ITEM NO. 9A: RS-1 TO M-2; 3.59 ACRES; 601 N. IOWA STREET, WEST OF NORTH IOWA (PGP)
Z-02-02-04: A request to rezone a tract of land approximately 3.59 acres from RS-1 (Single-Family Residential) District to M-2 (General Industrial) District. The property is generally described as being located at 601 N. Iowa Street, formerly Riverside School). Submitted by Paul Werner Architects for Unified School District 497, property owner of record.
ITEM NO. 9B: PRELIMINARY PLAT FOR NORTH IOWA ADDITION; 601 N. IOWA STREET, WEST OF NORTH IOWA (PGP)
PP-02-04-04: Preliminary Plat for North Iowa Addition. This proposed office subdivision contains approximately 3.259 acres and is located at 601 N. Iowa Street. Submitted by Peridian Group, Inc., for Doug Compton, First Management Corp., contract purchaser and Unified School District #497, property owner of record.
Items 9A & 9B were discussed simultaneously.
STAFF PRESENTATION
Mr. Patterson introduced the rezoning and Preliminary Plat for the proposed North Iowa Addition. He explained the existing RS-1 zoning was given as a placeholder to the subject area upon annexation. The new zoning Code would provide an actual ‘holding district’ for this purpose (UR – Urban Reserve).
In Staff’s opinion, the proposed M-2 zoning was appropriate for the subject area and in conformance with the Comprehensive Plan and the surrounding area.
Public Works had indicated three sidewalks would be needed in specified locations, and public improvements plans for the plat would be delayed to coincide with the Site Plan that would go before the City Commission in the near future.
Mr. Patterson explained how the required 100’ of right-of-way on Iowa Street would be attained. He also noted that the City Engineer and City Traffic Engineer had both stated that access to North Iowa Street should be restricted to the subject property.
Staff recommended approval of the rezoning and the Preliminary Plat, with the conditions listed in the Staff Report.
It was discussed that there was no intent to replace the existing stop sign with a traffic signal at the intersection of North Iowa and Kresge Road.
The Commission expressed concern about the proximity of the Kresge Road access points to the Iowa Street intersection. Mr. Patterson said conditioning this aspect at the plat stage would restrict flexibility in site layout and design. He suggested this element be left for detailed consideration at the Site Plan stage
APPLICANT PRESENTATION
Mike Keeney, Landplan Engineering, spoke on behalf of the applicant, pointing out the zoning map showed the proposed zoning was appropriate for the area.
Mr. Keeney addressed the difficulty of access with reuse, showing how modification of the existing circle drive would work with the applicant’s proposed design for reusing the vacated Riverside School for construction/corporate offices. He asked the Commission to consider removing conditions 1b & 1c, thus allowing the property to retain one of the two existing curb cuts onto Iowa Street.
Mr. Keeney responded to questions about possible design access/site layout without curb cuts on Iowa Street and discussed potential problems with the intersection.
PUBLIC HEARING – on rezoning only
Rick Gammill, Director of Special Operations for the School District, was present to speak on behalf of Randy Weisman, Superintendent of USD 497 Schools. He gave Mr. Weisman’s apologies, explaining the need for the Superintendent to concentrate on legislative issues at this time.
The School District had been attempting to sell the subject property since Riverside School closed in 2003. There had been little interest until the applicant’s offer, and the School District was anxious that nothing hinder this sale.
Mr. Gammill described the type and intensity of
traffic associated with the Riverside School, stating there had been few if any traffic safety
issues. In Mr. Gammill’s opinion, it would be acceptable to allow the
applicant to retain the single requested access point on Iowa Street
since the proposed reuse would generate less traffic. He responded to
questioning that he was not sure that loss of the Iowa access
would jeopardize the sale, but he “did not like to take that chance”.
Mr. Keeney noted the existence of several curb cuts existing up and down North Iowa, saying that traffic in this area was sparse and slow-moving compared to other arterial streets. He added that the proposed use would generate less traffic than the previous school use.
Mr. Patterson reminded the Commission that North Iowa is classified as a principal arterial, and the new code would state that no individual lot should be allowed direct access.
The Commission was asked to keep in mind the potential redevelopment of the entire area, not just the existing development and traffic. It was established that this area was designated primarily for industrial development.
COMMISSION DISCUSSION
It was suggested that the Commission had been granting exceptions (to the curb cut restriction) over the last several years, and it would be more appropriate to uphold the restriction if code-compliant access was possible.
ACTION TAKEN
Item 9A
Motioned by Comm. Schachter and seconded to approve the rezoning of 3.59 acres from RS-1 to M-2 and forward it to the City Commission with recommendation for approval, based on the findings of fact presented in the body of the Staff Report and subject to the following condition:
Motion carried unanimously, 9-0, with Student Commissioner Bittenbender also voting in the affirmative
Item 9B
Motioned by Comm. Schachter and seconded to approve the Preliminary plat for N. Iowa Addition, subject to the following conditions:
1. Submission of a revised preliminary plat to include the following:
a. Increase the Utility Easement for this property along the west property line to a width of 15’;
b. Remove access to N. Iowa Street and add the following note, “There will be no direct vehicular access to/from N. Iowa Street”;
c. Provide graphic detail showing that this lot will have no direct vehicular access from N. Iowa Street;
d. Remove the notes and graphic details on proposed access from Kresge Road, as the number and location of access(es) will be determined with the future site plan;
e. Remove the note stating “Existing curb cut to be relocated as denoted on this plan”;
f. Add to the General Notes or modify the sidewalk note, that sidewalks will be installed as part of the future site plan improvements; and
g. Show existing street trees along Iowa Street and Kresge Road.
Motion carried unanimously, 9-0, with Student Commissioner Bittenbender also voting in the affirmative.