HomeMy WebLinkAbout2018-01-02 CorrespondenceF,.
To: Planning and Zoning Commission
Item: REZ17-00018
703, 705, and 709 S. Dubuque Street
GENERAL INFORMATION:
STAFF REPORT
Prepared by: Sylvia Bochner, Planning Intern
Date: December 21, 2017
Applicant: Whistler Apts., LLC
2249 Pinehurst Drive
Middleton, WI
608-235-0122
mikefishbadger@gmail.com
Contact: - Glen Meisner
1917 S. Gilbert Street
Iowa City, IA 52240
319-351-8282
g.meisner@mmsconsultants.net
Property Owner:
Requested Action:
Purpose:
Location:
Size:
Existing Land Use and Zoning:
Surrounding Land Use and Zoning:
Comprehensive Plan:
Neighborhood Open Space District:
File Date:
45 Day Limitation Period:
Dorothe J. Connell
5175 Rapid Creek Road NE
Iowa City, IA 52240
Rezone from Intensive Commercial (CI -1) to
Riverfront Crossings -Central Crossings (RFC -CX)
To allow for the development of a multi -family
residential building
703, 705, and 709 S. Dubuque Street
0.52 acres
Commercial and Residential, CI -1
North:
Depot, CC -2
South:
Parking, P-1
East:
Commercial, CC -2 and CI -1
West:
Parking, P-1
Downtown and Riverfront Crossings Master Plan
C7—Near Southside
November 16, 2017
December 31, 2017
01-02-18
3e(1)
2
BACKGROUND INFORMATION:
The applicant, Whistler Apts., LLC, is requesting rezoning of 0.52 acres located at 703, 705,
and 709 S. Dubuque Street from Intensive Commercial (CI -1) to Riverfront Crossings—
Central Crossings (RFC -CX) to allow for the development of 55 units of multifamily housing.
These properties are located just south of the Iowa Interstate Railway. Currently, these
properties include a commercial building, which houses a heating and plumbing business,
its unpaved parking lot, and a two-family conversion residential building.
The subject properties are located within the Central Crossings Subdistrict of Riverfront
Crossings. Since the property is located in the Riverfront Crossings District, it is eligible for
Riverfront Crossings zoning as specified in the regulating plan in Article 14-2G, Riverfront
Crossings District Form -based Development Standards.
The applicant has indicated that they have used the "Good Neighbor Policy" and held a
Good Neighbor Meeting on November 30, 2017. A summary report of this meeting is
attached.
ANALYSIS:
Current zoning: The Intensive Commercial (CI -1) zone is intended to provide areas for sales
and service functions whose operations are characterized by outdoor display and storage of
merchandise, repair and sales of large equipment or motor vehicles, outdoor commercial
amusement and recreation activities, or operations conducted in buildings that are not
completely enclosed. Due to the potential for noise, dust, and odors from uses allowed in
this zone, residential uses are not allowed in this zone. However, the subject property
includes one non -conforming residential building.
Proposed zoning: The Riverfront Crossings Central Crossings Subdistrict is intended for
moderate intensity mixed use development in buildings with entries opening onto
pedestrian friendly streets and sidewalks. This zone is intended to provide a variety of types
of housing, along with a mix of retail uses. This zone allows most of the uses permitted in
the Central Business Support (CB -5) Zone, such as eating establishments, office uses, and
retail and service uses, along with residential uses in a variety of building types, including
apartment buildings, townhouses, and mixed-use buildings. The maximum building height
in this zone is four stories, with an upper story setback of 10 feet required along street
frontages above the third story.
The applicant intends to build a four-story apartment building that contains 28 one -bedroom
units, 21 two-bedroom units, and 6 three-bedroom units (concept plan attached). The
applicant has indicated that 69 parking spaces will be provided below grade, which exceeds
the required 67.5 parking spaces. Access will be provided from a recessed entrance on the
Dubuque Street frontage, a primary street. The RFC -CX zones requires that parking be
accessed from alleys, rear lanes, or secondary streets. However, if this type of access is not
feasible, access to a primary street may be granted by the Form Based Code Committee. Any
request for a curb cut on an arterial street will be reviewed according to the provisions in
r 3
section 14-5C-6. Because Dubuque Street is the primary street for this development, the
planned access from Dubuque Street will be subject to this review. However, Dubuque Street
is the only option for access to this site, as the property abuts the Iowa Interstate Railway to
the north and there is no rear alley.
Comprehensive Plan: Rezoning from CI -1 to RFC -CX is consistent with the Downtown and
Riverfront Crossings Master Plan. The subject property is located between the Iowa
Interstate Railway line and the CRANDIC rail line. The Central Crossings District portion of
the master plan indicated that this area would become a Station Plaza, in anticipation of a
regional Amtrak station along the Iowa -Interstate Railway and local light rail on the
CRANDIC rail line. However, due to changes in federal and state direction, Amtrak
passenger rail through Iowa City is unlikely and light rail on the CRANDIC line is not
planned for the near future. Because of these changes, the Station Plaza will not be
developed as described in the Riverfront Crossings Master Plan. However, the City still
plans to maintain some open space at this location. The City has maintained ownership of
a 10' vacated right of way located directly behind the subject property. This area, combined
with the 10' rear setback of the subject property and the setback of any redevelopment on
the adjacent University parking lot, will become at least a 30' wide landscaped courtyard
that will provide pedestrian access to the building from the west.
Although development plans for this specific area have changed, this rezoning complies
with the general character of the Central Crossings Subdistrict. The development of a four-
story, 55 -unit apartment building contributes to the high-density, pedestrian friendly
character that the Downtown and Riverfront Crossings Master Plan intends for the Central
Crossings Subdistrict.
Compatibility with neighborhood: Currently, the neighborhood surrounding the subject
property includes a mix of commercial and multi -family residential properties, along with
surface parking. The development of the proposed apartment building would not be
incompatible with current uses. As the Central Crossings Subdistrict continues to
redevelop, the development on the subject property will be consistent with the mixed-use,
pedestrian friendly character of the area.
The subject property abuts the Iowa Interstate Railroad, which could present noise
concerns for the residents of the proposed building. To mitigate this noise, the applicant
has agreed to use materials such as masonry construction and laminate windows to help
minimize the impact of railroad noise on the interior of the building. Additionally, the site
plan includes a fence along the north side of the building, which will be supplemented with
landscaping to provide screening.
Traffic implications: The streets are already in place for this block, which will provide for
adequate traffic circulation. However, during the Good Neighbor meeting, neighboring
businesses expressed concern that the parking provided may be inadequate forthe number
of residents. The applicant intends to provide 69 parking stalls for 55 apartments/88
bedrooms. The proposed 69 parking stall exceeds the minimum requirement for parking in
this zone. In the RFC -CX zone, 0.75 spaces are required for each efficiency or one -bedroom
apartment, 1.5 spaces are required for each two-bedroom apartment, and 2.5 spaces are
required for each three-bedroom apartment. With 28 one -bedroom units, 21 two-bedroom
units, and 6 three-bedroom units, a total of 67.5 parking spaces would be required for the
proposed building.
STAFF RECOMMENDATION:
Staff recommends approval of REZ17-00018, a proposal to rezone approximately 0.52 acres
of property located at 703, 705, and 709 S. Dubuque Street from Commercial Intensive (CI -1)
zone to Riverfront Crossings—Central Crossings Subdistrict (RFC -CX).
ATTACHMENTS:
1. Location Map
2. Aerial Photograph
3. Good Neighbor Meeting Summary
4. Concept Plan
Approved by: `V' `\0_
Tracy Hights o , Inter m Director,
Department of -Neighborhood and Development Services
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An application submitted
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located at 703, 705, and 709 S. Dubuque
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Site Aerial
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Summary Report for
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Good Neighbor Meeting
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CITY OF IOWA CITY
Project Name: Rezoning - Whistler Apartments Project Location: 703, 705, & 709 S. Dubuque St
Meeting Date and Time: November 30, 2017 at 6:30
Meeting Location: Robert A. Lee Community Recreation Center, Room B
Names of Applicant Representatives attending: Randy Bruce & Mike Fisher
Glen Malaner & Gins Landau
Names of City Staff Representatives attending: Bob Miklo
Number of Neighbors Attending: 4 Sign -In Attached? Yes X No
General Comments received regarding project (attach additional sheets If necessary) -
Neighbors commented on the attractiveness of the building.
There was a general question about the University parking lot to the west (will not be disturbed
for this project)
General question on timeline of the project - when to break ground.
Concerns expressed regarding project (attach additional sheets If necessary) -
Nelghbors expressed concern about providing enough perking. One of the representatives answered
saying they would provide 67 stalls for 55 apartments/86 bedrooms. This is a higher parking
ratio than their other project on Iowa Ave., which Is not full.
The existing retaining wall will most likely have to go, so there was concern about water running
and pooling. Stornwater will be addressed as the project moves along.
Genaml concern about lack of green space as well.
Will there be any changes made to the proposal based on this Input? If so, describe:
Changes would most likely occur as a result of stormwater reports, which might Include the use of
permeable pavers, holding tanks under pavement, or other stormwster management practices.
Staff Representative Comments
Bob Miklo addressed the question about city approval process and timeline. P & Z meeting
date will riot be Dec. 7th, as anticipated In the GNM letter, but will be Des 21 at and Condi probably on
Jan.16th.
From: Richard Stapleton <rich.stapleton73@gmail.com>
Sent: Saturday, December 16, 2017 11:48 PM
To: Council
Subject: Langenberg
Dear members of the Iowa City, city council. I've been complaining for months about the traffic on Langenberg Ave. and
how dangerous Langenberg is. Cars are parked on both sides of the road. People speed down the road and the speed
humps are worthless. I've been saying for months via emails to the city, zoning, and in person at the city council
meeting that Langenberg is an accident waiting to happen. Well, tonight, that accident involved me. I was hit by a
drunk driver who was turning off of Covered Wagon onto Langenberg.
I am getting to the point where I am about to hire an attorney if the city does not do anything about the dangerous
traffic situation in our neighborhood.
Sincerely,
Richard A. Stapleton
1153 Langenberg Ave.
Iowa City, IA 52240.
r CITY OF IOWA CIT
COUNCIL ACTION REPO 3112)
January 2, 2018
Install "Stop" signs on S Gilbert Street at the intersection with McCollister
Boulevard
Prepared By:
Emily Bothell; Acting Sr. Transportation Engineering Planner
Reviewed By:
Kent Ralston; Acting Interim Neighborhood & Development Services
Director
Fiscal Impact:
No impact
Recommendations:
Staff: Approval
Commission: N/A
Attachments:
None
Executive Summary:
As directed by Title 9, Chapter 1, Section 3B of the City Code, this is to advise the City Council
of the following action.
Pursuant to Section 9-1-3A (5); Install "Stop" signs on S Gilbert Street for north- and
southbound motorists at the intersection with McCollister Boulevard.
This action is being taken to establish an all -way stop at this intersection.
q
To Whom It May Concern:
After reading the recent publication from the Press Citizen on December, 30 2017. This
article was awarding her the Press Citizen Person of The Year. In this article, it was mentioned in
this article that she was one of the co-founders of the Center for Workers Justice. While I am
proud of Miss Mazahir, I would like to clarify a critical aspect of this piece. The Voices of
Immigrants organization was founded over 10 years ago. One of the initial founders, Alamin
(Lemb), for the south of Sudan invited myself to the first meeting that the Voices of Immigrants
held. This organization had missions directly identical to the current Center for Workers Justice.
Both the Voices of Immigrants and Center for Workers Justice are the same organization, but
the name was changed a couple of years ago. This agency was conceived while Miss Mazahir
was still in Virginia. I am writing you today to help deliver accurate information to news sources
to not undermine the original founders of this organization. The original founders worked hard
to start the Voices of Immigrants which then turned into the Center for Workers justice and it is
a shame that the article published in the Press Citizen totally disregards that there were
previous founders before her arrival in Iowa. I would like to request that the Center for Workers
Justice get audited so interested citizens like myself can know the specifics about how this
organization is now run from a financial/budgeting and organizational standpoint. As a citizen
directly affected by this organization, I would love to see what this organization is looking to do
to help the community. look forward to hearing back from you and I hope that the City and the
Press Citizen can focus more on honoring real founders of organizations and less on delivering
inaccurate articles that can undermine the hard work of other individuals while uplifting people
who don't deserve it. I look forward to receiving more information on how the Center of
Worker's Justice is currently running. I know most of the politicians love to lie and exaggerate a
lot.
Best,
Adil Daoud Adams
Adaoud29@hotmail.com
(319)594-6902