HomeMy WebLinkAbout2018-08-21 Public hearingItem Number: 7.d.
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CITY OF IOWA CITY
UNESCO CITY OF LITERATURE
August 21, 2018
Motion setting a public hearing for September 4 on an ordinance to amend
Title 14, Zoning of the Iowa City Municipal Code related to required retail
storefronts in the Riverfront Crossings Central Crossings subdistrict (ZCA18-
00001)
ATTACHMENTS:
Description
Staff Report
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CITY OF IOWA CITY
410 East Washington Street
Iowa City, Iowa 52240-1826
(319) 356-5000
(319) 356-5009 FAX
www.icgov.org
Late Addition:
Information submitted between distribution of packet on Thursday and close of business on
Monday.
Consent Calendar
Item 7. Setting the Public Hearing
7.d. Zoning code amendment related to required retail storefronts in the
Riverfront Crossings District — Motion setting a public hearing for
September 4 on an ordinance to amend Title 14, Zoning of the Iowa
City Municipal Code related to required retail storefronts in the
Riverfront Crossings Central Crossings subdistrict (ZCA18-00001)
Comment: At its August 16 meeting by a vote of 6-0 (Dyer absent) the Planning and
Zoning Commission recommended approval of this amendment which would allow
ground floor residential uses within required retail storefront areas if located within the
Central Crossings subdistrict and at least 60 percent of the units are rent and income
restricted.
Late Handouts:
Consent Calendar (Correspondence)
Item 8.k Kevin Boyd (x2) — Ash Tree Removal Moratorium Request from the Northside
Neighborhood Association [Staff response included]
Regular agenda
Item 10.a Rezoning between Burlington and Court Street — Pentacrest Garden
Apartments — See additional correspondence.
Item 12 Animal Services Ordinance — See additional correspondence
� .® CITY OF IOWA CITY
MEMORANDUM
Date: August 16, 2018 /,- 0
To: Planning & Zoning Commission
From: Anne Russett, AICP, Senior Planner, Neighborhood and Development Services
Department
Re: Amendment to Title 14, Zoning Code of the Iowa City Municipal Code related to
Required Retail Storefronts in the Riverfront Crossings Central Crossings Subdistrict
(ZCA18-00001)
Introduction
The proposed amendment amends the zoning code (Title 14 of the Iowa City Municipal Code), to
allow residential uses within areas identified as required retail storefronts on the Riverfront
Crossings regulating plan [Attachment 1] within the Central Crossings subdistrict when they are
part of an affordable housing project.
Background
The City adopted the Riverfront Crossings Master Plan in 2014. The master plan identifies areas
of the district for ground floor retail with the intention of creating a vibrant, active, and pedestrian -
friendly environment [Attachment 2]. The areas in the plan identified for ground floor retail were
conservatively selected to not impact the downtown retail market. These key retail nodes were
selected due to existing or future conditions that would enhance the streetscape. Furthermore,
the plan recognizes that the ground floor in these areas would initially be utilized for residential
uses until the market demand for retail increases.
Subsequent to the adoption of the master plan the City adopted the Riverfront Crossings Form
Based Development Standards to implement the vision and goals of the master plan. This form -
based code includes a regulating plan that identifies locations where ground floor retail is required.
Where the master plan provides the flexibility for residential, the regulating plan of the form -based
code requires ground floor retail in the areas identified as "required retail storefront".
Affordable Housina Requirement
The Riverfront Crossings' form -based code includes an affordable housing obligation. Projects
that contain at least 10 dwelling units must provide affordable housing units in an amount equal
to or greater than 10% of the total number of dwelling units in the project. The form -based code
provides options for satisfying this requirement, including providing the affordable units on-site,
off-site, and paying fees in -lieu of providing the affordable units.
In 2017 the City executed an affordable housing agreement with Dubuque and Prentiss
Investments regarding their project at 620 S. Dubuque Street. The project includes 36 residential
units and received a height bonus to five stories due to the owner's commitment to providing 15%
of the units as affordable housing. The agreement outlines that the owner will provide the
affordable housing units on-site, but may wish to transfer the affordable obligation to the property
at 628 S. Dubuque Street. Ultimately, the developer of 620 S. Dubuque Street and a future project
planned for 225 E. Prentiss Street would like to transfer the affordable housing obligation of these
two sites to the property at 628 S. Dubuque Street (see Figure 1). The developer is coordinating
with the Housing Fellowship, a non-profit organization that focuses on providing affordable rental
August 10, 2018
Page 2
housing in Johnson County, who would manage the affordable housing project at 628 S. Dubuque
Street. Del Ray Ridge, L.P. has a purchase agreement for 628 S. Dubuque Street.
In October 2017, the City Council passed a resolution committing $330,000 in City funds to Del
Ray Ridge, L.P. for the affordable housing project at 628 S. Dubuque Street. The Iowa Finance
Authority also awarded the project Low Income Housing Tax Credit (LIHTC) funds in March 2018.
On August 7, the City Council entered into an agreement with Del Ray Ridge, L.P. for a $330,000
loan for this project.
Here is a summary of the Del Ray Ridge project:
- 33 units total; 17 1 -bedroom and 16 2 -bedroom units
- 4 units affordable to households at or below 30% area median income (AMI)
- 5 units affordable to households at or below 40% AMI
- 20 units affordable to households at or below 60% AMI
- 4 units with no income requirements
- Affordability period of 30 years
In an August 7, 2018 memo to City Council regarding the Del Ray Ridge project, City staff noted
that the Riverfront Crossings' form -based code required ground floor retail at this site, but that the
City would be initiating a code amendment to allow ground floor residential.
Figure 1. Location Map
620 S. Dubuque Street, 36 units
225 E. Prentiss Street, future development
628 S. Dubuque Street, Del Ray Ridge
August 10, 2018
Page 3
Proposed Amendment
Staff proposes an amendment to the Riverfront Crossings' form -based code to allow ground
floor residential uses within the Central Crossings Subdistrict in areas identified as required
retail storefront when they are part of an affordable housing project. More specifically, to qualify
for this exemption projects must be subsidized by a federal or state program that requires at
least 60 percent of the units to be rent and income restricted [Attachment 3].
Staff proposes to limit the exemption to affordable housing and further limit it to the Central
Crossings Subdistrict for the following reasons:
• Providing market flexibility to support the goals of affordable housing in the district.
• The South Downtown, South Gilbert, and West Riverfront subdistricts have key
commercial corridors (e.g. Burlington Street, Riverside Drive, Gilbert Street) where
maintaining existing and requiring new retail is critical to enhancing the vibrancy of these
corridors. The Park subdistrict has one small node of required retail that is important to
maintain for the convenience of future residents. There are no required retail storefront
requirements in the University, Orchard, and Gilbert Subdistricts or the East Side Mixed -
Use District.
Comprehensive Plan Consistency
The proposed amendment supports the following housing goal and strategy from the
comprehensive plan:
• Encourage a diversity of housing options in all neighborhoods.
o Ensure a mix of housing types within each neighborhood, to provide options for
households of all types (singles, families, retirees, etc.) and people of all incomes.
The proposed amendment also supports the vision of the Downtown & Riverfront Crossings
Master Plan. The master plan recognizes the need for flexibility to allow residential uses within
areas identified as required retail storefronts. The proposed amendment will allow some flexibility
by providing an exemption for affordable housing projects within the Central Crossings Subdistrict.
Staff Recommendation
Staff recommends that the Planning and Zoning Commission recommend adoption of the
following proposed amendment to 14 -2G -3B -2d of the Iowa City Municipal Code by the Iowa City
City Council:
d. Residential uses are not allowed within required retail storefronts, as specified
in the riverfront crossings regulating plan, except in the Central Crossinqs
subdistrict for housing subsidized by a federal or state program that requires at
least 60 percent of the units to be rent and income restricted
Attachments:
1. Riverfront Crossings Regulating Plan
2. Excerpt from Downtown & Riverfront Crossings Master Plan related to Primary Streets
and Required Retail Storefronts
3. Proposed Amendment to 14 -2G -3B -2d
Approved by: :1>
Danielle Sitzman, AICP, Development Services Coordinator
Department of Neighborhood and Development Services
Legend
South Downtown Subdistrict
University Subdistrict
Central Crossings Subdistrict
Gilbert Subdistrict
Park Subdistrict
South Gilbert Subdistrict
West Riverfront Subdistrict
Orchard Subdistrict
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Public Parks and Open Space
Green Space
Primary Street
....1 Required Retail Storefront
Required Ralston Creek Frontage
Riverfront Crossings Boundary
kill-# University of Iowa Campus
Pedestrian Street
primary streets and required retail storefronts
Every great city has great streets. Great streets are not streets
thatjust move vehicular traffic. Instead, they are known far their
pedestrian activity, retail vitality, connectivity, and desirability as
a sought-after address. In other words, they become destinations
in their own right. The downtown blocks or Iowa Avenue,
Washington Street, College Street, Clinton Street, and Dubuque
Street best fit this definition.
As the plan for Downtown and Riverfront Crossings comes to
fruition, additional street corridors will be added to this list.
Outside of downtown, future primary streets should include key
east -west streets such as Burlington and Court, and north -south
streets such as Gilbert, Linn, Dubuque, Clinton, Capitol, and
Riverside Drive.
Over time, these streets will transform into special "places".
5treetscape enhancements will improve pedestrian comfort,
buildings - many with active street -level uses - will address the
street, and sidewalks will teem with life. In order to encourage
the amount of street -level activity desired by participants in
the planning process, retail storefronts will be required at key
locations. These storefronts will have minimum floor to ceiling
height requirements, as well as opacity requirements. Initially,
these storefronts can be utilized for residential uses. As more
"rooftops" are added, this market will transition and residential
uses will migrate to retail uses. These storefronts, and the stores
they represent, will draw activity to key nodes within the Study
Area (Clinton Plaza, Rock Island Train Depot TOD, etc.). Care has
been taken to minimize the amount and location of required retail
storefront so as to not negatively impact the existing Downtown
retail market.
Rryhr Pnrnary Streets pn;l Nequuei Rera%I sunEnonn')"w o
ATTACHMENT 2
primary streets k storefronts
Primary Street
--�9 Required Retail Storefront
Existing Waterways
Study Area Boundaries
no
0' 400' &IO' 1500'
29
ATTACHMENT 3
Proposed Amendment to 14 -2G -313-2d
Title 14 — Zoning Code
Article G. Riverfront Crossings and Eastside Mixed Use Districts Form Based Development
Standards
14-2G-3: SUBDISTRICT STANDARDS:
B. Central Crossings And Orchard Subdistricts And Eastside Mixed Use District:
2. Uses: The principal uses allowed in the Central Crossings Subdistrict, Orchard
Subdistrict and Eastside Mixed Use District are the same as allowed in the CB -5
Zone, as specified in section 14-2C-2, table 2C-1 of this chapter, except as noted
below. Provisions and special exception approval criteria that apply in the CB -5 Zone
also apply in these districts as set forth in chapter 4. article B of this title, except as
noted below. In addition, the following restrictions and allowances shall apply:
a. In the Orchard Subdistrict, commercial and industrial uses are not allowed, except
in live -work townhouses, which may contain commercial uses allowed in the CB -5
Zone, provided the building is constructed to accommodate such uses and provided
the use is not prohibited in the list below. Quick vehicle service uses are not
allowed. (Ord. 17-4705, 5-16-2017)
b. In the Central Crossings Subdistrict, quick vehicle servicing uses are not allowed on
any frontage designated as primary street or Ralston Creek frontage, as specified in
the Riverfront Crossings regulating plan. In the Eastside Mixed Use District, quick
vehicle servicing uses are not allowed, except by special exception on property at
the corner of Burlington and Van Buren Streets. (Ord. 16-4675, 9-20-2016; amd.
Ord. 17-4705, 5-16-2017)
c. Household living uses shall be allowed within permitted building types as specified
in section 14-2G-5 of this article. For multi -family uses, the provisions in section 14-
413-4 of this title are superseded by the standards in this article and, therefore, do
not apply. Residential occupancy is limited to one "household" per dwelling unit, as
this term is defined in chapter 9, article A, "General Definitions", of this title. The
residential occupancy of a household living use is constrained by the provisions
of title 17, chapter 5, "Housing Code", of this title. The maximum number of
bedrooms per dwelling unit is three (3). Residential density (units per acre): no
maximum. However, in the Central Crossings Subdistrict for apartment buildings,
multi -dwelling buildings and mixed use buildings the number of three-bedroom units
per lot may not exceed thirty percent (30%) of the total number of units on the lot,
except for south of the Iowa -Interstate Rail Line, where the number of three-
bedroom units for these building types may not exceed twenty percent (20%). In the
Eastside Mixed Use District and Orchard Subdistrict, the number of three-bedroom
units for these building types may not exceed twenty percent (20%).
d. Residential uses are not allowed within required retail storefronts, as specified in
the riverfront crossings regulating plan ;oxcept in the Central Crossings subdistrict
for housing subsidized by a federal or state program that requires at least 60
percent of the units to be rent and income restricted.
e. Assisted group living uses shall be allowed within permitted building types as
specified in section 14-2G-5 of this article. Residential occupancy is limited to one
roomer per three hundred (300) square feet of floor area, not including floor area
within a garage or structured parking area.
f. Drinking establishments are not allowed.
g. Animal related commercial, repair oriented retail, and alcohol sales oriented retail
uses are not allowed in the Eastside Mixed Use District and Orchard Subdistrict.
h. In the Eastside Mixed Use District and Orchard Subdistrict, commercial recreational
uses, eating establishments, sales oriented retail, and personal service oriented
retail uses shall not be open to the public between the hours of eleven o'clock
(11:00) P.M. and six o'clock (6:00) A.M., except if located in a storefront with
frontage on Van Buren Street or Burlington Street.
NOTICE OF PUBLIC HEARING
Notice is hereby given that a public hearing wlil
be hold by the City Council of Iowa City, Iowa, at
7:00 p.m. on the 15th day of May, 2018, in Emma
J. Harvat Hao 410 E. Washington Street, Iowa
City, Iowa, or If said meeting Is cancelled, at the
next meeting of the City council thereafter as
Posted by the City Clerk; at which hearing the
Council will consider:
1. An ordinance conditionally rezoning
approximately 7.84 acres from interim
Development Research Development
Park (IDRP) zone to Planned
Development Oveday/Low Density
Multlfemlly (OPD/RM-12) zone located
west of Camp Cardinal Boulevard and
2. An ordinance conditionally rezoning
approximately 3.41 acres from High
Density Multifamily Residential (RM -
44) Zone to Riverfront Crossings —
South Downtown Subdistrict (RFC -SD)
zone located at 12 E. Court Street.
Copies ad.
resolutions we on file for public examination In the
Office of the City Clerk, City Hall, Iowa qty, Iowa.
Persons wishing to make their views known for
Council consideration are encouraged to appear
at the above-mentiened time and place.
Ketite Fruehling, City Clerk
NOTICE OF PUBLIC HEARING
Notice is hereby given that a public hearing will
be held by the City Council of Iowa City, Iowa, at
7:00 p.m. on the 7"^ day of August 2018, in Emma
J. Harvat Hall, 410 E. Washington Street, Iowa
City, Iowa, or if said meeting is cancelled, at the
next meeting of the City Council thereafter as
posted by the City Clerk; at which hearing the
Council will consider:
An ordinance conditionally rezoning
approximately 18.03 acres from Interim
Development Multifamily Residential (ID -
RM) zone to Planned Development
Overlay/Low Density Single Family
Residential (OPD/ RS -5) zone (5.8
acres) and Planned Development
Overlay/Low Density Multifamily
Residential (OPD -12) zone (12.23
acres) located east of S. Gilbert Street
and west of Sandusky Drive (REZ18-
00005).
Copies of the proposed ordinances and
resolutions are on file for public examination in the
office of the City Clerk, City Hall, Iowa City, Iowa.
Persons wishing to make their views known for
Council consideration are encouraged to appear
at the above-mentioned time and place.
Kellie Fruehling, City Clerk
fo>6
Item 1O.b Rezoning East of S. Gilbert Street &
West of Sandusky Drive
REZ18-00005
Ordinance conditionally rezoning approximately 18.03 acres of
property located east of South Gilbert Street and west of
Sandusky Drive, from Interim Development Multifamily
Residential (ID -RM) zone to Planned Development
Overlay/Low Density Single Family Residential (OPD/ RS -5)
zone and Planned Development Overlay/Low Density
Multifamily Residential (OPD-12/RM-12) zone. (REZ18-
00005).
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South District Plan Map
Lou.III
Med lu m Density Sirgle-FaMiN Res d m Mal
Ufi LL Mad w m nemlly Mixed RFslden ha I
■ Muhi-tamily
■ [ammenial
■ Mixed u5t Mekfi6whaad cn mmertial
■ Mixed use eommercral
■ schcai
Pub lic Park yopen Space
■ Prh''ale0 pen 5pa[e 15emh%e Ama
OMer Pub& Propefty
Hlstofic PIOPPM
I.
The following areas may be candidates for clus-
tered density:
West of the Pepperwood Subdivision,
wooded slopes make traditional develop-
ment impractical. In this area, the 2 to 8
dwelling units per acre envisioned on the
land use map on page 53 could be clus-
tered through an overlay planned develop-
ment- Such development would rely on an
extension of Cherry Street, which will pro-
vide improved connectivity and circulation
for the single-familv neighborhood to the
east by allowing residents more direct
street access to South Gilbert Street-
- South District Plan p. 20
LEGEND
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Planning Commission
Recommendation
The Planning Commission recommends approval of REZ18-
00005 subject to the following staff recommended
conditions:
City Forester review and approval of the tree
replacement and protection plan prior to the final plat
approval.
At the time of final plat, approval of a development
agreement specifying that roof drains an gutters for the
single-family lots 5-16 must drain toward the storm
drains on Toby Circle.
The applicant contract with an archaeologist approved
by the State to complete a study or excavation plan
prior to any additional grading on the property.
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