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HomeMy WebLinkAbout12-21-2022 Planning & Zoning CommissionPLANNING AND ZONING COMMISSION Wednesday, December 21, 2022 Formal Meeting — 6:00 PM Emma Harvat Hall Iowa City City Hall 410 E. Washington Street Agenda: 1. Call to Order 2. Roll Call 3. Public Discussion of Any Item Not on the Agenda Development Items 4. Case No. REZ22-0012 Location: East of Camp Cardinal Road and north of Gathering Place Lane An application for a rezoning of approximately 31.2 acres of land from Interim Development Single -Family Residential (ID-RS) and Low Density Single -Family Residential with a Planned Development Overlay (OPD/RS-5) to Medium Density Single -Family Residential with a Planned Development Overlay (OPD/RS-8). 5. Case No. REZ22-0015 Location: North of W. Benton Street and west of Orchard Street An application for a rezoning of approximately 3.52 acres of land from Low Density Single - Family Residential with a Planned Development Overlay (OPD/RS-5) and Riverfront Crossing - Orchard (RFC-O) to Riverfront Crossing - Orchard (RFC-O). 6. Case No. VAC22-0002 Location: Northwest corner of S. Riverside Dr. and the Iowa Interstate Railroad An application for a vacation of approximately 266 square feet of public right-of-way to increase the developable area for the proposed redevelopment at the southwest corner of Myrtle Avenue and S. Riverside Drive. 7. Planning and 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 arussettC@.iowa-citv.orq. Early requests are strongly encouraged to allow sufficient time to meet your access needs. Upcoming Planning & Zoning Commission Meetings Formal: January 4 / January 18 / February 1 Informal: Scheduled as needed. STAFF REPORT To: Planning and Zoning Commission Item: REZ22-0012 Western Home GPD of Iowa City GENERAL INFORMATION: Prepared by: Kirk Lehmann, Associate Planner Date: December 21, 2022 Applicant/Owner: Pat O'Leary Western Home Independent Living Services, Inc. 5703 Caraway Lane Cedar Falls, IA 52246 Contact Person: Michael Welch Welch Design and Development michael@welchdesigndevelopment.com Requested Action: Rezoning from Interim Development Single -Family Residential (ID-RS) and Low Density Single -Family Residential with a Planned Development Overlay (OPD/RS-5) to Medium Density Single -Family Residential with a Planned Development Overlay (OPD/RS-8). Purpose: Construction of a senior living community with 35 single-family homes, 8 duplex units, 38 multi -family units, 20 townhome-style units, and 1 assisted living building with 32 beds Location: Location Map: East of Camp Cardinal Road and north of Gathering Place Lane Size: 31.2 Acres Existing Land Use; Zoning: Surrounding Land Use; Zoning: Comprehensive Plan: District Plan: Neighborhood Open Space District: Public Meeting Notification: File Date: 45 Day Limitation Period: BACKGROUND INFORMATION: UndevelopedNacant Open Space; Interim Development Single -Family Residential (ID-RS) and Low Density Single -Family Residential with a Planned Development Overlay (OPD/RS-5) North: Residential; Low Density Single -Family Residential with a Planned Development Overlay (OPD/RS-5) South: Residential & Institutional; Low Density Single -Family Residential with a Planned Development Overlay (OPD/RS-5) and Low Density Multi -Family (RM-12) East: Residential; Rural Residential with a Planned Development Overlay (OPD/RR-1) West: UndevelopedNacant Open Space; Low Density Multi -Family with a Planned Development Overlay (OPD/RM-12) Residential, 2-8 Dwelling Units Per Acre None NW1 Property owners and occupants within 500' of the property received notification of the Planning and Zoning Commission public meeting. A rezoning sign was posted onsite at Gathering Place Lane. October 12, 2022 The applicant waived the 45-day review period. The applicant, Western Home Independent Living Services, is requesting approval for the rezoning of 31.2 acres from Interim Development Single -Family Residential (ID-RS) and Low Density Single - Family Residential with a Planned Development Overlay (OPD/RS-5) to Medium Density Single - Family Residential with a Planned Development Overlay (OPD/RS-8) for land located east of Camp Cardinal Road and north of Gathering Place Lane. The Preliminary Planned Development Overlay and Sensitive Areas Development Plan is provided in Attachment 3. The proposed development would allow for the construction of a senior living community with 35 single-family homes, 8 duplex units, 38 multi -family units, 20 townhome-style multi -family units, and an assisted living building with 32 beds. Elevations are provided in Attachment 4. The plan proposes improving Camp Cardinal Road to City standards and extending Deer Creek Road to Gathering Place Lane. This block would contain the 32-bed assisted living building and 20 townhome-style units with a shared alley and parking. From the intersection of Deer Creek Road and Gathering Place Lane, the plan proposes to further extend Gathering Place Lane through the subject property in an arc to the east, terminating at a temporary turnaround on the north side of the St. Andrews Presbyterian Church property to the southeast. The multifamily buildings (which include 38 multi -family units, a clubhouse, and neighborhood commercial uses) are on the west side of this extension of Gathering Place Lane. Two cul-de-sacs and a loop street are shown north of the extension with 8 duplex units at some corners and the remainder consisting of single-family homes. Additional single-family homes and a stormwater retention basin are shown south of the extension. The site contains regulated sensitive features including slopes, woodlands, a stream corridor, and wetlands. The Preliminary Sensitive Areas Development Plan (SADP) proposes reducing wetland buffers, which requires a Level II Sensitive Areas Review. In a Level II Sensitive Areas Review, the SADP is evaluated as a planned development that must comply with the applicable approval criteria set forth in Article 14-3A "Planned Development Overlay Zone (OPD)" of the Iowa City Zoning Code. Good Neighbor Policy: The surrounding property owners were notified of the proposed rezoning. A Good Neighbor meeting was held at St. Andrews Presbyterian Church on August 25, 2022. A summary of the meeting is included in Attachment 5. ANALYSIS: Current Zoning: The northern portion of the subject property (approximately 27 acres) is zoned Interim Development Single -Family Residential (ID-RS). This zone is intended for areas of managed growth in which agricultural and other nonurban land uses may continue until the City is able to provide services and urban development can occur. The interim development zone is the default district to which all undeveloped areas should be classified until City services are provided. The southern portion (approximately 4 acres) is zoned Low Density Single -Family Residential with a Planned Development Overlay (OPD/RS-5). This zone is primarily intended to provide housing opportunities for individual households and to create, maintain, and promote livable neighborhoods. The code allows some flexibility of dwelling types to provide housing opportunities for a variety of household types and some nonresidential uses that contribute to the livability of residential neighborhoods, such as parks, schools, religious institutions, and daycare facilities. However, nonresidential uses should be planned and designed to be compatible with the character, scale, and pattern of the residential development. The OPD overlay permits flexibility in the use and design of structures and land in situations where conventional development may be inappropriate and where modification to requirements of the underlying zone will not be contrary to the intent and purpose of the Zoning Code, inconsistent with the comprehensive plan, or harmful to the surrounding neighborhood. Proposed Zoning: The applicant is requesting to rezone the area (31.2 acres) to Medium Density Single -Family with a Planned Development Overlay (OPD/RS-S). The purpose of this zone is primarily to provide for the development of small lot single-family dwellings. Due to impacts to the sensitive areas, an OPD is required, which also allows for a mixture of uses, provided that additional criteria in section 14-3A-4 and 14-3A-5 of the Code are met. The OPD also allows the applicant to request waivers for certain zoning standards. In this case, a mix of single-family, duplex, and multi -family residential uses, in addition to commercial uses, are proposed which requires careful attention to site and building design to ensure compatibility with the character, scale, and pattern of the residential development. The applicant is also requesting a rear setback reduction on the north property line for one single-family home, a front setback reduction for several homes around the bulbs of Camille Court and Clara Court, a front setback reduction for a few townhome units, an on -site parking reduction for the neighborhood commercial use, and a height increase for the multi -family and mixed use buildings. These are discussed in detail below. General Planned Development Approval Criteria: Applications for Planned Development rezonings are reviewed for compliance with the following standards according to Article 14-3A of the Iowa City Zoning Code. The density and design of the Planned Development will be compatible with and/or complementary to adjacent development in terms of land use, building mass and scale, relative amount of open space, traffic circulation and general layout. Density: The applicant is requesting to rezone to OPD/RS-8, which allows for a density of 8 dwelling units per net acre of land area (total land minus street rights -of -way). The proposed 35 single-family homes, 8 duplex units, 38 condominium -style units, and 20 townhome-style units add up to 101 total units across the 27.02 acres of net site area, which equals 3.7 dwelling units per acre. A building with 32 assisted group living beds is also proposed but does not count towards the density requirement. Overall, the proposed plan complies with the planned development density requirements for an RS-8 base zone. Land Uses Proposed: The applicant is proposing a mix of single-family, duplex, townhome, multi- family, and assisted living residential structures on three shared lots, in addition to a small neighborhood commercial use. The proposed development is intended to be a senior living community. Based on the onsite parking provided for the multi -family and mixed use buildings, these must be occupied as elder apartments unless additional onsite parking is provided. However, other housing types may be occupied by non -seniors if the intent changes in the future. Surrounding zones include Rural Residential (RR-1) to the east, Low Density Single -Family Residential (RS-5) to the north and southeast, and Low Density Multi -Family Residential (RM- 12) to the south and west. Most surrounding properties also have Planned Development Overlays (OPDs), largely due to sensitive features. Surrounding land uses include single-family homes to the north and east, St. Andrew's Church to the southeast, and multi -family condominiums to the south. The property to the west is undeveloped but was rezoned in October 2022 to allow duplex, townhome, and multi -family units. The proposed mix of housing types complements existing homes nearby and future development plans. Mass. Scale. and General Layout: Due to potential impacts to sensitive areas, the layout is more compact than a conventional development in a single-family residential zone. The proposed assisted group living, townhome, multi -family, and small-scale commercial uses are on the west/southwest side of the property. This is near other more intense uses including St. Andrew's Church, the Cardinal Villas Condominiums, and proposed uses such as the Camp Cardinal Event Center to the southwest and Cardinal Heights subdivision to the west with a proposed mix of duplex, townhome, and multi -family buildings. The higher intensity uses on the subject property have the best access to major streets, though they are also near an existing single- family home at 608 Camp Cardinal Boulevard. That home is zoned interim development however, so redevelopment may occur in the future. The proposed development transitions to less intense uses to the north and east with predominantly single-family homes along Gathering Place Lane and Camille Court, Clara Court, and Timothy Court, with duplexes on some corner lots. Overall, the layout maintains an appropriate transition to surrounding neighborhoods. Elevations for all proposed uses are available in Attachment 4. Single-family and duplex units are all one story (some with walk -out basements), The assisted group living building is two stories, the townhomes are three stories, and the multi -family and mixed use buildings are three - and -a -half stories. Buildings in this zone cannot typically exceed 35 feet in height and their footprints must comply with lot coverage standards. However, the applicant has requested an increase in height limits for the multi -family and mixed use buildings which would allow them to be approximately 45 feet tall. The elevations demonstrate that off-street parking does not dominate the streetscape. For single-family and duplex units, garages are recessed behind the facade of the dwellings in a manner that allows the residential portion to predominate along the street. Parking areas for the townhomes and assisted group living uses are accessed via a shared alley. Parking areas for the multi -family and mixed use buildings are underground, with limited surface parking. Standards relating to mass, scale, and layout will be reviewed at the site plan and building permitting stages to ensure full compliance with these requirements. Lighting for the any development must follow standards that minimize glare and light trespass for nearby properties. Illumination cannot exceed 0.5 initial horizontal foot-candles and 2.0 initial maximum foot-candles at any property line adjacent to or across the street from a residential zone, in addition to standards related to height and shielding. The development must also meet low illumination district standards which require the maximum total outdoor light output for the development to be less than 50,000 initial lumens per acre. Downcast streetlights are anticipated at every intersection and at every dead-end or cul-de-sac to enhance intersection identification and safety. A lighting plan will be reviewed during site plan. Open Space: The proposed development must comply with the private open space standards outlined in section 14-2A-4E of the Zoning Code. The east multi -family building with 22 units requires 550 square feet of private usable open space (10 SF per bedroom), while the west multi -family building with 16 units requires 400 square feet and the assisted group living and townhome buildings require a combined 920 square feet. In addition, single-family and duplex units require a minimum open space square footage of 500 and 300 per dwelling, respectively. All uses on the plan are shown with adequate private open space, and much of the remaining area is left as open space to retain stormwater and protect sensitive features. Traffic Circulation: Initially, the proposed development will only have access off Camp Cardinal Boulevard through the extension of Camp Cardinal Road. This access point is built to collector standards from Camp Cardinal Boulevard to Gathering Place Lane, at which point Gathering Place Lane to the proposed Deer Creek Road extension is built to collector standards. Secondary access to the site is anticipated following the extension of Deer Creek Road from Camp Cardinal Boulevard to the west as part of the Cardinal Heights subdivision. Section 15- 3-2K of the Subdivision Code allows the City to request an applicant contribute 50 percent of the cost of bringing a segment of street abutting a property to City standards. Staff recommends as a condition of the rezoning that the owner contribute 50 percent of the cost of upgrading Camp Cardinal Road to City standards prior to issuance of building permit, including the cost of building the traffic circle at the intersection of Deer Creek Road and Camp Cardinal Road which will serve as a traffic calming device. Access to the northern portion of the site will be along Gathering Place Lane from its intersection with Deer Creek Road. This northern area will only have a single point of access for the foreseeable future due to sensitive areas and existing neighborhood layouts. Specifically, connecting to other existing neighborhoods is not possible due to their street layout to the east and north, which incorporates loop streets with no potential areas for connection. However, the Gathering Place Lane extension is stubbed out on the eastern portion of the St. Andrew's property with a temporary turnaround to allow future connectivity should that area develop. 2. The development will not overburden existing streets and utilities. The property can be serviced by both sanitary sewer and water. However, water service must be looped from the termination of Gathering Place Lane extension to reduce issues associated with water stagnation and increase firefighting capacity. This may require off -site service through the St. Andrew's property, though the final route will be identified prior to approval of a final plat in compliance with City requirements. Access to the site will be provided through the extensions of Camp Cardinal Road, Gathering Place Lane, and Deer Creek Road (which will provide secondary access when the proposed Cardinal Heights subdivision is developed to the west). If Cardinal Heights develops, the southern portion of the property would have two points of access but the remainder would still only have one point of access. For the full development to have secondary access, additional development would need to occur on the eastern portion of the St. Andrew's property. The proposed development is expected to have 309 daily trips at Deer Creek Road and Gathering Place Lane, which is less than the 500 vehicle trips that would cause it to become overburdened. Should Cardinal Heights not develop, the single point of access would be Camp Cardinal Road at Camp Cardinal Boulevard. Because Camp Cardinal Road follows collector street rather than local street standards, the vehicle trip threshold is significantly higher to become overburdened. As a result, staff does not anticipate any problems. A unique feature of the proposed plan is the diagonal on -street parking in front of the multi- family and mixed use buildings. Staff finds this reasonable, given the proposed commercial uses at that location. However, the Public Works Department does not have a practice of maintaining such parking spaces. Therefore, if the applicant constructs such spaces, staff recommends a condition that the owner maintain the diagonal on -street parking spaces, including snow removal. Staff recommends that this obligation be further detailed in an agreement executed at the time a final plat is approved. 3. The development will not adversely affect views, light and air, property values and privacy of neighboring properties any more than would a conventional development. The applicant has requested a setback reduction from 20 feet to 16 feet for one of the single- family homes along the north property line. However, the nearest neighbors to the north of the subject property are separated by a woodland preservation area and stream corridor. Neighbors to the east also have a further separation of more than 30 feet due to an existing pipeline easement. Properties to the west and south are separated by setbacks that are typical in single-family zones. As such, the proposed development will not adversely affect views, light and air, property values and privacy of neighboring properties any more than would a conventional development. 4. The 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 purpose of this Title, and with other building regulations. The applicant is requesting a number of waivers including reduced setbacks, increased building height, a mix of uses, and a modification to the commercial parking requirement. Each variation and its approval criteria are discussed in the following sections, but overall, the proposed development and all requested waivers appear to be in the public interest and in harmony with the purpose of this title. Setback Reductions: The applicant is requesting to reduce the rear setback along the north property line from 20 feet to 16 feet, to reduce the front setback for a few single-family homes on the bulbs of Camille Court and Clara Court from 25 feet to 15 feet, and to reduce the front setback for a few townhomes along Camp Cardinal Road and Gathering Place Lane from 20 feet to 15 feet. To receive a reduction, the applicant must demonstrate that the conditions at 14-3A-4K-la are met, including but not limited to adequate light, air, and privacy; adequate private open space for each dwelling unit; and sufficient area for utilities and street trees. Additionally, front setback reductions for single-family homes must elevate the first floor 30 inches above the grade of the adjacent sidewalk. Because this is a senior housing development, the applicant has requested an exception to this approval criteria pursuant to 14-3A-7 to allow the homes to be zero entry. For an exception to be granted, it must be in harmony with the purpose and intent of Code and Comprehensive Plan; must generally enhance the proposed development and not have an adverse impact on its physical, visual or spatial characteristics; must not result in a configuration of lots or a street system that is impractical or detracts from the appearance of the proposed development; and must not result in danger to public health, safety or welfare by preventing access for emergency vehicles, inhibiting the provision of public services, depriving adjoining properties of adequate light and air, or violating the purposes and intent of the Zoning Code or Comprehensive Plan. For the proposed reductions and requested exception, all relevant criteria appear to be met Building Height: The applicant is requesting an increase in the building height for the multi- family and mixed use buildings from 35 feet to 45 feet to allow a gathering space and rooftop patio on the top stories of both buildings. The maximum building height may be modified pursuant to 14-3A-4K-1 b where the design of the development results in sufficient light and air circulation for each building and adequate, accessible open space for all residents of the development. In addition, at least 35 percent of the net land area in the development must be free of buildings, parking, and vehicular maneuvering areas. Based on the elevations, the additional height is used to accommodate an additional half -story on the top of buildings, which is stepped back to maintain light and air for each building, and the proposed patios add usable outdoor space for residents. In addition, well over 35 percent of the proposed development, including sensitive features and stormwater management facilities, is open space. Consequently, staff believes an increase in building height is warranted. Mix of Uses: The applicant is requesting a mix of land uses and building types that is different from what is typically allowed in a RS-8 zone, including multi -family, assisted group living, and neighborhood commercial uses. To allow additional land uses, the applicant must meet all approval criteria at 14-3A-4C-1. Based on the following analysis, the proposed the mix of uses appears appropriate given the intent of the development and transitions to surrounding areas. Regarding residential uses, a mix of housing types, including single-family, two-family, and multi -family dwellings, is encouraged in all residentially zoned planned developments. The proposed mix for senior housing provides a range of types in such a way that maintains compatibility between uses, and buildings utilize similar architectural elements, scale, massing, and materials. Commercial uses are permitted in residentially zoned planned developments where the property is 2 acres or larger. Such commercial uses should be designed to serve as a focal point of the development, should be designed compatibly with adjacent residential uses, and is encouraged to incorporate open spaces such as town squares. Mixed use buildings with residential and commercial uses are also encouraged. In addition, commercial uses should be of a scale suited to serve residents of the development and adjacent neighborhoods. In this case, the proposed commercial use consists of approximately 2,300 square feet in a mixed use building at the center of the development. The design of the mixed use building matches the rest of the development, and would consist of uses allowed in Neighborhood Commercial zones, such as commercial recreation, eating and drinking establishments, office uses, and personal service- or sales -oriented retail, among others. Because this is not a commercial development, the mixed use building will be evaluated using multi -family site development standards rather than CN-1 site development standards. Staff will ensure the mixed use building complies with all applicable standards during site plan review. Commercial Parking: The applicant is requesting to reduce the minimum off-street parking requirement for the neighborhood commercial use from 9 spaces to 7 spaces. This is allowed where it avoids development on or near regulated sensitive areas pursuant to 14-3A-4E-4. In this case, the off-street parking for the mixed use building is split between a 9-space surface lot and a 20-space underground garage. The required parking for the building is 31 spaces (9 for the commercial use and 22 for senior apartments). The only area where additional parking could be provided is to the north, which is the location of the construction boundary used to protect sensitive areas. Staff believes this parking reduction is warranted because it protects those sensitive features and because the commercial use is also served by diagonal on -street parking that does not count towards this minimum. Compliance with Comprehensive Plan: The Northwest Planning District does not have a district plan, so the proposed development is reviewed using the IC2030 Comprehensive Plan. The Future Land Use Map of IC2030 identifies the subject property as appropriate for residential development at a density of 2-8 dwelling units per acre. The applicant proposes a density of 3.7 dwelling units per net acre which is consistent with the vision in the plan, even when the additional density provided by the assisted living facilities is included. IC2030 encourages a diversity of housing options in all neighborhoods and compact, efficient development that is contiguous and connected to existing neighborhoods. The proposed development implements these goals by focusing on one of the few remaining undeveloped in - fill parcels in Iowa City. In addition, it provides a full range of housing types, including single- family homes, duplexes, townhomes, multi -family units, and assisted group living. The Comprehensive Plan also encourages pedestrian -oriented development and attractive and functional streetscapes that make it safe, convenient, and comfortable to walk. The proposed plan includes sidewalks along all proposed streets and connects into the broader pedestrian network along Deer Creek Road and Camp Cardinal Boulevard. Furthermore, the centrally located clubhouse and commercial uses provide destinations within walking distance of homes. With regards to street connectivity, the proposed development extends streets to create a coherent network for the southern portion of the site, though connectivity on the northern portion of the site is limited due to sensitive areas and existing neighborhood constraints. Specifically, connecting to other existing neighborhoods is not possible due to the layout of neighborhoods to the east and north, and the location of sensitive features on the property justify the use of cul- de-sacs though the plan generally discourages their use. Meanwhile, the proposed stub street to the east maintains the possibility for a future connection should the eastern portion of the St. Andrew's property develop. The proposed layout of the development also helps preserve the property's natural areas which aligns with goals related to protection of sensitive features. Environmentally Sensitive Areas: The subject property contains regulated wetlands, a stream corridor, slopes, and woodlands. The applicant has submitted a Preliminary Sensitive Areas Development Plan as part of the OPD rezoning. Due to the proposed disturbance of the wetland buffers, a Level II Sensitive Areas Review is required. Jurisdictional Wetlands: The subject property contains an existing wetland of approximately 0.04 acres to the northwest (see Attachment 6). No impacts are proposed to the existing wetlands. However, the City's Sensitive Areas Ordinance requires a 100-foot buffer to be maintained between a regulated wetland and any development activity (14-51-6E-1). The Ordinance allows a 50-foot buffer reduction for the wetland according to 14-51-6E-3a of the City Code where applicable standards are met as demonstrated by a wetland specialist. The applicant has requested a 50-foot buffer reduction, and a wetland specialist determined that all standards of 14- 51-6E-3a are met. Staff has reviewed the full wetland report and concurs with the findings. Stream Corridors: The subject property contains the Cardinal Creek stream corridor on the northern portion of the property. The stream corridor requires a 30-foot wide stream corridor (spanning both sides of the stream) and 50-foot wide stream corridor buffer on each side of the stream. The stream corridor is situated far enough away from the proposed construction limits that the stream corridor will not be impacted, so these standards are met. Regulated Slopes: The subject property contains steep, critical, and protected slopes. The impacts to these slopes are outlined in Table 1 on the next page. Approximately 30.7 percent of critical slopes are proposed to be impacted, which is below the 35 percent threshold of critical slopes that may be impacted per the Sensitive Areas Ordinance. Table 1 — Summary of Requlated Slopes Slopes Disturbed Preserved Total Square Feet Percent Square Feet Percent Square Feet Percent Steep 297,918 91.9% 26,336 8.1% 324,254 100.0% Critical 73,523 30.7% 166,274 69.3% 239,797 100.0% Protected 0 0.0% 39,523 100.0% 39,523 100.0% Wooded Areas — The subject property has approximately 6.49 acres of woodlands. The preliminary SADP shows that the development would disturb 1.24 acres (19.1%) of woodlands. An additional 1.87 acres (28.7%) will not be impacted within the 50-foot woodland buffer, but this area does not count towards preserved woodlands. The disturbed woodlands and buffer area total 3.11 acres (47.9%), leaving roughly 3.38 acres (52.1 %) unimpacted. This is above the 50 percent of woodlands required to be retained in the Sensitive Areas Ordinance. Table 2 summarizes these findings. Table 2 — Summary of Woodlands Square Feet Acres Percent Disturbed 54,039 1.24 19.1 % Buffer Area 81,247 1.87 28.7% Preserved 147,338 3.38 52.1 % Total 282,624 6.49 100.0% Archaeological Sites — A Phase I Archaeological Survey was completed by the Office of the State Archaeologist on July 21, 2022. No artifacts or archaeological features were identified in the survey and no further archaeological work is recommended. Neighborhood Open Space: According to section 14-51K of the City code, dedication of public open space or fee in lieu of land dedication is addressed at the time of final platting for residential subdivisions. Based on the 31.2 acres of RS-8 zoning, the developer would be required to dedicate approximately 1.08 acres to the City or pay a fee in -lieu of land dedication. The applicant has requested to pay a fee in -lieu of a public open space dedication, which is estimated at approximately $140,467 based on a recent appraisal. Storm Water Management: The applicant intends to provide stormwater detention in an underslab detention system, to be engineered at the time of the Preliminary Plat. The plan shows a proposed wet stormwater retention basin south of the extension of Gathering Place Lane, and another stormwater retention basin northeast of the intersection of Camp Cardinal Road and Gathering Place Lane. Public Works must approve any stormwater management plan as part of platting process. NEXT STEPS: Upon recommendation from the Planning and Zoning Commission, a public hearing will be scheduled for consideration by the City Council. STAFF RECOMMENDATION: Staff recommends approval of REZ22-0012, a proposal to rezone approximately 31.2 acres of land located east of Camp Cardinal Road and north of Gathering Place Lane from Interim Development Single -Family Residential (ID-RS) and Low Density Single -Family Residential with a Planned Development Overlay (OPD/RS-5) to Medium Density Single -Family Residential with a Planned Development Overlay (OPD/RS-8) subject to the following conditions: 1. Prior to issuance of a building permit, Owner shall contribute 50% of the cost of upgrading 10 Camp Cardinal Road to City standards from Gathering Place Lane to the future extension of Deer Creek Road in accordance with 15-3-2 of the Iowa City Code. This contribution shall include 50% of the cost of construction of the traffic circle at the intersection of Deer Creek Road and Camp Cardinal Road. 2. In the event Owner desires to construct on -street angled parking, at the time of final platting, Owner shall execute an agreement in a form approved by the City Attorney obligating the Owner to maintain such spaces. ATTACHMENTS: 1. Location & Rezoning Maps 2. Rezoning Exhibit 3. Preliminary Planned Development Overlay and Sensitive Areas Development Plan 4. Preliminary Building Elevations 5. Summary Report for Good Neighbor Meeting 6. Wetlands Delineation Map Approved by: U nielle Sitzman, AICP, Development Services Coordina Department of Neighborhood and Development Services 0 U o n o O Da_o� z Q Y m N anl8 IVNIG2R n I I o w I m o \ C Nd- T i � L c W ��CD o0 � 0- I� o o oQ� o AIL m /I I I �..-. :..-..-..-..-.._.. 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O; > §! m 0 0w )§ §§ \§\ §k § § ( \ 0'0 ® ;c§: )_ 5�w G°!� - \ \\}© \��� > \ \ w w § ;j}/ 002k0 e \ ) | \ §�2f ]//7f kkow` :2:); d ) ( 0 wk\\ 2wwo ( k 0 | k kk\) k\k\k ) \ \ } \ \ . -1) .91 f I F• �.ft'.l.£ uj ry Q r` LU N ¢ _ Q J N r Wr F-r >-co ILQ J� )I- 0 LL i bl@wlts Svm co N r ce) Vi r m N 0 m C W m r � � ■ ■ cu qa L a z r Ed co N r co m N 0 m C W m r � � cu qa L a z r Ed rl NA I II II II II II I II II II II II I II II II II II I II II II II II I II I� I II II II II II II II II II I II II II II II - - ti II II II II II II II I.I II i 1 1 7 I 1 I j � r Summary Report for p Good Neighbor Meeting_ CITY OF IOWA CITY Project Name: Gathering Place Developmentproject Location: Gathering Place Ln Meeting Date and Time: August 25, 2022 @ 4:30 - 6:00pm Meeting Location: St Andrews Presbyterian Church Names of Applicant Representatives attending: Michael Welch - Engineer, Sanjay Jani - Architect Kris Hansen, Pat O'Leary - Western Home Names of City Staff Representatives attending: Anne Russett Number of Neighbors Attending: 20 + Sign -In Attached? Yes No X General Comments received regarding project (attach additional sheets if necessary) - The neighbors were generally supportive of the development concept. The neighbors to the north appreciated that much of the wooded areas would not be disturbed, particularly those wooded areas with steeper slopes. The predominance of single-family homes was also well received. They also were pleased that there would be no new roads extending north to their neighborhood through the ravine and waterway. The senior nature and assisted living components were seen as a positive for the neighborhood and community. People liked the variety of building forms proposed for the single-family homes. Concerns expressed regarding project (attach additional sheets if necessary) - The primary concerns expressed were related to additional traffic on Camp Cardinal Boulevard, potential for removal of existing trees and habitat, potential for additional runoff and erosion into the waterway north of the development, potential visual impacts of lights from this development on neighbors to the east, and desire to have a landscape buffer between this development and existing houses to the east. Will there be any changes made to the proposal based on this input? If so, describe: No specific changes to the plan will be made as a result of the meeting; however, additional details will be incorporated into the plans as the project moves through the approval process that will directly address landscaping, lighting, runoff, and erosion control. Staff Representative Comments Wetland Delineation Western Home Independent Living Services Figure A: Wetland Delineation Map of Owl 0 !00 500 300 P00 200 0 400 500 300 P00 200 cae—(100) Ca;-L(l00) �weo��awc�e IIN Y' N plunszgavgou r•cs �\C fwciacw Mu�su9 Dlu:cznavgou vuv �\\Ewr..aew McePUS N a !00 Soo 300 IN jo +/ cowom flo u) � wOanugww[ p 1�^e*VaoUou ysz \\\ Ewsmm[Ms[ry�9 !00 S00 am P00 ".. o pe ,Ql Cw;—(10 V) IwConuiwsu[ O µeezpm000� ysa \\\ Ewnasu[ MaN W J♦7 October 2022 • Page 9 Wetland Mitigation Plan Western Home Independent Living Services Iowa City Sensitive Lands & Features Welch Design & Development Iowa City, Iowa Effective Date: 12/15/2022 Copyright @ 2022 Impact7G, Inc. Prepared By Will Downey, PWS Project Manager (515)473-6256 IMPACT79J 315 West Cherry St., Ste. 4, PO Box 227 North Liberty, IA 52317 515.473.6256 - info@impact7g.com www.impact7g.com Western Home Independent Living Services Contents I. Executive Summary............................................................................................................3 II. Wetlands Delineated........................................................................................................... 3 III. Jurisdiction..........................................................................................................................3 IV. USACE Preferred Mitigation Method.................................................................................. 3 V. Compensatory Mitigation Plan (Iowa City, City Code 14-51-6G)...................................... 3 VI. Buffer Reduction.................................................................................................................3 www.impact7g.com • Page 2 Western Home Independent Living Services I. Executive Summary Impact7G has evaluated the 0.04 acres of emergent wetland within the parcel boundary of the proposed Western Home Independent Living Services Development in Iowa City, Iowa. Based on current site plans (1025 SADP-3 Concept Plan, provided by Welch Design and Development), there are no planned impacts to wetlands delineated within the parcel boundary. II. Wetlands Delineated Impact7G delineated a 0.04 acre emergent wetland, located above an approximately 0.5 acre artificial impoundment. Additionally, a 146 linear feet (LF) section of Cardinal Creek is located within the Investigation Area. III. Jurisdiction Due to the proximity of the floodplain and evidence cited during field wetland delineation a potential direct surface hydrologic connection to Cardinal Creek, the wetland area is assumed to be jurisdictional under Section 404 of the United States Clean Water Act as of this date. IV. USACE Preferred Mitigation Method No planned impacts to jurisdictional waters of the United States. No mitigation required. V. Compensatory Mitigation Plan (Iowa City, City Code 14-51-6G) Under current guidance, this project will not require any mitigation through Section 404 of the Clean Water Act, however, under the permit conditions for a Nationwide Permit #29 for Residential Development — a Pre -Construction Notification (PCN) is required for this regulated activity, including .no impact" developments. A Joint Application for permit should be submitted to both the US Army Corps of Engineers and Iowa Department of Natural Resources and will fulfill the project's PCN requirement. VI. Buffer Reduction The buffer area surrounding the delineated wetland (to the east and south) will need to be reduced by 50 feet to allow placement of the Camille Court cul-de-sac, as this area is already limited in developable space due to two adjacent areas of protected slopes (>40%) and their associated buffers. This area is illustrated on site drawing 1025 SADP-3 Concept Plan, dated 121912022. Iowa City, city code 14-51-6E allows for wetland buffers to be reduced by up to 50 feet at this location because the following conditions are met based on field evaluation by Impact7G staff at the time of wetland delineation: • City Code 14-51-6E-3a www.impact7g.com • Page 3 Western Home Independent Living Services 1. The wetland is less than 5 acres in area - the delineated wetland is 0.04 acres and does not extend beyond project limits. 2. The wetland does not contain species listed by the federal or state government as endangered or threatened, or critical or outstanding natural habitat for those species — the wetland area is dominated by invasive reed canary grass and is not the preferred habitat for listed species' 3. The wetland does not contain diverse plant associations of infrequent occurrence or of regional significance — the wetland area is dominated by invasive reed canary' 4. The wetland is not located within a regulated stream corridor - see USGS Topographic Mapping2 City Code 14-51-6E-3b 2. The wetland likely has periodic standing water in an average year of precipitation and would not qualify for the 75 foot buffer reduction This report has been prepared for the exclusive use of our client, and for specific application to the project discussed. To the best of my knowledge the above statements, attachments, including those labeled and identified as enclosures, and all conclusions are true, accurate, and based on current environmental principles and science. No warranties, either expressed or implied, are intended or made. In the event that changes in the nature, design or location of the project as shown are planned, the conclusions and recommendations contained on this form shall not be considered valid unless Impact7G, Inc. reviews the changes and either verifies or modifies the conclusions of this form in writing. Will Downey, PWS Project Manager LI Impact7G, Inc. sWujsPw5" ' Impact7G, 2022, "Threatened and Endangered Species Preliminary Review: Western Homes Independent Living Services", Section 4.1 Iowa City Sensitive Lands & Features. 2 Impact7G, 2022, "Wetland Delineation: Western Homes Independent Living Services", Figure C. www.impact7g.com • Page 4 STAFF REPORT To: Planning and Zoning Commission Item: REZ22-0015 GENERAL INFORMATION: Applicant: Contact Person: Owner: Requested Action: Purpose: Location: Prepared by: Emani Brinkman, Planning Intern and Anne Russett, Senior Planner Date: December 21, 2022 Zach Feldman Aptitude Development 669 River Drive, Suite 402 Elmwood Park, NJ 07407 zf(a)aptitudere.com Brian Boelk Axiom Consultants, LLC 60 E. Court Street, Unit 3 Iowa City, IA 52240 bboel k(a-)axiom-con. com M&W Properties P.O. Box 5152 Coralville, IA 52241 319-430-5991 Rvanwade 1000(ag ma il.com Rezone from Low Density Single - Family Residential with a Planned Development Overlay (OPD/RS-5) and Riverfront Crossing - Orchard (RFC-O) to Riverfront Crossing - Orchard (RFC-O) Redevelopment of the area to comply with the Riverfront Crossings Form -Based Code. North of W Benton Street and west of Orchard Street/Court Location Map: Size: Existing Land Use and Zoning: Surrounding Land Use and Zoning: Comprehensive Plan: District Plan: Neighborhood Open Space District: Public Meeting Notification: File Date: 3.52 Acres Residential building, Low Density Single -Family Residential with a Planned Development Overlay (OPD/RS-5) and Riverfront Crossing - Orchard Subdistrict (RFC-0) North: RS-8, Medium Density Single -Family Residential Zone RFC-WR, Riverfront Crossings - West Riverfront South RS-8, Medium Density Single -Family Residential Zone East: RS-8, Medium Density Single -Family Residential Zone West: RFC-WR, Riverfront Crossings - West Riverfront Mixed Use Riverfront Crossings Master Plan �MY Properties within 500' of the subject property received notification of the Planning and Zoning Commission public meeting. A rezoning sign was posted on the site on November 19, 2022. November 15, 2022 45 Day Limitation Period: December 30, 2022 BACKGROUND INFORMATION: The applicant, Aptitude Development, has requested a rezoning from Low Density Single -Family Residential with a Planned Development Overlay (RS-5/OPD) and Riverfront Crossing - Orchard (RFC-O) to Riverfront Crossing - Orchard (RFC-O) for 3.52 acres near the intersection of Orchard St and Benton St. The proposed rezoning includes 224, 226, 330, 614, 622, 630, 650, and 652 Orchard Court; 711, 725, 727, 741, and 743 Orchard Street; 204 and 206 W. Benton Street (See Attachment 3). In 2016, the City Council adopted an amendment to the Downtown and Riverfront Crossings Master Plan creating the Orchard District, which included properties along Orchard Street and Orchard Court north of Benton Street. The purpose of the District was to encourage residential redevelopment that would serve as a transition between the higher intensity mixed -use area along S. Riverside Drive and the lower intensity single-family residential neighborhood to the west. After the amendment to the Master Plan, the City Council adopted an amendment to the zoning code to incorporate Orchard District standards into the Riverfront Crossings Form -Based Code. The zoning standards were adopted to ensure that buildings are complementary in mass and scale to the adjacent single-family neighborhood. This zoning code amendment also included the addition of the Orchard District to the Regulating Plan. The properties on Orchard Ct. were zoned as Low Density Single -Family Residential with a Planned Development Overlay (OPD/RS-5) in 1981 (Ordinance No. 81-3038). This was done because of the multi -family units that were proposed on the lot. The multi -family units were used as a buffer for the single-family housing from the commercial uses to the east and the railroad tracts to the north. In 2018, a portion of the subject property was rezoned to RFC-O (REZ18-00019) subject to the following conditions: a. Prior to issuance of a building permit, Owner shall: i. Dedicate 15' of right-of-way along the north side of the Benton St. frontage to the City; ii. Dedicate a 30' wide access easement running in a north -south direction generally along the western 30' of the vacated Orchard Court right-of-way south across the property locally known as 330 Orchard Ct., to the southern property line of 330 Orchard Ct., in a location approved by the City Engineer; iii. Dedicate a 30' wide public access easement over the span of the pedestrian street; iv. Design and obtain approval from the City Forrester of a landscaping plan for the subject property. The landscaping plan shall include, among other plantings, street trees in the Orchard St. right-of-way; and v. Execute an affordable housing agreement to satisfy the affordable housing obligations imposed pursuant to Iowa City Code of Ordinances 14-2G-8 through the provision of on -site owner -occupied dwelling units, on -site rental dwelling units, and/or the payment of a fee in lieu of the remaining dwelling units not provided on - site or as otherwise agreed to between Owner and the City. Prior to issuance of a certificate of occupancy, Owner shall: i. Construct a 6' wide sidewalk along the Benton St. frontage of the subject property in a location approved by the City Engineer; ii. Construct a 5' wide sidewalk along the Orchard St. frontage of the subject property; iii. Construct a pedestrian street as shown in the concept plan; and iv. Install all plantings shown on and required by the approved landscaping plan. The applicant has held two good neighbor meetings (See Attachment 4). The original meeting 4 was held September 28, 2022. The concept presented at the September 281' meeting did not align with the policy direction of the Riverfront Crossings Master Plan or the Riverfront Crossings Form -Based Code; and therefore, could not be developed without amendments to both the plan and the code. Based on feedback from both staff and members of the public, significant changes were made to the concept and rezoning proposal and the applicant held a second good neighbor meeting on November 30, 2022. The revised concept presented during the second good neighbor meeting is included in Attachment 5; however, the proposed rezoning does not require that any future redevelopment of the subject property be consistent with this concept. ANALYSIS: Current Zoning: The property is currently zoned Low Density Single -Family Residential with a Planned Development Overlay (RS-5/OPD) and Riverfront Crossings — Orchard (RFC-O). As was previously mentioned, in 1981 a portion of the site was rezoned to RS-5/OPD to allow for multi -family development. The RS-5 zone is primarily intended for the development of single-family residential although some other uses such as duplexes and daycares are allowed in the zone. The Planned Development Overlay allows flexibility in the use and design of structures and land in situations where conventional development may be inappropriate and where modification to requirements of the underlying zone will not be contrary to the intent and purpose of this title, inconsistent with the comprehensive plan, as amended, or harmful to the surrounding neighborhood. The RFC-0 zone is "Intended for lower intensity residential development in buildings with street - facing entries opening onto pedestrian -friendly streetscapes that provide a transition between higher intensity mixed -use areas along Riverside Drive and low -scale residential neighborhoods to the west." This zone was tailored specifically for an approximately 5-acre area, within which the subject properties are located. The zone also explicitly prohibits commercial and industrial uses in this zone, except in live -work townhouses. Proposed Zoning: The proposed RFC-O zone does not restrict density through limitations on dwelling units per acre, but rather through limitations on maximum building height. Unlike the other RFC zones, the Orchard zone has no bonus height provisions and does not allow building heights to exceed the base maximum of three stories. Multi -family buildings in this subdistrict that are two stories or greater are also required to have a 10' stepback, intended to mitigate the visual impact of larger buildings. If the proposed rezoning is approved, future development will be subject to the Affordable Housing Requirement in place for all Riverfront Crossings zoning designations. This requirement mandates the provision of affordable housing units in the amount of 10 or more percent of all dwelling units in the development. This requirement may also be satisfied through a fee in lieu contribution to an affordable housing fund. The applicant intends to satisfy the affordable housing requirement through a fee in lieu. Although the affordable housing requirement was included as a condition of the 2018 rezoning, staff is not carrying forward that condition as it is a requirement of the zoning code and does not need to be included as a separate condition. Existing Land Uses: The subject property is currently developed with a mix of single-family, duplex, and four-plex units. In total, there are approximately 24 dwelling units within the proposed rezoning area. Rezoning Review Criteria: Staff uses the following two criteria in the review of rezoning: 1. Consistency with the comprehensive plan; 2. Compatibility with the existing neighborhood character. Consistency with the Comprehensive Plan: The Riverfront Crossing Master Plan describes the Orchard Court District as fully developed with duplexes, small multi -family and some single- family dwellings. The plan encourages redevelopment of this area at a higher density while providing a transition between the large-scale development along S. Riverside Drive and the single-family to the west. Development should be restricted to building typologies, such as cottage clusters, townhomes, live -work townhomes and multi -dwelling buildings that are designed and scaled in a manner that is complementary to the rhythm and scale of the single- family neighborhood located to the south and west, where the goal is to preserve the existing housing stock. The Riverfront Crossing Plan also has objectives to improve the design quality of development and create better and more visible street access for the Orchard District. The figure to the right shows an excerpt from the Riverfront Crossing Master Plan that lists the plan objectives, desired development character for the district, and the types of development envisioned for this area. The proposed rezoning would satisfy several of these objectives. It would allow development that would create a transition from larger -scale mixed use and commercial buildings along S. Riverside Dr. to single family housing to the west of the district. Rezoning the property to RFC-O will facilitate the type of redevelopment envisioned for this area in the Downtown and Riverfront Crossings Master Plan. Development in this area would be required to go through the staff Design Review Committee and comply with the Orchard District Summary Master Plan Objectives: r Encourage redevelopment that is complementary in mass and scale to the adjacent single family neighborhood r Create a transition from larger -scale mixed -use and commercial buildings along Riverside Drive to single family r Improve design quality of development r Create better and more visible street access Development Character: Buildings that are articulated and scaled in a manner appropriate for transition from the larger -scale, mixed -use corridor to the adjacent single famity neighborhood Buildings fronting tree -lined streets Parking located away from street frontages with minimal surface parking lots r Use rear or side yard setbacks, upper floor stepbacks, and landscaping to create transitions to single family neighborhood Development Program: r Limited to cottage homes, rowhouses, townhouses, live -work townhouses, and two to three-story multi -dwelling buildings with third Floor stepback. r High level of design in exchange for increased density Riverfront Crossings Form -Based Code, which is the intent of the adopted policy direction for this area. Compatibility with Existing Neighborhood Character: The proposed rezoning is distinct from a typical rezoning in that the impetus for the Orchard zone's creation was to ensure neighborhood compatibility. It was expressly created to provide a transitional buffer between the more intensive development allowed in the Riverfront Crossings — West Riverfront (RFC-WR) zone to the east and the existing Medium Density Single -Family Residential (RS-8) to the west. To ensure neighborhood compatibility the zone restricts height to three stories and requires an increased setback of 30' from adjacent residential uses. In addition, the Regulating Plan (see figure at right) includes a north/south pedestrian street that ensures more than one building, which helps to break up the mass and scale of any redevelopment. Staff is recommending as a condition of the rezoning that a 30' public access easement be dedicated over the s an of the edestrian street The i1111 3i - - 'IIIP�'-.•� t 1l lluulr_.:J_ 1 sla�_u' =_i...' NOR I �i ■ 11� �5 0 P P condition from the 2018 rezoning that a pedestrian street be constructed is not needed since it is required by the Regulating Plan, which is part of Title 14 Zoning. The 2018 rezoning also included conditions related to landscaping. For the proposed rezoning, staff is not recommending any conditions related to landscaping since the Riverfront Crossings Form - Based Code has landscaping requirements, including the planting of street trees. Transportation and Access: When a portion of the subject property was rezoned in 2018, staff requested that the applicant submit a traffic study to evaluate how the proposed development might impact traffic in the area. The study examined two adjacent intersections: Benton St. and Orchard St. and Benton St. and S. Riverside Dr. The analysis indicated that while the S. Riverside Dr. and Benton St. intersection would continue to operate at an acceptable level of service (LOS), the southbound approach of Orchard St. at Benton would operate at an unacceptable LOS E during the AM peak hour and a LOS F during the PM peak hour. The proposed rezoning in 2018, which included a portion of the subject property, was anticipated to create an additional 20-30 peak hour trips during AM and PM peak hours (approximately 7:30 A.M. to 8:30 A.M. and 4:30 P.M. to 5:30 P.M.). The proposed rezoning being considered now would result in substantially more traffic generation. Since the area under consideration would result in additional traffic than previously contemplated, staff recommends a condition that the intersection of Benton St. and Orchard St. be signalized. Signalization may also require intersection improvements, such as turn lanes, as well as dedication of additional right-of-way which is also required by the proposed rezoning condition. There are also other transportation related conditions that staff recommends be carried forward from the previous rezoning. These include the construction of a 6' wide sidewalk along W. Benton Street, the construction of a 5' wide sidewalk along Orchard Street, and the dedication of right-of-way along W. Benton Street and Orchard Street. Lastly, staff is recommending a condition that Orchard Street be reconstructed in a manner approved by the City Engineer. There is one condition related to access from the 2018 rezoning that staff is not recommending as part of this rezoning. Specifically, a condition related to the dedication of a 30' wide north/south access easement along the western edge of the property is no longer needed. This condition was contemplated with the previous rezoning in case an additional access point was needed to address traffic. Instead, staff is recommending signalization. Neighborhood Open Space: According to section 14-5K of the City code, dedication of public open space or fee in lieu of land dedication is addressed at the time of final platting for residential subdivisions. As part of a condition of the rezoning, staff is recommending that the area be re - subdivided through the final plat process due to the required signalization and infrastructure improvements that are needed. During the subdivision process the neighborhood open space requirement will be evaluated. NEXT STEPS: Upon recommendation from the Planning and Zoning Commission, the City Council will hold a public hearing on the proposed rezoning. STAFF RECOMMENDATION: Staff recommends approval of REZ22-0015, a proposal to rezone approximately 3.52 acres of property near the intersection of W. Benton Street and Orchard Street/Court from Low Density Single -Family Residential with a Planned Development Overlay (OPD/RS-5) and Riverfront Crossing - Orchard (RFC-0) to Riverfront Crossing - Orchard (RFC-0), subject to the following conditions: 1. Prior to site plan approval, Owner shall re -subdivide the property through the final plat process. 2. Prior to issuance of a building permit, Owner shall: a. Dedicate a 30' wide public access easement over the span of the pedestrian street. b. Dedicate right-of-way to the City, without compensation, along W. Benton Street and Orchard Street/Court. The area to be dedicated shall be up to 15' depending on the design of the traffic signalization and is subject to approval by the City Engineer. Prior to issuance of a certificate of occupancy, Owner shall: a. Construct a 6' wide sidewalk along the W. Benton Street frontage of the subject property in a location approved by the City Engineer. b. Construct a 5' wide sidewalk along the Orchard Street/Court frontage of the subject property in a location approved by the City Engineer. c. Install traffic signalization at the corner of W. Benton and Orchard Streets, and associated intersection improvements, which may include turn lanes, as approved by the City Engineer. d. Reconstruct Orchard Street/Court in a manner approved by the City Engineer. ATTACHMENTS: 1. Location Map 2. Zoning Map 3. Rezoning Exhibit 4. Summary Report from Good Neighbor Meetings 5. Development Concept Approved by: 'BurrWe Sitzman, AICP, Development Services Coordinator Department of Neighborhood and Development Services m � � m a v v �a aT No 00 Ulf DE DR / 1� .r4 10. A E m L O N d O O O � V1 L•r Y Q o`n,� N L a'GL O M va O •X d C 7 � c m cis a � obn H a) 3 V O O U ❑ � aL+ O O O C C 'a L O v 'O O N m 0.1 y L b O A SM. c ? m C G H d C H O yp y O V7 Co O �N 0 cq C�C Y [l. 0 W v Ki al Li Q L ❑ ar o O O •? H 00 V) to W J z O Z nn 0 u1 N O O O O N II Or N Ln 06 O ro J Z J J z �0 V XQo LLJ >� W U O z ( ^ Z O m u) z O N Z Q z- zwo 0 0 00 V) o � �cr V) w U �z o z N ryoo Q —j O w N o l" i, Q From: Brian Boelk To: Anne Russett; Michael Welch Subject: RE: [External] Orchard & Benton Rezoning Date: Friday, December 16, 2022 7:16:32 AM Attachments: imaae003.ona imaoe004.pna imaae005.ono imaoe006.pno imaae007.ono imaoe008.pna imaae009.ono imaoe010.pna imaae011.ona imaae012.pna loco-charcoalandorance-linear-transparent-email 38c9a8be-ef67-4flf-b5f3-7cbfaec9ab75.ona 079 sm fb d4769f35-474f-4861-a58e-099aa5cfa8d3.pna 079 sm in d806ld26-6el7-45d8-b821-e3b73de5d846.pna 079 sm twitter 73f8f4e9-8864-400f-9100-349a7b839898.pna 079 sm insta b9829f39-ea7b-4ffb-9e4e-dlalld6e4972.pna A ** This email originated outside of the City of Iowa City email system. Please take extra care opening any links or attachments. ** Please see below Anne from the first meeting. Will send you a separate email with comments from second meeting. Good Neighbor Meeting — September 28, 2022 11 attendees Short presentation given and then Open House w/ Q&A Notes from discussion with the Rew Family: • They have lived in this house for 44 years. Their son lives in the house adjacent to the west, and their daughter lives in the house directly adjacent to their son. Thus, the Rew family resides in the three parcels directly adjacent to our project along Benton Street. • Noted that the proposed Fire Lane/Access on the west side would be right next to their existing drive and they would see a lot of cars in and out every day. • Extremely concerned with the size of the building, and in particular the height (3 stories) that will be 65' from their existing house. Noted the concern of those living in the new building being able to look down into/onto their house. • Concerned that it is student living and the number of units proposed. • They asked about patios overlooking that west side and asked whether there would be windows (and how many) overlooking their house. • They asked if the front units facing Benton could be lowered so that only 1 or 2 stories rather than 3. Or, could the building be pushed back further from the ROW (to the north) so more in line with their garage rather than house. I explained to them that there is a maximum setback from the ROW as part of the zoning code so this was not possible. Concerned with losing sunlight into their property and the view they currently have looking down Benton Street. • They are concerned with affordable housing being provided in this building and would rather see the 10% requirement getting taken care of via fee in lieu of. They would rather not see affordable housing next to them. There was a lot of discussion regarding the drainageway (creek). Turns out, the gentleman loves that the creek is in their backyard and is hoping that can remain in some fashion. His wife has been concerned with erosion along the creek for some time now and fine with that waterway moving away from or off property. The husband noted the best situation would be to keep it as close as possible but improve the waterway by stabilizing and controlling erosion. • Many questions as to screening between the proposed building and their yard/house. Also questions on exterior look, but they did like the idea that this would look more like town homes/town houses. Comments from other attendees: • Why one large building? That building is really large. That is too big. • Neighborhood character. Currently older, traditional small-scale houses. They assume new building will have a more modern design appearance and worry about how the two fit (or don't fit) together • Existing "green space' associated with 224, 226, and 230 Orchard Ct is desirable. Micro - neighborhood around those properties. The three buildings to the north can/need to go but the stuff south of those has a feel that fits well in the neighborhood. • Previous rezoning & overall River Front Crossings in Comp Plan protected / buffered the neighborhood by keeping single-family houses along Benton. Transition occurred in back yards. Three story building along Benton will "tower over" the surrounding single-family properties. • The Rews (302 W Benton) felt like the previously approved rezoning was too close and too large but at least the other properties along Benton weren't changing. • Light trespass o Lights from cars entering and exiting building o Light from exterior fixtures around building o Light from windows and decks / balconies on upper floors • Affordable housing o River Front Crossings district incentivizes student housing closer to campus (height bonus if within 1,000 feet) o Miller -Orchard neighborhood seen has a location to reinvest in the existing housing stock rather than replace o Students vs non -student o Displacing existing residents and likely higher rents c Some did NOT want affordable housing as they were concerned with those results in as far as care, look, and those who may live there. • Student housing not seen as a need in this neighborhood or a desirable use • Traffic o There is already a lot of traffic on Benton o Will signals be required? If so, they are really close to Benton / Riverside intersection o What will impacts be to Hudson & Miller Streets? People already use those to cut over to Highway 1. How much worse will this development make it? o Currently appears to be parking shortage because of number of cars ticketed on Orchard Ct • Positive comments The townhouse -style along the southern portion of the building was seen as a positive o Re-aligning/shortening Orchard Ct well received • Eliminating the three buildings (614, 622, 630) seen as OK as it is recognized that those buildings are tired • Several questions on schedule — how soon will this happen? One from a current tenant in one of the rental buildings while othersjust trying to get an idea on how quickly this is hoping to get pushed through. • How would this project be constructed in terms of phasing/staging of equipment and disruption to the neighboring residents? Thanks, BRIAN BOELK PE, CPESC, CPMSM Owner - Principal - Civil Services Manager X IOMCONSU LTANTS CBJ Best of the Corridor 2019-2022 w: axiom-con.com c: 319-400-1056 Boom From: Anne Russett <ARussett@iowa-city.org> Sent: Thursday, December 15, 2022 11:01 AM To: Brian Boelk <bboelk@axiom-con.com>; Michael Welch <Michael@welchdesigndevelopment.com> Subject: RE: [External] Orchard & Benton Rezoning Great. Could you please send me your summaries of the good neighbor meetings? From: Brian Boelk <bboelk(EDaxiom-con.com> Sent: Thursday, December 15, 2022 10:54 AM To: Anne Russett <ARussett(@iowa-city.org>; Michael Welch <Michael(o)welrhdesigndevelooment.com> Subject: RE: Orchard & Benton Rezoning A *' This email originated outside of the City of Iowa City email system. Please take extra care opening any links or attachments. ** Thank you, Anne. We will plan to be in attendance. BRIAN BOELK PE, CPESC, CPMSM Owner - Principal - Civil Services Manager From: Brian Boelk To: Anne Russett; Michael Welch Subject: RE: [External] Orchard & Benton Rezoning Date: Friday, December 16, 2022 7:37:29 AM Attachments: imaae003.ona Imaoe084.pna imaae005.ono imaoe006.ono imaae007.ono imaoe014.ono imaae015.pna imaoe016.ono imaae017.ona imaae018.ono loco-charcoalandorance-linear-transparent-email 38c9a8be-ef67-4flf-b5f3-7cbfaec9ab75.pnc 079 sm fb d4769f35-474f-4861-a58e-099aa5cfa8d3.ona 079 sm in d806ld26-6el7-45d8-b821-e3b73de5d846.pna 079 sm twitter 73f8f4e9-8864-400f-9100-349a7b839898.pna 079 sm insta b9829f39-ea7b-4ffb-9e4e-dlalld6e4972.ona We sent You safe versions of your fles.msa Sian -In Sheet.pdf RISK ** This email originated outside of the City of Iowa City email system. Please take extra care opening any links or attachments. ** Mimecast Attachment Protection has deemed this file to be safe, but always exercise caution when opening files. Please see below Anne from the second meeting. I have attached the sign -in sheet from the second meeting but unfortunately left the the sign -in sheet from the first meeting at the school and it was neverfound. Good Neighbor Meeting— November 30, 2022 Open House w/ Q&A • Many compliments and appreciation for the changes made from original one large building to three smaller buildings. • Residents (specifically the Rew family) very excited that the four parcels to the southeast, included in previous plan, no longer part of project or being purchased by Aptitude. • Everyone seemed to really like the townhouse look based on the elevation provided/shown. • Based on changes in layout and parcels involved, several questioned if the existing drainageway would be impacted or included in improvements in any way. • Requests that lighting be evaluated and focus be made on down lighting and least impacts to neighbors as possible. • Several questions about screening, in particular to the west and south. Would this be vegetation only? Residents would like fencing for purpose of screening visually as well as providing safety/security. • Many still have a concern with traffic as several noted existing issues on Benton Street now. How will these additional units/bed impact traffic? How would a signal work at Benton/Orchard knowing there is a signal very close at Benton/Riverside? Will additional R.O.W. or street width be made or wanted in the future. • We noted that a traffic study has been completed, and further evaluation and design will be required to improve the intersection of Benton and Orchard. This may and most likely will consist of traffic signalization and turn lanes on Benton Street. • There was a question as to how many units are existing within these sites based on single family residential and multi family apartments. What is the comparison between existing number of units and proposed number of units. • Several expressed concerns with parking and asked how much parking is to be provided on site. Their concern being that there is not enough on -site parking so residents will park cars on adjacent streets and impact the surrounding neighborhoods. • Questions on intended schedule for start of construction and leases. • Asked if height still the same and we reiterated that City Code limits these buildings to a maximum of 3 stories/floors above ground. • Though some still would rather not have any development to area at all, they were very complimentary and appreciative of the changes made and the new proposed layout and look. Thanks, BRIAN BOELK PE, CPESC, CPMSM Owner - Principal - Civil Services Manager AXIOMCONSULTANTS CBJ Best of the Corridor 2019-2022 w: axiom-con.com c: 319-400-1056 BRIAN BOELK PE, CPESC, CPMSM Owner - Principal - Civil Services Manager X IOMCONSU LTANTS CBJ Best of the Corridor 2019-2022 w: axiom-con.com c: 319-400-1056 Boom From: Anne Russett <ARussett(o)iowa-city.ore> Sent: Thursday, December 15, 2022 11:01 AM To: Brian Boelk <bboelk(ZDaxiom-con.com>; Michael Welch <M ichael (owelchdesigndevelopment.com> Subject: RE: [External] Orchard & Benton Rezoning Great. Could you please send me your summaries of the good neighbor meetings? From: Brian Boelk <bboelkPaxiom-con.com> Sent: Thursday, December 15, 2022 10:54 AM To: Anne Russett <ARussett(@iowa-city.ore>; Michael Welch I 1 I 1 I I II II I I 1 I I 1 I 1 1\ I I 1 I I I 1 I I I 1 I 1 I 1 1 1 / 1 � 1 I I I I I I I I. I I I l I � I I / IIII }Ij I II 1' II / I I I I i l I I I I I 1 /I lllllli f IIII I% I I � I I �I I / I I I I I I 1 I ' V- i I STAFF REPORT To: Planning and Zoning Commission Item: VAC22-0002 GENERAL INFORMATION: Applicant: Contact Person: Owner: Requested Action: Purpose: Location: Location Map: Size: Existing Land Use and Zoning: Surrounding Land Use and Zoning: Prepared by: Emani Brinkman, Planning Intern and Anne Russett, Senior Planner Date: October 19, 2022 Shawn Hitchcock Scannell Properties shawnh(cDscannel (properties. com Noah Decker & Wade Wamre Shive-Hattery ndeckerc@shive-hatterV.com wwa m re(a)s h ive-h atterv. com City of Iowa City 410 E Washington St. Iowa City, IA 52240 Vacation of the public right-of-way adjacent to Riverside Drive To incorporate area into proposed development Northwest corner of Riverside Drive and Iowa Interstate Railroad right of way 266 Square Feet Riverfront Crossings — West Riverfront (RFC- WR) North Riverfront Crossings — West Riverfront (RFC-WR) South Public (Iowa Railroad) East: Riverfront Crossings — West Riverfront (RFC-WR) Public Meeting Notification: File Date: 45 Day Limitation Period: West: Riverfront Crossings — West Riverfront (RFC-WR) Property owners within 500' of the subject property received notification of the Planning and Zoning Commission public meeting. Vacation signs were posted on the site at Riverside Drive. September 30, 2022 NA BACKGROUND INFORMATION: The applicant, Scannell Properties, submitted a request to vacate approximately 266 square feet of City right-of-way located at the northwest corner of S. Riverside Drive and the Iowa Interstate Railroad. If granted, the vacation would allow for an increase in the developable area of the property at the southwest comer of Myrtle Ave and S. Riverside Drive. The City recently acquired the 266 square feet of land in order to create a pedestrian tunnel under the Iowa Interstate Railroad right-of-way. The project ultimately did not move forward because the Iowa Interstate Railroad had concerns with how the pedestrian tunnel would impact their tracks. The City is still committed to provide a pedestrian connection in this location and is currently working with the Iowa Department of Transportation to make improvements. The plan is to narrow the street to allow for a sidewalk to be placed on the west side of S. Riverside Dr. between the bridge abutment and the curb. This will require narrowing the travel lanes and adding a protected barrier between the new sidewalk and vehicular traffic. ANALYSIS: The following factors are to be considered in evaluating a vacation request: a) Impact on pedestrian and vehicular access and circulation; b) Impact on emergency and utility vehicle access and circulation; c) Impact on access of adjacent private properties; d) Desirability of right-of-way for access or circulation needs; e) Location of utilities and other easements or restrictions on the property; f) Any other relevant factors pertaining to the specific requested vacation. a) Vehicular and pedestrian circulation and access to private property: The right-of-way is mostly paved and previously used to access the now closed commercial uses at 529 and 527 S. Riverside Dr. Access to the properties along the western side of S. Riverside Drive will be maintained with the proposed vacation. The proposed vacation is a relatively small area and access can still be provided to private properties from S. Riverside Dr. The proposed vacation is being requested to increase the buildable area for the proposed student housing development at the southwest corner of Myrtle Ave and S. Riverside Drive. b) Emergency and utility and service access: The right-of-way is not needed to provide public utility services or emergency access to private properties. c) Impact on access of adjacent private properties: Since the City did not construct the planned pedestrian project, this will not affect surrounding properties. The proposed vacation will return property to its previous condition. Specifically, the property was privately held prior to the City purchasing it and the current owners now wish to purchase it back since the City no longer has a need for it. d) Desirability of right of way for access or circulation needs: Staff has determined that there is no need to maintain the right-of-way for access or circulation needs. e) Location of utilities and other easements or restrictions on the property: The right-of-way does not contain any City utilities. Private utilities have been contacted and asked to identify any utilities currently on -site. If the right-of-way is vacated, easements will need to be granted for any utilities that may exist, or alternatively, the utilities will need to be relocated. f) Any other relevant factors pertaining to the specific requested vacation: Staff does not believe there are any other relevant factors pertaining to the specific requested vacation. NEXT STEPS: Upon recommendation by the Planning and Zoning Commission, the proposed vacation will be reviewed by the City Council. The City Attorney's Office has received a purchase agreement. The City Council will discuss both the proposed vacation and the conveyance of this land. STAFF RECOMMENDATION: Staff recommends the approval of VAC22-0002 a vacation of the public right-of-way located at the northwest corner of S. Riverside Drive and the Iowa Interstate Railroad right of way, subject to the retention of any necessary utility easements. ATTACHMENTS: 1. Location Map 2. Zoning Map 3. Vacation Exhibit Approved by: :1), sl+k..� Danielle Sitzman, AICP, Development Services Coordinator Department of Neighborhood and Development Services •r �® o' _� r _ i 1 i S RIVERSIDE DR , �y - 4 / r aft v> • �Q Y � >1 c� �4. > o d L :-- O �y aY+ N y � N � L Q v INDEX LEGEND: LOCATION: REUESTCR: PROPRIETOR: SURVEYOR: COMPANY: RETURN T: PART OF LOT 2 C SECTION 16, T1 J HNS N C UV RIVERFRNT DIVE CITY OF I1A C1 WADED. VA iRE SHIVE-HATTERY, 222 3RD STREET CEDAR RAPIDS, I wamr a@shiv -h- 319-364-0227