HomeMy WebLinkAbout12-21-2017 Planning and Zoning CommissionIowa City
Planning & Zoning Commission
Formal Meeting
Thursday, December 21, 2017
7:00 PM
Emma Harvat Hall - City Hall
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Department of Neighborhood n�
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Development Services CITY OFIOWACITY
UNESCO CITY OF LITERATURE
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PLANNING AND ZONING COMMISSION
Thursday, December 21, 2017 - 7:00 PM
Formal Meeting
Emma Harvat Hall
Iowa City City Hall
410 E. Washington Street
AGENDA:
A. Call to Order
B. Roll Call
C. Public Discussion of Any Item Not on the Agenda
D. Rezoning Items
1. Discussion of an application submitted by University Lake Partners II, LLC, for a rezoning of
approximately 53,29 acres from High Density Single Family Residential (RS-12) zone to
Planned Development Overlay/High Density Single Family Residential (OPD/RS-12) for
approximately 50.11 acres and Commercial Office (CO-1) zone for approximately 3.18
acres, located south of 1-80 west of Prairie Du Chien Road. (REZ17-00017)
2. Discussion of an application submitted by Whistler Apts., LLC, for a rezoning of
approximately .52 acres from Intensive Commercial (CI-1) zone to Riverfront Crossings -
Central Crossings (RFC-CX) zone located at 703, 705, and 709 S. Dubuque Street.
(REZ17-00018)
E. Consideration of Meeting Minutes: December 7, 2017
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, January 4 / January 16 r February 1
Informal'. Scheduled as needed.
To: Planning and Zoning Commission
Item: REZ17-00017
Foster Road
GENERAL INFORMATION'.
STAFF REPORT
Prepared by: Bob Miklo and Sylvia Bochner,
Planning Intern
Date: December 21, 2017
Applicant: University Lake Partners 11, LLC
340 Herky Street
North Liberty, IA 52317
319-351-6788
jimglasgow@q,corn
Contact: Rob Decker
509 S. Gilbert St.
Iowa City, IA 52245
319-338-7557
rdecker@hbkenginearing.com
Property Owner:
Requested Action
Purpose:
Location:
Size:
Existing Land Use and Zoning:
Surrounding Land Use and Zoning:
Comprehensive Plan:
Neighborhood Open Space District:
File Date:
45 Day Limitation Period:
Washington Park Partners
PO Box 2208
Iowa City, IA 52244-2208
319-351-6788
jimglasgow@q.com
Rezone 53.29 acres from RS-12 to OPDIRS-12
(50.11 acres) and CO-1 (3.18 acres)
To allowfor multifamily residential and office
development
South of 1-80 west of Prairie Du Chien Road
53.29 acres
Undeveloped, RS-12
North: Interstate 80
South: Undeveloped, RS-12
East: Residential, OPD-12, RS-5, and RR-1
West: Undeveloped and residential, RS-12
North District Plan - Conservation Design
Foster Road
December7, 2017
January21, 2018
BACKGROUND INFORMATION
The applicant, University Lake Partners II, LLC, has requested a rezoning of 53.29 acres from High
Density Single Family Residential (RS-12) to Planned Development Overlay -- High Density Single
Family Residential (OPDIRS-12) for 50.11acres and Commercial Office (CO-1) for 3.18 acres
located south of 1-80 between Dubuque Street and Prairie Du Chien Road. The applicant is applying
for a Planned Development Overlay to allow clustering of dwellings into multifamily buildings and to
preserve sensitive areas. In order to develop this area, Foster Road would be extended, connecting
Dubuque Street and Prairie Du Chien Road.
The applicant has submitted a Planned Development — Sensitive Areas Development Plan showing
a 53-unit senior housing cooperative and 61 townhouse style multifamily units, Outiot A, containing
23.87 acres, would be set aside as private open space to preserve sensitive areas and to provide
a buffer between residential development and Interstate 80 as required by the Subdivision Code.
This area has been zoned RS-12 since 1983 when the City adopted a zoning code with the High
Density Single Family Residential zone.
If the requested rezoning is approved a subdivision plat will be necessary to create proposed lots
shown on the plan.
The applicant has indicated that they have used the "Good Neighbor Policy" and conducted a
neighborhood meeting on November 6, 2017.
ANALYSIS:
Current zoning: The High Density Single -Family Residential Zone (RS-12) is intended to provide
for development of single-family dwellings, duplexes and attached housing units at a higher
density than in other single family zones. Because this district represents a relatively high density
for single-family development, dwellings should be in close proximity to 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. Nonresidential uses and
structures permitted in this zone should be planned and designed to be compatible with the
character, scale, and pattern of the residential development.
The zone allows single family lots with a minimum of 5,000 square feet of lot area and 45 feet of
lot width. Duplexes and townhouse are allowed with a lot area of 3,000 square feet of lot area
and a lot width of 55 feet. Attached townhouses are allowed with a minimum of 3,000 square
feet of lot area and a lot width of 20 feet (28 feet for end units). The front set back is 15 feet for
all single family dwellings.
Proposed zoning: The purpose of the Planned Development Overlay (OPD) zone is to allow
Flexibility in the use and design of structures in situations where conventional development may not
be appropriate. The OPD zone is intended to provide flexibility in the design, placement, and
clustering of buildings while encouraging the preservation and best use of existing landscape
features through sensitive areas development. In this case, the subject area contains many
sensitive areas, including critical and protected slopes, woodlands, and wetlands. OPD zoning
would allow for development of the subject area by clustering density away from sensitive features
into buildings containing multiple units rather than requiring each unit to be located on a separate
lot.
The purpose of the Commercial Office Zone (CO-1) is to provide specific areas where office
functions, compatible businesses, apartments and certain public and semipublic uses may be
developed in accordance with the Comprehensive Plan. The CO-1 Zone can serve as a buffer
between residential and more intensive commercial or industrial areas. In this case the CO-1
zone will provide a buffer between Interstate 80 and residential development.
Comprehensive Plan: The North District Plan includes the follow discussion of the Foster Road
area,
The plan map shows the proposed extension of Foster Road between Dubuque Street east
to Prairie du Chien Road. The extension of Foster Road would provide an alternative east -
west street route across the northern part of the district, which may relieve some of the traffic
that currently flows along Kimbail Road. It would also create new opportunities to connect
existing neighborhoods. For example, Oaklawn Avenue and St. Anne's Drive could be
extended to connect with Foster Road.
If Foster Road is extended, it will open up the possibility of new development in this part of
the district. The traffic capacity of an extended Foster Road could accommodate the
development of small apartments, townhouses, and single family homes in this area_
However, development will continue to be constrained by the rugged, wooded terrain and
the 100-foot wide gas pipeline easement that cuts across this neighborhood. Future
development, therefore, should be designed to conserve and protect open space by
clustering development away from steep slopes and environmentally sensitive areas. In light
of the environmental constraints, the existing High Density Single Family (RS-12) zoning in
this area may encourage development that is too intense. Consideration should be given
to rezoning this area to a lower density.
If Foster Road is extended, the plan also calls for the development of a pedestrian trail
between Foster Road and Shimek School. As new development occurs in this area, there
may be sufficient demand to support office development or an institutional use at the
intersection of Foster Road and Prairie du Chien Road. The plan map indicates appropriate
locations for these types of land uses. A mobile home park currently exists just south of the
location where Foster Road would connect with Prairie du Chien Road. If this property were
ever to be redeveloped it should be reserved for small apartment buildings or similar multi-
family housing to maintain a mix of housing in the area.
It is generally the policy of the City that if development proposals are submitted that require
new street connections that it is the responsibility of the developer to build the streets
necessary to serve the property. In this case, it may be unlikely that a private developer
would be willing to bear the cost of building Foster Road given the limited amount of
developable land in the area. If the City determines that Foster Road should be extended
for traffic circulation and access purposes, it may have to contribute to the construction of
this connection. In such a case the benefits of extending Foster Road will have to be
balanced againstthe potential impacts on the environmentally sensitive features of this area.
The proposed development appears to generally comply with the Comprehensive Plan policies.
If the OPD zoning is approved the applicant will build Foster Road, which wilt improve traffic
circulation in the northern part of the city. As forecasted in the North District Plan, the applicant
is seeking City assistance through Tax Increment Financing to assist in construction of Foster
Road, including a complete connection from Prairie Du Chien Road to Dubuque Street.The City
Council Economic Development Committee recently unanimously voted to forward a
recommendation to create an Urban Renewal Area for this purpose to the full City Council. The
City is working with the applicant to design the road in manner with a particular emphasis on
bicycle on pedestrian connections.
E!
The proposed development clusters development and preserves open space and sensitive
areas as envisioned in the North District Plan. The proposed density is relatively low and
therefore addresses the Comprehensive Plan concern that existing High Density Single RS-12
zoning in this area may encourage development that is too intense.
General Planned Development Criteria: Applications for Planned Development rezonings are
reviewed for compliance with the following standards according to Article 14-3A of the Iowa City
Zoning Ordinance.
1. The density and design of the Planned Development will be compatible with and 1 or
complimentary to adjacent development in terms of land use, building mass and scale, open
space and traffic circulation and general layout.
Density: The overall proposed density including Outlot A is 2.44 units per acre. The density per
lot would be 8.9 per acre on Lot 2, 8.8 units per acre on Lot 3, 3.78 units per acre on Lot 4, and
2.8 units per acre on Lot 5. This is well within the maximum density allowed in the RS-12 zone.
Given the amount of environmentally sensitive features on the property this appears to be a
realistic density.
Land use and layout: The site plan divides the subject area into 5 lots and one outlot. Lot 1 is
proposed to be zoned CO-1 and would contain 3.19 acres. Lot 1 currently is completed covered
by woodlands and contains a critical slope in the southwest corner. Prior to any development of
Lot 1 the applicant will need to demonstrate compliance with the sensitive areas provisions of the
Zoning Code. The proposed CO-1 is compliant with the Comprehensive Plan which shows this
area as appropriate for an office or institutional use to avoid placing residential adjacent to
Interstate 80.
Lot 2 would contain a 7-unit townhouse style residential building. Lot 3 would contain a 53-unit
senior housing facility, with parking located in the lower level and in the rear of the building. Lot 4
would contain 36 townhouse style multifamily dwellings in 9 buildings. Three of the buildings are
proposed to front onto Foster Road. Six of the buildings are proposed on a private street with
alleys to provide rear access to garages. Lot 5 would contain 4 4-plex townhouse style building
and 1 duplex building. The buildings face Foster Road and have vehicular access through a rear
lane, which leads to driveways and garages for each unit.
The surrounding area is largely undeveloped. However, there is some single family and small
multi -family residential development on Bjaysville Lane, a private road which will be extended and
converted into Foster Road. There is also single family and manufactured housing along Prairie
Du Chien Road and St. Anne's Drive. The proposed layout clusters the majority of the residential
units on three parcels near the middle of the Foster Road extension. This area abuts only
undeveloped land. The office zoning and 7 multi -family units, are located near the intersection of
Foster Road and Prairie Du Chien Road. These uses would be adjacent to single family and
manufactured housing units. As noted below staff recommends that a landscape buffer be
established between the future office development and the existing single family dwellings located
on Prairie Du Chien Road.
Mass and scale: The largest proposed building is the 53-unit senior housing on Lot 3. It is
proposed to be 3 stories with below grade parking. Although the proposed building is long (greater
than 400 feet), it would be articulated into three wings with bays and balconies which help give
definition to separate units in the building. In staffs view, the amount of open space and
separation from the nearest single family structure help mitigate the size of the structure. The
townhouse style apartment buildings would be two -stories, a scale appropriate for a residential
3
neighborhood
Traffic circulation: The applicant plans to build Foster Road from Prairie Du Chien Road to
Dubuque Street. The Foster Road extension will provide an alternative east -west street route
through the area and provide for better multi -modal connectivity in the northern part of the city..
2. The development will not overburden existing streets and utilities
Access to the development will be through the extension of Foster Road. All the development will
have access to Faster Road. A private street with alleys is proposed to provide access to dwelling
units on Lot 4, These streets will be sufficient to serve the proposed development and utilities will
be installed during the road construction phase.
3. The development will not adversely affect views, light and air, property values and privacy of
neighboring properties any more than would a conventional development
Because of the clustering of density, there would be a significant amount of open space between
the proposed development and its neighbors. Therefore views, light and air, property values, and
privacy of neighboring properties, with the exception of the commercial office lot, which is adjacent
to an existing house on Prairie Du Chien Road, will be preserved. Staff recommend that the site
plan for the proposed CO-1 property contain a landscape buffer between future development and
the existing house at 1823 Prairie Du Chien Road.
4. 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.
The applicant is seeking variations in the RS-12 standards to allow multifamily buildings rather
than single family dwellings on individual lots. Given the amount of open space and sensitive
areas that would be preserved and the minimization of paving, this proposal appears to be in the
public interest and compliance with the land use and environmental goals of the Comprehensive
Plan.
Pedestrian facilities: Planned developments must include pedestrian facilities to ensure that
residents and visitors have access to public streets and sidewalks, building entrances, parking
areas, shared open spaces, natural areas, and other amenities. The plan currently does not
show a complete sidewalk network. This will need to be resolved prior to plan approval.
Public Open Space Requirement: Based on the City's neighborhood open space formula, 1.39
acres of public open space will be required or a fee paid in lieu. The Parks and Recreation
Commission will review this application and make a recommendation regarding the dedication of
open space or fees in lieu of. If the Commission chooses not to accept open space, the fee will
be equal to the fair market value of the land that otherwise would have been required for
dedication. The fee must be paid in full by the developer prior to the issuance of the first building
permit for any lot within the development.
Private Shared Open Space: At the time of final approval the applicant must submit a legally
binding instrument setting forth the procedures and financing structure to be followed for
maintaining the common areas. The details of this arrangement will need to be addressed in the
legal papers submitted when the final planned development plan is submitted.
Sensitive Areas: This property contains regulated slopes, wetlands, woodlands and a stream
corridor.
N
Wetlands: A 100-foot buffer is generally required between wetlands and development activity
unless a wetland buffer reduction is granted or wetland buffer averaging is approved through the
OPD rezoning. The wetlands on this property are not eligible for a buffer reduction due to the
presence of habit for an endangered species, the Indian bat, and a stream corridor located on Lot
5. The applicant is proposing to use buffer averaging to increase the buffer in areas generally up
stream of the wetlands and to reduce the buffer for wetlands on lots 3, 4 and 5 to allow installation
of driveways, retaining walls on these three lots, and a portion of a residential building on lot 4
near Foster Road.
Regulated Slopes: The plan generally avoids disturbance of critical slopes, disturbing
approximately 3%. Protected slopes and required buffers would not be disturbed. The plan does
not illustrate steep slopes (18 — 25%). These should be shown on the plan and percent proposed
to be disturbed should be reported. Because no protected slopes or required slope buffers are
proposed to be disturbed, and critical slope disturbance is minimal, the plan complies with the
guidelines for regulated slopes.
Stream Corridor: A stream crosses the southeast corner of Lot 5. The plan illustrates the required
buffer.
Woodlands: The overall property contains approximately 45.5 acres of woodlands. The applicant
is proposing to disturb approximately 11 acres or 25% of the woodlands. This would result in
above the 50% woodland preservation requirement for residential developments. At the time the
proposed CO-1 lot is developed the applicant will need to preserve 10% of the woodlands on Lot
1.
STAFF RECOMMENDATION: Staff recommends deferral of this application pending resolution of
deficiencies noted below. Upon resolution of these items staff would recommend approval of
rezoning of approximately 53.29 acres from High Density Single Family Residential (IRS-1 2) 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.
DEFICIENCIES AND DISCREPANCIES:
1. Plan should be labeled Planned Development — Sensitive Areas Development Plan
2. Construction limit lines should be illustrated on the plan
3. Sidewalk access to all buildings should be illustrated on the plan
4. The wetland delineation must be reviewed and accepted by the Army Corp of Engineers
5. Sensitive slopes should be labeled as "Protected Slopes" if they are 40% or greater
6. Sensitive areas plan should illustrate steep slopes (slopes between 18 and 25°%) and report
the percentage being disturbed
7 An emergency vehicle turnaround is required at the north end of the private street
8. Elevations drawings needed for all townhouse models (they should illustrate how access to
parking will be provided given the change in grade)
ATTACHMENTS:
1. Location Map
2. Planned Development Overlay Plan
3. Elevation Drawings
4. Applicant's Statement
5. Sensitive Areas Narrative
Approved by: l 0 -;1 oJ-�"
Tracy Hightshoe, Interhi Director,
Department of Neighborhood and Development Services
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14-7 REZ17-00017
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Foster Road
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Prepared By: Sylvia Buchner
Date Prepared: November 2017
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17-0540
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509 S. GILBERT ST.
IOWA CITY, IA 52210
PHONE: (319) SBB•TNT
FAX (319) 358-2937
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TOTAL PARKING REQUIRED: 2 STALLSIDU; 14
STALLS
TOTAL PARKING PROVIDED: 14 STALLS
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LEGEND
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17-0540
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509 S. GILBERTST.
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2 BEDROOM 2
3 BEDROOM 26
•' _ / J TOTAL PARKING REQUIRED:53 STALLS
TOTAL PARKING PROVIDED 97 STALLS
17-0540
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BLDG FOOTPRINT = 3741 SF EACH
(1) 5-UNIT TOWNHOMES (2 SR EACH)
BLDG FOOTPRINT = 4676 SF EACH
TOTAL DWELLING UNITS: 36 2-BR UNITS
TOTAL PARKING REQUIRED: 2(36) = 72 STALLS
TOTAL PARKING PROVIDED:72 STALLS (1
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17-0540
FOSTER ROAD
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HBK ENOUNSERING, LLC
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TOTAL DWELLING UNITS: 18 2-SR UNITS
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TOTAL PARKING PROVIDED' 19 (GARAGEI + 18 (DRIVEWAY)
`LOT 54
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LEGEND
SENSITIVE SLOPES
SENSITIVE SLOPE
50'BUFFER
STREAM BUFFER
CRRICALSLOPE
WETLANDS
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WETLANDS
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Foster Road Development SOLUTIONS 4
ENGINEERING
A17-0540 11,30.17
Applicant's Statement for Rezoning
The proposed development area ("project") consists of 7 existing parcels, 4 of which are
adjacent to the southerly 1-80 right-of-way between Dubuque Street and Prairie Du Chien Road.
The project proposes to combine 3 of the 4 parcels adjacent to 1-80 into one Outlot, which will
remain undeveloped. Additionally, one of the existing parcels is currently bisected by the
proposed Foster Road Extension Right -of -Way and will be re -platted as separate parcels
accordingly.
The current zoning classification is RS-12 for all parcels. 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
parcels (with the exception of one), with RS-12 as the base zone. Rezoning would cluster the
proposed density and allow for a significant portion of the project area to remain undisturbed.
Proposed Lot 1, Parcel 0734484001, is requested for rezoning to CO-1.
This rezoning request is also in accordance with the current North District Plan, which maps the
anticipated uses for the property as Conservation Design, Multi -Family Residential, and Office
Commercial. The project area will incorporate all of these uses. The development plan will
focus heavily on land conservation and includes the extension of Foster Road, completing this
vital connection between Dubuque Street and Prairie du Chien Road.
Extensive natural sensitive features exist within the overall project area. These include
wetlands, woodlands, and protected slopes. More information on these Sensitive Areas can be
found in the Sensitive Areas Development Plan, included in this application. The anticipated
disturbance areas are explained later in this statement.
A breakdown of the area to be re -zoned is provided below:
Total Project Area: 53.29 acres
Foster Road ROW: 3,14 acres
Total Remaining Area: 50,15 acres
The majority of the project is located to the north and west of proposed Foster Road. A narrow,
linear parcel lies south of Foster Road and will be developed with multi -family units.
Utilities
The existing 24" sanitary sewer line on Foster Road will be extended to Prairie du Chien Road
within the Foster Road right-of-way. The proposed sewer will be 24".
There is currently a 24" transmission water main along the south side of the Foster Road right-
of-way. There is also an existing 12" water main stubbed on both the east and west ends of the
INFRASTROCTOREurn.nv' hbk
Foster Road Development 50LtlTIDN5
A17-0540 11.30.17 ENGINEERING
Foster Road right-of-way. New 12" water main will be constructed within the Faster Road right-
of-way to connect to two stubbed mains on the east and west end.
Stormwater will be addressed on each individual lot (Lots 1 & 2 will have combined stormwater
management). Lot 3 will primarily use underground stormwater treatment chambers for storage,
due to limited open space available for detention. Lot 4 will have several detention basins on
site, and Lot 5 will also have its own detention basin or may also use stormwater treatment
chambers.
Per City Code 16-3G-5, stormwater calculations will be provided immediately upon rezoning
approval.
Further information pertaining to each individual proposed lot is provided below.
Outlot A
Outlot A is the combination of Parcels 0734380001, 0734454002, and 0734454001. The
ownership and maintenance of Outlot A will be established in conjunction with the development
of Lot 4, via a Homeowner's Association.
Outlot B
Outlot B is currently platted as Parcel 0734484003. This lot will remain under the developer's
ownership at this time -
Lot I
Lot 1 is currently platted as Parcel 0734484001 and part of Parcel 1003126003. Lot 1 lies
within the 300' residential sound buffer required adjacent to the southerly right-of-way line of
Interstate 80, and is therefore proposed to be developed commercially, and re -zoned to CO-1.
This coincides with the North District Plan.
Lot 2
Lot 2 is currently part of Parcel 1003126003. Lot 2 is proposed to have a single 7-unit
townhome, with a building configuration that is situated between the gas line easement and the
residential sound buffer.
Lot 3
Lot 3 will be developed as elderly housing, with 53 total units. A separate site plan application
for this development has previously been submitted to the City, and is currently in the review
process.
Lot 4
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INFAASTRUOTURE
Foster Road development SOLUTIONS
ENGINEERING
A17-0540 11.30.17
Also north of Foster Road, Lot 4 is proposed to be developed as multi -family housing, with (9)
buildings of 4 units each (all 2-Bedroom). Various retaining walls will be constructed as required
around the perimeter of the development to minimize grading impacts to the surrounding ground
and to avoid the nearby sensitive areas. Total proposed units for Lot 4 is 36,
Lot 5
Lot 5 is a narrow lot running south and east of Foster Road. Due to the proximity of wetlands to
the road right-of-way, at this time 4-plex development is only proposed within the more southerly
portion of the lot. Should access to the northeastern area of this proposed lot (currently Parcel
1003102006) be obtained in the future via Prairie du Chien Road, additional development and
potential replatting may take place at that time. Total proposed units for Lot 4 is 18_
Density
Per City Code, the allowable density for an RS-12 zoning designation is 13 dwelling unitsiacre.
A density schematic (Plan Sheet C1.01) is provided as part of this application demonstrating a
full build -out scenario assuming no topographic or sensitive area limitations. Subtracting out
right-of-way and open space requirements, a conceptual built density is 402 dwelling units. By
Code, the allowable density, when right-of-way and open space requirements are considered, is
289 dwelling units.
The proposed density of this development is 114 dwelling units.
Sensitive Areas Disturbance
The table below identifies the sensitive areas located in each proposed lot, and the anticipated
disturbance a reaslpercentages,based on the development proposed In this application.
All areas provided are in acres.
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INFRASTRUCTURE
Foster Road Development SOLUnONS
A17-0540 11.30.17 ENGINEERING
Requested Variances
Requested Variances are as follows:
1. With RS-12 as the underlying base zone for this development, a variance is requested to
allow multi -family housing, which is not currently permitted in the RS-12 zone.
2. The code requires a 40-foot front setback along arterial streets. Lot 3 and Lot 5 are
designed with a 20' setback, due to sensitive areas on the site.
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INFRASTRUCTURE
Foster Road Development 50LUT10us
A17-0540 11.30.17 ENGINEERING
SENSITIVE AREAS DEVELOPMENT PLAN
Introduction
H BK Engineering prepared this report to evaluate the development in conjunction with the
requirements of City of Iowa City Code of Ordinances Article 14-51. The purpose of the Article is as
follows:
1. Implement the environmental policies of the comprehensive plan, as amended.
2. Permit and define the reasonable use of properties that contain environmentally sensitive
features and natural resources while recognizing the importance of environmental resources
and protecting such resources from destruction.
3. Provide for the ecologically sound transitions between protected environmentally sensitive
areas and urban development.
4. Protect the public from injuryand property damage due to flooding, erosion, and other natural
hazards, which can be exacerbated by development of environmentally sensitive land.
5. Foster urban design that preserves open space and minimizes disturbance of environmentally
sensitive features and natural resources.
6. Provide for the mitigation of disturbances of environmentally sensitive features and natural
resources by requiring and implementing mitigation plans, as needed.
The Sensitive Areas Ordinance addresses Wetlands, Stream Corridors, Regulated Slopes, Wooded Areas,
Fully Hydric Soils, Prairie Remnants, and Archaeological Sites.
HBK enlisted the services of Earthview Environmental, Inc, to conduct a field investigation of the
proposed development.
Findings are as follows:
Jurisdictional Wetlands & Wetland Buffers
Wetland locations have been determined, and buffer zones provided as shown on the submittal
drawings. Per guidance from Earthview Environmental, wetland buffers may be averaged and are
shown accordingly. A minimum of 50' will be maintained around all wetlands. Wetland buffer
averaging assists in expanding the wetland buffer to areas where other sensitive areas are present
(primarily critical and sensitive slopes) and will allow for further protection of these areas, and therefore
the project proposes an overall increase of 20% in wetlands buffer area through wetland buffer
averaging. This will also be beneficial in connecting the wetlands on the westerly side of Lot 4 around
the stream, where the corridor will be further protected.
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Foster Road Development 56LUTI0N5
A17-0540 11.30.17 INFRASTRUCTURE
ENGINEERING
Quantitative information regarding buffer averaging is as follows:
Combined wetlands north of Foster Road lying between Lots 3 & 4 extending through Outlot A:
Existing 100' wetland buffer acreage: 5.86 acres
Disturbed wetland buffer between 50' and 100': 0.46 acres
Proposed additional wetland buffer acreage: 0.91 acres
Proposed overall wetland buffer acreage: 5.86 —0.46 + 0.91= 5.31 acres
Combined wetlands westerly side of Lot 4 development:
Existing 100' wetland buffer acreage: 2.19 acres
Disturbed wetland buffer between Wand 100':0.42 acres
Proposed additional wetland buffer acreage: 1.21 acres
Proposed overall wetland buffer acreage: 2.19 — 0.42 + 1.21= 2.98 acres
Combined wetlands easterly side of Lot 5:
Existing 100' wetland buffer acreage: 3.11 acres
Distu rbed wetland buffer between 50' and 100': 0.16 acres
Proposed additional wetland buffer acreage: 1.21 acres
Proposed overall wetland buffer acreage: 3.11-0.16+ 1.21= 4.16 acres
It is assumed that all delineated wetlands will be considered jurisdictional. Buffer reduction is not
available for this project because the wetland includes both bat habitat and stream corridors.
If any area within a 50' buffer has the potential of being disturbed, further analysis and permitting will
be required, including the involvement of the US Army Corps of Engineers.
Foster Road Development
A17-0540 11,30.17
Stream Corridors
unuTr
lNFAASTAUCTUAE bk
SONTIONS
ENGINEERING
HBK Engineering looked at the FEMA flood plain maps as well as the Johnson County GIS property viewer
website and has determined that no portions of the property are within a floodplain or floodway.
Regulated tributaries with no mapped floodway are present, however, and require a natural buffer of
15' each side of the stream corridor. A Stream Corridor is defined as "a river, stream or drainageway
shown in blue (the blue line) on the most current U.S. Geological Survey Quadrangle Maps, and the area
of its delineated floodway. In cases where no floodway is delineated, the blue line will serve as the
centerline of a 30-foot wide stream corridor'. Additionally, there is one stream in the SE corner of
proposed Lot 5 that, due to its connection to adjacent wetlands, a 65' buffer is being provided.
The project contains many other "non -blue line" stream corridors, many connecting wetlands. For
purposes of sensitive areas calculations, these corridors and their respective buffers are included in the
"wetlands" acreages.
Critical and Protected Slopes
HBK has identified critical and protected slopes and buffers. "Critical" Slopes are those that fall between
25%-39%. "Protected" Slopes are those 40% and above, and we have included a buffer in our sensitive
areas analysis.
Only 3%of the approximately 29 acres of critical and protected slopes are anticipated to be disturbed in
conjunction with the project.
Wooded Areas
A woodland is defined as having a minimum of 2 acres of contiguous wooded area containing at least
200 trees per acre, and a grove of trees is 10 or more individual trees with diameter breast height of at
least 12' whose combined canopies cover at least 50% of the area. Buffers for woodlands are 50' from
trunks or5' beyond driplines.
RS-12 zoning requires a minimum of 50% preservation. The project anticipates disturbing approximately
25% of the total existing woodlands (referto calculations in the Application Statement).
Fully Hydric Soils
No fully hydric soils are present in the project area.
Prairies and Prairie Remnants
Earthvlew Environmental did not identify any prairie remnants during wetland and
threatened/endangered species field investigation.
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Foster Road Development SOLUTIONS
ENGINEERING
A17-0540 11.30.17
Archaeological Sites
An archaeological study is underway and as of the date of this updated report, the fieldwork has been
completed. This report will be updated upon receiving results of this field investigation. Preliminary
conversations with the archaeological subconsultant suggest that the site areas are eroded, which
'limits the sites' information potential and thus their potential significance would be low. The likely
recommendation will be for no further investigation."
STAFF REPORT
To: Planning and Zoning Commission Prepared by: Sylvia Bochner, Planning Intern
Item: REZ17-00018 Date: December 21, 2017
703, 705, and 709 S. Dubuque Street
GENERAL INFORMATION:
Applicant: Whistler Apts., LLC
2249 Pinehurst Drive
Middleton, WI
608-235-0122
mikefishbadger@gmaii.com
Contact: Glen Meisner
1917 S. Gilbert Street
Iowa City, IA 52240
319.351-8282
g.meisner@mmsconsultants.net
Property Owner; Dorothe J. Connell
5175 Rapid Creek Road NE
Iowa City, IA 52240
Requested Action: Rezone from Intensive Commercial (CI-1) to
Riverfront Crossings -Central Crossings (RFC-CX)
Purpose: To allow for the development of a multi -family
residential building
Location: 703, 705, and 709 S. Dubuque Street
Size: 0.52 acres
Existing Land Use and Zoning: Commercial and Residential, CI-1
Surrounding Land Use and Zoning: North: Depot, CC-2
South: Parking, P-1
East: Commercial, CC-2 and CI-1
West: Parking, P-1
Comprehensive Plan: Downtown and Riverfront Crossings Master Plan
Neighborhood Open Space District: C7—Near Southside
File Date: November 16, 2017
45 Day Limitation Period: December 31, 2017
K
BACKGROUND INFORMATION:
The applicant, Whistler Apts„ LLC, is requesting rezoning of 0.52 acres located at 703, 705,
and 709 S. Dubuque Street from Intensive Commercial (CI-1) to Riverfront Crossings —
Central Crossings (RFC-CX) to allow for the development of 55 units of multifamily housing.
These properties are located just south of the Iowa Interstate Railway. Currently, these
properties include a commercial building, which houses a heating and plumbing business,
its unpaved parking lot, and a two-family conversion residential building.
The subject properties are located within the Central Crossings Subdistrict of Riverfront
Crossings. Since the property is located in the Riverfront Crossings District, it is eligible for
Riverfront Crossings zoning as specified in the regulating plan in Article 14-2G, Riverfront
Crossings District Form -based Development Standards.
The applicant has indicated that they have used the "Good Neighbor Policy" and held a
Good Neighbor Meeting on November 30, 2017. A summary report of this meeting is
attached.
ANALYSIS:
Current zoning: The Intensive Commercial (CI-1) zone is intended to provide areas for sales
and service functions whose operations are characterized by outdoor display and storage of
merchandise, repair and sales of large equipment or motor vehicles, outdoor commercial
amusement and recreation activities, or operations conducted in buildings that are not
completely enclosed. Due to the potential for noise, dust, and odors from uses allowed in
this zone, residential uses are not allowed in this zone. However, the subject property
includes one non -conforming residential building.
Proposed zoning: The Riverfront Crossings Central Crossings Subdistrict is intended for
moderate intensity mixed use development in buildings with entries opening onto
pedestrian friendly streets and sidewalks. This zone is intended to provide a variety of types
of housing, along with a mix of retail uses. This zone allows most of the uses permitted in
the Central Business Support (CB-5) Zone, such as eating establishments, office uses, and
retail and service uses, along with residential uses in a variety of building types, including
apartment buildings, townhouses, and mixed -use buildings. The maximum building height
in this zone is four stories, with an upper story setback of 10 feet required along street
frontages above the third story.
The applicant intends to build a four-story apartment building that contains 28 one -bedroom
units, 21 two -bedroom units, and 6 three -bedroom units (concept plan attached). The
applicant has indicated that 69 parking spaces will be provided below grade, which exceeds
the required 67.5 parking spaces. Access will be provided from a recessed entrance on the
Dubuque Street frontage, a primary street. The RFC-CX zones requires that parking be
accessed from alleys, rear lanes, or secondary streets. However, if this type of access is not
feasible, accessto a primary street may be granted by the Form Based Code Committee. Any
request for a curb cut on an arterial street will be reviewed according to the provisions in
3
section 14-BC-6. Because Dubuque Street is the primary street for this development, the
planned access from Dubuque Street will be subject to this review. However, Dubuque Street
is the only option for access to this site, as the property abuts the Iowa Interstate Railway to
the north and there is no rear alley.
Comprehensive Plan: Rezoning from CI-1 to RFC-CX is consistent with the Downtown and
Riverfront Crossings Master Plan. The subject property is located between the Iowa
Interstate Railway line and the CRANDIC rail line. The Central Crossings District portion of
the master plan indicated that this area would become a Station Plaza, in anticipation of a
regional Amtrak station along the Iowa -Interstate Railway and local light rail on the
CRANDIC rail line. However, due to changes in federal and state direction, Amtrak
passenger rail through Iowa City is unlikely and light rail on the CRANDIC line is not
planned for the near future. Because of these changes, the Station Plaza will not be
developed as described in the Riverfront Crossings Master Plan. However, the City still
plans to maintain some open space at this location, The City has maintained ownership of
a 10' vacated right of way located directly behind the subject property. This area, combined
with the 10' rear setback of the subject property and the setback of any redevelopment on
the adjacent University parking lot, will become at least a 30' wide landscaped courtyard
that will provide pedestrian access to the building from the west.
Although development plans for this specific area have changed, this rezoning complies
with the general character of the Central Crossings Subdistrict. The development of a four-
story, 55-unit apartment building contributes to the high -density, pedestrian friendly
character that the Downtown and Riverfront Crossings Master Plan intends for the Central
Crossings Subdistrict.
Compatibility with neighborhood: Currently, the neighborhood surrounding the subject
property includes a mix of commercial and multi -family residential properties, along with
surface parking. The development of the proposed apartment building would not be
incompatible with current uses. As the Central Crossings Subdistrict continues to
redevelop, the development on the subject property will be consistent with the mixed -use,
pedestrian friendly character of the area.
The subject property abuts the Iowa Interstate Railroad, which could present noise
concerns for the residents of the proposed building. To mitigate this noise, the applicant
has agreed to use materials such as masonry construction and laminate windows to help
minimize the impact of railroad noise on the interior of the building. Additionally, the site
plan includes a fence along the north side of the building, which will be supplemented with
landscaping to provide screening.
Traffic implications: The streets are already in place for this block, which will provide for
adequate traffic circulation. However, during the Good Neighbor meeting, neighboring
businesses expressed concern that the parking provided may be inadequate for the number
of residents. The applicant intends to provide 69 parking stalls for 55 apartments/88
bedrooms. The proposed 69 parking stall exceeds the minimum requirement for parking in
this zone. In the RFC-CX zone, 0.75 spaces are required for each efficiency or one -bedroom
apartment, 1.5 spaces are required for each two -bedroom apartment, and 2.5 spaces are
required for each three -bedroom apartment. With 28 one -bedroom units, 21 two -bedroom
units, and 6 three -bedroom units, a total of 67.5 parking spaces would be required for the
proposed building.
Ell
STAFF RECOMMENDATION:
Staff recommends approval of REZ17-00018, a proposal to rezone approximately 0.52 acres
of property located at 703, 705, and 709 S. Dubuque Street from Commercial Intensive (CI-1)
zone to Riverfront Crossings —Central Crossings Subdistrict (RFC-CX).
ATTACHMENTS:
1. Location Map
2. Aerial Photograph
3. Good Neighbor Meeting Summary
4. Concept Plan
Approved by:Li�l�rL—
Tracy Hights�o , Interim Director,
Department of- eighborhood and Development Services
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located at 703, 705, and 709 S. Dubuque f f o
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Good Neighbor Meeting °�a
CITY OF IOWA CITY
Project Name: Rezoning - Whistler Apartments Project Location: 703, 7D5, & 709 S. Dubuque St.
Meeting Date and Time: November 30, 2017 at 5:30
Meeting Location: Robert A. Lee Community Recreation Center, Room B
Names of Applicant Representatives attending: Randy Bruce & Mike Fisher
Glen Wisner & Gina Landau
Names of City Staff Representatives attending: Bob Miklo
Number of Neighbors Attending: 4 Sign -In Attached? Yes X No
General Comments received regarding project (attach additional sheets if necessary) -
Neighbors commented on the attractiveness of the building.
There was a general question about the University parking lot to the west (will not be disturbed
for this project)
General question on timeline of the project - when to break ground.
Concerns expressed regarding project (attach additional sheets if necessary)
Nelghbors expressed concern about providing enough parking. One of the representatives answered
saying they would provide 67 stalls for 55 apartments186 bedrooms. This is a higher parking
ratio than their other project on Iowa Ave., which is not full.
The existing retaining wall will most likely have to go, so there was concem about water running
and pooling, Stonnwater will be addressed as the project moves along.
General concern about lack of green space as well.
Will there be any changes made to the proposal based on this input? If so, describe:
Changes would most likely occur as a result of stormwater reports, which might Include the use of
permeable pavers, holding tanks under pavement, or other stormwater management practices.
Staff Representative Comments
Bob Mill addressed the question about city approval process and timeline. P & Z meeting
date will not be Dec, 71h, as anticipated in the GNM letter, but will be Dec. 21st and Coneil probably on
Jan.l6th.
MINUTES PRELIMINARY
PLANNING AND ZONING COMMISSION
DECEMBER 7, 2017 — 7:00 PM — FORMAL MEETING
EMMA J. HARVAT HALL, CITY HALL
MEMBERS PRESENT: Carolyn Dyer, Mike Hensch, Phoebe Martin, Max Parsons, Mark
Signs, Jodie Theobald
MEMBERS ABSENT: Ann Freerks
STAFF PRESENT: Sara Hektoen, Bob Miklo, Sara Walz
OTHERS PRESENT: Luke Newton, Sarah Huston, Duane Van Hemert
RECOMMENDATIONS TO CITY COUNCIL:
By a vote of 6-0 the Commission recommends approval of REZ17-000016, a Sensitive Areas
Development Plan subject to the following conditions:
Substantial compliance withthe development plan submitted.
Establish easements forthe stormwater management area.
Establish any easements not currently existing for storm sewer and sanitary
sewer. Certification by a licensed structural engineer will be required at the time
of building permit application to ensure the stability of the building.
To ensure there is a diversity of trees used and reviewed by the City Forrester.
Hensch called the meeting to order at 7:00 PM.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
None.
REZONING ITEM (REZ17-00016):
Discussion of an application submitted by Iowa City Community School District for a Sensitive
Areas Development Plan (rezoning) to allow modification of a protected slope for the
construction of a proposed addition on the east side of the school building located at 300
Teeters Court.
Walz presented the Staff Report noting that this site is the Lincoln Elementary School property
and showed maps and photos of the area. The property is accessed along Rider Street,
Teeters Court and River Street. There is also some frontage along Otto and Lee Streets but the
property is not accessible from those streets. Along Rider Street and Teeters Court the property
has a higher elevation. Walz explained that the Lincoln Elementary School site is a small
school site by Iowa City standards —it is less than four acres. Most of pickup/drop off and bus
access is on Rider Street. When the School District was looking at using this site and improving
the neighborhood schools (which was part of what they were called upon to do with Iowa City
Planning and Zoning Commission
December 7, 2017 — Formal Meeting
Page 2 of 6
Community School District's facilities plan) one of the goals was to extend the life of
neighborhood schools. This goal is echoed in Iowa City's Comprehensive Plan and in the
City Council's Strategic Plan. Walz explained that this particular school site presents some
unique challenges with street access and topography. Currently the lower level of the
property (off River Street) is the teacher's parking lot, which is not an ADA accessible part
of the school site. To access the school from that parking lot requires one to climb 55 steps
to get to the rear entrance of the school. For this reason, the portion of the property on
River Street has been useable. One of the goals of the new addition is to make the entire
property, which is very small, more useful and accessible.
The original school building, constructed in 1926, has been added onto five times. The lower
parking area with 28 spaces was constructed off Rider Street in the late 1980s. The proposal is
a complete renovation of the existing school building and the construction of a major new
addition that will provide space for a new gym and cafeteria, modern kitchen, media center
extension, restrooms, a dedicated office and storage area for the before- and after -school
program, and an ADA accessible (at -grade) entrance from River Street. The proposed plan also
provides an expanded parking area and will improve the bus circulation.
Walz mentioned the sensitive areas on the site noting that many of the criteria that are required
under the OPD Plan (mass, scale and density of the building) do not really apply since this is
not a residential use —as a school it will obviously be of a different mass and scale than
surrounding residential development. Walz explained that the Sensitive Areas Ordinance is
applies in areas where there are steep and critical protected slopes. The development activity
will disturb a significant portion of the steep, critical, and protected slopes: 28% of the steep
slopes; 63% of the critical slopes; and 32% of the protected slopes. Walz stated the applicant has
demonstrated through engineer reports that the slope was altered over time with both various
additions to the school and when the parking lot was constructed. The applicants have also
conducted some soil studies, taken some samples, which are inconclusive but do show some fill
on portions of the site.
Walz stated that with this addition, a portion of the slope will actually be excavated, and the new
school building will be used as a retaining wall for the remaining slope. Additionally this
development will cause the removal of some mature oak trees, the applicant's intent is to
replace those trees with 10 new native trees -white, red, and bur oaks. They will also add
screening around the parking lot.
Walz explained that there are still some outstanding issues with the site that to be resolved.
The applicant needs to provide stormwater calculations and easements will be needed for the
stormwater management area. The applicant is showing underground storage for stormwater
but to the underground storage cannot be placed over the sanitary sewer line. The applicants is
working to resolve these issues.
Staff recommends approval of REZ17-000016, a Sensitive Areas Development Plan subject to
the following conditions:
Substantial compliance withthe development plan submitted.
Establish easements forthe stormwater management area.
Establish any easements not currently existing for storm sewer and sanitary
sewer. Certification by a licensed structural engineer will be required at the time
of building permit application to ensure the stability of the building.
Theobald questioned the use of native trees versus oak trees and noted there are
Planning and Zoning Commission
December 7, 2017 — Formal Meeting
Page 3 of 6
problems with two of the oak tree species in the State of Iowa right now and asks that
the tree replacements be more diversified. Walz stated the City Forester could be
asked to make a recommendation if the Commission wished to make that a condition.
Theobald would like to add that condition.
Hensch asked if the geotechnical soils report did not definitively indicate that the slope
had been disturbed. Walz confirmed that is correct. The applicant was relying on other
evidence related to development activity, especially the construction of the parking area
along River Street.
Hensch asked if the rule was only 35% of critical and protected slopes could be
disrupted without going through rezoning. Walz said that is correct and this item is
before the Commission because the applicant is exceeding the 35%.
Dyer questioned if there have been other projects that have disturbed areas this much.
Miklo stated it is rare to have humanly altered slopes, he can think of one instance on
South Dubuque Street where they could show the street was created by landfill over
100 years ago.
Hensch asked when looking at the elevations if the stormwater underground storage
tanks will be able to handle the area or if there would be runoff that would go to the
neighbors. Walz said the runoff flows to the north but the applicant can explain how
they intend to manage the additional stormwater.
Hensch opened the public hearing.
Luke Newton (MMS Engineering) and Sarah Huston (Design Alliance Architecture)
represented the Iowa City Community School district on this project and showed the
Commission the presentation that they had also shared with the community at the
Good Neighbor Meeting.
Hensch asked if any comments were collected at the Good Neighbor Meeting. Walz
noted she attended the meeting and that all the comments were generally positive.
Newton provided a copy of the comments.
Huston stated that the architecture firm began by reviewing how the existing building
was constructed and added onto over the various renovations and noted how that
always poses interesting issues when dealing with different construction types. There
is a main building as well as two temporary classrooms, one to the south and one to
the east. Most of the main site area is level and the initial addition recommendation
was to expand into the southern level area with a new gymnasium, new commons,
accessible classrooms, and bathrooms. Another more interesting concept was to build
off to the east and that was the concept the school committee unanimously voted on
because they wanted to preserve the flat area which is the playground area. Huston
showed renderings of what the addition will look like, it will be nestled into the hill, the
lower level being the gymnasium and above that is the new media center. From the
view of Teeters Court the school will remain the same scale and the addition will be
viewable from the east but not overly obtrusive because it is nestled into the slope.
The main entrance to the school will still be off Teeters Court and will be at the center
of the building.
Planning and Zoning Commission
December 7, 2017 — Formal Meeting
Page 4 of 6
Huston also discussed the structural engineering of the addition and how it will be built
into the slope. They will use soldier piles, steel and concrete, to provide a retaining
wall that then becomes the back wall of the new structure. Additionally the new
gymnasium that is dug into the slope is set 20 feet off the existing structure so it will not
disturb any of the foundations or walls of the existing building. Huston noted that is
important because it is safer to preserve what is already there.
Newton next addressed the system areas showed a rendering of the area with the
different percentages of slope and the area that is the altered protected slope. He
showed the storm lines that run from the building to the storm sewers that are
underneath the parking lot.
Hensch asked if Newton could address how the underground storage of the stormwater
will handle the runoff. Newton stated that with the increased impervious areas it will
create more overland runoff and as required by City Code they will need to retain that
runoff and the underground basin works similar to an above ground stormwater basin.
Underground there is a system of large pipes all connected together to create the
storage and detain the water up to the 100 year flood event and release it slowly at the
normal runoff rate. It will be released into the existing stormwater sewer line that is
already under the parking lot and then into the ditch along River Street. Newton added
the goal of the detention system, and the way the requirements are set up, is to prevent
any additional water onto neighboring properties.
Theobald asked about the maintenance for the underground storage and Newton
explained that there is maintenance but the frequency of issues depends on the
amount of trash (leaves or litter) that is caught in the system and how often it needs to
be cleaned out. It can be cleaned out by a large vacuum.
Duane Van Hemert (Iowa City Community School District Facilities Director) stated that
this underground storage would have happened whether the addition was on the north
side or east side so they could protect the playground area and not use it as a water
detention area.
Hensch asked if all the soil that will be excavated will be retained onsite or removed.
Newton replied that the soil will not be able to be retained onsite and will have to leave
the site.
Hensch closed the public hearing.
Theobald moved to recommend approval of REZ17-000016, a Sensitive Areas
Development Plan subject to the following conditions:
Substantial compliance with the development plan submitted.
Establish easements forthe stormwater management area.
Establish any easements not currently existing for storm sewer and
sanitary sewer. Certification by a licensed structural engineer will be
required at the time of building permit application to ensure the stability of
the building.
To ensure there is a diversity of trees used and reviewed by the City
Forrester.
Parsons seconded the motion.
Planning and Zoning Commission
December 7, 2017 — Formal Meeting
Page 5 of 6
Parsons noted this has been a history lesson tonight learning there has already been
five additions on Lincoln Elementary and commented that the proposal is a unique
design and having this school means a lot to the Manville Heights area and is happy to
see the School District investing in this school.
Signs noted that he is familiar with the site and always thought it was a disturbed slope
due to all the activity around the area.
Martin noted that this area is special and to be able to add onto the school and
maintain the flat surface areas for children to play is essential.
Dyer agreed this is a good project and happy to see Lincoln Elementary preserved.
A vote was taken and the motion passed 6-0.
CONSIDERATION OF MEETING MINUTES: NOVEMBER 2, 2017
Parsons moved to approve the meeting minutes of November 2, 2017 with edits.
Martin seconded the motion.
A vote was taken and the motion passed 6-0.
PLANNING AND ZONING INFORMATION:
Martin noted she would not be present at the December 21 or January 4 meetings
Theobald asked if the Commission can have a discussion about street lights at some point,
there have been several complaints and in the news recently it has been stated that the LED
lights are actually not obtaining the savings of energy that was projected and do cause a lot of
light pollution. Hektoen stated that if Commission members wished they could send some
correspondence to Council regarding the issue however it is not really in the prevue of Planning
& Zoning agenda items.
Miklo acknowledged a flyer in the Commissioner's packets where there are encouraged to
attend a training session.
ADJOURNMENT:
Parsons moved to adjourn.
Martin seconded.
A vote was taken and motion carried 6-0.
PLANNING & ZONING COMMISSION
ATTENDANCE RECORD
2017
(W.S.)
4120
4120
514
5/18
6/1
(W.S)
617
6115
716
7120
813
8117
917
9121
1015
10119
1112
1217
DYER, CAROLYN
X
X
X
O/E
X
X
X
X
X
X
X
X
X
X
X
O/E
X
FREERKS, ANN
X
X
X
X
X
X
X
X
X
X
O/E
X
X
X
X
X
O/E
HENSCH, MIKE
X
X
X
X
X
O/E
X
X
X
X
X
X
X
X
X
X
X
MARTIN, PHOEBE
O/E
O/E
X
X
X
X
O/E
X
X
X
X
X
X
X
X
X
X
PARSONS, MAX
X
X
X
X
X
X
X
X
X
X
X
O/E
X
X
X
X
X
SIGNS, MARK
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
THEOBALD, JODIE
X
X
X
X
X
X
X
X
X
O/E
X
X
X
X
X
X
X
KEY: X = Present
O = Absent
O/E = Absent/Excused
--- = Not a Member