HomeMy WebLinkAbout11-18-2010 Planning and Zoning Commissionc
Iowa City Planning & Zoning Commission
Informal Meeting
n Monday, November 15, 2010
6:00 p.m.
Lobby Conference Room - City Hall
Formal Meeting
Thursday, November 18, 2010
7:00 p.m.
Emma Harvat Hall -City Hall
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PLANNING AND ZONING COMMISSION
Monday, November 15, 2010 - 6:00 PM
Informal Meeting
Iowa City City Hall
Lobby Conference Room
410 E. Washington Street
AGENDA:
A. Call to Order
Thursday, November 18, 2010 - 7:00 PM
Formal Meeting
Iowa City City Hall
Emma J. Harvat Hall
410 E. Washington Street
B. Public Discussion of Any Item Not on the Agenda
C. Towncrest Urban Renewal Plan and Design Review Overlay District
1. Discussion of the Towncrest Urban Renewal Plan and establishment of an Urban Renewal Area for
approximately 49.3 acres of property located near the intersection of 15t Avenue and Muscatine
Avenue.
2. REZ10-00015: Discussion of rezoning to establish a Design Review Overlay District (ODR) for
approximately 49.3 acres of property located near the intersection of 1st Avenue and Muscatine
Avenue (Towncrest).
D. Consideration of Meeting Minutes: October 21, 2010
E. Other
F. Adjournment
Upcoming Planning & Zoning Commission Meetings
Informal November 29 December 13 January 3 " Janu
ary 17 "
Formal December 2 December 16 January 6 January 20
led due to holiday
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CITY OF IOWA CITY
MEMORANDUM
Date: November 10, 2010
To: Planning and Zoning Commission
From: Wendy Ford, Economic Development Coordinator G"
Re: Proposed Towncrest Urban Renewal Area
Presented for the Planning and Zoning Commission's review is the proposed Towncrest Urban
Renewal Plan. The urban renewal plan is proposed for the purpose of and the prerequisite to
establishing a tax increment financing district to finance projects within the urban renewal area.
State Code requires that prior to the City Council holding a public hearing on the urban renewal
plan, the Planning and Zoning Commission review and submit a written recommendation to the
City Council regarding the urban renewal plan's conformity with the Iowa City Comprehensive
Plan.
Conformity with the Iowa City Comprehensive Plan
The economic well-being and land use and urban pattern goals outlined in the comprehensive
plan are to:
• Further the concept of compact and contiguous growth by prioritizing the City's Capital
Improvement Program (CIP);
• Redevelopment and reuse of existing commercial sites;
• Diversify and increase the property tax base by (1) encouraging the retention and expansion
of existing industry and (2) attracting industries that have growth potential and are compatible
with existing businesses;
• Increase employment opportunities consistent with the available labor force;
• Provide and protect areas suitable for future industrial and commercial development;
• Cooperate with local and regional organizations to promote economic development within
Iowa City;
• Improve the environmental and economic health of the community through the efficient use
of resources;
• Focus commercial development in defined commercial center, including small scale
neighborhood commercial centers; and
• Foster strong community neighborhoods with a mix of housing, churches, schools recreation
facilities, commercial areas, and historic landmarks; and
• Consider financial incentives and programs to facilitate achieving the above goals.
The proposed urban renewal area, comprised of Towncrest and the area immediately
surrounding it, has been a valuable asset to the community for decades. In recent years,
however, it has experienced a decline in property values and disinvestment. Towncrest's
outdated buildings are becoming more difficult to lease, there is evidence of lack of investment
in the real property on many lots which puts the entire area at risk for entering a state of
November 10, 2010
Page 2
declining property values, hyper vacancy rates, depressed rental rates and perceived image
problems, all of which are common problems in areas of slum or blight. The occurrence of
deterioration, obsolescence, inadequate provision of open spaces; defective or inadequate
street layout; and faulty lot layout in relation to size, adequacy, accessibility; diversity of
ownership, are all conditions of slum or blight.
Towncrest is centrally located to established residential neighborhoods, several schools, a large
City park and swimming pool, and a growing network of trails that connect it to the greater area.
As an existing commercial center, it remains home to several medical and dental offices,
several local bank branches, and some of the community's most valuable social service and
non-profit organizations. It is ideally suited for infill projects that can capitalize on the central
location, existing infrastructure and nearby public amenities.
The designation of the urban renewal project area for commercial and residential uses is
consistent with the Iowa City Comprehensive Plan. Encouraging reinvestment in the Towncrest
Urban Renewal area is consistent with the comprehensive plan for several reasons, chief
among which is that encouraging infill development in existing urban areas reduces urban
sprawl by using existing infrastructure — an efficient use of existing City services. The
designation of this area as an urban renewal area will encourage commercial development in a
defined commercial center. Improving the commercial center will provide more job opportunities
and build the tax base, adding to the economic vitality of the city.
Tax Increment Financing
For the Commission's information, the following explains how Tax Increment Financing (TIF)
works and how TIF would be used in the Towncrest Urban Renewal Area.
TIF is a mechanism which may be used to finance certain projects within a designated urban
renewal area. The difference between taxes derived from unimproved and underdeveloped
property and those derived after its development is the "increment" of taxes which may be
pledged by a city, at the discretion of the city council, to retire loans, advances, bonds, or other
indebtedness incurred by the City or the developer in furtherance of the development. The
amount of incremental valuation is taxed at the consolidated property tax levy rate (city, county
and schools). The revenues produced from local debt service levies are subtracted because
these are returned to each taxing jurisdiction in order to pay outstanding general obligation debt.
This revenue may not become part of the tax increment revenue and is known as the protected
debt levy. The balance of the revenue is allocated to the City.
Chapter 403 of the Code of Iowa sets forth the provision of Tax Increment Financing. To
establish a TIF program, a city must first prepare an urban renewal plan for a specific urban
renewal area. A city may designate an urban renewal area as either a "blighted," "slum," or
"economic development" area, each of which s defined in Chapter 403. In this instance, the
urban renewal area shows evidence of slum and blight, which is appropriate for designation "by
the local governing body as appropriate for commercial and industrial enterprises."
The City's stated objectives for the urban renewal area are outlined in the urban renewal plan.
The urban renewal plan also explains why it is in the City's interest to establish this urban
renewal area.
Communities may be called upon to make financial incentives available when alternative
financing cannot meet the entire financing need of a development project. This may be required
to make a development site and the area attractive to investors. To assist with ensuring
investment occurs, the City would make TIF available in the Towncrest Urban Renewal Area.
November 10, 2010
Page 3
In addition to the Planning and Zoning Commission's review and recommendation, the City will
hold a consultation with representatives from the county, school district, and community college,
in order to provide these taxing entities with an opportunity to comment on the use of the
incremental tax revenues.
After the public hearing and the consultation with the affected taxing entities, the City Council
will concurrently consider adoption of the urban renewal plan and the TIF ordinance. The TIF
ordinance establishes the mechanism for separating the incremental tax revenues from the
base tax revenues. Any subsequent developer's agreements for projects financed with TIF will
outline more completely the City's obligations and the developer's obligations regarding
development within the urban renewal area.
Recommendation
Staff recommends that the Planning and Zoning Commission forward a written recommendation
to the City Council stating that the Towncrest Urban Renewal Plan conforms to the Iowa City
Comprehensive Plan.
Attachments
Towncrest Urban Renewal Plan
Approved by:
Jeff Davidson, Director
Department of Planning & Community Development
Towncrest
Urban Renewal Plan
2010
Table of Contents
Section 1 — Introduction
Section 2 — District Designation
Section 3 — Base Value
Section 4 — Urban Renewal Plan Objectives
Section 5 — Description of Urban Renewal Area
Section 6 — Proposed Urban Renewal Activities
Section 7 — Proposed Projects
Section 8 — Conformance with Land Use Policy and Zoning Ordinance
Section 9 — Relocation of Families
Section 10 — Financial Data
Section 11 — Urban Renewal Plan Amendments
Section 12 — Property Acquisition/Disposition
Section 13 — Effective Period
Addendum No. 1 — Legal Description
Addendum No. 2 — Towncrest Urban Renewal Project Area Map
2
Section 1- Introduction
This Urban Renewal Plan has been developed to help local officials reduce slum and
blighted areas and promote economic development within Iowa City, Iowa. The primary
goal of the plan is to stimulate, through public involvement and commitment, private
investment in the revitalization of the Towncrest Urban Renewal Project Area for
commercial and residential uses.
The goals outlined in this Towncrest Urban Renewal Plan include the following, which
include goals detailed in the Iowa City Comprehensive Plan — 1997, as amended:
■ Diversify and increase the property tax base by (1) encouraging the retention and
expansion of existing industry and (2) attracting industries that have growth potential
and are compatible with existing businesses;
■ Increase employment opportunities consistent with the available labor force;
■ Provide and protect areas suitable for future commercial development;
■ Cooperate with local and regional organizations to promote economic development
within Iowa City;
■ Improve the environmental and economic health of the community through the
efficient use of resources;
■ Consider financial incentives and programs to facilitate achieving the above goals;
■ Focus commercial development in defined commercial center, including small scale
neighborhood commercial centers; and
■ Foster strong community neighborhoods with a mix of housing, churches, schools
recreation facilities, commercial areas, and historic landmarks.
In order to make development sites attractive to new and expanding businesses,
communities are frequently called upon to provide financial incentives and programs.
Other development sites in the metro area, which already cater to commercial and office
uses, make tax increment financing available to qualifying businesses. As is consistent
with the Iowa City Comprehensive Plan, the City has concluded it is in the interest of its
citizens to encourage the development of commercial and office zoned land in order to
provide competitive development sites for these uses.
The City has identified portions of the Towncrest Urban Renewal Project Area to be slum
or blighted areas, as defined by Iowa Code 403.17(2009). It is in the interest of its
citizens to provide financial incentives and programs in order to encourage revitalization
of such areas.
Therefore, the City intends to make available the use of tax increment financing as a
means to finance the construction of some of the necessary public infrastructure
improvements within the Towncrest Urban Renewal Project Area, referred to hereinafter
as the "Urban Renewal Project Area" or "Area". In addition, the City may make available
the use of tax increment financing to provide direct grants, loans or rebates for qualifying
commercial or residential developments that help achieve the goals and objectives set
forth herein.
To gain public input for the Plan, City staff began meeting with community stakeholders
in October of 2008 and continued through September of 2010 and discovered that
existing conditions were less than ideal. The planning process began with a broad -based
community meeting where staff listened to the concerns of residents, businesses, and the
non-profit community. Early on, stakeholders noted the following needs:
• To retain local businesses, with special attention to medical services that have been a
part of the Urban Renewal Project Area's historic character;
• To firmly establish a neighborhood identity;
• To encourage a more diverse mix of businesses;
• To address the deterioration of commercial and residential rental properties;
• To improve streetscapes and traffic circulation; and
• To create new green spaces.
Once the community expressed the broader themes for redevelopment, City staff met
with individual businesses and organizations located within the Urban Renewal Project
Area. These interviews provided staff with the suggestions necessary to frame a more
detailed plan for the Urban Renewal Project Area. After these meetings it was decided
that any plan developed by the city should:
• Be developed in phases and implemented over time;
• Encourage mixed -use commercial/residential development;
• Adopt architectural and landscape standards to assure quality development;
• Seek to improve traffic circulation for vehicles and pedestrians alike;
• Provide better access and visibility from Muscatine and First Avenues;
• Create a central green space for community gatherings and to open views to
Muscatine Avenue;
• Provide a central parking facility for employee and long term parking in order to
create a more pedestrian oriented streetscape, while providing angled store -front
parking for customers and patients;
• Consider a zoning change to allow adjacent properties to convert to townhomes over
time.
• Redevelop decaying commercial and residential rental properties located within the
Urban Renewal Project Area
To achieve the primary objectives of this Plan, the City of Iowa City shall undertake the
urban renewal actions as specified in this Urban Renewal Plan, pursuant to the powers
granted to it under Chapters 15A and 403 of the 2009 Code of Iowa, as amended.
Section 2- District Designation
With the adoption of this Plan, Iowa City designates this Urban Renewal Area as a slum
and blighted area, as well as an economic development district that is appropriate for
residential, office and commercial development.
Section 3- Base Value
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If the Towncrest Urban Renewal Area is legally established and debt is certified prior to
December 1, 2010, the taxable valuation within the district as of January 1, 2009, will be
considered the "base valuation". If the debt is not certified until a later date, the "base
value" will be the assessed value of the taxable property in the Urban Renewal Area as of
January 1 of the calendar year preceding the calendar year in which the City first certifies
the amount of any debt.
Section 4- Urban Renewal Plan Objectives
The overall goal of this Plan is to formulate and execute a workable program using public
and private resources to develop the Urban Renewal Project Area for retail, office,
housing, and other commercial or residential uses. The following objectives, based on
community and stakeholder input, have been established for the proposed Urban Renewal
Project Area:
■ To encourage and support development that will expand the taxable values of
property within the Urban Renewal Project Area;
■ To reverse the deterioration of commercial and residential properties within the
Urban Renewal Project Area.
■ To encourage the revitalization of commercial and residential activity in the Urban
Renewal Project Area, in particular the revitalization of medical -related offices,
office, retail, restaurants, housing, and business and personal service establishments;
■ To provide for the orderly physical and economic growth of the City;
■ To make public improvements as deemed necessary by the City to support
commercial and residential activity within the Urban Renewal Project Area;
■ To provide financial incentives and assistance to qualifying projects and businesses as
necessary.
Section 5- Description of Urban Renewal Area
The legal description of this proposed Urban Renewal Project Area is included in the
Plan as Addendum No. 1 — Legal Description.
The location and general boundaries of the Towncrest Urban Renewal Plan Area are
shown on Addendum No. 2 — Location Map: Towncrest Urban Renewal Project Area.
Section 6- Proposed Urban Renewal Activities
To meet the objectives of this Plan and to encourage the development of the Area, the
City intends to utilize the powers conferred upon it pursuant to Iowa Code Chapters 15A
and 403 (2009) and to make available financial incentives, including but not limited to,
tax increment financing for the following activities:
1. Undertake and carry out urban renewal projects though the execution of
contracts and other instruments.
5
2. Make or have made surveys and plans necessary for the implementation of the
Urban Renewal Plan or specific urban renewal projects.
Make loans, forgivable loans, grants, or rebates to private persons or
businesses for economic development purposes on such terms as may be
determined by the Iowa City Council, in its sole discretion.
4. Provide for the installation of infrastructure and roadway improvements.
Use any or all other powers granted by the Urban Renewal Act to develop and
provide for improved economic conditions in Iowa City.
6. Encourage the incorporation of energy efficient building techniques such as
those specified in the Iowa Green Building Standards, or those attaining
LEED certification, through the use of tax increment financing, in the sole
discretion of the City Council.
Section 7- Proposed Projects
Proposed projects involve activities necessary to facilitate growth in the Urban Renewal
Area and provide incentives to encourage new development to locate in the area.
Projects including water, sewer, street and other infrastructure may be constructed. In
addition, the City may consider providing direct or indirect financial incentives to private
persons or businesses as incentives to locate in the Area.
Private Site Improvements
Private site improvements may include, but are not limited to, demolition of existing
buildings and site preparation; design and construction of buildings; grading for building
construction and amenities; paving and parking; landscaping; and installation of on -site
utilities. Private site improvements will be required to follow the design guidelines set
forth in the Towncrest Design Plan, created by the City's landscape architecture
consultant RDG Planning and Design.
Tax increment financing may be granted to qualifying entities to finance these private site
improvements, at City Council's discretion. Any development projects receiving tax
increment financing or other public funding assistance will be subject to review by the
Staff Design Review Committee. Design review approval will be based on compliance
with the design guidelines noted above. In addition, the City Council may designate
Towncrest a "Design Review District," whereby all improvements to buildings or
property within the district would be subject to Design Review according to the
aforementioned design guidelines.
Public Infrastructure Improvements
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Public infrastructure improvements may include, but are not limited to, storm water
management facilities, public streets and sidewalks, sanitary sewers, storm sewers, and
open space and streetscape improvements. Tax increment financing may be available to
finance the construction of these improvements, in whole or in part, at the City Council's
discretion.
Financial Incentives
At the City Council's discretion and as permitted by Iowa Code Section 403.19 (2009),
tax increment financing may be available for providing direct grants, loans or property
tax rebates for qualifying projects and businesses in the Urban Renewal Area. Tax
increment financing may be used for, but is not limited to, financing the private site
improvements and public infrastructure improvements listed above. Qualifying projects
and businesses shall be determined by the City Council on a case by case basis.
Section 8- Conformance with Land Use Policy and Zoning Ordinance
Comprehensive Plan
The Urban Renewal Project Area is located within the area designated by the Iowa City
Comprehensive Plan as the Southeast Planning District. The Iowa City Comprehensive
Plan designates the Urban Renewal Project Area as appropriate for general commercial
and residential uses.
Current and Proposed Zoning and Land Uses
The Project Area is currently zoned CC-2, CO-1, RM-20 and RS-8, as defined by the
Iowa City Zoning Code. The current land uses consist of commercial, public, and
residential uses. The proposed land uses include mixed -use, retail, office, and other
commercial and residential uses permitted in the CC-2 and CO-1 zones. The City may
amend its zoning code to create a new Design Review District and/or a new, mixed -use
zoning classification appropriate for Towncrest and may rezone the area to be so
designated. Any rezoning to this area, including the creation of a new zoning category
under the Zoning Code, will be consistent with the Comprehensive Plan.
Section 9- Relocation of Families
Benefits
Upon the City's verification of a property owner's eligibility for tax increment financing,
qualified tenants in the designated Urban Renewal Project Area shall be compensated by
the property owner for one month's rent and for actual reasonable moving and related
expenses, where said displacement was due to action on the part of the property owner to
qualify for said tax increment financing.
Eligibility
7
"Qualified tenant" means the legal displaced occupant of a residential dwelling unit
which is located within the designated Urban Renewal Project Area where the person or
family has occupied the same dwelling unit continuously for twelve (12) months prior to
the City making tax increment financing available to a project within the Urban Renewal
Project Area. There are no relocation provisions made for displacement from commercial
units.
Actual Reasonable Moving and Related Expenses
A qualified tenant of a dwelling is entitled to actual reasonable expenses for:
a. Transportation of the displaced person and personal property from the
displacement site to the replacement site. Transportation costs for a
distance beyond twenty-five (25) miles are not eligible;
b. Packing, crating, unpacking and uncrating of personal property;
C. Disconnecting, dismantling, removing, reassembling and reinstalling
relocated household appliances and other personal property;
d. Discontinuing, transferring or reconnecting utility services, including
cable television.
Least Costly Approach
The amount of compensation for an eligible expense shall not exceed the least costly
method of accomplishing the objective of the compensation without causing undue
hardship to the displaced tenant and/or landlord.
Section 10- Financial Data
Constitutional Debt Limit: $ 136,552,095
2. Current general obligation debt: $ 84,995,000
3. Proposed amount of indebtedness to be incurred: A specific amount of tax
increment debt to be incurred (including direct grants, loans, advances,
indebtedness, or bonds) for projects over time has not yet been determined. The
City Council will consider each request for financial assistance or a project
proposal on a case -by -case basis to determine if it is in the City's best interest to
participate. It is estimated that the City's cost for initial anticipated projects
discussed herein will be in the $10 to $15 million range.
Section 11- Urban Renewal Plan Amendments
This Urban Renewal Plan may be amended from time to time to include change in the
area, to add or change land use controls or regulations, to modify goals or types of
renewal activities, or to amend property acquisition and disposition provisions.
If the City of Iowa City desires to amend this Urban Renewal Plan, it may do so after
providing public notice, holding a public hearing on the proposed change, and
undertaking other required actions, all in conformance with applicable state and local
laws.
Section 12- Property Acquisition/Disposition
Other than easements and right-of-ways, no property acquisition by the City is
anticipated.
Section 13. Effective Period
This Urban Renewal Plan will become effective upon its adoption by the City Council of
Iowa City and will remain in effect as a plan until it is repealed by the City Council. The
use of tax increment financing revenues (including the amount of grants, loans, advances,
indebtedness or bonds which qualify for payment for the division of revenue provided in
Section 403.19 of the Code of Iowa) by the City for activities carried out under the Urban
Renewal Plan shall be limited as deemed appropriate by the Council and consistent with
all applicable provisions of law.
E
Addendum No. 1
Legal Description of the
Urban Renewal Project Area
The Towncrest Urban Renewal Area includes the following:
Lots 1-4, Block 5; Block 6; Lots 1-4, Block 7; the N 100' of Lot 1 & the E 22' of the N
100' of Lot 2, Block 14; and the S 75' of Lot 8 & the E 10' of the S 75' of Lot 7, Block
15, and to the centerline of all adjacent rights -of -way, East Iowa City Subdivision, Iowa
City, Iowa, according to the plat thereof; and
Lots 5-19, Block 1; Lots 8-10, Block 2; and Lots 7-9, Block 3, and to the center line of all
adjacent rights -of -way, Towncrest Addition, Iowa City, Iowa as shown on the plat
thereof recorded at Book 4, Page 323 of the Johnson County Recorder; and
Commencing at the northwest corner of Lot 12, Block 1, Towncrest Addition, then north
200', then east 107.5', then south 200', then west 107.5', and to the centerline of the
adjacent rights -of -way; and
Blocks 1 & 2, and Lots 1 & 2, Block 3, and to the centerline of all adjacent rights -or -way,
Towncrest Addition Part Two Revised, Iowa City, Iowa, as shown on the plat thereof
recorded at Book 6, Page 6 of the Johnson County Recorder; and
Commencing at the NE corner of Lot 1, Block 1, Towncrest Addition Part Two Revised,
thence E 160', thence S 148', thence W 160', thence N 148', and to the centerline of the
adjacent Muscatine Avenue right-of-way; and
The real estate north of and adjacent to Muscatine Avenue between First Avenue and
Waters First Addition, excluding the Memory Gardens Cemetery.
This area contains approximately 49.3 acres.
10
Addendum No. 2
Towncrest Urban Renewal Project Area Map
11
10-=r, _4 CITY OF IOWA CITY
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MEMORANDUM
Date: November 18, 2010
To: Planning and Zoning Commission
From: Christina Kuecker, Associate Planner
Re: Towncrest Design Review Overlay District
Since October 2008 Towncrest area property owners, businesses and residents have
taken part in a community visioning process with the City and with RDG Planning and
Design. The Towncrest Urban Renewal Plan and Design Plan Manual were created out
of this process to represent the community's vision for the Towncrest Area. A map of the
area covered by the Urban Renewal Plan and Design Review Overlay District is attached
and copies of each document are included in your agenda packet. The guidelines
contained in the Towncest Urban Renewal Area Design Plan Manual are intended to
create a cohesive character for as existing buildings are renovated, new buildings are
constructed and site improvements such as parking, landscaping and signs are
implemented.
Key components of the plan are to provide financial incentives, such as Tax Increment
Financing (TIF), fagade improvement grants and low interest loans, and adoption of
architectural and landscape guidelines to help ensure that new construction or alterations
of existing properties are compatible with the Design Plan in order to spur economic
development. To implement the plan it will be necessary for the City Council to create an
Urban Renewal District, which will authorize the use of TIF, and adopt a Design Review
Overlay District, which will set up a process for reviewing development applications for
consistency with the Design Plan.
Article C of the zoning code contains the Design Review provisions (copy attached).
Proposed amendments to Article C necessary to create the Towncrest Design Review
District are underlined. The proposed amendments specify that any exterior changes to
properties within the Towncrest District are subject to review by the Design Review
Committee for compliance with the guidelines contained in the Towncrest Urban Renewal
Area Design Plan Manual.
The Design Review Overlay will not affect the use of property permitted by the underlying
zoning. Properties within the proposed overlay district are currently zoned Community
Commercial (CC-2), Office Commercial (CO-1), Medium Density Multifamily (RM-20) and
Low Density Single Family (RS-5). We do anticipate that portions of the Towncrest area
may be rezoned to a mixed use zone in the near future to further promoted development
that is consistent with the plan. There are nine single family lots located on the east side
of First Avenue within the proposed district. These Single-family homes would be
exempt from design review. Overtime if the zoning or uses of these properties change
they would be subject to design review.
Towncrest Urban Renewal Project Area Map
I— B
Towncrest urban renewal project and Design Review Overlay (ODR) zone area q' "V
14-3C
Article C. Design Review
The purpose of Design Review is to:
A. Assure compatibility with the defining characteristics of the surrounding area or to
preserve the integrity of existing neighborhoods or to support a unifying theme for
a particular development or area in order to spur economic growth;
B. Provide for careful review of new construction or alteration of existing structures in
areas of the City where the existing built environment is expressive of the
architectural traditions of Iowa City and the unique physical features of the area or
to provide guidance in areas where there is a lack of any defining physical or
aesthetic qualities but in which the City wishes to establish such qualities;
C. To provide property owners, contractors and consultants with technical assistance
and design alternatives to ensure that proposed projects conform with the
applicable standards;
D. Enhance the social, cultural, economic, environmental and aesthetic development
of the community by encouraging both harmonious and innovative design;
E. Promote orderly community growth and protect property values;
F. Recognize that land use regulations aimed at these objectives provide not only for
the health, safety and general welfare of the citizens, but also for their comfort and
prosperity, and for the beauty and balance of the community.
Applicability
The City Council may designate buildings, areas, and structures within the City that are
subject to Design Review. The Council may also designate design review districts that
contain contiguous parcels of real property, the built portions of which are expressive of
the defining architectural and other physical and aesthetic properties that give evidence
to the physical traditions of Iowa City and the unique features of the area; or are areas
that lack any defining physical or aesthetic qualities but are places where the City wishes
to establish such qualities.
A. Designated areas, buildings, and structures
Projects located in the following areas are subject to the design review process:
1. Urban Renewal Project, Iowa R-14
Exterior alterations or new construction occurring on all parcels that were
acquired and /or disposed of by the City as part of the urban renewal project
known as Iowa R-14 are subject to Design Review. Design Review is also
required for public right-of-way improvements occurring within and adjacent
to the urban renewal area designated as Urban Renewal Project R-14.
2. City Plaza
Design Review is required for all projects designated as requiring such review
by Title 10, Chapter 5, of the City Code, City Plaza. Any public improvements
14-3C
to City Plaza are also subject to Design Review.
3. Other Public -Private Partnership Agreements
Projects specifically designated as requiring design review pursuant to a
development agreement between a private property owner and the City, such
as for urban renewal parcels and other properties receiving public tax
abatements or subsidies.
4. Sidewalk Cafes
Design review is required for all sidewalk cafes located in the public right-of-
way pursuant to the provisions of Title 10, Chapter 3 of the City Code,
Commercial Use of Sidewalks.
S. Central Planning District
Any exterior alterations to, additions to, or new construction of Two -Family
Uses, Multi -Family Uses, Group Living Uses, and Institutional/Civic Uses
located on a property in the Central Planning District, are subject to design
review according to the rules of applicability and standards contained in
Section 14-213-6, Multi -Family Site Development Standards (See Central
Planning District Map located in Section 14-26-6).
6. PRM Zone
All exterior alterations to, additions to, or new construction on properties
located within the PRM Zone are subject to design review according to the
rules of applicability and standards contained in Section 14-213-6, Multi -Family
Site Development Standards.
7. Projecting Signs in the CB-2, CB-5 and CB-10 Zones
All projecting signs proposed for properties located within the CB-2, CB-5 and
CB-10 Zones are subject to design review.
S. Entranceway Signs
Requests for an alternative design for an entranceway sign as provided for in
Article 14-513, Sign Regulations.
9. Towncrest Design Review District
Any exterior alterations to, additions to, or new construction of buildings and
structures or alterations or additions to site development, such as parking
areas, landscaping, screening, signage, lighting, and access on property
within the boundaries of the Towncrest Design Review District, as illustrated
on the map below, are subject to Design Review. However, on property zoned
Single Family Residential, new construction, alterations, or additions to Single
Family Uses, including alterations or additions to site development associated
with said uses, are exempt from Design Review.
14-3C
a. Towncrest Design Review District Mau
® Towncrest urban renewal project and Design Review Overlay (ODR) zone area "' `"'
B. Requests for Advice
1. The City Council may request advice and recommendations from the Design
Review Committee on projects located outside of designated areas.
2. Property owners in the CB-10 and CB-5 Zones may request advice from the
Design Review Committee for projects located outside of designated areas,
but such advice will be purely advisory.
C. Exemptions
Ordinary maintenance or repairs that do not involve changes in architecture and
general design, arrangements, texture, material, or color are exempted.
14-3 C
14-1C-3 Design Review
Prior to issuance of a sign permit for an exterior sign that is subject to the design review
process or of a building permit to alter the exterior of an existing structure subject to
the design review process or to construct a new building that is subject to the design
review process, said application shall be submitted for design review. Upon application
for any building permit, sign permit or site plan approval for any property within a
design review district, said application shall be submitted for design review. The
applicable level of design review is listed below.
A. Levels of Design Review
1. Level I Review
a. A Level I Review will be conducted for the following designated areas,
properties, and structures:
(1) City Plaza
(2) Sidewalk Cafes
(3) Central Planning District
(4) PRM Zone
(5) Projecting Signs in the CB-2, CB-5 and CB-10 Zones
(6) Certain Public -Private Partnership Agreements - level of review is
pursuant to the specific development agreement.
(7) Minor exterior alterations, such as signage, window placement, and
color that do not substantially change the building concept of a
Council -approved plan under Urban Renewal Project, Iowa R-14.
(8) Requests for an alternative design for an entranceway sign as
provided for in Article 14-513, Sign Regulations.
(9) Towncrest Design Review District
b. Applications for Level I Review will be reviewed and approved, modified,
or disapproved by the staff Design Review Committee according to the
procedures for Design Review contained in Article 14-813, Administrative
Approval Procedures.
2. Level II Review
a. A Level II Review will be conducted for the following designated areas,
properties, and structures:
(1) Urban Renewal Project, Iowa R-14, except for minor exterior
alterations, such as signage, window placement, and color that do
not substantially change the building concept of the Council -
approved plan. Such minor alterations will be subject to Level I
Review.
(2) Certain Public -Private Partnership Agreements - level of review is
pursuant to the specific development agreement.
14-3 C
b. Applications for Level II Review will be reviewed by the staff Design
Review Committee with their recommendation forwarded to the City
Council for approval, modification, or disapproval according to the
procedures for Design Review contained in Article 14-813, Administrative
Approval Procedures.
B. Approval Criteria
Applications for Design Review will be reviewed for compliance with the guidelines
and standards as referenced below.
1. Urban Renewal Project, Iowa R-14
Design Review subject to the design guidelines listed in Subsection C, below.
2. City Plaza
Design Review subject to design guidelines listed in Subsection C, below.
3. Other Public -Private Partnership Agreements
Design review guidelines for each such project that is specifically designated
as requiring design review will be pursuant to the development agreement
between the private property owner and the City. In the absence of such
guidelines, the design guidelines listed in Subsection C, below, will be used.
4. Sidewalk Cafes
Design review subject to the design guidelines listed in Subsection C, below,
and any additional requirements and guidelines listed in Title 10, Chapter 3 of
the City Code.
S. Central Planning District
Design Review according to the applicable multi -family site development
standards set forth in Article 14-213, Multi -Family Residential Zones.
6. PRM Zone
Design Review according to the applicable multi -family site development
standards set forth in Article 14-213, Multi -Family Residential Zones.
7. Projecting Signs in the CB-2, CB-5 and CB-10 Zones
Design Review according to the applicable standards listed in Subsection C,
below.
8. Towncrest Design Review District
Design Review according to the applicable design provisions within the
Towncrest Design Plan Manual adopted pursuant to the Towncrest Urban
Renewal Area and according to the applicable standards listed in Subsection
C, below. For purposes of Design Review, Towncrest Drive shall be considered
a street, with buildings, parking areas, pedestrian amenities, landscape
screening, and other streetscape elements designed and located to
appropriately address Towncrest Drive as a street frontage as illustrated in
the Towncrest Design Plan Manual.
C. Design Review Guidelines
When reviewing a project subject to design review, the Design Review Committee
and City Council will adhere to the following guidelines, if applicable as stated in
subsection B, above. In no case shall these guidelines be used to attempt to
replace or override the other requirements of this Title.
14-3C
1. Definitions
a. COMPATIBILITY: Harmony in the appearance of buildings, structures
and landscape developments along the same streetscape.
b. HARMONY: An aesthetically pleasing image resulting from an
arrangement of various architectural and landscape elements along the
same streetscape.
C. LANDSCAPE: Elements of nature, topography, buildings and other man-
made objects viewed in relation to one another.
d. MISCELLANEOUS STRUCTURES: Structures, other than buildings, visible
from public ways. Examples include memorials, antennas, sheds,
shelters, fences and walls, transformers, drive -up facilities.
e. SCALE: The relationship of the size of elements to one another and to
the human figure.
f. SCREENING: Structures and/or plantings that conceal an area from view
of a public way.
g. STREET FURNITURE: Man-made objects, other than buildings, that are
part of the streetscape. Examples include benches, litter containers,
planting containers, sculptures, vending machines and newspaper
dispensers.
h. STREETSCAPE: The scene of a public street or way composed of natural
and man-made elements, including buildings, paving, plantings, street
furniture and miscellaneous structures.
2. Building Design
a. The project evaluation will be based on the architectural concepts of the
design and the project's relationship to and compatibility with the
defining characteristics of the buildings and site features of the
surrounding area or alternatively, in areas proposed for redevelopment
or revitalization the proposed building(s) will be evaluated according to
the goals of the revitalization plan, whether it be to strengthen or
preserve the integrity of the existing area or to support a new
architectural theme or set of unifying characteristics for a particular
development or area (See Figure 3C.1).
14-3C
Figure .3C.1 - Unified Architectural Theme
Acceptable
Unacceptable
b. Architecturally significant buildings proposed for renovation or
rehabilitation should retain the original architectural style and the
essential and prominent features and materials of the original fagade.
C. Alignment of the horizontal and vertical architectural features on building
fronts is desirable so as to enhance the visual continuity of the
streetscape (See Figure 3C.2, below).
Figure 3C. Z - Alignment of architectural features
........IBM
....
It It It
Unacceptable
14-3C
d. The development of the first floor level should provide visual interest to
and interaction with pedestrians through the use of such features as
windows, doors, and lighting. Blank stretches of wall will be
discouraged.
Figure 3C.3 - Pedestrian -oriented streetscape
A�
7
e. Exterior lighting and fixtures should blend with the architectural design.
They should provide adequate illumination for safety purposes without
excess glare.
f. Colors should be an integral part of the architectural style.
g. Rooftop equipment should blend with building design or be screened.
3. Relationship of building(s) to the site
a. The project should integrate with adjoining properties, provide a
transition between the project and pedestrian uses, and provide
appropriate landscaping.
Figure 3C. 4 - Integration of pedestrian amenities and landscaping
14-3 C
b. Parking and service areas should blend with the street frontage or be
screened from public view.
C. The scale of each building should be compatible along a street frontage
to preserve the character of the street or to create the desired
streetscape anticipated by the development plan or agreement. Rhythm
and proportion of buildings, doors, windows and other projections should
be considered (See Figure 3C.2, above).
d. Building materials, colors, textures, lines and masses should harmonize
with adjoining buildings and sites or alternatively, in areas proposed for
redevelopment or revitalization the proposed building materials, colors,
textures, lines and masses should be in harmony with the architectural
theme or goals of the revitalization plan, whether it be to strengthen or
preserve the integrity of the existing area or to support a new
architectural theme or set of unifying characteristics for a particular
development or area.
e. Site grading work should blend with surrounding site grades.
4. Landscaping
a. Landscaping should enhance and complement architectural features and
improve the visual and aesthetic quality of the streetscape.
b. Plants should be protected by appropriate curbs, raised planting
surfaces, tree guards or other devices when located in areas where
plants may be susceptible to injury by pedestrian or motor traffic.
Figure 3C.5 - Tree guard
C. Paved areas, such as sidewalks and parking spaces, should be designed
to facilitate the safe and efficient circulation of pedestrians and vehicles.
d. Service yards, trash receptacles and storage areas should be screened
by buildings, fencing, plantings, walls or an appropriate combination of
these.
e. Existing natural features should be maintained and incorporated into site
design if possible.
14-3 C
f. Street furniture and miscellaneous structures should be integrated with
the architectural concept and be located and designed to be convenient
and functional for the public. Their design should be compatible with
surrounding buildings and streetscape in scale, materials and color
scheme. Alternatively, in areas proposed for redevelopment or
revitalization, the proposed street furniture and miscellaneous structures
should be integrated with the architectural theme or goals of the
revitalization plan, whether it be to strengthen or preserve the integrity
of the existing area or to support a new architectural theme or set of
unifying characteristics for a particular development or area.
S. Signs
a. All signs and graphic symbols should relate to the building's design,
character, color scheme, materials and purpose and should be
compatible with signs on adjoining buildings.
b. The number and size of signs should be minimized in order to avoid
visual clutter and to preserve the character of the street fagade.
C. Multiple occupancy buildings, such as shopping centers and office
complexes, should develop "signage programs" that promote integrated
design and equitable space and size distribution.
d. Externally lit signs should complement the project design and should not
produce excessive glare.
e. Lettering and graphic styles should be in keeping with the project's
design and character.
Figure 3C. 6 - Integration of Signs
MinLai
Desirable
Undesirable
14-3C
6. Canopies and Awnings
a. Canopies and awnings must respect the style and character of the
structure on which they are located, particularly in the material and
color.
b. The highest point of a canopy/awning or its superstructure must not be
higher than the midpoint of the space between the second story window
sills and the top of the first floor storefront window or transom (See
Figure 3C.7, below).
C. Along sidewalks and pedestrianways, canopies and awnings should
project a sufficient distance from the building wall to be functional, i.e.
to provide shade and weather protection for pedestrians and to prevent
reflective glare on storefront windows that may block views into the
storefront or display window.
Figure 3C.7 - Awnings and Canopies
Acceptable
Unacceptable
D. Appeals
Any person or persons, jointly or severally, aggrieved by any decision of the Design
Review Committee regarding a Level I Design Review application may appeal such
decision to the Board of Adjustment according to the applicable procedures for
appeals set forth in Article 14-8C, Board of Adjustment Approval Procedures.
Approved applications for design review authorize only those changes in appearance set
forth in such approved applications and no other changes in appearance. It will be the
duty of the Building Official or designee to inspect, from time to time, any work
performed pursuant to such an approved application to ensure compliance with the
requirements of such application. If it is found that such work is not being carried out in
accordance with the approved application, the Building Official will issue a stop work
order and may deny issuance of a certificate of occupancy. Any change in appearance
at variance with that authorized by the approved application shall be deemed a violation
of these regulations.
14-3C
Revisions - i Design Plans
If the building application deviates from approved design review applications, the
Director of Housing and Inspection Services or designee will inform the Design Review
Committee, who will then determine if the proposed changes are substantive.
Substantive changes to an approved application for design review require submittal of
those changes to the Design Review Committee and approval thereof according to the
applicable Design Review procedure.
Design Plan Manual
November 2070
ACKNOWLEDGEMENTS
PREPARED FOR:
The City of Iowa City
PREPARED BY:
RD .09
PLANNING. DESIGN
301 Grand Avenue
Des Moines, Iowa 50309
r�
n
CITY OF IOWA CITY STAFF:
�U)
Jeff Davidson
Director of Planning and Community Development
Bob Miklo
Senior Planner
Christina Kuecker
Associate Planner
Brian Boelk
Senior Civil Engineer
Wendy Ford
Economic Development Coordinator
Tracy Hightshoe
Associate Planner
Page 3
Page 4
Towncrest Urban Renew✓al Area— Design Plan
TABLE OF CONTENTS
Executive Summary & Introduction .....................6
Streetscape Design...........................................10
Parking.............................................................16
OpenSpace......................................................17
Landscape........................................................
20
Signage&Wayfinding.......................................23
Architectural Character & Materials...................26
Implementation.................................................38
Appendix: Supplemental Diagrams....................39
Page 5
EXECUTIVE SUMMARY &
INTRODUCTION
DEVELOPMENT INTENT
The Towncrest Urban Renewal Area is an existing commer—
cial center wrapped in a residential neighborhood in the
Southeast Planning District of Iowa City, Iowa. Towncrest
originated as a "high —end" suburban medical office park in
the late 1950's and early 1960's. For more than twenty years
Towncrest was known to be an excellent place to locate a
business and spurred adjacent commercial and residential
growth within this area of Iowa City.
In recent decades it has suffered from a lack of reinvest—
ment in its physical infrastructure. Streets, buildings,
lighting, walks and signage are currently seen by many as
substandard and by some as dysfunctional. It is the intent
of this planning and design effort to reestablish Towncrest as
a commercial center through the reimagining of its physical
character and reinvestment in its infrastructure which in turn
would create a point of focus and renewed interest for busi—
ness development within Iowa City.
STREETSCAPE & REDEVELOPMENT
This document is intended to allow existing architectures
within the Towncrest Urban Renewal Area to harmoni—
ously coexist with those that are redeveloped or razed
and reconstructed. The application of a common
streetscape framework in tandem with consistent
architectural character act to unify the area over time.
PROJECT OVERVIEW
In the summer of 2010, the City of Iowa City retained RDG
Planning & Design to engage the community in an interactive
design process that would lead the community to a design
plan for approximately 50 acres of the southeast planning
area. This design process built upon a public participation
process that began in the autumn of 2008. The results of
the recent effort detailed in this document are intended to
provide a level of detail necessary to begin the redevelop—
ment of the Towncrest area. The design team engaged area
business owners, property owners, neighbors and City Staff in
a day —long design work session and multiple small and large
group design review meetings. These interactions provided
the team with good knowledge and understanding about the
history and present condition of the area. They also spurred
thinking about the potential future of the project district.
USING THIS DESIGN PLAN
This document is intended to be used by City staff, existing
property owners, future property owners and consultants to
guide decisions on the future of the Towncrest Urban Renewal
Area. The document contains the following six chapters that
focus on the key design elements and a seventh chapter that
focuses on the implementation of the Design Plan:
• Streetscape Design
Guidelines for private and public street
redevelopment
• Parking
Guidelines for parking access, location,
construction and parking lot storm water strategies
• Open Space
Guidelines for potential open space
• Landscape
Guidelines for the style and placement of
landscape plantings
• Signage & Wayfinding
Guidelines for monument, wayfinding and
directional signage
• Architectural Character & Materials
Guidelines for architectural materials and forms to
achieve a distinct architectural style
• Implementation
Guidelines for the application of this Design Plan
DESIGN PLAN GOALS
Through the design and public process, the Design Team
established a set of four key goals that define and direct
the decisions made in this Design Plan. These goals are
described as follows:
1. Enhance the public experience.
An early focus of the Towncrest Redevelopment is the
Page 6
improvement of the area's physical condition especially as
it pertains to streetscape and public areas. These areas
include streets, sidewalks and planting areas. The general
consensus of those who participated in the public process
is that these current amenities do not adequately serve the
needs of the Towncrest area and are detrimental to its long
term success.
This plan seeks to improve these areas through functional
(e.g. adequate walks, lighting, directional signage, parking
access management, etc.) and aesthetic improvements
(e.g. plantings, decorative paving, public art, etc.) which will
work together to create a new and distinctive identity for
Towncrest.
2. Create a cohesive architectural character.
In addition to the public realm improvements a large concern
for the area is the aging architecture. In particular, the
public discussions focused on the Colonial style of many of
the existing structures. People stated that it is dated and
no longer relevant. The consensus is that this aspect of
Towncrest's identity must change if the area is to remain a
viable commercial area that is attractive to new and existing
businesses.
This plan prescribes a palette of architectural elements and
materials that will allow the renovation of existing structures
by maintaining their greatest attribute, their red/orange brick
facades, while applying more contemporary urban materials.
For new development, an emphasis on bringing structures
toward the street, the relocation of parking to the rear of
properties, easily identified entries, greater transparency into
ground floor spaces and a human scale are all encouraged.
The inclusion of new elements and materials within old and
new construction will allow the redevelopment of the area
to progress with a cohesive and distinct aesthetic when
combined with other Design Plan elements.
ARCHITECTURAL CHARACTER IMAGERY
The consistent use of contemporary construction
materials and simple architectural forms in both new and
redeveloped structures will aid in the establishment of a
cohesive design aesthetic. For more information please
see the Architectural Character & Materials section of this
document on page 26.
3. Redevelop sustainably.
It is a goal of this plan to encourage a sustainable redevelop—
ment of all aspects of Towncrest. The goal will be achieved in
this plan in a few key ways. First, through the use of building
materials with proven longevity and minimized carbon use
during manufacture and transport to the area begins to
reduce its impact. Second, the use of indigenous and low —
maintenance landscape materials as well as energy efficient
lighting design and fixtures conserves the energy necessary
for day—to—day operation of the development. Finally, by
utilizing aesthetically pleasing green space and planting
areas within the public realm and private parking areas as
components of a green infrastructure (GI) system, the area
works to minimize its impact on the greater watershed to
which it belongs. These GI components are intended to
improve stormwater quality by cleansing water of sediments
and contaminants commonly found in the first flush of urban
stormwater run—off prior to allowing it to move outside of
the area.
SUSTAINABLE DECISION MAKING
This plan strongly encourages all who participate in the
evolution of the Towncrest Urban Renewal Area to con—
sider the sustainability of each choice — whether it be the
choice of architectural materials or plant species.
4. Encourage public/private partnerships.
Revitalization of Towncrest will require an effort on the
Z
part of private property owners in partnership with the
C City. Significant to the redevelopment in the short term are
Co
improvements to the elements within public view such as
Cr
streetscape, signage and landscape enhancements, recon—
figuration and greening of parking areas, and architectural
facade enhancements. Improvements to these elements will
help create a new image for Towncrest that may encourage
further redevelopment. In the longer term, establishing a
design aesthetic for the area will guide future redevelopment
in a direction that is both cohesive and sustainable.
Page 7
EXECUTIVE SUMMARY &
INTRODUCTION Cont.
OVERALL VISION
The vision for a redeveloped Towncrest is that of a vibrant
and connected commercial and residential area. The use of
simple architectural forms already found within the area and
the infusion of contemporary building materials will allow
the original bones of the development to coexist with future
structures. Rhythmic and curvilinear streetscape patterning
will define the streetscape amenity zone for pedestrians.
Rich, low —maintenance landscapes assist in defining paths
of travel and could allow stormwater to infiltrate near where
it falls improving its quality. This new character paired with
expressive and clear signage will assist patrons to find the
area, and equally as important, to easily understand where
they are going. Each of these aspects will work together to
create a cohesive aesthetic and positive user experience that
can only be found in Towncrest.
TOWNCREST DRIVE PERSPECTIVE IMAGE
As the primary interior connection roadway of the area the consistent redevelopment of Towncrest Drive will set the tone for the
future of Towncrest. The above image illustrates the potential reconfiguration of Towncrest Drive which would include a new
roadway cross—section, a new streetscape framework and a restructuring of the current ingress and egress of existing parking
lots. For more information please see the Streetscape Design section of this document on page 10.
Page 8
4
LEGEND
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TOWNCREST URBAN RENEWAL AREA ILLUSTRATIVE DIAGRAM
The above image is a plan representation of many of the potential public enhancements that could occur as the Towncrest area redevelops.
Page 9
STREETSCAPE DESIGN
INTENT
The streetscape design for the Towncrest Urban Renewal
Area is intended to be a catalyst for a desired District
transformation from aging buildings and infrastructure to a
vibrant, walkable and safe community center.
The intent of this section is to make a series of
recommendations for the planning of the vehicular and
pedestrian spaces. The recommendations will touch on a
variety of spatial baselines and aesthetic enhancements that
could serve the future designers of these spaces. Now, more
than ever, pedestrian and vehicular circulation as well as the
safety, comfort and aesthetic enhancement of circulation
routes and pedestrian spaces are expected. This expectation
has come about as a result of an increased awareness that
people's day—to—day environments do impact their quality of
life. The more comfortable, safe and aesthetically pleasing
a space is to a user, the greater the quality of the experience
and the potential that the user could utilize that space or
route again.
MUSCATINE AVENUE & S 1 ST AVENUE
Muscatine Avenue currently has a tree lawn with mature
ornamental trees and a widened sidewalk on the south
side of the street. This area should be improved with new
lighting with banners and signage that announces the entry
into the Towncrest District. Special landscaping, signage
and pavement at the intersections of Muscatine Avenue
with Wade Street, Williams Street and Arthur Street further
celebrate the entries into the District.
At the intersection of Muscatine Avenue & S 1st Avenue,
the sidewalk zone should be treated with its own distinct
Towncrest markers and landscape concept to give the District
identity at this major intersection. See the Signage chapter
for further description of signage treatments throughout the
District. The current intersection design would require the
acquisition of additional right—of—way and should be further
evaluated in context with existing traffic signals.
WADE STREET, WILLIAMS STREET & ARTHUR STREET
As the current main entrances to Towncrest, the three
north —south streets are important pedestrian and vehicular
• ,.iti,.y.f .t^'..F `M�a s*M!�r�b,��ytSR+t{..Jm tY.i�4 k'"`
TYPICAL STREET SECTION: WADE STREET, WILLIAMS STREET, ARTHUR STREET
The diagram above represents a typical street section for Wade, Williams and Arthur Streets. Further study is required as to the
need to modify existing pavement widths on these streets. The buffer shown above represents R.O.W. screening only. Private
property owners are still required to comply with City of Iowa City landscape buffer requirements.
Page 10
INTERSECTION ENHANCEMENTS: 1ST AVENUE AND MUSCATINE AVENUE
The perspective images above and below illustrate potential intersection enhancements for 1st Avenue and
Muscatine Avenue as well as an enhanced edge treatment. It is desired that through the inclusion of special
paving at pedestrian queuing areas, stone sign walls and additional landscape plantings passers—by will not
only identify the areas as a part of To wncrest, but will be intrigued enough to further explore the area.
C
0
EDGE ENHANCEMENTS: MUSCATINE AVENUE
Page 11
STREETSCAPE DESIGN Cont.
corridors welcoming people to Towncrest. These streets are
envisioned to include parallel parking on at least one side. A
minimum nine (9) foot landscape amenity zone adjacent to
the street can provide the opportunity for landscaping, lighting
with banners, street trees and benches. Within the right—of—
way, a consistent five (5) foot walk can serve pedestrians,
and sidewalks should be buffered from parking areas with
landscape screening. Note that private property owners
are still responsible to screen parking lots per Iowa City
Code. As the area is improved, the City will work with area
property owners to establish an appropriate buffer between
the sidewalk and the private parking areas. This landscape
buffer can be removed and the walk increased in width if
existing or future buildings are present at the right—of—way
edge. Due to varying existing grade conditions, retaining
walls may be necessary in some locations to allow for the
proposed streetscape design. See page 10 for a typical street
section representing this streetscape design.
At mid —block locations, a landscape seating node is envisioned
to include a bench, special landscaping, decorative paving
and custom paving tiles as depicted in the plan shown on
page 10. These areas are intended to make the pedestrians
walk more enjoyable and comfortable while further creating
an identity for a revitalized Towncrest District.
TOWNCREST DRIVE
At the center of the district, Towncrest Drive is envisioned
to become the heart of the district with a streetscape
redesigned to be comfortable, beautiful and convenient to
users. Towncrest Drive is currently a private street and has
been designed for vehicles, but not pedestrians. While it may
or may not remain a private street in the future, it should
still be designed to function as a public street and observe
the same rules as a public street in regards to items such
as building placement, entrance placement, landscaping
requirements and pedestrian features.
The vision for the street is to create a place that is inviting
for both pedestrians and vehicles alike. The illustrations
below and on the adjacent page represent the proposed
conditions for Towncrest Drive. The residents, customers
and shoppers utilizing the vehicular drive lanes will benefit
from the reconfigured and convenient diagonal parking
located along the street. Alongside the street curb, a wide
landscape amenity zone and a generous seven (7) foot walk
zone will enliven the streetscape with colorful plantings,
rhythmic curvilinear pavement patterns and lighting. The
area will also be enhanced with banners, street trees, stone
piers, benches and signage.An additional zone bordering the
existing buildings may be used to reinforce building entries
or as landscape to further strengthen the experience of the
street. If the area redevelops, the additional zone for building
entries or landscaping may be removed or reduced to bring
the new building faces up to the street which will create a
more urban experience for all. Where sidewalks are next to
private off—street parking (existing or proposed), a landscape
buffer should be included with a width that will be determined
in future design phases.
Overall, the Towncrest Drive streetscape design establishes
a pattern that unifies the street while also allowing for variety
and intriguing moments through its use of random curving
patterns that interrupt the linear rhythm of other elements.
OWNCREST DRIVE AREA FRAMEWORK DIAGRAM
Page 12
Towncrest Urban Renewal Area — Design Plan
-Dno-r4— 4
TYPICAL STREETSCAPE FRAMEWORK: TOWNCREST DRIVE
The adjacent images convey the design intent for the functional layout and unique aesthetic of the Towncrest Drive
area. Located at the center of the district, Towncrest Drive is envisioned to become the main artery of the district with a
streetscape redesigned to be comfortable, beautiful, convenient and appealing to users.
Page 13
Towncrest Urban Renewal Area —Design Plan
STREETSCAPE DESIGN cont.
SIDEWALKS & PEDESTRIAN CROSSINGS
All sidewalks and associated crossings of streets and
access drives should conform to the standards set forth in
the Americans with Disabilities Act or City of Iowa City Code,
whichever is more restrictive.
The crossing of roadway intersections and mid —block
crossings, if they are desired, should be made evident to
both pedestrians and vehicles. The use of contrasting colors
and textured paving materials such as clay brick or precast
concrete pavers or integrally colored and stamped concrete
are recommended. All plant material, monuments, bollards
and streetscape elements should respect recommended
sight distance and City of Iowa City regulations and be able
to break —away in the event of a collision.
PAVING
The paving of all public sidewalks within the Towncrest Urban
Renewal Area should be constructed using Portland Cement
Concrete. Integrally colored concrete and precast concrete
pavers may also be acceptable. Private walkway materials
should comply with City Code and ADA Guidelines.
SITE FURNISHINGS
The incorporation of site furnishings such as seating and
trash receptacles aid in defining a space through comfort and
TOWNCREST DRIVE AREA PERSPECTIVE
aesthetics. We recommend that when designing a space,
whether a retail streetscape or plaza area, the inclusion
of these elements is considered for their functionality, but
also because their appearance aids in unifying the whole
of the development. Site furnishings should be uniform
(color, style and material) throughout the Towncrest Urban
Renewal Area. While furnishings do not necessarily have
to be exactly the same throughout, they should appear
to belong to the same family. The current design concept
envisions the use of informal stone slab benches, the
use of custom perforated metal benches that display
abstractions of native Iowa plants and/or the use of a
standard manufacturers bench. Examples of appropriate
site furnishings and selection criteria can be found in the
Appendix.
LIGHTING
Lighting plays two roles in the making of a place. First, it
must function. The proper illumination of a space adds to
the level of comfort a user has when in that space and
the perception of safety. Second, when the luminaire is not
providing light, it aids in creating a sense of unity through
repetition ofform. There is a luminaire and pole combination
for virtually every style of design that currently exists. The
selection of poles and luminaires that complement the site,
architectural styles and energy conservation goals of the
Page 14
Towncrest Urban Renewal Area —Design Plan
Towncrest Urban Renewal Area, are important to creating a
sense of place. Existing federal, state and local energy codes
should be consulted and adhered to in all instances.
There are at least three different proposed lighting types
within Towncrest — a roadway light, a parking lot light and
a pedestrian light. Beyond that, there could be a series of
lights that work with the architecture of the varied structures
found in Towncrest. Wherever a light may be found in the
development, it is important that it relates to all others. This
relationship can happen through color, style, scale and/or
material. The common mounting of a light on an architecturally
detailed base may also aid in bringing a sense of unity to the
lighting throughout the development.
Light selection should be partially based on power usage and
requirements. It is a goal of this redevelopment to minimize
the use of energy in all aspects of design. We recommend that
when selecting lighting for the District and individual sites
the designer make every effort to incorporate solar cell and
LED technology and other energy saving measures into their
selection criteria. When designing parking lot lighting, we
recommend that consideration is given to lowering parking
lot lighting levels outside of business hours.
One goal of this redevelopment is to reduce, if not eliminate,
light pollution and glare within the development. Lighting
design should eliminate hot spots, glare along roadways
and light spillage onto adjacent properties. All new lighting
fixtures will be required to meet both the design aesthetic
for the Towncrest District and meet City Code requirements
for glare control, light trespass, and maximum outdoor light
output.
PUBLIC ART & CUSTOM FURNISHINGS
The above image represents a bench that could be
included within the streetscape. This bench could also
convey through oversized graphics an aspect of the area's
history or Iowa City's history. The intent of the custom
bench is to use a functional element of the streetscape as
a piece of public art that is integral to the streetscape.
STREETSCAPE LIGHTING
One of the primary concerns regarding the existing
Towncrest area is the perception of safety within the area
after dark. It will be important as a part of the streetscape
development to consider a level of lighting that allows for
safe vehicular travel and a comfortable pedestrian environ—
ment.
Page 15
Towncrest Urban Renewal Area — Design Plan
PARKING
INTENT
To provide safe and convenient pedestrian access to facilities
served bythe parking areas, to maximize the parking available
within existing parking facilities through the reconfiguration
of parking stalls and to provide on —street parking (angle or
parallel) where possible thatwill serve those uses immediately
adjacent to the stalls.
BEST MANAGEMENT PRACTICES
This document recommends the sharing of parking areas
between businesses in close proximity to one another where
possible. In some areas within Towncrest, agreements
allowing the shared use of parking lots are already in place.
This shared use can minimize the amount of impervious
surface on a lot or series of lots and therefore the amount
of stormwater run—off that needs to be treated within the
development.
In addition to the shared use parking lots, we recommend
that access to private parking lots be consolidated to improve
both vehicular and pedestrian safety as well as increase
the potential for on —street parking. The existing pattern
of frequent access driveways in many areas of Towncrest
creates confusing and potentially hazardous circulation
patterns for cars and pedestrians. The adjacent Reconfigured
Parking Diagram shows a preliminary study of how existing
parking might be reconfigured to reduce driveway accesses
along Towncrest Drive.
For new construction, parking should be located at the rear of
the buildings. Shared parking strategies are also encouraged.
Parking should conform to the Iowa City Zoning Code for the
appropriate zone classification of the property.
Parking lots are recommended to provide both interior and
perimeter landscape and stormwater enhancements to treat
and convey the stormwater that falls on them. The following
practices are recommended:
• Pervious Paving
• Bioretention Areas
• Rain Gardens (Soils Permitting Infiltration)
To correctly implement these practices, we recommended
by this plan that a geotechnical investigation is undertaken
to better understand the ability of the existing soils to
infiltrate stormwater. If the soils are not adequate to this
task, it is possible to import or amend soils and place within
Bioretention or Rain Garden areas to cleanse stormwater
prior to releasing it off —site.
If pervious paving is deemed to be an appropriate stormwater
management practice for any given area we recommend that
it only occur in parking stall areas and not in drive aisles.
Drive aisles typically experience a higher rate of usage.
This frequent usage can lead to compaction of the porous
subgrade and could adversely impact the effectiveness of the
application over time. By crowning a concrete drive aisle to
drain to the pervious paving parking stall the desired effect of
infiltrating stormwater is still achieved and typically at a lower
cost than using the pervious paving system throughout.
The use of Portland Cement Concrete (PCC) paving or asphalt
paving is acceptable for parking lot paving.
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RECONFIGURED PARKING DIAGRAM
The above image represents early thinking about the potential for increased on —street parking as well as the reconfiguration
of existing parking striping to allow for increased off—street parking. This is an aspect of the redevelopment that will need
further study in subsequent phases of design.
Page 16
Towncrest Urban Renevva! Area —Design Plan
INTENT
As the area redevelops, we recommend that land is dedicated
by private owners for public use or that the City purchase
land for public use and open space. If neither of these
scenarios is possible, a public and private partnership will
need to be negotiated to achieve the goal of a larger public
use open space area within the Towncrest Urban Renewal
Area. As new development increases, the inclusion of useful
open space will be important to ensuring that the passive
recreation needs created by new residents, workers and
their families moving into the neighborhood can be met.
The current area of southeast Iowa City is well served by
recreational open space opportunities with Mercer Park
serving Towncrest directly. A comprehensive open space
system should also include open spaces that encourage
community gathering. A space for community gathering
including small events, outdoor dining and holiday celebra—
tions is currently lacking in southeast Iowa City. Public input
at multiple meetings has confirmed this need.
COMMUNITY PLAZA
A new Community Plaza is recommended for the Towncrest
Urban Renewal Area to provide a flexible and functional
OPEN SPACE
public space. The plaza itself will allow for multiple types and
sizes of public gatherings for several purposes, will act as a
community meeting place when needed, and could double
as a venue for local performing and visual artists.
At this time, the specific location of the plaza has not been
identified. The plaza would be most appropriately located in
the core of the Towncrest district and not directly on any
arterial street. We recommend that the plaza be surrounded
by streets on a minimum of three sides in order to enhance
the sense of ownership by the larger southeast community.
The plaza is intended to be served by street parking. As
redevelopment plans advance, the City should also consider
how the plaza placement can function to help ease transi—
tions from different land uses.
The plaza design should focus on enhancing community and
relate to the streetscape design envisioned for Towncrest
Drive with a stylized informality and the use of similar forms,
colors and materials. The plaza should have a balanced
mixture of green space and hardscape. It is envisioned
to include a permanent cafe or a shelter for events with
associated seating areas. A central green space could serve
as a flexible space for small scale passive recreation and
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The above diagram illustrates 114 mile and 112 mile radius service areas for the existing parks in southeastern Iowa City. Town —
crest is well —served by recreation, but does not have a community gathering place.
Page 17
OPEN SPACE cont,
small— to medium —scale programmed events. An informal
stage area (covered or uncovered) would further enhance
opportunities for performances and events. Landscape
planters located around the plaza could serve to add year
round color while improving the quality and reducing the
quantity of stormwater run—off if designed to accept plaza
or street stormwater.
People should be encouraged to use the plaza throughout
the year. During the warmer months, an interactive water
feature activates the space and serves as an informal play
opportunity for all ages. Events such as holiday celebrations
and festivals can take advantage of the plaza during cooler
months. Hardscape areas of the plaza could be designed
to be transformed into a skating plaza during cold winter
months.
In order to accommodate the uses described above with
a balance of hardscape and green space, the new plaza
should be no less than 0.5 acre and preferably 0.75 to 1.0
acres in size. For reference, the design concept for the plaza
illustrated below and on the following page is based on an
approximately 0.75 acre area.
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COMMUNITY PLAZA DESIGN CONCEPT
The above plan and perspectives on the adjacent page show one design concept for a future Community Plaza. This plaza is
intended to be a community gathering place that allows for activities such as community celebrations, events and outdoor din—
ing. The design envisions an interactive water feature, stage area, green space, seating, planting and a cafe/shelter. A location
has not yet been planned for the proposed Community Plaza.
Page 18
Toi!vnct,est Urban Renewal Area — Design Plan
LANDSCAPE
INTENT
Landscape design and open space guidelines for the
Towncrest Urban Renewal Area should work toward the
goal of a cohesive neighborhood aesthetic. The intent of
this section is to establish baseline recommendations
for the design of landscape and open space within the
Towncrest Urban Renewal Area. Landscaping along streets
and pedestrian connections at the Towncrest Urban Renewal
Area is recommended as follows:
INTERIOR STREETS:
Landscaping along Wade Street, Williams Street, Arthur Street
and Towncrest Drive should adhere to the following planting
recommendations.
1. The Towncrest district is fortunate to have numerous
mature street trees that are valued by neighborhood
residents and property owners. A Certified Arborist should
perform a survey of the existing street trees to determine
tree health and potential mitigation to enhance or protect
tree health. The future streetscape designs should utilize
the tree survey recommendations to determine what trees
should be kept in place, removed or relocated.
2. Towncrest Drive
a. Plant one large tree for every forty (40) linear feet of
frontage or one small tree for every thirty (30) linear
feet of frontage.
b. A minimum of 10% of the ground plane of the
landscape zone should be permeable areas comprised
of planting beds or above —grade landscape planters.
3. Wade Street, Williams Street and Arthur Street
a. Plant one large tree for every forty (40) linear feet of
frontage or one small tree for every thirty (30) linear
feet of frontage.
b. A minimum of 10% of the ground plane of the
landscape zone should be permeable areas comprised
of planting beds or above —grade landscape planters.
c. The existing parking buffer plantings between the
sidewalk and the parking lots should be maintained
where they exist and should be improved to meet City
buffer and screening standards as property owners
make improvements to their properties or land uses
change over time. In the long term, if properties
redevelop with new buildings the building frontage
treatments, parking lot location, and streetscape
elements will need to be adjusted to meet zoning
district requirements.
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TOWNCREST DRIVE STREETSCAPE PERSPECTIVE
The use of native Iowa and adaptive plant materials is recommended in all aspects of landscape development. The desire within
the development is to create an aesthetically pleasing street, plaza, building entry area or landscape buffer through the use of
native Iowa and adaptive perennials and overstory and understory trees.
Page 20
ARTERIAL STREETS:
Landscaping along Muscatine Avenue should adhere to the
following planting recommendations:
1. Existing understory street trees should be maintained and
pruned to enhance sight triangles at street intersections.
2. Redeveloped streetscapes shall have one (1) large tree for
every forty (40) linear feet of frontage or one (1) small tree
for every thirty (30) linear feet of frontage.
3. The existing parking buffer plantings between the
sidewalk and the parking lots should be maintained
where they exist and should be improved to meet City
buffer and screening standards as property owners make
improvements to their properties or land uses change
over time. In the long term, if properties redevelop with
new buildings the building frontage treatments, parking
lot location, and streetscape elements will need to be
adjusted to meet zoning district requirements. Where
not in current existence, parking buffer plantings at a
minimum width of two (2) feet should be added to the
right—of—way.
NATIVE AND ADAPTIVE PLANTINGS IN FORMALIZED
LANDSCAPES
The use of native Iowa and adaptive plant materials is
recommended in all aspects of landscape development. The
desire within the development is to create an aesthetically
pleasing street, plaza, building entry area or landscape buffer
through the use of native Iowa and adaptive perennials and
overstory and understory trees. There is a wide variety of
color and form to be found in the multitude of native Iowa
and adaptive species.
STORMWATER MANAGEMENT
It is the recommendation of this plan that all aspects of
the development of the Towncrest Urban Renewal Area
utilize "Best Management Practices" (BMP) for stormwater
management. BMP is a blanket term used to describe a
management practice or technique that has been deemed
to be effective and practical in mitigating stormwater run—off
from a developed site.
Page 21
LANDSCAPE cont.
A combination of stormwater BMPs could be designed to filter
and infiltrate run—off before being discharged into the City
storm sewer system within the redevelopment plan. While
a comprehensive systems approach is not detailed in this
plan, a next step would be the design of a system to manage
the quality and quantity of stormwater by increasing run—off
retention time on site, infiltrating water into the ground and
plant roots, filtering pollutants and maintaining or reducing
the overall run—off volume leaving the site. Stormwater
BMPs that could contribute to this system could include a
combination of the following:
• Reduced street/drive widths and paved areas to
minimize impervious cover and stormwater run—off rate
and volume.
• Green roofs on built structures to absorb and transpire
rain water back to the atmosphere and to reduce the
heat island effect of built surfaces.
• Infiltration planting beds and rain gardens around
buildings and structures to filter and infiltrate roof and
pavement run—off and to provide landscaped property
amenities.
• Cisterns for rain water collection and reuse for landscape
irrigation.
• Permeable paving in parking and loading areas to absorb
and retain rainwater.
• Bioretention cells and swales within and around paved
areas to filter and infiltrate rain water run—off.
• Summer shading of hard surfaces to minimize heat
island effect.
• Native and adaptive landscape systems to provide
habitat and attractive landscape elements.
RAINGARDEN DIAGRAM
The above diagram illustrates the potential aesthetic and function of a raingar—
den. Raingardens are an infiltration —based stormwater management practice
that work to clean water, reduce flooding and recharge local groundwater. Rain —
gardens could be utilized within the area's open space, streetscape or within
private parking lots.
ON -STREET STORMWATER PLANTER DIAGRAM
The above diagram illustrates the potential aesthetic and function of an On —
Street Stormwater Planter. Storm water planters enhance the quality of the
stormwater that leaves the street. The choice of salt —tolerant plant mate—
rial and inclusion of engineered soils are critical to the long term functionality
and aesthetic quality of this element of the streetscape. It is often desired by
municipalities that these planters be underdrained with an outlet to local storm
sewer. During times of heavy rainfall the underdrain ensures that water will be
able to exit the planter below grade without overflowing onto the street.
Page 22
INTENT
Monument, wayfinding and directional signage play dual
roles in the making of a place. Signage must effectively
communicate to a user. It may communicate user location
in a larger context, the location of a business they may be
seeking or simply the announcement of a distinct space.
Beyond wayfinding or contextual location, a sign also aids
in the definition of a place through its materiality, form,
scale, color and the use of a consistent logo. All signage
must respect its context and work to fulfill the vision of the
Towncrest Urban Renewal Area. See the section and plan on
pages 23 and 24 for identification of signage elements and
locations.
PRIMARY MONUMENT SIGN
The Primary Development Monument is intended to act as
a beacon for Towncrest. These unique elements identify
the area as Towncrest, signal to passersby and potential
patrons of the area that something of interest lies ahead, and
they establish the architectural aesthetic of the area. These
elements should be constructed using materials such as
limestone and steel outlined for use in architectural design
on page 27 of this document. Appropriate lighting of these
elements will play a critical role in their aesthetic appeal and
wayfinding functionality. The scale of these elements should
be appropriate to their location along Muscatine Avenue,
adjacent commercial architecture and signage.
SECONDARY MONUMENT ELEMENTS —
DIRECTIONAL SIGNAGE
These signage elements serve to direct users of the area to
the specific properties, businesses and services of Towncrest.
The physical composition of these elements works to convey
the identity of the development and, more than any other,
unify the architectures of the area through the repetition
SIGNAGE & WAYFINDING
of form, material and color. These elements should be
constructed using materials outlined for use in architectural
design on page 27 of this document. Appropriate lighting
of these elements will play a critical role in their aesthetic
appeal and directional wayfinding functionality. The scale
of elements should be appropriate to their location, adjacent
architecture, vehicles and pedestrians and to the amount of
information they need to convey.
GATEWAY ARCHITECTURAL ELEMENTS
These portals of entry and exit are areas of great importance
to Towncrest Drive. They convey the identity of the develop—
ment and provide a sense of boundary to those entering and
exiting the area's core. Architectural elements within these
gateway areas should be constructed using materials such
as limestone and steel similar to those materials outlined
for use in architectural design on page 27 of this document.
Appropriate lighting of these elements will add to their appeal
at night. The scale of these elements should be appropriate
to their location, adjacent architecture, vehicles and pedes—
trians as shown in the perspective on page 24.
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SIGNAGE & WAYFINDING FAMILY OF ELEMENTS
The above images illustrate the genesis and development of the forms and materials proposed for the Towncrest Urban Renewal
Area. These forms are all intended to evoke the feeling of growth and vibrance while using locally sourced and durable materials
such as Iowa limestone.
Page 23
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TQWNCREST URBAN RENEWAL AREA ILLUSTRATIVE DIAGRAM
Above: This image is a plan representation of many of the potential public enhancements planned for Towncrest. Please note the inclusion
and location of the multiple forms of development signage and wayfinding. A primary goal of this plan is to improve the identity of the
Towncrest Urban Renewal Area. In order to do so, the plan locates multiple types of signage around the Towncrest area. These signage
types occur in different scales, but all are comprised of similar forms, colors and materials.
GATEWAY ARCHITECTURAL ELEMENT
These elements are intended to mark the visitor entry of the area onto Towncrest Drive, the core of the Towncrest Urban Renewal Area.
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Page 24
PRIMARY MONUMENT SIGN: ENTRY
The Primary Development Monument is intended to act as a beacon
for Towncrest. These unique elements identify the area as Town —
crest at the intersections of Muscatine Avenue and Wade Street,
William Street and Arthur Street.
SECONDARY MONUMENT SIGN: DIRECTIONAL
These signage elements serve to direct users of the area to the
specific properties, businesses and services of Towncrest. Specific
locations for these elements will need to be determined as a part of
next phase of development.
TOWNCREST INTERSECTION MARKER
These elements are intended to signify to passers—by that they have
entered into the Towncrest area and enhance the feel of the existing
intersection of 1 stAvenue and Muscatine Avenue.
Page 25
ARCHITECTURAL CHARACTER
& MATERIALS
INTENT
It is the goal of this effort to establish a unique, vibrant and
cohesive architectural character for the Towncrest area.
This "look" must be able to be accomplished through the
redevelopment of existing structures or retrofitting of existing
buildings as well as the introduction of new buildings. These
guidelines aim to achieve this goal through the repetitive
use of unique architectural forms and elements, durable
construction materials and vibrant earth tone colors. These
guidelines will assure existing and future property owners
of a flexible, predictable and cohesive redevelopment of the
existing Towncrest environment.
Note that these design guidelines are not able to cover all
potential design configurations, but are intended to convey
predictable and flexible guidelines. If a design is presented
that does not meet the specific recommendations, but meets
the general intent of the guidelines, design approval may
still be granted at the discretion of the Staff Design Review
Committee.
MATERIALS
The consistent use of exterior materials throughout the
Towncrest area is an important part of creating a sense of
unity, cohesion and place. While those structures that are
redeveloped should respect the existing architecture they
must also look to the future of the area which will likely be
a mix of existing and new structures in the short and mid—
term.
To assist existing and future property owners, a list of
building materials has been assembled that facilitates
cohesion. Material selection for Towncrest draws upon the
existing orange brick colonial structures, introduces quarried
limestone commonly found in the Iowa City area, incorporates
exposed wood truss systems and uses more contemporary
building materials such as galvanized metal and concrete
panels.
Although application will vary, the use of these materials
should be recognizable in the exterior character of each
structure. The exterior finish materials of limestone, brick,
metal, wood and glass are desirable in the design or redesign
of any structure within Towncrest and should be considered
the base palette of materials for all buildings. These materials
are intended to be used on all building elevations, including
those primarily viewed only from within a property and/or
from an adjacent property, as well as those visible from the
public right—of—way.
FORM AND SCALE
The repetition of architectural forms and spatial scale
throughout Towncrest will aid in creating a distinct sense
of place and unified approach to redevelopment. The vision
crafted for Towncrest is one that is singular, yet expressive
of the uniqueness of individual sites and property owners.
This vision is achieved when individual properties, developed
06
CHARACTER IMAGE
The above image is an example of a live —work loft using
corrugated metal and cement board with vibrant earth tone
colors.
CHARACTER IMAGE
The above image shows a residence using a metal seam roof.
CHARACTER IMAGE
The above image shows the combination of brick and
galvanized steel creating a contemporary take on an
otherwise traditional building.
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Page 26
over the course of time, appear to be of the same vintage
because of their adherence to the basic design principles
of material, form and scale. It should be noted that different
structure types and uses, such as those of smaller low
density and support buildings, should not take on the same
overall form or scale of larger high —density residential or
large scale commercial structures. However, the architectural
character of these structures can each relate to one another
by utilizing similar geometries, materials, and color values at
an appropriate building scale.
GENERAL GUIDELINES: MIXED —USE & AND RESIDENTIAL
The Design Guidelines identify the use of the following
materials and colors:
PRIMARY MATERIALS
Limestone*
White, light buff and coarse yellow.
Brick*
Red and dark earth tones preferred.
Glass*
Highly reflective, `mirror—like' glass treatments
will not be acceptable. Clear glass is preferred
for windows on street —facing facades and
required for storefront windows on new
buildings.
ACCENT MATERIALS
Cement
Smooth panel preferred with the smooth side
Board
of the panel exposed (rather than the faux
wood grain side). Maximum panel size of 4' x
4' square or 2' x 8' rectangular. "H" channel or
sealant seaming preferred over surface batten
seaming.
Wood*
Stained or painted wood and cementitous
wood siding is acceptable.
Metals*
Pre —finished architectural panels and/or
weathering steel is acceptable.
EIFS
Synthetic stucco should not be used as a primary
material but may be an acceptable exterior
secondary finish material or accent material.
It should not be placed less than eight feet (8')
above finished grade on any building elevation
(due to vulnerability of damage).
ROOFING MATERIALS
Standing
Earth tones and neutral colors preferred.
Seam Metal
Membrane
Heat reflective, light colored acceptable in
roofs
conjunction with parapet.
Vegetated
"Green" roofs are those building roofs which
Roofs
are designed to accommodate vegetation as
a means of mitigating stormwater run—off,
improving building thermal insulation, and
creating aesthetic interest.
Materials noted with an "*" are intended as the base palette
of materials that are encouraged for consideration on all
ARCHITECTURAL CHARACTER
& MATERIALS Cont.
buildings to create a cohesive architectural district.
Materials such as vinyl siding are not encouraged due to
environmental considerations, durability concerns and
incompatibility with Towncrest's urban context.
For the purposes of this Design Guidelines Document, a
primary material is that which comprises the majority of a
building elevation. An accent material or color is that which
comprises a minority of a single building elevation. Multiple
accent materials and colors can be used so long as the total
area of all accent materials and colors comprises the minority
of a single building elevation.
Allowable colors for any acceptable material include earth
tones, neutrals and primary colors at the discretion of the City
of Iowa City. Vibrant primary colors could be allowed to accent
architecturally significant building detail, but must contribute
to the buildings overall attractiveness and design.
Brick and stone should be colored only by means of pigment
impregnation throughout the entire material and not be
painted only on the exterior surface.
Buildings are recommended to employ functionally —designed
and energy —responsible elements such as overhangs,
sunscreens/awnings and other shading devices (which may
include perforated metal panels or fabric structures); clerestory
glazing or roof monitors (energy efficient alternative to
standard skylights) to accommodate an interior day —lighting
strategy; and light colored (heat reflecting) membrane roofs,
and green (vegetative) roofs.
Buildings should maintain a human scale along all elevations
which can be viewed from public rights —of —way. This is to be
achieved with any one or combination of the following:
• Reduced street/drive widths and paved areas to
minimize impervious cover and stormwater run—off rate
and volume
• Varying roof heights and shapes
• Varying parapet heights and shapes
• Use of multiple wall materials, textures, and colors to
create a horizontal aesthetic
• Use of projecting building elements such as overhangs
and shading devices (elements should projecta minimum
of four feet)
• Separate building elements such as free—standing
screen walls
Accessory structures such as trash enclosures and
mechanical equipment screens should be made from
durable, low maintenance, impact resistant materials such as
Page 27
ARCHITECTURAL CHARACTER
& MATERIALS cont.
masonry or concrete. Gates should be made of an approved
form of architectural metal on a metal frame. Colors for these
structures should match the surrounding architecture, and
should not draw attention through the use of accent materials
or colors and/or detract from the area aesthetics.
SPECIFIC GUIDELINES: COMMERCIAL ARCHITECTURE
Building materials should be of consistent color, tone and
quality. Noticeable variations in color, pattern and texture
resulting from casting, manufacturing, fabrication, etc.
of exterior building materials should not be allowed. We
recommend that pre —cast building materials be colored only
by means of pigment impregnated throughout the entire
material.
Additional materials and colors that are considered key
to a commercial tenant's identity may be used, provided
that they conform to the recommended accents and are
utilized in such a manner consistent with the intention of
these guidelines. Buildings should be oriented so that the
front elevation (the elevation with the building's main entry)
faces the road/street serving the building. Main entrances to
buildings should be a significant architectural feature of the
building's design and be easily identified as such from the
roadway that serves the building.
EXISTING BUILDINGS
The following pages provide illustrations demonstrating how
existing buildings in the Towncrest Urban Renewal Area could
be retrofitted and improved to create a cohesive and vibrant
district. Existing building retrofits should comply with the
aforementioned guidelines for materials, form, scale, colors,
human scale features, etc., as is feasible.
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CHARACTER IMAGE
The above building was retrofitted to include a perforated
metal sign panel with integrated lighting.
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RETROFIT EXAMPLE - 2440 TOWNCREST DRIVE
The above images provides an example as to how the 2440 Towncrest Drive building could be updated to
achieve the Design Guidelines' intent.
Page 28
Towncrest Urban Renewal Area —Design Plan
RETROFIT EXAMPLE - 2400 TOWNCREST DRIVE
The above images provides an example as to how the 2400 Towncrest Drive building could be updated to
achieve the Design Guidelines' intent.
Page 29
ARCHITECTURAL CHARACTER
& MATERIALS cont.
RETROFIT EXAMPLE - 2460 TOWNCREST DRIVE
The above image provides an example as to how the 2460 Towncrest Drive building could be updated to
achieve the Design Guidelines' intent.
Page 30
NEW CONSTRUCTION
Over time as Towncrest redevelops, it is envisioned that
many of the buildings will be built for a mix of uses including
commercial, office and residential. In addition to the general
guidelines described at the beginning of this chapter, the
following specific guidelines are recommended for mixed —
use new construction.
In terms of site layout, buildings are recommended, when
practical, to be oriented with their long elevations to face north
or south to maximize potential for day lighting opportunities
within the structure and to better control heat gain from
eastern and western exposures. For the purposes of these
design guidelines, daylighting refers to building design which
allows for the use of natural, reflected sunlight for some or all
of the lighting needs of the building's interiors, thus reducing
power demand for artificial lighting and cooling.
To find the inspiration for Towncrest's mixed —use architec—
ture, one needs to look no further than the template already
created along Iowa's downtown Main Streets. The intent
of this study is to not reinvent the wheel, but to borrow an
already successful formula and apply it in a forward thinking
manner that gives Towncrest a look of distinction.
The following pages are a study of the separate components
that make up mixed —use architecture. The various ways
these elements can be interpreted will be explored starting
at the ground level and the storefront, then to the upper floors
and the transition to the cornice.
V
CORNICE
Tap of exterior wall
UPPER FLOOR(S)
The typically non —retail volume
above the retail ground floor
STOREFRONT
The front exterior wall of com—
mercial ice typically with
large areas of glass
ARCHITECTURAL CHARACTER
& MATERIALS cont.
Lintel
Transom
Display
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Page 31
ARCHITECTURAL CHARACTER
& MATERIALS cont.
STOREFRONT GUIDELINES
One of the most important aspects of mixed —use architecture
is the storefront and how it interacts with the pedestrian. The
all important storefront has long been a fixture of Main Street
architecture providing the entrepreneur the needed stage to
show off his or her wares to the buying public. While the
use has changed slightly from being purely a commercial
component into the possibility of a work/live situation the
intent is still the same as well as the template. The following
are various examples of appropriate storefronts forTowncrest
incorporating a similar palette of materials. Notice that the
elements of a storefront relatively stay the same, i.e. lintel,
transom, awning, display glass, bulkhead, and columns, but
are conveyed in varied ways.
Brick Veneered Lintel
Transum (care be fixed
or operable)
Combination of metal
and tahric awning
Brick Columns
Clear Glass Display
Windows
Precast Lintel
1=ahric Awnings
Masonry Columns
Clear display Glass
Recessed Entry
Masonry Bulkhead
STOREFRONT EXAMPLE
STOREFRONT EXAMPLE
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Page 32
Steel Lintel
Clear Glass Transom
Recessed Clear
Display Glass
Combination of
Brick and Steel
Columns
Brick Veneer Untell
Clear Glass Transom
Metal Awning
Brick Column
Clear Display
Glass
STOREFRONT EXAMPLE
STOREFRONT EXAMPLE
Page 33
ARCHITECTURAL CHARACTER
& MATERIALS Cont.
UPPER FLOOR GUIDELINES
With potential office space or residential units, the upper
stories of mixed —use architecture are vital in creating and
establishing the needed scale and density that define a good
urban streetscape. The choice of a dominant material that
serves as the main fabric holding the upper stories together
visually is important. In the case of Towncrest, that material
will more than likely be either brick or stone masonry. Windows
should be operable and punched as opposed to ribbon. Curtain
wall, as well as other accent materials such as cement board,
metal or EIFS can also be incorporated, but used in a way that
accentuates a particular architectural feature, i.e. stairwells,
balconies, or recessed/built out exterior walls. These accent
materials should help to break the homogenizing effect created
when using one continuous material and add a needed visual
dynamic to the streetscape.
Cement Board
Metal Veneer
Metal Seaai
Galvanized Metal
Balcony
Brick Veneer
Precast Lintel
Cement Board
Red Brick Veneer
Galvanized Balcony
Gold Brick Veneer
UPPER FLOOR
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UPPER FLOOR EXAMPLE
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Page 34
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Accent brick laid
horizontally running
vertically
Subtle accent band uf
gray brick
Ninc: hed Operable
Double Hung Windows
Metal Seam
Galvanized Metal
EIFS
Eirs Sill
Brick
UPPER FLOOR EXAMPLES
Cement Board
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Page 35
ARCHITECTURAL CHARACTER
& MATERIALS cont.
CORNICE GUIDELINES
Another opportunity for architectural expression is the
cornice. This is an area of the building where another mate—
rial transition can increase or decrease the sense of the
building's overall mass. The cornice can simply act as a cap
to the building's exterior walls or extend outward and become
a physical architectural feature that creates a shadow line
along the top of the building's facade. The following images
provide examples of cornices that would be appropriate in
the Towncrest Urban Renewal Area.
Galvanized Metal Cornice
Cement Board
Fetal Extended Cap
Metal Cornice
Cement Board
EIFS
CORNICE
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Page 36
Simple Brick Solider
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Modern Metal
Cornice
CORNICE EXAMPLE
CORNICE EXAMPLE
Page 37
IMPLEMENTATION
These design guidelines provide a framework for the
redevelopment of the unique Towncrest area. Success will
be achieved through the consistent application of these
guidelines. It is for that reason that this plan recommends the
use of the City of Iowa City's Staff Design Review Committee
(SDRC).
As set forth by the City of Iowa City's 2010 Towncrest Urban
Renewal Plan, public and private improvements may be
granted tax increment financing. Qualifying projects and
businesses shall be determined by the City Council on a case
by case basis. Projects receiving public funding assistance
will be subject to review by the SDRC to ensure compliance
with this Design Plan. At the time of this publication, the
City is also considering the designation of Towncrest as a
"Design Review Overlay District," whereby all improvements
to buildings or property within the district would be subject to
Design Review by the SDRC. This Design Plan recommends
that the City create this designation to support the vision for
a cohesive and distinct district.
The SDRC would have the responsibility of acting upon
the Towncrest area's behalf in approving any potential
development within the boundaries of the redevelopment
area.
For more information regarding the design review and urban
renewal process contact the City of Iowa City Department of
Planning and Community Development.
For public amenities appropriate and ongoing maintenance
will be required including, but not limited to, snow removal,
landscape maintenance, garbage/recycling collection, and
the repair or replacement of amenities. This will be most
successful if a public —private partnership is established.
Addendum No. Z
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TOW NCREST URBAN RENEWAL AREA
The diagram above shows the Towncrest Urban Renewal
Area that has been designated by the City of Iowa City
Page 38
LIGHTING SYSTEM DESIGN
The use of an independent design professional that has earned
the title Lighting Certified (LC) by the National Council for the
Qualification of the Lighting Professions (NCQLP) or is a member of
the International Association of Lighting Designers (IALD) is highly
recommended when developing lighting systems.
Illumination Requirements
Lighting systems should be designed to meet the current recom—
mendations of the Illuminating Engineering Society of North
America (IESNA). Specifically, the designer should comply with
Recommended Practice RP-33 "Lighting for Exterior Environments"
and Recommended Practice RP-8 "Roadway Lighting." A lighting
calculation model should be built with software such as AGi32
showing illumination levels and uniformities are achieved for both
horizontal and vertical illumination.
Energy Requirements
All lighting design must comply with State of Iowa adopted Energy
Code. Show compliance by use of Department of Energy provided
COMcheck software.
Lighting systems should be chosen responsibly, based on Owner
provided requirements. Factors for selecting a responsible lighting
system include:
• Energy Consumption: Provide the most efficacious lighting
system available which meets program requirements.
• Aesthetics: Select luminaires which fit in with the surrounding
landscape and building architecture.
• Illumination Source :
• Provide a lighting source with the longest life, highest
Color Rendering Index (CRI), and is most efficacious, which
meets program requirements and project goals.
• Chose a source with a Correlated Color Temperature (CCT)
which matches surrounding luminaires.
• Choose a source which contains the lowest amounts of
heavy metals possible. i.e. Mercury, Lead, etc.
• Uplighting: Fixtures proposed should carry a full cut—off
rating unless installed for special signage and art features.
Adhere to Iowa City code requirements for glare control,
light trespass and maximum outdoor light output.
• Maintenance: Provide a lighting system which is easily
maintainable. Lamps, ballasts, drivers, and LED modules
should be easily replaceable should failure occur. Lighting
systems should not be installed in a "permanent" method.
• Lighting Control: At a minimum lighting should be controlled
via a dusk/dawn photo —control or time —clock. Many LED
systems now allow the ability to install motion sensors
allowing multiple levels of lighting during "off peak" usage
periods. As an alternative, time —clocks can be used to
lower lighting levels during these periods of the night,
while still providing enough illumination for security.
APPENDIX 1: LIGHTING
LIGHT TYPE 1
The image above shows the light fixture/pole used as the
basis of design for all local and collector streets. These
poles are envisioned to have a custom banner arm system
that reflects the curvilinear forms used in the signage.
LIGHT TYPE 2
The image above shows the light fixture/pole with standard
banner arms used as the basis of design for Muscatine
Avenue.
Page 39
APPENDIX 1: LIGHTING, cont.
LIGHT TYPE 1*
Location: Local and collector streets
Model: Saturn 3
Color/Finish: To be determined
Manufacturer: Se'lux, www.selux.com
LIGHT TYPE 2*
Location: Arterial streets (Muscatine Avenue)
Model: The Archetype
Color/Finish: To be determined
Manufacturer: Kim Lighting, www.kimlighting.com
* Lights shown are the basis of design. Approved equals will be considered.
Page 40
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BENCH, ALTERNATIVE 1*
Model: Custom
Material: Perforated metal
Color/Finish: To be determined
Manufacturer: To be determined
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BENCH, ALTERNATIVE 2*
Model: Presidio
Material: Powdercoated Steel
Color/Finish: To be determined
Manufacturer: Landscape Forms, www.Iandscapeforms.com
APPENDIX 2: BENCHES
* Site furnishings shown are the basis of design. Approved equals will be considered.
Page 41
APPENDIX 3: WASTE &
RECYCLING RECEPTACLES
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WASTE & RECYCLING RECEPTACLE*
Model: Dispatch
Material: Cast Aluminum
Color/Finish: Aluminum powdercoat
Manufacturer: Forms + Surfaces
http://www.forms—surfaces.com/
Notes: Receptacle can be single —stream or split —stream for recycling
options.
* Site furnishing shown is the basis of design. Approved equals will be considered.
Page 42
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Model: Bike Garden Bike Rack
Material: Stainless Steel
Color/Finish: Aluminum texture powdercoat
Manufacturer: Forms + Surfaces, http://www.forms—surfaces.com/
Notes: Metal components are up to 76% recycled content and fully
recyclable.
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BICYCLE RACK, ALTERNATIVE 2*
Model: Bola
Material: Stainless Steel or Powdercoated Steel
Color/Finish: TBD
Manufacturer: Landscape Forms, http://www.Iandscapeforms.com
Notes: Powdercoated steel has 91 % recycled content. Steel has 65% recycled content.
* Site furnishings shown is the basis of design. Approved equals will be considered.
Page 43
APPENDIX 5: PLANTER POTS
PLANTER POT, ALTERNATIVE 1*
Model: Wrap Planter
Material: Concrete
Color/Finish: To be determined
Manufacturer: Petersen Manufacturing Co., www.petersenmfg.com
PLANTER POT, ALTERNATIVE 2*
Model: Sorella
Material: Powdercoated Steel
Color/Finish: Powdercoat color to be determined
Manufacturer: Landscape Forms, www.Iandscapeforms.com
* Site furnishings shown are the basis of design. Approved equals will be considered.
Page 44
a
Towncrest Urban Renewal Area — Design Plan
DECORATIVE SIDEWALK PAVER STANDARDS
*Areas designated to receive decorative pavers shall use
Precast Concrete Paving Units (PCC Pavers).
*Stamped and stained concrete or asphalt are not permitted
decorative pavements.
*PCC Pavers shall be manufactured by a member of UNI
group or Interlocking Concrete Pavement Institute (ICPI).
Sidewalk PCC Pavers will be a minimum of 2 3/8" thick PCC
Pavers with a 3/4" thick asphalt setting bed and mastic over
a minimum 6" thick concrete subslab. As an alternative,
to the asphalt and mastic, a 1 " sand setting bed may be
considered by the City.
*Permeable pavers are allowed and encouraged. Follow
manufacturers' recommended installation details.
DECORATI VE STREET PA VER STANDARDS
•Areas designated to receive decorative pavement shall use
Precast Concrete Paving Units (PCC Pavers).
Stamped and stained concrete or asphalt are not permitted
decorative pavements.
*PCC Pavers shall be manufactured by a member of UNI
group or Interlocking Concrete Pavement Institute (ICPI).
*Street PCC Pavers will be 3 1/8" thick PCC pavers with a
1/4" thick asphalt setting bed and mastic over a concrete
subslab of a thickness as determined by the Civil Engineer
Towncrest Ut ban Renewal Area — Design Plan
SELECTION CRITERIA
Selected street trees and overall street tree strategy should
achieve the following:
•Current disease concerns
•Current best management practices
•Efforts to save healthy and viable existing trees should be
made
•Environmental conditions
Salt tolerance
•Recommended for Urban environment
•Enhance micro —climate conditions
Safety considerations
•Consider future potential building placement adjacent to
right--of--way
Suggested Tree Species:
•Green Column Maple
Armstrong Freeman Maple
•Crimson Sentry Norway Maple
•Princeton Sentry Ginkgo
•Columnar Hornbeam
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SUGGESTED PLANT LIST
The Plant Material Schedule provides a list of permitted plants and
minimum sizes. The list is not intended to be exhaustive, but a starting
point for native and adapted plants that may be appropriate.
PLANT CATEGORY
COMMON PLANT NAME
MIN. PLANTED SIZE
Street Trees
Green Column Maple
2" Cali er
Armstrong Freeman Maple
2" Cali er
Crimson Sentry Norway Maple
2" Caliper
Princeton Sentry Ginkgo
2" Caliper
Columnar Hornbeam
2" Cali er
Deciduous Trees
Swamp White Oak
2" Caliper
Northern Red Oak
2" Caliper
Armstrong Red Maple
2" Cali er
Red Sunset Maple
2" Caliper
European Black Alder
2" Cali er
Amur Maple
2" Cali er
Prairie Fire Crabapple
2" Caliper
Siberian Crabapple
2" Caliper
Thornless Cockspur Hawthorn
2" Cali er
Shadblow Serviceber
2" Caliper
Eastern Redbud
2" Caliper
Sugar Tyme Crabapple
2" Caliper
Evergreen Trees
Douglas Fir
3' Height
Black Hills Spruce
3' Hei ht
Norway Spruce
3' Hei ht
White Pine
3' Height
Small Shrubs
S riea Varieties
15" Height
Grow Low Fragrant Sumac
15" Height
Dwarf Korean Lilac
15" Height
Wei ela Varieties
15" Height
Hydrangea Varieties
15" Height
Bird's Nest Spruce
12" Diameter
Juniper Species
12" Diameter
Large Shrubs
Black Chokeberry
15" Height
Spreading Cotoneaster
15" Height
Hazelnut
15" Height
Bridalwreath S irea
15" Height
Dwarf Burning Bush
15" Height
Elderberry
15" Height
Juniper Species
12" Diameter
Dwarf Alberta Spruce
12" Diameter
Mugo Pine
12" Diameter
Herbaceous
Perennials
Echinacea varieties
#1 Container
Daylily varieties
#1 Container
Northern Sea Oats
#1 Container
Munstead Lavender
#1 Container
Hosta Varieties
#1 Container
Pur leleaf Wintercree er
#1 Container
Salvia
#1 Container
Astilbe
#1 Container
Ornamental Grasses
Karl Foerster Feather Reed
Grass
#1 Container
Switch Grass Varieties
#1 Container
Japanese Silver Grass
#1 Container
APPENDIX 7: PLANTING, cont.
Page 47
Towncrest Urban Renewal Area — Design Plan
APPENDIX 8: SIGNAGE
We recommend the use of eclectic building signage that
recognizes the tenant's or owner's ability to be creative
with their business identity. All signage will need to be
reviewed by City staff to confirm compliance with City code.
The following character images are intended to convey the
potential look and feel of signage in the Towncrest Urban
Renewal Area. These are only illustrations of possible
signage options; these categories of signs do not represent
the only signage options.
SIGNBOARD EXAMPLES (ABOVE)
PROJECTED SIGN EXAMPLES (ABOVE)
Page 48
Towncrest Urban Renetval Area — Design Plan
STOREFRONT WINDOW EXAMPLES (ABOVE)
APPENDIX 8: SIGNAGE, Cont.
GLAZED DOOR SIGN EXAMPLE (ABOVE)
WALL SIGN EXAMPLES (ABOVE)
Page 49
Towncrest Urban Renewal Area — Design Plan
APPENDIX 8: SIGNAGE, cont.
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EXAMPLES (ABOVE)
Page 50
Page 51
PLANNING AND ZONING COMMISSION
OCTOBER 21, 2010 — 7:00 PM — FORMAL
CITY HALL, EMMA HARVAT HALL
PRELIMINARY
MEMBERS PRESENT: Josh Busard, Charlie Eastham, Elizabeth Koppes, Michelle Payne,
Wally Plahutnik, Tim Weitzel
MEMBERS ABSENT: Ann Freerks
STAFF PRESENT: Sara Greenwood Hektoen, Tabatha Ries -Miller, Karen Howard
OTHERS PRESENT: Jean Fisher, Michael Chan, Sue Kloos, Jennifer Turchi, John
Nicholson, Nancy Purington, Jason Kakert, Tom Hobart, Craig
Albrecht
RECOMMENDATIONS TO CITY COUNCIL:
On a 6-0 vote (Freerks absent) the Commission voted to recommend approval of REZ10-
00009, an application submitted by University of Iowa for a rezoning from Intensive
Commercial (CI-1) zone to Institutional Public (P-2) zone for approximately 1.38 acres of
property located at 385 Ruppert Road.
On a 6-0 vote (Freerks absent) the Commission voted to recommend approval of the
proposed zoning changes from their current zoning to P1, the neighborhood public zone,
for:
1) Thornberry Dog Park from OPD-5 ;
2) Frauenholz-Miller Park from OPD-8;
3) Sandhill Estates Part 1, Outlot M, from OPD-5;
4) Sandhill Estates, Lot 2, and part of Lots 3 & 4 from ID-RM;
5) Dean Oakes Sixth Addition, Outlot A, from OPD-5;
6) Oakmont Estates from OPD-5;
7) Country Club Estates from RS-5;
8) Ralston Creek area west of Scott Boulevard from RS-5;
9) North of McCollister Boulevard from IDRM.
On a 5-0 vote (Eastham recused; Freerks absent) the Commission voted to recommend
approval of rezoning to P1, Neighborhood Public zone, from RS-5 for Taft Speedway.
On a 5-0 vote (Busard recused; Freerks absent) the Commission voted to recommend that
the City Council forward a letter to the Johnson County Board of Adjustment
recommending that a temporary conditional use permit for a asphalt and concrete recycling
operation be approved subject to:
1) An expiration date of the conditional use permit that corresponds to the end -date of
the current recycling operation;
Planning and Zoning Commission
October 21, 2010 - Formal
Page 2 of 9
2) The County requiring any improvements that are necessary as determined by the
County Engineer.
CALL TO ORDER:
The meeting was called to order at 7:00 PM.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
None.
REZONING ITEMS:
REZ10-00009: Discussion of an application submitted by University of Iowa for a rezoning
from Intensive Commercial (CI-1) zone to Institutional Public (P-2) zone for approximately
1.38 acres of property located at 385 Ruppert Road.
Tabatha Ries -Miller presented the staff report and explained that the subject property is
immediately adjacent to the Iowa City Airport. It has been acquired by the University of Iowa and
will be used as a helicopter landing facility. According to the zoning ordinance any land owned by
a State entity such as the University of Iowa and used for public purposes must be zoned
Institutional Public (P-2). This zoning designation is intended to provide notice to the public that
the land is held in state or federal government ownership and, therefore, is not generally subject to
City zoning requirements.
A motion was made to approve the rezoning and the motion carried 6-0 (Freerks absent).
REZ10-000011: Discussion of an application submitted by the City of Iowa City to rezone the
following publicly owned properties:
1) From Planned Development Low Density (OPD-5) zone to Neighborhood Public (131)
zone for property located in Dean Oakes Sixth Addition, Terrill Mill Park, Thornberry
Dog Park & Peninsula Park, and Oakmont Estates
2) From Planned Development Low Density (OPD-5) zone and Interim Development
Multi -Family (ID-RM) zone to Neighborhood Public (P1) zone for property located in
Sandhill Estates
3) From Planned Development Medium Density (OPD-8) zone to Neighborhood Public
(P1) zone for property located in Frauenholz-Miller Park
4) From Low Density Single -Family (RS-5) zone to Neighborhood Public (P1) zone for
property located west of Scott Boulevard, south of Ralston Creek and in Country
Club Estates
5) From interim Development -Multi Family (ID-RM) zone to Neighborhood Public (P1)
zone for property located on McCollister Boulevard, east of the Iowa River.
Eastham stated that he and his wife own a condominium in the Idyllwild subdivision. He said that
while their individual unit is not located in the 200-foot objection area, property owned by their
condominium association likely falls within that area for item #8 in the staff report, Taft Speedway.
As a result, Eastham said, he is unsure if he needs to recuse himself from some or all of the items
on this application. Greenwood Hektoen advised that the motion could likely be structured so that
Planning and Zoning Commission
October 21, 2010 - Formal
Page 3 of 9
a vote on the Taft Speedway issue was taken separately from the other items; Eastham could
then recuse himself from that vote.
Ries -Miller stated that the properties on the application are all currently owned by the City. The
purpose of the rezoning is not to change the intended use of the properties; rather it is to bring
each property into compliance with the zoning ordinance. Miller said that the zoning ordinance
states that all properties owned or controlled by the City have to have a P1 zoning to reflect the
public use of the land.
Ries -Miller briefly described each property location and its current function or use. In these
descriptions she stressed that each property would retain its current use and that the suggested
zoning changes were a matter of bringing the zoning in sync with the use and into compliance with
code.
Payne asked how the properties came to be zoned the way they are rather than as P1. Ries -Miller
said that in most cases the City acquired the properties as a part of the subdivision process, so the
property was originally zoned as a part of that subdivision. Payne asked if this meant that the
properties had not actually been designated as green space as a part of the subdivision process.
Howard said that typically subdivision agreements contain language that states that a parcel will be
dedicated at a certain point in the development process. She said that the City usually does not
accept a land dedication until all of the construction around that area is completed. She said that
this was not necessarily the case for each of the properties on the agenda, but that this is the
general pattern. Payne asked if this meant that such rezonings were required on a periodic basis,
and Howard said that was the case. Howard said that the intention of the P1 zoning designation is
to give notice to the public that the land is publicly owned and being used for public purposes.
There were no further questions for staff and Koppes opened the public hearing.
Jean Fisher, 1830 Bristol Drive, said that she is primarily concerned with the agenda item dealing
with the Dean Oakes Sixth Addition. She said that Bristol Drive currently dead -ends near Jake's
Way, and she is concerned that a possible motivation for this rezoning could involve future plans to
extend Bristol Drive through to Prairie du Chien. Fisher said that she purchased her property last
spring and had no intention of relocating to a busy cut -through, which is what she fears could
happen if Bristol is extended. She asked how she can find out if the City ever plans to hook Bristol
onto Prairie du Chien. Howard said that she did not believe that the City had any plans to do so.
She said that the topography of that area is pretty rugged. She said that as a general rule if a
street terminates at the boundary of the property it gives some indication that the street may
eventually be extended. Howard said that in this case, Bristol Drive end in a cul-de-sac before
reaching the property boundary, which usually means there is no intention for that road to be
continued. Fisher said that most of her neighbors had assumed that was the case, but also noted
that tearing out a circular patch of concrete would not be a big deal for the City if it decided to
extend the road. Greenwood Hektoen assured Fisher that if the City ever did plan to change the
use of the property there would be a public process for comment. Greenwood Hektoen noted that
there are easements in place for the property for sanitary sewer and other purposes, so a rather
extensive public process would take place before any such change in use could occur and Fisher
could avail herself of those processes at that time. Fisher said her concern is that she is not an
adjoining property owner so she would likely not be notified of such processes, and would have to
be very "tuned in" to know that anything was happening. Greenwood Hektoen said that she
believed that the extension of Bristol Drive was a very remote possibility given the topography and
the existence of easements on the property. Fisher asked if there would be a trail on the site in the
future. Howard said that she did not believe there were any plans. She said the property is
Planning and Zoning Commission
October 21, 2010 - Formal
Page 4 of 9
currently listed as "open space," and serves primarily as a buffer. Ries -Miller noted that the file for
the subdivision specifically so preserve ft undeveloped because of the
steep slopes and the wish t
the topography and woodlands that buffer the res dental
neighborhood from Interstate 80.
Michael Chan, 927 Oxen Lane, said he lives in the Sandhill Estates area and is mostly concerned
with the entrance to the park and the parking that takes place there. He said he would like to know
if park users will have on -site parking or will be parking along the sides of Oxen Lane and other
nearby streets. Chan said that Oxen Lane is very narrow, especially in winter when snow piles up
along the side of the road. Chan suggested that the street should be designated as one -side
parking if park users are going to be parking along the street. Howard said she did not know if
there was a specific plan for the development of the park at this time. She said that the best
resource to determine if there is such a plan would be the Parks Director. She explained that the
intention for this meeting was just to bring zoning into compliance with the zoning ordinance. She
said that typically when a park is being developed for the first time the Parks Department will have
public meetings and invite people who live in the area to provide input and voice their concerns.
Howard provided Chan with the name of the Parks Director, Mike Moran, so that he could discuss
his concerns with him.
Sue Kloos, 3586 Vista Park Drive, stated that her concern was about the property across the street
from Scott Park. She asked if it was correct that the property was currently green space and that
the plan is for it to stay that way. Howard and Koppes indicated that that was correct. Plahutnik
explained that the intention of the meeting was to change the actual legal description of how the
land is zoned; none of the uses are intended to be changed. Plahutnik explained that many of
these properties are currently zoned residential which is clearly not their current use. This
meeting's purpose is to bring the zoning in line with the use and show, through the zoning, that the
properties are publicly owned.
Jennifer Turchi, 194 Broadmoor Lane, said that she has been involved in the park meetings that
have been held in her neighborhood regarding Frauenholtz-Miller Park. She said that since the
new St. Patrick's church opened their doors one of the neighborhood's concerns is about parking.
Turchi said that Broadmoor Lane, Nottinghill Lane, and Red Hill Lane are all private roads that are
being used by people who do not live in the neighborhood. Turchi said that she has been very
active on this issue, and that she is concerned that the development of a park in the area will bring
even more parking problems. Turchi said that either the church is not in compliance with the City's
parking requirements or they are over -capacity every Saturday and Sunday. Turchi said that when
parking was brought up as an issue with the Parks Department, neighbors were told that they had
to direct their concerns to the public works department, as Parks was not in charge of parking.
Turchi said that she was attending the meeting in part to find out exactly who she needs to be
talking to on this issue. Howard said that parking issues are taken care of through the City's Public
Works and Traffic Engineering Departments. Howard said that if parking is allowed on both sides
of the street at the time a street is built then, typically, the City continues to allow it until such time
as it is brought to the City's attention as an issue. If the neighborhood requests it, the traffic
engineers may go out and do a traffic count and look for solutions. Howard advised Turchi to talk
to Darian Nagle-Gamm in the Planning Department, or call Planning and ask to speak to someone
in Traffic Engineering. Turchi said that she feels like she and her neighbors have been getting two
different stories, as they are being told to direct their concerns to a different person or department
each time they contact the City.
John Nicholson, 194 Broadmoor Lane, said that he would recommend not rezoning the property
until a traffic study is done. He said that because of the high volume of traffic in the area, he
Planning and Zoning Commission
October 21, 2010 - Formal
Page 5 of 9
believes that a risk could be posed to children and families that come to play in the park. Koppes
asked Greenwood-Hektoen for clarification on whether or not the rezoning would actually affect
any plans for the park. Greenwood Hektoen explained that the plans for the park could be
implemented with or without the rezoning. Koppes noted that leaving the rezoning as OPD would
not stop the City from building a park there, since the land has already been dedicated to the City
to be used for park.
Nicholson asked what the purpose of zoning was then and Greenwood Hektoen advised that that
was a broader conversation than could be addressed in that forum. Howard said that she
understood that this rezoning was somewhat confusing because most rezoning occurs because
someone actually wants to change the use of a property. In these cases, the City already owns
the property and the only purpose in having a "P" designation on the zoning map is to give the
public notice that the property is owned by a public entity and is being used for a public purpose.
Howard said that all of the other zones on the zoning map are private property designations, but
this case is more of a formality intended to serve notice that the land is publicly owned.
Payne asked Nicholson if he had attended the park development meetings. Nicholson said he had
attended one and had spoken with Mike Moran and the park designers. He said the first two
meetings were where most of the decisions were actually made, and the last one was more of a
progress report. He said that there were 30 or 40 people at the first two meetings, but it was
unclear what percentage of those people were actually from the nearby church and what
percentage were from the neighborhood. He said that the input received from the first meeting to
the second was substantially different. He said that the church wanted basketball courts but the
neighbors did not; the church wanted public restrooms but the neighbors did not, particularly since
the proposed location of the restrooms was near the residential properties and not the church side
of the park. Payne suggested that the park development meetings might be an appropriate forum
for Nicholson to express his concerns about parking, traffic, and the concerns about children being
at risk due to traffic flow. Nicholson said they had brought those issues up in that forum but they
had not felt like it was being heard very well. Plahutnik noted that unfortunately the Planning and
Zoning Commission does not have any authority regarding the design of the park.
Nancy Purington, 1706 Prairie du Chien Road, said that her concern was with the Dean Oakes
Sixth Addition. She said the area in question is behind her property and is full of wildflowers and
has never been graded or tilled. She asked what the possibilities were for what could happen with
that property as a result of rezoning. She said that the only access for a park would be from Bristol
Drive. Purington said that she could not imagine how that land could be turned into a park, and
wondered what the plans for the property are. Ries -Miller said that the function of that area is
preservation of the wooded areas and steep slopes. Ries -Miller said the intention at this point is to
keep it as an environmental preservation area. Purington said that was good to know. Ries -Miller
said that there was no intention to change the use at this time.
Jason Kakert, 218 Red Hill Lane, said he lives close to the Frauenholtz-Miller Park. He said that
the map being shown is a little out of date. He said that something to think about with the planning
of the park is that people might actually use it as a cut -through. He said that Lower West Branch
Road does not go all the way through as the map seems to indicate. Ries -Miller explained that the
markings Kakert was referring to actually indicate a public right of way, not the existence of a road.
She noted that the confusion might stem from the fact that there are actually two parcels that join
to make the park, one of which is already zoned P1.
There were no further comments from the public and Koppes closed public hearing.
Planning and Zoning Commission
October 21, 2010 - Formal
Page 6 of 9
Koppes invited a motion.
Payne motioned to recommend approval of the proposed zoning changes from their current
zoning to P1, the neighborhood public zone, for:
1) Thornberry Dog Park from OPD-5 ;
2) Frauenholz-Miller Park from OPD-8;
3) Sandhill Estates Part 1, Outlot M, from OPD-5;
4) Sandhill Estates, Lot 2, and part of Lots 3 & 4 from ID-RM;
5) Dean Oakes Sixth Addition, Outlot A, from OPD-5;
6) Oakmont Estates from OPD-5;
7) Country Club Estates from RS-5;
8) Ralston Creek area west of Scott Boulevard from RS-5;
9) North of McCollister Boulevard from IDRM.
Plahutnik seconded the motion.
Koppes invited discussion.
Eastham said he had enjoyed and benefited from the public hearing. He said that the comments
about parking and traffic issues near public uses had been instructive. Eastham said that he
believed the Commission had attempted to make clear that the traffic and parking issues would
have to be addressed by other City bodies; however, he acknowledged them as legitimate
concerns that could likely be resolved to the satisfaction of neighbors.
Plahutnik added that there is no limit to what can be brought before the Commission for discussion;
the limitation comes in terms of whether the Commission can actually do anything about the
matter. He said that the concerns expressed are now in the public record, which does get read by
City Council and others, so presenting the concerns to the Commission was not a wasted effort.
Weitzel acknowledged the truth of what Plahutnik had said, but added that the matter before the
Commission presently was really a formality and a requirement of the zoning ordinance.
A vote was taken and the motion carried 6-0 (Freerks absent).
Koppes invited a second motion.
Payne motioned to approve the rezoning to P1, Neighborhood Public zone, from RS-5 for
Taft Speedway.
Plahutnik seconded.
Eastham recused himself from this particular item as he and his wife own a property in the Idyllwild
subdivision and their development is within the 300-foot boundary of the subject property.
A vote was taken and the motion carried 5-0 (Eastham recused; Freerks absent).
CONDITIONAL USE ITEM:
CU10-00001: Discussion of an application submitted to Johnson County by S&G Materials
Planning and Zoning Commission
October 21, 2010 - Formal
Page 7 of 9
Company for a temporary conditional use permit to operate an asphalt and concrete
recycling operation on property located at 4059 Izaak Walton Road.
Busard recused himself because he had worked on this application in his professional role at the
County.
Howard presented the staff report, which had been prepared by Christina Kuecker. She said that
S&G has applied to the County for an amendment to a previously issued conditional use permit.
The property is within the city/county fringe area, but is outside the City's growth area boundary.
The County's zoning ordinance allows the City Council to comment on conditional use permits in
these cases. Howard said the County has a requirement that if the City Council opposes a
conditional use permit then a 4/5 majority vote by the County Board of Adjustment is required to
approve the permit.
Howard said the original application for conditional use was for a sand -mining operation. S&G now
wants to amend that permit to also allow concrete and asphalt recycling on a temporary basis.
Howard said that these operations were actually already going on counter to the permit that was in
place; however, once it was brought to S&G's attention that they were in violation of their
conditional use permit, they submitted the appropriate application for a change to the permit.
County staff had a number of conditions for approval that they had recommended as noted in the
staff memo. At their meeting on the previous evening the County Board of Adjustment
recommended approval of the application subject to those conditions and City Council
recommending approval. Howard said that staff recommends that the City Council forward a letter
to the Johnson County Board of Adjustment recommending approval, subject to the conditions
noted in the staff memo regarding an expiration date being established and assessment of the
conditions of Izaak Walton League Road by the County Engineer.
Eastham asked whether the City or County Sensitive Areas Ordinance would apply to this
application and Howard said that it would be the County's. Eastham asked if the County was
expanding the Commission's scope of consideration with this request for input. Greenwood
Hektoen said she did not think so; rather, they were just acknowledging that the City Council can
have input on this application within the framework of the design standards.
Eastham asked about the
zoning non-compliance
to allllow for the nd receiveconside consideration from
asphalt and concrete
County had amended their
recycling as a temporary conditional use.
Koppes opened the public hearing.
Tom Hobart, 122 Shinn, spoke on behalf of S&G. He explained that the County had amended their
code to allow for temporary asphalt and concrete recycling operations. Hobart explained that there
was no such thing as a "permanent" permit for these operations in Johnson County. He explained
that S&G had not been aware that they were in violation of their conditional use permit. He said
that the minute they found out they were in violation they stopped those operations and applied for
the appropriate permit. He explained that their operation is good for the environment because it
keeps these materials out of the landfill and recycles them back into use. He said there is a large
market for these services as there are companies looking to get rid of the materials as well as
companies looking to acquire the finished product. Hobart explained that the sand andgravel
plant
is still in full operation; this use had simply been added to the operation. DNR has approved
conditional use, as have all property owners within 500 feet of the property line; a soil sample is
being analyzed for approval. Hobart said that this is a good location for the use, and there are
Planning and Zoning Commission
October 21, 2010 - Formal
Page 8 of 9
several projects lined up and ready to go.
Craig Albrecht spoke on behalf of Metro Pavers. He said that he is one of the customers who is in
need of this product for projects that are ongoing. He said that timing is a big issue for him and he
hoped that the decision would be made in a timely manner.
No one else wished to speak to the issue and the public hearing was closed.
Payne asked if the motion should include a specific date. Greenwood Hektoen said the date
should probably be something the County decided.
Payne motioned to recommend that the City Council forward a letter to the Johnson County
Board of Adjustment irat on date of he conditional c
onditional use permit be approved subject to:
1) An expiration permit that corresponds to the end -date of
the current recycling operation;
2) The County requiring any improvements that are necessary as determined by the
County Engineer.
Weitzel seconded.
Weitzel noted that the applicant is seeking the necessary permits and permissions as well as the
opinions of the neighboring landowners. He said that the use is broadly consistent with the
allowed uses so he thinks it is an appropriate use for the property.
Eastham said he agreed with Weitzel, adding that the environmental impacts are being considered
and managed to the extent possible. He said road access is also being considered by the County.
A vote was taken and the motion carried 5-0 (Busard abstaining; Freerks absent).
CONSIDERATION OF MEETING MINUTES: OCTOBER 4 AND OCTOBER 7 2010:
Eastham motioned to approve the minutes.
Weitzel seconded.
A vote was taken and the motion carried 6-0 (Freerks absent),
OTHER:
Eastham said he had attended the last City Council meeting where Julie Tallman presented on the
Floodplain Management Ordinance. He said that Council Member Mims had complimented staff
and the Commission on the amount of time and work that had been put into the ordinance.
ADJOURNMENT:
Weitzel motioned to adjourn.
Payne seconded.
The meeting was adjourned on a 6-0 vote (Freerks absent).
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