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HomeMy WebLinkAbout06-07-2018 Planning and Zoning CommissionPLANNING AND ZONING COMMISSION Thursday, June 7, 2018 Formal Meeting — 7:00 PM 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 / Development Items: Discussion of an application submitted by North Dubuque, LLC for a rezoning of approximately 73.15 acres of land from Interim Development - Low Density Single -Family (ID-RS) zone, Low Density Single -Family (RS-5) zone, and Planned Development Overlay / High Density Single -Family Residential (OPD/RS-12) zone to Punned Development Overlay / High Density Single -Family Residential (OPD/RS-12) zone for approximately 50 acres of property and Planned Development Overlay / Highway Commercial (OPD/CH-1) zone for approximately 23 acres of property. The applicant is also requesting approval of the preliminary plat of Forest View, a 73.15-acre subdivision, located north of Foster Road, south of 1-80, west of N. Dubuque Street, east of Mackinaw Drive. (REZ18-00013/SUB18-00006). The applicant has requested deferral until June 21. Discussion of an application submitted by Bedrock. LLC for a rezoning of approximately 18.03 acres from Interim Development Multifamily Residential (ID-RM) zone to Planned Development Overlay/Low Density Single Family Residential (OPD/ RS-5) zone (4.02 acres) and Planned Development Overlay/Low Density Multifamily Residential (OPD-12) zone (14.01 acres) and a preliminary plat of Cherry Creek Subdivision, a 17-lot, 18.03-acre residential subdivision located east of S. Gilbert Street & south of Waterfront Drive. (REZ18-00005 / SUB18-00005) E. Rezoning Item: Discussion of an application submitted by Allen Homes, for a rezoning of approximately 8.02 acres from Interim Development — Single Family Residential (ID-RS) zone to Low Density Multi -Family Residential (RM-12) zone (3.19 acres) and Medium Density Single -Family Residential (RS-8) zone (4,83 acres) located at the southwest corner of Lower West Branch Road and Taft Avenue. (REZ18-00015) F. Consideration of Meeting Minutes: May 17, 2018 G. Planning & Zoning Information Landscape Report H. Adjournment If you will need disability -related accommodations to participate in this meeting, please contact Bob Mike, 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: June 211 July 51 July 19 Informaf: Scheduled as needed. r dr CITY OF IOWA CITY MEMORANDUM Date: June 1, 2018 To: Planning and Zoning Commission From: Sarah Walz, Associate Planner Re: REZ18-000013ISUB18-00006 Staff received a revised preliminary plat, sensitive areas development plan, and design guidelines proposed by the developer on Thursday, May 24. Revisions to the stormwater plan were also submitted the week of May 14. The applicant is still working on revisions to a traffic study and anticipates submitting the study in the coming days. A wetland permit from the Corps of Engineers is also pending. Once these items are finalized, staff will be able to complete its review and make a recommendation. Because staff is not prepared to make a recommendation to Planning and Zoning at this time, we recommend deferral until the June 21 meeting. t ►""'"p° CITY OF IOWA CITY zlft �� MEMORANDUM Date: June 1, 2018 To: Planning and Zoning Commission From: Bob Miklo, Senior Planner Re: REZ18-000051SUB-00008 Cherry Creek Subdivision The applicant has indicated that any revisions to the Sensitive Areas Development Plan will be presented at the June 7 Planning and Zoning Commission meeting. No new information is available at this time. Summary Report for Good Neighbor Meeting CITY of IowA CITY Project Name: Cherry Avenue Extension Project Location: Between Cherry Avenue & Gilbert St Meeting Date and Time: 11/8/17, 7:00 PM - 8:00 PM Meeting Location: Terry Trueblook Park Lodge Names of Applicant Representatives attending: Andy Bockenstedt, Kim Bockenstedt, and Alex Carrillo Names of City Staff Representatives attending: Number of Neighbors Attending: 8 Sign -In Attached? Yes X No General Comments received regarding project (attach additional sheets if necessary) - See attached meeting minutes. Concerns expressed regarding project (attach additional sheets if necessary) - See attached meeting minutes. Will there be any changes made to the proposal based on this input? If so, describe: None noted. Staff Representative Comments Good Neighbor Meeting Minutes Terry Trueblood Park Lodge 7:00 PM — 8:00 PM, 11/8/2017 Attendance: Doug Beardsley Jill Beardsley Dee Kyllingstad Dave Kyllingstad Stan Vander Weide Marilyn Vander Weide Dick Droessler Patty Droessler Alex Carrillo (Representative) Kim Bockenstedt (Representative) Andy Bockenstedt (Representative) Summary Meeting began at 7:00 PM with attendees gathering around a table that included proposed drawings of the land use change that showed how the Cherry Avenue extension would be developed. Drawings included a breakdown of the proposed property lines as well as examples of what the multi -family units, townhomes, and single-family homes might look like. Discussion ensued regarding the possible single-family lot price and the projected values of those homes once built. Per Andy Bockenstedt, the expected land value for the single-family lots is expected to be In the $65k-$70k range with the ultimate home value expected to be in the $30ok-S350k range. Attendee expressed concern regarding what the expected demographic would be for those living in the proposed multi- family units facing Gilbert Street. A general consensus was met amongst the representatives and attendees that the expected cost -per -unit (monthly rent or condo/townhome cost) would likely result in the property being occupied by young professionals or first-time buyers. General discussion followed surrounding the proposed streets, roundabouts, and traffic control measures as well as the design and orientation of the townhomes. Attendees asked about the time -line of the proposed land use change. Per Andy Bockenstedt, the main street connecting Cherry Avenue to Gilbert Street would be developed first with the access streets following this. The first structures to be developed would likely be some single-family homes which could possibly be included in the Parade of Homes depending on the timeline. Per Andy Bockenstedt, it would be nice to begin development in the spring of 2018. General discussion followed surrounding the maintenance of the proposed subdivision. Per Andy Bockenstedt, a covenant would be in place that lays out specific landscaping and maintenance requirements. Additionally, the streets would be lined with quality LED street lights to provide ample lightingfor the neighborhood. Questions and subsequent discussion between attendees and representatives ensued regarding the likely increase in value of the overall area as a result of the proposed land use change. Attendees also commented on how the access to Gilbert Street would be very nice. The meeting ended at 8:00 PM with residents expressing excitement about the proposed land use change. Attendees in unison requested that their approval be documented in the meeting minutes. GOOD NEIGHBOR MEETING NOTICE Notice of Good Neighbor Meeting and Open House 1013012017 Date and Time: Wednesday, November 8, 7:00 PM - 8:00 PM Location: Terry Trueblood Park Lodge To neighbors of Cherry Avenue: The Iowa City Planning and Zoning Commission (P&Z)/Board of Adjustment (BOA) will soon consider a land use change for a property in your area. The property is located at the end of Cherry Avenue. The proposal is to develop a subdivision containing a mixture of single-family and multi -family houses. As the representative of this request, we would like to invite you to participate in an open -house where you will have an opportunity to learn about the requested land use change, and we can gather comments you may have regarding this proposal. It is anticipated that the P&Z/BOA will be reviewing this proposal by the end of November. A notice of a formal review by the P&Z/BOA will be sent to all property owners within 300' of the property under review by the City. You are encouraged to attend this meeting and voice your opinions. If you have any questions or would like to submit written comments, please contact Andy Bockenstedt at (315)331-1558 or email Alex Carrillo at alex.carrillo@bockex.com, Good Neighbor Meeting Mailing List 2040 Waterfront Dr 2460 S Gilbert St 2530 5 Gilbert St 643 Sandusky Dr 651 Sandusky Dr 657 Sandusky Dr 557 Cherry Ave 560 Cherry Ave 681 Sandusky Dr 702 Sandusky Dr 708 Sandusky Dr 714 Sandusky Dr 720 Sandusky Dr 640 Sandusky Dr 646 Sandusky Dr 652 Sandusky Dr 658 Sandusky Dr 664 Sandusky Dr 670 Sandusky Dr 607 Pepper Dr 703 Sandusky Dr 711 Sandusky Dr 719 Sandusky Dr To: Planning and Zoning Commission Item: REZ18-00015 GENERAL INFORMATION: STAFF REPORT Prepared by: Anne Russett, Associate Planner Date: June 7, 2018 Applicant: Allen Homes P.O. Sox 3474 Iowa City, IA 52244 319-530-8238 al lenhomesinc@gmail.com Property Owner: Jerry Lindemann 304 Summit Drive NE Iowa City, IA 52233 Contact: Ron Amelon MMS Consultants 1917 S. Gilbert Street Iowa City, IA 52240 319-351-8282 r.amelon@mmsconsultants.net Requested Action: Rezoning from Interim Development — Single Family Residential (ID-RS) to Low Density Multi - Family Residential Zone (RM-12) and Medium Density Single -Family Residential Zone (RS-8) Purpose: To allow the development of single-family and multi -family residential. Location: Southwest corner of Lower West Branch Road and Taft Avenue 4 Location Map: Size: Total site: 8.02 acres Rezoning to RM-12: 3.19 acres Rezoning to RS-8: 4.83 acres Existing Land Use and Zoning: Undeveloped, Interim Development— Single Family Residential (ID-RS); Conditional zoning agreement adopted in 2000 as part of an annexation Surrounding Land Use and Zoning: North: Agriculture (County -A) South: Single-family residential (County-R); Single-family residential (OPD-5) East: Agriculture (County -A) West: Single-family residential (OPD-5) Comprehensive Plan: Neighborhood Open Space District: Public Meeting Notification: File Date: 2-8 dwelling units per acre; Single-family residential Lower West 9ranch (NE3) Property owners located within 300 feet of the project site received notification of the Planning and Zoning Commission public meeting May 17, 2018 45 Day Limitation Period: July 1, 2018 Cl BACKGROUND INFORMATION The applicant, Allen Homes, Inc., has requested a rezoning from the Interim Development — Single Family Residential Zone (ID-RS) to the Low Density Multi -Family Residential Zone (RM-12) and Medium Density Single -Family Residential Zone (RS-8). The total project site, located at the southwestern corner of Lower West Branch Road and Taft Avenue is 8.02 acres. The applicant has requested rezoning 3.19 acres to RM-12 and 4.83 acres to RS-8. Ralston Creek runs along the western border of the property. The City annexed the property in 2000 and it is currently undeveloped. At the time of annexation, the property was conditionally rezoned to ID-RS. The conditional zoning agreement from 2000 requires compliance with the Northeast District Plan and specifically references the provision of an interconnected trail, sidewalk and street system, preserving stream corridors and ensuring neighborhood access to open space areas. It noted that the use of traditional neighborhood design concepts, such as the use of narrow street pavement, alleys and green elements within streets, such as planted medians or small neighborhood greenspaces are encouraged. The applicant has used the "Good Neighbor Policy"; a Good Neighbor Meeting took place on May 31. ANALYSIS: Current Zoning: The property is currently zoned Interim Development — Single Family Residential (ID-RS). The Interim Development zoning designation applies to undeveloped properties without access to City services. The ID-RS zone district allows for nonurban uses of land, specifically crop -related agricultural uses. At this time a rezoning could occur due to the availability of existing City water and sanitary sewer service. As noted above, there is a conditional zoning agreement that encourages interconnected streets, sidewalks, trails, and the provision of certain pedestrian -friendly streetscape design. Proposed Zoning: The applicant has proposed rezoning 3.19 acres of the northeastern portion of the project site to the Low Density Multi -Family Residential Zone (RM-12). The RM-12 zone district allows for both single-family and multi -family housing. The maximum density allowed in this zone district is 15 dwelling units per acres, so a maximum of 47 dwelling units would be allowed on the 3.19 acres. The applicant Is requesting that the remainder of the site, 4.83 acres, be rezoned to the Medium Density Single -Family Residential Zone (RS-8). The RS-8 zone district allows single-family residential uses at a density of up to 8 dwelling units per acre with a minimum lot size of 5,000 square feet. Duplexes are also permitted in the RS-8 zone district on corner lots. The minimum lot size for duplexes is 8,700 square feet. A maximum of 38 single- family units would be allowed on the 4.83 acres. Compliance with Comprehensive Plan: The Future Land Use Map of the Comprehensive Plan has designated this area for residential development at a density of 2-8 dwelling units per acre. The maximum number of dwelling units allowed by the Comprehensive Plan for the site is 64 dwelling units. The Northeast District Plan identifies this area for single-family residential development; however, the plan encourages housing diversity and specifically envisions the possibility of townhouses and small, multi -family buildings 4 at major intersections. Staff finds that the proposed rezoning is consistent with the Comprehensive Plan due to the location of the project site at a major intersection. Specifically, Taft Avenue is a proposed arterial, therefore, a mix of housing types, including multi -family is appropriate. Compatibility with Neighborhood: The project site is located at the City's eastern corporate limits and the areas to the north and east in the unincorporated County are currently not developed. The area to the west includes a recently developed single-family neighborhood. There is also one existing single-family home to the south of the project site located in the unincorporated County. Staff finds that the proposed rezoning is compatible with the neighborhood. The proposed rezoning places the RS-8 zone district to the western and southern edge of the project site, which will continue the existing single-family development pattern. The RM- 12 zone district is proposed at the corner of the project site focusing the higher density housing at the major intersection. Staff has received a proposed concept for the development from the applicant, which Includes 32 dwelling units. Staff recommends including a condition to the rezoning that requires general conformance with the number and types of units identified in the proposed concept to ensure compatibility with the existing neighborhood and development pattern. Environmentally Sensitive Areas: Ralston Creek runs along the far western portion of the project site. Due to the presence of this watercourse, the zoning ordinance requires a Level 1 Sensitive Areas Review, which will be reviewed by staff prior to the issuance of any permits, to ensure the stream corridor is adequately buffered. Despite the location of the creek, the project site is not located within a flood plain. Historic Resources: There are no historic resources on the project site. However, remnants of an original stone railroad bridge crosses Ralston Creek southwest of the project site on land dedicated to the City for parkland at the time the Stone Bridge Estates, Part Eight was platted (though the City has not formally accepted ownership of this outlot at this time). The Northeast District Plan mentions the possibility of incorporating this bridge into the trail system. Traffic Implications, Access, and Street Design: The site can be accessed via Lower West Branch Road and Taft Avenue. Per the Iowa DOT, the current average daily traffic on Lower West Branch is 200 vehicles per day and the theoretical capacity of a two-lane collector is about 14,000 per day. Therefore, Lower West Branch Road can accommodate the amount of traffic anticipated to be generated from the proposed rezoning. Taft Avenue is currently an unimproved, chip seal roadway, but is planned as a future arterial street. The subdivision ordinance allows for the approval of subdivisions that access existing public streets that do not meet City standards, provided that the subdivider contributes to the future construction cost of bringing the segment of the street that abuts the project site to City standards. Therefore, the subdivider will be subject to the arterial street costs (12.5% of the total construction cost) at the time of final plat. Furthermore, the City will need approximately 12 feet of additional right-of-way to 5 improve Taft Avenue to an arterial. Staff recommends including a condition to the rezoning that requires the additional right-of-way to be dedicated at the time of platting. As a proposed arterial, Taft Avenue will provide an important connection to the city's industrial area to the south. The RM-12 and the RS-8 zone districts require a 40-foot building setback from arterials; however, due to the amount of truck traffic that Taft Avenue could generate staff recommends adding a condition requiring a detailed landscaping plan at the time of platting to ensure adequate buffering from Taft Avenue, as well as adequate landscaping for the RM-12 area of the project site. The Northeast District flan discusses the importance of an interconnected transportation system. In addition, the Functional Bikeway Network in the City's Bicycle Master Plan identifies a future secondary multi -use trail along the western portion of the project site that will connect with the existing off-street paved path to the south. The subdivision ordinance allows the City to require an easement or dedication of an outlot in instances where a trail extension identified in the Comprehensive Plan is located on the project site. Based on discussions with Parks and Recreation staff an outlot is preferred since a future City park is already planned for the area southwest of the project site. Staff recommends including a condition to the rezoning that requires the creation of an outlot along Ralston Creek to provide the trail connection. To meet the Northeast District Plan's goal of an interconnected street network, staff also recommends including a condition to the rezoning that ensures roadway access to the single-family property to the south should it redevelop. The subdivision ordinance requires sidewalks on both sides of both public and private streets, so additional sidewalks will be required at the time of platting Neighborhood Parkland or Fees In -lieu of: Open space dedication or fees in lieu of are addressed at the time of subdivision. Based on 3.19 acres of RM-12 zoning and 4.83 acres of RS-8 zoning, the developer would be required to dedicate 0.37 acres of land. Depending on the amount of space provided for the trail connection, the applicant may be able to meet all or a portion of the open space requirements on -site. If not, fees in lieu of dedication would be appropriate. Infrastructure Fees: The City requires developers to pay a $435 per acre fee for water service. The project site is not located in one of the City's sanitary sewer districts, and therefore, the City collects no sanitary sewer tap on fees. The developer will be responsible for costs associated with the water and sanitary sewer improvements needed to serve the project site. SUMMARY: Based on the analysis, staff finds that the proposed rezoning with the identified conditions is both in compliance with the Comprehensive Plan and compatible with the existing neighborhood. The Comprehensive Plan allows for up to 64 dwelling units on the project site, encourages a mix of housing types, and identifies major intersections as appropriate for higher density housing. The proposed rezoning focuses the RM-12 zone district at the corner of tower West Branch Road and Taft Avenue, while the RS-8 zone district covers the southern and western portions of the project site abutting Ralston Creek and existing single-family residential. M STAFF RECOMMENDATION: Staff recommends approval of REZ18-00015, an application submitted by Allen Homes, for a rezoning from ID-RS to RM-12 (3,19 acres) and RS-8 (4.83 acres) on 8.02 acres of property located at the southwest corner of Lower West Branch Road and Taft Avenue subject to the following conditions: 1) General compliance with the submitted concept plan in terms of number of units and type of housing proposed, 2) Provision of approximately 12 feet of additional right-of-way along Taft Avenue to be dedicated at the time of platting, 3) Detailed landscaping plan to ensure adequate buffering along Taft Avenue and in the proposed RM- 12 area at the time of platting, 4) Creation of an outlot along Ralston Creek to provide the trail connection at the time of platting, and 5) Provision of roadway access to the single-family property to the south should it redevelop. ATTACHMENTS: 1. Location Map / Aerial Photograph 2. Zoning Exhibit 3. Concept Plan 4. Summary of Good Neighbor meeting & Sign -in Sheet Approved by: c_1 • t Danielle Sitzman, Development Services Coordinator Department of Neighborhood and Development Services ppdadminlsdr pW"u"nQ 120 1 EAST WARM JEF! � S V N ]FI I'Al. sllee-'x'E ns.]-•� ._ sea3ese a 5aa,ao' a NE f1FIH FH. f I IUO49N1LEIN 1WnT MWAINCH IF§®/k D aPOINT OF BEGINNING 4P4X ZONING PARCEL 9± , C�)UTL OT L3 R raada ZONING PARCEL #1 j `-"`W U7deffi r-,52.°° ID-RS TO RM12 ®-Naa•29'251e J.IS ACRES I 4 Iww WNW L-23R21T . POINT OF BEGINNING ZONING PARCEL. #2 ZONING PARCEL*2 ID-RS TO RS8 4A3 ACRES ��g 870HE BRIDGE ESTA �,� STONE CF�1EEK 5L18bIVISION x /r4aaPM2 rNM1r rre nAr deem OF Sic Nrur 6'1M aAr wlteN M S8! ® RE low af�a� laeAPNCSGLEMFEET It195' F1 7-1 AUDITOR'S PARCEL CSlW®a`7lV+J P �± N aeKraNN¢ xpn M RAT f10YGY rNa4lap N M16 NX YIiP iNgrK 16'ylpap ne 4RxbN WIn1' ivvwaew AweL V' n Z ZONING EXHIBIT PORTIONS OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 7, TOWNSHIP 70 NORTH, RANGE 5 WEST, OF THE FIFTH P.M. F— IOWA CITY, JOHNSON COUNTY, IOWA LEGEND AND NOTES A - whaw:snonk COPM. FWNo PACEERry V 9mNCARY td1E3 CONLIR.SSIgAy MM IINF$ Yarrla IMUS uses — - LarTm uNEs - Wr IINk� RATILD Ue ET . ____-_ _ _ 4109gNG ��L„T Ur WMFCg Noract (R1 RECOA4D 01E1190015 iM) - YFI91pE➢ gYp19[NS IMIES IIOIIrL enENaN. xl. GE0:Y6 M[ N REr pp toope ge DESCRIPTION -ZONING PARCEL M gO-RS TO RM12) A PORTION OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 7, TOWNSHIP 79 NORTH, RANGE 5 WEST. OF THE FIFTH PRINCIPAL MERIDIAN, IOWA CRY, JOHNSON COUNTY, IOWA, OESCRIam AS FCCLoI B.M.Ing at the E.1 Owe", Camar of Secpm 7, Township 79 aloM. Range 5 West of Me FIM PORI Merdbn, Iowa Coy, Johnson C,, oty, le :Than. S00'S9'S4'E. elms Me Eee1 Life aft Northeast ONeker of the Soothe"-[ O.Mor of said Sactla, 1, a dlalanta of 2781 feet no" S59'9Gm'Al, MOM Met; Then. Nc16waSNr17, 2302E feel ab,g a 150,00 foot radU6 wive, MITI 140Mea8tady, wheat 214.00 foal ChoN bean Na5'29.29'W; Thence NObm1'O4'E, 134.N feet W a Paint en the North One of say Northeast O.dar of the SOOBN-N (loader, Thence SS9'69'S9`E, along day NOM One, 505.90 Mt to fie Pont of Beglnning, Sold ZOnHg Pleml mntalm 3.19 Am$, and IS aubjeot to ea omi oto and resMatlona of record. DESCRIPTION -ZONING PARCEL B2 (I►-RS TO R53) A PORTION OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION T. TONTISHIP 79 NORTH, RANGE 5 WEST. OF THE FIFTH PRNCIPAL MERIDIAN. IOWA CRY. JOHNSON COUNTY, IOWA. DESCRIBED AS FOLLOWS: Comm0rl tng at the I Oaader OOmar or Seolbn T, T-wnaNP 79 North, Rage 5 Waet of M. FIM Pdrolp-I Meddlan, hma City. Johns. riaunly, Iowa; Thenw SO('S9'S4'E. -long Me, East IJ1e W Ike NaMeeat 01 of the Southepst OmMer of Say Settle, 7, a olstanon of 271t 35 Mt b pie Pont of 9e91nnin4 Than. mnOrulng S0l 16725 fret fd the Northeast Comer of Stone Creek 9ubdlW on. In ecvxda1. wM pre Plat thereof ReCmed In PIN Book mat Page 131 aft Records el the JolnegT Oeonty Re o dar, Of Iro Theore 9&9'n005'W, along the NISHM Lh,e of and Slone Creek SubdMom. W1,55 feet, to Me NXIF Mt Gomel, M±eleet Thence SDO'SR54'E, a" pre Wee1 U. df say al. crook SabdRikn, 384.12 feet W Me Soapmeal Corner thereof. end a Point on the North IJna Of Aedhora Peleei 2009079. In accnrdeKa wM the Plat hated Retarded In PIN Book 54 al Pegs 219 Of 0% Retold, at the Jehtmon Cmnly RemNeh OM.: Thence S69'OOVG Jl. aWng said NOM Line, and the Feel IJne N SlI Bddga Estates - Pan TJgh[, in a mrdeny wM me Plat lhxeof ROWhred In Plal Book 58 he Page 247 of pie Records of the Johmmn Cnanry RaC &rs Offim. 49.25 feet: Then. N1Rm9.3TW, along say East U.. 31527 foo,M.noe N4P2502-w. akng add East Lt ., and Me East I of St.e BI EmSI - Pad Ndo. In a.M.. wM Ma Pot thereof Recorded in PIN Book 59 at Page 4W of OF Records of the Jon. Cwoly R.Madera O ,, 203.69 feet; Thence NOO'01.04'E, along Iha Soot LSre M Bey Stone Bldg" E5latea • Pad NI., a dialer. of 346.01 Pet, IS Ora NoMeeat Comer lharaal, any a Poled on the NorthLMe of said NI Conner of the Saatheeat quarter, Theo. Sea'SS56-✓r, A,,, Bold North I-Im. 174.19 hear Thence S W'O1'04}V, 134.BM feet ThM. a,,M"Stady, 235.28 MN, Song a IM,00 foot'11I MR14 mntare NorlkeatlaM, Owe 214.00 foot chord beers S45'29'25'E; Then. NSI Og'E, 3SS23 fats. Io the Pohl W ReglnMng, Sad zoning Par.l .,Inca 4,53 Aces, and N a0jact to amomarrk and R erdcderne of record. M M CML ENGNI MI)PIAIB,ERS LANDSHRYEYORS LANDSU'EMCKMCTS ENYROhNENTALSPEWSJS 1917 S. GILBERT ST, IOWA CITY. IOWA 52240 Plat 35i�m www,mm5conaldlantB.net ZONING EXHIBIT PORTIONSOFTHENINarHE OUARTEROFTHESOlrt11EAST ONARTEA DF SECHON 7, TOWISHIP 79 NORTH, RAKE 5 WEST, OF THE F3FTIt P.M - IOWA CITY JOHNSON COUNTY IOWA MMS CONSULTANTS, INC. ., 05-16-2018 r]sx.7,ed ey Reg 9.ck Mar RIJ1 519 0.on tv 5cab. RLW JEL k IC 7596a099 a, 1 NAW%� 110 LMffVOT&9A" AOTM03CEP7 wA � og� r Summary Report for o =_ Good Neighbor Meetingti CITY OF IOWA CITY Project Name: Rezoning Lower West Branch & Taft project Location: Lower West Branch Road Meeting Date and Time: Thurs., May 31at 5:30 Meeting Location: St. Patrick's Church Names of Applicant Representatives attending: Jesse Allen & John Yapp Ron Amelon & Gina Landau Names of City Staff Representatives attending: Bob Miklo, Anne Russell, & Danielle Number of Neighbors Attending: 5 Sign -In Attached? Yes X No General Comments received regarding project (attach additional sheets if necessary) - Neighbors had positive comments about the building designs Jesse showed them on his I -Pad. They were not too surprised that this area will be rezonedldeveloped in the near future. General questions about Lindemann Pt. 8 were addressed (that GNM was held several months ago) Questions on average cost of new homes and on size of lots Wanted to know timetrame for construction of infrastructure and residential units Discussion about future park in Slone Bridge, is currently an OIL that will be dedicated to the city Concerns expressed regarding project (attach additional sheets if necessary) - Main concern was about excessive speed on Taft Avenue. Needs more signage so people know it's 35, not 50. Concerned about the city taking 12' from Recker property to widen Taft when that happens Neighbors wanted to make sure that the density wouldn't change from this concept plan to approval Questions about flooding that happens near the Recker property streamline. Dirt will need to be brought in and set MLOs for houses Concerns about upgrading Taft because it's an arterial and will need to be widened Questioned visibility for an entrance off of Taft - Jesse will pay a fee Will there be any changes made to the proposal based on this input? If so, describe: The sidewalk trail will be moved to be adjacent to Ralston Creek Staff Representative Comments Good Neighbor Meeting Thurs., May 31, 2018 @ 5:30pm Rezoning — Lower West Branch Rd. & Taft Ave. St. Patrick's Church 1 J Name Address %J bl- MINUTES PLANNING AND ZONING COMMISSION MAY 17, 2018 — 7:00 PM — FORMAL MEETING EMMA J. HARVAT HALL, CITY HALL PRELIMINARY MEMBERS PRESENT: Carolyn Dyer, Ann Freerks, Mike Hensch, Phoebe Martin, Max Parsons, Mark Signs, Jodie Theobald MEMBERS ABSENT: STAFF PRESENT: Sara Hektoen, Bob Miklo OTHERS PRESENT: John McKinstry, Michelle Swanson, Sara Barron, Andrew Bockenstedt, Joel Kline, Don Cochran, Shannon Patrick, Alex Carrillo, Charlie Eastham RECOMMENDATIONS TO CITY COUNCIL: By a vote of 7-0 the Commission recommends approval of an amendment to the Comprehensive Plan Annexation Policy to add a section pertaining to affordable housing as described in the Staff Report. Freerks called the meeting to order at 7:00 PM. PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA: None. REZONING/DEVELOPMENT ITEM (REZ18-00013/SUB18-00006): Discussion of an application submitted by North Dubuque, LLC for a rezoning of approximately 73.15 acres of land from Interim Development - Low Density Single- Family (ID-RS) zone, Low Density Single -Family (RS-5) zone, and Planned Development Overlay/ High Density Single - Family Residential (OPD/RS-12) zone to Planned Development Overlay/ High Density Single - Family Residential (OPD/RS-12) zone for approx. 50 acres of property and Planned Development Overlay / Highway Commercial (OPD/CH-1) zone for approx. 23 acres of property. The applicant is also requesting approval of the preliminary plat of Forest View, a 73.15-acre subdivision, located north of Foster Road, south of 1-80, west of N. Dubuque Street, east of Mackinaw Drive. Freerks stated the applicant has requested that this item be deferred to the June 7 meeting, and the intent of the Commission is to have no discussion, deliberation or decision making on item this evening however she will open the public hearing if someone wants to make a statement. Miklo stated Staff has received a revised plan they are reviewing, the goal is to work with the applicant to have it in order for review on the June 7 meeting. Freerks opened the public hearing. Planning and Zoning Commission May 17, 2018 Page 2 of 16 John McKinstry (308 Ronalds Street) announced he is only speaking for himself as a citizen of Iowa City. For many years when he was the pastor at First Christian Church the hosted a Head Start Program that served mainly the families of Forest View Mobile Home Park. McKinstry is speaking in favor of the redevelopment plan presented by North Dubuque LLC and Blackbird Investments. A few weeks ago he heard Richard Rothstein speak of his recent book The Color of Law in which he documents how explicitly federal policy for several decades intentionally segregated neighborhoods by race. The close ties between racial, ethnic and economic segregation have meant that as housing costs have risen dramatically in Iowa City, and all of Johnson County, racial segregation has recently increased, as documented in the January 2017 report of The University of Iowa Public Policy Center. A University of Toronto study ranked Iowa City at the 14th most economically segregated out of 350 metro areas in the United States. McKinstry stated racially and economically diverse neighborhoods help support strong schools, rising property values, and healthy community. McKinstry does not want to call anyone in this room this evening a racist but he does believe unless they take public policy steps such as moving away from exclusionary zoning toward inclusionary zoning and form -based neighborhood design and allowing smaller lots and smaller dwelling footprints, we will perpetuate the results of historic racism for black and Hispanic families. The proposed redevelopment plan offers a path to homeownership for many families which is not now available, home ownership stabilizes social ties, strengthens schools and supports property values. These homes would meet the same safety and quality standards that any new home in Iowa City must meet, homes that are not decent and safe are not affordable, studies continue to show again and again affordable housing is not a burden on cities or taxpayers, but rather increases property values and tax revenues. McKinstry stated the proposed redevelopment will be beneficial to the residents of Forest View, to the entire neighborhood, and to the entire City and County so he urge its approval. Michelle Swanson (727 Mission Point Road) understands the Commission is not going to discuss this item this evening but had spoken with city staff last week and shared some questions and wanted the Commission to know that several of the neighborhood associations have questions regarding this proposal and will share them at the June 7 meeting. City staff was very helpful in answering questions when they met last week. The concerns are traffic, stormwater runoff, safety, lightening, noise and when they discuss quality of life they are not just speaking of their quality of life but she has driven through Forest View and she feels for the residents as they are not currently being well taken care of. Swanson said that City staff did explain how in the current Forest View some things have been grandfathered in as this mobile home park has been in existence for so long, but Swanson finds this very sad these folks are living in this environment. She believes neighbors are concerned these will be people they welcome into their lives, their children's lives, and are hoping they will have a neighborhood worthy of being a human being in Iowa City. We, Iowa City, should not be looking to just cram as many people as we can in a very high -density area, but rather help them accumulate into the Peninsula and will blend well and fit well and not disturb the natural flow of the area. It will be extremely difficult for the neighbors to feel part of the rest of the Peninsula if they are treated like this. Swanson hopes this new rezoning plan can be win -win, she said in conversations with Ed Cole he noted their home values will decrease and that was alarming to her. She asked if their properties would be reassessed and their taxes go down if indeed the home values go down, Ed Cole told Swanson the home value would come back in 5 to 10 years. Additionally she is Planning and Zoning Commission May 17, 2018 Page 3 of 16 curious what accountability there will be for her new neighbors to keep the new neighborhood from turning into the same situation they are living in now. Will they be financially able to upkeep yards and homes? Swanson hopes the Commission will take into consideration not only what is concerning to the existing neighborhoods, but also for the new neighbors and to not ask them to do something they are not able to do and not put them in a losing situation and give them a change to thrive. Swanson doesn't believe the current plan she has seen is fair to the people of Forest View. Swanson gave additional questions from neighbors to Miklo so they can become public record and addressed at that next meeting. Sara Barron (1903 Grantwood Street), director Johnson County Affordable Housing Coalition, wanted to make note on a couple issues with this rezoning project. One, there are mountains of research showing affordable housing developments do not lower property values (and she will share that with Mr. Cole) and secondly she noted the current residents of Forest View have been instrumental in helping with designing what they want for themselves in the new neighborhood and have been very active in advocating for what they need in their new neighborhood. Therefore Barron said there should be no concern that the current residents of Forest View's voices are not being heard. All they need now is for the other neighborhoods to welcome them in as part of the community. Freerks closed the public dicussion. Signs moved to defer REZ18-000131SUB18-00006 until the June 7 meeting. Parsons seconded the motion. A vote was taken and the motion passed 7-0. REZONING/DEVELOPMENT ITEM 1REZ18-00005/SUB18-000051: An application submitted by Bedrock, LLC for a rezoning of approximately 18.03 acres from Interim Development Multifamily Residential (ID-RM) zone to Planned Development Overlay/Low Density Single Family Residential (OPD/ RS-5) zone and Planned Development Overlay/Low Density Multifamily Residential (OPD-12) zone and a preliminary plat of Cherry Creek Subdivision, a 17-lot, 18.03-acre residential subdivision located east of S. Gilbert Street & south of Waterfront Drive. Miklo noted the property is on the east side of Gilbert Street, west of Cherry Avenue and is pretty heavily wooded. The proposal is to rezone most of the property to RM-12 Low Density Multifamily Residential and a portion to be rezoned to RS-5 Low Density Single Family Residential and both are proposed to have a Planned Development Overlay Zone. The plan also includes a preliminary plat and Sensitive Areas Plan, the plat would include the extension of Cherry Avenue to Gilbert Street and a new local street, Toby Circle, which would provide access to the single family lots and townhouse lots. The Planned Development includes a variety of housing types such as single family lots in the southern and eastern portions of the property, a series of 31 townhouses towards the middle and then two 36-unit apartment buildings on Gilbert Street. Miklo stated the property does contain critical and protected slopes and woodlands, and some of those environmentally areas will, and have been, disturbed. There will be areas of the property that will be protected through the Sensitive Areas Plan even after the grading is complete for stormwater management. Miklo showed photos of the area noting Planning and Zoning Commission May 17, 2018 Page 4 of 16 that staff as well as the City Engineers visited this property earlier this year and do feel the erosion in the area needs to be addressed and the stormwater management facilities may be a way of doing that. Miklo stated in terms of the Planned Development Overlay there are several items that must be considered. One is density, he noted the Comprehensive Plan shows this property as appropriate for 2-8 dwellings per acre. With the amount of open space left, this plan will achieve 7-8 units per acre so within the guidelines in the Comprehensive Plan. Another item to consider is if a development will burden existing streets and utilities and it is felt by the transportation planners that most of the traffic will use Gilbert Street, which is an arterial street, with more than sufficient capacity for a development of this size. Miklo acknowledged some of the traffic will likely go to the east and use Sandusky Drive, a collector street that goes to Keokuk Street and both of those have sufficient capacity for this development. One of the goals noted in the Comprehensive Plan is the extension of Cherry Avenue from Sandusky to Gilbert Street to provide some traffic relief and an alternative street access for the Pepperwood subdivisions. This street connection also will improve access for emergency and service vehicles. Miklo noted the sanitary sewer and water service are available to this property, and the proposed stormwater facilities are believed by City Engineers to correct a serious erosion issue existing in the ravine. The next item to consider is if the development will not adversely affect views, light and air, property values and privacy of neighboring properties any more than would a conventional development. Miklo stated in this particular case, the single family lots will provide a transition from the existing single-family homes within the Pepperwood Addition to the townhouse style buildings and the larger apartment buildings to the west. The buildings proposed in this plan do not exceed the height limits, will comply with the multifamily building design standards and are broken down into smaller modules with balconies and different materials in order to minimize the large scale of the buildings. Next question is if a combination of land uses and building types and any variation from the underlying zoning requirements or from City street standards will be in the public interest, in harmony with the purposes of this Title (meaning the Zoning Code), and with other building regulations of the City. Miklo stated that in this case, unlike other planned developments, the applicant is not asking for any waivers (e.g. setbacks or height), there is a proposal for reduction of the standard collector street width of 31 feet down to 28 feet on Cherry Avenue. Staff recommended this reduction to provide traffic calming for Cherry Avenue, which will carry traffic from Sandusky Drive to Gilbert Street. Traffic circles are also proposed on Cherry Avenue in two locations where it will intersect with Toby Circle. The intent is allow Cherry Avenue to provide neighborhood street connectivity, but to discourage its use a cut through and to calm speeds of vehicles using the street. Staff finds that the proposal to reduce the pavement width from 31 feet to 28 feet is reasonable given the goal of traffic calming for this street. Miklo stated for Planned Developments they must also consider pedestrian networks and facilities. He stated all the buildings will have access to public sidewalks, the sidewalk on Gilbert Street may need to be reconstructed due to erosion over the years. Also public open space must be considered, a development of this size would be required to dedicate one acre of open space or pay fees in lieu of. The Parks and Recreation Commission will review this application and make a recommendation regarding the dedication of open space or fees. However, given the steep topography of this area it is unlikely that there is land that is suitable Planning and Zoning Commission May 17, 2018 Page 5 of 16 for a public park. Staff recommends that fees be collected in lieu of the dedication of open space. Private open space is also a consideration and Miklo noted that much of the property will be in a conservation easement with a homeowner's association being responsible for maintenance (including the stormwater facilities). Legal documents addressing these responsibilities and funding for maintenance will need to be in place at time of final plat. In terms of compliance with the Comprehensive Plan Miklo reiterated this proposal is in an area noted for 2 — 8 units per acre but there is additional text in the Plan that specifically mentions this property as being possibly appropriate for well -designed multifamily and stressing the goal of the City of having Cherry Avenue connect to Gilbert Street. Therefore, Staff does find that this proposal does comply with the Comprehensive Plan for the area. As Miklo previously mentioned, this proposal is in a sensitive area and does contain protected slopes adjacent to Gilbert Street, and the applicant is proposing those protected slopes be modified as it has been determined these are altered slopes that have been graded in the past. When Gilbert Street was reconstructed several years ago, it appears that grading was done for the street and to provide fill material. The Ordinance does allow for additional alteration of previously altered slopes. Generally, ravines containing protected slopes should not be altered, however an exception can be made for stormwater management or sanitary sewer or water lines. In this case the City Engineer feels a solution to the erosion problem would be build a series of two damns within the slopes to slow the flow of water and control erosion in this area. The City Engineer with the stormwater management plan for this application. Miklo said that the other sensitive feature on the site would be the woodlands. The applicant recently removed woodlands portions of the property prior to receiving approval of a sensitive areas plan. The applicant claims that he was unaware of the woodland retention requirements and that trees that were removed were undesirable or unhealthy. Miklo showed the Commission a series of photographs to illustrate what the property looked like before the trees were removed. The City has no way to assess the quality of the trees that were removed, they do know there are a considerable number of Locust trees in this area which are not considered desirable, but in any event the Ordinance requires that if more than 50% of a woodland in an RS-5 zone is remove, replacement trees must be planted at a ratio of 1 tree per every 200 feet of woodland disturbance. So approval of this application will require approval of a tree replacement plan and Staff is recommending that plan, as well as a tree preservation plan, be approved by the City Forrester before any more development activity on this site. The applicant has indicated a desire to plant replacement trees on the perimeter of the property as well as additional trees will be planted once the houses are built. Staff also discussed having trees planted in the street right-of-way. The Sensitive Areas section of the zoning code considers the preservation archaeological sites as well as natural features. The applicant has already initiated some development activity on the site. Meanwhile, the Office of the State Archaeologist has indicated that four archaeological sites have been reported within 100 meters of the development site. Due the density of known archaeological sites in the surrounding area, there is sufficient likelihood that other undiscovered or undocumented site may be present within the development area that the OSA recommends a field investigation by a professional archaeological consultant prior to the commencement of ground disturbing activities (e.g. grading). Staff therefore recommends that as a condition of approval the applicant hire an archaeologist approved by the State Archeologist to complete a study or excavation plan approved by the State Archeologist. Planning and Zoning Commission May 17, 2018 Page 6 of 16 Miklo noted there are a variety of townhouse designs proposed along Cherry Avenue and Toby Circle. With the two multifamily buildings along Gilbert Street there would be underground parking as well as some surface parking. The applicant is proposing two outdoor activity areas, one for each apartment building, and a playground area for the townhouses. When the Staff Report was distributed there were some deficiencies in terms of the materials required, those have been satisfied. Therefore Staff is recommending approval of REZ18-00005/SUB18-0005, an application submitted by Bedrock LLC for a rezoning from ID-RM to OPD/RS-5 and OPD/RM-12 and a Preliminary Plat and Sensitive Areas Development Plan for Cherry Creek Subdivision, a 17-lot, 18.03-acre residential subdivision located east of Gilbert Street subject to City Forester review and approval of the tree replacement plan prior to final plat approval and applicant contracting with an archaeologist approved by the state to complete a study or excavation plan. Theobald asked about the sidewalk on Gilbert Street and Miklo explained it is there however has been covered by erosion over the years and as part of this development the sidewalk will need to be repaired. Freerks asked about the sensitive areas that will not be disturbed and Miklo showed the areas as well as areas that will be disturbed for the needs of stormwater management. Martin questioned the fees in lieu of park space and if the woodlands could become park space. Miklo stated that based on past experiences and the direction of the Parks Director this area is not the type of space the City would want to maintain for parkland, the Ordinance is very specific in requiring neighborhood open space, usable open space for playground equipment, and playing fields. This area is also too steep and could be a liability for the City. There are two other parks in the area, Wetherby Park and Sand Hill Park so the fees collected from this development will be applied to those existing parks. Theobald asked about the two roundabouts or calming circles that will be placed on Cherry Avenue and who is responsible for maintaining them. Miklo replied it will be the responsibility of the homeowners association. Freerks asked about the process for determining if a site may be an archeological site. Miklo said the City will notify the State Archaeologist of the development and they will review their records and if desired could come and review the site prior to development. Freerks questioned how the City can prevent disturbance of areas before a study is conducted. Miklo stated the applicant must have permission from the City before any work on the site is started. Hensch noted the new extension of Cherry Avenue appears to be more than 1000 feet long and he likes that there will be two calming islands placed on the street however feels the third intersection to the west should have some intersection control as there are more units in that area with the two higher density buildings. Miklo noted he discussed this with the transportation planners and engineers and they felt due to the grade and the intersection traffic will naturally slow. Hensch is also concerned about the alley, it is also a long stretch of road without any control. Miklo stated if that is a concern the Commission can require some traffic calming devices to be placed in the alley. Parsons asked if the City will allow on street parking on collector streets such as Cherry Avenue. Miklo confirmed they do, on street parking will be allowed on one side. Planning and Zoning Commission May 17, 2018 Page 7 of 16 Signs questioned the topography of the area coming off of Gilbert Street and the slope, so he assumes there will need to be grading to put in the street and questions if there will be any retention landscaping in that area. Miklo said that has not been discussed by City Staff however the applicant's engineer may be able to address the concern. Dyer questioned the visibility at the intersection where the two large buildings will be for traffic coming off Gilbert Street. Miklo said the driveway is at a right angle and then turns sharply so should be okay. Freerks asked about the discrepancies listed in the Staff Report. Miklo confirmed all those discrepancies have been resolved. Hensch asked about the north boundary of these parcels and if the boundary was going through the ravine. Miklo confirmed it is, and a portion of the ravine is on a neighboring property and a portion of the stormwater retention work would occur on the neighboring property and will require an easement and consent of the neighboring property. Freerks opened the public hearing. Andrew Bockenstedt (3500 Dolphin Drive) is the owner of Bedrock LLC (the applicant). He stated he has done excavation work on developments in Iowa City but this is the first complete development for his company in Iowa City. Freerks noted the sensitive areas of the property and the importance of maintaining the sensitive areas in the Iowa City community, and is questioning the removal of trees and beginning work on the site and ignorance regarding a sensitive areas ordinance in the City. Bockenstedt admitted he made an error in removing the trees. He stated the first house he built was at 560 Cherry Avenue and saw the whole property as a corn field in 1992. Freerks understands that, however since 1992 new rules have been created to protect sensitive areas. She asked if Bockenstedt was working with Southgate Development or MMS Consultants. Bockenstedt said he is an excavation contractor and an ambitious fellow and his ambition got the best of him as he jumped into working the area but was not aware removing trees was in the ordinance, he did not disturb the slopes. He felt that piles of dirt from developments in Pepperwood had been dumped on the property and trees and such were growing in the piles and he felt those could be removed. He doesn't feel he disturbed any of the soil within in the possible archeological areas and the native vegetation under all the mounds of dirt and trees he moved are still intact. Bockenstedt admits he made a mistake in moving the dirt and removing the trees and apologizes. Hensch asked if they harvested any of the trees removed and Bockenstedt said they did harvest the walnut trees that were of any value, they did not destroy them. Dyer asked when the trees were removed. Bockenstedt replied it was after the first of the year, maybe February. Dyer noted there is provision regarding trees that harbor Indiana Brown Bats those trees can only be harvested between October 1 and April 1. Freerks referenced the Comprehensive Plan and the density for this area which states 2-8 units per acre and the proposal is for 7-8 units per acre so very close to the maximum. Therefore Freerks feels there should be a few more amenities in the area for residents. Bockenstedt said he will entertain ideas and be willing to incorporate them if able. Freerks said just added open green space can be attractive, so children can run, kick a soccer ball, etc. Planning and Zoning Commission May 17, 2018 Page 8 of 16 Hensch asked about the three, four and five-plex buildings and if they were all three bedroom units. Bockenstedt confirmed that is correct. Hensch noted that appears to be attractive to families and because of that there needs to be open space for children to play. Although the development is close to Wetherby Park, it is still a mile or over away depending on which end of the development one lives. Dyer observed the single family lots back up to the parking area for the bigger apartment buildings and wonder if those homes will object to having an apartment building parking lot in their backyard. Freerks agreed and said there will need to be a buffer. Miklo noted the house lots will be at a considerable higher grade than the apartment buildings so there will be a natural buffer for lights and noise from the parking lots. He stated there will also be a large retaining wall there. Freerks questioned the safety issues of having a large retaining wall and there might need to be a fence. Hensch noted the issues of soil erosion and water retention in this area and the easiest way to keep the water on the property is to minimize the amount of concrete. Bockenstedt stated the townhouses are actually drive -under, the garage tucked under the house. Hensch agreed that will be helpful but still feels there needs to be an overall look at any spaces they can minimize the use of concrete. Miklo noted on the latest plan the applicant did add a little landscaping between the driveways of each townhome. Joel Kline (2460 South Gilbert Street) owns the McCollister Historic Farm House to the south of the applicant's property. It was originally the farm house for 800 acres that would have included this property. Kline noted that last time he came before this Commission was when he wanted to build a garage and had to make sure it was built in the style that was appropriate. He added they have been good stewards of the property, they have restored the inside and kept the outside consistent with the original appearance. Kline confirmed the concerns of single family residences next to apartment buildings resonates with him quite a bit. He is not opposed to development but feels it is necessary to be sensitive to the historic neighboring property. Kline raised a number of issues, first with regards to the trees, when you look back at the 1930's it was started this area was open fields but it appears there was a border on the southern edge of mature walnut trees and those trees would have provided a buffer between his property and this development. Kline also noted he never received any invitation to a good neighbor meeting to discuss this development prior to this evening. Kline said one of the benefits is trees will absorb water and over the years Kline noted they have had significant water coming down from the north, they have put in gravel and paved the driveway in an effort to help with runoff. He is concerned with water runoff to the south with this development. The biggest concern for Kline is the 36 unit 3-story building that will abut right up to his property, he would like to see a lower building and perhaps set back. He noted the open space those families will use will be on his property and his neighbors. Another concern is the traffic on Gilbert Street, the traffic on that street continues to increase, a stop sign has just been placed at the intersection of Gilbert and McCollister, but adding 790 additional vehicles from this development will add to the stress of roadway usage. To reiterate, his concerns are about water, trees, light and other forms of intrusion onto his property be considered, perhaps a berm could be created between his property and the development property to minimize intrusion. Freerks asked how close the 36 unit building will be to the property line. Miklo said it would be 23 feet from the property line. Planning and Zoning Commission May 17, 2018 Page 9 of 16 Parsons asked about the good neighbor meeting. Miklo said the applicant will need to address the discussion at the meeting. Don Cochran (2530 South Gilbert Street) lives on the other parcel that is just south of the proposed development. He purchased the entire 10 lot property approximately 15 years ago and has another owner that wanted the home and to renovate the historic home so they subdivided the property breaking off the house from the other outbuildings. Cochran corrected some items from the Staff Report, specifically on bullet point 3 (not adversely affecting views) and this discussion that the two McCollister Farm properties have their own built-in buffer and there wouldn't likely be any future subdividing of the property. Cochran had submitted a 7 lot subdivision to the City at one point when he first bought the property. He owns 6 acres, he is 57 years old, it is a lot to keep up, there is a lot invested in just the value of the property, and there would be intent in the future to subdivide it. Cochran is not sure he would divide it into 7 lots, maybe only 3 however the opportunity is there. If a subdivision of his property happens, the prime lots will be the ones that will border where the 36 unit building will be. Therefore Cochran would state there is an adverse effect to his property. When Cochran subdivided the property, he specifically subdivided it RS-5 because he didn't want to build a big building there and didn't want another owner to come in a build a big building there either. Cochran is concerned about how close the large 36 unit building will be to his property, however, he does think Bockenstedt has a great vision. Cochran stated he has three concerns, one is the buffer zone, which has been discussed, but would also like to see more specific examples of what plantings will be used along the property lines. He is concerned about the height of the 36 unit building and that it will be seen from all angles. Perhaps the building could be made into an L shape and therefore would be placed further away from his property line. Finally he is concerned about the traffic on Gilbert Street, and the number of people will be crossing the street as the sidewalk on the west side is not complete. Cochran has one other correction to the Staff Report, it sates the apartment building is 800 feet from any other structures, that might be true to the Sandusky area but Kline's house is actually only about 300 feet from the fence line . Miklo clarified that when the Staff Report mentions the 800 feet, it specifically is referencing the Pepperwood subdivision. Shannon Patrick (652 Sandusky Drive) is concerned with this development and not in favor. Patrick said the items wrong with this proposal are community outreach. As stated in the packet there was a good neighbor meeting however he never received notice, and he is within the 200 feet line. The second issue it the trees, he understands it is presented as a mistake, however as a neighboring homeowner you see the bulldozers going in and all the trees removed with no notice of why. Patrick added this does not help with building trust with the developer, he added there is a sense of community in his neighborhood and they should have been contacted. Patrick next discussed the concern with the density of the proposal, the surrounding neighborhood is RS-5 and this will be rows of townhomes and a 20 foot apartment building poking over the hill. This is not with keeping the character of the area, it transitions the area from a neighborhood to just housing. Having lived in Coralville next to HyVee he has seen where those areas of houses become rentals over time as no one wants to buy next to large apartment buildings. Patrick shared the concern regarding density, lack of space, does not achieve the feeling of long-term residents. He does feel housing is needed in the area, especially low-income housing, however trying to shove 400 people into a small area will create housing, not a neighborhood. This level of density does not fit the character of the area. Planning and Zoning Commission May 17, 2018 Page 10 of 16 Patrick next commented on the extension of Cherry Avenue and with the addition of the traffic circles it will not be any faster for residents on Sandusky to take that way to Gilbert Street than to go the current routes, the road extension is not needed. He feels the road extension will add to traffic concerns not alleviate them. Patrick's final point is regarding the school district and the fact is Iowa City is the 14th most economically segregated city, and on the school side of things the district has been trying to deal with this problem that effectively has all the high density, more affordable housing, is all in the same part of town. This development will be in the Twain district. In some areas of Iowa City the schools have a 5% reduced or free lunch percentage, which is upwards of 70% reduced or free lunch percentage. Alexander school is similar to Twain as well. Adding this much development will exasperate the situation and work against the School Board's work to try to spread out affordable housing amongst the schools. Patrick noted that Kingsley Botchway, on the City Council, is very aware of the school district concerns and adding several hundred units in this area will not help the situation. Patrick closed by saying he is not against development, he likes and wants more neighbors, the way to achieve it is to have a mixture of multifamily, such as four-plexes scattered within single family, and meet the character of the area. Alex Carrillo (373 Windmill Place) works with Bockenstedt as the director of operations for Bockenstedt Excavating and apologized to the gentleman who didn't receive the good neighbor notice. They did hold a neighborhood meeting and he hand -delivered notices to all the Sandusky mailboxes, mailed notices to the two parcels to the south and the Braverman property to the north. The meeting was held on November 8, 2017, at the Terry Trueblood Park Lodge. The Beardsley's attended, Kyllingstad, Vanderweeds, and Russells also attended and good conversation was shared. Freerks closed the public discussion. Hensch moved to defer REZ18-00005/SUB18-00005 until the June 7 meeting. Martin seconded the motion. Freerks noted there has been good conversation this evening regarding concerns. Signs wanted to acknowledge the point regarding the large size of the single-family lots allows for the higher density in the multifamily areas. Freerks agrees and feels perhaps the multifamily 36 unit buildings could be smaller. Freerks also reiterated the concern about the open space and amenities. She feels they are trying to squeeze so much into this area and perhaps if it were left a bit more open it would be a better environment, and a better long-term neighborhood. Signs stated he normally is all for density but for some reason this proposal does not work for him and is concerned about the two very large buildings on top of a hill overlooking a valley and that exasperates the visual impact of the buildings. He also is very concerned about how close it is to the south property line. He noted the conservation easement disappears at the south edge of the building and that is where it is needed the most. He agrees with the comments that this development is out of character for this area. Martin said when looking at the larger area (Pepperwood, across the street, etc.) a better continuity needs to be explored. Planning and Zoning Commission May 17, 2018 Page 11 of 16 Freerks acknowledged it is a tough lot to develop and it likely why it has been undeveloped for so long. She discussed the buffers and possible berms and water flow, especially to the south, and wants to see a tree production plan. Martin asked for more information about the state archeological findings and the implications. Freerks noted the Comprehensive Plan states for this area to be a distinctive and innovative environment for the neighborhood and a need for facilities and amenities and she is not seeing that in this proposal. Signs added sticking pergolas on the edge of a parking lot next to a retaining wall is not particularly a user friendly alternative. He would agree there is just a lack of usable open space Hensch stated his concerns are to maintain the integrity of that area, as well as the amenities issues. He added one of the focuses is to keep the neighborhoods walkable, and therefore he feels there needs to be a six foot sidewalk the entire length of Gilbert Street along this property. Within the development there is too much concrete, they need to find ways to keep the stormwater on the property as much as possible, there is a real problem with erosion on the north side and that needs to be addressed on the site as well as remediate the erosion that has occurred. Hench echoed other's concerns that there simply is not enough open space, he is a big fan of density but also feels they need to create neighborhoods and the way to accomplish that is to give people the opportunity to be outside and meet each other. He also voiced his displeasure with the harvesting of the mature trees and that there are no walnut trees specified to be replanted, and the overall landscape plan is inadequate. All the borders to the south and east should have good landscape borders, and wherever they can, even if it's just a small tree, there needs to be trees. With regards to the three, four and five-plexes he does not have an issue with the density, the issue is there is no place for children to play and not place for people to congregate to meet neighbors. Overall there needs to be less density and more open space. Theobald added with regards to trees walnut trees aren't necessarily good for gardeners as it is hard to grow other things around them, but in looking at the plants listed, there are some issues that need addressed. With the roundabouts she suggests they look at what is planted outside City Hall. Parsons added with regards to the large buildings perhaps looking at different materials or colors, just seems like a lot of brown and grey. He said the project they recently approved on Camp Cardinal Boulevard used colors to create a good design. A vote was taken and the motion passed 7-0 COMPREHENSIVE PLAN: A public hearing of an amendment to the Comprehensive Plan, Annexation Policy, to add a section pertaining to affordable housing. Miklo noted the proposed amendment text was distributed to the Commission in their agenda packets, the goal of the amendment is to address affordable housing. Miklo explained when the City annexes property it is when they have the most leverage, even more so than with a rezoning, so the thought is given the concerns about affordable housing in Iowa City this would Planning and Zoning Commission May 17, 2018 Page 12 of 16 be an opportunity to include it in all annexations that are residential and hopefully in all neighborhoods eventually. The proposal states that at the time a property is annexed, without prescribing exactly what will happen, there is a goal set for 10% of the overall residential use to be affordable over a period of 20 years. The proposal lists some possible methods on how that will be done in terms of having the affordable housing controlled by the City or by a nonprofit affordable housing agency. Miklo stated there would be some locations where there may already be affordable housing, or an abundance, and the City would want to keep options open to provide affordability elsewhere which raises the possibility of a developer paying fees so that affordable housing could be located in another portion of the city. Staff is recommending the Comprehensive Plan be amended to include the affordable housing language in the annexation policy. Hensch noted one of the problems with these types of policies is staff having to manage it over time and is concerned about the added burden on staff. Miklo stated the first option is to have oversight by a nonprofit provider, for example the Greater Iowa City Housing Fellowship, or the City's Public Housing Program and those providers would be in control and oversee the monitoring of the units. Miklo acknowledged each annexation would need to be dealt with differently and negotiated to see what the best plan is for the developer and City. Hektoen noted that with annexations this is just a policy but the City has more discretion at the annexation stage than at the rezoning stage. Freerks stated she is not comfortable telling a developer that they must give a certain number of lots to the City if they are willing to oversee the affordable housing themselves. Hektoen stated that there will be options and the City is open to other ways of achieving the affordable housing polity, as why each annexation will be dealt with on a case -by -case basis. Parsons asked if this policy would cover all annexations, both voluntary and involuntary. Miklo said it would cover voluntary and noted it is not the City's practice to do involuntary annexations. Hensch asked Hektoen if she was comfortable with this policy as it would not be additional burden on City Staff. Hektoen said the policy is written in a way to allow for flexibility to avoid the problem of burden. Dyer feels if the policy started at 60% or 80% of AMI that is not really likely to be gentrified housing. Freerks asked if there are definitions of what is considered a housing unit? The policy states "If the annexation is for residential development that will result in the creation of ten (10) or more new housing units, the development will support the City's goal of creating and maintaining the supply of affordable housing." Miklo said a unit is a dwelling, it can be in the form of single family or multifamily. Parsons asked if the policy would be enforced all at once, if someone were to build eight units and then later decide they want to build four more on, would one of the four added ones need to be affordable. Miklo said with the annexation process there is also a zoning process and subdivision process and at the subdivision process the City will know how many units will be proposed. If there is an outlot held aside for future development it would then have to come back to the City at a later time for rezoning and subdivision plat approvals and the City and developer would follow whatever agreement was reached at the time of annexation. Planning and Zoning Commission May 17, 2018 Page 13 of 16 Martin is concerned that new annexations will be on the outskirts of town and often there are not bus services there so will affordable housing really be beneficial in those areas. Miklo noted this is only one of many options for affordable housing. Dyer stated in some of those remote areas a developer could pay a fee in lieu of if affordable housing doesn't make sense in their development. Freerks asked how other communities in Johnson County are dealing with affordable housing. Hektoen stated they studied national trends. Miklo is not aware what other Johnson County communities are doing but does not believe any of those communities have developed a similar policy. Freerks opened the public hearing. Sara Barron (1903 Grantwood Street), director Johnson County Affordable Housing Coalition, began by stating they appreciate the opportunity to address this topic with the Commission. As the City grows, they need to develop in a way that creates opportunities for all the residents and stability for the neighborhoods and that is any the Coalition is really supportive of this initiative. It ensures that new development will foster housing for residents of all income levels. One thing the Coalition would urge the Commission to carefully consider is the potential impact of including the fee in lieu option for developers who want to elect out of providing the housing. Some ways they feel the fee in lieu will impact affordable housing are: (1) the fee in lieu can create greater flexibility to pursue housing solutions throughout the community and encourage development. Those funds, when passed along to something like The Housing Trust Fund are leverage for other projects and can be used to secure additional funding from nonlocal sources. (2) When developers opt for fee in lieu it can move the City farther from the goal of neighborhoods that are socially economically integrated, and also without a specific formula for predetermining fees for developers the City may find itself bargaining over developments in a way that could discourage developers from pursuing annexation. They do not want to create confusion over the purpose and intent of affordable housing requirements. When the public hears of a new annexation and a fee in lieu was paid there are questions on how that fee was determined or where it will be put to use. Barron did reaffirm the Coalitions' support for affordable housing in the land annexation policy and appreciates the City is pursuing this. She added this is 1 of 15 points of action in the Affordable Action Plan, there is not just one solution that will achieve the results for affordable housing. This will address new development, which yes is currently on the outside ring of Iowa City, but the City's footprint is growing fast and what is on the outside now will be on the inside in no time so this can be a long-term solution. Charlie Eastham (953 Canton Street) wants to address the transportation issues with affordable housing in areas not serviced by city transportation. Fifteen years ago The Housing Fellowship along with The Iowa City Housing Authority built units in (what was then the developing) Peninsula Neighborhood which was isolated from downtown Iowa City with no bus service and those units were immediately occupied and have been occupied by people with modest incomes ever since. He added The Housing Fellowship has other houses in other parts of the city that are on the peripheral as well as in North Liberty and people do have other transportation options. Freerks closed the public hearing. Planning and Zoning Commission May 17, 2018 Page 14 of 16 Hensch moved to recommend approval of an amendment to the Comprehensive Plan Annexation Policy to add a section pertaining to affordable housing as described in the Staff Report. Theobald seconded the motion. Signs stated this is a ground -breaking proposal, he is pretty sure it is the first of its kind in Iowa, it does come from the City's 15-point Action Plan which addressed the desire to deal with the affordable housing crisis in the community. It has a breath of the Riverfront Crossing policy of inclusionary zoning and that policy has not slowed down development in the Riverfront Crossings area. Signs shares the concern regarding City Staff having to monitor areas but likes the idea of partnering with other organizations to achieve it. He noted the transportation issue is discussed all the time at the Affordable Housing Coalition and it is a real concern for some people, but not everyone. The other thing around this concept is it does attempt to spread affordable housing throughout the community which has been a goal for some time now, to not segregate or congregate low income housing in one area. However, speaking for himself, he is concerned about the fee in lieu issue, while it does provide flexibility, it also provides the "out" for not putting affordable housing in a neighborhood and the City needs to be cautious of that. One of the things they are seeing in the Riverfront Crossings District is a lot of people opting out of putting in the affordable units and just paying the fee in lieu. He acknowledged the fee in lieu is a good thing as those funds do help with other projects and with leveraging other funds, but it doesn't achieve the goal of spreading affordability throughout the community. The other piece of the fee in lieu issue is right now it doesn't seem like the cost balance to developer is relevant to the actual cost of developing property somewhere else, in the Riverfront Crossings area the fee in lieu is set at $83,000 per unit and the City is paying $200,000 per unit when they are buying those same units from a developer to use them as affordable housing. He feels every developer would choose that option. What Signs does like about the policy is that it is pretty generic, and the first sentence summarizes what the policy is all about "the development will support the City's goal of creating and maintaining the supply of affordable housing". The details that are really open which is good, but the policy sets the tone that affordable housing is important and tells developers that affordable housing is expected in our community. Signs declared he is thrilled City Council has directed Staff to develop this proposal and he supports it 100%. Freerks hopes this policy works really well and can be used as a model for other communities in the County and State. She is also concerned about the fee in lieu of portion of the policy and hopes it is used in the right areas. Dyer feels this is a real important step if for no other reason that it announces the expectation that affordable housing will continue to develop and that developers cannot just build one kind of housing or not share in the responsibility of making a variety of housing available in the City. A vote was taken and the motion carried 7-0. CONSIDERATION OF MEETING MINUTES: APRIL 5, APRIL 16, APRIL 19, AND MAY 3, 2018 Parsons moved to approve the meeting minutes of April 5, April 16, April 19 and May 3, 2018. Planning and Zoning Commission May 17, 2018 Page 15 of 16 Theobald seconded the motion. A vote was taken and the motion passed 7-0. PLANNING AND ZONING INFORMATION: Miklo noted that July 1 there will be two new Commissioners and two retirees, Freerks and Theobald will be leaving the Commission. Larry Baker and Billie Townsend will be new Commissioners. Signs asked if in a future meeting the Commission can discuss Good Neighbor Meetings and the issues with those meetings. Freerks asked about The University of Iowa Clinic on North Dodge Street and the landscaping plan, the Commission requested review of the plan as it appears there is little landscaping present on the Dodge Street side of the site. Theobald also requested the landscaping plan for the development on Melrose Avenue, the development directly east of West High School. Adjournment: Signs moved to adjourn. Martin seconded. A vote was taken and the motion passed 7-0. PLANNING & ZONING COMMISSION ATTENDANCE RECORD 2017 - 2018 1015 10119 1112 1217 12121 114 1118 2115 311 (W.S) 3112 3115 (W.S.) 412 415 (W.S) 4116 4119 513 5117 DYER, CAROLYN X X O/E X X X X X X X O/E X O/E X X X X FREERKS, ANN X X X O/E X X O/E X X X X X X X X O/E X HENSCH, MIKE X X X X X X X X X O/E O/E X X X X X X MARTIN, PHOEBE X X X X O/E O/E X X X O/E X X X X X X X PARSONS, MAX X X X X X X X O/E X X 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 O/E X O/E X X X X X X X X X KEY: X = Present O = Absent O/E = Absent/Excused --- = Not a Member