HomeMy WebLinkAbout03-07-2013 Planning and Zoning CommissionPLANNING AND ZONING COMMISSION
Monday, March 4, 2013 - 5:15 PM Thursday, March 7, 2013 - 7:00 PM
Informal Meeting Formal Meeting
Iowa City City Hall Iowa City City Hall
Helling Conference Room Emma J. Harvat Hall
410 E. Washington Street 410 E. Washington Street
AGENDA:
A. Call to Order
C. Public Discussion of Any Item Not on the Agenda
D. Comprehensive Plan
Public hearing on an amendment to the Comprehensive Plan to adopt an update to Iowa City's
Comprehensive Plan: "Iowa City 2030".
E. Comprehensive Plan / Rezoning Item
1. A public hearing to amend the Comprehensive Plan - South District Plan to change the land use
designation from Multifamily to General Commercial for property located at the southeast corner of the
intersection of Highway 6 and Broadway Street-
2- REZ13-00005: Discussion of an application submitted by Casey's General Stores, Inc. for a rezoning
from Commercial Office (CO-1) zone to Community Commercial (CC-2) zone for approximately 2.31-
acres of property and to amend the Conditional Zoning Agreement for 1-3-acres of property currently
zoned CC-2 located at the southeast corner of the intersection of Broadway Street and Highway 6.
(45 day limitation period: March 17, 2013)
F. Rezoning Items
1. REZ12-00032: Discussion of an application submitted by Dealer Properties for a rezoning to amend the
Sensitive Areas Development Plan to allow a reduction in the previously approved wetland buffer on
property located at 2845 Mormon Trek Blvd (west of the intersection of the intersection of Dane Road
and Mormon Trek Blvd). (45 day limitation period: March 31)
2. ANN13-00001/REZ13-00002/REZ13-00003: Discussion of an application submitted by Allen Homes
for an annexation and a rezoning from County Residential (R) zone to Low Density Multifamily (RM-12)
zone for approximately 2-0-acres of property, and a rezoning from Low Density Single Family (RS-5)
zone to Low Density Multifamily (RM-12) zone for approximately 2.83-acres of property for a total of
4.83-acres of property located at the northeast corner of Scott Boulevard and American Legion Road.
(45 day limitation period: March 17, 2013)
3. REZ13-00006: Discussion of an application submitted by The Crisis Center of Johnson County for a
rezoning from Public (P) zone to Intensive Commercial (CI1) zone for approximately .78-acres of
property located at 1105 S. Gilbert Court. (45 day limitation period: March 26, 2013)
4. REZ13-00007: Discussion of an application submitted by The Rose Company for a rezoning from
Intensive Commercial (CI1) zone to Community Commercial (CC2) zone for approximately 2.12-acres
of property located south of Highway 1, east of Ruppert Road.
(45 day limitation period: March 31, 2013)
5. REZ13-00008: Discussion of an application submitted by JMK Holdings LC — The Vine Tavern for a
rezoning to designate approximately .08-acres of property located at 529 S Gilbert Street as a Historic
Landmark. (45 day limitation period: April 6, 2013)
G. County Subdivision Item
CZ13-00001 / SUB13-00003: Discussion of an application submitted by S&G Materials for a rezoning from
County Agricultural (A) zone to County Light Industrial (ML) zone and a final plat of The Sandlot, a 1-lot,
16.68 acre industrial subdivision located south of 4059 Izaack Walton Road SE.
(45-day limitation period: March 31)
H. Vacation Item
VAC13-00002: Discussion of an application submitted by Christian Retirement Services, Inc. for a vacation
of the public right-of-way located on George Street between Benton Street and Oakcrest Street.
I. Code Amendment Items
1. Discussion of an amendment to Title 14: Zoning Code to allow multi -family dwelling units to be located
on or below the street level floor of a building by special exception in the CB-5 Zone for buildings
designated as Iowa City Historic Landmarks.
2. Discussion of amendments to Title 14: Zoning Code to modify the process for delineating regulated
woodlands and providing more flexibility to count preserved trees and woodlands toward any tree
replacement or mitigation requirements-
J. Consideration of Meeting Minutes: February 21, 2013
K. Other
L. Adjournment
Commission
City of Iowa City
MEMORANDUM
Date: March 7, 2013
To: Planning and Zoning Commission
From: Robert Miklo, Senior Planner
RE: REZ13-00005
At your last meeting, the Commission deferred discussion of this rezoning in order to
allow time for the applicant and staff to negotiate a concept site plan designed to ensure
that commercial development on the property is compatible with the surrounding
residential neighborhood. Some of the items recommended by staff will require
amendments to the Conditional Zoning Agreement that was approved for the adjacent
property when it was rezoned to CC-2 in 2006. We have had discussions with the
applicant but have not yet received a revised plan. We anticipate that the applicant will
submit a concept plan before your meeting on Thursday. However, if we have not
received a plan by Thursday's meeting, staff recommends that you defer discussion of
this rezoning to your next meeting on March 21.
Planning and Zoning Commission:
My name is David Randall and I live at 1100 Brookwood dr. My home is located at
the corner of Ridge and Brookwood. i have lived at this address for 33 years. I am
sending this letter in response to the letter I received on 2/16/13. i am unable to
come to the meetings because of severe illness of my wife.
strongly object to the rezoning of this property so a Caseys can be built for the
following reasons.
1. It would add much noise(car doors banging,people voices, cars starting and
leaving especially at night.
2. Increased traffic in and out on to busy highway 6
3. More car lights shining into my windows since my home faces highway 6
4. Possible increase in crime in the area since it would be a place for people to
hang out
5. [don't think we don't need another store like it since we have several
already along highway 6 not far away
I think it would be better served as an office building, housing etc. I hope you will
take my objection into consideration when making your decision.
David Randall
1 ems' (^ ( Ca-ko-4
1100 Brookwood dr.
To: Planning & Zoning Commission
Item: RE12-00032
Mormon Trek Blvd/Dane Rd
GENERAL INFORMATION:
Applicant:
Phone:
Requested Action:
Purpose:
Location:
Size:
Existing Land Use and Zoning:
Surrounding Land Use and Zoning:
Comprehensive Plan:
File Date:
45 Day Limitation Period:
BACKGROUND INFORMATION:
STAFF REPORT
Prepared by: Charlie Cowell, Intern
Date: March 7, 2013
Dealer Properties
3401 41" Street
Sioux Falls, SD 57106
davidbillion@billionauto.com
605-362-3432
Rezoning to amend the Sensitive Area Overlay
applied to the property
Reduce the wetland buffer to allow additional
development area
Mormon Trek Blvd/Dane Rd
7.09 acres
Billion KIA Automotive Dealership, Intensive
Commercial (CI-1)
North: Car dealership (CI-1)
South: Residential (County-R)
East: Undeveloped (CI-1)
West: Highway 218 (CI-1)
South Central Planning District
February 14, 2013
March 31, 2013
In 2003 Iowa City annexed the property at Mormon Trek Blvd and Dane Road. The property was
originally zoned Highway Commercial (CH-1) with a Sensitive Area Overlay. In accordance with
the Sensitive Areas Ordinance, buffer averaging was applied to provide additional protection to a
wetland located within Outlot A and Outlot B in the JJR Davis Addition. As a result, a Sensitive
Areas Rezoning and Development Plan for the property was approved, subject to approval of a
Wetland Mitigation Plan by the Army Corps of Engineers.
The Sensitive Areas Ordinance as applied to the property required a 50 foot natural buffer
between development and regulated wetlands. Buffer averaging was also permitted where an
increased buffer was deemed necessary or desirable to provide for additional protection to one
area of a wetland for aesthetic or environmental reasons. Buffer averaging allows for a reduction
of the buffer width as long as the total buffer area is equal or greater to the area with the required
buffer. For example, widths as low as 25 feet are acceptable if other portions of the buffer provide
widths greater than 100 feet (for this property another provision of the ordinance was approved to
reduce the 100 foot buffer to 50 feet). The Sensitive Areas Rezoning and Development Plan
approved in 2003 provided a wetland buffer area of 4.46 acres, which is above the minimum
required area for the property of 3.56 acres. In exchange for a greater buffer adjacent to Mormon
Trek Boulevard the buffer was reduced in the north central portion of Outlot B.
The applicant, Dealer Properties, purchased the property from the original developer, JJR Davis.
The applicant in now requesting a buffer area adjustment to Outlot B to reduce the overall size of
the wetland buffer area from 4.46 acres to 4.14 acres. The purpose of the adjustment is to allow
for an expansion of the vehicle display area for the Billion Automotive Dealership located north of
the wetland.
The applicant has indicated that they have chosen not to use the "Good Neighbor Policy" and
have not had discussions with neighborhood representatives.
ANALYSIS:
Current Zoning: The property is zoned for Intensive Commercial (CI-1) to allow sales and service
functions that typically have outdoor displays, sales of motor vehicles, and operations in buildings
not completely enclosed, among other uses. The Billion KIA Automotive Dealership currently
occupies the property to the north. The Sensitive Areas Plan approved for the property set aside
Outlot B for storm water management, wetland restoration and wetland buffer area.
Proposed Zoning: The applicant proposes to amend the Sensitive Area Plan applied to the
property. An adjustment to the Sensitive Area Plan would allow the applicant to expand the vehicle
display area of their automotive dealership. Expansion would occur into Outlot B and encroach
onto the current wetland buffer area. The proposal eliminates 0.3 acres of buffer area, still leaving
0.6 acres of buffer beyond the minimum required area.
Environmentally Sensitive Areas: As noted above Outlot B contains a wetland and requires
mitigation measures to provide protection for aesthetic and environmental reasons. A
Compensatory Mitigation Plan for the property was previously submitted to the Army Corps of
Engineers and City detailing the goals of mitigation, an assessment of wetland value, an
analysis of soils, a list of plants to be used, and provisions for monitoring wetland condition. The
Sensitive Areas Development Plan was approved in 2003, however it was never implemented.
The previous owner sold the property to the applicant without having installed the wetland
mitigation improvements stated in the Plan and required by the Sensitive Areas Ordinance. If
this application to reduce the buffer area is to be approved, staff recommends that mitigation
improvement measures be installed prior to any development activity being permitted. Staff also
recommends that the wetland mitigation plan also include requirements for an annual
monitoring report to be submitted the City's Development Regulations Specialist. Monitoring of
mitigation installments should include:
Data on the types of plants and extent of plant cover in the wetland
• The presence of wildlife
• Data on water and soil conditions, and ground and surface water interactions
• Alterations or corrective measures to address deficiencies in the wetland
The Army Corps of Engineers would be the monitoring agency, with reports sent to both the
Corps and City.
PC D1SIeff Repo,tsvezl 2-00032 mormon u k_de,e,d stet( ., t. duc
In addition to the requested buffer adjustment, the Plan submitted by the applicant includes a
temporary materials and equipment storage area on a lot near the southeast corner of Outlot B
The lot is zoned County Residential (R) with residential homes south of the lot along Dane
Road. Once the wetland restoration measured are installed the lot would return to open space
and supplement the wetland buffer area or be used for a use permitted by the County zoning
that applies to the property.
STAFF RECOMMENDATION:
Staff recommends approval of REZ12-00032 an amended Sensitive Areas Development Plan,
subject to the wetland mitigation improvements being installed before further development activity
occurs. In addition, Staff recommends the applicant submit annual monitoring reports to the City.
These conditions should be noted on the Sensitive Areas Development Plan.
ATTACHMENTS:
1. Location Map
2. Sensitive Areas Development Plan
Approved by:
Robert Miklo, Senior Planner,
Department of Planning and Community Development
PUAStaff Reporlslrez12-00032 mormon trek_dane rd staff report doc
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O ONSTtauCTION
January 21, 2013
Robert Miklo
Planning and Zoning Commission
410 E. Washington Street
Iowa City, IA 52240
RE: Billion KIA Pavement Extension
2845 Morman Trek Boulevard (Lot 2 D&D Billion Addition)
TO: Planning and Zoning Commission Members
We are requesting your endorsement to allow for a buffer area adjustment at the above referenced
location. The primary reason for the buffer adjustment would be to allow for a much needed expansion of
our vehicle display area.
We initially understood that this could be accomplished by adjusting our south property line and buffer
area through a plat of survey which has been completed and recorded. After the plat of survey was
recorded, our engineering firm made plan revisions for us which were taken to the permit center.
City staff their determined that we would need to have planning and zoning review our plan and obtain
council approval.
We believe we have a sound and justifiable case for why the buffer area reduction should be allowed.
The current buffer area is 4.46 acres of land. The required buffer area for this property is only 3.56 acres
of land. Therefore we have .9 acres more than required. We are proposing to eliminate .30 acres of
buffer. Upon completion of this adjustment there would still be .60 buffer acres above and beyond the
code requirement.
We believe that the buffer reduction not only meets code but also provides a positive economic impact for
the community of Iowa City. The ability to provide more displays increases the opportunity for sales
which increases tax revenue for the city and state.
Sincerely,
II&R Construction Co.
Nathan Herbst
307 East 39"' Street I Soul h Sioux City, NE 68776 1 Phone: 402.412.3550 1 Fax: 402.412.3552
To: Planning & Zoning Commission
Item: REZ13-00006 Gilbert Court
GENERAL INFORMATION:
Applicant:
Contact Person:
Requested Action:
Purpose:
Location:
Size:
Existing Land Use and Zoning:
Surrounding Land Use and Zoning:
Comprehensive Plan:
File Date:
45 Day Limitation Period:
BACKGROUND INFORMATION:
STAFF REPORT
Prepared by: Andrew Bassman, Planning Intern
Date: March 7, 2013
The Crisis Center of Johnson County
1121 Gilbert Court
Iowa City, Iowa 52240
Becci Reedus
351-2726 ext. 109
becci.reedus@jccrisiscenter.org
Rezoning from P1 to CI-1
To allow for private human service offices
1105 Gilbert Court
Approximately .78 acres
Former Johnson Count Public Health office, Public
North: Office and vehicle repair, CC-2
South: Crisis Center, CI-1
East: Salvation Army, CI-1
West: Railroad, CI-1
Central District Plan —Intensive Commercial
February 8, 2013
March 25, 2013
The applicant, the Crisis Center of Johnson County, is requesting a rezoning of an approximately
.78-acre property located at 1105 Gilbert Court from Neighborhood Public (P-1) to Intensive
Commercial (CI-1). The Crisis Center also has in progress an application with the City for a
Special Exception to allow a General Community Service use in the proposed CI-1 zone.
The subject property was formerly the Johnson County Public Health office and is currently zoned
P-1 to reflect local government ownership. When the County consolidated its offices at a new
administrative building on South Dubuque Street, the subject property was put up for sale and has
remained vacant since 2010, The County has agreed to sell the property to the Crisis Center. The
change in ownership will require that the property be rezoned.
The Crisis Center currently operates the adjacent property to the south at 1121 Gilbert Court,
which is also in the CI-1 zone. In partnership with the Domestic Violence Intervention Program,
the Iowa City Free Lunch Program, and National Alliance on Mental Illness of Johnson County,
2
the Crisis Center proposes to use the property as part of a collaborative human services campus
in order to improve service and pool resources. The two properties will share parking and together
the development will provide 79 parking spaces.
The applicant has indicated that they plan to use the "Good Neighbor Policy" and have
discussions with neighborhood representatives.
ANALYSIS
Current Zoning: P-1 zoning designates land for schools, parks, police and fire stations, and other
civic buildings owned or controlled by the City, County or Iowa City Community School District.
The Zoning Code states that if land zoned P is sold or transferred to a nongovernment entity, the
buyer or transferee must seek reasoning to an appropriate zoning classification.
Proposed Zoning: CI-1 zoning provides areas for light industrial uses —businesses with
operations typically characterized by outdoor storage and display of merchandise, and repair and
sales of large equipment or motor vehicles. The types of retail uses allowed in this zone are
limited in order to create opportunities for more land -intensive commercial uses. Typical uses
found in CI-1 zoning include vehicle -sales lots, mechanics, auto body repair shops, warehousing
and contractor's yards. CI-1 zoning allows Community Service uses by special exception.
Compliance with Comprehensive Plan: The Central District Plan future land -use map shows
the property at 1105 Gilbert Court as appropriate for Intensive Commercial uses. The Plan
indicates that early development of much of the area of the subject area was industrial, and that
it continues to provide a vital niche for automobile repair and other intensive commercial uses in
close proximity to downtown.
The Comprehensive Plan encourages the support of human service programs in accessible
locations, the use of existing facilities to provide coordinated neighborhood services, and the
City to provide appropriate planning and coordination of human services programs.
Compatibility with neighborhood: The subject property is surrounded by CI-1 zoning. In
addition, the area has already become a sort of center for human services. The building
immediately to the south serves as the current location of the Crisis Center. The Salvation Army
is located across the street to the east. The Mayor's Youth Empowerment office is located next
door to the Salvation Army. To the north is the former Johnson County Public Health office.
Traffic implications: On -street parking is in high demand in the neighborhood and, due to the
number of curb cuts along Gilbert Court, is very in limited supply. The two Crisis Center
properties together will accommodate 79 parking spaces. The minimum off-street parking
requirement for the two buildings, based on square footage and usage, is 49 spaces. The
applicant has submitted a site plan showing that one of the curb cuts will be closed. This
should improve traffic circulation and provide for more on -street parking.
The area is served by three transit lines: the Lakeside and Broadway stops are located
approximately 2 blocks away at South Gilbert Street and Kirkwood Avenue intersection. The
Mall bus route has a stop two blocks to the East near the Kirkwood Avenue and Diana Street.
In staff's opinion, the proposed change in zoning and use of this property is not likely to have a
significant impact on traffic in the area.
STAFF RECOMMENDATION:
Staff recommends approval of REZ13-00006, a request to rezone an approximately .78-acre
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property located at 1105 Gilbert Court from P-1 to CI-1.
ATTACHMENTS:
Location Map
Approved by: /�s�-✓�IiL.G
Robert Miklo, Senior Planner,
Department of Planning and Community Development
PCD\Staff Reports\m13-00005 gilberl court (crisis center). doc
STAFF REPORT
To: Planning & Zoning Commission
Item: REZ13-00007 Ruppert Rd. & Hwy. 1
GENERAL INFORMATION:
Applicant:
Requested Action:
Purpose:
Location:
Size:
Existing Land Use and Zoning:
Surrounding Land Use and Zoning
Comprehensive Plan:
File Date:
45 Day Limitation Period:
BACKGROUND INFORMATION:
Prepared by: Andrew Bassman, Planning Intern
Date: March 7, 2013
The Rose Company
915 Technology Drive
Cedar Falls, Iowa 50613
319-266-2220
Rezoning from CI-1 to CC-2
Allow for construction of a grocery store
Southeast corner of Ruppert Road and Highway 1
West (703, 705 and 715 Highway 1 West)
Approximately 2.1 acres
Various intensive commercial businesses - CI-1
North: commercial and residential, CC-2 and
OPD/RM-20
South: commercial, CI-1
East: commercial, CI-1
West: commercial. CI-1
South Central District Plan: Community Commercial
February 14, 2013
March 31, 2013
The applicant, the Rose Company, has proposed rezoning approximately 2.1 acres of land
located at the southeast corner of Ruppert Road and Highway 1 West from CI-1 (Intensive
Commercial) to Community Commercial (CC-2). The rezoning proposal encompasses the lots
located at 703, 705 and 715 Highway 1 West.
The applicant submitted a site plan with the rezoning application indicating intent to build a
16,399-square foot Aldi grocery store with 92 parking spaces. The applicant has stated that the
Aldi store would move to the site from its current location at 1411 Waterfront Drive —about a mile
to the east. The plan would require demolition of the existing buildings on the site. The applicant
has been working with staff to address some concerns identified in the site plan, specifically
constructing sidewalks along Highway 1 West and Ruppert Road and installing additional
windows on the north fagade to improve the appearance of the building.
The applicant has indicated that they plan to use the "Good Neighbor Policy" and have
discussions with neighboring property owners.
ANALYSIS:
Current and proposed zoning: CI-1 zoning provides areas for light industrial uses —businesses
with operations typically characterized by outdoor storage and display of merchandise, and repair
and sales of large equipment or motor vehicles. The types of retail uses allowed in this zone are
limited in order to create opportunities for more land -intensive commercial uses. Typical uses
found in CI-1 zoning include vehicle -sales lots, mechanics, auto body repair shops, warehousing
and contractor's yards. The proposed CC-2 zoning is more retail -oriented and allows most retail -
type stores, restaurants and services such as hair salons, dry cleaners and banks. Dimensional
requirements are generally the same for both zones, except for building bulk —maximum floor
area ratio in CC-2 zoning is 2 compared to a FAR of 1 allowed in CI-1 zoning. Parking
requirements are the same for both zones.
Compliance with Comprehensive Plan: The South Central District Plan future land -use map
depicts the area along the south side of Highway 1 West, from Riverside Drive to the west edge
of the lot at 809 Highway 1 West (the lot immediately to the west of the subject property), as
appropriate for retail or community commercial uses. This area is currently a mix of CI-1 and
CC-2 zoning.
The Plan delineates subarea B as land along the south side of Highway 1 West from Riverside
Drive to just beyond Highway 218 at the boundary of the South Central Planning District. The
Plan states that land available in the western reaches of subarea B, with fairly direct access to
Highway 1 and near Highway 218, provides opportunities for large -lot development suitable for
intensive commercial uses with extensive outdoor -storage needs. As retail in the eastern part of
this subarea is upgraded, the Plan encourages intensive commercial uses located on, or east
of, the Westport Plaza property to re -locate to CI-1 zones to the south or west so that the
properties with good visibility to Highway 1 may be developed with retail, service and office
businesses. Such re -location would result in a more compatible mix of traffic and commercial
shops, offices, restaurants and residential uses in the area. The proposed rezoning complies
with this policy and the land use plan for the area.
Compatibility with neighborhood: The predominance of CC-2 zoning in the area leads staff
to conclude that the rezoning would be compatible with the neighborhood. With the exception of
the lots located at 537, 605 and 631 Highway 1 West, CC-2 zoning applies to land along the
south side of Highway 1 West from Riverside Drive to 809 Highway 1 West. And with the
exception of the lot at 520 Highway 1 West, CC-2 zoning extends along the north side of
Highway 1 West from Riverside Drive to Hawk Ridge Road.
Traffic implications: The purpose of the CC-2 zone is to provide for major business districts to
serve a significant segment of the total population. In addition to a variety of retail goods and
services, these centers typically feature a number of large traffic generators requiring access
from major thoroughfares. The streets adjacent to the subject property were designed to
accommodate the level of vehicular traffic that the proposed use is anticipated to generate.
However, the area has inadequate sidewalks to accommodate pedestrian traffic.
The City is currently installing a sidewalk and trail system on the north side of Highway 1.
To assure that safe pedestrian access is provided to this property staff recommends that the
applicant construct a sidewalk along its frontage with Ruppert Road with a connection and curb
ramps at the intersection. The City will install traffic signal modifications necessary to
accommodate pedestrians. Rather than install sidewalks along the property frontage on the
south side of Highway 1 at this time, staff recommends that the applicant pay the cost of
installing a sidewalk. These funds would then be used when sidewalks are installed on
properties further to the east to create a more complete pedestrian network.
Summary: The rezoning would allow a retail commercial use without significant change in
dimensional and parking requirements. The proposal is consistent with the Comprehensive Plan
future land -use map, and also with the Plan's policy of encouraging relocation of more -intensive
commercial uses and reserving the subject property and surrounding areas for retail -type
commercial uses. Staff also believes the proposal is compatible with the neighborhood, given the
CC-2 zoning in the immediate area along Highway 1 West. A conditional zoning agreement is
necessary to assure that adequate sidewalks are installed to accommodate pedestrian traffic to
this property.
STAFF RECOMMENDATION:
Staff recommends approval of REZ13-00007, a rezoning of approximately 2.1 acres of land
located at the southeast corner of Ruppert Road and Highway 1 West from CI-1 to CC-2, subject
to a Conditional Zoning Agreement requiring construction of a sidewalk along the property
frontage with Ruppert Road with a connection to the intersection with Highway 1 and payment for
future installation of a sidewalk on Highway 1 West.
ATTACHMENTS:
Location Map
Approved by:
Robert Miklo, Senior Planner,
Department of Planning and Community Development
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CITY OF I O W A CITY
MEMORANDUM
Date: March 1, 2013
To Planning and Zoning Commission
From: Chery Peterson, Historic Preservation Consultant
Re: Designation of 529 S. Gilbert Street as a local Historic Landmark
Background: JMK Holdings LC — The Vine Tavern has requested that their property at 529 S.
Gilbert Street be designated as an Iowa City Historic Landmark. The enclosed Iowa Site
Inventory Form provides a detailed discussion of the building's history and architecture.
Indications are that the building was built early in the 2& century, c. 1905. It was originally a
factory building for the Hawthorn Glove & Novelty Company, From 1912 until the 1950s the
building housed the manufacturing operations of the Shrader Drug CompanyfHowell-Shrader
Drug Company.
Historic Preservation Commission Review: The Iowa City Historic Preservation Commission
met on March 1, 2013 and conducted a public hearing where they reviewed and evaluated the
historic significance of 529 S. Gilbert Street. The Commission determined that the property
meets the requirements for a landmark and voted unanimously to recommend approval of the
designation of 529 S. Gilbert Street as an Iowa City Historic Landmark.
It is the intent of the owner to have this property accepted for listing in the National Register of
Historic Places, and the nomination is currently in process. The enclosed Iowa Site Inventory
Form has been submitted to the State Historic Preservation Office. The owner is also applying
for Historic Preservation Tax Credits.
Designation of the property as an Iowa City Historic Landmark will require Historic Preservation
Commission approval of any significant changes to the exterior of the building. Landmark status
will also make the property eligible for special exceptions (Section 14-213-8 of the zoning code)
that would allow the Board of Adjustment to waive or modify certain zoning requirements to help
support the continued use of historic buildings.
Planning and Zoning Commission Review: Landmark Designation is a zoning overlay and
therefore requires a recommendation from the Planning and Zoning Commission to the City
Council. The Commission's role is to review the proposed designation based on its relationship
to the Comprehensive Plan and proposed public improvements and plans for renewal of the
area involved.
There are two specific areas of the Comprehensive Plan that appear to apply to this proposal:
1.) the Downtown & Riverfront Crossings Master Plan and 2.) the Historic Preservation Plan.
The Downtown & Riverfront Crossings Master Plan identifies 529 S. Gilbert Street as a Key
Historic Building in Riverfront Crossings District, Key Historic Buildings, together with Contributing
Historic Buildings and buildings of potential historic significance, provide character and ambiance
to the district, and as such are important to identify and take measures to actively protect.
February 28, 2013
Page 2
The Historic Preservation element of the Comprehensive Plan encourages the identification and
preservation of historic resources significant to Iowa City's past. Research conducted on behalf
of the applicant reveals that the building was built 0905, and is significant for its association with
two early 20`" century manufacturing concerns that operated from Iowa City's original railroad and
industrial corridor. The building is also significant as an example of turn -of -the -century factory
design. As noted, the Historic Preservation Commission has determined that it is worthy of
preservation.
In staff's opinion, preservation of 529 S. Gilbert Street would not be in conflict with plans for
redevelopment of this area. There are other existing historic properties that have been preserved
in this neighborhood, including the C.D. Close Mansion at 538 Gilbert Street, located across the
street from 529 S. Gilbert Street.
Staff Recommendation: Staff recommends that REZ13-00008 an application to designate 529
S. Gilbert Street as an Iowa City Historic Landmark be approved.
Attachments:
1. Location Map
2. Iowa Site Inventory Form
Approved by:
Department of Planning and Community Development
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Architect
John F. Shaw
AIA, LEER AP, INC
Suite 305
221-r East
February 15, 2013
Washington St.
Iowa City, IA 52240
john@johnfshaw.com
Ms. Ginalie Swaim
Chair: Iowa City Historic Preservation Commission
City Hall
voice
410 East Washington Street
319,338,4344
Iowa City, Iowa 52240
RE: Hawthorne Glove & Novelty Co. / Schrader Drug Co. Building
529 South Gilbert Street
Iowa City, Iowa
Dear Ms. Swaim,
With this letter I request that the Hawthorne Glove & Novelty Co. / Schrader Drug Co. Building be
accepted and placed in the list of Iowa City Local Historic Landmarks.
It is the intent of the Owner to place this building in the National Register of Historic Plates; the
nomination is currently in process. I have attached a copy of the Iowa Site Inventory Form,
authored by Ms. Marlys Swenson, which was submitted to the State Historic Preservation Office in
conjunction with the Owner's application for Historic Preservation Tax Incentives. I believe this
document adequately supports the significance of the property, and my request the property be
placed In the local list.
Sincerely,
John F. Shaw AIA, LEED AP
Architect John F. Shaw AIA, LEED AP, INC
CC: Bob Miklo
Site Inventory Form State Inventory No. 52- 05128 ® New ❑ Supplemental
State Historical Society of Iowa ❑Part of a district with known boundaries (enter inventory no.)
(November 2005) Relationship: ❑ Contributing ❑ Noncontributing
❑ Contributes to a potential district with yet unknown boundaries
National Register Status:(any that apply) ❑ Listed ❑ De -listed ❑ NHL ❑ DOE
9-Digit SHPO Review & Compliance (R&C) Number
❑ Non -Extant (enter year)
1. Name of Property
historic name Hawthorne Glove & Novelty Co /Shrader Drug Co Building
other names/site number Howell-Shrader Drug Co. Building: Howell-Shrader Co. Building: Whipple House, Inc
Building
2. Location
street & number
city or town low•
Legal Descriptio
J vicinity, county Johnson
No Range No Section Quarter of Quarter
(If Urban) Subdivision Lyon's ls` Addition Block(s) 5 Lot(s) N 35.72' of Lot T& S 12.5' of Lot 7
3. State/Federal Agency Certification [Skip this Section]
4. National Park
5. Classification
(Check only one box)
® building(s)
❑ district
If Non -Eligible Property I If Eligible Property, enter number of.,
❑ site _ buildings 1 _ buildings
❑ structure _ sites _ _ sites
❑ object _ structures _ _ structures
objects _ _ objects
Total 1 Total
Name of related project report or multiple property study (Enter "N/A" if the property is not part of a multiple property examination).
Title Historical Architectural Data Base Number
6. Function or Use
Historic Functions (Enter categories from instructions) Current Functions (Enter categories from instructions)
10A02 Manufacturing Facility/Factory
02E09 Specialty Store/Furniture
99 Other (artist studios)
7. Description
Architectural Classification (Enter categories from instructions) Materials (Enter categories from instructions)
09D01 Flat Roof
foundation 04 Stone
walls (visible material) 03 Brick
roof
15C Rubber
other
Narrative Description (® SEE CONTINUATION SHEETS, WHICH MUST BE COMPLETED)
8. Statement of Significance
Applicadle National Hegister Criteria (Mark "x' representing your opinion of eligibility after applying relevant National Register criteria)
® Yes ❑ No ❑ More Research Recommended A Property is associated with significant events.
❑ Yes ® No ❑ More Research Recommended B Property is associated with the lives of significant persons.
® Yes ❑ No ❑ More Research Recommended C Property has distinctive architectural characteristics.
❑ Yes ® No ❑ More Research Recommended D Property yields significant information in archaeology or history.
County Johnson Address 529 South Gilbert Street Site Number 52-05128
Reference source not found.
City Iowa City District Number
Criteria Considerations
❑ A Owned by a religious institution or used ❑ E A reconstructed building, object, or structure.
for religious purposes.. ❑ F A commemorative property.
❑ B Removed from its original location. ❑ G Less than 50 years of age or achieved significance within the past
❑ C A birthplace or grave. 50 years.
❑ D A cemetery
Areas of Significance (Enter categories from instructions)
17 INDUSTRY
Significant Person
(Complete if National Register Criterion B is marked above)
Significant Dates
Construction date
1905 ®check if circa or estimated date
Other dates, including renovation
Arch itect/Bu ilder
Architect
Builder
Narrative Statement Of Significance (M SEE CONTINUATION SHEETS, WHICH MUST BE COMPLETED)
9. Major Bibliographical References
Bibliography IN See continuation sheet for citations of the books, articles, and other sources used in preparing this form
10. Geographic Data
IfrM References (OPTIONAL)
Zone Easting Northing Zone Easting Northing
1 _ 2 _
3 4
❑ See continuation sheet for additional UTM references or comments
11. Form Prepared By
organization
street & nurr
city or town
date
telephone
state W I zip code
ADDITIONAL DOCUMENTATION (Submit the following Items with the completed form)
FOR ALL PROPERTIES
1. Map: showing the property's location in a town/city or township.
2. Site plan: showing position of buildings and structures on the site in relation to public road(s).
3. Photographs: representative black and white photos. If the photos are taken as part of a survey for which the Society is to be
curator of the negatives or color slides, a photo/catalog sheet needs to be included with the negatives/slides and the following
needs to be provided below on this particular inventory site:
Roll/slide sheet # Frame/slat # Date Taken
Roll/slide sheet # Frame/slot # Date Taken _
Roll/slide sheet # Frame/slot # Date Taken _
❑ See continuation sheet or attached photo & slide catalog sheet for list of photo roll or slide entries.
❑ Photos/illustrations without negatives are also in this site inventory file.
FOR CERTAIN KINDS OF PROPERTIES, INCLUDE THE FOLLOWING AS WELL
1. Farmstead & District: (List of structures and buildings, known or estimated year built, and contributing or noncontributing status)
2. Barn:
a. A sketch of the frame/truss configuration in the form of drawing a typical middle bent of the barn.
b. A photograph of the loft showing the frame configuration along one side.
State Historic Preservation Office (SHPO) Use Only Below This Line
Concur with above survey opinion on National Register eligibility. U Yes U No
❑ This is a locally designated property or part of a locally designated district.
Comments:
More Research Recommended
Evaluated by (name/title): Date:
Iowa Department of Cultural Affairs
State Historical Society of Iowa Site Number 52- 05128
Iowa Site Inventory Form Related District Number
Continuation Sheet
Hawthorne Glove & Novelty Co./Shrader Drug Co. Building Johnson
Name of Property County
529 South Gilbert Street Iowa City
Address City
7. Descriotion
The Hawthorne Glove & Novelty Co./Shrader Drug Co. Building at 529 South Gilbert Street is estimated by
the Johnson County Assessor to have been constructed in 1890. However, a newspaper account from
September 1903 identifies the new building planned for the site at the northwest corner of East Prentiss
Street and South Gilbert Street as the Hawthorne Glove & Novelty Co. Construction was to begin in the
fall of 1903. Two years later, a fire destroyed the building but it was immediately rebuilt. Sanborn maps
further confirm the construction time frame with the 1899 map showing the lot as a vacant parcel and the
1906 map depicting the completed 3-story brick building. Two small brick and concrete block additions
were added to the 1905 main building in ca.1960 and after 1970 respectively. The older addition originally
served as a garage according to the 1970 Sanborn map and was later converted to retail/storage space.
The second addition was developed as the kitchen for a restaurant/bar developed in the 1980s.
The Hawthorne Glove & Novelty Co./Shrader Drug Co. Building is an example of an early 201h century
three-story industrial building form. It has a rectangular footprint for the original block measuring 37 feet
across the front and a depth of 77 feet. The brick building has three levels with 12-inch thick solid brick
walls on the ground, first and second floors, 8-inch thick solid brick wall on the third floor, and a rubble
stone foundation; a brick and stone basement level is exposed on the west fagade. The low end of the
basement level is also exposed along the sloped south fagade as well. The rear facade faces an alley
officially designated "Maiden Lane" that contained railroad siding that paralleled the main line track of the
Burlington, Cedar Rapids and Northern RR (later, Chicago, Rock Island and Pacific RR), which passed
north and south along the right-of-way Maiden Lane - all a half block west of Gilbert Street. The basement
wall is constructed of locally quarried limestone and the upper level walls are constructed of mottled
reddish -brown colored brick laid in a variation of American bond with seven courses of stretchers
separated by header courses. A salt glazed ceramic coping tops the short parapet. Brick decoration is
limited to the corbeled brick rectangular patternwork along the parapet level of the front fagade. The
building originally had painted advertisement company signs along three facades (south, east and west)
with remnants of signs surviving on some wall sections.
The building is divided into four bays across the front and rear facades with the upper levels containing tall
2/2 double -hung wood windows in each bay. The slightly recessed window openings have stone sills and
flat brick arches set over a metal plate. On the first floor, the main entrance is at the north end and is
reached by a flight of poured concrete steps. The intact original entrance door has a tall single -light in the
upper portion and a single horizontal wood panel below. A narrow two -light transom is above the entrance.
The remainder of the first floor has two large 1/1 double -windows, each set beneath molded cast-iron
lintels with stone sills. The south bay contains no opening. On the rear fagade, the four bays of the upper
two levels have a similar spacing of 212 double -hung windows. The main level has original window units
set in the first and third openings with an exterior metal staircase leading to a rear entrance in the fourth or
south bay added in ca. 1985. The second bay originally held a double -width opening containing either a
tall, wide single window with a transom or a pair of narrower double -hung sash. The wide stone sill and
narrow wood lintel remain but the window(s) were replaced with a pair of smaller 1/1 double -hung units
surrounded by brick infill sometime prior to 1966. On the basement walk -out level, a pair of wood doors in
in the north or first bay have been replaced with a single pedestrian slab door surrounded by narrow
tongue -and -groove bead board infill. A limestone lintel for this entrance opening and a section of brick wall
have been replaced with matching stone and brick. Two small openings with stone lintels and sills
Iowa Department of Cultural Affairs
State Historical Society of Iowa Site Number 52- 05128
Iowa Site Inventory Form Related District Number
Continuation Sheet
Hawthorne Glove & Novelty Co./Shrader Drug Co. Building Johnson
Name of Property County
529 South Gilbert Street Iowa City
Address City
centered along the wall above the coursed stone foundation have replacement stone elements. The new
windows are single light sash replacing earlier 2/2 configurations. The new metal stairs contain a single
flight leading to the main level door in the south end of the rear wall.
On the north and south facades, the walls are divided into nine bays. Matching 2/2 double -hung wood
windows are found in bays two through eight for the second and third floors of the north facade and first
through third floors on the south facade. On the south facade, the only exception is for the sixth and
seventh bays on the first floor. The sixth bay has had the 212 window replaced by a pair of small 1/1
double -hung sash and the seventh bay has a small 1/1 double -hung unit replacing an earlier small 212 unit.
Stone sills and flat brick arches above metal plates are retained for all of the openings on the south facade
except the pair of new windows on the first floor in the sixth bay. On the basement level, one door was
originally located in the second bay. Following conversion of the basement level to a restaurant/bar in
1983, a new entrance was added immediately to the east and the original wider opening was infilled with
bead board. The new passage door in the third bay serves as the primary entrance for the basement level
retail space. The metal replacement doors has vertical panels in the lower half and two tall vertical lights in
the upper section. A small modern semi -circular canopy supported by pipes extends over the
entranceway. On the north facade, the center six bays on the second and third floors retain the flat brick
arches, metal plates, stone sills and 2/2 double -hung wood windows. On the first floor, several of the
openings have been partially or completely blocked by the 1-story north addition with the remaining wall
without windows. It should be noted that the original footprint of the building and parcel allowed for the
installation of windows on all four sides by retaining a 12-foot wide protected "window well" strip for the
existing one-story building located to the north. In ca. 1960, a one-story addition was added at grade level
on the east end of the north facade. In 1983 when the restaurant/bar was established, an addition housing
the kitchen was added at the west end of this 12-foot wide strip.
An examination of Sanborn Maps compiled during the building's early use as a factory building identifies
the general construction features of the building and how it was used over time. The first year the new
building was depicted in 1906, the map shows it occupied by the Hawthorne Glove and Novelty Company.
The building was heated by steam, fueled by coal and had electric lights throughout. Iron columns were
identified as vertical supports on the first, second and third floors though later maps show the third floor
contained wood supports. The east quarter of the first floor served as office space opening directly onto
South Gilbert Street and the rear lower level opened onto the siding and main line rail tracks of the railroad;
there was no loading platform access to the siding. A second entrance was located along the south facade
west of the current pedestrian entrance with a small 1-story enclosure in place. This entrance likely
provided access for local transfers. On the interior the map designates the use for each floor beginning
with storage on the first floor, stock and materials on the second and third floors, and cutting rooms on
various levels. No use was designated for the basement level and the east end of the first floor was
reserved for office use.
By 1912, the glove and novelty factory no longer operated from the building having been taken over by the
Shrader Drug Company for the manufacturing of "stock powders," most likely drug powders in concentrated
forms. The Sanborn map published that year shows the basement floor finished in concrete, the presence
of electric motors , a water protection hose system, and the installation on the exterior south facade of a
metal stairs in the vicinity of where a window access fire escape ladder is located in 2012. On the interior,
the basement and first floors were designated for mixing stock powders, the second floor for "business
Iowa Department of Cultural Affairs
State Historical Society of Iowa Site Number 52- 05128
Iowa Site Inventory Form Related District Number
Continuation Sheet
Hawthorne Glove & Novelty Co./Shrader Drug Co. Building Johnson
Name of Property County
529 South Gilbert Street Iowa City
Address City
handling" or packaging, and the third floor for storage with the main level office space still in use in the east
end. The reconfiguration of the factory interior demonstrates the overall flexibility of the open well -lighted
factory spaces. Operable double -hung sash provided the only means of ventilation but the addition of the
window access fire escape on the south facade by 1912 was a nod to modernization. It should be noted
that the disastrous Triangle Shirtwaist Factory fire in New York City took place in 1911 prompting such
changes around the country for multi -story factory buildings.
Subsequent Sanborn maps for 1920, 1926, 1933 and 1948 when Shrader Drug Company or Howell-
Shrader Drug Company remained in operation saw only a few changes made to the building over time. In
1920, the second floor was designated as an assembly area for boxes with the use of "box nailing" shown.
By 1926, a more substantial change noted the addition of wood posts for roof supports on the third floor.
This may have been a correction of the original 1906 depiction of iron columns on all three floors. A freight
elevator (nonextant) was also installed in the southwest corner of the building. The office space was no
longer designated as such. The interior uses remained the same in 1926, 1933 and 1948. By the mid-
1950s the building was being used as general storage and transfer space. In ca. 1959 the building's use
changed to "The Whipple House" furniture store according to city directories. This was noted on the 1970
Sanborn map along with the construction of the east half of the 1-story addition along the north fagade.
This space was identified as a garage bay.
A series of retail and manufacturing operations were housed in the building from ca. 1970 until 1983 when
it saw the establishment of "The Vine Tavern and Eatery" in the basement level. Leased space on the
upper three levels was used subsequently by a motorcycle shop, printing and binding companies, a carpet
shop, a local food cooperative, and an electronics company. These uses continued until ca. 1998 when the
upper three levels were converted to use as individual artist studios. The retail tavern/restaurant space on
the basement level continued. Rentable spaces were established along a double -load central corridor that
extended east -west through each floor with short hallways accessing stairwells in the northeast and
southwest corners. A single shared restroom is used by the tenants on each level. New wood stud walls
for each one -room unit were clad in gypsum board with the interior surfaces of the original brick walls in
each studio painted or repainted. Wood slab doors were installed for each unit and the corridors were
carpeted. The original wood floors were painted within the units with some surfaces finished in tile and
carpet.
In 2012, the building retains all four levels of the original building with a restaurant/bar space on the
basement level containing table and booth seating, a U-shaped counter and back bar, storage rooms, and
restrooms. The main prep kitchen and freezer are in the west half of the north addition and a cooler is in
the east half. It should be noted that when originally constructed in ca. 1960, the east half was used as a
single -bay garage. The overhead door was replaced with a passage door and fixed glass window in ca.
1985. On the upper three levels, art studios outfitted with no build -outs but ample natural lighting are
retained. Access to the upper levels is from enclosed and partially enclosed stairwells in the northeast and
southwest corridors that are reached via exterior concrete and metal staircases.
8. Significance
The Hawthorne Glove & Novelty Co. Building that later housed the Shrader Drug Company /Howell-
Shrader Drug Company, is significant under Criterion A for its association with two early 201" century
Iowa Department of Cultural Affairs
State Historical Society of Iowa Site Number 52- 05128
Iowa Site Inventory Form Related District Number
Continuation Sheet
Hawthorne Glove & Novelty Co./Shrader Drug Co. Building Johnson
Name of Property County
529 South Gilbert Street Iowa City
Address City
manufacturing concerns that operated from Iowa City's original railroad and industrial corridor. This
corridor flourished during the late 191h and early to mid-20 centuries. The first company, the Hawthorne
Glove and Novelty Company was one of several noteworthy firms that manufactured gloves in Iowa City
before World War I. A regional market was served by other local firms such as the E.F. Rate Glove
Company and the Iowa Glove Company from the late 1880s into the 1950s. The multi -floor masonry
building was constructed to house the Hawthorne Glove Company's manufacturing and wholesale
warehouse. It took advantage of its site along the north -south railroad spur along Maiden Lane at the
building's rear for both the off-loading of tanned hides and other supplies associated with glove
manufacturing and for product shipping.
The second longer -lived firm, the Shrader Drug Company/Howell-Shrader Drug Company, began
operations in 1899 at another location in Iowa City in the 400 block of East Washington Street. It moved to
529 South Gilbert Street in ca. 1911 and continued here through 1956. Owned by William E. Shrader
when the company moved, it was one of several local drug and toiletry manufacturing companies that
prospered in Iowa City in the 20th century. The Shrader Drug Company was a manufacturer of stock
powders - drug powders in concentrated forms — and stock remedies that gradually focused on veterinary
use and feed compounds. The company traced its roots in the retail drug store of the same name founded
in 1880 in downtown Iowa City. Production of over-the-counter remedy powders was carried out in a back
room of the store. As this aspect of the business grew, manufacturing relocated first from the northeast
corner of South Clinton and East College streets later to a building in the 400 block of East Washington
Street opposite the present Iowa City Civic Center. Finally in 1911, the expanding business moved to the
former glove factory along the Maiden Lane -South Gilbert Street railroad and industrial corridor.
The turn -of -the -century factory design of the building also derives significance under Criterion C. Its setting
adjacent to both a railroad line and spur and intersecting streets provided for good receiving and delivery
points. Though the railroad line has been abandoned the wide Maiden Lane alleyway continues. The
building's multi -level configuration was typical of the period providing for isolation of manufacturing
activities and warehousing by floor levels and an economic use of the building site. The inclusion of a
generous number of large, operable double -hung windows on four sides, all available for providing passive
ventilation and good lighting looked back to 191h century building practices while the installation of electricity
and central heating were part of modern factory construction. By 1912, the development of a second exit
for upper levels was handled by the installation of a fire escape at the corner diagonally opposite from the
main entrance stairs, likely demonstrating the factory's response to the Triangle Shirtwast Factory Fire in
1911.
Together these two successive manufacturing concerns — a glove factory and stock drug company - were
representative examples of the medium -scale factories to locate in Iowa City's Maiden Lane -Gilbert Street
industrial corridor during this time period. The Shrader Drug Co./Howell-Shrader Drug Co. saw greater
success, but both derive significance from their moderate size of operation typical of Iowa City factories,
their proximity to the well -established railroad and industrial corridor, and the multi -story factory form
occupied for more than a century. Together, these aspects of the building's history makes it eligible for the
National Register under Criteria A and C.
Historical Background of Hawthorne Glove and Novelty Company and Shrader Drug Company:
Hawthorne Glove and Novelty Company was formed in Iowa City shortly after the turn of the 20th century
as a stock corporation headed by D.F. Sawyer. Sawyer was a civic leader as well as an Iowa City clothing
merchant, president of the Iowa City Light and Power Company, and sponsor of and uniform supplier for
the well -respected Sawyer Hose Company No. 2. Sawyer served as president for the glove and novelty
company, D.A. Reese was vice president, W.H. Bailey (a lawyer) was secretary, and Frank K. Stebbins
Iowa Department of Cultural Affairs
State Historical Society of Iowa Site Number 52- 05128
Iowa Site Inventory Form Related District Number
Continuation Sheet
Hawthorne Glove & Novelty Co./Shrader Drug Co. Building Johnson
Name of Property County
529 South Gilbert Street Iowa City
Address City
was manager. In September 1904 the local newspaper announced plans for the construction of a new
building on South Gilbert Street. At the time, Stebbins was concluding a seven year term (1897-1904) as
Iowa City mayor. Prior to becoming manager for the glove and novelty company, Stebbins had operated a
meat market on South Dubuque Street beginning in the 1870s and continuing through ca.1894 when the
shop was known as "Franklin Market." The business likely brought him into contact with Sawyer as a
fellow downtown merchant and Stebbin's term as mayor likely connected him to the other incorporators of
Hawthorne Glove and Novelty Company.
The new factory building was to be located near the south end of a three to four block -long industrial
corridor that extended south along Gilbert Street from South Market Square (just north of Burlington Street
between Gilbert and Van Buren streets) at the south edge of the central business district to the main line
tracks of the Chicago, Rock Island and Pacific Railroad (Rock Island RR). The corridor varied from 1 to 1'/2
blocks in width and was defined by the generally north -south course of Ralston Creek that it followed and
the paralleling route of the Burlington, Cedar Rapids and Northern Railroad (B,CR & N RR) line. At the
north end, South Market Square was the site of the B,CR, & N RR passenger depot and freight house
(both nonextant) and at the south end it crossed the main line tracks of the Rock Island RR between the
Rock Island Passenger Station and the west end of the four -block long railroad grounds.
The Maiden Lane -Gilbert Street industrial corridor hosted a number of manufacturing, milling, warehouse,
and commercial concerns from the 1870s through the 1940s. Most of these concerns took advantage of
the proximity of this corridor to the B, CR, & N RR route and its connection to the main line of the Rock
Island RR via a series of Y-tracks and spur lines that formed a giant X in the center of Iowa City. Beginning
at the north end of the corridor just south of Burlington Street and extending south, the decade of the1890s
saw industrial concerns include Hawkeye/Dalschind & Schmidt Foundry; the Iowa City Gas & Light
Company; Sheets and Freyder Planning Mill; blacksmith, carpenter and machine shops; a cooper shop and
barrel warehouse; the Iowa City Mills flour mill; E.J. Regan Wire Fence Company; and the most substantial
factory site along the corridor located north of the vacant lot eventually occupied by the glove factory — the
Close Linseed Oil Works. Residences were scattered east of Gilbert Street with the Close House (NRHP-
listed) at 539 S. Gilbert Street.
In June 1905, local and regional newspapers wrote about a major fire experienced by the Hawthorne Glove
and Novelty Company costing the firm $60,000 in losses for the building and completed stock on site. The
account on June 22, 1905 in the Oskaloosa Herald indicated that the company planned to rebuild and that
sufficient insurance was available to cover the loss. By 1906 when the new glove factory building was
completed, Sanborn Maps show the industrial corridor contained most of the same concerns as earlier
decades but with changes in ownership for the flour mill and a major change in use for the linseed oil
works, which was converted to several van and storage warehouses and a factory. The new glove factory
prominently occupied a new section of Prentiss Street extending west of South Gilbert Street. The B,CR &
N RR Passenger Depot and Freight House along with the three -bay round house continued in place north
of the new factory as did the palatial residence of the Close family on the opposite side of Gilbert Street.
Modest -scale residences occupied scattered sites south of the glove factory with a new tin shop
immediately south of the Prentiss and Gilbert intersection.
During the decade leading up to World War I, the new building occupant — Shrader Drug Company — was
one of three pharmaceutical and drug related factories located along the South Gilbert Street corridor. At
the far north end, the Boerner-Fry Company (322 E. Washington Street, NRHP-listed) manufactured
perfumes and extracts, which were regionally distributed. Immediately north of Shrader, the Central
Manufacturing Company, manufacturers of perfumes and toiletries, occupied a multi -story building on the
former linseed oil works site. Shrader Drug Company originally established in 1899, joined their
competitors by 1911 along Gilbert Street converting the former glove factory to a facility for manufacturing,
Iowa Department of Cultural Affairs
State Historical Society of Iowa Site Number 52- 05128
Iowa Site Inventory Form Related District Number
Continuation Sheet
Hawthorne Glove & Novelty Co./Shrader Drug Co. Building Johnson
Name of Property County
529 South Gilbert Street Iowa City
Address City
packaging and distributing drug powders and veterinary remedies for direct sale throughout the state. The
company added the manufacture of mineral stock feeds under the brand name "San -Tone" as additives for
farm livestock, especially poultry, hogs and sheep. W.E. Shrader and A.C. Howell were the joint owners at
the time.
By 1923, Andrew C. Howell was president of the company and Lloyd A. Howell had purchased Shrader's
shares and was serving as secretary. In 1929 the Howells had paid off their mortgage and business
acquisition costs to Shrader. The following year March 17, 1930, the name of the firm was formerly
changed to "Howell-Shrader Drug Company." During the 1920s and 1930s, major manufacturing concerns
in the Gilbert St. -Maiden Lane corridor remained the same as previous decades with only a few changes in
ownership and operators recorded. The planning mill, flour mill, foundry, wholesale grocery warehouse,
drug companies, and sheet metal works remained while the storage and transfer business in the former
linseed oil works building was expanded and reconfigured. The Howell-Shrader Drug Company continued
to see its drummers selling product along the extensive system of rail lines extending outside of Iowa City
and into surrounding states.
In 1945, the drug company saw another name change when on February 7, 1945 it became the "Howell-
Shrader Company." The 1948 Sanborn Map continues to show the company producing stock remedies
from its South Gilbert Street factory and warehouse. Another product line added was farm fertilizer.
Advertisements and at least one law -suit suggest the company was concentrating on stock powders for
mixing with feeds during the 1930s — 1950s. In 1956, Henrietta Howell, Lloyd Howell's widow for nearly a
decade, closed the Howell-Shrader Company and sold the building to neighboring business owner Charles
Whipple who operated Thompson Transfer and Storage Company warehouse. Three years later in 1959,
the former glove factory and drug company building became "Whipple House Furniture Store" run by
Charles Whipple and his wife Claire.
The Whipple House remained in operation for nearly two decades until 1975 when the building was sold to
James E. Truitt for $75,000. Truitt initially operated The Cycle Barn for motorcycle sales, and the retail
sale of motorcycle apparel and service. A portion of an upper floor was occupied by the New Pioneer
Coop, a wholesale and retail food company. During the balance of the 1970s and early 1980s, tenants in
the building changed including the Iowa City Women's Press on the first and second floors, several book
binders in smaller locations, and Titronics Company, an electronics firm, on the upper level. These uses
continued when Truitt sold the building to Edwin and Helen O'Brien in 1882. After a period when the
building stood vacant in the mid- 1980s, "The Vine Tavern" was established in the basement level. Inca.
1998 the building was passed to Joseph M. Kennedy and a short time later to J.M.K. Holdings. The Vine
Tavern remained under Kennedy's ownership but the upper three levels were converted to use as
individual artist studios. This combination of uses remains in place in 2012.
9. Ma or Bibliographic References
Abstract of Title, Lot 8, Block 5, Lyon's First Addition to the Original Town of Iowa City (529 South Gilbert
Street).
Advertising pamplet for Howell-Shrader Drug Co. agent, Fred Knabel, Big Rock Iowa, ca. 1941. Available
online at: http://www.ebay.com/itm/HOWELL-SHRADER-DRUG-CO-Iowa-City-F-Knabel-Agent-
/290695660053; accessed 5114/2012.
Advertisement for Howell-Shrader Drug Company, Iowa City Press -Citizen, July 1, 1939
Iowa Department of Cultural Affairs
State Historical Society of Iowa Site Number 52- 05128
Iowa Site Inventory Form Related District Number
Continuation Sheet
Hawthorne Glove & Novelty Co./Shrader Drug Co. Building Johnson
Name of Property County
529 South Gilbert Street Iowa City
Address City
"Brick or Stone Building Next Hawthorne Company." Iowa State Press, September 5, 1903, p. 4.
"Hawthorne Novelty Co. Day Book," May 1900 —June 1901, State Historical Society of Iowa Collection,
Iowa City, Iowa.
Iowa City city directories, 1899 through 1985.
Mead, Mildred. Photographs taken March 31, 1966, PA 74, State Historical Society of Iowa Collection,
Iowa City, Iowa.
Property Transfer Records, Johnson County Auditor's Office.
Tax Assessor's Records, City of Iowa City Assessor.
Sanborn maps, 1899, 1906, 1912, 1920, 926, 1933, 1933 updated to 1948, and 1933 updated to 1970.
Weber, Irving. "Article 392, 40 Years Key Dates in Iowa City History" (Iowa City Press -Citizen, November
28, 1981); Historical Stories about Iowa City, Volume 5, pp. 35-38; available online at:
http://digital.lib.uiowa.edu/weber/index.php.
Weber, Irving. Historical Stories about Iowa City, Volume 1, pp. 238-240; available online at:
http://digital.lib.uiowa.edu/weber/index.php.
Iowa Department of Cultural Affairs
State Historical Society of Iowa
Iowa Site Inventory Form
Continuation Sheet
Site Number 52- 05128
Related District Number
Hawthorne Glove & Novelty Co./Shrader Drug Co. Building Johnson
Name of Property County
529 South Gilbert Street Iowa City
Address City
Advertisement for Howell-Shrader Drug Company, Iowa City Press -Citizen, July 1, 1939 (reprinted in Irving
Weber's "Article 392, 40 Years Key Dates in Iowa City History," Iowa City Press -Citizen, November 28, 1981).
Where Were You In 1880?
That yw.r W. C Shrwder npr..d hi. pbar.,." at Clint.0 and 1'nikar
S,.ret. W yea r.l and b rmin preparing+rnrk,sales in rbe Noel, nl hie drag
+tan. Then wet. no elertrir IKh,k. l,irphuorm, nulomahllea. paved
h igbw aye, rroare aeparator., tree tar.. rural m.fl r..I ., and redina in
thwrt gays.
Where Were You In 1899?
Tbe, ye or W'. F. nhr.drt and' \. a Ilawrll [armed ahr prexnt I.ropuoy W
ma.nI.r to r, iiw..turk mineral'red. am nhhrl n+r Nl in, mrddlrwnml
Do You Remember?
16" W F';. Shrader ph .... ry r.t hli.hed.
ISM Fhr"l:menb.,k .op.iga
1uS 9,rat rier,rir'tree, rwilway. Daltimum. Maryl..&
lug dohol.wn l'Imd
IA99 IN.wn,.ua pool' r...ed Nv avku)tur.1 depn.elon.
I493 W'.rld'. Fair F'Wamman£spn.imlae. Chlr.gn.
19113 F'lr't paving Lto In Iowa i'dy
l.95 Ik prelato.. WlDi.wmdonnln K. Dryan.'Tr.m allvai `is la l-
in The Klatdiii goldrush..
199p V.%. Haillealt 1p Major
ro. k- War Mill Spain!
IMS IlamII.Shwdea Drug Company. minerul Iced., eeubilabed.
litil Ph191ppane Amerk.a W'ar.
IMP Pro.
danl N'IAiom McKinley.ata..lnoteA..
I902 Vlraeu.v. Allwitkewdb.olmd
ISO F9eaeswrr.dglm then" al nrpm.rlh,hl. N'elKhthruth.rs.
IMS Vaal sun roNdr porchan.d I. Joha.an Caaoly.
180/ F'inlf.eight abipeten/. Iowa Cl,y-Crd.r R.pid+in1eru1bn..
1Md lie. Lanka World', Fair,
IMS San9r.nelaaearfbgoeho.pdrk..
IMS Walt Serwi."dleni po.k."
1910 Fkge secret lur oprnled in law. City.
1910 Fk,a drpAae Dightin law.. oe Jobpaon County F.ir CPrnund.-
19H. F=1,1 We soon" In k:arnpr.
1911 Ywhant. Caeal rnlwpbud by ihaUaed Sule..
1915
91prrahinllea re" Mrakn.Rb Caii d Sl.taatrnupa.
1r I&lead Suu.e.trmd World War.
ills World Wer Arminekem Kaed Nwvrmh.e DFh.
I919 F'irale.dlapl1hl.m6ro.d*CitY-+.'r W5I71. Si.1e UnlverNly.
1921 Flat oil oralPepreswh Iowa Cily.
1921. earkN.i,b deprr a.,, land valuenight ,.dIF.. t
19" 1*prerrghm+.kr.rant"'soda"amlei ware+. arketk.
19K tlkpre+..ian hrgin, wfl.h bad b...L do allock matkrl.
1993 The';\•ew lkal"heglna Menh dlh.
1933 d World'+P.nr. Century of I Mahan. Cbk.gn.
19y9 Sr. York World'. Fair -Sm. Yra.. ho E.puall inn
19:19 low. 1' bt 1'n milli, n 4w11.r high +rL,rel r....Irue,rd.
Through Al I These Years —
l h. Ylurell l,vu.i'urstmny nl Fnw. City h.. mue uferLured drpro
dome "ads. be' kept step with the time0 in the Improerd manurbrhln of
rnns�tml I,& 1.. li.ed,wkmer ing the Lamer- al Iowa sad .mn.unding
.I a.e.
HOWELL-SHRADER DRUG COO
t Gv Ilrh.bl,. IAn. Sinrr'911.'
Iowa Department of Cultural Affairs
State Historical Society of Iowa
Iowa Site Inventory Form
Continuation Sheet
Site Number 52- 05128
Related District Number
Hawthorne Glove & Novelty Co./Shrader Drug Co. Building Johnson
Name of Property County
529 South Gilbert Street Iowa City
Address City
Advertising pamplet for Howell-Shrader Drug Co., Agent, Fred Knabel, Big Rock Iowa, ca. 1941. Available
online at: httr)://www.ebay.com/itm/HOWELL-SHRADER-DRUG-CO-Iowa-Citv-F-Knabel-Agent-
HOWELL-
SHRADE
DRUG C .
111" "DWA CITY. IOWA 1741
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Iowa Department of Cultural Affairs
State Historical Society of Iowa Site Number 52- 05128
Iowa Site Inventory Form Related District Number
Continuation Sheet
Hawthorne Glove & Novelty Co./Shrader Drug Co. Building Johnson
Name of Property County
529 South Gilbert Street Iowa City
Address City
Historic Photos: The Whipple
House Furniture Store Building,
529 So. Gilbert St., March 31,
1966, front -looking northwest
and rear -looking northeast
(Mildred Mead, photographer,
PA 74, Mildred Mead
Photograph Collection, State
Historical Society of Iowa
Library, Iowa City, IA)
Iowa Department of Cultural Affairs
State Historical Society of Iowa
Iowa Site Inventory Form
Continuation Sheet
Site Number 52- 05128
Related District Number
Hawthorne Glove & Novelty Co./Shrader Drug Co. Building Johnson
Name of Property County
529 South Gilbert Street Iowa City
Address City
Sanborn Map: Iowa City, 1899
f
Vacant - future
factory site, Lot 8
and part of Lot 7
Close
House.
National
Register
listed
Iowa Department of Cultural Affairs
State Historical Society of Iowa
Iowa Site Inventory Form
Continuation Sheet
Site Number 52- 05128
Related District Number
Hawthorne Glove & Novelty Co./Shrader Drug Co. Building Johnson
Name of Property County
529 South Gilbert Street Iowa City
Address City
Sanborn Map: Iowa City, 1906
C
Iowa Department of Cultural Affairs
State Historical Society of Iowa Site Number 52- 05128
Iowa Site Inventory Form Related District Number
Continuation Sheet
Hawthorne Glove & Novelty Co./Shrader Drug Co. Building Johnson
Name of Property County
529 South Gilbert Street Iowa City
Address City
Sanborn Map: Iowa City, 1912
r
Iowa Department of Cultural Affairs
State Historical Society of Iowa Site Number 52- 05128
Iowa Site Inventory Form Related District Number
Continuation Sheet
Hawthorne Glove & Novelty Co./Shrader Drug Co. Building Johnson
Name of Property County
529 South Gilbert Street Iowa City
Address City
Sanborn Map: Iowa City, 1920
f
Iowa Department of Cultural Affairs
State Historical Society of Iowa Site Number 52- 05128
Iowa Site Inventory Form Related District Number
Continuation Sheet
Hawthorne Glove & Novelty Co./Shrader Drug Co. Building Johnson
Name of Property County
529 South Gilbert Street Iowa City
Address City
Sanborn Map: Iowa City, 1926
11
Iowa Department of Cultural Affairs
State Historical Society of Iowa Site Number 52- 05128
Iowa Site Inventory Form Related District Number
Continuation Sheet
Hawthorne Glove & Novelty Co./Shrader Drug Co. Building Johnson
Name of Property County
529 South Gilbert Street Iowa City
Address City
Sanborn Map: Iowa City, 1933
t
Iowa Department of Cultural Affairs
State Historical Society of Iowa Site Number 52- 05128
Iowa Site Inventory Form Related District Number
Continuation Sheet
Hawthorne Glove & Novelty Co./Shrader Drug Co. Building Johnson
Name of Property County
529 South Gilbert Street Iowa City
Address City
Sanborn Map: Iowa City, 1933 updated to 1948
f
Iowa Department of Cultural Affairs
State Historical Society of Iowa
Iowa Site Inventory Form
Continuation Sheet
Site Number 52- 05128
Related District Number
Hawthorne Glove & Novelty
Co./Shrader Drug
Co. Building
Johnson
Name of Property
County
529 South Gilbert Street
Iowa City
Address
City
Sanborn Map:
Iowa City, 1933
updated to 1970
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Iowa Department of Cultural Affairs
State Historical Society of Iowa
Iowa Site Inventory Form
Continuation Sheet
Site Number 52- 05128
Related District Number
Hawthorne Glove & Novelty Co./Shrader Drug Co. Building Johnson
Name of Property County
529 South Gilbert Street Iowa City
Address City
Historic Photos: The Whipple
House Furniture Store Building,
529 So. Gilbert St., March 31,
1966, front -looking northwest and
rear -looking northeast (Mildred
Mead, photographer, PA 74,
Mildred Mead Photograph
Collection, State Historical Society
of Iowa Library, Iowa City, IA)
Iowa Department of Cultural Affairs
State Historical Society of Iowa Site Number 52- 05128
Iowa Site Inventory Form Related District Number
Continuation Sheet
Hawthorne Glove & Novelty Co./Shrader Drug Co. Building Johnson
Name of Property County
529 South Gilbert Street Iowa City
Address City
Elevations: East Elevation (top) and South Elevation (bottom), John F. Shaw, architect, June 2012.
n€xlstln E€ast €I eyation
@Existing South Elevation
M 5'
Iowa Department of Cultural Affairs
State Historical Society of Iowa Site Number 52- 05128
Iowa Site Inventory Form Related District Number
Continuation Sheet
Hawthorne Glove & Novelty Co./Shrader Drug Co. Building Johnson
Name of Property County
529 South Gilbert Street Iowa City
Address City
Elevations: West Elevation (top) and North Elevation (bottom), John F. Shaw, architect, June 2012.
,r1E sting'1NastElevation
Y
fl€xisling Nar[h €levation
Iowa Department of Cultural Affairs
State Historical Society of Iowa
Iowa Site Inventory Form
Continuation Sheet
Site Number 52- 05128
Related District Number
Hawthorne Glove & Novelty Co./Shrader Drug Co. Building Johnson
Name of Property County
529 South Gilbert Street Iowa City
Address City
Existing Lower Level Floor Plan, John F. Shaw, architect, June 2012. f
Ezl stln Dower Floor Plan -
Iowa Department of Cultural Affairs
State Historical Society of Iowa
Iowa Site Inventory Form
Continuation Sheet
Site Number 52- 05128
Related District Number
Hawthorne Glove & Novelty Co./Shrader Drug Co. Building Johnson
Name of Property County
529 South Gilbert Street Iowa City
Address City
Existing First Floor Plan, John F. Shaw, architect, June 2012.
@Pxis�ting First Flcar Plan
Iowa Department of Cultural Affairs
State Historical Society of Iowa
Iowa Site Inventory Form
Continuation Sheet
Site Number 52- 05128
Related District Number
Hawthorne Glove & Novelty Co./Shrader Drug Co. Building Johnson
Name of Property County
529 South Gilbert Street Iowa City
Address City
Existing Second Floor Plan, John F. Shaw, architect, June 2012.
Existing Second Floor Plan
I
Iowa Department of Cultural Affairs
State Historical Society of Iowa
Iowa Site Inventory Form
Continuation Sheet
Site Number 52- 05128
Related District Number
Hawthorne Glove & Novelty Co./Shrader Drug Co. Building Johnson
Name of Property County
529 South Gilbert Street Iowa City
Address City
Existing Third Floor Plan, John F. Shaw, architect, June 2012.
@Existing Third Floor Plan
j ® >an
I
Iowa Department of Cultural Affairs
State Historical Society of Iowa Site Number 52- 05128
Iowa Site Inventory Form Related District Number
Continuation Sheet
Hawthorne Glove & Novelty Co./Shrader Drug Co. Building Johnson
Name of Property County
529 South Gilbert Street Iowa City
Address City
Site Plan: map source - Iowa City Assessor's web site available at:
http://iowacity.iowaassessors.com/parcel.php?gid=109931; accessed 6/10/2012.
I!1
Iowa Department of Cultural Affairs
State Historical Society of Iowa Site Number 52- 05128
Iowa Site Inventory Form Related District Number
Continuation Sheet
Hawthorne Glove & Novelty Co./Shrader Drug Co. Building Johnson
Name of Property County
529 South Gilbert Street Iowa City
Address City
Photos: front (top) and south (bottom) fagades, looking west and north (John Shaw, photographer, 3-2012)
Iowa Department of Cultural Affairs
State Historical Society of Iowa Site Number 52- 05128
Iowa Site Inventory Form Related District Number
Continuation Sheet
Hawthorne Glove & Novelty Co./Shrader Drug Co. Building Johnson
Name of Property County
529 South Gilbert Street Iowa City
Address City
Photos: clockwise - west and south facades, looking northeast; fire escape and window details on south
fagade, looking north; west or rear facade, looking east (John Shaw, photographer, 5-14-2012)
Iowa Department of Cultural Affairs
State Historical Society of Iowa
Iowa Site Inventory Form
Continuation Sheet
Site Number 52- 05128
Related District Number
Hawthorne Glove & Novelty Co./Shrader Drug Co. Building Johnson
Name of Property County
529 South Gilbert Street Iowa City
Address City
Photos: clockwise - front facade details: entrance steps, railing & door, look
west; and window detail, looking west (John Shaw, photographer, 5-14-201
J
west; entrance door, looking
Iowa Department of Cultural Affairs
State Historical Society of Iowa Site Number 52- 05128
Iowa Site Inventory Form Related District Number
Continuation Sheet
Hawthorne Glove & Novelty Co./Shrader Drug Co. Building Johnson
Name of Property County
529 South Gilbert Street Iowa City
Address City
Photos: front fagade of north garage addition (top), looking west; north garage addition (bottom), looking southwest
(John Shaw, photographer, 3-2012)
Iowa Department of Cultural Affairs
State Historical Society of Iowa Site Number 52- 05128
Iowa Site Inventory Form Related District Number
Continuation Sheet
Hawthorne Glove & Novelty Co./Shrader Drug Co. Building Johnson
Name of Property County
529 South Gilbert Street Iowa City
Address City
Photos: window details along north
fagade, looking south and southwest
(John Shaw, photographer, 6-6-2012)
Iowa Department of Cultural Affairs
State Historical Society of Iowa Site Number 52- 05128
Iowa Site Inventory Form Related District Number
Continuation Sheet
Hawthorne Glove & Novelty Co./Shrader Drug Co. Building Johnson
Name of Property County
529 South Gilbert Street Iowa City
Address City
Photos: rear or west fagade (top), looking east and north addition rear wall detail (bottom), looking east (John Shaw,
photographer, 3-2012)
Iowa Department of Cultural Affairs
State Historical Society of Iowa Site Number 52- 05128
Iowa Site Inventory Form Related District Number
Continuation Sheet
Hawthorne Glove & Novelty Co./Shrader Drug Co. Building Johnson
Name of Property County
529 South Gilbert Street Iowa City
Address City
Photos: window and south entrance door details, south fagade, looking north (John Shaw, photographer, 5-14-2012)
Iowa Department of Cultural Affairs
State Historical Society of Iowa Site Number 52- 05128
Iowa Site Inventory Form Related District Number
Continuation Sheet
Hawthorne Glove & Novelty Co./Shrader Drug Co. Building Johnson
Name of Property County
529 South Gilbert Street Iowa City
Address City
Photographs: Interior seating area of the Vine Tavern, basement level, looking northwest and west (John Shaw,
photographer, 5-14-2012).
Iowa Department of Cultural Affairs
State Historical Society of Iowa Site Number 52- 05128
Iowa Site Inventory Form Related District Number
Continuation Sheet
Hawthorne Glove & Novelty Co./Shrader Drug Co. Building Johnson
Name of Property County
529 South Gilbert Street Iowa City
Address City
Photographs: Interior,
counter looking towards
back bar of the Vine
Tavern, basement level,
looking northwest (John
Shaw, photographer, 6-6-
2012).
wards
)king west
Iowa Department of Cultural Affairs
State Historical Society of Iowa Site Number 52- 05128
Iowa Site Inventory Form Related District Number
Continuation Sheet
Hawthorne Glove & Novelty Co./Shrader Drug Co. Building Johnson
Name of Property County
529 South Gilbert Street Iowa City
Address City
Photographs: First Floor, looking northwest (top),
southeast and restroom door detail (middle), and
northeast (bottom), (John Shaw, photographer,
6-6-2012).
Iowa Department of Cultural Affairs
State Historical Society of Iowa Site Number 52- 05128
Iowa Site Inventory Form Related District Number
Continuation Sheet
Hawthorne Glove & Novelty Co./Shrader Drug Co. Building Johnson
Name of Property County
529 South Gilbert Street Iowa City
Address City
Photographs: northeast
staircase, 15tfloor, looking
east at foot of stairs and look
west towards second floor
(John Shaw, photographer,
5-14-2012)
Hallway leading from
staircase to central east -west
corridor, looking south. (John
Shaw, photographer, 6-6-
2012)
Iowa Department of Cultural Affairs
State Historical Society of Iowa Site Number 52- 05128
Iowa Site Inventory Form Related District Number
Continuation Sheet
Hawthorne Glove & Novelty Co./Shrader Drug Co. Building Johnson
Name of Property County
529 South Gilbert Street Iowa City
Address City
Photographs: Central corridor (looking west) and
representative studio spaces, 1st through 3'd floors, with
wood and tile floors, gypsum board walls, and brick walls
(John Shaw, photographer, 5-14-2012)
To: Planning & Zoning Commission
Item: CZ13-00001, SUB13-00003
The Sandlot
GENERAL INFORMATION:
Applicant:
Phone:
Requested Action:
STAFF REPORT
Prepared by: Charlie Cowell, Intern
Date: March 7, 2013
S & G Materials Company, INC
4059 Izaak Walton Rd SE
PO Box 3142
Iowa City, IA 52444
319-354-1667
County rezoning from A to MIL
Preliminary/Final plat approval
Purpose: Rezoning and 1-lot subdivision to allow for the
permanent operation of a concrete processing plant
without the use of a temporary conditional use
perm it.
Location:
Size:
Existing Land Use and Zoning:
Surrounding Land Use and Zoning:
Comprehensive Plan:
File Date:
45 Day Limitation Period:
BACKGROUND INFORMATION:
South of 4059 Izaak Walton Rd SE
16.68 acres
Sand and Gravel Operation, County-Ag
North: Agricultural, County -A
South: Agricultural, County -A
East: Agricultural, County -A
West: Agricultural, County -A
Fringe Area Policy Agreement, Fringe Area C
February 15, 2013
March 31, 2013
The applicant, S & G Materials, has requested approval of a rezoning from County -Agriculture to
Light Industrial (ML) and final plat approval for property south of Iowa City on Izaak Walton Road
in rural Johnson County. S & G Materials is a sand and gravel mining operation. The applicant
currently operates under a temporary conditional use permit requiring the dust free maintenance
of Izaak Walton Road. In addition, the applicant has provided a restoration plan to mitigate
environmental impacts. The original permit was established in 2000 and reapplied for in 2006 for
operation expansion. An amendment to the permit in 2010 allows for asphalt, rock, and concrete
recycling on a temporary basis.
The rezoning would allow for the permanent use of the property for asphalt, rock and concrete
recycling. The property falls within Fringe Area C of the Fringe Area Policy Agreement, but outside
of Iowa City's Urban Growth Boundary. Zoning regulation is under the authority of the Johnson
County Zoning Ordinance. Subdivision of land requires an application with both the City and the
County. Subdivisions of fewer than three lots continue under regulation by the County.
ANALYSIS:
Current Zoning: The property is currently zoned for Agriculture according to the Johnson County
Zoning Ordinance. Asphalt and concrete recycling plants are allowed on the property as a
temporary conditional use operation. To continue to operate under the current zoning, S & G
Materials would need to re -apply for a conditional temporary use permit each time the permit
expires.
Proposed Zoning: The applicant requests a rezoning to County -Light Industrial (ML). Light
Industrial Districts allow uses such as S & G Materials to continue on a permanent basis.
Specifically the Johnson County Zoning Ordinance states that Light Industrial Districts allow
11 any use except residential and those permitted and conditional uses specifically confined to
the MH Heavy Industrial District...".
Compliance with Comprehensive Plan: The property is not in the City of Iowa City Urban
Growth Boundary and therefore not anticipated for annexation. The property does fall within
Land Area C of the Fringe Area Policy Agreement and therefore must conform to the Johnson
County's Unified Development Ordinance and City Rural Design Standards.
Compatibility with neighborhood: The property is surrounded by agricultural land uses and
located just west of the Iowa River. There is a need for a local supply of asphalt, gravel; and
concrete materials. The location of S & G Materials fills this need while operating under
conditions to control externalities associated with industrial uses. The property falls within
Johnson County's Sensitive Areas Ordinance and within a floodway. As a result, there are limits
on the structures and used permitted on the property. It is unlikely that any industrial uses
beyond the current concrete processing plant will be allowed on the property in the future.
Environmentally Sensitive Areas: The property's location near the Iowa River also creates
concern for pollution and chemical run-off externalities that result from industrial operations.
Conditions on the property already exist that require mitigation measures to restore the natural
wetland after recycling operations quit.
No immediate concerns exist if operations continue in the current state. The property is located
in a floodway and according to the Johnson County Sensitive Areas Ordinance "...uses other
than those permitted by the Iowa DNR shall not be permitted in a floodway...". The issuance of
building permits and types of industrial uses are limited in the floodway, reducing the concern
for rezoning the property to Light Industrial.
Traffic implications: The previous conditional use permit addresses road conditions.
Conditions required S & G Materials to obtain approval for the proposed entrance to the public
roadway and negotiate upgrading the road surface of Izaak Walton Road SE with the County
Engineer. Access to the lot is by an access easement of 2300' from Izaak Walton Road to the
operation. The applicant has requested a waiver of the 1000' road length rule due to the non-
residential nature of the property.
PCUASla1f ReportsVcz13 00003, suCi3 000031he sanolot slefl rapoM1tloc
STAFF RECOMMENDATION:
Staff recommends forwarding a letter to the Johnson County Planning and Zoning Commission,
recommending rezoning to Light Industrial (ML) be approved. Staff also recommends that SUB13-
00003 be approved.
DEFICIENCIES AND DISCREPANCIES:
ATTACHMENTS:
1. Location Map
2. Final Plat
3, Floodplain Map
Approved by: /
Robert Miklo, Senior Plann r,
Department of Planning and Community Development
PCC15tafi Reports1=l3-00003, subl3-00003 the sandlot staff report. one
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To: Planning & Zoning Commission
Item: VAC13-00002 George Street
GENERAL INFORMATION:
STAFF REPORT
Prepared by: Andrew Bassman, Planning Intern
Date: March 7, 2013
Applicant: Christian Retirement Services
1 Oaknoll Court
Iowa City, Iowa 52246
351-1720
pheiden@oaknollll.com
Contact Person:
Requested Action:
Purpose:
Location:
Size:
Existing Land Use and Zoning
Surrounding Land Use and Zoning
Comprehensive Plan:
File Date:
BACKGROUND INFORMATION:
Robert Downer
122 South Linn Street
Iowa City, Iowa 52240
338-9222
bobd@meardonlaw.com
Vacation of air rights
To allow for construction of a skywalk to connect
the existing Oaknoll campus with the new
campus
Public right-of-way above George Street
1,800 square feet
Public right-of-way, OPD-20
North: residential, RS-8
South: residential, RS-5
East: residential, OPD-20
West: residential, OPD-20
Southwest District Plan: medium- to high -density
multi -family
February 11, 2013
The applicant, Oaknoll Retirement Services, has requested vacating 1,800 square feet of air
rights above the George Street public right-of-way. The vacation would allow the applicant
to construct a skywalk connecting the existing Oaknoll retirement campus to a new campus,
which is currently under construction. The vacation would begin at least 20 feet above
ground.
Development Overlay (OPD-20) for the property immediately to the west of the vacation proposal
in June 2012. The new campus mentioned above refers to what was specified in the OPD plan: a
69-unit five -story main building, located between Spring and George Streets, and two duplexes,
located on the first three lots north of Benton Street and on the east side of Streb Street, for a total
of 73 new independent living dwelling units for the elderly.
The OPD plan allowed a waiver on height restrictions in the underlying zone. Building height was
allowed to extend to 52 feet at the southeast section of the building. The building has six floors,
although, due to the east -west slope of the site, only four floors show above ground at all
elevations. An underground parking structure occupies the entire first floor and part of the second
floor. The skywalk would connect at the fifth floor (the third floor above ground) on the southeast
section of the building, at least 20 feet above ground.
The applicant has indicated that they have chosen not to use the "Good Neighbor Policy" and
have not had discussions with neighborhood representatives.
rF10TWIMMI-
The public right -of way is an important resource that provides for the movement of pedestrians
and vehicles, location of public and private utilities, open space, landscaping, light, air and views.
As an important public resource, requests for vacations should be carefully considered according
to the following criteria:
a) Impact on pedestrian and vehicular access and circulation;
b) Impact on emergency and utility vehicle access and circulation;
c) Location of utilities and other easements or restrictions on the property,
d) Impact on access of adjacent private properties;
e) Desirability of right-of-way for access or circulation needs;
f) Any other relevant factors pertaining to the specific requested vacation.
Vehicular and pedestrian circulation and access to private property: Vacation of air rights
would not restrict vehicular or pedestrian circulation. The skywalk would be built at least 20 feet
above ground, which would not impede street -level circulation. The skywalk would improve
pedestrian circulation for workers and elderly residents at Oaknoll, who may encounter safety
risks when crossing George Street and moving between the existing buildings and the new
building. The skywalk would also afford Oaknoll workers and residents shelter from inclement
weather when crossing George Street.
Emergency and utility vehicle access and circulation: The vacation of air rights will not
interfere with access for utility and service vehicles. The skywalk will be built at a height allowing
for clearance of emergency and other vehicles.
Location of utilities: This vacation will not change or impact the location of existing utilities
Impact on access of adjacent private properties: Vacation of air rights would improve the
access of adjacent private properties. As mentioned above, the proposed skywalk would facilitate
safer crossing for Oaknoll workers and residents between existing and new campuses.
Desirability of right-of-way for access or circulation needs: Access to the George Street
public right-of-way is very desirable for Oaknoll residents and workers. Safe crossing from the
existing campus to the new building is beneficial for the health and welfare of Oaknoll residents.
Housing that serves the elderly typically includes special design features to address the unique
needs of this population. The Comprehensive Plan supports providing group living options for
seniors, a population that has increased by 67% in Iowa City from 2000 to 2010, according to the
2010 U.S. Census.
At the same time, light, air and open space are also valuable for neighborhood residents and
pedestrians. Therefore, the vacation request should be considered carefully. The new and
existing campuses already create a corridor effect to some extent, but at such a height, and with
the trees and green space already provided between the buildings, staff believes that the impact
of the proposed skywalk on light, air and open space would be minimal and not be significantly
detrimental to the views of nearby residents and pedestrians. To assure an appropriate design of
the skywalk, staff recommends that the vacation of air rights be approved subject to staff approval
of the design.
STAFF RECOMMENDATION
Staff finds that the proposed vacation meets the criteria for right-of-way vacations. Staff
recommends approval of VAC13-00002, a request to vacate 1800 square feet of air rights above
the George Street public right-of-way subject to staff approval of the design of the skywalk.
ATTACHMENT:
Location Map
Approved by:
Robert Miklo, Senior Planner,
Department of Planning and Community Development
City of Iowa City
MEMORANDUM
Date: March 7, 2013
To: Planning and Zoning Commission
From: Karen Howard, Associate Planner
RE: Ground floor residential use in Historic Landmarks in the CB-5 Zone
Background
In 2001, as a way to encourage adaptive re -use of the Carnegie Library building located
in Downtown Iowa City, the City adopted an amendment to the Zoning Code that would
allow the Board of Adjustment to consider requests for residential uses on or below the
street level floor of a building in the Central Business (CB-10) Zone, provided the
building is a designated Historic Landmark and has certain characteristics that make it
difficult to use the ground -level space as storefront commercial space. This exception to
the requirement for ground -level commercial space is currently only an option in the CB-
10 Zone.
This exception is one tool the City can use to encourage preservation and adaptive re-
use of historic buildings. Since there are historic landmark buildings located in the CB-5
Zone that may have characteristics that make it difficult to use the ground level space for
commercial purposes, staff recommends extending this special exception option to the
Central Business Support (CB-5) Zone.
Recommendation
Staff recommends amending the Zoning Code as indicated on the following page.
Underlined text is new language to be added to the Code.
Approved by:
Robert Miklo, Senior Planner
Department of Planning and Community Development
Amend subparagraph 14-4B-4A-7e., as follows:
e. C13-5 and CB-10 Exception
In the CB-5 and CB-10 Zone, except as prohibited in subsubparagraph (4),
below, the Board of Adjustment may grant a special exception for Multi -Family
Dwellings to be located on or below the street level floor of a building, provided
that the following criteria are met.
(1) The proposed dwellings will be located on a property designated as an
Iowa City Historic Landmark. A rehabilitation plan for the property has
been reviewed and approved by the Iowa City Historic Preservation
Commission. The rehabilitation of the property must be completed
according to this plan before an occupancy permit is granted.
(2) The proposed dwellings will not significantly alter the overall commercial
character of the subject CB-5 or CB-10 Zone.
(3) There are site conditions or building characteristics that make the street
level of the subject building or buildings unsuitable for other uses allowed
in the CB-5 or CB-10 Zone.
(4) If an existing building on a landmark property includes three or more of
the following commercial storefront characteristics, dwellings are prohibited
on or below the street level floor of that building:
(a) The main entrance to the building is at or near grade;
(b) The front facade of the building is located within ten feet of the front
property line;
(c) The front facade of the building contains ground floor storefront or
display windows; and
(d) The street level floor of the building was originally constructed to
accommodate Sales -Oriented and Personal Service -Oriented Retail
Uses and/or has historically been used for these purposes.
City of Iowa City
MEMORANDUM
Date: March 7, 2013
To: Planning and Zoning Commission
From: Karen Howard, Associate Planner
RE: Zoning Code amendments to refine requirements for delineating and preserving
woodland areas
To protect trees during construction, the standard method is to keep construction activity outside
the drip line of the trees being preserved. The drip line is an imaginary line that could be drawn
on the soil around a tree directly under the tips of its outermost branches. The drip line basically
encompasses the entire canopy spread of the tree and the root zone from the trunk outward to
that that imaginary line.
The Sensitive Areas Ordinance (Article 14-51 of the Zoning Code) currently specifies that
woodland areas that are designated for protection must include a buffer area that extends fifty
feet outward from the trunks of the trees to be preserved. This buffer area is intended to protect
the trees within the specified retention area. The committee that drafted the original ordinance
chose the 50-foot buffer requirement as a simpler alternative to requiring a more detailed on -site
survey of the trees and their respective drip lines. Since an undetermined number of trees within
the designated 50-foot buffer would be prone to damage during construction the trees within the
50-foot buffer are not counted toward the woodland retention requirement.
This buffer method of delineating woodland retention areas is simpler and less time-consuming
for a developer that conducting an on -the -ground tree survey. However, it makes it more difficult
to get credit for preserving trees in narrower, linear woodlands because trees within the 50-foot
buffer are not included when calculating the retention area. In such a case, allowing the
developer the option to do a more detailed on -site tree survey that would delineate the drip line
of the trees and establish the construction limit line in a location that will more clearly protect the
trees they have identified for retention, a 50-foot buffer would not be necessary. This alternative
method of delineation and protection may serve to encourage developers to preserve more of
the trees within narrow, linear woodlands. Therefore, staff recommends inserting this alternative
method into the ordinance as in option.
In addition, staff recommends inserting some additional language into the code to provide more
direction and flexibility in determining the best options for planting replacement trees in cases
where meeting the woodland retention requirement is not possible.
Recommendation
Staff recommends amending the Zoning Code as indicated on the following page. New
language is underlined.
Language to be deleted is indicated with strike -through notation.
Approved by:A�'"T�
Robert Miklo, Senior Planner
Department of Planning and Community Development
14-SI-9 Wooded Areas
A. Purpose
The purpose of regulating development in and around wooded areas is to:
Reduce damage to wooded areas, particularly wetlands, steep slopes and stream
corridors;
2. Reduce erosion and siltation;
Minimize destruction of wildlife habitat; and
4. Encourage subdivision and site plan design which incorporate groves and woodlands
as amenities within a development.
B. Environmental Review Required
A Sensitive Areas Development Plan for property containing regulated wooded areas
must include evidence demonstrating that all regulations of this Section will be met.
Such plan must include the following information:
a. All groves of trees and all woodlands, as these terms are defined in this Article,
must be delineated on the plan.
Id. The plan must also delineate all woodlands that are to be protected according to
the Woodland Retention and Replacement Requirements in subsection C, below
and all groves that are to be protected. The delineated woodlands must include
the required buffer area or alternatively must delineate the drip line of trees to
be retained as specified in subsection C, below.
C. The total acreage of woodlands must be listed on the Plan, along with the
percentage of woodlands to be disturbed and the percentage that will be
retained.
d. Woodland and tree protection methods for proposed development activity shall
be shown on any plan or plat required to be submitted prior to commencement
of development activity. Protection methods should comply with generally
accepted tree protection guidelines and be approved by the City.
e. The plan must indicate the location of the planting area for any replacement
trees required under this Section.
C. Woodland Retention and Replacement Requirements
Regulated woodlands must be retained according to the following provisions. The
percentage of the regulated woodland that must be retained is specified in Table 5I-1,
below according to the underlying base zone.
Table 51-1: Woodland Retention Requirements
Base Zone
Retention
Requirement
ID, RR-1
70%
RS-5, RS-8, RS-12, RNS-12
do
20%
RM-12.. RM-20, RM-44, RNS-20
RDP, ORP
20%
C and 1
10%
1. The required woodland area to be retained must include a buffer area that extends
50 feet outward from the trunks of trees to be preserved. This buffer area is intended
to protect the trees within the specified retention area. Since trees within this buffer
area may be prone to damage during construction, they may not be included when
calculating the required retention area.
2. Alternatively, a 50-foot buffer area need not be provided if an on -site tree survey is
completed and the construction limit line is established at least five feet beyond the
drip line of trees to be preserved. The tree survey must identify the species, size and
location of trees at the perimeter of the woodland to be protected. Said on -site tree
survey and a map delineating the drip line of the trees located near the construction
limit line must be submitted to the City for verification by the City Forester or
desiqnee. Additional spacing from the drip -line (beyond the minimum 5 feet) may be
required if needed to protect the health of trees specified for protection, as
determined by the City Forester or designee.
3. All efforts shall be made during construction to protect the woodlands and groves
designated for retention, including placement of durable fencing or other sturdy
barrier along the designated construction limit line.
4. If the City determines that the required woodland area cannot be retained due to site
constraints or infrastructure requirements, replacement trees must be planted. At the
discretion of the City, replacement trees may also be allowed in cases where
woodlands are determined to be of low quality, such that plantinq replacement trees
would improve the health of a wooded area or create a new grove or wooded area of
higher quality. One tree must be planted for every 200 square feet of woodland
removed from the otherwise required retention area. Existing healthy trees (not
located within the woodland) may be counted as replacement trees, at the discretion
of the City based on the health, species, maturity, location, and likelihood of survival
during and after construction. Existing trees approved for preservation will count
toward the required replacement trees at the ratio of substitution stated in Table 5E-
2 within Article 14-5E, Landscaping and Tree Standards.
5. Where it is not feasible to replace trees on -site, replacement trees may be planted to
supplement reforestation of an off -site woodland approved by the City. Any
designated off -site woodland must be either publicly owned property or property
subject to a conservation easement.
6. Replacement trees must be approved by the City, and to the extent possible, should
be of the same or equivalent species as the trees being removed, unless it is
determined that the trees beinq removed are of a species that is considered low
quality. In such a case, alternative tree species will be considered by the City.
7. Replacement trees must meet the specifications set forth in General Tree Planting
Requirements, contained in Article 14-5E, Landscaping and Tree Standards, and must
be secured by a performance guarantee for a period of 12 months.
Design Standards for Wooded Areas
1. Woodlands, groves, and existing trees designated for protection according to the
approved Sensitive Areas Site Development Plan, shall be protected from construction
actives with durable fencing or other sturdy barrier approved by the City. Said
protective fencing shall be placed a minimum of 5 feet beyond the drip -line of the
tree or trees to be preserved. Additional spacing of protective fencing from the drip
line (beyond the minimum 5 feet) may be required if needed to protect the health of
trees specified for protection, as determined by the City Forester or designee. The
drip line is an imaginary circle that could be drawn on the soil around a tree directly
under the tips of its outermost branches The drip line encompasses the ground area
under the entire spread of the tree canopy.
2. Measures must be taken to protect and retain groves of trees as defined in this Title,
to the extent practicable.
3. Trees preserved within groves may be counted as replacement trees, if it is
determined that the required woodland retention ratio on a site cannot be met as
allowed in paragraph CA above. Preserved trees within groves may count toward
replacement trees at the ratio of substitution stated in Table 5E-2 within Article 14-
5E, Landscaping and Tree Standards.
4. When other environmentally regulated sensitive features are present in combination
with a regulated woodland, the regulations related to all the sensitive areas contained
on the property will be considered, with the most stringent regulations applying.
5. To the extent possible, woodlands located on steep or critical slopes or within 100-
year flood plains must be given the highest retention priority when meeting the
Woodland Retention and Replacement Requirements.
6. Street rights -of -way, public utility corridors and building sites should be located so as
to minimize their impact on woodlands and groves.
7. Where possible, woodlands and groves to be protected should be located within
designated public or private open space, either through dedication, a conservation
easement, or control by a homeowners' association.
PLANNING AND ZONING COMMISSION PRELIMINARY
FEBRUARY 21, 2013 — 7:00 PM — FORMAL
EMMA J. HARVAT HALL, CITY HALL
MEMBERS PRESENT: Carolyn Stewart Dyer, Charlie Eastham, Anne Freerks, Phoebe
Martin, Paula Swygard, Tim Weitzel
MEMBERS ABSENT: John Thomas
STAFF PRESENT: Bob Miklo, Karen Howard, Wendy Ford, Sara Greenwood
Hektoen
OTHERS PRESENT: Mike Wright, Nancy Carlson, Jeff Clark, Pam Michaud, Wally
Pelds, Ann Buss, Glenn Siders
RECOMMENDATIONS TO CITY COUNCIL:
The Commission voted 6-0 to recommend approval of an amendment to the
Comprehensive Plan Central District Plan to change the land use designation from Office
Commercial to High Density Multifamily Residential for property located 821 East
Jefferson Street.
The Commission voted 5-1 (Eastham opposed) to recommend approval of REZ12-00030,
an application submitted by Jeff Clark for a rezoning from Commercial Office (CO-1) zone
to High Density Multifamily (RM-44) zone for approximately .465 acres of property located
821 East Jefferson Street with subject to a Conditional Zoning Agreement requiring that
the design of the building and landscaping will generally be consistent with the
submitted drawings, and the building will be limited to a maximum of eighteen one -
bedroom apartments.
The Commission voted 6-0 to recommend approval of the Camp Cardinal Urban Renewal
Plan stating that it conforms to the Iowa City Comprehensive Plan, the general plan for
the city as a whole.
CALL TO ORDER:
The meeting was called to order at 7:00 PM.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
Comprehensive Plan
Public hearing on an amendment to the Comprehensive Plan to adopt an update to Iowa
City's Comprehensive Plan: "Iowa City 2030."
Planning and Zoning Commission
February 21, 2013 - Formal
Page 2 of 14
Eastham said he wanted to talk about an ex parte item. He said he had received an email from
a citizen asking about when she would have a chance to comment further upon the
developments at College and Gilbert Street and also what parts of the Comprehensive Plan he
thought were relevant to this Commission's consideration. He said he could talk to her about
procedural things, and he also suggested that she contact the Planning staff. He told her that
the 2030 Comprehensive Plan update will be on the agenda March 7t" and that update includes
the area she is referring to. He said he indicated he probably shouldn't be discussing parts of
the Comprehensive Plan that are relevant until it comes to public discussion.
Miklo added that the current land use plan in place now shows that area as Public. He said the
land use map that the Commission will be getting from staff next week as part of the
Comprehensive Plan will show that area as Commercial to indicate the direction that City
Council has given in terms of their decision to put it on the market as a commercial property. He
said the land use map, unless the Commission advises otherwise to the Council, will show the
property as Commercial rather than Public. He said staff recommends this item be deferred to
March 7t"
Eastham asked if the update is available now to the public. Miklo said they will put a draft online
next week.
Freerks opened public hearing.
Freerks closed public hearing.
Eastham moved to defer public hearing on an amendment to the Comprehensive Plan to
adopt an update to Iowa City's Comprehensive Plan: "Iowa City 2030."
Swygard seconded.
A vote was taken and the motion carried 6-0.
Comprehensive Plan / Rezoning Items
Public hearing to amend the Comprehensive Plan -Central District Plan to change the
land use designation from Office Commercial to High Density Multifamily Residential for
property located at 821 E. Jefferson Street.
Miklo said this property is currently Office (CO-1) while the properties on three sides are High
Density multifamily and the properties to the north are Neighborhood Stabilization, and the
properties in the surrounding area are Neighborhood Stabilization Medium Density. He said the
reason the office use is shown on the Comprehensive Plan is because that is what's been there
since the 1960s. He said given its position midblock, the fact that the property is in the flood
plain, and it's an older office building that hasn't been kept up to date with modern technology,
staff feels that the Office designation may be obsolete in this location, and it would be
appropriate to change it to another designation. He said given the configuration of the block and
in conjunction with the applicant's zoning request, staff feels it would be appropriate to
designate this for high density multifamily, provided that some of the other concerns in the
Comprehensive Plan or policies in the Central District Plan are addressed like trying to achieve
different balances of housing in the areas in terms of longer term rentals and owner occupied.
Miklo said the applicant has proposed eighteen one -bedroom units, and the reason for the High
Density Multifamily (RM-44) request is because that is one of the few zones where a bonus is
Planning and Zoning Commission
February 21, 2013 - Formal
Page 3 of 14
provided for one -bedrooms. He said the lower density zones that would seem appropriate here
could actually result in more bedrooms. He said a Neighborhood Stabilization (RNS-20) zone
could result in up seven three -bedroom apartments with a total of twenty-one bedrooms, but
would only allow seven one -bedrooms. He said given the applicant's plan and agreement to a
Conditional Zoning Agreement (CZA) that would put some limitations on the design units, staff
believes that the RM-44 zone would address some of the issues raised in the Comprehensive
Plan about trying to encourage longer term apartments and one -bedroom apartment versus
multi -bedroom apartments.
Miklo said the Commission had asked him to address the issue of open space. He said the
Central District Plan recognizes that open space is in shorter supply in this district. He said for
new subdivisions the Open Space Ordinance is in place, requiring consideration of new parks.
He said it will be difficult to achieve new open space in the Central Planning District because it's
a built up neighborhood where there are very few new subdivisions, the cost of land is higher,
and the configuration of some areas doesn't lend itself to a park -like setting. He said this area is
well served by some of the larger, community -wide parks like Hickory Hill Park, City Park, and
the open space along the riverfront, and in the southern part of the Central Planning District the
City is proposing the riverfront park as part of the Riverfront Crossings District. He said the
subject area does have better access than other parts of the city to the larger city-wide parks.
He said the City has invested in the existing open spaces in the area such as North Market
Square Park and College Green Park. He said the question of open space is difficult to address
adequately in a built-up neighborhood such as this.
Miklo said at this point staff is recommending rezoning of the subject property with conditions on
the rezoning that would tie it to the plan showing eighteen one -bedroom units.
Freerks asked if with the RM-44 zoning this property could have forty one -bedroom units. Miklo
said that would be true if you do not put conditions on it. He said that many units would require
structured parking. Freerks asked if that could be done with structured parking. Miklo said it
could, but cost -wise may not be feasible.
Eastham asked if the RNS-20 were to be considered could the number of units and the number
of bedrooms be limited by a CZA. Miklo said it would be if the applicant agreed to those
conditions.
Freerks opened public hearing.
Mike Wright of 225 North Lucas Street acknowledged Jeff Clark's cooperation in working with
them and his transparency. He said their neighborhood currently has about eighty-five to ninety-
five percent rentals, most likely the majority of which are short-term, which flies in the face of the
Central District Plan's discussion of trying to come up with a healthy balance of renters and
owner -occupiers. He said he realizes that the City has no incentives to work with developers to
work within the Comprehensive Plan to achieve that balance. He said the proposed units will
probably mostly be short-term rentals and too high priced to qualify as work force housing He
said unless there could be a CZA to make a portion of this work force housing he doesn't know
realistically what else is going to come along for this property. He said there are flaws in this
project, and he can't quite bring himself to support it.
Nancy Carlson of 1002 E. Jefferson Street said she's saddened watching the Dewey Street
neighborhood at Planning and Zoning meetings, because it reminds her that her neighborhood
was also committed and united when they came before the Commission to get their
neighborhood rezoned. She said they were workforce people who loved the neighborhood. She
Planning and Zoning Commission
February 21, 2013 - Formal
Page 4 of 14
said the Dewey Street neighborhood has both owners and long-term renters. She said because
of the zoning rules and regulations, her neighborhood has consistently been degraded to the
point where the majority of residents are short-term renters. She said if the Commission and the
City are only interested in zoning, it's a simple issue, but if the Commission cares about quality
of life, if they want to support the fact that in the Comprehensive Plan it says that the City of
Iowa City is a community of neighborhoods and they take that term seriously, then the city
needs long-term renters. She said the people who care about and are committed to the
neighborhoods are long-term residents, not short-term renters.
Jeff Clark of 414 E. Market Street said he has tried to present a plan that would accommodate
long-term occupants. He said that one -bedroom occupants are likely to stay longer. He said the
CO-1 would allow up to seven three -bedrooms on it but it would have to have commercial on
the main level, and commercial is not going to be viable at that location. He said there will be
more green space with the plan he is presenting. He said he is asking the Commission to
approve it.
Freerks asked Clark if he has ever thought about work force housing with the City or would think
about doing it in general. Clark said many of the work force housing projects that are coming
through are taking on grants and Tax Increment Financing (TIF) and that's not something that is
available for this project. He said if there was Tax Increment Financing put towards these
projects, there's a good possibility that there would be a likelihood for future projects, but at this
point there's no free money coming at them and there's a cost to build them. Freerks said it's
more of a community commitment because it's public funding, and it's everyone's money that is
being put toward them. She said many of the areas near downtown are at eighty-five to ninety-
five percent rentals, and that really is not an acceptable percentage. She said she completely
understands what the previous speakers are saying about neighborhood and community, and
she's not sure how you take care of that with all the university students. She said this can't be
accomplished without the university stepping up to the plate as well and offering more housing
for the undergraduates.
Martin asked what constitutes work force housing. Miklo said it would be housing that is
affordable to professions such as teachers, firefighters, police officers. Freerks added that it
would be people making sixty to 120 percent of the median income. Miklo said it could be either
rental or owner occupied. Freerks said it's also so people can live close to where they work.
Miklo said the City released a Request For Proposal (RFP) for work force housing in conjunction
with the parking facility that was planned for the St. Patrick's lot. He said they did not get much
response. He said they are also working with some State funding programs to help produce
some new one -bedrooms and efficiencies that would be available for rent at a level that would
affordable in that price range.
Eastham said one of the aspects of work force housing is that it tries to provide housing for a
specific population group that generally does not include short-term renters or households
where the members of those households are full-time students. He said there are a number of
publically funded programs which have that as an explicit part of the qualifications. He said
there's nothing that says that limiting occupancy to people who are not full-time students can be
an entirely separate, stand —alone requirement. Freerks said she's not sure they can do that.
Miklo said if the issue of work force housing is going to be addressed in the zoning ordinance,
which some communities do, it would have to be something like inclusionary zoning, so putting
it on one individual property is not the route to take.
Planning and Zoning Commission
February 21, 2013 - Formal
Page 5 of 14
Eastham said it eventually comes down to putting it on one individual property. Greenwood
Hektoen said the State Code allows them to attach conditions to a rezoning that are to address
specific needs generated by this particular rezoning, and she does not believe they can say that
workforce housing is being generated by this proposed zoning.
Freerks said that to add workforce housing is a process that has to start before this point. She
said if someone wanted to pause and look into it would be something to think about, but that's
not a stipulation the Commission can attach here.
Miklo said he heard some frustration about the fact that the City has a Comprehensive Plan that
identifies some of these concerns and the City doesn't have the tools to address it. He said he
pointed out that the City has done several things over the years to address those concerns in
terms of neighborhood stability. He said they created the Neighborhood Stabilization Residential
(RNS-12) zone. changed the occupancy limits to three unrelated persons, worked with the
University on the UniverCity partnership program, applied conservation districts and historic
districts, and made amendments to the occupancy standards and incentives for one -bedroom
apartments. He said staff sees this application as a response to exactly what the City said it
wanted, including one -bedroom apartments, and more open space.
Eastham asked if he had any information about what the effect of those various measures has
been. Miklo said it's been positive, because prior to the Neighborhood Stabilization zoning in
this neighborhood homes were being taken down or converted to multiple units, and that has
now stopped, the nearby conservation district has resulted in buildings that better fit
architecturally into the neighborhood, and recent Code amendments have addressed the issue
of four and five -bedroom apartments. He said there have been a lot of positive changes but the
question is whether they have gone far enough.
Freerks replied that they probably haven't, with the high percentage of rentals, but she would
hate to think of what it would be like if all that Miklo referred to above hadn't occurred. Miklo said
not every infill development is going to be suitable for single family, and staff feels this is one of
those locations.
Pam Michaud of 109 South Johnson said she is really concerned about affordable housing. She
said she has heard of other landlords requiring two year leases, and she feels this might attract
quieter, more stable residents. She thinks the proposed project is not a bad one.
Freerks closed public hearing.
Swygard moved to recommend approval of an amendment to the Comprehensive Plan
Central District Plan to change the land use designation from Office Commercial to High
Density Multifamily Residential for property located 821 East Jefferson Street.
Dyerseconded.
Freerks said that forty bedrooms based on the proposal the Commission saw last year is not
what they want to see here. She said she also knows that this isn't what most people here want
to see at this location but CO-1 is not viable here, and it needs to change to something. She
said she, too, is conflicted about it in some ways but a label does have to be attached to this
piece of property at this time.
Planning and Zoning Commission
February 21, 2013 - Formal
Page 6 of 14
Martin said the zoning has weighed heavy on her too. She said she asked herself if this is a
zoning that allows a lesser evil. She said she thinks she could be comfortable with rezoning with
conditions.
Eastham said he agrees that continuation of CO-1 for this parcel is not in anyone's interest. He
said he thinks the designation of high density, multifamily residential is at least okay since it
doesn't imply that the eventual rezoning for this parcel is going to be High Density Multifamily
(RM-44).
Swygard said she doesn't have anything to add that would be contrary to what she's heard so
far. She said she agrees that the current zoning doesn't work.
Dyer said given the constraints, history, and the turnover and design for the property, perhaps
the best use for this land is being proposed.
Weitzel said they are seeking a diversity of housing types and options and he thinks all one -
bedroom units is a new niche in this area. He thinks that the Comprehensive Plan supports it,
and if you look at the existing zoning in the area it supports High Density Multifamily (RM-44.)
A vote was taken and the motion carried 6-0
REZ12-00030: Discussion of an application submitted by Jeff Clark for a rezoning from
Commercial Office (CO-1) zone to High Density Multifamily (RM-44) zone for
approximately .465 acres of property located on 821 E. Jefferson Street.
Miklo reminded the Commission that he had delivered the staff report on this application at last
week's meeting. He said the issues are basically the same as the Comprehensive Plan issues.
He said staff recommends approval of the rezoning subject to a Conditional Zoning Agreement
(CZA) that would ensure that the design of the building and landscaping will generally be
consistent with the submitted drawings, and the building will be limited to a maximum of
eighteen one -bedroom apartments.
Swygard asked if the air conditioners on the balconies will be seen. Miklo said they are
somewhat screened. He said he believes these will require minor modification, which is
approval that goes through the Building Department.
Martin asked if RM-44 is the zoning, even with conditions, and the building is destroyed by an
act of nature, could someone come in and build 40 units. Miklo said the CZA supplements the
underlying zoning and runs with the property. He said to change the agreement would be the
same act as rezoning, which would require coming back before the Commission and getting
approval by City Council.
Eastham asked if the CZA specifically has to refer to the number of units in the building. Miklo
replied that it would be a maximum of eighteen one -bedroom apartments.
Freerks opened public hearing.
Freerks closed public hearing.
Freerks read from a letter by absent Commissioner John Thomas that talked about the goals of
the Central District Plan and the importance of open space in stabilizing the neighborhoods and
Planning and Zoning Commission
February 21, 2013 - Formal
Page 7 of 14
attracting longer term residents. He provided statistics showing that 94 percent of the College
Green neighborhood is rental and eighty percent of the resident population is between the ages
of eighteen and twenty-four and asked when do we decide that a neighborhood cannot afford
more short-term residents, unless new housing for long-term residents is provided in equal or
greater numbers elsewhere in the neighborhood. He cited the UniverClty Program and said it
doesn't do enough to address the imbalances in the near east side campus area and doesn't
address the shortage of long-term rentals. Thomas said that absent a larger neighborhood
stabilization strategy aimed at addressing the housing imbalance, workforce housing at 821
East Jefferson would at least be a start in that direction and would also provide long-term rental
opportunities.
Dyer moved to recommend approval of REZ12-00030, an application for rezoning from
Commercial Office (CO-1) zone to High Density Multifamily (RM-44) zone for
approximately .465 acres of property located 821 East Jefferson Street subject to a
Conditional Zoning Agreement requiring that the design of the building and landscaping
will generally be consistent with the submitted drawings, and the building will be limited
to a maximum of eighteen one -bedroom apartments.
Weitzel seconded.
Swygard said she believed that the applicant has worked with the neighborhood, which is much
appreciated, learned a lot about the area in doing that, and made a good attempt at working
with the City regarding the incentives for the one -bedroom apartments. She said she thinks this
area, between two apartment complexes, is not suitable for single family homes, so an
apartment complex is most appropriate here. She said she appreciates the emphasis on work
force housing, although she's not sure how that can be achieved at this stage with this property.
She said she will be supporting this rezoning.
Dyer said she had nothing to add.
Martin said her comments are the same as from the Comprehensive Plan discussion.
Eastham said it's clear that the Commission and the neighborhood would prefer to have a
development that encourages longer term residents. He said he has nothing against students
wanting to live in apartments, and in the Riverfront Crossings Plan they made considerable
efforts to ensure that there is adequate rental housing for students. He said the increase in the
number of younger residents in this area in the last decade bothers him, because he knows they
have done a number of things, which Miklo summarized earlier in the meeting, to improve the
opportunities for longer -term residents to choose to live in these neighborhoods. He said it's
quite possible that those efforts aren't working very well. He said he does appreciate the
applicant's interest in having one -bedroom units, which some longer -term residents may be
interested in, but he's not sure that's going to pan out. He said personally he thinks that some
two -bedroom units might be more attractive to younger professionals in this area. He said he
thinks that one of the best uses for this property would be as a neighborhood park. He added
that he's been in many communities that spend a lot of money on community parks.
Freerks said in order for other communities to do that the community has to have an investment
and an ability to want pay to purchase that property. She said there are other ways to introduce
green space and amenities that bring people into a community and make them want to be your
neighbors long-term. She said one way is roof -top gardens, which surprisingly hasn't been
Planning and Zoning Commission
February 21, 2013 - Formal
Page 8 of 14
achieved yet here, and other things that use space in a way that is creative but allows for the
parking. She said there has to be a bigger commitment to green space on a smaller scale in
neighborhoods, and that's a conversation that needs to be had with City Council so they know
that this void and deficit exists. Freerks said it's a void that has been documented in these
neighborhoods, and squeezing more large buildings like the one to the west of the subject
property that completely obliterate the lot doesn't do anything to add to the neighborly
functionality of the area. She said lot size and square footage are things that the Commission
should readdress and are things they have talked about before that haven't been achieved
when they have done changes on the Code, and maybe they need to go a little bit further or
figure out other ways to make these neighborhoods livable.
Eastham agrees that having green space in these neighborhoods would make them more
attractive to longer term residents. He said he's not sure about buying into this proposal right
now. He said he thinks there are better proposals they can come up with for this parcel. He said
paying attention to what happens to infill parcels makes a huge difference in how these
neighborhoods continue over time. Freerks said it's a tough lot, dealing with the evils and
mistakes that occurred around it. She said she always has to think about what can be achieved
in an area in a timely manner before something else might happen. She said the one -bedroom
units don't do anything for long-term rentals necessarily, but it's something the Commission has
asked for and it's something to try on this parcel. She said she thinks they have a ways to go in
how they deal with infill and redevelopment and how they create work force housing and how
they create long-term residents in the near neighborhoods, and she thinks that is something
concerned people need to bring up with City Council members.
Dyer said one possibility would be not to tie the leases for properties to the academic calendar,
which would make it harder for students to rent.
Weitzel said so much of what is being discussed is not something they deal with on this
Commission. Freerks said she thinks density is where it's at. Weitzel said the CZA in this case
is keeping density below what it would be otherwise.
A vote was taken and the motion carried 5-1, with Eastham opposed.
Freerks said she appreciated Clark working with the neighbors, and she thinks that needs to be
done more often, which might result in a better outcome before it gets to the Commission.
Setting a public hearing for March 7, 2013 to amend the Comprehensive Plan -Central
District Plan to change the land use designation from Multifamily to General Commercial
located at the southeast corner of the intersection of Highway 6 and Broadway Street.
Miklo said this accompanies REZ13-00005 because it's currently designated for high density
multifamily. He said if the rezoning is to be approved the Commission will have to amend the
Comprehensive Plan.
Swygard moved to set a public hearing for March 7 to amend the Comprehensive Plan -
Central District Plan to change the land use designation from Multifamily to General
Commercial located at the southeast corner of the intersection of Highway 6 and
Broadway Street.
Eastham seconded
Planning and Zoning Commission
February 21, 2013 - Formal
Page 9 of 14
A vote was taken and the motion and the motion carried 6-0/
REZ13-00005: Discussion of an application submitted by Casey's General Stores, Inc. for
a rezoning from Commercial Office (CO-1) zone to Community Commercial (CC-2) zone
for approximately 2.31-acres of property located at the southeast corner of the
intersection of Broadway Street and Highway 6.
Miklo showed numerous photographs of the property and the area. He explained the various
zoning in the area. He said the proposal before the Commission is to change this parcel and the
one adjacent to it to Community Commercial (CC-2). He cautioned the Commission to consider
the zone and not necessarily the specific applicant. He said any change to the Comprehensive
Plan or zoning for this property should take into account the sensitivity of this area at such a
location as it is transitions to residential. He said staff believes the conditions that were imposed
on the previous zoning should also be conditions of this rezoning, and those should address
creating an adequate buffer, landscaping, and controlling lighting to minimize any negative
effects commercial development on this site would have on its neighboring residential uses. He
said staff recommends deferral of this item, during which time staff will work with the applicant
on a Conditional Zoning Agreement (CZA) and a site plan.
Freerks opened public hearing.
Wally Pelds of Pelds Engineering, 2323 Dixon Street in Des Moines, said he is representing
Casey's General Stores. He explained they want to build the bigger store with the sub shop. He
explained how they want to develop the property and showed the Commission their concept
plan. He said staff has indicated what they would like to see is something architecturally unique
that doesn't impact the residential, possibly use an iron rail fence with brick pillars and do high
trees and low bushes as a buffer. He asked the Commission for feedback on what they would
like to see. Freerks said she would agree with all the ideas he presented. She said noise,
particularly from beeping gas pumps and the intercom, has been an issue in the past with
convenience stores, and the Commission did receive a letter from a concerned neighbor about
that issue.
Swygard said she thinks lighting is always an issue when that close to residential. Pelds said
they will address that issue.
Weitzel said it's nice to keep in mind that there might be pedestrian and bike traffic as well as
cars. Pelds said they have planned for bike rakes and access off the trail that runs through the
parcel.
Freerks said signage is also an issue.
Eastham said canopy design is important to him because they are tall and quite noticeable from
the highway. Pelds explained that they have gone to a softer look with more muted colors.
Dyer asked if the area requested for rezoning is green space. Pelds said it actually is going to
be modified completely. He said they are proposing to use the open space as detention.
Anna Buss, a landlord in Iowa City, spoke about the drug dealers and gangs who used to
congregate in and around the apartments close to the subject parcel. She said that planting
bushes or trees in an area that she pointed out to the Commission would just provide cover for
Planning and Zoning Commission
February 21, 2013 - Formal
Page 10 of 14
illegal activities. She also recommended a street in the area be relocated to make better for fire
protection and for safety. She said if the City won't relocate the street, then a fence should be
made taller and more hazardous. She would like to see brighter rather than softer lights. She
said she has no objections to the Casey's Stores in and of themselves. She said any
landscaping and fences in a certain area should not be any taller than two feet tall to prevent
people using them for concealing their actions. She said she would also like to talk to someone
about putting a fence in to stop the people who are causing trouble from running across the
highway to get away.
Freerks closed public hearing
Weitzel moved to defer to March 7th REZ13-00005, an application submitted by Casey's
General Stores, Inc. for a rezoning from Commercial Office (CO-1) zone to Community
Commercial (CC-2) zone for approximately 2.31 acres of property located at the
southeast corner of the intersection of Broadway Street and Highway 6.
Swygard seconded.
Freerks urged Pelds to talk to police about the conditions in that the subject area. Miklo said
staff had talked to the police about some of these concerns, and all parties are working to come
up with a plan that will meet zoning codes while maintaining a safe area.
A vote was taken and the motion carried 6-0
Rezoning Item
REZ13-00001: Discussion of an application submitted by University of Iowa for a
rezoning from Institutional Public (P2) zone to Public/Medium Density Multifamily
(P2/RM-20) zone for approximately 27.8-acres of property located west of Mormon Trek
Boulevard, north of Hawkeye Park Drive.
Miklo said the applicant has requested that this be deferred until March 21
Freerks opened public hearing.
Freerks closed public hearing.
Eastham moved to defer until March 215t REZ13-00001 an application submitted by
University of Iowa for a rezoning from Institutional Public (P2) zone to Public/Medium
Density Multifamily (P2/RM-20) zone for approximately 27.8-acres of property located
west of Mormon Trek Boulevard, north of Hawkeye Park Drive.
Weitzel seconded.
A vote was taken and the motion carried 6-0.
Urban Renewal Plan
Discussion of Proposed Camp Cardinal Urban Renewal Plan for approximately 7 acres of
property located north of Melrose Ave between Camp Cardinal Road and Highway 218.
Planning and Zoning Commission
February 21, 2013 - Formal
Page 11 of 14
Wendy Ford, Economic Development Coordinator for the City, showed the Commission where
the subject property is located. She said to establish an Urban Renewal Area the City Council
must first pass a resolution of necessity, which is followed by Planning and Zoning reviewing
and making a recommendation to Council on whether the plan conforms to the Comprehensive
Plan. She said they are also required to hold a consultation with the other taxing entities. She
said this is required because an urban renewal plan enables a city to institute a Tax Increment
Financing (TIF) district. She explained that there is not a project yet that would be requesting a
TIF.
Ford said the economic well-being goals outlined in the Comprehensive Plan that are
particularly relevant are "to diversify and increase our property tax base," and because this area
is zoned as Office Research Park (ORP), it would be especially well -suited for an office building,
the type of which we seem to need in this community and one which could potentially be a thirty
to fifty thousand square foot office building and hold several hundred employees. She pointed
out that Iowa City is competing with its neighbors as well as with the region in general for
businesses that are always looking for the best deal they can get. Having this type of office
development area in this location would allow Iowa City to be more competitive. She said
employment opportunities could increase also. She said a number of employers have very
specific requirements for where they can be located and the most frequently requested areas
are near Highway 218 and the interstates because much of the workforce commutes in from all
directions. She said in the Comprehensive Plan it states that "we want to maintain and have
areas that are suitable for future industrial and commercial development." She said this area is
part of the Northwest Planning District, from which she has quoted in the report provided to the
Commission in the paragraph that talks about this area in the Plan and how it is appropriate for
this type of development.
Ford said the objectives of the Camp Cardinal Urban Renewal Area are primarily to expand the
tax base in the community, to provide opportunities for employment growth in the area and to be
able to provide financial incentives if we are presented with a project that City Council would
then deem to amend into the Plan in the future. She reiterated that at this point there are no
projects slated for the area, and if and when there are, they would be presented for Council to
consider and the Plan would have to be amended to include the project, its time frame and the
amount of assistance the project would merit.
Greenwood Hektoen said those Plan amendments for urban renewal area projects don't come
back to Planning and Zoning but go directly to Council. Ford added there are opportunities for
public involvement and input on those projects, as well.
Ford says in continuing the process, after Council has adopted the resolution of necessity and
the taxing consultation, Planning and Zoning reviews and recommends a public hearing,
scheduled for March 5th unless the Commission decides they want more time to consider the
Plan. She said the owner of this parcel is Southgate Development, and they initiated the
establishment of an urban renewal area in order to improve the marketability of the lot and thus
compete for business.
Eastham asked if the Clear Creek Master Plan is part of the Comprehensive Plan. Miklo said it
was adopted by resolution by the Council and includes a land use plan to guide development of
the area. He said it also has the same policies as the Northwest District Plan. He said it may not
officially be part of the Comprehensive Plan, but they treat it as such. Eastham said he noticed
that it's not on the City's website in any of the components that make up the Comprehensive
Plan. He asked if they had completed a plan for the Northwest Planning District. Miklo said there
are policies in the larger plan itself but they have not completed a detailed district plan because
Planning and Zoning Commission
February 21, 2013 - Formal
Page 12 of 14
of its low priority given that the bulk of the district is owned by the University or covered in the
Clear Creek Master Plan. Eastham asked for clarification about the zoning on the subject
parcel. Miklo said it is shown in the Comprehensive Plan as Office Research Park. He said the
Clear Creek Master Plan is treated as serving as the Comprehensive Plan for this area because
it was recommended for approval by the Planning and Zoning Commission and adopted by
Council resolution as guidance for this area. He said it shows an area of commercial zoning
along the Interstate and notes that the type of suitable commercial would be office to provide a
buffer from Highway 218 to what is hoped to be a residential neighborhood in the future.
Glenn Siders of Southgate Development Services said the area they are asking to be
designated as Urban Renewal does have all infrastructure in place and is ready to build.
Freerks asked Ford who showed up at the taxing consultation meeting earlier in the day. Ford
responded that no one had. She said letters of invitation and the meeting notice were sent to
Steve Murley of the school district and Andy Johnson.of the county, and this is the second time
a taxing consultation meeting has been attended by no representatives of the taxing entities.
Freerks asked for a recap on how quickly TIFs are paid back in our community. Ford said Iowa
City's use of TIF per capita is thousands of dollars less than some of its neighbors. She said the
City takes pride in ensuring that the projects it assists with TIF pay that back and more in the
property taxes they generate for the City. She said the shining example is the Plaza Towers
project from a few years ago that requested a construction loan up front for about six million
dollars. Ford said the building was constructed, and the City paid off the six million plus another
five million in interest about twelve years earlier than the amortization schedule suggested
simply because the project was so successful and the taxes coming in were higher than
estimated. She said the City has not taken one extra dollar above the amount needed for the
projects themselves.
Eastham asked if Plaza Towers is assessed by value or income. Ford said the assessors use a
combination of value and income and comparable sales or sales of units that have happened
within the building. Eastham said Ford had categorized the project as very successful so
property taxes were paid more quickly than the original schedule, so what was the basis for the
valuation that made advanced payment possible. Ford suggested the preliminary estimates of
the value of the building were low and when the building was finished and units began to sell for
more than expected, assessments went up, which contributed to a greater increment than
expected and allowed the City to pay off the bond sooner. Eastham asked again how the
Assessor values the building. Ford replied that she could check with Assessor on his exact
method for valuing Plaza Towers.
Weitzel moved that the Commission forward a written recommendation to City Council
stating that the Camp Cardinal Urban Renewal Plan conforms to the Iowa City
Comprehensive Plan, the general plan for the city as a whole.
Swygard seconded.
Eastham said the Comprehensive Plan could be interpreted as being in support of establishing
an Urban Renewal Area. He said you could also say that the Comprehensive Plan really has not
matured to the point where it can support such an area because there's no designation in this
area of land uses right now. Miklo said there is a land use map in the Comprehensive Plan that
shows this as Office Research Park. Eastham said he understands that, but they haven't done a
Planning and Zoning Commission
February 21, 2013 - Formal
Page 13 of 14
more detailed district plan. He said he thinks it's not untoward to wonder whether this is a bit
premature.
Freerks said she wouldn't think we would need a District Plan for each area before we would
allow something to happen there, so for her, that wouldn't be a deterrent. She said she thinks
there was a lot of thought and work put into the Camp Cardinal Master Plan and that she thinks
it is supported by the Comprehensive Plan under economic development. She said she's not
always a huge TIF fan, but she does think it has its place and Iowa City is careful in how it uses
TIF, and she would support this particular instance.
A vote was taken and the motion carried 6-0.
Other
Adjournment
Consideration of Meeting Minutes: February 4 and February 7, 2013
Dyer moved to adopt.
Weitzel seconded.
A vote was taken and the motion carried 6-0.
ADJOURNMENT:
Weitzel moved to adjourn.
Swygard seconded.
The meeting was adjourned on a 6-0 vote.
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