Page 1 PRESENT: Francis Boggus, Dory Briles, JoAnne Corigliano, David Courard-Hauri, Jacqueline Easley, Jann Freed, Carolyn Jenison, Greg Jones, Will Page, Mike Simonson; and Rocky Sposato, ABSENT: John Jack Hilmes, Lisa Howard, Steve Wallace and Greg Wattier STAFF PRESENT: Jason Van Essen, Glenna Frank, and Cathy Whitfield Dory Briles moved to approve the minutes of the March 16, 2017 Plan & Zoning Commission meeting. Motion carried 11-0. Jacqueline Easley asked if anyone was present to speak on Item #3. None were present or requested to speak. Jann Freed made a motion to move Item #3 to the consent agenda. Motion carried 11-0. Jason Van Essen stated the applicant for Item #4 has requested a continuance to the May 4, 2017 Plan and Zoning Commission meeting. Jacqueline Easley asked if anyone was present to speak on Item #4. None were present or requested to speak. Greg Jones made a motion to continue Item #4 to the May 4, 2017 Plan and Zoning Commission meeting. Motion carried 11-0. Jacqueline Easley asked if anyone was present to speak on Item #5. None were present or requested to speak. Dory Briles made a motion to move Item #5 to the consent agenda. Motion carried 11-0. Jacqueline Easley asked if anyone was present to speak on Item #6. None were present or requested to speak. Jann Freed made a motion to move Item #6 to the consent agenda. Motion carried 11-0. Will Page made a motion to approve the consent agenda Items #1, #2, #3, #5 and #6. Motion carried 11-0. CONSENT PUBLIC HEARING ITEMS Item 1 Request from Frank Levy (owner) and the North of Grand Neighborhood to designate the Stockdale Double House property including the existing garage at 4018-20 Ingersoll Avenue as a Local Landmark. (20-2017-4.02)
Page 2 STAFF REPORT TO THE PLANNING COMMISSION I. GENERAL INFORMATION 1. Case Overview: The subject property is located on the south side of Ingersoll Avenue to the west of the 40th Street intersection. It contains the Stockdale Double House, which is a 2½ story, two-family residential building with a brick-clad exterior. The property also contains a detached garage in the rear yard. The buildings were constructed in 1908-9. The submitted nomination describes the building as exhibiting distinct characteristics of both the Arts and Crafts Movement and the Prairie School style of architecture. The building design is attributed to the architect C.K. Denman. On March 14, 2017, the Landmark Review Board unanimously approved the recommendation that the Stockdale Double House and garage at 4018-20 Ingersoll Avenue be designated a local landmark. The Board is comprised of the Historic Preservation Commission and the Urban Design Review Board. The Board meets as needed to review nominations and proposed alternations to landmarks not located within a local historic district. The Landmark Review Board and the Plan and Zoning Commission recommendations will be forwarded to the City Council for review in accordance with Chapter 58-60 and Chapter 82-40 of the City Code. If the property is designated as a Landmark then any alteration, new construction, or demolition would be subject to review by the Landmark Review Board and require approval by the City Council. 2. Size of Site: 84 feet by 125 feet (10,500 square feet). 3. Existing Zoning (site): Plymouth Congregational Church PUD Planned Unit Development District. 4. Adjacent Land Use and Zoning: North R-3 ; Use are multiple-family residential and office. South PUD ; Use is Plymouth Congregational Church parking garage. East PUD ; Uses are two single-family dwellings that are planned to be replaced with a multiple-family residential building. West PUD ; Use is single-family dwelling. 5. Applicable Recognized Neighborhood(s): The subject property is within the North of Grand Neighborhood. All recognized neighborhoods were notified of the meeting by mailing of the Preliminary Agenda on March 17, 2017 and the Final Agenda on March 31, 2017. All agendas are mailed to the primary contact(s) designated by the recognized neighborhood association to the City of Des Moines Neighborhood
Page 3 Development Division. The North of Grand Neighborhood Association mailings were sent to Justin Gross, 633 39 th Street, Des Moines, IA 50312. 6. PlanDSM Land Use Plan Designation: The proposed project area is designated as Community Mixed-Use on the Future Land Use Map. The western half of the Plymouth Congregational Church campus is designated as Medium Density Residential on the Future Land Use Map. 7. Applicable Regulations: Pursuant to Chapter 82-40(a) of the City Code, the Plan and Zoning Commission is an advisory body to the City Council and is a key factor in the growth and development of the city. Therefore, the Commission reviews all local Landmark and Historic District nominations in accordance with the Historic Preservation Ordinance and for compliance with the City s Comprehensive Plan and forwards a recommendation to the City Council. Section 58-56 of the Historic Preservation Ordinance contains the landmark purpose statement. Section 58-58 contains the criteria for the designation of a landmark and Section 58-60 establishes the nomination process. Sec. 58-56. Purpose. It is declared as a matter of public policy that the protection, enhancement, perpetuation and use of improvements of special character or special historical or aesthetic interest or value is a public necessity and is required in the interest of health, prosperity, safety and welfare of the people. The purpose of this article is to: (1) Effect and accomplish the protection, enhancement and perpetuation of such improvements which represent or reflect elements of the city's cultural, social, economic, political and architectural history; (2) Safeguard the city's historic, aesthetic and cultural heritage, as embodied and reflected in such improvements; (3) Stabilize and improve property values; (4) Foster civic pride in the beauty and accomplishments of the past; (5) Protect and enhance the city's attractions to residents, tourists, and visitors and serve as a support and stimulus to business and industry; (6) Strengthen the economy of the city; and (7) Promote the use of landmarks for the education, pleasure and welfare of the people of the city.
Page 4 Sec. 58-58. Designation criteria. (a) For purpose of this article, a landmark or landmark site designation may be placed on any site, natural or improved, including any building, improvement or structure located thereon that possesses integrity of location, design, setting, materials, workmanship, feeling and association and that: (1) Is significant in American history, architecture, archaeology and culture; (2) Is associated with events that have made a significant contribution to the broad patterns of our history; (3) Is associated with the lives of persons significant in our past; (4) Embodies the distinctive characteristics of a type, period, or method of construction, or represents the work of a master, or possesses high artistic values, or represents a significant and distinguishable entity whose components may lack individual distinction; or (5) Has yielded or may be likely to yield information important in prehistory or history. Sec. 58-60. Procedures. (a) The historic preservation commission shall consider the nomination of landmarks and landmark sites located within historic districts, and make a report and recommendation on such nomination to the city plan and zoning commission and city council as provided below. The landmark review board shall consider the nomination of landmarks and landmark sites located outside historic districts and make a report and recommendation on such nomination to the city plan and zoning commission and city council as provided below. (b) Notice that an application for designation of a landmark or landmark site is being considered shall be given to the owner of the parcel on which the proposed landmark is situated or which is part of the proposed landmark site in accordance with the following: (1) Such notice shall be served by certified mail, addressed to the owner at his or her last known address as such appears in the records of the county treasurer's office, or if there is no name on such records, such notice may be served by regular mail addressed to "owner" at the street address of the property in question. (2) Such owner shall have the right to confer with the historic preservation commission or landmark review board, as applicable, prior to final action by the commission or board on the application. (3) The historic preservation commission or landmark review board, as applicable, may, in addition, hold the public hearing of the proposed designation by giving notice as required by law. (c) After such investigation by the historic preservation commission or landmark review board as is deemed necessary, but in no case more than 60 days after the receipt of the
Page 5 complete application, the application for designation shall be recommended for approval or disapproval. Such recommendation shall be in writing and signed by the chair of the historic preservation commission or landmark review board, as applicable, and shall state the reasons for recommending approval or disapproval. The recommendation may limit itself to the proposed landmark or landmark site as described in the application or may include modifications thereof. Such recommendation shall be forwarded to and filed with the plan and zoning commission, within five days after making such recommendation. (d) Upon receipt of such recommendation, the plan and zoning commission shall schedule a public hearing at a specific place, date and time, not more than 30 days after such receipt, by giving notice as required by law. (e) Within 30 days after the public hearing, the plan and zoning commission shall forward such application to the city council, together with the recommendation of the historic preservation commission or landmark review board. The plan and zoning commission may adopt the recommendation of the historic preservation commission or landmark review board as its own or may prepare a written recommendation of its own. The plan and zoning commission may limit itself to the proposed landmark or landmark site or may include modifications thereof. If the modification requires an additional public hearing, the plan and zoning commission shall hold such hearing before forwarding the application to the city council. (f) Upon receipt of such recommendation, the council shall schedule a public hearing to consider the recommendation at a specific place, date and time, not more than 30 days after such receipt, by giving notice as required by law. (g) The city council, after public hearing, may approve, approve with modification, or disapprove the recommendation of the plan and zoning commission by a majority vote of its membership. If the plan and zoning commission shall have failed to act within the time limit set forth in this section, the city council may, nevertheless, approve, approve with modification, or disapprove the proposed landmark or landmark site as originally proposed or modified by a majority vote of its membership. II. ANALYSIS 1. Landmark Nomination Criteria: A nomination must demonstrate that the subject building or site possesses integrity of location, design, setting, materials, workmanship, feeling and association and meets one or more of the following criterion. (1) Is significant in American history, architecture, archaeology and culture; (2) Is associated with events that have made a significant contribution to the broad patterns of our history; (3) Is associated with the lives of persons significant in our past;
Page 6 (4) Embodies the distinctive characteristics of a type, period, or method of construction, or represents the work of a master, or possesses high artistic values, or represents a significant and distinguishable entity whose components may lack individual distinction; or (5) Has yielded or may be likely to yield information important in prehistory or history. The submitted nomination includes a State Historical Society of Iowa Site Inventory form for the property that was prepared in 2009. The form was prepared by Steve Cavan, Colleen Kinney, and Teri Toye, Friends of Stockdale Double House. The Stockdale Double House is eligible for the National Register of Historic Places based on Criterion A and B and the garage building is eligible for the National Register of Historic Places based on Criterion C. National Register Criterion A is described as properties associated with significant events or a pattern of events or a historic trend that made a significant contribution to the development of a community. This criterion correlates to City of Des Moines Landmark Criterion 2. National Register Criterion B is described as properties associated with the lives of persons significant in our past. This criterion correlates to City of Des Moines Landmark Criterion 3. National Register Criterion C is described as properties having distinctive architectural characteristics that embody a type, period, or method of construction, or represents the work of a master, or possess high artistic value or represents a significant and distinguishable entity whose components may lack individual distinction (a.k.a. district ). This criterion correlates to City of Des Moines Landmark Criterion 4. Per Criteria 2, along with other double house buildings in Des Moines, this building is an example of the historic development model of residential density associated with streetcars and streetcar suburbs and provides a record of a broad pattern of our history. Per Criteria 3, the original owners of the Stockdale Double House were prominent physicians in the Des Moines community and the house continued to be owned by their descendants who were strong contributors to the community in their own right. Per Criteria 4, the building is an example of the Arts and Crafts movement and the Prairie School Style of architecture that is one of the few indigenous American styles of architecture. Additional examples can be found throughout the neighborhood, some of which are attributed to the same architect, C.K. Denman. The following is a highlight from the Historical Significance section of the nomination. The Stockdale Double House calls attention to the double house form emerging in Des Moines during the late 19th and early 20th centuries. The Stockdale Double House also exemplifies the Arts and Crafts Movement and the Prairie School Style of architecture, which is one of the few indigenous American styles. The building has changed very little since its construction, retaining its original brick cladding, windows, doors, and leaded glass glazing. Interior details, such as fabrics, wood trim, doors,
Page 7 floors, built-ins, columns, balustrades, millwork, and fireplace mantles remain. 2. PlanDSM Creating Our Tomorrow: The PlanDSM Comprehensive Plan was approved on April 25, 2016. The future land use designation for the portion of the property proposed for rezoning is Community Mixed Use, which is defined as areas developed primarily with small-to medium-scale mixed use development, located on high capacity transit corridors or at the intersection of transportation corridors. Community mixed use areas include both a mix of medium density residential and a mix of retail and service establishments designed to attract customers from a large service area encompassing multiple neighborhoods and may include specialty retail that attracts regional customers. The nomination is supported by numerous PlanDSM Goals and Policies including: Land Use Goal 6 Recognize the value of Des Moines historic building stock and landscapes and esure their preservation LU33: Promote preservation, restoration, and reuse of historical structures and landmarks. LU 35: Encourage expansion and establishment of National Historic Districts, local historic districts, and local landmarks. Housing Goal 1 Provide a diversity of housing options to accommodate residents of all ages, income levels, household sizes, and cultural backgrounds. H1: Ensure an adequate supply of housing through a mix of new development, infill development, and redevelopment of existing properties. Housing Goal 4 Support development of and access to quality housing affordable to all income level households. H21: Ensure availability of rental and owner-occupied housing that meets the needs of households with all income levels in the city. Community Character and Neighborhood Goal 1 Embrace the distinct character offered in each of Des Moines neighborhoods. CCN1: Celebrate the City s culture and diversity through the creation of vibrant neighborhood nodes and corridors.
Page 8 CCN2: Ensure a diverse mix of housing types, styles, scales, density, and affordability that complement existing neighborhood character. Community Character and Neighborhood Goal 4 Protect Des Moines historic and cultural assets that contribute to neighborhood and community identity. CCN25: Partner with the historic preservation community to promote Des Moines rich history through education and outreach on historic structures, districts, and landscapes. CCN27: Develop policies that prioritize rehabilitation over demolition of historic structures and in historic districts. III. STAFF RECOMMENDATION TO THE PLAN AND ZONING COMMISSION AND BASIS FOR APPROVAL Staff recommends that the Stockdale Double House property including the garage be designated as a Local Landmark. The Landmark Review Board and the Plan and Zoning Commission recommendations will be forwarded to the City Council for review in accordance with Chapter 58-60 and Chapter 82-40 of the City Code. SUMMARY OF DISCUSSION Jacqueline Easley asked if anyone was present to speak on this item. None were present or requested to speak. Will Page stated he would like to thank those people who were involved in designating the Stockdale Double House as a Local Landmark. Persistence has been to the credit both to the people that have worked on this and the City of Des Moines. COMMISION ACTION: Will Page moved staff recommendation for approval of designating the Stockdale Double House property including the garage. THE VOTE: 11-0 ******************************* ******************************* Item 2 Request from Elizabeth Carter (owner), 539 Polk Boulevard, for vacation of approximately the south 13 feet of Ingersoll Avenue adjoining the subject property, to
Page 9 allow for construction of a 4-foot tall, 75% open fence at the perimeter of the side yard to within one (1) foot of the public sidewalk in Ingersoll Avenue. (11-2017-1.04) STAFF REPORT TO THE PLANNING COMMISSION I. GENERAL INFORMATION 1. Purpose of Request: The proposed vacation would allow the property owner to install a 4-foot tall, 75% open ornamental fence along the perimeter of the side yard to within one (1) foot of the public sidewalk along Ingersoll Avenue. 2. Size of Site: 1600 square feet (0.04 acres). 3. Existing Zoning (site): R-3 Multiple Family Residential District. 4. Existing Land Use (site): South right-of-way for Ingersoll Avenue at the intersection with Polk Boulevard. 5. Adjacent Land Use and Zoning: North R-3 and R1-60 : Uses are Ingersoll Avenue and single family residential properties. South - R-3 : Use is multiple family residential properties. East R1-80 : Use is single family residential properties. West - R-3 : Use is multiple family residential properties. 6. General Neighborhood/Area Land Uses: The subject site is located on the northwestern corner of the block bound by Ingersoll Avenue to the north and Polk Boulevard to the west. The surrounding area contains a mix of one- and two-family residential uses and multiple family residential uses. 7. Applicable Recognized Neighborhood(s): The subject property is located in the Shared Waterbury/Ingersoll Park Neighborhood area. The neighborhood associations were notified of the meeting by mailing of the Preliminary Agenda to all recognized neighborhood associations on March 17, 2017 and by mailing of the Final Agenda on March 31, 2017. Additionally, separate notifications of the hearing for this specific item were mailed on March 27, 2017 (10 days prior to the public hearing) to the neighborhood associations and the primary titleholder on file with the Polk County Assessor for each property adjoining or directly across the subject segment of right-of-way. All agendas and notices are mailed to the primary contact designated by the recognized neighborhood associations to the City of Des Moines Neighborhood Development Division. The Waterbury Neighborhood Association notices were mailed to Melissa Stalvey, 5605 Waterbury Road, Des Moines, IA 50312. The
Page 10 Ingersoll Park Neighborhood Association notices were mailed to Paul Goodwin, 648 Harwood Drive, Des Moines, IA 50312. 8. Relevant Zoning History: None. 9. PlanDSM: Creating Our Tomorrow Plan Land Use Plan Designation: The subject right-of-way is designated Low Density Residential on the PlanDSM future land use map. The plan defines this category as primarily single family and two family residential units with up to 6 dwelling units per net acre. 10. Applicable Regulations: The Commission, considering the criteria set forth in Chapter 18B of the Iowa Code, reviews all proposals to vacate land dedicated for a specific public purpose, such as for streets and parks, to determine whether the land is still needed for such purpose or may be released (vacated) for other use. The recommendation of the Commission is forwarded to the City Council. II. ADDITIONAL APPLICABLE INFORMATION 1. Utilities: There are no identified sewer, water, or electrical facilities within the rightof-way. Easements must be reserved for any existing utilities until such time that they are abandoned or relocated. 2. Street System/Access: The subject right-of-way does not serve as an access way for the adjoining properties. The requested vacation would not impact the existing street system or the vehicular or pedestrian flow in the area. SUMMARY OF DISCUSSION Jacqueline Easley asked if anyone was present to speak on this item. None were present or requested to speak. COMMISSION ACTION: Will Page moved staff recommendation for approval of the requested vacation subject to reservation of any necessary easements for all existing utilities in place until such time that they are abandoned or are relocated. THE VOTE: 11-0 ***************************** *****************************
Page 11 Item 3 Request from Phoneguru, LLC (owner) represented by Utkarsh Mahajan (officer) for review and approval of a Site Plan under design guidelines for gas station/convenience stores, on property located at 2723 Grand Avenue, to allow conversion of the 1,827- square foot building from a vehicle repair service station to a gas station/convenience store and retention of the existing pump island canopy with 8 fueling locations. (10-2017-7.80) STAFF REPORT TO THE PLANNING COMMISSION I. GENERAL INFORMATION 1. Purpose of Request: The applicant is proposing to convert the existing building to a convenience store with fuel sales. Proposed work includes alternations to the exterior of the building and the installation of new fuel pumps, pump island canopy lighting and landscaping. 2. Size of Site: 9,887 square feet or 0.23 acres. 3. Existing Zoning (site): C-2 District, FSO Freestanding Sign Overlay District, and GGP Gambling Games Prohibition District. 4. Existing Land Use (site): Vehicle repair service station building with fuel pumps and canopy. 5. Adjacent Land Use and Zoning: North C-2 & NPC ; Uses are surface parking and a commercial building. South C-2 ; Use is a dry cleaning business. East C-2 ; Use is an office building. West R-4 ; Use is multiple-family residential. 6. General Neighborhood/Area Land Uses: The subject site is located at the intersection of Grand Avenue and 28 th Street. The area contains a mix of commercial and multiple-family residential uses. 7. Applicable Recognized Neighborhood(s): The subject property is not located within the boundaries of a recognized neighborhood association. It is located within 250 feet of the Woodland Heights Neighborhood. The Woodland Heights Neighborhood Association is currently going through a change in leadership and did not have an official contact person identified to receive mailings from the City at the time notices were prepared for this item. Since the issuance of the notice, staff has
Page 12 been advised that Doug McBride, 716 26 th Street, Des Moines, IA 50312 is the temporary contact person for the neighborhood association. All agendas pertaining to this item have been send to Mr. McBride. All future notices and agendas will be sent to Mr. McBride until a permanent contact person has been provided to staff. A notice for this specific item was mailed on February 20, 2017 to the primary titleholder on file with the Polk County Assessor for each property within 250 feet of the site. 8. Relevant Zoning History: On April 26, 1984, by Docket Number 14-84-1.97, the Zoning Board of Adjustment granted relief to allow the canopy to be constructed into the required setback. 9. PlanDSM: Creating Our Tomorrow Plan Land Use Plan Designation: The site is designated as Community Mixed Use and Neighborhood Node. The Plan describes Community Mixed Use as small- to medium-scale mixed use development, located on high capacity transit corridors or at the intersections of transportation corridors. Community mixed use areas include both a mix of medium density residential and a mix of retail and service establishments designed to attract customers from a large service area encompassing multiple neighborhoods and may include specialty retail that attracts regional customers. A Neighborhood Node is described as the offer services that provide for basic daily needs of the local population in the surrounding neighborhood. They may include restaurants, shops, and small scale businesses and residential development including low-medium and medium densities. 10. Applicable Regulations: In consideration of the criteria set forth in Chapter 18B of the Iowa Code, any Site Plan application which includes property used as a gas station or convenience store and for extension of parking shall be approved by the Plan and Zoning Commission if the proposed Site Plan conforms with the design regulations in Section 82-213 and the following additional design guidelines in Section 82-214.08 of the City Code, unless the commission determines that the construction and use of the site will have a significant detrimental impact on the use and enjoyment of adjoining residential uses. Section 82-206(b)(2)(c) in the Site Plan Ordinance also requires that review of any Site Plan by the City shall consider the City s Comprehensive Plan. II. ADDITIONAL APPLICABLE INFORMATION 1. Street System: The proposed renovations do not require a traffic study. 2. Parking: The City s standard off-street parking requirement for retail uses with fuel sales is 1 parking space per 300 square feet. This would require a minimum of 6 spaces for a 1,827-square foot building. A total of 6 parking spaces are proposed. A standalone parking space is shown at the southwest corner of the site. A stall in this location may cause conflicts with vehicles maneuvering in the pump island area. It
Page 13 may be possible to provide an additional stall along the east property line. Staff will work with the applicant to evaluate this further. 3. Design Guidelines for Gas Station/Convenience Stores: The proposal must be reviewed by the Plan and Zoning Commission in accordance with the Design Guidelines for Gas Stations/Convenience Stores (Sec. 82-214.08). Site Design A. The optimal layout of any individual site requires an in-depth understanding of local context and a thorough site analysis. The components of a gas station and convenience store to be considered in site design include, but are not limited to: (i) Primary structure/retail sales building/single or multiple tenant; (ii) Pump island, canopy structure, and lighting; (iii) Refuse, service and storage area; (iv) Circulation systems and parking; (v) (vi) Service bays; Ancillary uses such as car washes, drive through uses, ATMs and telephones. The site consists of an existing service station building, fuel pumps and fuel island canopy. It is paved lot line to lot line, has no landscaping and no street curbs. The placement of the building and canopy would be maintained. Excess pavement in the rights-of-way would be removed and replaced with turf. Street curbs would be installed reducing vehicular access to a single access point along each street. Parking space striping would be provided. The proposed improvements would enhance the functionality and appearance of the site, so long as an ornamental fence is installed along the Grand Avenue and 28 th Street property lines. The existing canopy and fuel pump locations are in close proximity to the Grand Avenue property line and a landscaped pavement setback is not possible. Staff believes the fence will help define and separated the vehicular space from the pedestrian space along the street. B. Maximum size of site should not exceed two (2) acres without a rezoning to a PUD Planned Unit Development pursuant to Chapter 134, Division 13 of the Municipal Code of the City of Des Moines and site review under a Conceptual Plan approved by the Plan and Zoning Commission and City Council. Rezoning to a PUD District is not possible as the site measures 0.23 acres. C. Minimum open space should be 20% of the site or 1,000 square feet per vehicle fueling location, whichever is greater. The site measures 9,887 square feet and would contain 8 fueling locations. A minimum of 8,000 square feet of open space is required to meet this guideline. If the requirement was based on 20% of the site that would equate to 1,977 square feet.
Page 14 The Site Plan identifies 1,127 square feet (11.4%) of open space. The site is small and requiring additional open space would impact the ability to provide enough parking spaces to comply with the Zoning Ordinance. D. All development proposals should show evidence of coordination with the site plan as well as arrangement of buildings and planning elements of neighboring properties by: (i) (ii) (iii) Responding to local development patterns and the streetscape by use of consistent building setbacks, orientation and relationship of structures to the street and linkages to pedestrian facilities; Seeking shared-access with adjoining commercial uses where feasible to minimize curb cuts and enhance pedestrian and vehicular circulation; Minimizing cross traffic conflicts within parking areas. The site is bound by Grand Avenue to the south and 28 th Street to the west. Shared access with the adjoining properties is not practical. The property to the north is substantially lower in grade and the property to the east contains a building and raised patio along the shared property line. E. The site plan shall mitigate the negative impacts from site activities on adjoining uses as follows: (i) Service areas, storage areas and refuse enclosures should be oriented away from public view and screened from adjacent sites; (ii) Drive-through windows, menu boards and associated stacking lanes should be oriented away from residential areas or screened from public view; (iii) Auto repair bay openings and car-wash openings should be oriented away from residential uses; (iv) Lighting should be non-invasive to adjoining residential use. Outdoor refuse and recycling storage is not identified on the Site Plan. Refuse and recycling must be stored within the building unless it is noted on the Site Plan and located within a masonry enclosure with solid steel gates. F. The site plan shall provide identifiable pedestrian access from adjoining public pedestrian routes through the site to the primary building and from accessory functions within the site. This can be accomplished by use of special paving colors or textures and appropriately scaled lighting. Designated pedestrian routes are not identified on the Site Plan. Staff recommends approval subject to compliance with this guideline.
Page 15 Architecture A. The following architectural guidelines encourage creative response to local and regional context and contribute to the aesthetic identity of the community. B. Building design should consider the unique qualities and character of the surrounding area and be consistent with the city s 2020 Character Area Plans. Where character is not defined by 2020 Community Character Plan, building design should be of a high quality with primary use of durable materials such as masonry, block, or stone. C. A facility occupying a pad or portion of a building within a larger commercial center should be designed to reflect the design elements of that center. D. Drive-through elements should be integrated into the building rather than appear to be applied or stuck-on to the building. E. All sides of a building should express consistent architectural detail and character, with a primary use of durable materials such as brick, masonry block, or in special instances a predominant material found in the surrounding commercial area. Columns should be designed to minimize visual impact. F. Walls, pump island canopies and other outdoor covered areas should be compatible with the building, using similar material, color and detailing. G. To encourage visually interesting roofs, variations in the roof line and treatments such as extended eaves and parapet walls with cornice treatments are encouraged. H. Perceived height and bulk should be reduced by dividing the building mass into smaller-scaled components. Examples of treatments that could be used to avoid excessive bulk and height include: (i) Low-scale planters and site walls. (ii) Wainscot treatment. (iii) Clearly pronounced eaves or cornices. (iv) Subtle changes in material color and texture. (v) Variation in roof forms. (vi) Covered pedestrian frontages and recessed entries. (vii) Deeply set windows with mullions. The existing front façade of the building contains a set of three windows, three overhead doors and two pedestrian doors. The applicant is proposing to replace this with double set of pedestrian doors and a total of 10 windows. A masonry wainscot would be added to the lower portion of the façade. The upper portion would have lap siding. A building elevation drawing was not provided for the west façade. The submitted conceptual floor plan suggest this façade would have 3 windows. Staff recommends approval subject to the conditions listed in the Section III of this report. I. Canopies: (i) Integration of materials on canopies that are similar or compatible to those used on the building or site walls is desirable (e.g., wrap the canopy columns with brick that matches the building). Multiple canopies or canopies that express differing masses are encouraged.
Page 16 (ii) Canopy height should not be less than 13-9 as measured from the finished grade to the lowest point on the canopy fascia. The overall height of canopies should not exceed 18. No changes are proposed to the existing canopy other than the replacement of the light fixtures new fixtures that recess into the canopy. J. All display items for sale, excluding seasonal items (i.e., sand, salt, pop, firewood) should be located within the main building. All outdoor display of seasonal items shall be identified on the site plan and be located outside of any required setbacks. No display of seasonal items should exceed 5 in height. The Conceptual Plan includes a note that addresses this guideline. Landscape Design A. Landscaping is integral to the overall design concept and should be carefully planned to enhance the overall appearance and function of the site. B. Landscape buffers with screen fencing should mask the site from adjacent residential uses. Plantings that exceed the minimum Des Moines Landscaping Standards may be required. C. Dense landscaping or architectural treatments should be provided to screen unattractive views and features such as storage areas, trash enclosures, utility cabinets and other similar elements. D. A site design for projects located at a street intersection should provide special landscape treatments, including by way of example perennial plant beds, site walls, native grasses, decorative sign foundations and housing. E. Proper maintenance and timely replacement of plant material is required and will be enforced based on the approved site plan. The City s Landscaping Standards for the C-2 District that are applicable to this request include: 1 overstory tree, 1 evergreen tree and 1 shrub per 2,500 square feet of required open space; and 1 overstory tree and 3 shrubs per 50 lineal feet of paved area along streets and alleys. The Design Guidelines for Gas Station/Convenience Stores sets required open space on whichever is greater, 20% of the site or 1,000 square feet per fueling location. In this case 8,000 square feet for 8 fueling locations is greater than 20% (1,977 square feet) of the 9,887-square foot site. This requirement in conjunction with the pavement perimeter requirement would require a total of 6 overstory trees, 3 evergreen trees and 12 shrubs. Staff believes that it is not possible to plant this many trees on the property given its limited size. Staff recommends that street trees
Page 17 be provided along the adjoining streets and that additional plantings be provide at the corner of the property adjoin the street intersection in accordance with guideline D. Staff believes these additions would bring the Site Plan into conformance with the intent of the City s Landscaping Standards. F. Monument signs are encouraged and are required when the site adjoins a residential district. Signage is not identified on the Site Plan. All signs must comply with the Zoning Ordinance and be installed by a licensed sign contractor in accordance with a sign permit issued by the Permit and Development Center. The subject property is located in the FSO Freestanding Sign Overlay District, which prohibits pole signs. Any monument sign must conform to the City s monument sign design standards. Below are the relevant portions of Section 134-1276 and Section 134-3 of the Zoning Ordinance for reference. Sec. 134-1276. General regulations. (p) Sign exceptions. The regulations applicable to signage in this chapter, including the district regulations, shall be subject to the following exceptions: (4) FSO Freestanding sign overlay district. The intent of the FSO freestanding sign overlay district is to decrease visual clutter along city corridors, streetscapes, and throughout the entirety of the city by requiring height restrictions for freestanding signs and encouraging the use of monument signs. The FSO freestanding sign overlay district applies to all land within the city or hereafter annexed into the city. The following regulations supersede any less restrictive regulations established in the district regulations: (a) Pole signs are prohibited. (b) Any on-premises advertising sign that is a freestanding sign shall be a monument sign, and shall comply with the following height restrictions measured from grade to the highest point on the sign: (1) If located at or within 25 feet from the front lot line, the sign shall be no more than 8 feet in height. (2) If located more than 25 feet from the front lot line, the sign shall be no more than 15 feet in height.
Page 18 Sec. 134-3. Definitions. The following words, terms and phrases, when used in this chapter, shall have the meanings ascribed to them in this section, except where the context clearly indicates a different meaning: Sign, freestanding means a sign not attached to any building and is further defined as follows: (2) Sign, monument means a sign affixed to a structure built on grade, having a solid opaque base, constructed of brick, stone, concrete block or other durable material matching the exterior of the primary building and extending from grade to the bottom of the sign face across the entire width of the sign face. The height of the sign base must be not less than the larger of 2 feet or 25 percent of the total sign height. Monument signs are sometimes referred to in this chapter as monumental signs. Staff recommends approval subject to compliance with all applicable sign regulations. Lighting A. Lighting of gas stations and convenience stores should enhance safety and provide light levels appropriate to the visual task with minimal glare, light trespass and excess site brightness. Lighting should not be a nuisance or a hazard. B. Direct light trespass beyond property lines is prohibited. The maximum horizontal illuminance at grade and the maximum vertical illuminance at five feet above grade measured at the property line should not exceed Illuminating Engineering Society of North America (IESNA) recommended practices for light trespass. (0.5 footcandles for residential, 2.0 footcandles for commercial). The site plan must contain illuminance models showing light levels throughout the site. C. Light fixtures mounted under canopies should be completely recessed into the canopy with flat lenses that are translucent and completely flush with the bottom surface (ceiling) of the canopy. Generally, lights shall not be mounted on the top or sides (fascias) of the canopy and internally illuminated/entirely translucent canopies should be prohibited. However, accent lighting on the sides (fascias) of the canopy may be permitted. D. Parking Lot and Site Lighting: (i) All luminaries should be of full cut-off design, aimed downward and away from the property line; (ii) Maximum pole heights should not exceed 20. F. Building-Mounted Lighting: (i) (ii) All luminaries should be a full cut-off design and aimed downward. All luminaries should be recessed or shielded so the light source is not directly visible from the property line.
Page 19 The existing fuel island canopy light fixtures hang below the canopy. The applicant is proposing to replace these fixtures with recessed fixture in order to comply with these guidelines. The submitted photometric plan indicates that the lighting levels would exceed the footcandle maximums at the property lines found in guideline B. Staff believes the lighting plan can be adjust to comply with these guidelines. Staff recommends approval subject to compliance with guideline B to the satisfaction of the Planning Administrator. III. STAFF RECOMMENDATION TO THE PLAN AND ZONING COMMISSION AND BASIS FOR APPROVAL Staff recommends approval of the Site Plan subject to the following conditions: 1. Compliance with all administrative review comments of the City s Permit and Development Center. 2. Provision of a 3-foot tall ornamental fence along the Grand Avenue and 28 th Street perimeters generally running from driveway to driveway as approved by the Planning Administrator. 3. Review and approval of the finalized parking layout by the Planning Administrator. 4. All refuse and recycling must be stored within the building unless it is identified on the Site Plan and located within an enclosure constructed of masonry walls with solid steel gates. 5. Provision of identified pedestrian routes though the site as approved by the Planning Administrator. 6. Provision of a masonry wainscot on the west façade. 7. All wainscot applications shall be constructed of masonry approved by the Planning Administrator. 8. Window and door glass shall be clear to allow visibility into the building to provide a visual connection with the public realm. 9. Any rooftop mechanical equipment shall be screened with architectural quality materials as approved by the Planning Administrator. 10. Review and approval of the finalized landscaping plan by the Planning Administrator. Revisions shall include, but are not limited to, the provision of street trees and additional plantings at the southwest corner of the property.
Page 20 11. Signage must comply with all applicable sign regulations including the prohibition of pole signs. All signs must be installed by a licensed sign contractor in accordance with a sign permit issued by the Permit and Development Center. 12. Compliance with the lighting standards of the Design Guidelines for Gas Station/Convenience Store to the satisfaction of the Planning Administrator. SUMMARY OF DISCUSSION Jacqueline Easley asked if anyone was present to speak on this Item. None were present or requested to speak. COMMISION ACTION: Will Page moved staff recommendation for approval of the Site Plan subject to the following conditions: 1. Compliance with all administrative review comments of the City s Permit and Development Center. 2. Provision of a 3-foot tall ornamental fence along the Grand Avenue and 28 th Street perimeters generally running from driveway to driveway as approved by the Planning Administrator. 3. Review and approval of the finalized parking layout by the Planning Administrator. 4. All refuse and recycling must be stored within the building unless it is identified on the Site Plan and located within an enclosure constructed of masonry walls with solid steel gates. 5. Provision of identified pedestrian routes though the site as approved by the Planning Administrator. 6. Provision of a masonry wainscot on the west façade. 7. All wainscot applications shall be constructed of masonry approved by the Planning Administrator. 8. Window and door glass shall be clear to allow visibility into the building to provide a visual connection with the public realm. 9. Any rooftop mechanical equipment shall be screened with architectural quality materials as approved by the Planning Administrator.
Page 21 10. Review and approval of the finalized landscaping plan by the Planning Administrator. Revisions shall include, but are not limited to, the provision of street trees and additional plantings at the southwest corner of the property. 11. Signage must comply with all applicable sign regulations including the prohibition of pole signs. All signs must be installed by a licensed sign contractor in accordance with a sign permit issued by the Permit and Development Center. 12. Compliance with the lighting standards of the Design Guidelines for Gas Station/Convenience Store to the satisfaction of the Planning Administrator. THE VOTE: 11-0 Item 4 ***************************** ***************************** Request from Solid Ground, LLC (owner) represented by Eric Grubb (officer) to rezone property located at 150 East County Line Road: A) Determination as to whether the proposed rezoning is in conformance with the existing PlanDSM Creating Our Tomorrow future land use designation. B) Rezone property from R1-80 One-Family Residential District to R1-60 One- Family Low Density to allow subdivision of the property for minimum 60-foot width single-family residential lots. (ZON2017-00017) STAFF REPORT TO THE PLANNING COMMISSION I. GENERAL INFORMATION 1. Purpose of Request: The proposed rezoning would allow the applicant to subdivide the property into lots that would each have a minimum width of at least 60 feet. The applicant has submitted a conceptual layout that consists of 52 lots for single-family residential development. The submitted application includes the following proposed zoning conditions: a) The same house plan shall not be built on adjacent lots. b) Each house shall have a full basement. c) Each house shall have a minimum 2 car garage. d) Windows on street frontages shall have shutters or minimum 4-inch wide trim. e) Single story homes shall be a minimum 1,300 square feet. f) Two-story homes shall be a minimum 1,600 square feet. g) Exterior materials shall consist of masonry (brick or stone), vinyl not less than 0.042 inches thick, cedar or cement fiber board.
Page 22 h) Chain link fences shall require black cladding. i) A trail shall be provided between two lots to provide access to Fort Des Moines Park. The applicant has indicated to staff that they are in agreement with the staff recommended conditions listed in Section III of this report, except for the minimum house sizes recommended by staff. Their preference is to keep the minimum houses sizes proposed in their application. 2. Size of Site: 14.738 acres or 642,003 square feet. 3. Existing Zoning (site): R1-80 One-Family Residential District. 4. Existing Land Use (site): Undeveloped land. 5. Adjacent Land Use and Zoning: North - R1-80 ; Use is Fort Des Moines Park. South Warren County R-2 ; Use is a rural subdivision of single-family dwellings. East - R1-80 ; Use is Studebaker Elementary School. West - R1-80 ; Use is McCombs Middle School. 6. General Neighborhood/Area Land Uses: The area generally consists primarily of educational and low-density single-family residential uses. It located between McCombs Middle School to the west and Studebaker Elementary School to the east. 7. Applicable Recognized Neighborhood(s): The subject property is not located in or within 250 feet of a recognized neighborhood. However, all recognized neighborhood associations were notified of the public hearing by mailing of the preliminary agenda on February 24, 2017. Notifications of the hearing for this specific item were mailed on February 24, 2017 (20 days prior to the public meeting) and March 6, 2017 (10 days prior to the public hearing) to the primary titleholder on file with the Polk County Assessor for each property within 250 feet of the site. 8. Relevant Zoning History: None. 9. PlanDSM: Creating Our Tomorrow Plan Land Use Plan Designation: Low/Medium Density Residential. 10. Applicable Regulations: Taking into consideration the criteria set forth in Chapter 18B of the Iowa Code, the Commission reviews all proposals to amend zoning boundaries or regulations within the City of Des Moines. Such amendments must be in conformance with the comprehensive plan for the City and designed to meet the criteria in 414.3 of the Iowa Code. The Commission may make recommendations to the City Council on conditions to be made in addition to the existing regulations so