Loading...
HomeMy WebLinkAbout12-06-2023 Planning & Zoning CommissionPLANNING AND ZONING COMMISSION Wednesday, December 6, 2023 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 Comprehensive Plan and Rezoning Items 4. Case No. CPA23-0002 Location: North of 1-80, West of N. Dodge Street, at the end of Moss Ridge Road A request to set a public hearing for December 20, 2023 on a proposed amendment to change the Comprehensive Plan future land use map from Office Research Development Center to Intensive Commercial for approximately 61.72 acres of property. 5. Case No. CPA23-0001 Location: 1201 W. Benton Street A public hearing on a proposed amendment to change the Comprehensive Plan future land use map from 2-8 Dwelling Units per Acre to 8-16 Dwelling Units per Acre and an amendment to change the Southwest District Plan future land use map from Single- Family/Duplex Residential to Low Density Multi -Family Residential for approximately 0.78 acres of property. 6. Case No. REZ23-000 Location: 1201 W. Benton Street An application for a rezoning of approximately 0.78 acres of land from Low Density Single - Family Residential (RS-5) zone to Low Density Multi -Family Residential (RM-12) zone. 7. Consideration of meeting minutes: November 15, 2023 8. Planning and Zoning Information 9. Adjournment If you will need disability -related accommodations to participate in this meeting, please contact Anne Russett, Urban Planning, at 319-356-5251 or arussett(a)iowa-city.org. Early requests are strongly encouraged to allow sufficient time to meet your access needs. Upcoming Planning & Zoning Commission Meetings Formal: December 20 / January 3 / January 17 Informal: Scheduled as needed. STAFF REPORT To: Planning and Zoning Commission Item: CPA23-0002 Parcel(s): 0735426001 & 0735401001 GENERAL INFORMATION: Owner/Applicant: Developer: Contact Person: Requested Action: Purpose: Location: Location Map: Prepared by: Kirk Lehmann, AICP Associate Planner Date: December 6, 2023 Stephen A. Moss 3354 Kenruth Circle NE Iowa City, IA 52240 Tyler Leo ATI Group 1615 SW Main Street, Suite 207 Ankeny, IA 50023 tvler(cDati realtv.com Michael Muhlenbruch McClure Engineering 1740 Lininger Lane North Liberty, IA 52317 mmuhlenbruch(o�mcclurevision.com To amend the future land use map designation in the Comprehensive Plan from Office Research Development Center to Intensive Commercial To allow for construction of a transportation and warehousing facility North of 1-80 and west of Highway 1 Size: 61.72 acres 2 Existing Land Use and Zoning: Surrounding Land Use and Zoning Comprehensive Plan: North Corridor District Plan: File Date: BACKGROUND INFORMATION: Vacant Land; Research Development Park (RDP), Interim Development Research Park (ID -RP), and Highway Commercial with a Planned Development Overlay (OPD/CH-1) North: Agriculture; Interim Development Research Park (ID -RP) South: Interstate 80, Light Industrial, and Indoor Recreation; Commercial Office (CO-1) and Highway Commercial (CH-1) East: Office; Research Development Park (RDP) West: Agriculture; Interim Development Research Park (ID -RP) Office Research Development Center None November 13, 2023 The owner and applicant, Stephen Moss, is interested in selling approximately 61.7 acres of property located north of Interstate 80 and west of Highway 1/N. Dodge Street. The applicant submitted two applications to allow intensive commercial uses. ATI Group has been identified as the developer. In conversations, the developer has indicated interest in building a transportation and warehousing facility. The applicant has not held a Good Neighbor Meeting. This specific application (CPA23-0002) proposes to amend the Comprehensive Plan by changing the future land use designation of the subject properties from Office Research Development Center to Intensive Commercial. The other concurrently submitted application includes a zoning map amendment (REZ23-0009) which would rezone the subject properties to Intensive Commercial (CI- 1). Attachment 3 includes the applicant statement describing the rationale behind the comprehensive plan amendment request. Attachment 4 illustrates the proposed plan changes. The comprehensive plan amendment must be approved for changes to the zoning map to be consistent with the Comprehensive Plan. The subject properties are in the North Corridor Planning District, but no district plan has been adopted for this area. The subject properties are currently zoned Research Development Park (RDP), Interim Development Research Park (ID -RP), and Highway Commercial with a Planned Development Overlay (OPD/CH-1). The following is a summary of the case history: • Moss Green Urban Village (REZ10-00004 & SUB10-00005). On October 26, 2010, City Council adopted Ordinance 10-4409 which rezoned more than 141 acres including the subject properties to a Planned Development Overlay with portions zoned Office Research Park (OPD/ORP), Research Development Park (OPD/RPD), and Mixed Use (OPD/MU). At the same time, Council approved the preliminary plat for the Moss Green Urban Village (Resolution 10-460). This project would have allowed for construction of an office research park and mixed -use commercial development with access provided from an extension of Oakdale Boulevard which would have been constructed as part of the development. • Moss Ridge Campus (REZ12-00005/REZ12-00006 & SUB12-00003). The Moss Green Urban Village failed to develop. Council subsequently rezoned 172 acres including the subject property on October 23, 2012 (Ordinance 12-4499) to Research Development Park (RDP) and Highway Commercial with a Planned Development Overlay (OPD/CH-1) with the remainder zoned Interim Development Research Park (ID -RP). Council also adopted the preliminary plat for the Moss Ridge Campus (Resolution 12-458). This project would have allowed for development of the first phase of an office park with associated retail and service uses on the southeast corner of the property. It included a substantial conditional zoning agreement but did not include a residential component. To ensure adequate street access, the City spearheaded construction of Moss Ridge Road to the property. Updated Moss Ridge Campus (RFZ14-00020, SUB14-00019, & SUB15-00032). On January 6, 2015, Council updated the zoning (Ordinance 15-4605) and preliminary plat (Resolution 15-8) for the Moss Ridge Campus, which adjusted the street layout and refined the conservation and stormwater management areas for the proposed subdivision. In addition, the rezoning shifted the zone boundaries to coincide with the lot lines in the updated plat and amended the conditional zoning agreement to no longer require that the Planning and Zoning Commission review future site plans as it included a more detailed office park master plan. In February 2016, City Council was scheduled to consider the final plat for Phase 1 of the Moss Ridge Campus, but the application was indefinitely deferred at the request of the applicant. Today Moss Ridge Road provides much better access to the subject properties. However, the proposed projects on the subject properties never moved forward, and the preliminary plats expired. While past concepts were consistent with the Comprehensive Plan, the new proposal deviates due to changes in market conditions following the COVID-19 pandemic. 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 two approval criteria specified in Section 14-8D-3D. The comments of the applicant are found in the attachments. Staff comments on the criteria are as follows. 1.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 were long identified as appropriate for office and research park -style development. The area north of the 1-80 interchange with Highway 1/N. Dodge Street first started seeing these types of uses in the early 1970s with the development of the property owned by Pearson directly west of the interchange and east of the subject properties. The 1978 Comprehensive Plan reflected this type of development by designating that area as appropriate for office research park uses which would transition to rural residential uses away from the interchange. This vision was reaffirmed as part of the 1983 and 1989 Comprehensive Plan updates. The rationale given was the interesting and aesthetically appealing nature of the topography and the ready access to major traffic corridors and motels, though it was acknowledged that street access was a challenge as there was no direct access to Highway 1. In 1997, the City adopted a new Comprehensive Plan that delineated planning districts. Properties north of 1-80 including the subject properties were designated as part of the North Corridor Planning District, which again identified the 1-80 interchange with Highway 1/N. Dodge Street as providing an opportunity for office research park development. This was based on the City's major nearby employers at the time, National Computer Systems (subsequently Pearson) and American El College Testing (ACT), and the advantages of interstate exposure. The recently proposed rezonings and subdivisions starting in 2010 were developed in a manner consistent with that vision, and access to the subject properties was substantially improved with the construction of Moss Ridge Road. While these proposals were being considered, the City's current Comprehensive Plan was adopted in 2013 which maintained the City's longstanding vision for this area, though a district plan was never adopted. While the intention for the area remained consistent from the 1970s through 2010s, an office research development center never developed on the subject properties. Recent circumstances have changed such that reconsidering the future of the North Corridor Planning District is in the public interest. Most notably, the market for office space has transformed since the COVID-19 pandemic began in 2020. Remote work has become commonplace, and as a result, demand for office space has declined. This is reflected by the closure of the offices of major employers which once occupied much of Iowa City's office park space. In 2022, Pearson closed its Iowa City office directly abutting the subject property, and in 2023, ACT closed its headquarters to the southeast. This has led to an abundance of vacant Class A office park space at the same time there is reduced demand. It is highly unlikely that office research development center uses remain viable in this area, so alternative future land uses should be considered. Unlike office uses, the demand for intensive commercial uses like transportation and warehousing facilities increased during the pandemic with the expansion of home delivery. The proposed amendment would follow this changing market by reclassifying the subject properties' future land use to intensive commercial to facilitate the development of such uses, including transportation, warehousing, compatible semi -industrial, and other commercial uses that are land intensive. This adjusted future land use category is in the public interest as it better meets current economic development needs while utilizing the subject properties' prime access to the interstate system. 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 Comprehensive Plan's vision for the community includes building a resilient economy that grows the tax base and supports a high quality of life for the community. As a result, Iowa City's economic development efforts should focus on attracting long-term investment and creating quality jobs, encouraging entrepreneurship and innovation, and supporting opportunities for growth and prosperity for all people. To help attain this vision, the plan encourages attracting businesses that have growth potential and are compatible with Iowa City's economy which is essential to increasing and diversifying the property tax base. The plan also supports improving the environmental and economic health of the community through efficient use of resources by developing in a compact, efficient, and contiguous manner to reduce the cost of extending infrastructure and services and preserve farmland and open space at the city's edge. In addition, the plan notes the importance of planning for commercial development in defined commercial nodes and focusing industrial development on land suitable for such uses with good access to highways but buffered from residential neighborhoods. However, this should not come at the expense of protecting the community's environmental and aesthetic assets. To that end, the plan recommends several strategies: • 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. • Guide development away from sensitive environmental areas, such as floodplains, wetlands, woodlands, steep slopes, flood hazard areas, and streams. • Plan for appropriate transitions between residential neighborhoods and higher intensity commercial to ensure the long-term health of neighborhoods. Support ... and promote appropriate development in the City's... designated urban renewal areas, including:... Moss Green... The proposed amendment is compatible with the policies of the Comprehensive Plan. It will allow the development of businesses that align with the needs of Iowa City in the Moss Ridge Urban Renewal Area, which is one of the City's defined commercial nodes with ready access to highways. The development will also be contiguous to adjacent development and use existing underutilized road capacity. At the same time, features such as the woodlands to the west and north, and the Rapid Creek stream corridor provide a natural buffer from rural residential uses further to the west. In addition, no waivers to the Sensitive Areas Ordinance are being requested as part of the proposed rezoning, which will ensure these features are adequately protected. NEXT STEPS: After a recommendation from the Planning and Zoning Commission at their public hearing to be held on December 20, the following will occur: • City Council will need to set a public hearing for the comprehensive plan amendment and rezoning. • City Council will consider approval of the comprehensive plan amendment (CPA23-0002) and hold three readings including the public hearing for the rezoning (REZ23-0009). STAFF RECOMMENDATION Staff recommends that the Planning and Zoning Commission set a public hearing for December 20, 2023, on CPA23-0002, a proposed amendment to change the Comprehensive Plan future land use designation from Office Research Development Park to Intensive Commercial for approximately 61.72 acres of property located north of Interstate 80 and west of Highway 1. ATTACHMENTS: 1. Location Map 2. Zoning Map 3. Applicant Materials 4. Proposed Changes to the Comprehensive Plan Approved by: ' sl Danielle Sitzman, AICP, Development Services Coordinator Department of Neighborhood and Development Services ATTACHMENT 1 Location Map ATTACHMENT 2 Zoning Map ATTACHMENT 3 Applicant Submittal McCLURE November 16, 2023 Ms. Anne Russett Senior Planner, Neighborhood and Development Services City of Iowa City Subject: Comprehensive Plan Amendment Dear Ms. Russett, This application is to request a change in the comprehensive plan and future land use designation from 'office research development center' to 'intensive commercial' for the area highlighted within this application. This change is essential for several reasons, all of which align with the public interest and goals outlined in the comprehensive plan. 1. Economic Development and Job Creation: • Commercial development fosters economic growth by attracting businesses, creating job opportunities, and generating revenue for the local community. This aligns with the comprehensive plan's emphasis on fostering a resilient local economy. • This change allows the City to increase and diversify the property tax base by attracting new businesses. 2. Meeting Changing Demands and Trends: • The nature of business and commerce is dynamic, and adapting land use designations to accommodate evolving trends is crucial. Changing the land use to intensive commercial reflects a responsive and forward -thinking approach, ensuring the area remains relevant and viable. 3. Sustainable and Smart Growth: • The shift to intensive commercial use is in line with principles of sustainable and smart growth, protecting and enhancing the environment. In conclusion, the requested change in future land use from office research development center to intensive commercial is grounded in economic, social, and community -oriented considerations. It not only meets the evolving needs of the area but also contributes to the broader objectives of the comprehensive plan. Thank you for considering this request. We are open to further discussions and providing any additional information required to facilitate a thorough review of the proposed land use change. Since Michae Muh nbruch, P.E. McClure CURRENT COMPREHENSIVE PLAN OATIGROUP creating community McCLURE COMPREHENSIVE PLAN AMENDMENT OATIGROUP creating community McCLURE I\ �----------/ ATTACHMENT 4 Proposed Changes to the Comprehensive Plan E STAFF REPORT To: Planning and Zoning Commission Item: CPA23-0001 Parcel(s): 016272001 GENERAL INFORMATION: Owner/Applicant: Contact Person: Requested Action: Purpose: Location: Location Map: Prepared by: Kirk Lehmann, AICP Associate Planner Date: December 6. 2023 Steve Roe Christian Retirement Services, Inc. 1 Oaknoll Court Iowa City, Iowa 52246 319-351-1720 sroe(o).oaknoll.com Brian Boelk Axiom Consultants, LLC 60 E Court St. Unit 03 Iowa City, IA 52240 319-519-6222 bboelk(@axiorn-con.com To amend the future land use map designations in the Comprehensive Plan from 2-8 Dwelling Units per Acre to 8-16 Dwelling Units per Acre and in the Southwest District Plan from Single-Family/Duplex Residential to Low Density Multi -Family Residential To allow for an expansion of the Oaknoll Retirement Residence campus 1201 W. Benton Street Size: 0.78 acres Existing Land Use and Zoning: Surrounding Land Use and Zoning Comprehensive Plan: Southwest District Plan: File Date: BACKGROUND INFORMATION: Household Living, Low Density Single - Family Residential (RS-5) North: Group Living, Medium and High Density Multi -Family Residential with a Planned Development Overlay (OPD/RM-20 and OPD/RM-44) South: Household Living, Low Density Single -Family Residential (RS-5) East: Household Living, Low Density Single -Family Residential (RS-5) West: Household Living, Low Density Single -Family Residential (RS-5) Residential at 2-8 Dwelling Units per Acre Single-Family/Duplex Residential October 24, 2023 Oaknoll Retirement Residence (Christian Retirement Services, Inc.) recently purchased approximately 0.78 acres of property located at 1201 W. Benton Street, just south of Oaknoll's main campus. The owner is working with Axiom Consultants to prepare two applications to permit a campus expansion by allowing a small, assisted group living use that would house up to 12 residents in a single -story building on the subject property. Attachment 3 includes the applicant submittal which illustrates the proposed changes to the plan and includes the applicant statement describing the rationale behind the request. The first application to be considered is a Comprehensive Plan Amendment (CPA23-0001). The Comprehensive Plan future land use map suggests this area is appropriate for residential uses at 2-8 dwelling units per acre. The Southwest District Plan includes the subject property in the Benton Hill neighborhood of the Roosevelt Subarea. The District Plan future land use scenario indicates the property is appropriate for Single-Family/Duplex Residential. The proposed amendment would change the future land use designations for the subject property in the Comprehensive Plan to residential uses at 8-16 dwelling units per acre and in the Comprehensive Plan to Low Density Multi - Family Residential. Updated maps can be found in Attachment 5. The other concurrently submitted application includes a zoning map amendment (REZ23-0008). That application would rezone the subject property from Low Density Single -Family Residential (RS- 5) to Low Density Multi -Family Residential (RM-12). The Comprehensive Plan Amendment must be approved for changes to the zoning map to be consistent with the Comprehensive Plan. A similar but more substantial request was approved in 2012 to allow Oaknoll to expand its primary facility to the west across George Street. In that case, the expansion was a 69-unit, 5-story planned development. In addition to a Comprehensive Plan amendment (CPA12-00002) and rezoning (REZ12-00010) to Medium Density Multi -Family Residential with a planned development overlay (OPD/RM-20), that case also required the vacation of Spring Street (VAC12-00004). City Council approved the Comprehensive Plan Amendment on July 31, 2012 (Resolution 12-356). The applicant has used the Good Neighbor Policy and held a Good Neighbor Meeting on September 5, 2023. Several neighbors attended. Attachment 4 provides correspondence and 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 two approval criteria specified in Section 14-813-31). The comments of the applicant are found in the attachments. Staff comments on the criteria are as follows. 1.Circumstances have changed and/or additional information or factors have come to light such that the proposed amendment is in the public interest. The Oaknoll campus and the surrounding area including the subject property are located within the Benton Hill neighborhood of Roosevelt Subarea, which is located in the Southwest Planning District. The initial policy direction of the Southwest Plan was adopted in 2002. However, circumstances have changed substantially over the past 20 years, including the size and age of the City's population. In 2000, the Census counted 62,220 residents in Iowa City of which 4,482 residents (7%) were aged 65 years and older. By 2020, the population grew to 74,828, an increase of more than 12,600 or just over 20%. However, the number of individuals aged 65 years and older nearly doubled to 8,646 residents or almost 12% of the population as of 2020. The City is expected to continue growing, and the population is expected to continue aging. As a result, there is a growing need to build additional assisting living and skilled nursing capacity to help baby boomers with the daily activities of life as they continue to age. The proposed amendment would allow the provision of additional skilled nursing facilities by changing the future land use of the subject property from 2-8 dwelling units per acre to 8-16 dwelling units per acre in the Comprehensive Plan and from Single-Family/Duplex Residential to Low -Density Multi -Family Residential in the Southwest District Plan. The Zoning Code, which helps implement City plans, describes the Low -Density Multi -Family Residential (RM-12) zone as providing for the development of high density, single-family housing and low density, multi -family housing. This zone is intended to provide a diverse variety of housing options in neighborhoods throughout the city. It notes that careful attention to site and building design is important to ensure that the various housing types in any one location are compatible with one another. Based on these factors, the proposed amendment appears to be in the public interest to help address these changing circumstances. 2.The proposed amendment will be compatible with other policies or provisions of the comprehensive plan, including any district plans or other amendments thereto. At the time the Southwest Plan was initially adopted in 2002, single-family neighborhoods in the area were located primarily west of Harlocke and George Streets and along Tower Court and Woodside Drive. Apartment buildings were concentrated north of Benton Street between Greenwood Drive and Oaknoll Drive and along Oakcrest Street, in addition to the area directly south of Benton Street. As a result of this delineation, the future land use map shows the subject property as being in an area that is appropriate for Single-Family/Duplex Residential uses. In turn, the Comprehensive Plan future land use map adopted in 2013 reflects the land uses shown in the Southwest District Plan. City policies include locating multifamily housing along arterial street corridors in areas with good access to urban services. However, the Southwest District Plan noted concern that the amount of land zoned high -density multifamily is excessive for this area and an appropriate transition between low density single-family neighborhoods and areas zoned for high density multi -family was lacking. Specific concerns included the bulk and scale of large apartment buildings, large parking lots, bright lights, and noise directly adjacent to single-family homes which could constitute nuisances near those neighborhoods. The plan included a goal to stabilize existing single-family neighborhoods in the Roosevelt Subarea in order to provide the opportunity and encourage households of all types to live close to the University and downtown Iowa City. In addition, it encouraged the development of high - quality multi -family housing that is compatible with surrounding development to meet the housing needs of a variety of households including singles, young families, university students, and elderly populations. Recommended actions included the following: • Avoid concentrations of high -density multifamily zoning directly adjacent to low -density single-family zones; facilitate downzoning multifamily property where appropriate. • Apply the Multifamily Residential Design Standards contained in Section 14-5H-5N of the City Code to the Roosevelt Subarea. • Review and make needed changes to the Multifamily Residential Design Standards to ensure compatibility of new multifamily development with surrounding development. As Iowa City has continued growing, vacant land near the Benton Hill neighborhood has developed, and established facilities such as Oaknoll have needed to redevelop adjacent land to meet the increasing needs of the community. Around 2004, the large multi -family development at Hawk's Ridge was built on vacant ground as a planned development zoned Medium Density Multi - Family Residential (OPD/RM-20). Though it is a higher density use that is adjacent low density single-family neighborhoods to the west, it was found to be compatible due to its careful site design. Similarly, when Oaknoll expanded its facility to the west across George Street c. 2012, it required a Comprehensive Plan amendment to allow a rezoning to Medium Density Multi -Family Residential (OPD/RM-20). Despite the proposed expansion being 5-stories, the comprehensive plan amendment and rezoning were approved because the building was designed to create an appropriate transition from existing single-family neighborhoods to the west and north and the Oaknoll campus to the east. The comprehensive plan amendment currently under consideration is substantially less intense than that approved for the expansion of Oaknoll in 2012. The change would facilitate rezoning to a Low Density Multi -Family (RM-12) designation which can be compatible near single-family neighborhoods. In addition, the one-story building shown in the submitted concept would provide an appropriate transition between multi -story, higher density residential uses to the north and lower density residential uses to the south. It also would provide a high quality of design that complements nearby buildings as required by zoning code regulations updated in 2005 that enhanced the multi -family site development standards corresponding to standards previously codified at 14-5H-5N. Altogether, the proposed amendment is consistent with the policies of the Southwest District Plan. Furthermore, the proposed amendment meets several goals and strategies regarding land use and housing from the Comprehensive Plan. This includes the following: • Ensure that infill development is compatible and complementary to the surrounding neighborhood. • Identify and support infill development and redevelopment opportunities in areas where services and infrastructure are already in place. • Promote housing design and features that allow people to age in place, such as universal design. For the reasons above, staff finds the requested comprehensive plan amendment to be compatible with the policies of the Comprehensive Plan so long as an appropriate transition is provided. Implementing this proposed amendment requires amending the zoning map (to be considered under REZ23-0008). Any rezoning of the property should include conditions to help ensure the goals of the Comprehensive Plan relating to an appropriate transition are met. A high quality of design is already required as part of the City's multi -family site development standards which were updated after adoption of the Southwest District Plan. STAFF RECOMMENDATION: Staff recommends approval of CPA23-0001, a proposed amendment to change the future land use designations of approximately 0.78 acres of property located at 1201 W. Benton Street from 2-8 dwelling units per acre to 8-16 dwelling units per acre in the Comprehensive Plan and from Single-Family/Duplex Residential to Low Density Multi -Family Residential in the Southwest District Plan. NEXT STEPS: After a recommendation from the Planning and Zoning Commission, the following will occur: • City Council will need to set a public hearing for both the comprehensive plan amendment and rezoning. • City Council will consider approval of the comprehensive plan amendment (CPA23-0001) and must hold three readings including the public hearing for the rezoning (REZ23-0008). ATTACHMENTS: 1. Location Map 2. Zoning Map 3. Applicant Submittal 4. Correspondence and Good Neighbor Meeting Materials 5. Proposed Changes to the Comprehensive Plan and the Roosevelt Subarea of the Southwest District Plan Approved by: Danielle Sitzman, AICP, Development Services Coordinator Department of Neighborhood and Development Services ATTACHMENT 1 Location Map ATTACHMENT 2 Zoning Map cadf �>. /b' UUi r -10 N U lollau>IB��,. . IS �agaaM s. ► _. ■ 57fu `�`.��6�y a 41 .. iS a61090 o f C 0 w L w N aO+ N c�0 O Li 5 N 0 N N aN+ }'Y � � � � � ❑ wL � c � 'a bND toa ca N r... Ox 'rj O N 2 O u Q v'Li r c co L Y y N N O N"low fow tfi h yQy � L C4 co r � a b0 U N V aO+ N �' °' N v VIM cu rz C Ode j o�a�cCa� co3 C L C G E N N — - - -11 ATTACHMENT 3 Applicant Submittal COMPREHENSIVE PLAN AMENDMENT EXHIBIT 0 50 100 • Ne 0 0 LLJ ►--�d�•rrt� IIILuui f, ' Lu SUBDISTRICT:Ln co uj Lu LL RIV CURRENT COMP PLAN: SOUTHWEST DISTRICT PLAN ROOSEVELT SUBAREA REQUESTEDTO MULTI FAMILY RESIDENTIAL i •QUA, i ��:cna.11wmirxinto) ai.»aea.FrmIsram"TA.-a,MoADIT. MMllI Filffj 1;nb0imo aaFm=- .mawgmmrmr� AxIOMCONSULTANTS CIVIL STRUCTURAL - MECHANICAL - ELECTRICAL - SURVEY - SPECIALTY October 24, 2023 COMPREHENSIVE PLAN AMENDMENT APPLICANT'S STATEMENT On behalf of Oaknoll of Iowa City (Christian Retirement Services, Inc.), we are submitting a request for a Comprehensive Plan Amendment in conjunction with the recently submitted Rezoning application (REZ23-0008). This area includes 1201 W Benton Street in Iowa City, defined as Parcel No. 016272001. Since the current Comprehensive Plan was adopted, circumstances have changed and/or factors have come to light that the proposed amendment will be compatible with other policies and/or provisions of the Comprehensive Plan, including any District and Subdistrict Plans or other amendments thereto. Oaknoll requests that Iowa City's Southwest Planning District Comprehensive Plan be amended within the Roosevelt Subarea so that the parcel at 1201 W Benton Street be able to be considered multi -family for the purpose of providing much needed housing and specific use with Oaknoll. This request includes supporting a change of the current RS-5 rezoning at 1201 W Benton Street to the proposed zoning of RM-12. In similar fashion, previous amendments were made to Oaknoll's property at the northwest corner of W Benton Street and George Street, allowing for multi -family residential, which was built and currently exists. This revision to the Roosevelt Subarea would redefine an existing RS-5 zoned area with existing single family residential home to the proposed RM-12 zoned area to allow for a new "small -house" nursing home model that would serve a much needed twelve residents with assisted living within a single residential structure. Modifying the Southeast Comprehensive Plan is appropriate for this site due to the size, aesthetics, and use of the proposed project in which it finds itself in. Situated on a large parcel (0.776 acres), the proposed structure was specifically designed with the intent to represent nothing more than a large single family residential home, which we feel it certainly does. The proposed building location has been well thought-out in terms of preservation of existing trees and screening from existing adjacent residential homes. It also finds itself situated within the existing topography, with a height within that of the surrounding homes found there today. Being proactive, and a well -respected member of the community, Oaknoll has recently met with the adjacent neighbors and those that would be directly impacted by the proposed change. The results were very positive and well received. Within the application submittal, you will find letters of support from adjacent property owners and neighbors within this specific location. Knowing that the Oaknoll Campus is directly across Benton Street, and understanding the desires and needs to provide services such as this to the Iowa City Community, we feel this this Comprehensive Plan Amendment would allow for a more cohesive development while still being sensitive to the neighborhood scale to the adjacent properties. Sincerely, OF 4�6"� Brian A. Boelk, PE PRINCIPAUOWNER 300 S Clinton St #200, Iowa City, IA 52240 1 319.519.6220 www.axiom-con.com 2330 12th Street SW, Cedar Rapids, IA 52404 1 319.519.6220 An active LifeCare community since 1966 "no September 19, 2023 To: City of Iowa City Re: Zoning variance request for 1201 W. Benton St. From: Steve Roe Chief Executive Officer Oaknoll is requesting to use our recently acquired property at 1201 W. Benton St. for a "small -house" nursing model that would serve twelve residents. The small -house model creates an ideal setting to provide care for frail, older adults. Each resident has their own private room, including a bathroom and shower, around the perimeter of the building. Residents can be involved in meal preparation, which happens in an open kitchen. The house has a communal dining and living area for activities and visiting. The design of the house is modern. It ties in with the architecture of our most recent addition across Benton St. It also fits nicely on the property and will not disturb the neighbors. The trees around the property line will not be disturbed. We hosted a meeting of the property owners around our property on September 51h to explain what we hoped to build. We showed the neighbors what the home will look like when completed. The neighbors immediately east, west, and south signed a "letter of support" for the proposed new home in which we will provide nursing care. Those letters are included with this submission. The last expansion of Oaknoll's licensed nursing beds occurred in 2016, the year after our Spring Building addition was complete. The number of licensed beds increased by 10, from 48 to 58. To meet resident expectations, the number of private nursing rooms has increased from zero to 52 over the past 19 years. 52 of our 58 licensed beds are private rooms. Since 2018, Oaknoll has acquired 14 condominiums at One University Place, and we open the 60- apartment Oaknoll East campus in 2020. With these two locations, our number of Independent Living households has grown by 74. Overtime, approximately 50%of the individuals served in these locations will require nursing care. Over the next five years, our goal is to increase the number of licensed nursing beds from 58 to approximately 90 to meet the anticipated needs of our larger Independent Living population. The proposed project at 1201 W. Benton St. would get us to a total of 70 licensed nursing beds, which we anticipate will get us through until the redevelopment of our main campus can occur. Oaknoll is an asset to the Iowa City community. We hope that the city will support a creative and responsible use of the property at 1201 W. Benton St. Oaknoll Retirement Residence • 1 Oaknoll Court • Iowa City, Iowa 52246-5250 PHONE 319-351-1720 • FAx 319-351-6772 • www.oaknoll.com PH uaa��j apl,(M 1 'ate v' p iV 'I i I 0. ATTACHMENT 4 Correspondence and Good Neighbor Meeting Materials November 27, 2023 City of Iowa City Madison Conley Associate Planner RE; CPA23-0001 1201 W Benton St. REZ23-0008 1201 W. Benton St. We strongly support Oaknoll of Iowa City's plan to amend the Southwest District Plan to Low -Density Multi -Family for the property at 1201 W Benton St. Thanks for allowing us to provide this input. A- wt, V "U&)e;,� Dale L. Woods 1 Oaknoll Ct. Iowa City, IA 52246 September 5, 2023 To: City of Iowa City Re: 1201 W. Benton St. property We, the property owners near Oaknoll, consider Oaknoll to be a "good neighbor". We support Oaknoll's request to the city for a zoning variance from RS5 to RM-12 for their property at 1201 W. Benton St. We understand that if the rezoning request is approved, Oaknoll will pursue adding additional licensed nursing spaces to care for their most dependent residents. The new building will be a good addition to our neighborhood. Randy A. Ihrig, 1123 W. Benton St. C fd i e7j" Katerina Beyerink, 1129 W. Benton St. Margaret & Raymond Welsh, 1209 W. Benton St. Mousa Abuissa, 1215 W. Benton St. Melvin Donaldson & Courtney Hitchon, 816 Talwrn Ct. Wilford D. & Elaine E. Yoder, 820 Talwrn Ct. Kathryn L. & George Sadewasser, 824 Talwrn Ct. Suellen N. Pennell, 802 Wylde Green Rd. John S. & Connie Nelson, 2245 Macbride Dr. (owner of 809 Weeber St.) September 5, 2023 To: City of Iowa City Re: 1201 W. Benton St. property We, the property owners near Oaknoll, consider Oaknoll to be a "good neighbor". We support Oaknoll's request to the city for a zoning variance from R55 to RM-12 for their property at 1201 W. Benton St. We understand that if the rezoning request is approved, Oaknoll will pursue adding additional licensed nursing spaces to care for their most dependent residents. The new building will be a good addition tc our neighborhood. Randy A. Ihrig, 1123 W. Benton St. Katerina Beyerink, 1129 W. Benton St. Margaret & Raymond Welsh, 1209 W. Benton St. Mousa A uissa, 1215 W. Benton St. Melvin Donaldson & Courtney Hitchon, 816 Talwrn Ct. Wilford D. & Elaine E. Yoder, 820 Talwrn Ct. Kathryn L. & George Sadewasser, 824 Talwrn Ct. Suellen N. Pennell, 802 Wylde Green Rd. John S. & Connie Nelson, 2245 Macbride Dr. (owner of 809 Weeber St.) September 5, 2023 To: City of Iowa City Re: 1201 W. Benton St. property We, the property owners near Oaknoll, consider Oaknoll to be a "good neighbor". We support Oaknoll's request to the city for a zoning variance from RS5 to RM-12 for their property at 1201 W. Benton St. We understand that if the rezoning request is approved, Oaknoll will pursue adding additional licensed nursing spaces to care for their most dependent residents. The new building will be a good addition to our neighborhood. Randy A. Ihrig, 1123 W. Benton St. Katerina Beyerink, 1129 W. Benton St. Margaret & Raymond Welsh, 1209 W. Benton St. Mousa Abuissa, 1215 W. Benton St. Melvin Donaldson & Courtney Hitchon, 816 Talwrn Ct. Wilford D. & Elaine E. Yoder, 820 Talwrn Ct. Kathryn L. & George Sadewasser, 824 Talwrn Ct. Suellen N. Pennell, 802 Wylde Green Rd. John S. & Connie Nelson, 2245 Macbride Dr. (owner of 809 Weeber St.) An active Lift October 30, 2023 To: Madison Conley, Associate Planner — City of Iowa City Re: Good Neighbor meeting for proposed 1201 W. Benton St. project From: Steve Roe, Chief Executive Officer Oaknoll hosted an informational meeting for property owners near 1201 W. Benton the afternoon of September 5, 2023. On the north side of Benton St., the Oaknoll campus extends from Oaknoll Drive to Wylde Green Rd. Each property owner on the south side of Benton St. between Weeber St. and Wylde Green Rd. was invited, along with the neighbors who share the property line on the south side of the property. A total of nine property owners were invited. The list of property owners and addresses follows: 1. Randy A. Ihrig 1123 W. Benton St. could not attend, but met privately Sept. 11 2. Katerina Beyerink 1129 W. Benton St. 3. Margaret & Raymond Welsh 1209 W. Benton St. 4. Mousa Abuissa 1215 W. Benton St. 5. Melvin Donaldson & Courtney Hitchon 6. Wilford & Elaine Yoder 7. Kathryn & George Sadewasser 8. Suellen Pennel 9. John & Connie Nelson 816 Talwrn Ct. 820 Talwrn Ct. 824 Talwrn Ct. attended and signed letter of support attended and signed letter of support did not attend did not attend attended and signed letter of support attended 802 Wylde Green Rd. attended via proxy 809 Weeber St. attended During the meeting, I shared information about Oaknoll's plans for this property, beginning with a description of the "small house" model of nursing care and why we were working to add additional nursing spaces. I shared a map of the area and the architectural renderings of what the proposed building will look like. We closed the meeting with a question -and -answer session. One of the questions was related to parking and another was related to traffic. The residents who will be cared for in this building do not drive, so they will not have vehicles on the property. There will be two to three staff members working with the residents throughout the day, and intermittent visitors to the twelve residents living in this new building. Benton St. is already a very busy street. This building will not add any significant new traffic. If there is any additional information that would be helpful in considering this application, please let me know. Oaknoll Retirement Residence • I Oaknoll Court • Iowa City, Iowa 52246-5250 PHONE 319-351-1720 • FAx 319-351-6772 • www.oaknoll.com ATTACHMENT 5 Proposed Changes to the Comprehensive Plan and the Roosevelt Subarea of the Southwest District Plan E STAFF REPORT To: Planning and Zoning Commission Item: REZ23-0008 Parcel(s): 016272001 GENERAL INFORMATION: Owner/Applicant: Contact Person: Requested Action: Purpose: Location: Location Map: Size: Existing Land Use and Zoning: Prepared by: Madison Conley Associate Planner Date: December 6. 2023 Steve Roe Christian Retirement Services, Inc. 1 Oaknoll Court Iowa City, Iowa 52246 319-351-1720 sroe(a)oaknoll.com Brian Boelk Axiom Consultants, LLC 60 E Court St. Unit 03 Iowa City, IA 52240 319-519-6222 bboelk(a)axiom-con. com To rezone 0.78 acres of land from Low Density Single -Family Residential (RS-5) zone to Low Density Multi -Family Residential (RM-12) zone. To establish an assisted group living facility that would allow the expansion of Oaknoll Retirement Residence campus. 1201 W. Benton Street 0.78 acres Household Living, Low Density Single - Family Residential (RS-5) Surrounding Land Use and Zoning Comprehensive Plan: Southwest District Plan: File Date: BACKGROUND INFORMATION: North: Group Living, Medium and High Density Multi -Family Residential with a Planned Development Overlay (OPD/RM-20 and OPD/RM-44) South: Household Living, Low Density Single -Family Residential (RS-5) East: Household Living, Low Density Single -Family Residential (RS-5) West: Household Living, Low Density Single -Family Residential (RS-5) Residential at 2-8 Dwelling Units per Acre Single-Family/Duplex Residential October 24, 2023 Oaknoll Retirement Residence (Christian Retirement Services, Inc.) recently purchased approximately 0.78 acres of property located at 1201 W. Benton Street, just south of Oaknoll's main campus. The owner is working with Axiom Consultants to prepare two applications to permit a campus expansion by allowing a small, assisted group living use that would house up to 12 residents in a single -story building on the subject property. The owner plans to accomplish this through a Comprehensive Plan Amendment (CPA23-0001) and a zoning map amendment (REZ23- 0008). Attachment 3 includes the applicant submittal materials such as the Applicants Description of Needs Memo, Rezoning Exhibit, and the Applicant Statement which describes the rationale behind the request. Attachment 4 includes the proposed development concept for the property. The concept shows a one-story 8,720 square foot building that would house 12 residents. The current Comprehensive Plan shows this area with a future land use designation of 2-8 Dwelling Units per Acre. The current Southwest District Plan shows this area with future land use designation of Single -Family & Duplex Residential. If approved, the Comprehensive Plan Amendment would change the Southwest District Plan's future land use designation to Multi -family Residential and the Comprehensive Plan designation to 8-16 Dwelling Units per Acre. If accepted, the proposed rezoning of the property from RS-5 to RM-12 would be consistent with the land use policy direction. The applicant has used the Good Neighbor Policy and held a Good Neighbor Meeting on September 5, 2023. Nine neighbors attended. Attachment 5 provides the summary report of the meeting provided by the applicant. ANALYSIS: Current Zoning: The property is currently zoned RS-5. The RS-5 zone is intended to provide housing opportunities for individual households. The uses allowed in the RS-5 zone include the following: detached single-family, detached zero lot line, attached single-family, duplexes, group households, daycare, general educational facility, parks/open space, religious/private group assembly, and communication transmission facility. The RS-5 zone does not allow assisted group living or multi -family uses. Proposed Zoning: The applicant is requesting that the property to be rezoned to RM-12. The purpose of the RM-12 zone is to provide for the development of high density, single-family housing and low density, multi -family housing. This zone is intended to provide a diverse variety of housing options in neighborhoods throughout the city. Careful attention to site and building design, specifically height limitations and the allowed density, are important to ensure that the various housing types in any one location are compatible with one another. Table 1 outlines the uses that are allowed in the RM-12 zone, which include multi -family, assisted group living, community service, general educational facilities, etc. A multi -family use on the property would allow a maximum of 12 units. An assisted group living facility would be allowed on the property as a provisional use. The assisted group living facility would be allowed 45 roomers maximum due to the size of the property and density allowed by the provisional use section in the code. Additionally, the group living use must have a bath and toilet facilities available for use by roomers and be able to provide access to a communal kitchen, dining room, and other common facilities and services. Table 1 — Uses Allowed in RM-12 Zone Detached single-family dwellings P Detached zero lot line dwellings PR Attached single-family dwellings PR Duplexes PR Group households PR Multi -family dwellings P Assisted group living (e.g., nursing group care facilities homes, PR Community service —general (e.g., museums, youth club facilities libraries, S Community service —shelter S Daycare PR Educational facilities —general public/private schools (e.g., PR Parks and open space PR Religious/private group assembly PR Communication transmission facility PR P = Permitted PR = Provisional S = Special exception Rezoning Review Criteria: Staff uses the following two criteria in the review of rezonings: 1. Consistency with the comprehensive plan; 2. Compatibility with the existing neighborhood character. Compliance with Comprehensive Plan: The future land use map of the current IC2030 Comprehensive Plan identifies this area as appropriate for Residential at 2-8 Dwelling Units per Acre. The current Southwest District Plan future land use map identifies this property as appropriate for Single-Family/Duplex Residential. Concurrent with this rezoning, the owner has requested an amendment to the land use policy direction to show this area as appropriate for 8- 16 Units per Acre / Low Density Multi -Family. Assuming that the amendment is adopted, this application would be consistent with the comprehensive plan. The Southwest District Plan also includes policies that multi -family housing should be located along arterial street corridors in areas with good access to city services. However, the Southwest District Plan notes concern that the amount of land zoned high -density multi -family is excessive El for this area and an appropriate transition between low -density single-family neighborhoods and areas zoned high -density multi -family was lacking. Specific concerns noted are that the bulk and scale of large apartment buildings, large parking lots, bright lights, and noise directly adjacent to single-family homes could constitute nuisances. Benton Street is an arterial street corridor that does have access to city services. Regarding the bulk and scale of higher intensity level use, staff is recommending a condition that any development to be consistent with the general scale and footprint of the concept (Attachment 4) to ensure compatibility with the existing neighborhood development pattern. Additionally, this condition will serve as a way for staff to address other policies noted in the plan. The plan includes a goal to stabilize existing single-family neighborhoods in the Roosevelt Subarea in order to provide the opportunity and encourage households of all types to live close to the University and downtown Iowa City. In addition, it encourages the development of high - quality multi -family housing that is compatible with surrounding development to meet the housing needs of a variety of households including singles, young families, university students and elderly populations. Recommended actions include the following: Avoid concentrations of high -density multi -family zoning directly adjacent to low -density single-family zones; facilitate downzoning multi -family property where appropriate. Apply the Multi -family Residential Design Standards contained in Section 14-5H-5N of the City Code to the Roosevelt Subarea. Review and make needed changes to the Multi -family Residential Design Standards to ensure compatibility of new multi -family development with surrounding development. The Southwest District Plan was adopted in 2002. Subsequently the city adopted multi -family site development standards in 2005. Any multi -family use would be subject to the multi -family site development standards in the zoning code. The Comprehensive Plan also includes several strategies regarding land use and housing, including the following: Ensure that infill development is compatible and complementary to the surrounding neighborhood. Identify and support infill development and redevelopment opportunities in areas where services and infrastructure are already in place. Promote housing design and features that allow people to age in place, such as universal design. Compatibility with Existing Neighborhood Character: The subject property is bordered by single-family residential housing to the east, west, and south, with Oaknoll's Main Campus located north across W. Benton Street. Although this property is in a mid -block location surrounding by single-family residential on three sides, staff considers this proposal an extension of Oaknoll's Main Campus to the north. Staff will utilize the recommended condition to ensure that the rezoning is compatible with the existing neighborhood character. Specifically, by ensuring consistency with the footprint and scale of the concept any new development will be compatible with the existing character, which is predominately smaller, house scale buildings on the south side of W. Benton Street. With the adoption of the proposed comprehensive plan amendment and the recommended condition, staff finds the proposed rezoning request is consistent with the Comprehensive Plan and compatible with the existing neighborhood character. 5 Correspondence: Staff has received public correspondence (Attachment 6) from neighboring residents voicing their support for the proposed rezoning. NEXT STEPS: After a recommendation from the Planning and Zoning Commission this application will be considered by the City Council. • City Council will need to set a public hearing for both the comprehensive plan amendment and rezoning. • City Council will consider approval of the comprehensive plan amendment (CPA23-0001) and must hold three readings including the public hearing for the rezoning (REZ23-0008). STAFF RECOMMENDATION Staff recommends approval of REZ23-0008, a proposed rezoning to change 0.78 acres of the property located at 1201 W. Benton Street from RS-5 to RM-12 zone subject to the following condition: • General compliance with the footprint and scale of the concept plan (Attachment 4) to ensure compatibility with the existing neighborhood development pattern. ATTACHMENTS: 1. Location Map 2. Zoning Map 3. Applicant Submittal Materials 4. Development Concept 5. Good Neighbor Meeting Summary 6. Public Correspondence Approved by: Danielle Sitzman, AICP, Development Services Coordinator Department of Neighborhood and Development Services ATTACHMENT 1 Location Map i Y U O vY' irn,lep 1 -Irlr �I � y M, � L O 7 X H W N O L 2 v v E O N O F ,��+ E� ,D ❑ m :9 m IT Fy b --- N 0 fA O y 'O L U G � C i i C i 0oi ATTACHMENT 2 Zoning Map N � N V � ' N � C O R � N O f T � Q1 R W � 0 f ATTACHMENT 3 Applicant Submittal Materials An active LifeCare community since 1966 "no September 19, 2023 To: City of Iowa City Re: Zoning variance request for 1201 W. Benton St. From: Steve Roe Chief Executive Officer Oaknoll is requesting to use our recently acquired property at 1201 W. Benton St. for a "small -house" nursing model that would serve twelve residents. The small -house model creates an ideal setting to provide care for frail, older adults. Each resident has their own private room, including a bathroom and shower, around the perimeter of the building. Residents can be involved in meal preparation, which happens in an open kitchen. The house has a communal dining and living area for activities and visiting. The design of the house is modern. It ties in with the architecture of our most recent addition across Benton St. It also fits nicely on the property and will not disturb the neighbors. The trees around the property line will not be disturbed. We hosted a meeting of the property owners around our property on September 51h to explain what we hoped to build. We showed the neighbors what the home will look like when completed. The neighbors immediately east, west, and south signed a "letter of support" for the proposed new home in which we will provide nursing care. Those letters are included with this submission. The last expansion of Oaknoll's licensed nursing beds occurred in 2016, the year after our Spring Building addition was complete. The number of licensed beds increased by 10, from 48 to 58. To meet resident expectations, the number of private nursing rooms has increased from zero to 52 over the past 19 years. 52 of our 58 licensed beds are private rooms. Since 2018, Oaknoll has acquired 14 condominiums at One University Place, and we open the 60- apartment Oaknoll East campus in 2020. With these two locations, our number of Independent Living households has grown by 74. Overtime, approximately 50%of the individuals served in these locations will require nursing care. Over the next five years, our goal is to increase the number of licensed nursing beds from 58 to approximately 90 to meet the anticipated needs of our larger Independent Living population. The proposed project at 1201 W. Benton St. would get us to a total of 70 licensed nursing beds, which we anticipate will get us through until the redevelopment of our main campus can occur. Oaknoll is an asset to the Iowa City community. We hope that the city will support a creative and responsible use of the property at 1201 W. Benton St. Oaknoll Retirement Residence • 1 Oaknoll Court • Iowa City, Iowa 52246-5250 PHONE 319-351-1720 • FAx 319-351-6772 • www.oaknoll.com m x LU 0 z z 0 N w W LLI LL H 0 z LLI W O �i >Q O 3n V60 S tl lIN tl m �z Id 3 U O sc813M �sxnroo a O (p J .J 3NI10 � a0 l W Isa3MNn / F�- 3WV31 o DNNVO yl r ONV1H H � - +�NFN y3033N p 15 3Dtl 39 15 39a03 Ci e 2 � 0tl w N3]yj i w wi < < 193tl1 � � 301� a i N SOVSESSt 15 135N05 oUJ W 60 VNSVHVA r wm Q 1 15 30tlN0 y Q µTyE •F�j, RENKRIDGE DF 31V0 IB - p � AV M3N3901 pi3 DENBIDH DR DI � aD Noals3 Oltla3W3 Ft 3 W S Ft�P B dh w = v� 15 V0S3 31 a W.1V3- a a0MO M93N O n 60 OR 3DiaBOW aaa m 0 m Q a W a AxIOMCONSULTANTS CIVIL STRUCTURAL - MECHANICAL - ELECTRICAL - SURVEY - SPECIALTY September 22, 2023 ItlSlfil"�LL` I16�91J11ul��ll7i];i:1�SiL`IL`L�] The proposed rezoning consists of a single parcel located on the South side of W. Benton between Weeber St and Wylde Green Rd in Iowa City. Refer to the Rezoning Exhibit included with the Rezoning Application for additional information and detail. The current zoning classification is IRS-5 and the Applicant is seeking to rezone property to RM-12. The applicant is proposing to demo the existing single family home and construct a new "small -house" nursing model that would serve a much needed twelve residents with assisted living. This would be considered complimentary to the current Oaknoll Main Campus directly across the street. The intent with the design of this structure is that it visually appears as if another single-family residential home, while site -wise is situated within the existing trees and vegetation so screening remains and minimal removals are needed. There is city water, storm sewer, and sanitary sewer already provided to this site. Existing easements are in place within the parcel as previously platted and identified. Storm water management is already incorporated into the development for this impervious area. Discussion has taken place with City staff and pre -application process has been completed. A Good Neighbor Meeting was organized and held by Oaknoll staff with the adjacent and surrounding single family residences in which there was a very positive response. With that, included as an attachment to this rezoning application are support letters from neighbors directly adjacent to the parcel proposed to be rezoned. Additional Good Neighbor Meetings can be held if so required or requested. The total area of amended rezoning is 0.776 acres. Sincerely, 4�44� Brian A. Boelk, PE PRINCIPAL/OWNER 300 S Clinton St #200, Iowa City, IA 52240 1 319.519.6220 www.axiom-con.com 2330 12th Street SW, Cedar Rapids, IA 52404 1 319.519.6220 ATTACHMENT 4 Development Concept V ' m m m U / � (jL 1=� PH UDWO ---------------------------- I' 1 L 1 F f L I .•N 1 I vt �r 1 4 I as _ s � �qyg♦ 1. 'I l�Ia f ow ATTACHMENT 5 Good Neighbor Meeting Summary An active Lift October 30, 2023 To: Madison Conley, Associate Planner — City of Iowa City Re: Good Neighbor meeting for proposed 1201 W. Benton St. project From: Steve Roe, Chief Executive Officer Oaknoll hosted an informational meeting for property owners near 1201 W. Benton the afternoon of September 5, 2023. On the north side of Benton St., the Oaknoll campus extends from Oaknoll Drive to Wylde Green Rd. Each property owner on the south side of Benton St. between Weeber St. and Wylde Green Rd. was invited, along with the neighbors who share the property line on the south side of the property. A total of nine property owners were invited. The list of property owners and addresses follows: 1. Randy A. Ihrig 1123 W. Benton St. could not attend, but met privately Sept. 11 2. Katerina Beyerink 1129 W. Benton St. 3. Margaret & Raymond Welsh 1209 W. Benton St. 4. Mousa Abuissa 1215 W. Benton St. 5. Melvin Donaldson & Courtney Hitchon 6. Wilford & Elaine Yoder 7. Kathryn & George Sadewasser 8. Suellen Pennel 9. John & Connie Nelson 816 Talwrn Ct. 820 Talwrn Ct. 824 Talwrn Ct. attended and signed letter of support attended and signed letter of support did not attend did not attend attended and signed letter of support attended 802 Wylde Green Rd. attended via proxy 809 Weeber St. attended During the meeting, I shared information about Oaknoll's plans for this property, beginning with a description of the "small house" model of nursing care and why we were working to add additional nursing spaces. I shared a map of the area and the architectural renderings of what the proposed building will look like. We closed the meeting with a question -and -answer session. One of the questions was related to parking and another was related to traffic. The residents who will be cared for in this building do not drive, so they will not have vehicles on the property. There will be two to three staff members working with the residents throughout the day, and intermittent visitors to the twelve residents living in this new building. Benton St. is already a very busy street. This building will not add any significant new traffic. If there is any additional information that would be helpful in considering this application, please let me know. Oaknoll Retirement Residence • I Oaknoll Court • Iowa City, Iowa 52246-5250 PHONE 319-351-1720 • FAx 319-351-6772 • www.oaknoll.com ATTACHMENT 6 Public Correspondence September 5, 2023 To: City of Iowa City Re: 1201 W. Benton St. property We, the property owners near Oaknoll, consider Oaknoll to be a "good neighbor". We support Oaknoll's request to the city for a zoning variance from RS5 to RM-12 for their property at 1201 W. Benton St. We understand that if the rezoning request is approved, Oaknoll will pursue adding additional licensed nursing spaces to care for their most dependent residents. The new building will be a good addition to our neighborhood. Randy A. Ihrig, 1123 W. Benton St. C fd i e7j" Katerina Beyerink, 1129 W. Benton St. Margaret & Raymond Welsh, 1209 W. Benton St. Mousa Abuissa, 1215 W. Benton St. Melvin Donaldson & Courtney Hitchon, 816 Talwrn Ct. Wilford D. & Elaine E. Yoder, 820 Talwrn Ct. Kathryn L. & George Sadewasser, 824 Talwrn Ct. Suellen N. Pennell, 802 Wylde Green Rd. John S. & Connie Nelson, 2245 Macbride Dr. (owner of 809 Weeber St.) September 5, 2023 To: City of Iowa City Re: 1201 W. Benton St. property We, the property owners near Oaknoll, consider Oaknoll to be a "good neighbor". We support Oaknoll's request to the city for a zoning variance from R55 to RM-12 for their property at 1201 W. Benton St. We understand that if the rezoning request is approved, Oaknoll will pursue adding additional licensed nursing spaces to care for their most dependent residents. The new building will be a good addition tc our neighborhood. Randy A. Ihrig, 1123 W. Benton St. Katerina Beyerink, 1129 W. Benton St. Margaret & Raymond Welsh, 1209 W. Benton St. Mousa A uissa, 1215 W. Benton St. Melvin Donaldson & Courtney Hitchon, 816 Talwrn Ct. Wilford D. & Elaine E. Yoder, 820 Talwrn Ct. Kathryn L. & George Sadewasser, 824 Talwrn Ct. Suellen N. Pennell, 802 Wylde Green Rd. John S. & Connie Nelson, 2245 Macbride Dr. (owner of 809 Weeber St.) September 5, 2023 To: City of Iowa City Re: 1201 W. Benton St. property We, the property owners near Oaknoll, consider Oaknoll to be a "good neighbor". We support Oaknoll's request to the city for a zoning variance from RS5 to RM-12 for their property at 1201 W. Benton St. We understand that if the rezoning request is approved, Oaknoll will pursue adding additional licensed nursing spaces to care for their most dependent residents. The new building will be a good addition to our neighborhood. Randy A. Ihrig, 1123 W. Benton St. Katerina Beyerink, 1129 W. Benton St. Margaret & Raymond Welsh, 1209 W. Benton St. Mousa Abuissa, 1215 W. Benton St. Melvin Donaldson & Courtney Hitchon, 816 Talwrn Ct. Wilford D. & Elaine E. Yoder, 820 Talwrn Ct. Kathryn L. & George Sadewasser, 824 Talwrn Ct. Suellen N. Pennell, 802 Wylde Green Rd. John S. & Connie Nelson, 2245 Macbride Dr. (owner of 809 Weeber St.) November 27, 2023 City of Iowa City Madison Conley Associate Planner RE; CPA23-0001 1201 W Benton St. REZ23-0008 1201 W. Benton St. We strongly support Oaknoll of Iowa City's plan to amend the Southwest District Plan to Low -Density Multi -Family for the property at 1201 W Benton St. Thanks for allowing us to provide this input. A- wt, V "U&)e;,� Dale L. Woods 1 Oaknoll Ct. Iowa City, IA 52246 MINUTES PRELIMINARY PLANNING AND ZONING COMMISSION NOVEMBER 15, 2023-6:OOPM—FORMAL MEETING EMMA J. HARVAT HALL, CITY HALL MEMBERS PRESENT: Susan Craig, Maggie Elliott, Mike Hensch, Maria Padron, Scott Quellhorst, Billie Townsend, Chad Wade MEMBERS ABSENT: STAFF PRESENT: Sarah Hektoen, Kirk Lehmann OTHERS PRESENT: RECOMMENDATIONS TO COUNCIL: By a vote of 6-0 (Elliott recused) the Commission recommends to set a public hearing for December 6, 2023 on a proposed amendment to change the Comprehensive Plan future land use map from 2-8 Dwelling Units per Acre to 8- 16 Dwelling Units per Acre and an amendment to change the Southwest District Plan future land use map from Single-Family/Duplex Residential to Low Density Multi -Family Residential for approximately 0.78 acres of property. CALL TO ORDER: Hensch called the meeting to order at 6:00 PM. PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA: None. COMPREHENSIVE PLAN ITEMS: CASE NO. CPA23-0001 LOCATION: 1201 W. Benton Street A request to set a public hearing for December 6, 2023, on a proposed amendment to change the Comprehensive Plan future land use map from 2-8 Dwelling Units per Acre to 8- 16 Dwelling Units per Acre and an amendment to change the Southwest District Plan future land use map from Single-Family/Duplex Residential to Low Density Multi -Family Residential for approximately 0.78 acres of property. Elliott recused herself and left the meeting because she is on the board of Oaknoll Foundation. Townsend moved to set a public hearing for December 6, 2023 on a proposed amendment to change the Comprehensive Plan future land use map from 2-8 Dwelling Units per Acre to 8- 16 Dwelling Units per Acre and an amendment to change the Southwest District Plan future land use map from Single-Family/Duplex Residential to Low Density Multi -Family Residential for approximately 0.78 acres of property. Wade seconded the motion. Craig noted a concern about parking. Hekteon said that will be discussed at the public hearing. Planning and Zoning Commission November 15, 2023 Page 2 of 4 A vote was taken and the motion passed 6-0 (Elliott recused). CONSIDERATION OF MEETING MINUTES: OCTOBER 4, 2023: Craig moved to approve the meeting minutes from October 4, 2023. Quellhorst seconded the motion, a vote was taken and the motion passed 6-0. CONSIDERATION OF MEETING MINUTES: OCTOBER 18, 2023: Quellhorst moved to approve the meeting minutes from October 18, 2023. Townsend seconded the motion, a vote was taken and the motion passed 6-0. :aAa\�I�III"AZIWks] 0111"Ik,1101N�J_r0[a]ZI Lehmann stated that most of the housing code, zoning code text amendments that were approved by this Commission have been adopted by Council. Those include everything except the ADU's, those will be considered at their meeting next Tuesday. Staff is expecting that they'll have a consolidated second and third reading because the first reading past 7-0. At the reading on next Tuesday, they'll be considering it as recommended by this Commission but based on discussion there's a chance that another ADU amendment will come down the line as there's been a lot of discussion about the owner occupancy requirement. Craig noted in the Council minutes it stated they might want to consult with P&Z, did they change their mind. Lehmann stated Council did talk about consulting and decided to approve it as recommended and then direct staff to bring a subsequent amendment. Hensch stated his understanding is that amendment may have something do with the University Impact Zone so if that does come before this Commission again, he'd request that University Impact Zone be defined for them so they know what the criteria are to be in the University Impact Zone. Additionally, he would like to know the date that University Impact Zone was approved, because it seems to him it's probably aged over time. Lehmann stated the pro housing application has been submitted and although HUD has stated they will decide on it by January, Lehmann believes it more reasonable that they will hear back by spring. Staff will keep the Commission in the loop as that moves forward as that's going to have some planning and zoning work associated with that. Hensch asked about the student housing building that's being constructed at the intersection of Riverside and Myrtle and then the other student housing building being constructed on South Dubuque Street. How many units are going to be in those two buildings combined? Lehmann is not sure. Hensch stated it just seems a relevant piece of information they probably should know because they're both really large and it's going to add some substantial availability. Lehmann stated staff does plan on providing another development update and will try to keep everyone in the loop on developments. Hensch noted they have not heard anything about the student housing that was approved a Planning and Zoning Commission November 15, 2023 Page 3 of 4 couple of years ago on Gilbert Street just north of the railroad tracks. Lehmann stated for 315 Prentiss, they have resubmitted for a site plan because their site plan expired but it's still proposed as student housing and the site plan is virtually unchanged from what it was previously. ADJOURNMENT: Townsend moved to adjourn, Quellhorst seconded and the motion passed 6-0. o X X X X X X X o X X X X X ` X X so X X X X X ; X X 4X X X X X W ' X X X O X X I. I I tiX XOX 1 1 XX N X XXX X X Z tO O �X X X X ; X U) 20 O W N X X X X X X Z W N X U O Q N X X X X O X X ui Z ZI- LO W Z X XXX 1 0 XX Z Q N Z Q J OD a xww XXX X X X X N XXX X X O X N WO X X X ; X X X to W I W OXD W �XXX0 N rn � U E a C C C N f0 in N N a O �U3QZ } d Q II II W p II W YXOO'