARKING PROVIDED: 97 STALLS
(INCLUDING 67 INTERIOR/UNDERGROUND)
*** PLEASE REFER TO SEPARATE
SITE PLAN SUBMITTAL FOR
PROPOSED GRADING AND
DIMENSIONAL INFORMATION
w+hbk E
PROJECT NUMBER:
17-0540
PROJECT NAME:
FOSTER ROAD
DEVELOPMENT
ENGINEER:
hbk
ENGINEERING
I WWW.HBKENGINEERING.COM I
OWNER:
WASHINGTON PARK PARTNERS
PO BOX 2208
IOWA CITY, IA 52244-2208
319-351-6788
LEGEND
DEVELOPER:
UNIVERSITY LAKE
PROTECTED SLOPE
(40%+)
PARTNERS II, LLC
340 HERKY STREET
PROTECTED SLOPE
NORTH LIBERTY, IA 52317
BUFFER
319-351-6788
STEEP SLOPE (18-25%) %/ DATE SUBMITTED:
01-18-2018
DRAWING LOG
STREAM BUFFER REV ISSUED FOR DATE
CRITICAL SLOPE
(25-40%) % ' : %
WETLANDS
50'BUFFER
WETLANDS
100' BUFFER
WOODLANDS \\\
PROPOSED WETLANDS
BUFFER ADDITION
PROJECT MANAGER:
A.ASHBACKER
DRAWN BY: CHECKED BY:
SPR AA
SHEET TITLE:
SITE PLAN - LOT 3
CONSTRUCTION LIMITS
- J:Llpm
SHEET:
C2.02 �l
I
/
FFE: 735.50 (F)
725.50 (REAR)
UNIT B1
FFE : 733.50 (F)
723.50 (REAR)
UNIT B2
FFE: 731.50 20 721) .50 (REAR)
UNIT B3 \
FFE: 728.00 (F)
718.00 (REAR)
UNIT B3
FFE: 726.00 (F)
716.00 (REAR)
UNIT B2
40'
FFE: 724.00 (F)
714.00 (REAR)
UNIT B1
FFE : 722.00 (F)
712.00 (REAR)
■ UNIT B4
FFE: 720.50 (F)
710.50 (REAR)
UNIT B2
FFE: 720.50 (F)
710.50 (REAR)
UNIT B4
40'
FFE: 718.50 (F)
708.50 (REAR)
UNIT B1
FFE: 716.50 (F)
706.50 (REAR)
UNIT B3
�V/S
1
V.
-22'-
5' TYP
FAF
FFE: 733.00 (F;
723.00 (REAR)
UNIT B1
40'
FFE: 731.00 (F;
721.00 (REAR)
UNIT B4
FFE: 729.00 (F
719.00 (REAR)
UNIT B2
FFE: 727.50 (F)
717.50 (REAR)
UNIT B2
40'
FFE: 725.50 (F)
715.50 (REAR)
UNIT B4
FFE: 723.50 (F)
713.50 (REAR)
UNIT B3
- N
"► 11
11
1
A\I
1 11
��
11
r
Pill
69 ,\\\k\
IF E : 702.0 (F)
7 .00 (RE R)
UNIT C2 UNIT C3
L�NIT Cl \`
r
W
E
/ LOT 4
PROJECT NUMBER:
(4) 3-UNIT TOWNHOMES (3 BR EACH) 17-0540
BLDG FOOTPRINT = 2760 SF EACH
/ (4) 4-UNIT TOWNHOMES (3 BR EACH)
BLDG FOOTPRINT = 3680 SF EACH PROJECTNAME:
(1) 5-UNIT TOWNHOMES (3 BR EACH) FOSTER ROAD
BLDG FOOTPRINT = 4600 SF EACH DEVELOPMENT
TOTAL DWELLING UNITS: 33 3-BR UNITS
TOTAL PARKING REQUIRED: 2(33) = 66 STALLS
/ TOTAL PARKING PROVIDED: 132 STALLS (2 GARAGE & 2
SURFACE PER UNIT)
SS m
0 15 30 60
GRAPHIC SCALE
4' PCC
SIDEWALK
BUILDINGS FRONT PRIVATE STREET: BUILDING TYPE B
BUILDINGS FRONTING FOSTER ROAD: BUILDING TYPE C
-5' KT ORL 6'
-� 11' 11'
F�
1.5%9 PCC
4%y JOINT f_4%
PAVEMENT
f 2% 2
r r
6"SUBBASE COMPACTED
SUBGRADE
26' B-B STORM SEWER OR
6" SUBDRAIN
GLASGOW DRIVE SECTION (PRIVATE ROAD)
NOT TO SCALE
4' PCC
SIDEWALK
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319-351-6788
DEVELOPER:
UNIVERSITY LAKE
PARTNERS II, LLC
340 HERKY STREET
NORTH LIBERTY, IA 52317
319-351-6788
DATE SUBMITTED:
01-18-2018
DRAWING LOG
REV ISSUED FOR DATE
PROJECT MANAGER:
A.ASHBACKER
DRAWN BY: CHECKED BY:
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SHEET TITLE:
SITE PLAN - LOT 4
SHEET:
C2.03
Jan 12, 2018 - 2:46pm I:\Proiect\170540\dwq\CAD\FosterRoad\Sheets\Rezoning\170540-REZONING 1-2-18.dwq
LOT 5
(2) 2-UNIT TOWNHOMES (3 BR EACH)
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01-18-2018
DRAWING LOG
STREAM BUFFER / REV ISSUED FOR DATE
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UNIVERSITY LAKE
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340 HERKY STREET
NORTH LIBERTY, IA 52317
319-351-6788
DATE SUBMITTED:
01-18-2018
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DATE SUBMITTED:
01-18-2018
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IOWA CITY CODE OF ORDINANCES
14-5F-6 - SCREENING STANDARDS
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PROJECT NUMBER:
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1. INTENT: THE S3 STANDARD IS A BUFFERING TREATMENT THAT USES
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a. ALTERNATIVE MATERIALS (OPTION A): A BERM MAY BE USED IN
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TYPICAL SCREENING PLANTINGS
WASHINGTON PARK PARTNERS
PO BOX 2208
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Jan 12, 2018 — 2:55pm I: \Project\170540\dwg\CAD\FosterRoad\Sheets\Rezoning\170540 — L Sheets rev 01.08.18.dwg
MINUTES PRELIMINARY
PLANNING AND ZONING COMMISSION
JANUARY 4, 2018 — 7:00 PM — FORMAL MEETING
EM MA J. HARVAT HALL, CITY HALL
MEMBERS PRESENT: Carolyn Dyer, Ann Freerks, Mike Hensch, Max Parsons, Mark
Signs
MEMBERS ABSENT: Phoebe Martin, Jodie Theobald
STAFF PRESENT: Sylvia Bochner, Sara Hektoen, Bob Miklo,
OTHERS PRESENT: Curt Moore, Mike Welch, Siobhan Harman, Megan Carr
RECOMMENDATIONS TO CITY COUNCIL:
By a vote of 5-0 the Commission recommends approval of the rezoning of 1010 1 st Avenue
from Low Density Single Family Residential (RS-5) to Community Commercial (CC-2), and 1022
1 st Avenue from (RS-5) to Commercial Office (CO-1) and a portion of 1025 Wade Street from
(CO-1) to (CC-2).
By a vote of 5-0 the Commission recommends approval of ANN17-00001 and REZ17-00020,
annexation of approximately 7.90 acres and a rezoning from County Commercial (C) and
County Multifamily Residential (RMF) to Interim Development Multifamily (ID-RM) for
approximately 5.27 acres and Interim Development Single Family (ID-RS) for approximately
2.76 acres located at 4643 Herbert Hoover Highway SE.
CALL TO ORDER:
Freerks called the meeting to order at 7:00 PM.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
None.
REZONING ITEM (REZ17-00017):
Discussion of an application submitted by University Lake Partners 11, LLC, for a rezoning of
approximately 53.29 acres from High Density Single Family Residential (RS-12) zone to
Planned Development Overlay/High Density Single Family Residential (OPD/RS-12) for
approximately 50.11 acres and Commercial Office (CO-1) zone for approximately 3.18 acres,
located south of 1-80 west of Prairie Du Chien Road.
Miklo noted this item was deferred at the last meeting due to a number of deficiencies in the in
application, new material was received today and Miklo shared that with the Commission. One
was a revised plan that now shows the townhouse units as three bedrooms rather than one and
two bedroom units, there has also been a slight reconfiguration of some of the townhouses.
Additionally a new townhouse building design was submitted, but Miklo is unclear if that is an
alternative or if it is in addition to the other elevations already submitted. He said that with other
Planning and Zoning Commission
January 4, 2018 — Formal Meeting
Page 2 of 10
recent projects there has been a concern about the same townhouse being repeated on every
lot, resulting in a monotonous design.
Miklo noted that there are still a few items that have not been clarified completely on the revised
plan, the construction limit lines do appear on some of the lots but not all of them and that is
necessary to establish where the grading will end to make sure the steep slopes and wetlands
are not encroached upon. Miklo stated they did receive a cross-section for the private street but
engineering and fire department staff have not had time to review that. He said the City had not
yet received acceptance of the wetlands delineation from the Army Corp of Engineers.
Therefore if the Commission does decide to recommend this item to Council it could be subject
to the Corp signoff before the Council reviews the plan. The issue being if the Corp does not
agree with this delineation there may be some changes to the overall plan and it would have to
come back to Planning & Zoning.
Miklo stated that due to some of these items not being resolved Staff is recommending deferral
until the January 18 meeting.
Hensch asked if the issue of varying facades on the townhouses could also be an issue asked
to be resolved before approval. Freerks agreed that plus many other items need to be resolved
and agrees with a deferral. Freerks noted that the original townhouse design was much better
than the new proposal and asked that the applicant reconsider that design.
Freerks opened the public hearing.
Curt Moore (3169 Dubuque Street) asked that the City move forward with this application as fast
as possible as the street is needed.
Mike Welch (HBK Engineering) spoke on behalf of the applicant. He stated that the wetland
delineation was conducted by Earthview Environmental on site and they are waiting on the Corp
concurrence. They are confident with the delineation that Earthview did, past experiences show
the Corp concurs with Earthview's delineations. With regards to the building elevations and
facades it is the applicants intentions to have a varying unit type throughout and not have them
all look the same. Welch stated the construction limit lines are on all the drawings, they are just
hard to see so their staff is working to update the drawings so that can be seen easier.
Hensch asked about the S3 screening notated on Lot 1, but a landscaping plan is not included.
Welch stated that if the Commission would like to see a detailed landscaping plan they will
provide one.
Freerks closed the public hearing.
Hensch moved to defer REZ17-00017 until the January 18, 2018 meeting to clarify the
issues raised in the staff report as well as a landscaping plan and illustrations of varying
facades on the townhomes.
Parsons seconded the motion.
A vote was taken and the motion carried 5-0.
Planning and Zoning Commission
January 4, 2018 — Formal Meeting
Page 3 of 10
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Discussion of an application submitted by Kum & Go, LC, for a rezoning of 1010 1 st Avenue
from Low Density Single Family Residential (RS-5) to Community Commercial (CC-2), and1022
1 st Avenue from (RS-5) to Commercial Office (CO-1) and a portion of 1025 Wade Street from
(CO-1) to (CC-2).
Bochner began the staff report by showing the location of the property and noted that staff
received updated plans after the packet went out to the Commission so there are some changes
and an updated site plan and landscaping plan have been given to the Commission.
Additionally there was a Good Neighbor meeting held on January 3 and a summary of that
meeting was distributed to the Commission.
The application is to rezone these properties as part of a larger redevelopment of the site.
Currently at 2303 Muscatine Avenue there is a Kum & Go and right next to it at 2315 Muscatine
Avenue there is another gas station. Kum & Go is in the process of purchasing that gas station
and would like to consolidate the sites and redevelop a new Kum & Go Market. To accomplish
this they would use the area at 1010 1 st Avenue for parking as well as the 1025 Wade Street
area. That area is currently the parking for Iowa City Hospice and to obtain 1025 Wade Street
for parking for Kum & Go they will be trading it for the area at 1022 1"Avenue.
This area is located in the Towncrest Commercial Area which is part of an Urban Renewal Area
and a Design Review District. Because this area is in a Design Review overlay zone the
standards for redevelopment are different than they would typically be in a Community
Commercial (CC-2) zone, most importantly it means the quick vehicle servicing use requires a
special exemption from the Board of Adjustment so the applicant will have to go through that
process if this rezoning is granted in order to redevelop the site. When quick vehicle services
uses are permitted in this design review zone they must be developed according to the site
development standards of the Central Business Support Zone (CB-5) which means different
standards to account for walkability and better design. One of the notable differences is that the
facades have to be at least 50% glass. Bochner noted that the site plans and renderings
currently available don't meet all of the standards for this district but the design review process
and special exception process will make sure all those standards are met before
redevelopment.
Bochner showed the renderings of the redevelopment that have been submitted and how the
building, gas pumps and parking would be laid out. She added that this redevelopment will
contribute to several goals from the Comprehensive Plan. The Southeast District Plan sees this
area as becoming a more walkable, mixed -use center. This development contributes to that
goal by adding walkability, they added a landscape buffer between 1It Avenue and the sidewalk
(currently the sidewalk adjacent to the street). This redevelopment will also reduce the number
of curb cuts, there are currently two curb cuts on Muscatine Avenue for the gas stations and that
would be reduced to one, it also reduces curb cuts along 1It Avenue.
In terms of compatibility with the neighborhood, the type of uses are not changing here,
currently there are two gas stations which will be consolidated into one and the use for the Iowa
City Hospice will remain the same. In terms of compatibility with residential areas of the
neighborhood the applicant has shown in their landscaping plan they will put a S3 buffer
between the residential property to the south and also along the west side because there is
residential properties across the street, S2 buffers will be everywhere else on the site.
Planning and Zoning Commission
January 4, 2018 — Formal Meeting
Page 4 of 10
Bochner noted that staff received updates to the address all the deficiencies that were
discussed in the staff report, therefore staff is recommending approval of REZ17-00019 subject
to general conformance to the site plan.
Hensch asked to be shown on the map exactly where the curb cuts will be on Muscatine
Avenue and 1"Avenue.
Freerks asked if the access point to the Kum & Go lines up to alley or driveway of the houses.
Miklo replied that it is the alley and the property will be screened with landscaping from the
houses. Freerks noted her concern of headlights leading into house windows.
Hensch asked about the lightening for the entrance and parking areas. Miklo stated that
downcast lighting is required city-wide. Where a commercial development is within so many feet
of a residential area there is also a limit of the height of the light poles, 25 feet, and there are
standards where light cannot trespass across the property line. This development will have to
comply with those requirements at the time of site plan approval.
Miklo noted that one of the complaints they often hear with gas stations is the canopy lighting,
one benefit of this design is the canopy will be as far from the residential as possible and will be
oriented more toward the commercial part of Towncrest.
Freerks asked about the parking for Hospice, the current parking has better access to the front
door whereas the new parking will be behind the building, is there back door access into the
Hospice building. Miklo and Bochner both stated they are not familiar with the Hospice building.
Signs asked what the plant materials are for what appears to be a retaining wall along the
southern border of the Kum & Go property. Bochner said this is noted on the landscaping plan,
typically a five-foot landscaping buffer is required between different parking areas.
Freerks asked about the curb cut width. Miklo noted this development will require some
variation form the City Standards and will need to be approved by the City Engineer and will be
done during the special exception process. The standard is on an arterial street intersection the
curb cut has to be at least 150 feet from that intersection and has to also be 50 feet from
another street and in this area cannot meet both those requirements. In this situation the new
curb cut will still be more preferable than the current two curb cuts.
Freerks noted that in the revitalization plan for this area it discusses the area being pedestrian
friendly the Kum & Go design is to have a whole wall of glass that has no entrance for
pedestrians (as seen at the Benton Street Kum & Go) and perhaps there could be an entrance
on that wall.
Miklo noted that the design plan has not yet been reviewed against the Towncrest Design
Review Standards so there may be design changes once that is completed.
Freerks opened the public hearing
Siobhan Harman (Kum & Go) noted that with regards to the buffer between the residential and
the parking lot for Hospice, it will be an eight foot fence with landscaping. The parking will face
south but the buffer will keep lights away from the houses. With the area between Kum & Go
and Hospice there is a significant grade change and there will be landscaping and she shared
an elevation drawing with the Commission. Harman also stated they will lower the canopy
Planning and Zoning Commission
January 4, 2018 — Formal Meeting
Page 5 of 10
height and are looking at other areas in town where HyVee and Casey's have done so
successfully and will match those heights. It appears it will be about two feet lower than their
standard canopy.
Hensch asked if the objective is to have the canopy the same height as the building structure so
there isn't light going over the building into the residential area. Harman said it may not be the
same height as the store, but it will be lowered a bit so there won't be light spillage. The good
thing about this plan is the back of the building faces the residential and the auto usage areas
face into the commercial area. Harman also noted they use LED lighting both in the store and
outside the store for energy efficiency, and the foot candles are down to zero at the lot line.
Parsons asked if it is assumed the overall lighting will be less with this new development than
what the two gas stations are emitting right now. Harman cannot comment on that, but noted
they did take the square footage of all the buildings that are out there and currently between the
BP and Kum & Go there are 5830 square feet and the new Kum & Go building will be just under
5900 so it is a minimal change there. Harman added they will be adding additional green space
with the removal of the two houses.
Hensch stated that with regards to greenspace there has been some issues in the past with
developments following up on landscaping and stated that his hope is this development will not
follow suit. The Kum & Go on Benton Street looked as if the landscaping was struggling for a
while but seemed to improve towards the end of summer and fall. Dyer added that the
landscaping at the Benton Street location is very minimal.
Harman noted that with the exterior of their building they understand if it doesn't look good on
the outside what will make someone want to come inside, so they take pride in the exterior of
their properties. They build all their stores to LEED specifications and one of the specifications
is to use native plantings which they do at all their locations. The one place they break the
LEED standard is where they install irrigation because it is very difficult in Iowa to get grass and
landscaping materials to grow without the water. They will replace any dead items or grass as
needed as well.
Hensch noted this development is an improvement over what is currently at the location but just
wanted to reinforce the desire to see the correct landscaping.
Freerks asked Harman to talk a bit about the building, noting it has to meet the standards which
are a little higher in this area, and if there is any opportunity to bring people in off 1It Avenue.
Harman noted it is very difficult because that one wall is completely "back of house" which is
restrooms and kitchen area and those have to be enclosed and not seen by the public. There
will be a side door on the Muscatine Avenue side. They do have to be careful regarding
entrances however due to theft and that is why they only do two entrances on a building.
Dyer asked if the 11' Avenue side of the building would be similar to Benton Street where there
is a wall of glass that shows a hallway and a mural. Harman confirmed that was correct, and
noted that area is not meant for storage. Signs noted that is what has happened at the Benton
Street location, that hallway is full of storage items, including what appears to be CO2 tanks.
He added that he knows the design standards require glass but perhaps the mural could be on
the glass and cover up that back space. Freerks stated that would be against the sign
standards. Miklo suggested another solution of using frosted glass towards the bottom which
would hide storage. Harman noted she would address the storage issues at the Benton Street
location with that store manager.
Planning and Zoning Commission
January 4, 2018 — Formal Meeting
Page 6 of 10
Signs noted his concern with the southern border of the Kum & Go parking lot with the extensive
retaining wall and feels it may be an ominous wall. Harman said the wall will be gradual so it
will not look like a large wall from all angles and there will be plantings and landscaping on it as
well.
Freerks asked if Harman knew if there was a Hospice door to the west and Harman
acknowledged there was and Hospice has stated their needs are met.
Miklo suggested adding some trees to help shield the canopy glow from the houses to the
south. Harman said that should be discussed with Hospice because when they have used over
story trees over parking there are complaints from customers that those trees can weep down
onto the cars. She feels there can be some solutions. Miklo agreed but noted it would depend
on the species of tree, and if the trees are on the driveway side it shouldn't affect the parking.
Freerks agreed the addition of trees should be stressed.
Harman addressed this area being pedestrian friendly and as part of their LEED criteria they are
required to install a bike rack. Typically they install one bike rack, the City has asked them to
install a second bike rack which they have agreed to do. They will also have plaques around
the building and on the canopy explaining what the LEED requirements are and how Kum & Go
met them.
Curt Moore (3169 Dubuque Street) noted that he feels this will be a definite improvement to
Iowa City and that area. He agrees with looking for options on the glass wall that will face 1It
Avenue as he drives by Benton Street all the time and sees the storage.
Mike Welch (HBK Engineering) remarked about the curb cuts and locations and noted that Kum
& Go puts a wider radius on their curb cuts because of the fuel trucks.
Freerks closed the public hearing.
Signs moved to approve the rezoning of 1010 1st Avenue from Low Density Single
Family Residential (RS-5) to Community Commercial (CC-2), and 1022 1st Avenue from
(RS-5) to Commercial Office (CO-1) and a portion of 1025 Wade Street from (CO-1) to (CC-
2).
Parsons seconded the motion.
Hensch asked about the list of discrepancies listed in the staff report. Miklo said those have all
been resolved or will be with the special exception. Hensch asked if they need to add an
amendment to the motion regarding the addition of trees and shrubbery along the south border
Miklo said it can be added as a conditional zoning agreement.
Hensch moved to amend the motion to include the requirement of additional trees and
shrubbery along the southern border particularly along the area where the Hospice
parking lot will be.
Dyer seconded the amendment.
Signs noted that this development is a significant improvement in the space, but wanted to
reemphasize the need for landscaping needs to be completed as to the intention of the
proposal.
Planning and Zoning Commission
January 4, 2018 — Formal Meeting
Page 7 of 10
Hensch stated his appreciation with Kum & Go working with Hospice and that this design
actually improves the parking situation for Hospice.
Freerks agreed noting the details that have gone into this proposal are thoughtful.
Signs stated he was concerned at first about the parking lot for Hospice jetting over to the
residential part of 111 Avenue but feels the applicant did a nice job trying to screen that as nice
as they can.
Dyer added that most of the parking in that area will happen during the day so headlights
shouldn't be an issue.
Parsons stated he likes the layout and thinks it will be an efficient use of space, much better
than what is there now.
A vote was taken and the motion with amendment carried 5-0.
ANNEXATION & REZONING ITEM (ANN17-00001/REZ17-00020
Discussion of an application submitted by IC Housing Group, LLC, for annexation and a
rezoning of approximately 7.9 acres from County Commercial (C) and County Multifamily
Residential (RMF) to Interim Development Multifamily (ID-RM) for approximately 5.27 acres and
Interim Development Single Family for approximately 2.76 acres located at 4643 Herbert
Hoover Highway SE.
Miklo noted that the property is on the south side of Herbert Hoover Highway, just east of the
Iowa City Care Center and Old Towne commercial area, and west of the latest addition of
Churchill Meadows. Miklo showed aerials of the current zoning and the proposed zoning. The
Comprehensive Plan for the area is the Northeast District Plan, the Plan shows the Care Center
and shows this area as green space around the Care Center, but that is not going to happen.
The Plan does show single family as it moves to the east.
The staff report shares the details about the annexation policy, this application meets the policy
as it is clearly in the Iowa City growth area, it is an area they would rather see develop in the
City and not the County. Miklo noted there are some infrastructure needs that haven't been
resolved such as how sewer and water will be provided but the interim zoning address that until
those issues are resolved.
Staff recommends approval of ANN17-00001 and REZ17-00020, annexation of approximately
7.90 acres and a rezoning from County Commercial (C) and County Multifamily Residential
(RMF) to Interim Development Multifamily (ID-RM) for approximately 5.27 acres and Interim
Development Single Family (ID-RS) for approximately 2.76 acres located at 4643 Herbert
Hoover Highway SE.
Freerks asked if in the ID-RS area how many houses could go in an area like that. Miklo replied
that in the RS-5 zone they typically see about three units per acre, if it is a planned development
it might be up to five houses per acre, so there could be a total of five to ten houses here.
Parsons asked about utilities and the sidewalk along Herbert Hoover Highway extending down
to Churchill Estates. Miklo said that sidewalk is now in place.
Planning and Zoning Commission
January 4, 2018 — Formal Meeting
Page 8 of 10
Signs asked if the Commission had seen the adjacent property to the east in an application
recently. Miklo said with that location the Commission saw the application because it was a
County subdivision and the City allowed it to be split into one additional lot and an outlot and
any development other than that would require annexation. Miklo pointed out two other
properties in the area that are still County properties.
Parsons asked about the green space to the south and if it would remain green space. Miklo
said while the current owner has the property it will be green space but any future owner could
develop that space.
Freerks opened the public hearing.
Megan Carr (Sand Companies/IC Housing Group) said they do have under contract the 5.72
acres and would like to apply for annexation and then eventual rezoning to develop two multi-
family developments at that location. Each building would be about 30-40 units.
Hensch asked what the timeline for that project. Carr replied start of construction would be in 9-
10 months noting they recognize there are water, sewer and traffic items they need to address
which they are not prepared to proceed with at this time, and that is why they are applying for
interim development at this time.
Freerks commented that 30-40 units per building seems quite large. Miklo noted the City has
approved some 36 unit buildings recently. Carr noted they are currently developing a building in
Coralville that is 56 units where the old Lantern Park Nursing Home was. Carr added the
building would be no taller than three stories.
Freerks closed the public hearing.
Hensch moved to recommend approval ofANN17-00001 and REZ17-00020, annexation of
approximately 7.90 acres and a rezoning from County Commercial (C) and County
Multifamily Residential (RMF) to Interim Development Multifamily (ID-RM) for
approximately 5.27 acres and Interim Development Single Family (ID-RS) for
approximately 2.76 acres located at 4643 Herbert Hoover Highway SE.
Parsons seconded the motion.
Freerks noted it meets all criteria of annexation and development.
Parsons asked if there has been any interest in developing the northern side of Herbert Hoover
Highway. Miklo replied there has not. Parsons noted seeing this portion of the Highway
becoming very busy in the future.
Signs noted the north side is owned by one individual.
A vote was taken and the motion carried 5-0.
CONSIDERATION OF MEETING MINUTES: DECEMBER 21, 2017
Parsons moved to approve the meeting minutes of December 21, 2017.
Hensch seconded the motion.
A vote was taken and the motion passed 5-0.
Planning and Zoning Commission
January 4, 2018 — Formal Meeting
Page 9 of 10
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Freerks noted that she was at the new UIHC clinic on North Dodge Street recently and it made
her think that when that project was approved it seemed the visual they saw for landscaping
was different than what is now there. Miklo said staff is researching those files and will bring
them to the Commission at a future meeting.
Signs added that almost all of the projects they see the landscaping is always so minimal to
begin with, and then when plantings die they are not replaced. Miklo noted it is required that
plantings be replaced, however it is a matter of inspection and the City does not have the staff
to go out and inspect areas. They only way staff becomes aware of issues is when someone
complains, and then there will be enforcement.
Signs asked that for trees and vegetation for landscaping, does the City have a list of ones for
developers to select from. Miklo said there is a list in the Zoning Code, but that is over 10 years
old now and may be something that will need reviewed when there is time.
ADJOURNMENT:
Parsons moved to adjourn.
Signs seconded.
A vote was taken and motion carried 5-0.
PLANNING & ZONING COMMISSION
ATTENDANCE RECORD
2017 - 2018
5/4
5/18
6/1
(W.S)
6/7
6/15
7/6
7/20
8/3
8117
9/7
9/21
10/5
10/19
11/2
12/7
12/21
1/4
DYER, CAROLYN
X
O/E
X
X
X
X
X
X
X
X
X
X
X
O/E
X
X
X
FREERKS, ANN
X
X
X
X
X
X
X
X
O/E
X
X
X
X
X
O/E
X
X
HENSCH, MIKE
X
X
X
O/E
X
X
X
X
X
X
X
X
X
X
X
X
X
MARTIN, PHOEBE
X
X
X
X
O/E
X
X
X
X
X
X
X
X
X
X
O/E
O/E
PARSONS, MAX
X
X
X
X
X
X
X
X
X
O/E
X
X
X
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
X
X
X
X
X
X
O/E
X
X
X
X
X
X
X
X
O/E
KEY: X = Present
O = Absent
O/E = Absent/Excused
--- = Not a Member