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Home My WebLink About09-02-2021 Planning and Zoning CommissionPLANNING AND ZONING COMMISSION Thursday, September 2, 2021 Formal Meeting — 7:00 PM The Center —Assembly Room 28 S. Linn Street (Entrance on E. Washington Street) Agenda: 1. Call to Order 2. Roll Call 3. Public Discussion of Any Item Not on the Agenda Comprehensive Plan and Zoning Code Amendment Items 4. Case No. CREZ21-0002 Location: 5110 American Legion Road An application for a rezoning of approximately 5.37 acres of County Agricultural (A) to County Residential (R) within Fringe Area B — Outside the Growth Boundary of the City/County Fringe Area. 5. Case No. CPA21-0002 Location: SW corner of Slothower Road and IWV Road A public hearing on a proposed amendment to the Comprehensive Plan to change the Southwest District Plan and Comprehensive Plan future land use map designations, and related plan text, from residential, open space, and future development to intensive commercial. **Staff requests deferral of this item to a date determined by the Planning and Zoning Commission to allow time for proper noticing procedures.** 6. Case No. CPA21-0001 A request to set a public hearing for September 16, 2021 on a proposed amendment to the South District Plan. 7. Planning & Zoning Information 8. Adjournment If you will need disability -related accommodations to participate in this meeting, please contact Anne Russett, Urban Planning, at 319-356-5251 or anne-russettCa)iowa-city.org. Early requests are strongly encouraged to allow sufficient time to meet your access needs. Upcoming Planning & Zoning Commission Meetings Formal: September 16 / October 7 / October 21 Informal: Scheduled as needed. �r �NWPA k CITY OF IOWA CITY MEMORANDUM Date: September 2, 2021 To: Planning & Zoning Commission From: Joshua Engelbrecht, Planning Intern Re: CREZ21-0002 — 5110 American Legion Road Rezoning Background Information The applicant, Axiom Consultants applying on behalf of Chris Lehman, is requesting a rezoning from County Agricultural (A) to County Residential (R) for approximately 5.37 acres of land located in Johnson County at 5110 American Legion Rd SE. The subject property is located in Fringe Area B — Outside of Iowa City's Growth Area. Because the property is within Iowa City's two-mile Fringe Area, the Fringe Area Agreement specifies that the City will make a recommendation to the County Planning and Zoning Commission before the County Commission considers the application. The final decision on the rezoning falls within the County's jurisdiction. If this rezoning is approved, the applicant intends divide the land into approximately 3 single-family residential lots. Analysis Existing Land Use and Zoning The subject area is zoned County Agricultural (A) and contains one single-family home. A combination of fenced in short grass and trees cover the remainder of the property. The property does not contain any flood hazard areas or any steep or wooded terrain. Proposed Zoning & Surrounding Area The applicant is requesting a rezoning to County Residential (R) which allows single- family homes on lots with a minimum area of 10,890 square feet in size (1/4 Acre) and a maximum area of 1.99 acres. The parcel's size (5.37 acres) would allow the intended division into three single-family lots. The maximum development density allowed is 1 dwelling unit per acre. The surrounding area is largely comprised of farmland, and rural residences. This portion of American Legion Rd. is home to a moderate collection of single-family residences. This collection is the largest grouping of homes found throughout Fringe Area B outside of the City's Growth Area. Given these preexisting surroundings, staff does not find that the requested rezoning would result in a use that would be out of character or context with the existing zoning and surrounding area. Compliance with the County's Comprehensive Plan The Future Land Use Map of the County's Comprehensive Plan designates this area as Residential. The proposed zoning designation would comply with the County's Future Land Use Map and Comprehensive Plan. Compliance with the Fringe Area Agreement In reviewing rezonings in the Fringe Area, staff relies on the policies outlined in the Fringe Area Agreement. The Fringe Area Agreement is a component of the City's Comprehensive Plan and applies to areas not specifically planned for in the City's Comprehensive Plan. The Fringe Area Agreement is intended to provide guidance regarding the development of land located within two miles of Iowa City's corporate limits. The agreement's purpose is to provide for orderly and efficient development patterns appropriate to non -urbanized areas, protect and preserve the fringe area's natural August 26, 2021 Page 2 resources and environmentally sensitive features, direct development to areas with physical characteristics which can accommodate development, and effectively and economically provide services for future growth and development. This property is located in Fringe Area B — Outside the City's Growth Area. For this area, the agreement states that agricultural uses are preferred. According to the Johnson County Comprehensive Plan, the Agricultural land use category envisions agricultural uses, such as crop production and animal husbandry, with "very limited residential development." According to the Johnson County Unified Development Ordinance, Agricultural uses are defined as "any combination of horticulture, floriculture, viticulture, aquaculture, animal husbandry, pasturage, and the necessary accessory uses for packing, treating, drying, sorting, and the noncommercial storage of the agricultural product or products in their raw, unprocessed form". The proposed rezoning does not align with the land use policy direction in the Fringe Area Agreement. However, staff finds that the requested rezoning is not out of character for the subject property and surrounding area. Staff recognizes the conflict that exists between the County's updated Comprehensive Plan and the adopted Fringe Area Agreement. Due to these conflicts, staff has been working with County planning staff on updating the Fringe Area Agreement. For properties located outside of the City's Growth Area near the subject property, the draft land use policy direction for the updated Fringe Area Agreement will be consistent with the land use policy direction outlined in the County's Comprehensive Plan and Future Land Use Map. Staff Recommendation Although the proposed rezoning does not directly align with the policies outlined in the adopted Fringe Area Agreement, staff recommends approval of this rezoning for the following reasons: 1. The proposed rezoning is consistent with the County's Future Land Use Map and comprehensive plan. 2. Staff is working with County planning staff to update the Fringe Area Agreement. 3. Staff does not find that the requested rezoning would result in a use that would be out of character or context with the existing zoning and surrounding area. Attachments: 1. Aerial Map 2. Zoning Map 3. Fringe Area Map 4. Rezoning Exhibit Approved by: 2> . Danielle Sitzman, AICP, Development Services Coordinator Department of Neighborhood and Development Services C 3 C C1 7A M V N ca 0 _� C o d ci V a 0 %S Y Ci W QN N M � LO CO U v V Q — U 0 N L d l x Q .-. m A w 0 V ❑ c a~ ao Q 0 M in ¢al lwor.. i I NVWH31 SINH] H313M OLOOOZ S1NV110SN0� WOI v\ // ©QL OCZZS tll'A l]tlM01 0 ^1VW�/' 35 ON NOI zNtl]IN3Wtl OTSS WNV3dO11VU 1191HX39NIN0Z3N 0 H 4 m � Z X Qo w lL U d Z Z 0 Z Z F- 0g w u oC 3 0 a z 0 Q E O z z g 6 C � W O O Z_ z z_ 0 N A z 0 t9 P 0 Y b 80 0 o. r 'TOb �M1YNoz / Nhrb3rye!'W, __ _ Mrs J - zob"rsmr� � b�l �I / r ' � m"sie� / nurvuexx+3yriia $ ' dfi bJM1YN / Fb T I N it r �p CITY OF IOWA CITY MEMORANDUM Date: August 27, 2021 To: Planning & Zoning Commission From: Anne Russett, Senior Planner, Neighborhood and Development Services Re: Case No. CPA21-0002 — Explanation of Staff Requested Deferral At the Commission's meeting on September 2, a public hearing cannot be held on the proposed Comprehensive Plan amendment for the land located at the southwest corner of Slothower Road and IWV Road. Although the Commission set a public hearing for September 2 at its August 19 meeting, there is an application processing error that staff needs to reconcile. Specifically, the public hearing notice was not published in a newspaper. Before a public hearing is held, the public hearing notice must be published in a newspaper of local circulation. Instead of holding the public hearing, staff is requesting deferral of this item to a date determined by the Commission. The Commission has the option to hold a special meeting for this item or defer it to the next regularly scheduled meeting date, which is September 16, 2021. Recommended motion: Move to defer the public hearing on the proposed comprehensive plan amendment for land located at the southwest corner of the Slothower Road and IWV Road to (insert date]. STAFF REPORT To: Planning and Zoning Commission Prepared by: Kirk Lehmann, Associate Planner Item: CPA21-0002 IWV & Slothower Date: September 2, 2021 Parcel(s): 1113202001, 1113201001, 1113226003 GENERAL INFORMATION: Applicant: Matt Adam IWV Holdings, LLC madam@spmblaw.com Contact Person: Lacey Stutzman MMS Consultants 1917 S. Gilbert Street Iowa City, IA 52240 319-351-8282 I.sexton@mmsconsultants.net Property Owner(s): IWV Holdings, LLC 2916 Highway 1 NE Iowa City, IA 52240 Requested Action: To change the Southwest District and Comprehensive Plan future land use map designations, and related plan text, from residential, open space, and future development to intensive commercial Purpose: Location: Location Map: To allow intensive commercial development South of IWV Road SW, West of Slothower Road Size: 79.4 acres Existing Land Use and Zoning: Surrounding Land Use and Zoning: Comprehensive Plan: Southwest District Plan: File Date: BACKGROUND: Agricultural & Residential; Rural Residential (RR-1) in Iowa City & Agricultural (A) in Johnson County North: Agricultural; Rural Residential (RR-1) & Residential - Y< Acre Lot Minimum (R) East: Agricultural & Institutional; Neighborhood Public (P-1) South: Agricultural; Rural Residential (RR-1) & Agricultural (A) West: Agricultural; Agricultural (A) Residential 2-8 Dwelling Units Per Acre, Rural Residential, & Public/Private Open Space Single-Family/Duplex Residential, Future Urban Development, & Vegetative Noise and Sight Buffer May 27, 2021 IWV Holding, LLC owns approximately 79.4 acres of property located south of WV Road SW (Melrose Avenue in City limits) and west of Slothower Road. The owner is working with MMS Consultants to prepare three applications to allow for intensive commercial development. This specific application (CPA21-0002) proposes to amend the Southwest District Plan, part of the Comprehensive Plan, by changing the future land use map designation of the subject properties to intensive commercial. This includes some changes to the text of the Southwest District Plan as well. Attachments 7 and 8 illustrate the proposed changes to the plans, and Attachment 6 includes the applicant statement describing the rationale behind the request, along with other application materials. The Southwest District Plan, adopted in 2002, includes the subject properties in the growth limit of the Weber Subarea. The future land use scenario indicates the properties are primarily appropriate for Future Urban Development, with Single-Family/Duplex Residential shown along Slothower Road to the east and a Vegetative Noise and Sight Buffer to the west near the proposed alignment of US Highway 965, which will run south from the Hurt Road alignment and along the eastern edge of the Iowa City Landfill (see Attachment 3). The plan describes that limited residential development may occur west of Slothower in the Future Urban Development area, but that limitations on sanitary sewer service prevent any significant urban development. It also notes the importance of buffering residential uses from the landfill and the proposed location of US-965 when development eventually occurs and that a more detailed plan will be needed at that time. The other concurrently submitted applications include an annexation (ANN21-0003), which would annex 70.4 acres into City limits, and a zoning map amendment (REZ21-0006) which would rezone the full 79.4 acres from Rural Residential (RR-1) in Iowa City and Agricultural (A) in Johnson County to Intensive Commercial (CI-1) and Interim Development Commercial (ID-C). The Comprehensive Plan Amendment must be approved for changes to the zoning map to be consistent with the Comprehensive Plan. The applicant held a Good Neighbor Meeting on July 28, 2021. Four neighbors attended. Attachment 5 provides the summary report of the meeting provided by the applicant. ANALYSIS: The Iowa City Comprehensive Plan serves as a land -use planning guide by illustrating and describing the location and configuration of appropriate land uses throughout the City, providing notification to the public regarding intended uses of land; and illustrating the long-range growth area limit for the City. Applicants may request an amendment to the City's Comprehensive Plan with City Council approval after a recommendation by the Planning and Zoning Commission. Applicants for a comprehensive plan amendment must provide evidence that the request meets the approval criteria in Section 14-813-311). The comments of the applicant are found in the attachments. Staff comments on the criteria are as follows. 14-8D-3D Approval Criteria: Applications for a comprehensive plan amendment must include evidence that the following approval criteria are met: Circumstances have changed and/or additional information or factors have come to light such that the proposed amendment is in the public interest. The subject properties are in the Weber Subarea of the Southwest District Plan. Before 1990, the area west of US-218 and north of Rohret Road was relatively undeveloped, with a few houses fronting on Rohret Road and public uses along Melrose/IWV, primarily at the County Historic Poor Farm. By the time the District Plan was adopted in 2002, housing was developing west and north of Rohret Road and south of the Poor Farm. The District Plan's future land use map primarily shows the subject properties as Future Urban Development, with Single-Family/Duplex Residential along Slothower Road and a Vegetative Noise and Sight Buffer to the west. Currently, the land is used for agriculture. When the District Plan was adopted, Iowa City's Comprehensive Plan was from 1997. The 1997 Plan was the first to extend the City's western growth boundary from near Slothower Road to the proposed future alignment of US-965 (see Attachment 3). Consequently, it was the first time the City considered the future use of the subject properties, with the future land use map showing them as interim development/rural residential, a placeholder category that applied to future residential, commercial, and industrial development. Both the District and 1997 Comprehensive Plans included a policy to protect the Melrose Avenue and US-218 interchange from commercial encroachment, instead encouraging such development at the Highway 1 and US-218 interchange. This policy was first incorporated into the 1983 Comprehensive Plan, adopted around the time of the construction of US-218, because of concerns that the City could not support commercial development at both interchanges. Instead, planning documents maintained public uses directly west of the Melrose interchange. The City's current Comprehensive Plan, adopted in 2013, no longer explicitly discusses this policy. However, it is reflected in the future land use map, which shows most of the subject properties as rural residential, and in the 2006 Fringe Area Agreement, which is a component of the City's Comprehensive Plan. Since adopting the Southwest District Plan, development west of US-218, and around the Melrose interchange, has continued. Land east of the interchange developed with more intense uses following Camp Cardinal Boulevard's construction in 2007, facilitated in part by three comprehensive plan amendments. These increased the intensity of uses northeast of Camp Cardinal Boulevard by introducing Office Commercial (CPA16-00001), Residential 8-16 Dwelling Units per Acre (CPA16-00003), and General Commercial (CPA20-0001) future land uses. West of the interchange, public uses intensified, including the addition of the Iowa National Guard Readiness Center, the Joint Emergency Communications Center, and the Johnson County SEATS facility. Housing development has also continued north of Rohret Road and east of Slothower Road right-of-way. Recent development in the area constitutes a change in circumstances near the subject properties such that it is in the public interest to explore future uses for the site. The subject properties have been in a holding pattern since they were first considered in Iowa City planning documents. This was largely because sewer service was not expected to be available until a lift station could be constructed, which prevented any significant urban development. However, the application shows that the north side of the properties could be serviced, which could accommodate some larger users, such as MidAmerican Energy. Additionally, Iowa City and its neighboring metropolitan cities have seen rapid growth and a redistribution of population over the past 30 years (Figure 1). Iowa City has added more than 15,000 new residents, an increase of more than 25 percent. However, the other metropolitan cities (Coralville, North Liberty, Tiffin, and University Heights) have tripled in size. This change from 1990 to 2020 is primarily due to residential growth in North Liberty (+17,553 residents) and Coralville (+11,971 residents), though Tiffin has experienced recent growth as well (+4,052 residents). With these changes, Iowa City's population has decreased as a proportion of the metro, and the center of population has shifted to the northwest. This makes the US-218 corridor increasingly important. Figure 1: Population Change from 1990-2020 1990 2000 2010 2020 Change Change Iowa City 59,735 62,220 67,862 74,828 +15,093 +25% Other Metro Cities 14,775 22,452 35,279 48,537 +33,762 +229% Remainder of County 21,609 26,334 27,741 29,489 +7,880 +36% Johnson County 96,119 111,006 130,882 152,854 +56,735 +59% Iowa City as Percent of Metro Cities 80.2% 73.5% 65.8% 60.7% Source: 1990, 2000, 2010, and 2020 Census Data The proposed amendment changes the future land use of the subject properties to intensive commercial. The Zoning Code, which helps implement City plans, describes the Intensive Commercial (CI-1) zone as providing areas for sales and service functions and businesses whose operations are typically characterized by outdoor display and storage of merchandise, by repair and sales of large equipment or motor vehicles, by outdoor commercial amusement and recreational activities, or by activities or operations conducted in buildings or structures not completely enclosed. Types of retail trade are limited to provide opportunities for more land intensive commercial operations and to prevent conflicts between retail and industrial truck traffic. It notes that adjacent residential zones must be buffered from the potential negative aspects of allowed uses, which include a variety of commercial, light industrial, and limited institutional and residential uses. The City and metro are expected to continue growing, and commercial and industrial areas must grow to accommodate increasing demand. The City currently has around 1,239 acres of commercial and 838 acres of industrial zoning, 398 acres of which is zoned specifically for intensive commercial uses (Figure 2). Most land zoned Intensive Commercial (CI-1) is occupied, but approximately 51 acres (13%) is vacant land, located on scattered parcels along Scott Boulevard and south of the Highway 1 north and east of the airport and at its interchange with US-218 (Attachment 4). While this land does not have buildings, only 45 acres are expected to develop; the rest is used by adjacent owners. Of developable parcels zoned Intensive Commercial (CI-1), most are less than 2 acres. Other vacant parcels in the City are zoned to accommodate similar land uses, such as industrial zones, but while there is a relative abundance of vacant land zoned industrial (217.5 acres), it is primarily in the City's southeast industrial park which is well -positioned to attract railroad users but does not have good highway access. As such, the supply of vacant land in the City currently does not meet all of the needs of users in the City, including MidAmerican Energy. F. ure 2: Acres Zoned for Industrial and Commercial Land Uses Land Uses Current Zoning Acres Current Vacant Acres Current Vacancy Rate General Commercial 322.84 20.04 6% Highway Commercial 64.22 8.99 14% Intensive Commercial 397.96 51.23 13% Industrial 837.74 217.50 26% Other Commercial 453.63 131.43 29% Total Commercial/Industrial 2,076.39 429.19 21% Source: Johnson County parcel information, obtained August 2021 By 2040, the Metropolitan Planning Organization of Johnson County estimates Iowa City will grow to a population of 94,093 (+25.7%). Assuming demand for Intensive Commercial (CI-1) zoning increases at the same rate, the City should anticipate a need for about 500 acres (397.96 x 125.7%) of CI-1 zoning by 2040. Based on the future land use map, the City currently plans for an additional 44 net acres of intensive commercial, or a total of about 442 acres (Figure 3). This leaves a gap in demand of 58 acres, and more than that will be needed because over 60 acres of expected additions are already occupied, plus additional land is likely needed to accommodate sensitive features and right-of-way. While this is based on the current development pattern which is changing (for example, online retail is supplanting brick -and -mortar stores), staff anticipates that demand for intensive commercial and light industrial uses will remain relatively stable as warehousing and transportation uses will fulfill needs associated with logistics and online purchasing. Staff also anticipates that MidAmerican Energy will utilize a portion of the subject property. Flqure 3: Expected Change in Acres Zoned for Industrial and Commercial Land Uses Land Uses Current Zoning Acres pected sses** cres Net Change Acres Land Use Potential Acres General Commercial 322.84-40.81 M+300.7914.07 -30.11 292.73 Highway Commercial 64.22-0.00 +0.00 64.22 Intensive Commercial 397.96-63.43 +44.48 442.44 Industrial 837.7414.07 +286.72 1,124.46 Other Commercial 453.63 +613.07 -0.24 +612.83 1,066.46 Total Commercial/Industrial 1 2,076.39 +1,032.47 -118.55 +913.92 2,990.31 *Expected additions: Land shown as a use on the future land use map which is not currently zoned for that use (primarily in the City's growth areas). **Expected losses: Land currently zoned for a use that is not expected to be developed as that use based on the future land use ma(primarily Riverfront Crossings and publicly owned land . Source: Johnson County parcel information, obtained August 2021, IC2030 Comprehensive Plan Development and planning in the area constitutes a change in circumstances. Based on projected long-term demand and the characteristics of the site, including access to US- 218 and intensive commercial uses being appropriate as a buffer against future landfill expansion and US-965 extension, staff believes that the proposed amendment is in the public interest. 2. The proposed amendment will be compatible with other policies or provisions of the comprehensive plan, including any district plans or other amendments thereto. The Weber Subarea of the Southwest District Plan has several policies relevant to the proposed amendment relating to transportation, infrastructure, and land use. With regards to transportation, the subject properties will be bounded by three major streets to the west, east, and north. To the west, along the City's growth limit, the City plans to extend US-965 south as an arterial to connect with Rohret Road and eventually Highway 1. As development occurs, the City needs to secure adequate right-of-way and compatible land uses near the Iowa City Landfill. To the east, a north -south collector street is expected between Melrose Avenue and Rohret Road, primarily along the Slothower Road right-of-way. To the north, Melrose Avenue needs to be improved to City standards beyond current City limits. This is currently planned for 2021 in the City's Capital Improvement Program. With regards to land use and other infrastructure, The Weber Subarea future land use map designates most of the land west of Slothower Road as Future Urban Development until sewer service is extended and lift stations are constructed where required. Water service will be expanded as part of the Melrose/IWV project in 2021. The Plan allows for some residential uses along the west side of Slothower Road, but it discourages "leapfrog" development without street and trail connections between the proposed US-965 alignment and Slothower Road. It notes that as development becomes imminent, a more detailed plan will be needed for areas of future development. The District Plan also discourages commercial uses around the Melrose and US-218 interchange, noting that there are nearby commercial areas, including the Highway 1/US-218 interchange, Walden Square, and future commercial areas south of Rohret Road. It also discusses the importance of buffering residential uses from the Iowa City Landfill and future US-965. The proposed amendment generally follows the existing policy direction of City planning documents. Amending the future land use map permits the accommodation of transportation policies discussed in the Southwest District Plan through the rezoning and subdivision processes. Similarly, the application shows that infrastructure needs can be met while allowing for continuous, contiguous development from Slothower to US-965. The proposed use is also more compatible with the nearby landfill than residential uses, which would require buffering, and is an appropriate use near two major streets. While some buffering is required between intensive commercial and residential uses, those can be accommodated through the site development standards and rezoning process. Furthermore, the proposed amendment meets several goals and strategies from the Comprehensive Plan regarding commercial and industrial development. Specifically: Use the District Plans to identify appropriate commercial nodes and zone accordingly to focus commercial development to meet the needs of present and future population. Identify, zone, and preserve land for industrial uses in areas with ready access to rail and highways. Target industrial and business sectors that align with Iowa City's economic strengths, including biotechnology, healthcare, advanced manufacturing, information technology, education services, and renewable energy. Focus growth within the Iowa City urban growth area by using the City's extra -territorial review powers to discourage sprawl and preserve prime farmland. While goals generally align, some differences between the proposed amendment and plans must be reconciled. Allowing intensive commercial development along Melrose somewhat diverges from policy preventing commercial encroachment near the US-218 and Melrose interchange. However, the area nearest the interchange will remain dedicated to public uses, and the proposed uses are consistent with goals related to identifying appropriate areas for commercial and industrial development. Another potential discrepancy is the goal of encouraging new business development in existing core or neighborhood commercial areas. While this is important, existing commercial areas do not appear to be able to accommodate all users looking to locate in Iowa City. The amendment was initially considered because MidAmerican Energy has been unable to find an appropriate site for a new facility. As such, there appears to be a need for new intensive commercial areas to meet the needs of Iowa City's future population. Other goals of the Comprehensive Plan also need to be met through the rezoning process for the subject properties. They include the following: • Discourage linear strip commercial development that discourages walking and biking and does not contribute to the development of compact, urban neighborhoods. • Guide development away from sensitive environmental areas, such as floodplains, wetlands, woodlands, steep slopes, flood hazard areas, and streams. These will be achieved through the City's Sensitive Areas Ordinance and conditions on rezonings, where necessary. Based on information submitted by the applicant, there appears to be approximately 1.13 acres of wooded wetlands, 1.46 acres of emergent wetlands, and 2.36 acres of sensitive woodlands and groves of trees on the subject properties. Sensitive features, required buffers, and potential stormwater detention areas will limit the acreage on the subject properties that may be developed. Finally, the proposed amendment meets policies adopted in other documents of the City. The Fringe Area Agreement shows this land as being within Iowa City's Growth Area C. It encourages commercial and industrial development south and southwest of the Iowa City Municipal Airport, and in interchanges of paved roads, to be annexed prior to development. However, it discourages such development in all other areas of Fringe Area C. The subject properties will be at paved intersections, and an application for annexation has been submitted with the proposed amendment. The City is currently in the process of updating the Fringe Area Agreement with Johnson County. The new agreement will state that development should follow the policy direction of the City's Comprehensive Plan. For the reasons above, staff finds that the proposed Comprehensive Plan amendment (Attachments 7 and 8) is compatible with the policies in the Comprehensive Plan. However, implementing this proposed amendment requires annexing the property and amending the zoning map, which should include conditions ensuring the goals of the Comprehensive Plan are met (to be considered under ANN21-0003 and REZ21-0006 respectively). PUBLIC COMMENT: Staff received one written comment opposing the proposed Comprehensive Plan Amendment due to potential traffic and lighting impacts. The comment can be found in Attachment 5. STAFF RECOMMENDATION: Staff recommends that the Planning and Zoning Commission approve CPA21-0002, a proposed amendment to change the following, as shown in Attachments 7 and 8, for approximately 79.4 acres of property located south of IWV Road SW and west of Slothower Road: The Comprehensive Plan future land use map designation from Rural Residential, Open Space, and Residential at 2-8 Dwelling Units Per Acre to Intensive Commercial; and The Southwest District Plan future land use map designation from Single-Family/Duplex Residential and Future Urban Development to Intensive Commercial, and to change the text of the District Plan. ATTACHMENTS: 1. Location Map 2. Zoning Map 3. Proposed Iowa Highway 965 Extension & Fringe Area Maps 4. Map of Current and Expected Intensive Commercial Land Use 5. Correspondence and Good Neighbor Meeting Materials 6. Applicant Submittal 7. Proposed Changes to the Weber Subarea of the Southwest District Plan 8. Proposed Changes to the Comprehensive Plan Future Land Use Map Approved by: Danielle Sitzman, AICP, Development Services Coordinator Department of Neighborhood and Development Services c 0 � N v m E E ON > d o E c C) d J y O E F, d C OO N w U T y C w W N U N Q > N m a a x w z w u z c 00) E _ 'O N y x N Z N U C O 0 O U c U o N c o 47 d -a d m m co y >. N N o 0 0 o m m m 3 u c i N Z N � � � O L N(D 0 I\'\\[\\'Vy51I m N J a 0 c E fN/1 O N CIOO c m Q N O J N 4 U o m a m Co 0 w w > QY a a a. , x m ij� E w W a c 00 w x U O 1S HON2i I�00 -- RD oHill 1109 m m w so OLD HIGHWAS 2lb— S RIVERSIDE D99 R \ `3S GH --nIH 1S3?JO NVO b A w m 2 .m 2E rn — Lo • • / �� 1 • 00 �`, O ti N � O a A-19 N32i1 NONHON 0 From: Pamela To: Raymond Heitner Date: Wednesday, August 18, 2021 7:32:08 PM R SK I am against the rezoning of Slothower Rd. I feel like it will lead to loud traffic and distracting lighting to our neighborhood. Pamela Miller-DeKeyser 1630 Lake Shore Drive Iowa City, IA 52246 Sent from the all new AOL ann for Android M S v a E C 2 5 R" p +,1 v C 9 C a C 9 2 9 v C C W 'S U MMS Consultants, Inc. Experts in Planning and Development Since 1975 August 5, 2021 City of Iowa City Planning and Community Development Attn: Ray Heitner 410 E Washington Iowa City, IA 52240 RE: IWV Annexation, Rezoning and Comprehensive Plan Amendment 1917 S. Gilbert Street Iowa City, Iowa 52240 319.351.8282 mmsconsultants.net mms@mmsconsultants.net In response to the letter provided on July 30, 2021 we offer the following comments on behalf of the developer. CPA21-0002 Comments: 1. Because a comprehensive plan amendment is required, this application requires two meetings at the Planning & Zoning Commission; one to set the public hearing, and then the public hearing. We acknowledge this comment. 2. In discussing the area slated for "future urban development' on the subject properties, the Southwest District Plan notes that "When development becomes imminent a more detailed plan will need to be developed for this area." Please discuss what detailed planning has gone into determining the proposed use for the area. The District Plan references the future urban development' in the final paragraph of the section titled Land Use for the Weber Subarea. It mentions the importance of providing a buffer for residential uses from the Iowa City Landfill and the intended Highway 965 extension along the western most boundary. Commercial uses are the best option to provide the buffer in our opinion. This will allow for ease of access to Highway 965 for those commercial uses as well. 3. Staff anticipates that the Planning and Zoning Commission and City Council will have questions on potential end users and uses of the subject property. Please be prepared to make this information public prior to the public hearing date for the comprehensive plan amendment. We acknowledge this comment The applicant will take this into consideration prior to the meetings. ANN21-0003/REZ21-0006 Comments: Urban Planning: 1. The rezoning will analyze all potential CI-1 uses and describe any potential impacts those uses might have on surrounding development. Some examples of Ir Summary Report for y h Good Neighbor Meetingiffi _ CITY OF IOWA CITY Project Name: IWV Road SW Project Location: IWV Road SW Meeting Date and Time: July 28th, 2021 @ 6:30pm Meeting Location: via Zoom Names of Applicant Representatives attending: Josh Entler Jon Marner Names of City Staff Representatives attending: Raymond Heitner Number of Neighbors Attending: 4 Sign -In Attached? Yes x No General Comments received regarding project (attach additional sheets if necessary) - 'General comments that the notifications should be to a larger distance than 300 feet. Information provided and discussion of utilities and infrastructure availability to the site. 'General questions of such a change from Residential land use to proposed land use. 'Previous conversations by neighbors with staff seemed to indicate their property would be Residential land use. 'Neighbors have not seen signs posted for the zoning. Will that be done? Concerns expressed regarding project (attach additional sheets if necessary) - *General questions and comments regarding future use considering the wide range of uses in the requested zone. 'Will there be sufficient buffer from the proposed uses to Residential uses on neighboring properties to the south? Discussion of the sensitive areas and natural drainage way aiding in providing a buffer along with city code requirements for buffers adjacent to residential zoning. 'Concern over property valuation for residential properties near the possible uses in this zone. 'Question of the city restricting uses on the property. Ray provided summary of permitted, provisional and special exception use process. Will there be any changes made to the proposal based on this input? If so, describe: 'Developer/Engineer planning to investigate layouts and impacts of buffers along the south property line based upon feedback received during the meeting Staff Representative Comments Attendees — done via Zoom, addresses were not collected • John Bergstrom • Sherri Bergstrom • Tammi Anderson • Dan Kauble July 15, 2021 Good Neighbor Meeting Re: Annexation, Rezoning and Comprehensive Plan Amendment request for property adjacent to IWV Road SW Location: In light of the COVID-19 situation we will not be conducting an in -person meeting, instead we will be holding an online meeting via Zoom on July 281h, 2021 at 6:30pm, as well as accepting comments and questions directly via email or letter. These comments must be sent or postmarked no later than July 28th. Zoom Link: https://us06web.zoom.us/i/87113762763?pwd=Sk96TFpEMFQ2WVg2dGU5TXJnZOJZUT09 Meeting ID: 8711376 2763 Passcode:705652 Dear Resident: The Iowa City Planning and Zoning Commission (P&Z) will soon consider a rezoning, annexation and comprehensive plan amendment for a property in your area. The property is located adjacent to IWV Road SW (see aerial photograph on next page). The proposal includes a request for the change of land use from a mix of Public/Private Open Space, Rural Residential and 2-8 DU/A to Intensive Commercial. The proposal also requests a rezoning from A (Agricultural) and RR1 (Rural Residential) to CI-1 (Intensive Commercial) for the East portion of the property and ID-C (Interim Development Commercial) for the West portion of the property. Accompanying the rezoning and comprehensive plan amendment, the proposal includes annexation of 70.39 acres into the City of Iowa City. It is anticipated that the Planning and Zoning Commission will be reviewing this proposal on August 19, 2021. A notice of a formal review by the Planning and Zoning Commission will be sent to all property owners within 300' of the property under review by the City. You are encouraged to attend these meetings and voice your opinions. As the representative of this request, we would like to invite you to participate in a virtual Good Neighbor Meeting held via Zoom regarding said project 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. Information on how to participate in this meeting as well as the link can be found on the attached page. If you are unable to attend the meeting, please feel free to send any questions or comments utilizing the contact information listed below. As stated above these comments must be sent or postmarked no later than July 28th, 2021. Josh Entler IWV Holdings LLC 2916 Highway 1 NE Iowa City, IA 52240 jentler@conciseearth.com Sincerely, Jon D. Marner MMS Consultants, Inc. Ray Heitner City of Iowa City 410 E. Washington Street Iowa City, IA 52240 Raymond-Heitner@iowa-city.org S �i zsw w°V ` zx—�a laz HO mtU iw oFZ mryv wo(UA w�rcn p~Z �N�TaT Ki O 4UyU g�w3 ozx �mo W. °=a oi� €dad z H oboo z`m gasp X Ogg r y a z ? . u,& O r oLL # I 0 o�gzwp O _ O Z gWgz Z¢ Oti s ypa �$u�i °p $ qip <°° z S € 5 8 z w a z 'o RIP .Utl-Nb4K1 NOLL�E fJ YlltlYlq l5?ILLtlON 3W 10 S1VN-3W ILLipH 3Nl D 3HIl 15V3 b p I A-*' �I �I J W `�I Z � F o s 3 j e pPp OU V SJ°1 E S Z N€Om Z (=A 3 U_O E_ gg dd4 Z o�Lmz€� 0 O 3 O oWg F°. 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AE'SLfL 3.ZS,90.00N - W p=p4FaF 3 Q•® 3 a F B�d3 o .I � �ml� Fw=w8 F€n g®gcgg5„ ay3NO eS� � II I J i J I AMERICAN TOWER CORP GRAINCOMM III LLC IWV HOLDINGS LLC PO BOX 723597 PO BOX 723597 2916 HIGHWAY 1 NE ATLANTA, GA 31139 ATLANTA, GA 31139 IOWA CITY IA 52240 776 52240 JERRY ROGERS 3276 IWV RD SW IOWA CITY, IA 52240 KENNEDY ENTERPRISES LLC PO BOX 2000 IOWA CITY. IA 52244-2000 ROGER D HURT 3165 IWV RD SW IOWA CITY. IA 52246 JOHN S KAUBLE PO BOX 5466 CORALVILLE, IA 52241-0466 1120 N KING STAPT 103 SEGUIN, TX 78155-3842 SLOTHOWER FARMS LLC 2490 COTTONWOOD CT NE NORTH LIBERTY. IA 52317 JOHNSON COUNTY IOWA 913 S DUBUQUE ST STE 101 IOWA CITY, IA 52240 MARY L HURT PO BOX 220 HILLS, IA 52235-0220 2 5 Si FL 5� 9 U 7 t� 7FAA 1917 S.Gilbert Street Iowa City, Iowa 52240 MMS Consultants Inc. 1.8282 mmsconsultonsultants.net 99 Experts in Planning and Development Since 1975 mms@mmsconsultants.net July 8, 2021 City of Iowa City 410 E. Washington Street Iowa City, IA 52240 Re: IWV Road SW Rezoning, Annexation and Comprehensive Plan Amendment On behalf of IWV Holdings LLC we are submitting a request for an Annexation and Rezoning in conjunction with a Comprehensive Plan Amendment. The described land consists of 79.39 acres in total, the proposal includes 70.39 acres to be annexed into the City of Iowa City with 9.0 acres currently located within the city limits. The area is shown as a future growth area. Scheduled improvements to IWV Road will provide necessary arterial access, with additional access provided via Slothower Road. Public water will be available to the site, and public sewer can be extended to serve the site as required. Circumstances for this site have changed since the current plan was adopted. As mentioned above, there are scheduled improvements to IWV Road, and the city has expressed a plan to revisit the comprehensive plan for this region in the near term. These factors, in addition to the plans by the county for the Johnson County Poor Farm, meet the approval criteria for a Comprehensive Plan amendment. We are proposing a change of the land use from a mix of Public/Private Open Space, Rural Residential and 2-8 DU/A to Intensive Commercial. We feel this amendment is appropriate given the access from the property to an arterial road which provides a direct route to Interstate 1-380. The proximity to the Iowa City Landfill and a number of other commercially zoned properties along IWV Road SW shows a consistent pattern of compatibility with surrounding development in this area, and is generally compatible with the policies and provisions of the Comprehensive Plan. At this time Intensive Commercial (CI-1) is being requested for the East portion of the property and Interim Development Commercial (ID-C) is being requested for the West portion of the property. The ID-C zoning will allow for managed growth of future development and for the current use of the land to continue until a plan to provide city services can be established. This zoning also allows for a review of the stream corridor and the associated sensitive areas located in the West portion when a permanent zoning classification application is submitted. Development of the West portion, and any potential impacts to the sensitive areas, can be more appropriately reviewed when city services are able to be provided. M M MMS Consultants, Inc. Experts in Planning and Development Since 1975 G' G' O 5 Si FL 5S 9 4 7 t1 1917 S Gilbert Street Iowa City, Iowa 52240 319.351.8282 mmsconsultants.net mms@mmsconsultants.net o 22T � 2 EV-° OU L c� E 'i ¢ m M, o p J o,omw Z 3 O E 2S Wxgwa�� O i o § o g i¢ ° � yip 3A 0o. �� O'p m� 8 q� d 8& o X„ tiJwh 22 aN<O Z u Z=�ao p2 ag=� /J :gf yL LL D uz wizu W ?0 >fU m zw N o ~NN zWo $� �LLJ o� I: w aN�� rc d = 2 az W 2 - W O =NNQ CLL L O U I ! ® a k w 3 0 Oeva �z e y w0F05o'Oi z o F N Z w N - i J w J Q , 1 (n 0 F Z a 0 S, o a 0 0 61 J N 1 y Y IVIOb3WW0D 3AISN3INI :3sn ONVI 03SOdObd V/OO S-Z :3SO ONVI 1N3bbO0 J. A4, oAa 3.ZS.90.00N ' z �Ga° YhPC is pkY k� Y 9 J1 W N!, 0 0 Z cg�gt O 6e`s"sy Q axS Q w ., w w W II� � DESCRIPTION - REZONING PARCEL NO. 1 THE EAST 300 FEET OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 13, TOWNSHIP 79 NORTH, RANGE 7 WEST, OF THE FIFTH PRINCIPAL MERIDIAN, JOHNSON COUNTY, IOWA. SAID REZONING PARCEL NO. 1 CONTAINS 9.0 ACRES, MORE OR LESS. DESCRIPTION - REZONING PARCEL NO. 2 THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 13, TOWNSHIP 79 NORTH, RANGE 7 WEST, OF THE FIFTH PRINCIPAL MERIDIAN, JOHNSON COUNTY, IOWA. EXCEPTING THE EAST 300 FEET THEREFROM SAID REZONING PARCEL NO. 2 CONTAINS 30.7 ACRES, MORE OR LESS DESCRIPTION - REZONING PARCEL NO. 3 THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 13, TOWNSHIP 79 NORTH, RANGE 7 WEST, OF THE FIFTH PRINCIPAL MERIDIAN, JOHNSON COUNTY, IOWA. SAID REZONING PARCEL NO. 3 CONTAINS 39.7 ACRES, MORE OR LESS WEBER SUBAREA The Weber Subarea is located south of Melrose Avenue and Highway 218, north of Rohret Road, extending to the City's growth limits half a mile west of Slothower Road. Before the 1980s this area was relatively undeveloped, with a few houses fronting onto Rohret Road. Through the 1980's and 90's housing developed westward on the north side of Rohret Road and south of the County Poor Farm property. Roughly two-thirds of the land area is undeveloped. Some patches of woodland and native prairie exist, but most of it is under cultivation. The area contains three public/institutional uses: Irving B. Weber Elementary School, the Korean Methodist Church, and Chatham Oaks, a residential care facility located on the County Poor Farm property. There are no commercial uses in the subarea. Transportation In the future next 20 to twenty-five years, the City plans to extend Highway 965 southward along the current western growth limit to connect with Rohret Road via the eastern edge of the Iowa City Landfill. It will eventually reach Highway 1 and serve as a far west side arterial. As development approaches this area, the City needs to secure adequate road right-of-way and sufficient buffer width against the Iowa City Landfill. As an entryway corridor into Iowa City, Highway 965 should incorporate boulevard design standards with a well -landscaped median and generous landscaping along both sides, wide sidewalks and bicycle lanes. This could serve as additional buffer against the landfill. In the more immediate future a north -south collector street will be required between Melrose Avenue and Rohret Road, part of it configured using the Slothower Road right-of-way. Care must be taken to keep the eventual route somewhat circuitous between Melrose and Rohret to diminish its desirability as a cut -through route for non -local traffic. In addition, access routes to the southern portion of the County Poor Farm should be incorporated into the local street layouts in future phases of both Wild Prairie Estates and Country Club Estates. Willow Creek Trail will eventually cross Highway 218 via tunnel and connect Hunters Run Park to the wider community trail system. A trail link across the County Poor Farm property to Melrose Avenue will connect this regional trail to the arterial street system in the far western part of the Southwest District. If a regional stormwater lake is constructed in the Rohret South Subarea, it will be important to construct a trail connection between Hunters Run Park and the public open space surrounding this new lake. Southwest District Plan 10/8/02 38 As westward development creates the need, both Rohret Road and Melrose Avenue will be improved to City standards beyond the point of the current corporate limits. Public Services and Facilities Before much of the area between Slothower and the landfill can be developed, a sanitary sewer lift station will have to be constructed. Northern portions of Country Club Estates can build out without further sewer improvements, but the southern two- thirds adjacent to Rohret Road drains to the southwest. This portion cannot be developed until a temporary lift station is built that connects to the landfill's lift station or a proposed permanent lift station is built south of Rohret Road on the western edge of the Rohret South Subarea. Land Use Several areas of particular interest stand out in the Weber subarea with regard to land use: the build -out of Country Club Estates and Wild Prairie Estates; the development of the area west of Slothower Road; and future use of the County Poor Farm property. Future use of the County Poor Farm property generated considerable discussion and a wide variety of suggestions during Citizen Planning workshops. The following considerations should be used as a guide to future development of this property: The following important elements should be preserved and protected from the encroachment of development: the historic poor farm buildings and cemetery; Chatham Oaks residential care facility; and any environmentally sensitive areas. Approximately 90 acres of the property are wooded, brushy, or contain prairie remnants. These areas would be suitable for use as a regional park that could be connected via the Willow Creek trail to other parks and destinations in the Southwest District. The southwest portion of the property contains approximately fifty acres of relatively flat ground that is currently row -cropped. This area would be suitable for residential development. Any new subdivisions in this location should be connected to the street network developed in the Southwest Estates and Wild Prairie Estates subdivisions located directly south of the County Farm property. If any development occurs on the county property adjacent to Highway 218, a buffer should be maintained. Future use of the county property located north of Melrose Avenue should be considered carefully with regard to potential impacts on the poor farm property. Southwest District Plan 10/8/02 39 Wild Prairie Estates will soon reach its northern boundary. Access to and through the Poor Farm is a desirable option in the future and for now a street stub northward up to the Willow Creek -Hunters Run Trail extension will be necessary. North of that and adjacent to Highway 218's right-of-way, a noise and sight buffer should be established between residential areas and the highway. The Comprehensive Plan discourages the establishment of commercial uses around the Melrose Avenue -Highway 218 interchange. This policy generally should be maintained because there are several adequate commercial services in the vicinity to serve this area. The Highway 1-Highway 218 interchange further south provides community and highway commercial services. In addition, Walden Square in the Willow Creek Subarea provides neighborhood commercial services, and a future neighborhood commercial area is proposed in the Rohret South Subarea. However, intensive commercial uses may be appropriate along Melrose Avenue further from the interchange due to proximity to major thoroughfares and to serve as a buffer for residential uses from the potential future expansion of the landfill and Highway 965. The remaining portion of the Country Club Estates property is primarily suitable for low -density single-family development. If well -designed, the portion of the property adjacent to Rohret Road may be suitable for clusters of medium -density residential uses, such as townhouses or condominiums. A transition between existing Rural Residential -zoned (RR-1) portions of Southwest Estates and future low -density single-family residential development to the west may be accomplished by platting larger RS-5- zoned lots backing onto the existing rural residential lots of Southwest Estates. The land west of Slothower is currently used for agriculture. The Weber Subarea Plan Map designates this area as "future urban development." However, until sewer service is extended in that direction and one or more lift stations constructed, there will not be any significant urban development. Before reaching the twenty-year horizon of this plan, some residential uses, or intensive commercial, may develop along the west side of Slothower Road and begin moving toward the future Highway 965 extension. However, the expectation is that development will not and should not "leapfrog" without street and trail connections bridging the gap between 965 and Slothower Road. When development becomes imminent a more detailed plan will need to be developed for this area. When development does occur, it will be important to buffer residential uses from the Iowa City Landfill and Highway 965. Southwest District Plan 10/8/02 40 Open Space As this subarea continues to develop additional public open space will be needed. Recent improvements to Hunters Run Park increased the amount of active park space in the area. This park may be extended to the west when the northern part of Wild Prairie Estates is subdivided. As mentioned, the County Poor Farm property contains land that is suitable for public open space and connecting trail corridors. The County should plan for public open space needs as it contemplates future uses for the property. The City plans to use a small parcel of land near the southwest corner of the County Poor Farm property for a water reservoir. Most of the ground will remain open and could be used for a small neighborhood park. Additional parkland could be added to this property as Country Club Estates continues to develop. Southwest District Plan 10/8/02 41 r �p CITY OF IOWA CITY MEMORANDUM Date: August 27, 2021 To: Planning & Zoning Commission From: Anne Russett, Senior Planner, Neighborhood and Development Services Re: Case No. CPA21-0001 — Explanation of Public Hearing for South District Plan Amendment At the Commission's meeting on September 2, staff is requesting that the Commission set a public hearing on the proposed South District Plan Amendment (CPA21-0001). This is the plan amendment running concurrently with the proposed form -based zones and standards text amendment (REZ21-0005). Staff realizes that you have discussed this application on many occasions; however, there was a processing error with this application that must be reconciled. Specifically, the public hearing notice was not published in a newspaper. Due to this error, the Commission must re -set and hold a public hearing. Staff requests that you set a public hearing on CPA21-0001 for September 16, 2021. �r � l.Y�_ CITY OF IOWA CITY MEMORANDUM Date: August 19, 2021 To: Planning & Zoning Commission From: Kirk Lehmann, Associate Planner, Neighborhood & Development Services Re: Comprehensive Plan Amendment (CPA21-0001) to facilitate development that follows form -based principles in the South District Introduction The current South District Plan governs a large amount of undeveloped land. To manage new development in these areas, the Plan recommends that the City consider a form -based code to help ensure that a true mix of housing at compatible scale can be achieved. A farm -based code can also encourage the development of compact and connected neighborhoods. The City has worked with Opticos Design since January 2019 to develop a form -based zoning code for the undeveloped portion of the South District (the study area is shown in Figure 1). Through this process, staff has determined that amendments to the South District Plan are necessary before the City could consider adoption of a form -based code. Figure 1. South District Form -Based Code Study Area August 19, 2021 Page 2 The Zoning Code is one of the City's primary tools to implement its Comprehensive and District Plans by providing rules for how land can be used and developed, including what structures can be built where. A form -based code represents a paradigm shift in the way that the built environment is regulated in Iowa City. Unlike conventional, use -based codes, form -based zoning utilizes the intended physical form and character of a context, rather than use as the organizing framework. Further, form -based codes regulate elements to create a high -quality place, not just a good individual building. The terminology in form -based codes also reflect the intended physical form of different places. For example, instead of a zone being "commercial," it might be called "main street." The term ties back to the intended physical form or place, which includes a mix of uses, civic spaces, thoroughfares, frontages, and building types that create vibrant walkable urbanism. For this reason, such codes do not regulate by maximum density, which is a change from previous use -based standards utilized by the City. However, form -based codes do regulate use secondarily, but the range of uses are chosen to maximize compatibility between uses and the intended physical form. Following the proposed Comprehensive Plan Amendment, staff will seek to adopt form -based zoning standards to implement the Comprehensive Plan's vision for context -specific, walkable development reflective of Iowa City's distinct development patterns and community character. The intent is to produce neighborhoods that: • Are safe for pedestrians and encourage walking; • Will preserve important environmental resources; • Contain a connected network of streets and paths; and • Allow for a variety of housing types and price -points The form -based code project builds on previous planning work in the neighborhood, beginning in earnest with the 2015 South District Plan which outlines the vision for this area following months of work with the community. Subsequently, Opticos Design assisted City staff in assessing the feasibility of implementing a form -based code for undeveloped areas in the District. Completed in August 2017, the "Project Direction Report and Form -based Code Analysis' included the results of stakeholder interviews, a community workshop, and a visual preference exercise. Since beginning the form -based code project, there have been numerous additional opportunities for public input. A residential market analysis was also completed in 2019 to help inform the plan. Staff developed the proposed Comprehensive Plan Amendment (CPA21-0001), shown in Attachment 1, to facilitate the development of new neighborhoods that follow form -based principles in the South District. It also supports other goals of City Council, including those related to equity and climate action. Additional context in the proposed amendment ensures consistency with those priorities. Proposed Amendment: The proposed amendment includes several changes to the South District Plan that lay the groundwork for form -based zoning for the South District and provide additional context to address Council's strategic goals. First, new contextual information was added, mostly in the plan's introduction. This includes a description of recent development in the South District and minor changes to other sections, such as updating place names (like "The Quarters", formerly "Rose Oaks'). More notable additions include a description of native peoples who occupied the area prior to white settlement, narrative on how land use practices have been used historically to perpetuate racial segregation, and text describing how the City is striving to overcome these historic injustices. These changes are intended to provide background and to help advance social justice, equity, and human rights efforts in the community. August 19, 2021 Page 3 Other changes to the plan will help guide development in the South District in a way that is based on form rather than use, the latter of which is the foundation of the City's current zoning designations. These include descriptions of the City's development of form -based standards and changes throughout the Plan that better reflect intended development outcomes, specifically in sections on new residential development, the future neighborhood scenario, street layout & walkability, and neighborhood commercial areas. New goals and objectives are proposed for the Housing, Transportation, and Commercial Area chapters that explicitly discuss adoption of a form -based code. Finally, a new section is proposed to describe form -based land use regulations and how they may be implemented in the South District. This includes proposed updates to the original future land use map and new form -based future land use and thoroughfare maps which will guide development over time. While form -based standards generally align with the existing policies in the South District Plan, these changes address potential discrepancies in the future land use map between conventional and form -based zones, and they facilitate the adoption of a form -based code. Analysis The Iowa City Comprehensive Plan serves as a land -use planning guide by illustrating and describing the location and configuration of appropriate land uses throughout the City, providing notification to the public regarding intended uses of land; and illustrating the long-range growth area limit for the City. The City Council may consider amendments to the City's Comprehensive Plan after a recommendation by the Planning and Zoning Commission. For a Comprehensive Plan Amendment to be approved, evidence must be provided that the request meets the following two approval criteria in Section 14-8D-3D of the City Code. 1. Circumstances have changed and/or additional information or factors have come to light such that the proposed amendment is in the public interest. Since its adoption in 2015, development has continued in the South District. Residential subdivisions, such as Brookwood Pointe, General Quarters, and Sandhill Estates, have seen ongoing construction. Archibald Alexander Elementary School was completed in 2016 and now serves a portion of the South District. In addition, McCollister Boulevard was extended to Sycamore Street, providing an important east -west connection. For undeveloped land in the South District Study Area, just over half is inside City limits while the remainder is in unincorporated Johnson County. The land contains a range of existing land uses including agricultural, single- and multi -family residential, institutional, and open space. Overall, development in the area has been aligned with the 2015 South District Plan. The City has also undertaken extensive work towards the Plan's objective that "the City should consider a form -based code to help ensure that a true mix of housing at a compatible scale can be achieved." The 2017 feasibility study for form -based zoning in the South District noted the need to "[b]uild upon [the] existing South District Plan to implement new form -based standards and incorporate more recent efforts for [an] improved community plan." This is largely because the adopted future land use scenario better aligns with the City's current conventional zoning standards rather than form -based standards. For example, the future land use map distinguishes between single-family, mixed, and multi -family residential uses and provides for limited neighborhood commercial areas. Staff believes the results of the work towards form - based standards completed since 2015 have revealed the need for a revised future land use map, constituting a change in circumstances that makes this amendment in the public interest. In addition, the City is increasingly emphasizing policies that promote social justice and equity, especially as it relates to housing diversity and affordability. In June 2020, the City adopted actions in Resolution 20-159 to enhance social justice and racial equity in the community. August 19, 2021 Page 4 Historically, conventional zoning regulations have been used to indirectly support racial and class segregation. While courts invalided explicitly racial zoning in 1917, single-family zones and large minimum lot sizes were often used across the nation as an exclusionary practice, along with other public and private policies such as redlining and the demolition of "slums" where communities of color lived. In Iowa City, owners used racially restrictive covenants until they were made illegal, as identified in 2020 Mapping Segregation in Iowa project (https://dsps.lib.uiowa.edu/mappinpse. gationia/). A 2019 Fair Housing Study completed by the City found that 81 % of residential land in the City is zoned for single-family development, over half of which is low density (IRS-5). Facilitating adoption of a form -based code for new development helps address this by permitting a mix of housing types and price points. While it does not solve this complex issue, it mitigates one barrier to providing housing options that are more affordable and allows for a broader range of housing choices for all residents, including those still recovering from generations of targeted exclusion and disinvestment. Furthermore, the City strives to demonstrate leadership in climate action, which has culminated in the 2018 Climate Action & Adaptation Plan. The plan includes goals to reduce carbon emissions by 45% by 2030 and to achieve net zero emissions by 2050. Conventional zoning contributes to higher greenhouse gas emissions because it produces neighborhoods that are difficult to navigate by anything other than a personal car. Low density zoning encourages sprawl which reinforces an auto -oriented pattern of development and increases traffic congestion and greenhouse gas emissions. Higher minimum parking standards also assume car -ownership and increase the price of housing. Form -based standards can help address this by improving the City's building and transportation systems through development of compact neighborhoods that can be easily traversed by foot, bike, and bus in addition to cars. The increased focus on climate action, social justice, and equity constitutes another change in circumstances and further demonstrates that the proposed amendment is in the public interest. 2. The proposed amendment will be compatible with other policies or provisions of the comprehensive plan, including any district plans or other amendments thereto. The proposed changes align well with the existing goals and objectives in the South District and Comprehensive Plans. The adopted future land use map of the Comprehensive Plan shows the area as containing residential land uses, primarily at a density of 2-8 dwelling units per acre but with some areas being 8-16 dwelling units per acre. It also includes some general commercial uses. However, the South District Plan uses specific land use categories such as low -medium density single-family residential, low -medium density mixed residential, multi -family, and mixed use/neighborhood commercial. These descriptions in the future land use map contrast somewhat with the text of plan, which speaks towards incorporating "a true mix of housing at a compatible scale" including missing middle housing types. As such, the proposed amendment refines those categories to better reflect a range of housing types, including missing middle housing. The proposed amendment also supports several goals from the IC2030 Comprehensive Plan: • Ensure a mix of housing types within each neighborhood, to provide options for households of all types (singles, families, retirees, etc.) and people of all incomes. • Encourage pedestrian -oriented development and attractive and functional streetscapes that make it safe, convenient, and comfortable to walk. • Plan for commercial development in defined commercial nodes, including small-scale neighborhood commercial centers. • Support preservation of valuable farmland, open space, and environmentally sensitive areas. • Ensure that future parks have visibility and access from the street. • Discourage parks that are surrounded by private property; encourage development of parks with single -loaded street access. August 19, 2021 Page 5 Similarly, many existing goals of the South District Plan align with the proposed amendment: • Preserve environmentally sensitive features and ensure long-term stewardship for the benefit of the neighborhood and the community. • Consider opportunities for small neighborhood commercial or mixed use nodes at key intersections ... and encourage quality design and construction that enhances adjacent residential or public open space areas. • As residential development extends south toward the school, ensure multiple safe and logical walking routes to the school, including well -marked crosswalks for schools. New goals and objectives are proposed to be added as part of the amendment to clarify how form -based standards further implement the intent of the South District Plan. Other proposed changes to the plan are relatively minor or simply provide context as to why and how the City should implement a form -based code. In addition to being compatible with the IC2030 Comprehensive Plan and South District Plan, the proposed amendment aligns well with other more recent policy efforts of the City, including the City Council's Strategic Plan, the Climate Action and Adaptation Plan, and the City's Black Lives Matter & Systemic Racism Resolution. As other District Plans are updated in the future, incorporating these elements is essential to ensuring consistency in all City documents. Public Comment Staff received several comments regarding the proposed Comprehensive Plan Amendment, especially as it relates to the future land use maps. Written comments received are in Attachment 3. In summary, staff has received the following comments: • Concern expressed from the Sandhill Estates HOA included: o Lack of transition between the existing neighborhood along McCollister Court and new development on the future land use map (specifically requesting T3 land uses by the existing neighborhood before transitioning to T4 land uses). o Impacts on education o Access to emergency services • Members of the South District Neighborhood Association's Leadership Group noted that they would like to see more indoor recreation space in the South District. • Steve Gordon and Aleda Feuerbach requested to remove their property south of Lehman Avenue from the planning area. A summary of stakeholder input and staff responses can be found in Attachment 2. Staff Recommendation Staff recommends approval of CPA21-0001, a proposed amendment to the South District Plan to facilitate development that follows form -based principles in the South District of Iowa City. Attachments 1. Proposed Changes to the South District Plan 2. Staff Summary of Stakeholder Input on Public Review Drafts 3. Stakeholder Comments Received as of August 12, 2021 Approved by: • sl+, Danielle Sitzman, AICP, Development Services Coordinator Department of Neighborhood and Development Services c CLM w 0 0 Ln 4 ei N 00 N N X X X W X COX Oo uW O 0 z Lu a Q O 0 Q a � � a �IIIIII! �� z IIII II m� Z ii a '9 .F E gg B4 6 a C i o F F F _m m Y W. C ppN q y CV i iQ no�� OC6�Y O n�aC $.�3 RjO VaNy Ski _m Sm�, � o EEom mp$ rvr a EoSt Oa Ti E m mu mu� a �= ara` � d � `om 'b a•E �,�O ca, a �aae d.� €A i �0 0 s_ c] cnPm c E n� 5 vm w yis mE� m °fcE E m m m a � c Smm 3 WU'O 7m mVymo L pip .p OC P m m8 x�x c> oc'pp UE .m 5a oc }c_ m mmm 1wJ mD�' oCoa mCy�n�$V� 0�� G� b �myI z Oea m F U' O E i a`m 4 a„�m !ouE $ o-.inmm 5� gn cv°�a c waag''-9 4�1'`-' JO xf ¢0 Eli] V�m�p ae U. o y L @pE z z iirr o45 82- v cSWio zWfaO 4-4�Cf. 0p>o>tODi�2Quu UF�^: °nWi a oacc.em9^�mm o K. 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N` N a O Y .Z"' N 'E N 'v d o o. E E E o E t$ i c y N N N C L E C D> N n C C C y$ O l0 N J N N `m U m m U E? c L° O w a d a E Kirk Lehmann From: Cheryl Cruise <cherylcruise@aol.com> Sent: Saturday, July 10, 2021 11:50 AM To: Anne Russett; Kirk Lehmann Cc: mhensch@johnsoncountyiowa.gov Subject: Input regarding draft form based code Attachments: We sent you safe versions of your files; Inclusionary_Housing_US_v1_O.pdf; ATT00001.txt RISK Mimecast Attachment Protection has deemed this file to be safe, but always exercise caution when opening files. Staff, The affordable housing plan in the new draft is worth comment. It is unlikely to result in new affordable housing in part because it is voluntary but more because of setting the rent ceiling at Fair Market Rent (which is 40-45%AMI level) instead of 30% of a selected AMI. You will see in the attached article that in 1,019 affordable housing plans in the country NO ONE USES FAIR MARKET RENT for rent ceilings. 87% of plans use 51%-80%AMI income AND rent limits. 2% use 50%AMI income and rent limit. All others plans are higher than 80%AMI. The majority use a mixed income approach such as 25%of affordable units at 50%AMI and 75%at 80%AMI. HUD has issued tables for 30%, 40%, 50%, 60%, 80% AMI paying 30% of income for as long as LIHTCs have existed though the math is easy to calculate. The new draft plan continues the dichotomy of private developers using FMR and LIHTCs using 60%AMI paying 30% of income even though the latter are highly subsidized. Using FMR for new construction would cause rental housing owners to lose hundreds of dollars a month in addition to all the expenses for every affordable unit produced. Agreeing to lose money for 20 years seems unlikely. The added density allowed would all go to money losing units. Less parking would not be much incentive in out lying areas that are likely to need a car. Inclusionary housing plans work in high growth areas where incentives and density bonus will allow market rate units to cover the cost of the affordable units. Otherwise it will not pencil out and will not be built. (Note we are not in a high growth area now, in fact we lost population from 2019 to 2020.) The objective of inclusionary housing is to provide for low -moderate income households at 60% AMI-100% AMI who do not qualify for Federal programs. Very low and extremely low income require a public subsidy. Fair Market Rent should only be used for Housing Choice Vouchers, CDBG, and HOME projects. It is volatile as adjusted annually because it is based on the 40th percentile of a tiny number of survey takers who are renting a 2 bedroom unit and moved recently. Median income is not as volatile. Best regards, Cheryl Cruise Iowa City IA https://groundedsolutions.org/sites/default/files/2021-01/Inclusionary Housing US v1 O.pdf Kirk Lehmann From: Sent: To: Cc: Subject: RISK Anne and Kirk, Kelcey Patrick -Ferree <kelcey.patrickferree@gmail.com> Thursday, July 15, 2021 12:08 PM AJ Anne Russett; Kirk Lehmann; Megan Alter; Jessica Bovey; Elinor Levin; Eric Harris; Tatiana Washington; South District Re: Revised Draft Form -Based Code Available for Public Review I'm starting to look through this, but the odds of me finding time for 140 pages of highly detailed information are low. The map on the first page has no key, so I can't tell what the plan is quickly and easily. I am glad that this level of thought and detail is available, but find it nearly impossible to wade through in a helpful or timely fashion. Is there a better high level summary available? Preliminary feedback: One thing I was able to figure out from the newspaper: Part of the plan is to build a "main street" district on the circle on Sycamore north of Alexander Elementary. I am concerned with the idea of elementary school children having no option but to walk through a commercial district, even a small one, on their way home from school. If it's ice cream and dry goods shops, that's one thing. If it's more liquor stores (which seem to be proliferating at an alarming rate in our area), that's quite another. I see on p. 82 that the uses of "Main street" areas are unrestricted. So that's a big concern for me. I'd also like to know what traffic calming measures along Sycamore are built into this plan. People speed there, even (and if they're late, especially) on their way to drop off kids at the elementary school. This plan appears to add housing on the far side of Sycamore, and depending on what ICCSD does, that could mean more children having to cross Sycamore to get to school. TLDR: I want the plan to consider safety issues for Alexander Elementary children walking or biking to and from school. Warm regards, Kelcey And biannual time changes must be abolished. #LockTheClock Kirk Lehmann From: Sent: To: Cc: Subject: RISK Anne and Kirk, Kelcey Patrick -Ferree <kelcey.patrickferree@gmail.com> Thursday, July 15, 2021 12:08 PM AJ Anne Russett; Kirk Lehmann; Megan Alter; Jessica Bovey; Elinor Levin; Eric Harris; Tatiana Washington; South District Re: Revised Draft Form -Based Code Available for Public Review I'm starting to look through this, but the odds of me finding time for 140 pages of highly detailed information are low. The map on the first page has no key, so I can't tell what the plan is quickly and easily. I am glad that this level of thought and detail is available, but find it nearly impossible to wade through in a helpful or timely fashion. Is there a better high level summary available? Preliminary feedback: One thing I was able to figure out from the newspaper: Part of the plan is to build a "main street" district on the circle on Sycamore north of Alexander Elementary. I am concerned with the idea of elementary school children having no option but to walk through a commercial district, even a small one, on their way home from school. If it's ice cream and dry goods shops, that's one thing. If it's more liquor stores (which seem to be proliferating at an alarming rate in our area), that's quite another. I see on p. 82 that the uses of "Main street" areas are unrestricted. So that's a big concern for me. I'd also like to know what traffic calming measures along Sycamore are built into this plan. People speed there, even (and if they're late, especially) on their way to drop off kids at the elementary school. This plan appears to add housing on the far side of Sycamore, and depending on what ICCSD does, that could mean more children having to cross Sycamore to get to school. TLDR: I want the plan to consider safety issues for Alexander Elementary children walking or biking to and from school. Warm regards, Kelcey And biannual time changes must be abolished. #LockTheClock From: Sandhill Estates To: Anne Russett Subject: South District Plan - Letter of Concerns Date: Wednesday, July 28, 2021 11:30:16 PM Attachments: We sent You safe versions of your files.msa sandhi I I -estates -south -district -plan -concerns. pdf RISK Mimecast Attachment Protection has deemed this file to be safe, but always exercise caution when opening files. Hi Anne, Attached you will find a document highlighting some concerns our Home Owners Association and residents share regarding the South District Plan. We request you please include the attachment in the packet provided to Planning and Zoning Commission members in advance of the August 5th meeting. The attachment contains a letter of concern drafted by HOA members, signatures of support from our neighborhood residents, and maps highlighting (in yellow) those households where signatures were obtained. We look forward to learning more about the South District Plan and to our discussion with you on August 3rd. Sincerely, Robert Domsic Director -at -Large Sandhill Estates Homeowners Association Sandhill Estates Homeowners Association Iowa City, IA sandhi ll.estates.igQomail. com July 22, 2021 Dear Members of the Planning and Zoning Commission: We are writing on behalf of the residents of the Sandhill Estates Neighborhood and would like to express our concerns regarding the proposed changes in the South District Plan. While there are many positive aspects of the South District Plan we believe the plan will be stronger if the following concerns are addressed. Concern #1 - A lack of transition to the existing neighborhood (McCollister Ct) The triangular plot of land immediately South of McCollister Court, East of Gilbert Street, and North of McCollister Boulevard lacks an area of housing transition between the existing neighborhood and the proposed zoning in the South District Plan. We ask the City to revise the South District Plan to include T3 - Neighborhood Edge and T3 - Neighborhood General zoning in this area before the higher density T4 zones are reached. We believe there is precedent for this change. Currently, the South District Plan defines an area of transition consisting of T3 - Neighborhood Edge and T3 - Neighborhood General housing zoning located immediately South of Langenberg Avenue (see fig. 1). Since a significant portion of Langenberg Avenue is part of our Homeowners Association, we feel the neighborhood would have better continuity if a similar zone of transition were adopted on the triangular plot of land. A zone of transition at this site would ease any visual juxtaposition resulting from the architectural changes contained in the South District Plan. � J `Y�►i �`i1�t � � l;j R t ..J � n Fig. 1.PI ied FUUAe Lg UWNIWVOm%6S Or cl Gig,depkMj me gAeoManseon 4 JNE AIMO.1S Ih ams& pvrea Sankof W4 KoWr eve, �GWWW1 aA TONS S TAW Our concerns regarding this plot of land are not new. Members of our neighborhood have attended and expressed our concerns at Planning and Zoning meetings and City Council meetings dating back to 2017. In 2017 a local developer submitted a design proposal (see fig. 2) for the development of this land -- using nearly identical plotting, road and zoning maps from the currently proposed South District Plan. When development of the triangular plot of land came to vote. the Planning and Zoning Commission and the City Council both rejected the proposed development. Transcriptions from the meetings in 2017 note the City Council members expressed desire to modify the plans to account for better transition between the w �j : IIp.11011 Myn Pew n�"• Nf1ft"PY.""lop current housing and any new development. The current South District Plan does not address any of these historical recommendations. We believe the precedent from the area South of Langenberg, the resulting vote in 2017, and the City's public record reaffirm the triangular plot of land should be revised to include T3 - Neighborhood Edge and T3 - Neighborhood General zoning as a transition layer before the T4 zones are reached at McCollister Boulevard. Concern #2 - Design sites being administratively changed after approval Historically, the City has been a proponent of developers communicating with and getting buy -in from adjacent neighborhoods when new development plans are proposed. These discussions can be very beneficial for both parties. However, the announcement that design sites can be administratively adjusted at the subdivision level after approval raises concern. This applies not only to our neighborhood, but any future neighborhood that may be impacted by such adjustments. Our concern is once agreements are set (formally or informally) between a developer and an adjacent neighborhood, administrative adjustments without notice may violate expectations and create tensions between the two parties. We understand the desire to make processing adjustments easier. However, we feel this could be used as a mechanism to create a false pretense by a disingenuous developer. Concern #3 - The impact on education The South District Plan projects there will be approximately 4,000 - 8,000 dwelling units resulting from this plan. A member of our Board contacted Anne Russett who reaffirmed these numbers, but did not include an estimated population when asked. From the number of dwelling units, we believe it is reasonable to assume the estimated population would be in the ballpark of-10,000 - 20,000 people. Alexander Elementary School has been near capacity since 2017. An influx of a population this size would almost certainly strain the schools resources. How does the City plan to address the impact the South District expansion will have on our schools? Concern #4 - The reduction in required parking 4,000 - 8,000 dwelling units will bring about a sizable population. Commercial spaces and restaurants will likely attract visitors from all over Iowa City, not just surrounding neighborhoods. The reduction in required parking is an unwise decision and will lead to greater street congestion, potentially jeopardizing the safety and well-being of the neighborhood's residents. The adoption of electric vehicles has increased drastically in the last few years. Sales models predict electric vehicle sales will continue to climb at an annual rate of 29% over the next ten years'. These numbers are substantial and should be considered. The plan currently does not indicate any locations where electric vehicles may be charged. Furthermore, problems may arise if an inadequate number of parking spaces are available per dwelling unit. Since Battery Electric Vehicles (BEVs) require a tether to charge, the long term expectation of street parking may not be sufficient. Future populations will likely prefer to charge vehicles at their dwelling. Concern #5 - Access to Emergency Services The population resulting from the South District Plan (and including adjacent plans) will be sizable -- likely far greater than the 10,000 - 20,000 mentioned above. We have noticed the South District Plan fails to mention, include, or address in writing, or on a map, the location(s) or expansion of any potential emergency services. We want to make sure these services are adequately accounted for in the South District Plan. How does the City plan to address these concerns? Furthermore, we believe a medical clinic! urgent care facility would be a good addition to this area, helping reduce the burden on our local Hospitals and Emergency Rooms. Does the city plan to incentivise the development of such a resource? Not having a plan to address these needs for a population of this size could have considerable effects on the health and safety of our neighborhoods. The South District Plan is an ambitious undertaking; the result of countless hours of work by city officials, staff and consultancies. We appreciate this effort and share many of the same goals as the City in maintaining Iowa City as the finest place to live in the State. ' See Electric Vehicles: Setting a Course for 2030 - Deloitte Insights -Accessed July 22, 2021 https:llwww2. deloitte. comlusten! nsights/focus/future-of-mobility/electric-vehicle-trends-2030. htm I Sincerely, The Sandhill Estates Homeowners Association Directors Alex Hachtman President Joleah Shaw Director Amanda Shoemaker Director Emily Berkhoudt Director Robert Domsic Director Signatures Al A� I `` ♦ �'�ili `fit • i V I .� rrzj.�rv� ._ ._ . , MAM Sfoo KccDWSirr 0-. m cGu i , ._� ■ l IN rs , VM 71 [Of *S;v / Y l it!lo' 'pITCv)y� IM IM&-m _. r 07-MmLS rgLL/a_ .L�. � lL M'd I �a •��_ �� _ •�r� 1 S► ..rrrr 1 _ i Pow zSV A r m sL D }� - a� ti1�rl 1 rms�ro r TC, a s r �` f ✓ �r 733-k— �l �3�3 �-I�coU;Srte� Cf. Signatures Name Address 883 N1 s r p� �n OVA �• it Rl�.,..• 7 1 �7 1� 1 Nv 4 A Gi