Planning and Zoning Commission

CITY OF KNOXVILLE May 10, 2022 PLANNING & ZONING COMMISSION 5:30 P.M. REGULAR MEETING COUNCIL CHAMBERS AGENDA MEMBERS PRESENT: Jacob Vander Ecken____, Mike Cox____, Willie Swayne ____, Lucas Young____, Kirsten Meyers____ ITEM AGENDA: 1. Call to Order 2. Roll Call 3. Approve Meeting Agenda 4. Approve Meeting Minutes A. March 8, 2022 5. New Business A. Consider a request from Low Rent Housing Agency of Knoxville to rezone the property at 714 W. Rock Island Street from R-3, Multi-Family Residential District, to M-1, Service Commercial/Limited Industrial District, for use as an office building. B. Update on Veteran’s District Redevelopment - Glenn Lyons, Economic Development Director 6. Comments a. Board Members b. Staff 7. Adjourn City of Knoxville | 305 S. Third Street | Knoxville, IA 50138 | 641-828-0550 www.knoxvilleia.gov  PLANNING & ZONING COMMISSION MINUTES March 8, 2022 The meeting was called to order at 5:30 pm by Chairperson Willie Swayne and on roll call the following members were present: Mike Cox Jacob Vander Ecken Kirsten Meyers Willie Swayne Lucas Young Members not present: None Staff Present: Nathan Parch, Planning & Zoning Administrator Public Present: None It was moved and seconded to approve the March 8, 2022 agenda. On voice vote: 5 ayes; 0 nays; 1 absent. It was moved and seconded to approve the minutes of the February 22, 2022 meeting as amended. On voice vote: 5 ayes; 0 nays; 1 absent. New Business: Consider a Final Plat from Berkey Home Builders for the Wright Street Development Subdivision at the city block bounded by W. Main, S. Fremont, W. Robinson, and S. Iowa Streets Nathan Parch reported that Eric Berkey, Berkey Home Builders, of Altoona, Iowa requests final plat approval for the Wright Street Development Subdivision in order to subdivide the city block bounded by W. Main, S. Fremont, W. Robinson, and S. Iowa Streets into six (6) lots for multi-family development to include an existing duplex (Lot 1), three townhouses (Lots 2, 3, & 4), and two 12-unit apartment buildings (Lots 5 & 6). Mr. Parch noted the final plat conforms with the preliminary plat approved by the Commission and City Council in January 2022 and the PUD master plan approved in 2019 in terms of: (1) number and size of lots; (2) building lines; (3) access to/from the property; and (4) general layout of buildings, parking areas, and open space. Motion was made by Lucas Young to approve the final plat as presented. The motion was seconded by Mike Cox. On roll call vote: 5 ayes; 0 nays; 1 absent. 1  PLANNING & ZONING COMMISSION MINUTES March 8, 2022 Consider a Site Plan from Berkey Home Builders for the Wright Street Development Subdivision at the city block bounded by W. Main, S. Fremont, W. Robinson, and S. Iowa Streets Nathan Parch reported that Eric Berkey, Berkey Home Builders, of Altoona, Iowa also requests site plan approval for the Wright Street Development Subdivision. The proposed design includes an existing duplex (Lot 1) and a row of three townhouses facing north and fronting W. Main Street with two apartment buildings facing south and fronting W. Robinson Street. Each townhouse will have a 2-car attached garage with direct driveway access to W. Main Street. A shared paring lot will be located in the center of the property providing parking for the apartments with access to both S. Iowa Street and S. Fremont Street. The majority of the site will be developed with buildings and paved areas; approximately 30% will be retained as landscaped open space – generally the perimeter of the property. Mr. Parch proceeded to review the March 8, 2022 P&Z Commission staff report, specifically items A through M regarding information required to be included on a site plan for proposed development, including the following action items requesting additional explanation, clarification, or documentation: o Lighting - Provide cutsheets/specs of proposed light fixtures; o Trash Enclosure – Provide information on the proposed height and materials for the trash enclosure; o Landscaping – Provide details on proposed landscaping; and o Storm Water Management – Provide documentation demonstrating no damage to existing system or adjacent properties will occur as a result of this development. Commission members were complimentary of the design and exterior materials planned for the apartments and townhouses. Mike Cox asked what, if any, lighting was proposed on the buildings, specifically the walkway between the two apartment buildings. Nathan Parch responded the only information provided about lighting was for the parking lot. Lucas Young suggested adding a public sidewalk along the western side of the property adjacent to S. Iowa Street where there is none. Nathan Parch stated he was unaware of that condition. Willie Swayne suggested landscaping or fencing be added along the north end of the parking lot providing screening and buffering between the lot and duplexes/townhouses. He noted it was proposed in a previous plan, but has since been removed. 2  PLANNING & ZONING COMMISSION MINUTES March 8, 2022 Motion was made by Lucas Young to approve the site plan with the following conditions: 1) Action items 1 thru 4 noted in the 3-8-22 Staff Report, regarding lighting, trash enclosure, landscaping, and storm water management, are addressed by the applicant and approved by staff; 2) Public sidewalk is added to the west portion of the property along Iowa Street; 3) Proposed safety lighting for the apartments, particularly in between the two buildings, is reviewed and approved by staff; and 4) Screening is added along the north end of the center parking lot. The motion was seconded by Jacob Vander Ecken. On roll call vote: 5 ayes; 0 nays; 1 absent. Nathan Parch reported Mike Conner Jr. is no longer a member of the Planning & Zoning Commission effective March 7, 2022 due to automatic resignation. It was moved and seconded to adjourn the meeting. Meeting adjourned at 6:07 pm. ________________________________ _______________________________ Willie Swayne, Chairperson Nathan Parch, P&Z Administrator 3  PLANNING & ZONING COMMISSION STAFF REPORT MAY 10, 2022 714 W ROCK ISLAND STREET – REZONING SUMMARY CASE NUMBER: ZON-22-001 PREPARED BY: Nathan Parch, Planning & Zoning Administrator MEETING DATES: May 10, 2022 – Planning & Zoning Commission May 16, 2022 – City Council/Public Hearing REQUEST: Rezone 714 W Rock Island Street from R-3, Multi-Family Residential District, to M-1, Service Commercial/Limited Industrial District PURPOSE: Rezone property to allow conversion of single-family home to office use SUMMARY OF REQUEST: The applicant, Low Rent Housing Agency of Knoxville, requests the property at 714 W Rock Island Street be rezoned from R-3, Multi-Family Residential District, to M-1, Service Commercial/Limited Industrial District. Pending rezoning is approved, the Agency plans to convert the existing single-family home on the property to its main office space, which is currently located at City Hall. The Agency has owned the home since 1985 and it is currently vacant. The existing structure will be maintained, although the enclosed front porch and detached garage will be removed. This will allow for two accessible parking spaces and a ramped entry to be added to the front of the property and 5 to 6 employee spaces to the rear. The existing driveway will be widened to provide 3 to 4 parallel parking spaces for visitors. Driveway and parking areas will be paved. A low-profile wall sign will be added to the front façade. Business hours will be Monday- Friday, 8:00 AM-4:30 PM for employees and Monday-Thursday for tenants and clients. There will be no occupancy weekday evenings or on weekends. Surrounding zoning and land use classifications are: Zoning: Land Use: North: R-3, Multi-Family Residential Single-Family Homes C-2, General Commercial Hy-Vee Grocery Store South: M-1, Service Commercial/Limited Industrial Creative Landscaping Material Yard East: R-3, Multi-Family Residential Single-Family Home West: M-1, Service Commercial/Limited Industrial Creative Landscaping Material Yard ANALYSIS OF REQUEST: The existing R-3 zoning does not allow for offices as either permitted or special uses other than a Home Occupation, of which this proposal does not meet the specific requirements. M-1 zoning, on the other hand, includes “Offices or office buildings” as permitted uses. For this reason and further reinforced by the presence of M-1 zoning at adjacent properties to the south and west of 714 W Rock Island, staff supports this request. Staff recognizes this block of Rock Island Street includes a mix of uses and is a transition between the more intensive retail/service uses along N Lincoln Street and the residential blocks further east. Additionally, the proposed hours of operation, number of employees/visitors, and residential appearance of the building will be compatible with the area. PROCESS: Chapter 14 of the Zoning Code establishes the procedure for amendments to the zoning code or map. Applications for a map amendment (rezoning) are considered by the Plan Commission with a recommendation made to City Council for final approval at which time a public hearing is held. Notice of the application is provided to all property owners located within 200 feet of the subject property and is posted in the Des Moines Register. Public comments are taken at the Plan Commission and City Council meetings. ACTION: The Planning and Zoning Commission may choose one of the following four actions: 1. Approve the application as presented (Staff Recommendation) 2. Approve the application with conditions 3. Deny the application 4. Table the meeting if more information is required 2  ATTACHMENTS: 1) Location Map 3 2) Zoning Map – Proposed Rezoning to M-1 (Blue) 3) Street View – 714 W Rock Island Street 4  1 VETERANS DISTRICT DEVELOPMENT UPDATE Chronology 2019 Marion County acquired the 152-acre former VA Hospital Site for $1. City Council approved the Veterans District Land Use Strategy. Marion County initiated a Historic Rehabilitation RFP for two of the VA buildings. 2020 City Council approved the Confluence Concept Plan for the Veterans District. 2021 Marion County & the City of Knoxville signed the 28 E Agreement for the Development of the Veterans District. Marion County Commenced the $8+ M Demolition of the Existing Buildings and Infrastructure. The City of Knoxville began planning for Phase I land development. 2022 Block A (south of Pleasant) is offered for sale by the City.  2 Demolition is to be completed in June 2022. Phase I Development (i.e., Blocks B, C, D) is to begin by September 2022. 2023 Phase I Development to be completed by June 2023. Roles and Responsibilities Marion County owns the land and has the final say regarding land sales. County County is responsible for the demolition and infrastructure removal. County retains 100% of the land sale proceeds to pay for demo costs. County receives 50% of TIF proceeds until demo repaid. City of City is responsible for developing or facilitating the land development. Knoxville City is responsible for managing the land sale process. City is responsible for all planning approvals. City (or developer) receives 50% of TIF proceeds until demo repaid; 100% thereafter. Joint City, County, & Citizen Rep meet to review development/land sale proposals Committee before proceeding through the approval process. 2019 Land Use Strategy - Organizing Principles The Land Use Strategy is the precursor to the Concept Plan. The Land Use Strategy proposed certain organizing principles for land development in the District, including the following. That: 1) The principal land use be residential;  3 2) Opportunities for commercial and mixed-use development be provided for; 3) Public uses be provided for based upon both local and civic needs; 4) A wide range of housing types, appealing to a diversity of households and household incomes, be provided for in the residential areas of the District; 5) Steps be taken on site to commemorate the history of the VA Hospital in Knoxville; 6) Steps be taken to retain and enhance existing natural areas; 7) A phasing plan be formulated to ensure that investments in infrastructure are made in an efficient manner; and 8) The Land Use Strategy be presented in detail sufficient to guide future development but with the flexibility, especially in subsequent development phases, to adapt to changing market conditions. 2020 Veterans District Development Concept Marion County hired Confluence Landscape Architecture and Planning to prepare a development concept, which was endorsed by City Council in 2020. The Concept is shown below: Two essential elements of the Development Concept are: • The proposal to develop ‘Veterans Park’ along the north side of Pleasant; and  4 • The proposal develop to housing around the Park which are to be accessed by paved alleys (or lanes). Both of these elements have been integrated into the Phase 1 Development Concept. Phase 1 Development Concept The Phase 1 Development Concept is shown in the diagram above. It includes: • Sale of Block A (untitled in the diagram) to a builder/developer; • Development of Veterans Park (Block B); • Development of Blocks C & D for sale to individuals/small builders; • Development of a portion of Block P (in yellow) for access to the Park and sale of individual lots; and  5 • Construction of a large water retention area, East of Block D. In addition, Phase 1 includes the construction of two trail sections: • East, from Veterans Park to Youngs Park; and • West, from Veterans Park to the County Campground. Veterans Park Concept Design Dennis Reynolds was hired to prepare a concept plan for Veterans Park. In January 2022, City Council approved the addition of a naturally designed splash pad for the Park. The current design concept is shown below, followed by an example of a “non-Chuck E Cheese’ splash pad.  6 Blocks C & D Development Concept The Confluence Concept Plan recommended row housing around Veterans Park. They defined “Row Housing” as being essentially town housing where the parking is accessed from a paved alley (or lane) in back. The following photo is taken from the Concept Plan.  7 Row Houses have not been built in Knoxville to date; and, given that the overwhelming number of housing units being built in Knoxville are single-family units, we have had to reconsider this land use designation. We are proposing to develop paved lanes in Phase I and write a PUD district that can accommodate this form of development (i.e., a 3-unit row house on a 100’ lot), but which could also accommodate smaller-lot single family houses with their parking also accessed from the lane. The following photo, taken from the Confluence Report, provides an example of this form of SF housing: Costs and Financing The estimated cost for Veterans Park is approximately $1 M. The estimated costs for Phase I Infrastructure (Blocks B, C, etc.) is approximately $3.5 M. The trail, exclusive of the Park, is approximately $300K. Total costs are approximately $4.8 M. The City has currently has $3 M in available grants, TIF proceeds, and trail funding. Expected borrowing will likely be in the $1.8 M range.  8 Future phases are expected to be funded through sales to land developers who would provide infrastructure using the City’s share of the TIF. The development of Phase 1 by the City is being undertaken to set the scene and start development in earnest. Next Steps Next steps include the following: • Prepare PUD and subdivision plan for P & Z (and Council) review and approval; • Complete design and costing; • Seek construction bids for both the Park and Phase I infrastructure; • Seek bonding approval from Council and proceed to the markets; • Initiate Park and Phase I construction by Fall 2022; • Begin lot sales and continue sale of Block A (as required); • Apply for State grants for the Trail expansion; • Initiate Trail construction by Spring 2023; and • Complete Park and Phase I construction by June 2023.