HomeMy WebLinkAbout06-19-2014 Planning and Zoning CommissionPLANNING AND ZONING COMMISSION
Thursday, June 19, 2014 - 7:00 PM
Formal Meeting
Iowa City City Hall
Emma J. Harvat Hall
410 E. Washington Street
AGENDA:
A. Call to Order
B. Roll Call
C. Public Discussion of Any Item Not on the Agenda
D. Rezoning Items
1. Discussion of an application submitted by Allen Homes for a rezoning of approximately 3.6-acres of
p.operty from Low Density Single Family (RS-5) zone to Planned Development Overlay (OPD-5)
zone to allow construction of an 1 1-unit multi -family building located at the NE corner of First Avenue
and Hickory Trail. (REZ14-00005)
2. Discussion of an application submitted by Michael Hodge for a rezoning of approximately 4000
square feet of property from Central Business Service (CB-2) zone to Central Business Support (CB-
5) zone and Local Landmark Designation at 203 N. Linn Street. (REZ14-00007)
E. Consideration of Meeting Minutes: June 5, 2014
F. Planning & Zoning Information
G. Adjournment
Upcoming Planning & Zoning commission Meetings
Formal: July 3 / July 17 / August 7
informal: Scheduled as needed.
CITY OF IOWA CITY
MEMORANDUM
Date: June 13, 2014
To: Planning and Zoning Commission
From: John Yapp, Development Services Coordinator
Re: REZ14-00005: Rezoning from RS-5, Single Family Residential to OPD-5, Planned
Development Overlay and Sensitive Areas Development Plan, for the north east
corner of First Ave and Hickory Trail
Introduction
At the June 5 Commission meeting, the Commission requested information on the percentage
of multi -family dwellings in the Bluffwood Neighborhood compared to other neighborhoods.
Multi -family dwellings are defined as structures with three or more units. The process of
determining the percentage of multi -family dwellings proved to be labor intensive. We chose
two neighborhoods to compare the Bluffwood Neighborhood to: The Lindemann Hills
neighborhood, which is another neighborhood in the Northeast District, and the Willow Creek
Neighborhood, a defined neighborhood on the west side of Iowa City (see attached maps). All
of these neighborhoods share common traits in that they have an arterial street, an institutional
use (Regina Campus, St Patrick's Church, West High School respectively), and are from
generally the same era of development. We were also able to obtain the city-wide percentage
of multi -family dwellings.
Data
Area
Single -Family i
Multi -Family
Total
Duplex
Bluffwood
205(64.7%)
112(35.3%)
317 (100%)
Bluffwood wl west side
205(57.1%)
154(42.9%)
359(100%)
First Ave
Lindamann Hills
453(51.6%)
425(48 .4/0)
6/6 k iuu
Willow Creek
1,447(39%)
2,268(61%)
3,715 (100%)
City -Wide*
16,054 (55.6%)
12,829 (44.4%)
28,883 (100%)
-ZU 7 Z Amencan uommunity z5uivey cfata
The data shows that with the multi -family buildings on the west side of First Ave included in the
Bluffwood Neighborhood (including the un-constructed Jeff Miller building), the Bluffwood
Neighborhood is made up of approximately 43% multi -family dwellings. This is slightly less than
the City-wide average, and less than the other neighborhoods we examined. One note of
caution is that these percentages should be considered a 'point in time' as the Bluffwood and
Lindemann Hills Neighborhoods are still developing. The City-wide average has not changed
significantly in recent years.
June 13, 2014
Page 2
Northeast District Plan
The Commission asked for Comprehensive Plan guidance for multi -family development. Page
17 of the Northeast District Plan states "Townhouse and small apartment buildings are
ProPosed at the edges of the neighborhood, where this slightly higher density housing can take
advantage of being located near major arterial streets such as First Ave... This will allow for a
variety of housing without directing vehicular traffic through the neighborhood." While the
proposed project at First Ave / Hickory Trail is a multi -family structure, the a ' oplicant is not
proposing an increase in overall density over what is possible with a single family development
(11 units, or approximately 3 units per acre).
Updated information from applicant
The applicant has provided additional graphics, and has clarified on the site plan that the project
is ' proposed to include nine 3-bedroorn units and two 2-bedroorn units (see attached). The
additional graphics include a representation of the undisturbed open space for the project along
with changes made to the project since the Good Neighborhood meeting; and updated images
of the building revised to show grading more accurately.
Staff Recommendation
Staff recommends approval of REZ14-00005, an application submitted by Allen Homes for a
rezoning from Single Family Residential (RS-5) to Overlay Planned Development (OPD-5) and
a Preliminary Sensitive Areas Development Plan subject to general conformance with the plan
submitted, and subject to the final building design complying with the multi -family site design
standards in City Code Section 14-213.
ATTACHMENTS:
1. Neighborhood maps with multi -family dwelling percentages
2. Color site plan submitted by applicant
3. Updated building elevations
4. Updated site plan A
Approved
Doug BoNhroy, Director' I /
Departmolt of Neighborhood anlibevelopment Services
Single and Multi -Family Units
in Bluffwood and Lindemann Hills
As defined by line Ccriprehensive Plan
_j N1 I I�s
Prepared by: Kirk 1-chminn
Development Sarvices Int�tri
Date Prepared. G/IV14
Single and Multi -Family Units
in Willow Creek
As defined by the Comprehensive P!an
Prepared by: KIrK Le�rnann
Development Services Intern
Date Prepa red: ' ) i I �1 4
PROPOSED PRI
SEEDAREA
REQUESTED BY
NEIGHBORS
NO RISE IN DENSITY
(OPDZ)
ACCESSIBLE ACCESS
An ELEVATOR TO ALL
UNITS
VISITOR PARKING
TURNED AWAY FROM
ADJACENT PROPERTIES
REQUESTED BY
NEIGHBORS
REDUCED RETAINING
WALL
SINGLEACCESS
DRIVE
,BcA "I"'
DENSITv) \
The OPD wre is intended to
A. Provule fliodbility In Me design, placement and clustering of buildings; mixture
of land uses; use of open annex; traffic circulation and parldr, and related site
and design considerations;
B. Encourage the preservation and beat use of existing landscape features
through development Met is sensitive to the natural features of Me surrounding
area,
C. Promote efficient land use With smaller ublily and stmet networks while
maintaining Pedestrian oriented street ftontages;
D Encourage and preserve opportunities for energy officient development;
E Promote an aftractive and safe living emArommont compatible with
surrounding muldlenflai developments;
F. Provide an alternative method for redeveloping older residential more; and
G. Encoung. III development (Ord 054186, 12-15-2005)
NEUMANN MONSON ARCHITECTS
IST "E.11-PLEX
NORTH ELEVATION
5/23/14
35�-O"
HEIGHT
LIMIT
1ST. "E. 11-PLEX
WEST ELEVAT'ION
5/23/14
ARD kiP SIDING
ASPHALT SHINGLES
35'-0" METAL GUARD
HEIGHT
LIMIT
Ij
.-1 I
1ST "E.11-PLEX
WEST ELEVATION
5/23/14
CASTLE ROCK
RETAINING WALL
-nip
AVE. -7�3 3-
BASE
1ST. "E. 11-PLEX
EAST ELEVATION
5/23/14
WHITE CEMENT BOARD LAP SIDING
GREY CEMENT BOARD LAP SIDING
ASPHALT SHINGLES
PARKING LEVEL METAL
PROPOSED TREE LINE
1ST. "E. 11-PLEX
WEST ELEVATION
FROM BEYOND TREES
5/23/14
PRELIMINARY SENSITIVE AREAS SITE DEVELOPMENT PLAN
LOT 42 AND LOT 43,
FIRST AND ROCHESTER, PART ONE
IOWA CITY, IOWA
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STAFF REPORT
To: Planning and Zoning Commission Prepared by: Robert Miklo and Ashley Zitzner,
Planning Intern
Item: REZ14-00007
203 N. Linn Street (Hodge Property) Date: June 19, 2014
GENERAL INFORMATION:
Applicant: Michael Hodge
711 S. Gilbert St.
Iowa City, IA 52240
Contact: Annie Seegmiller
319-354-2233
annie@hodgecom.oanies.com
Requested Action: Rezone from Central Business Service Zone (CB-2)
Zone to Central Business Support Zone (CB-5) and
designation as a Historic Landmark
Purpose:
Location:
Size:
Existing Land Use and Zoning:
Surrounding Land Use and Zoning:
Fi�e Date:
45 Day Limitation Period:
To allow a greater variety of commercial uses based
on lower parking requirements in the CB-5 zone.
203 N. Linn Street
4,000 square feet
First floor is vacant, the upper two floors are multi-
family residential; CB-2
North: Commercial (CB-2)
South: Commercial �'CB-5)
East: Commercial (CB-2)
West: Commercial (CB-5)
May 30, 2014
July 13, 2014
BACKGROUND INFORMATION:
—1 he applicait, Mike Hodge, is applying for a rezoning from CB-2, Central Business Service Zone,
to CB-5, Central Business Support Zone, and Historic Landmark designation for a 4,000 square
foot property located a' the north west corner of the Market Street/ Linn Street intersection.
The property is currently vacant on the first floor with rooming units and multi -family dwellings in
the upper two floors. Until recently the first floor contained a bookstore. The existing building
covers the entire pro ' De,,ty and there is no off-street parking provided. This makes the property
non -conforming with regard to the current CB-2 zoning standards. Any commercial use of the first
2
floor would be limited to a use that requires no more than 13 parking spaces for which the
property has non -conforming rights.
The applicant indicates that the intent of the application is to allow greater flexibility to fill the
vacant space on the first floor. Because the CB-5 zoning does not require parking for commercial
uses, a greater variety of uses, including restaurants, would be allowed. To assure that the
greater intensity of development allowed in the CB-5 zones does not encourage the re ' placement
of the existing building, the request to rezone the property is accompanied by a request to
designate the property as a Historic Landmark.
ANALYSIS
Comprehensive Plan: The Central District Plan contains a section that discusses the Northside
Marketplace Plan, which includes this property (see Central District Plan pages 55-59). The plan
notes a strong desire to maintain the historic main street character of the area and states that
there is a concern that too much redevelopment or development at too large of or density could
threaten the character of the neighborhood. The plan recommends development that is
sensitive to the neighborhood's history and architectural significance. This property is noted as a
Significant Historic Property on the Northside Market Place Plan Map. Based on these policies
CB-5 zoning would only be appropriate if it is tied the Landmark designation., which the applicant
has agreed to.
Differences in land uses and allowable densities in the CB-2 and CB-5 zones: The current
CB-2 zoning is intended to accommodate mixed land uses but at a lower intensity than permitted in
the other central business zones. Both the CB-2 and CB-5 zones permit eating establishments,
retail, or office uses. The CB-2 zone provisionally allows vehicle repair uses whereas the CB-5
does not.
The CB-2 and CB-5 zones have similar allowable land uses but have very different allowable
densities and permitted size of buildings. The significant differences between these two zones
that affect building size and site design are the floor -to -area ratio (FAR), parking requirements,
and the design standards in the CB-5 zone.
The FAR in the CB-2 zone is 2.0. This means that the building can have a maximum of 2 square
of floor area for each one square foot of lot area. The FAR for a CB-5 zone is a base of 3.0 with
the potential for an FAR up to 5.0, if the property utilizes bonus provisions.
The FAR of the building will not be an issue if the building is designated a Landmark. Any
changes to the building that would result in an increased FAR will have to be approved by the
Historic Preservation Commission and therefore concerns relating to alteration of the building
would be mitigated with the landmark designation.
Parking Requirements: The CB-2 zone requires more parking spaces for multi -family residential
uses and for commercial uses than the CB-5 zone. The CB-5 zone does not have a minimum
requirement for parking spaces for commercial uses. It does provide a maximum amount of
pa. king spaces wNch is one parking space per 500 square feet. Changing the zoning of this
property to CB-5 would therefore allow a greater va.riety of commercial uses.
Historic Preservation Commission Review: The Iowa City Historic Preservation Commission
met on June 12, 2014 and conducted a public hearing where they reviewed and evaluated the
historical significance of 203 N. Linn Street. The Commission determined that the property
meets the requirements for a landmark and voted unanimously to recommend approval of the
designation of 203 N. Linn Street as an Iowa City Historic Landmark.
3
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 Historic Preservation Plan as well as the Central District Plan pages 13-22
and pages 55-59.
The Historic Preservation element of the Comprehensive Plan encourages the identification and
preservation of historic resources significant to Iowa City's past. The enclosed Iowa Site
Inventory Form, prepared by Jan Olive Nash, Tallgrass Historians L.C., provides a detailed
discussion of the building's history and architecture. Indications are that the building was
constructed in 1872 with a significant addition in about 1895. Initially built as a bakery by Alois
Bashnagel, a German immigrant, it later housed a variety of commercial uses, including
restaurants and a hotel. As noted, the Historic Preservation Commission has determined that it
qualifies for designation as a Landmark.
Summary: The lowered parking standards of a CB-5 zone from the CB-2 zone encourage
pedestrian -oriented development which maintains the historic main street character of the
Ncrthside Marketplace. The increase in FAR from a CB-2 to CB-5 zone is a concern and could
impact the historical building. The Landmark designation at the same time as the rezoning of the
property to CB-5 will help to preserve the building.
STAFF RECOMMENDATION:
Staff recommends that REZ14-00007 a request for a rezoning from CB-2, Central Business
Services Zone, to CB-5, Central Business Support Zone, and the designation as a Historic
Landmark for a 4,000 square foot property located at 203 North Linn Street, be approved,
ATTACHMENTS:
1. Location Map
2. Iowa Site Inventory
A rnwmrf K m
V11 J,
John Yapp, Development Services Coordinator,
Department of Neighborhood and Development Services
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CITY OF ION 67TY ON
6HIDAVENPORT ST
BLOOMINGTON ST
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SITE LOCATION: 203 N. Linn Street REZ14-00007
Site Inventory Form State Inventory No. 52-02166 El New 0 Supplemental
State Historical Society of Iowa E] Part of a district with known boundaries (enter inventory no.)
(November 2005) Relationship: EJ Contributing F] Noncontributing
El Contributes to a potential district with yet unknown boundaries
National Register Status:(any that apply) 0 Listed El De -listed El NHL EJ DOE
9-Digit SHPO Review & Compliance (R&C) Number
Non -Extant (enter year)_
1. Name of Property
historic name Bashnagel, Alois, Bakery
other names/site number Union Bakery, Union Hall, Central Hotel
2. Location
street & number 203 N. Linn
city or town Iowa City vicinity, county Johnson
Legal Description: (if Rural) Township Name Township No. Range No. Section Quarter of Quarter
(if Urban) Subdivision Original Town Block(s) 68 Lot(s) 8, S50'
3. State/Federal Agency Certification [Skip this Section]
-Z. —National Park Service Certification [Skip this Section]
5. Classification
Categoryof Property (Check only one box) Numberof Resources within Prooerty
building(s) ff Non -Eligible Property If Eligible Property, enter number of.
district Enter number of: Contributing Noncontributing
E] site buildings buildings
El structure sites sites
EJ object structures structures
objects objects
Total 0 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)
02EO2 Bakery or Confectionery 011302 Apartment Building
01B Domestictmultiple dwelling 70 VacantlNot in Us
01 D04 Transitory Housing/hotel
7. Description
Architectural Classification (Enter categories from instructions) Materials (Enter categories from instructions)
01 No Style
04A Mid-1 911h Century/Greek Revival
foundation 04 STONE
walls (visible material) 03 BRICK
roof
other 13 GLASS
Narrative Description (El SEE CONTINUATION SHEETS, WHICH MUST BE COMPLETED)
8. Statement of Significance
�ppncaioie maTionai Keigisiter t;ritLna (mark ')C representing your opinion of eligibility after applying relevant National Register criteria)
E Yes El No El More Research Recommended A Property is associated With significant events.
El Yes El No El more Research Recommended B Property is associated with the lives of significant persons.
0 Yes El No EJ More Research Recommended C Property has distinctive architectural characteristics.
0 Yes El No El More Research Recommended D Property yields significant information in archaeology or history.
County Johnson Address 203 N. Linn Site Number 52-02166
city Iowa City District Number
Criteria Considerations
El A Owned by a religious institution or used EIE A reconstructed building, object, or structure.
for religious purposes- [] F A commemorative property.
E] B Removed from its original location. El G Less than 50 years of age or achieved significance within the past
[:1 C A birthplace or grave. 50 years.
E] D A cemetery
Areas of Significance (Enter categories from instructions)
29 SOCIAL HISTORY
2 ARCHITECTURE
Significant Person
(Complete if National Register Criterion B is marked above)
Significant Dates
Constrvction date
1872 Z check if circa or estimated date
5t-iWr-dates, including renovation
c. 1895
Architect/Builder
Architect
Builder
Narrative Statement of Significance (M SEE CONTINUATION SHEETS, WHICH MUST BE COMPLETED)
9. Major Bibliographical References
Bibliography 0 See continuation sheet for citations of the books, articles, and other sources used in preparing this form
10. Geographic Data
UTM References (OPTIONAL)
Zone Easting Northing Zone Easting Northing
See continuation sheet for additional UTM references or comments
11. Form
name/title Jan Olive Full
organization Tallgrass Historians L.C. date 5/2014
street & number 2460 S- Riverside Dr. telephone 319-354-6722
city or town lgLA� state IA zip code 52246
ADDITIONAL DOCUMENTATION (Submit the following herns with the completed forrn)
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 negafives/slides and the following
needs to be provided below on this particular inventory site:
Rollislide sheet # Frame/slot # Date Taken
Roillslide sheet # Frame/slot # Date Taken
Roll/slide sheet # Frame/slot # Date Taken
E] See continuation sheet or attached photo & slide catalog sheet for list of photo roll or slide entries.
11 Photosifillustrations 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.
c. A sketch floor plan of the interior space arrangements along with the bam's e)derior dimensions in feet.
State Historic Preservation Office (SHPO) Use Only Below This Line
Concur with above survey opinion on National Register eligibility., El Yes F] No
n This is a locally designated property or part of a locally designated district -
Comments:
more Hesearcil "ecommentlea
Evaluated by friameilitle): Date:
Iowa Department of Cultural ." Jrs
State Historical Society of Iowa Site Number 52-02166
Iowa Site Inventory Form Related District Number
Continuation Sheet
Bashnagel, Alois, Bakery Johflson
Name of Property County
Address
7. Narrative: Physical Description
Neighborhood: This large, brick nineteenth-century building is located within a neighborhood
commercial district locally known as the north side commercial marketplace district. The district —a
secondary commercial node several blocks from the town's primarily historic shopping center —is
recognized for its long and historic association with Iowa City's north side neighborhood, which includes
the residential quarters of many university students. Smaller shop buildings complete the block in which
the Bashnagel building sits. Construction dates for these immediate neighbors range from the late
nineteenth century to one currently under construction. While the neighborhood may have potential
historic district eligibility, it is not listed in the National Register of Historic Places.
Historically, by the 1890s a neighborhood fire house (nonextant) across Linn Street to the east had
joined the shops and dwellings as Bashnagel's neighbor. The Alert Hose Company's fire house
operated with one horse and a single hose wagon. Meat markets, a cobbler, a tin shop, and other small
businesses eventually infilled the empty lots and replaced the older dwelling houses in this block along
side Bashnagel's big brick building. But the most influential commercial activity of the neighborhood had
long been the presence of three large breweries, all operating by 1883, the date of the first available
Sanborn fire insurance map. Based on this Sanborn map, the Great Western Brewery occupied much
of the south half of the city block to the east of Bashnagel's building and included a large hipped -roof
ice house, several malt houses, a clock tower to call employees to work, a cooler, and an attached
saloon that had its own "ladies room" for the discrete female patron. Today a large open parking lot
occupies most of the footprint of the brewery facility. Across Market Street from the Great Western
Brewery, to the south, was the City Brewery operated by J.J. Englert. A smaller operation, the facility
still included the essential malt house, ice house, and a saloon on the ground floor of Englert's
residential quarters. Today, a 1960s office building and a large parking lot occupy the space used by
Englert. Finally, to the west of City Brewery, occupying the entire southwest comer of the intersection of
N. Linn and E. Market, and much of the north half of its city block, was the Union Brewery operated by
Conrad Graf. This brewery was as large, physically, if not larger than the Great Western Brewery but
was not as compact, instead sprawling across more of its city block. Its big ice house was along the
alley, nearer Dubuque Street than Linn Street, while wood sheds and storage sheds extended south
from the main building to attach to a stable. The absence of a saloon noted on the 1883 Sanborn does
not eliminate the possibility there was one under the roof of the main building, which survives today and
is commonly referred to as Brewery Square (NRHP listed in 1986 as Union Brewery). This significant
neighborhood building constitutes the last survivor of a property type that was critical to the
development of the north side commercial neighborhood. Below grade, a network of tunnels between
these breweries is known to exist and is currently being studied by local scholars. A tunnel between the
Bashnagel building and Union Brewery is possible but has not been investigated for this study. There
are no current openings in the Bashnagel basement.
Common features of the Bashnagel BakerV Building: Constructed in two main stages, purportedly
between 1872 and about 1895, the building occupies the south 50 feet of lot 8 of block 68 in the original
town plat, and is located at the northwest comer of the busy intersection of N. Linn and E. Market
Streets. The building is three stories tall with red brick walls that rest on a rubble limestone foundation
(visible from within the basement but covered with concrete pargeting on the exterior). Bricks are laid
up with gray mortar in a common bond paftern. Star -shaped anchor bolts (reflecting interior tie rods) are
Iowa Department of Cultural; irs
State Historical Society of Iowa Site Number 52-02166
Iowa Site Inventory Form Related District Number
Continuation Sheet
Page 2
Bashnagel, Alois, Bakery Johnson
Name of Property County
203 N. Linn Iowa City
Address City
present on all four building exterior walls, between both the ground and second, and second and third,
floors, with the greatest number visible along the Market Street/south elevation. These anchor bolts
were certainly needed because of the constructions stages of the building (see Sanborn images toward
the end of this form). The initial three floors of the earliest building did not extend to the rear of the
present building. Instead a one-story wing was present at the west end. In the early 1890s, when the
north building section was built, two more floors also were added to the one-story wing behind the
original building.
A decorative cornice system that incorporates a rain gutter is present at the roofline of the south and
east elevations. This feature, portions of which may be modem, is compatible with the historic nature of
the building. The roof is not visible from the sidewalk, but from a distance one can see that the south
bay (the oldest section) has a shallow -pitched gabled or hipped roof, while the north bay has a flat roof.
Windows throughout are largely one -over -one double hung sashes, certainly replacements, set in wood
frames. Depending on the age of the building, the original sashes were likely either six -over -six or two -
over -two.
Public Elevations (Linn and Market Streets): Fenestration on the east elevation ground floor consists of
large display windows set between brick pilasters with stone bases and caps. On the south elevation
ground floor, fenestration includes several double and single doors, and one window. Brick variations
toward the southeast corner of the building, where the main entrance is located, indicate similar large
display windows were once present on this south elevation also but are now infilled. Window openings
on the public elevations are large, rigidly balanced on the upper floors, and quite numerous for a
building this old. The east Linn Street elevation has three window openings in each of the two
construction vintages: three in the oldest corner building bay (1870s) and three in the north building
bay from the early 1890s. The long, south Market Street elevation has seven window openings in the
upper floors of the original part. and four in the upper two floors that were added to the west end of the
building in the 1 890s. Window openings on the upper two f loors, regardless of age or east or south
location, are trimmed with prominent limestone lintels and thinner limestone sills.
The building's main entrance at the southeast corner is inset in an open alcove behind the structure's
corner brick pier, elevated slightly, and accessed from either Linn or Market streets by rounded
concrete steps. A wide band or belt course of concrete pargeting across the top of the ground floor
across the entire length of the east elevation and part of south elevation covers a structural (wood?)
beam that supports these large ground -floor openings. A metal fire escape is located toward the center
of the east elevation -
West Elevation (overlooks a narrow private alleyway): Unlike the uniform placement of the public
elevations' fenestration, openings on this west alley wall are irregularly placed, especially at ground
level where there is also a doorway and one or two infilled openings. Sills are stone similar to the
window sills on the public elevations, but headers are brick and laid up in two rows to form segmental
arches. A metal fire escape and a large HVAC unit are located on this wall. A chimney stack protrudes
from the roofline near this wall.
Iowa Department of Cultural � Airs
State Historical Society of Iowa Site Number 52-02166
Iowa Site Inventory Form Related District Number
Continuation Sheet
Bashnagel, Alois, Bakery Johnson
Name of Property County
city
North Elevation (adiacent to a smaller neighboring building): The ground floor of this last elevation is
obscured by the neighboring building. The upper floors are painted in a light color and have paired
windows under brick segmental arches except near the west alley where they are single windows. Sills
are painted but probably of the same limestone as elsewhere. An exterior brick chimney is attached to
the side of this wall and the roof profile visible here is slightly pitched from the center down toward both
the east and west walls for rain drainage.
Interior: The upper floors are rented as multiple -tenant residential quarters. Stairway access is
contained within inset alcove at the west end of the building along Market Street. The ground floor has
long served as retail space but is currently vacant. From inside the front entrance, the space is open
nearly to the west end of the building except for a row of metal upright supports that were needed when
the load bearing brick wall was removed. (This would have been the former exterior north wall of the
original section of the building.) Finishes are mostly modern or from the middle of the last century.
Portions of the perimeter walls are exposed to the brick. At the southwest corner of the building is a
large storage room with a poured concrete floor, and walls and ceiling clad in bead -board wood
paneling. The floor level here is slightly higher than the floor level of the rest of the ground floor,
necessitating a slight ramp up to the store room. A small modern restroom is located in the west center
of the ground floor and the underside of the stairway to the upper floors occupies headspace in the
northwest corner of the ground floor,
Architectural Styling: This building is primarily a utilitarian commercial building but has lines suggesting
a construction date much older than the 1872 date attributed to it (see prior site inventory forms on file
with the State Historical Society of Iowa). Its symmetry, balance, and lack of curving lines or details are
much more consistent With mid-1800s architectural styles like Greek Revival, than with buildings from
the last quarter of the nineteenth century. These later buildings became more embellished as the
century wore on. A number of the earliest attached brick store buildings in Iowa City's primary
commercial district, especially along Clinton Street facing the capitol building, had similar lines and
materials. (See, for example, the historic photos at pages 202 and 203 of Gerald Mansheim's Iowa City,
An Illustrated History.) Also, the designer/builderimason of the Bashnagel bakery building made clear
aesthetic choices in the use of the visually -strong limestone lintels on the public elevations, while
switching to the brick segmental arches for the secondary elevations. These choices were then carried
through to the building's second stage in the 1890s, making for a uniform final appearance.
History: German immigrant Alois Bashnagel is thought to be responsible for construction of this large
building. When Bashnagel died in 1912 at the age of 76, his obituary referred to him as a "pioneer
baker" and indicated he had arrived in the town in 1862. This is consistent with federal census records,
which specify he immigrated in 1862. City directory entries from 1868 reveal that Bashnagel was
already operating his bakery from the comer of Linn and Market streets by that time, and also kept his
residence in the same building. This by no means proves the referenced building was the extant red
brick building, but it does suggest that an earlier construction date is quite possible. The 1875 directory
entry for Bashnagel is identical to the 1868 entry with the addition of confectionaries (sweet foodstuffs)
as another product type sold by Bashnagel. Three years later, in 1878, Bashnagel was successful
enough to be operating two bakeries at the same time, the one in this brick buildina. bv then called the
Union Bakery, and a second bakery and restaurant —the Centennial —on the south side of Iowa Avenue
Iowa Department of Cultural � Jrs
State Historical Society of Iowa Site Number 52-02166
Iowa Site Inventory Form Related District Number
Continuation Sheet
Page 4
between Clinton and Dubuque streets. Bashnagel's short (and no doubt paid) commercial paragraph in
this 1878 city directory read:
Bread is the staff of life, and all who desire to procure good, wholesome bread, cakes,
crackers, etc., should patronize Mr. A. Bashnagle [sic]. The trade carried on by this
baker is so extensive that he is obliged to occupy two bakeries and employ a large
number of hands. He keeps a choice stock of fancy groceries, fruits, etc. (Owen's Iowa
City Directory, 1878 [State Historical Society of Iowa Collection]).
Bashnagel was retired by 1904 but he and his family, including his wife Catherine, a French immigrant,
continued to live down the street at 424 E. Market. The bakery business had been sold to a larger
company, a wholesale grocery business called Hummer Mercantile Company. George Hummer was
another pioneer who arrived in town in 1858 and was clearly an enthusiastic entrepreneur by the time
he acquired Bashnagel's bakery business. The Union Bakery under this new ownership was described
in 1908 as follows:
Another branch of the business is the Union Bakery Co., an incorporated company, the
stock of which is owned by the Hummer Mercantile company [sic]. The building is
located on Market and North Linn streets, and is 45 by 70, three stories and a basement,
all but the upper floor being occupied by the baker. Six persons are employed here
turning out bread, buns, cakes and all fresh bakery products, which are handled by local
bakers in Iowa City and in a great many towns in this part of the state. The company has
a real shop in the building, but does not run a wagon in the city (Iowa City Citizen,
4/29/1908).
Union Bakery officials claimed the bakery's market territory was the fifty miles surrounding Iowa City,
clearly indicating the business had grown under Hummer's influence into a bakery wholesaler rather
than the neighborhood bakery it started out as decades earlier (ad, The Iowa City Citizen, 7/27/1908).
The reference to using all but the top floor for bakery purposes in 1908 calls into question the accuracy
of Sanborn fire insurance maps from this time period, which uniformly record the second and third floor
functions as "furnished rooms" (1899, 1906, 1912). Whether or not the Sanborn maps are entirely
accurate, the practice of renting furnished rooms has been attributed, at least in part, to the transient
population of coilege students in this area of town. However, the size of the building seems large for the
available number of student lodgers for most of the building's existence, Even in 1890, there were only
887 students in total, up from 523 in 1871 and 560 in 1881 (Persons, The University of Iowa, 12).
Notwithstanding current conditions with respect to students and alcohol consumption, the Bashnagel
building was in the heart of the city's brewery district in the nineteenth century, when university officials
and students alike were relatively conservative (Persons, 8-9). Proximity to these industries may have
discouraged student lodgers from renting a room in a building essentially ringed by breweries and the
saloons they kept. It is just as likely that the vigorous downtown commercial district just a two blocks to
the south generated a growing number of white-collar workers — store clerks, bookkeepers, office
workers— who needed nearby housing.
Iowa Department of Cultural � Airs
State Historical Society of Iowa Site Number 52-02166
Iowa Site Inventory Form Related District Number
Continuation Sheet
Bashnagel, Alois, Bakery Johnson
Name of Property County
203 N. Linn Iowa City
Address City
By 1924, the building's commercial occupant and perhaps its ownership had significantly changed. It
was now called the Central Hotel and offered both rooms and "housekeeping rooms" for rent; the latter
presumably included the sort of room service available in long-term "residential" hotels (Paul Groth,
Living Downtown, chapter 1). Perhaps the distinction was simply one determined by length of stay with
the housekeeping rooms having more facilities for long-term renters. The business also continued to
include a restaurant in the ground floor north bay, which likely had its own operator separate from the
lodging manager. Central Hotel also offered a large ground floor storeroom for rent (20 by 30 feet),
about the size of the existing west end room on the south bay (Iowa City Press -Citizen, 11122,
11/24/1924; Sanbom fire insurance map, 1926). In 1925, the hotel advertised itself as "completely
remodeled and redecorated" and extended an invitation to the "dining room to the publiC7 (Iowa City
Press -Citizen, 4/2911925). The building was again remodeled in the late 1940s and this is when the
interior load -bearing ground floor wall between the two bays was removed and replaced by the extant
steel posts and beam (Iowa Site Inventory form, undated but c. early 1980s, no sources listed).
Additional uses recoroed on the previously mentioned 1980s Iowa Site Inventory form include: the
Frisbie and Co. Restaurant in 1897-98 run by Anna Frisbie and Mrs. Mary Fitzpatrick; the Continental
Restaurant in 1899 and 1901-02 run by Mrs. Mary Fitzpatrick; and a tavern operated by Don C.
Alberhasky in the south half in 1946. A photo on the site form shows that Sutton TV occupied the
ground floor retail space at the time.
Integrity: The building has changed little in the nearly twenty years since the late 1990s when Iowa
architectural historian Molly Myers Naumann opined that the alterations to the ground floor display
window and front entrance "are not intrusive and the building retains a high level of integrity" (Iowa Site
Inventory form, 1996). The character defining features of this building are its north side location,
imposing size and scale, massive red brick walls, and repetitive fenestration pattern on the upper floors
punctuated by prominent limestone headers. While re-establishing a more historically appropriate
muntin pattern for the upper floor windows would improve the integrity overall, the single -light windows
have been present for decades and do not diminish the visual impact of these windows.
8. Significance:
This building qualifies as a local landmark and is significant to Iowa City history and architecture for its
ability to represent and reflect a number of things. First, the building reflects the successful
entrepreneurial efforts of one of Iowa City's early businessmen, one of the many German immigrants
who came to town to establish a new life in a young but growing Midwest community. Further, the
building illustrates the history of the building zone just outside the town's primary shopping district, a
diverse zone that mingled commerce, industry, and residential activities. This north side neighborhood
combined robust brewery operations with dwellings, churches, and a plethora of small shops that
supplied the full array of foodstuffs, goods, and services needed primarily within the neighborhood.
Most of the brewery buildings are long gone and few onlookers today could realize the extent to which
the industry dominated the physical landscape of these blocks or appreciate the history behind the
large open lots their removal left behind. The Bashnagel bakery building and its neighbor, the Union
Brewery, together illustrate how diverse neighborhoods could be during the period in which the town
was a "walking city" for its residents and workers. Finally, the building is architecturally significant as an
uncommon mid -nineteenth century commercial building of substantial size. Most of Iowa City's
Iowa Department of Cultural " Jrs
State Historical Society of Iowa Site Number 52-02166
Iowa Site Inventory Form Related District Number
Continuation Sheet
Bashnagel, Alois, Bakery Johnson
Name of Property County
203 N. Linn Iowa City
Address City
buildings that were built in the mid -nineteenth century and survive today are either residences (Plum
Grove, Rose Hill on East Davenport, William Crum House on Iowa Avenue, for example), or were
commercial buildings that have been heavily altered, as the few survivors along Clinton Street attest.
The Bashnagel bakery building, on the other hand, maintains its integrity and historic appearance to a
degree that enables even the most nalve of passersby to appreciate it as a historic building.
9. Major Bibliographical References
Sources cited in the text
Field inspection and photography, April 2014
Groth, Paul. Living Downtown: The History of Residential Hotels in the United States. Berkeley:
University of California Press, 1994.
Iowa City city assessor online records
Mansheim, Gerald. Iowa City, An Illustrated History. Norfolk, VA: The Donning Company/Publishers.
1989.
Persons, Stow. The University of Iowa in the Twentieth Century, An Institutional History. Iowa City:
University of Iowa Press, 1990).
Iowa Department of Cultural i irs
State Historical Society of Iowa
Iowa Site Inventory Form
Continuation Sheet
Site Number 52-02166
Related District Number
Bashnagel, Alois, Bakery
Johnson
Name of Property
203 N. Linn
County
Iowa City
Address
City
10. Additional Documentation & Photos
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Approximate location of building (Iowa DOT, 2014)
lot (Iowa City Assessor, 2014)
Iowa Department of Cultural t . irs
State Historical Society of Iowa Site Number 52-02166
Iowa Site Inventory Form Related District Number
Continuation Sheet
Bashnagel, Alois, Bakery Johnson
Name of Property Countv
city
TOP: Wide south and narrow east elevations, looking northwest.
BOTTOM: South elevation and west (alley) rear elevation.
Iowa Department of Cultural �,.Jrs
State Historical Society of Iowa Site Number 52-02166
Iowa Site Inventory Form Related District Number
Continuation Sheet
Bashnagel, Alois, Bakery Johnson
Name of Property County
203 N. Linn Iowa City
Address City
TOP: North elevation (painted white) and partial view of west rear wall. Ground floor is obscured by adjacent
neighboring building. BOTTOM: North side wall (painted) and east elevation.
Tlj'� \ ,
I �It ��
Iowa Department of Cultural � Airs
State Historical Society of Iowa
Iowa Site Inventory Form
Continuation Sheet
Site Number 52-02166
Related District Number
Bashnagel. Alois, Bakery Johnson
Name of Property County
203 N. Linn Iowa City
Address Cjty
Sanborn fire insurance map, 1883
5
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MAI
BELOW: Detail of the building noted as "BAKERY." It is three stories with only a one-story rear section. This is
the southern bay on the corner only, with an empty lot to the north- The writing in the bottom left corner appears to
say " oven in bsmt".
/ I I
Iowa Department of Cultural. drs
State Historical Society of Iowa Site Number 52-02166
Iowa Site Inventory Form Related District Number
Continuation Sheet
Page 11
Bashnagel, Alois, Bakery Johnson
Name of Property County
203 N. Linn Iowa City
Address City
Sanborn fire insurance map, 1888
7S,
MARKET
SSW r
BELOW: Detail of the building marked "BAKERY CONFECT'Y." It remains similar to the 1883 Sanborn, three
stores with only a one-story rear section; the southern bay on the corner only, with an empty lot to the north. The
notation in the lower left reads "OVEN IN BST."
OWN 7'r
0
Iowa Department of Cultural �,..,Airs
State Historical Society of Iowa
Iowa Site Inventory Form
Continuation Sheet
Page 12
Site Number 52-02166
Related District Number
Bashnagel, Alois, Bakery
Johnson
Name of Property
County
203 N. Linn
Iowa City
Address
City
Sanborn fire insurance map, 1892
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BELOW: Detail of the building marked "BAKERY." It remains similar to the 1883 and 1888 Sanborns, three
stories with only a one-story rear section; the southern bay on the corner only, with an empty lot to the north. The
oven in the basement appears to have neen moved to the north basement wall. The ground floor is divided into
smaller units.
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Iowa Department of Cultural , , jirs
State Historical Society of Iowa
Iowa Site Inventory Form
Continuation Sheet
Site Number 62-02166
Related District Number
Bashnagel, Alois, Bakery
Johnson
Name of Property
County
203 N. Linn
Iowa City
Address
City
Sanborn fire insurance map, 1899 (Sanborns in 1906, 1912, and 1920 shown no changes from this 1899 image)
68
:;i
AARKET
T.
BELOW: Detail of the expanded building marked "BAKERY' in the original corner bay and "REST." in a new
northern bay that doubled the size of the building to what it is today. The rear one-story wing on the original bay
has had two vertical floors added also. Markings include "Furnished Rms 2rd & 3rd," and the oven is now shown
on the first floor of the original southern bay. Finally, the new gable roof on the original bay, necessitated by
building up the west end, is now shown-
7 -4 D." R
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Iowa Department of Cultural k—�irs
State Historical Society of Iowa
Iowa Site Inventory Form
Continuation Sheet
Site Number 52-02166
Related District Number
Bashnagel, Alois, Bakery Johnson
Name of Property County
203 N. Linn Iowa City
Address city
t N MoFtJ
T4
"S-L
rew
Sanborn fire insurance map, 1920
ON
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BELOW: Detail of the building as it exists today but with major function changes- It is now marked "CENTRAL
HOTEL" and the notations related to a bakery with oven are gone. The only notation for the original south bay is
now "S" for store. This notation more likely reflects changes in mapmaker procedures rather than a change in the
tenant of this space.
PLANNING AND ZONING COMMISSION
JUNE 5 — 7:00 PM — FORMAL
EMMA J. HARVAT HALL, CITY HALL
PRELIMINARY
MEMBERS PRESENT: Carolyn Dyer, Charlie Eastham, Ann Freerks, Phoebe Martin,
Paula Swygard, Jodie Theobald, John Thomas
MEMBERS ABSENT: None
STAFF PRESENT: Bob Miklo, John Yapp, Sue Dulek
OTHERS PRESENT: Jesse Allen, Bill Synan, Ann Synan, Bruce McDonald, Jennifer
McDonald, Dave Zahradnick, Garry Hamdorf, Kevin Digman,
Kevin Hanick, John Hieronymus, James Hayes, Mike Bieniek
RECOMMENDATIONS TO CITY COUNCIL:
The Commission voted 7-0 to recommend approval of REZ14-00006, a rezoning
from Commercial Office (CO-11) zone to Planned Development Overlay (OPD-8)
zone for property located at 2815 Rohret Road subject to general conformance
with the site design and building plans submitted and a Conditional Zoning
Agreement which addresses the following:
a) Existing healthy trees within a distance of 80 feet of the Highway 218 right-of-
way shall be preserved except where it is necessary to remove trees for
installation of stormwater management facilities.
b) The building will be built with sound abating construction techniques materials
that reduce interior sound levels including masonry, fiber cement siding, and
laminated windows.
c) The maintenance the Rohert Road sidewalk becomes the responsibility of the
owner of the development.
2. The Commission voted 7-0 to recommend approval of REZ14-00009, a proposal to
rezone approximately 3.02 acres of property located between South Riverside
Drive and Orchard Street north of Benton Street from Community Commercial
(CC-2) zone to Riverfront Crossings — West Riverfront (RFC-WR) zone subject to a
Conditional Zoning Agreement requiring the applicant;
a) To dedicate ten feet of land along the Riverside Drive frontage of the property
to the City in order to widen the public right-of-way along Riverside Drive
b) Closure of the northern most curb cut from the property to Riverside Drive
c) Dedication of land or grant of a public access easement to allow the public
sidewalk to be extended around the Iowa Interstate Railroad embankment in a
location to be determined by the City.
3. The Commission voted 7-0 to recommend approval of REZ14-00008, a rezoning of
1.36 acres from Low Density Single -Family (RS-5) to Low Density Multi -Family
(RM-12) located at the northwest corner of Muscatine Avenue and Scott Boulevard
and SUB14-00008, a preliminary plat of Silver Slope, a 20-lot approximately 12.14
Planning and Zoning Commission
June 5, 2014
Page 2 of 12
acre residential subdivision at the same location subject to the storm water
management drainage for Lot 23 being graded toward Muscatine Avenue.
4. The Commission voted 7-0 to recommend approval of amending minor
modifications, variances, special exceptions and provisional uses 14-413-1 to add
a minor modification which would allow archways and gates taller than four feet to
be approved administratively.
5. The Commission voted 7-0 to recommend that City Code Section 14-413-2 be
amended be amended to add outdoor service areas as an allowable temporary use
for up to one year subject to the six conditions identified in the staff report and
that the Zoning Code be amended to clarify that outdoor service areas associated
with a restaurant in residential and mixed use zones will not be considered an
expansion of a non -conforming use.
6. The Commission voted 7-0 to recommend that the City Council send a letter to the
County recommending approval of a cell tower located on the northwest corner of
4201h St SE and Taft Ave SE, in Area B of the Iowa City and Johnson County Fringe
Area
CALL TO ORDER:
The meeting was called to order at 7:00 PIVI.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
There was none.
Rezoning / Development Items
REZ14-00005
Discussion of an application submitted by Allen Homes for a rezoning of approximately
3.6-acres of property from Low Density Single Family (RS-5) zone to Planned
Development Overlay (OPD-5) zone to allow construction of an 11-unit multi -family
building located at the NE corner of First Avenue and Hickory Trail.
Yapp noted what kinds of zoning surround the subject property. He showed photographs of
various views of the subject property. He said this project would be a cluster of eleven dwelling
units into a single multi -family building on the northwest part of the property, with that number
based on the number of single family units that could be placed on the property. He said there is
a required 100 foot buffer provided from the stream corridor and wetlands along the east edge
of the property. Yapp said staff feels that the plan for the property is consistent with the
Northeast District Plan. He said a majority of the parking is planned to be underneath the
building, with two pedestrian entrances proposed to the building. He showed several views of
the structure. He said although one corner of the building is taller than thirty-five feet, the
average height of the structure is under thirty-five feet. He said staff finds that the development
won't overburden streets and utilities. He said the proposed development provides more open
space and views across the property than a conventional subdivision. He said the single means
of access to First Avenue is preferable to multiple driveways. He said the Parks and Recreation
Commission has recommended fees in lieu of public open space. He said staff finds that the
development meets the intent of the Planned Development and Sensitive Areas Development
Planning and Zoning Commission
June 5, 2014
Page 3 of 12
Plan by clustering the units, preserving a majority of the property as open space, preserving the
wetland buffer and stream corridor and minimizing paving and recommends approval subject to
general conformance with the plan provided and the building design complying with the multi-
family site design standards.
Freerks asked what, if any, impact site features would have on how many single family homes
could be built. Yapp said for the homes built on First Avenue, the homes would be required to
be built outside the buffer and the buffer would become a rear yard. He said in order to achieve
the lots on Hickory Trail the developer would have to request a reduction in the buffer.
Freerks opened public discussion.
Jesse Allen of Allen Homes, the developer, said if he could build single family homes on this
property, he would. He said they have designed a building to minimize impact for Hickory Trail
and that will blend into the terrain and be compatible with the houses to the east. He said he
wanted to preserve one -hundred percent of the wetlands and the trees, so they pushed the
building to the northeast portion of the property, which allowed them to use some existing
screening.
Eastham asked about ADA compatible units. Allen said all the units will be ADA compatible and
there is an elevator in the proposed building.
Bill Synan of 833 Cypress Court said he isn't in favor of this rezoning. He said he has seen
several rezonings in the past few years that have substantially increased the number of multi-
family dwelling units along First Avenue. He said there is no reason to rezone these parcels
because single family homes can be built on this land.
Ann Synan of 833 Cypress Court said this proposed development is not what residents had
envisioned for the gateway to the Bluffwood neighborhood. She said she doesn't feel that this
proposed building will blend into the area and that it will adversely affect privacy of the single
family homes. She said the open space on the southern end of the subject property won't
necessarily offer more green space or protect the wildlife or plant species any more than the
single family homes are already doing. She said the residents of the area are afraid of seeing
another massive retaining wall put in like the one across the street. She said she feels there are
enough condominiums in this area already and would like to see either single family homes or
duplexes built on the subject property.
Bruce McDonald of 855 Cypress Court said he will have a direct view into the back of the
monstrosity that is planned. He said the City has received many letters opposed to this rezoning
as well as a petition against it containing over one -hundred signatures, and if this rezoning goes
through, that is not government by and for the people. He said with the grade on this property
there would need to be a large retaining wall on this property.
Jennifer McDonald of 855 Cypress Court said her first choice is single family dwellings, but if
they have to build perhaps they could balance the zero lot buildings up the hill on First Avenue
by building more of them on the subject property.
Dave Zahradnik of Newmann Monson Architects said at the Good Neighbor meeting the
consensus was that short of buying that property so nothing could ever be built on it, the
neighbors would be happiest saving most of the ground and that the clustered condos would be
the best option. He said that that new proposed grades do fit in with the existing grades so there
is no retaining wall along the west. He pointed out on the proposed plans that what might look
Planning and Zoning Commission
June 5, 2014
Page 4 of 12
like a retaining wall is actually the foundation of the building and where the building stops, a
retaining wall continues that will be well screened with plants.
Garry Hamdorf, owner of the property to the north of the subject property, asked the
Commission to drive out and look at the condo that is being built on the corner of First Avenue
and Hickory Trail. He said the blocks in the retaining wall are huge and it looks like a fortress.
He said he thinks a responsibility of the Commission and City Council is to protect the citizens
who are established and who moved there with a zoning that's different than what is being
requested. He said they need to look at what else is possible on this site.
Freerks closed public discussion.
Eastham moved to defer REZ14-00005 to the June 1 91h meeting of the Commission.
Dyerseconded.
Eastham said he wants to look at what the options are for developing this site
Freerks said she wanted more time to consider this.
Thomas said he's concerned with what the intent is of the RS-5 zone and what kind of
development is described in the Zoning Code with respect to RS-5, and what types of uses are
permitted on this zone.
Miklo explained that if owners of twenty -percent of the land within two -hundred feet of the
subject property sign a protest petition it takes a super majority or six out of seven Council
members to approve a rezoning, and the petition submitted does not constitute a protest petition
according to the Zoning Code.
Eastham said he wants some kind of metric to evaluate Comprehensive Plan provisions about
doing additional multi -family development along First Avenue, and what the ratio is for single
family versus multi -family development.
A vote was taken and the motion carried 7-0.
REZ14-00006
Discussion of an application submitted by Hodge Construction Company for a rezoning
of approximately 4.40-acres of property from Commercial Office (CO-11) zone to Planned
Development Overlay (OPD-8) zone to allow construction of a 33-unit multi -family
building located at 2815 Rohret Road.
Eastham disclosed that he's on the board of a non-profit that had previously looked at this
property as a potential site, but those negotiations have stopped and there's been no action in
the past several months.
Miklo explained the zonings of the surrounding areas. He said the applicant is requesting the
rezoning because they have not been able to find a market for CO-1 here. He showed photos of
the neighboring areas and the subject property. He said the Comprehensive Plan encourages
clustering development farther away from Highway 218 to allow preservation of trees along the
highway and provide space to help mitigate highway noise. He said the Southwest District Plan
does indicate that cluster development is appropriate in this area. He said staff believes that the
design of the building and the materials proposed are compatible with the neighborhood, that
Planning and Zoning Commission
June 5, 2014
Page 5 of 12
the building position on the site allows for a generous setback especially from the properties in
Mormon Trek Village and that the building is being positioned to provide buffering from the
highway noise. He said staff is recommending approval with conditions regarding preservation
of the trees within eighty feet of the right-of-way of Highway 218 except where necessary for
storm water management, that the building be constructed of materials designed to abate sound
from the highway, and that maintenance of the sidewalk on Rohret Road be tied to this property.
Freerks asked how many parking spaces are being provided. Miklo said the plan is two spaces
per dwelling unit and two guest spaces, with the expectation being that not all the units will
require two spaces.
Freerks opened public discussion.
Kevin Dignan of Hodge Construction said the plan is for twenty two -bedroom units and thirteen
one -bedrooms.
Freerks closed public discussion.
Thomas moved to defer REZ14-00006.
Eastham seconded.
Thomas said the issue for him is cluster development and its definition. Miklo explained that the
Zoning Ordinance and Planned Development Ordinance indicate that with the Council's
approval after recommendation by the Commission, clustering includes creation of multi -family
buildings where you would put units into multi -family or duplex or townhouse -style units or single
family with smaller lots. He said that for zoning purposes, all of the above are the intention for
clustering.
Freerks stated that this proposed plan does meet what the City considers a cluster
development.
A vote was taken and the motion for deferral was denied 0-7.
Eastham moved to recommend approval of REZ14-00006, a rezoning from Commercial
Office (CO-11) zone to Planned Development Overlay (OPD-8) zone for property located at
2815 Rohret Road subject to general conformance with the site design and building
plans submitted and a Conditional Zoning Agreement which addresses the following:
1 . Existing healthy trees within a distance of 80 feet of the Highway 218 right-of-way
shall be preserved except where it is necessary to remove trees for installation of
stormwater management facilities.
2. The building will be built with sound abating construction techniques materials that
reduce interior sound levels including masonry, fiber cement siding, and laminated
windows.
3. The maintenance the Rohert Road sidewalk becomes the responsibility of the
owner of the development.
Martin seconded.
Miklo noted that since the staff report was written, the City Engineer has received the storm
water management plan and has it.
Planning and Zoning Commission
June 5, 2014
Page 6 of 12
Eastham said he thinks this is a reasonable use of this parcel. He says this helps achieve a
better balance of multi -family higher density homes available to people whose children will be
attending Weber Elementary School.
Theobald said she wished there was another way to manage storm water and buffer with
vegetation that would further draw water down. She said she thinks what they do with that is not
very attractive and probably not the best practice. She said she would like to discuss the design
of stormwater in general at a later date.
Thomas said with the cluster this would be a great opportunity to develop a recreational area,
but according to the plans he's looking at, more focus seems to be on the parking.
Freerks said sometimes there's a nice balance between that and retaining unkempt trees and
shrubs and nature as a buffer. She said there is value in both. Thomas agreed that there was an
opportunity here to do both.
A vote was taken and the motion carried 7-0.
REZ14-00009
Discussion of an application submitted by Emrico Properties LLC for a rezoning of 3.02-
acres of land located on the west side of South Riverside Drive, north of Benton Street
from Community Commercial (CC-2) zone to Riverfront Crossings — West Riverfront
(RFC-WR) zone.
Miklo said the subject property formerly contained a portion of the Hartwig Auto Dealership. He
showed various views of and from the property. He said the proposed Riverfront Crossings zone
is a mixed use zone that allows both commercial and residential, the latter either on the ground
floor or on the upper floors. He said intensity of development for residential would be somewhat
higher in the Riverfront Crossings Zone than in the CC-2 zone as the CC-2 zone requires
commercial on the ground floor and Riverfront Crossings does not and CC-2 allows three
stories whilst Riverfront Crossings allows four stories with the potential for a bonus floor.
Miklo said the proposed plan is for 96 dwelling units built over an underground parking facility
with a surface lot as well. He said an issue identified with the Riverfront Crossings District is
improvement of pedestrian access and the character along Riverside Drive, and staff believes
this building will contribute to that vision by building a structure on the west side of the street
with the parking behind it. He said as conditions of the rezoning staff is recommending that ten
additional feet of right-of-way be dedicated to the City to allow improvement of the pedestrian
sidewalk and an easement or right-of-way be granted by this property to allow a pedestrian
connection for a potential tunnel under the railway viaduct.
Miklo said staff feels this proposal does meet the Riverfront Crossings vision. He said there will
be a buffer strip on the west side of the proposed building. He said one of the two curb cuts will
be eliminated and consolidate them into one. He said staff is recommending approval with the
conditions outlined in the staff report.
Swygard asked if the subject property abuts a single family property. Miklo said it abuts the
OPD-5 zone to the west which contains duplexes. She asked how much traffic will funnel down
Orchard Street to Benton Street. Miklo said they anticipates some, but predicting how much will
go down Orchard versus Riverside Drive may not be possible.
Planning and Zoning Commission
June 5, 2014
Page 7 of 12
Yapp said they could not model something this small on their traffic model. He said he thinks
that most of the residents of the proposed building will be headed north toward campus and
downtown.
Dyer asked if this is the only property that will abut residential property across Orchard Street.
Miklo said as you work south there will be other properties that will abut residential.
Eastham asked what the Form Based Code has to say about assessing the capacity of a street
like Orchard Street to carry traffic from a fairly dense residential use. Yapp said the Form Based
Code doesn't address traffic volume on streets but as part of staff's regular analysis they do
consider traffic volumes and how that might affect a street. He said even with this number of
units for the proposed building, Orchard Street will have a relatively low traffic volume overall.
Freerks opened public discussion.
Kevin Hanick on behalf of Emrico LLC said we will be seeing major changes in downtown. He
said the downtown housing right now is dominated by undergraduate rental housing. He said he
thinks there is a need to serve a non -undergraduate population with a level of amenity -based
housing that's close in but not in downtown. He said this project would predominantly have
studios, one and two -bedrooms. He said although they would qualify for a bonus floor by
dedicating an extra ten feet of right-of-way and buffer they don't anticipate going over four
stories. He said this property is out of the flood plain.
Eastham said the plan before him shows buffering between the subject site and the homes
across Orchard Street. Miklo said the Code requires a buffer strip that this plan includes. He
said it's a good zoning practice to have transitions occur at backyards and that is the case here
for the properties on Orchard Court.
Freerks said it's key to address headlight traffic.
Hanick said the applicants hope that residents will take advantage of the nearby bus routes, and
pedestrian and bicycle paths, and that driving will not be the only way to get around.
Swygard said there will be good public transportation to get to stores across the highway, but
she said she still has some concern about the headlights as they exit facing west to get onto
Orchard Street.
Hanick said the curb cut from the parking lot would align with Orchard Court.
Dyer said she finds it distressing to have parking facing a residential neighborhood. She asked if
all the spaces are necessary.
Hanick said it's what they need and it will meet the City guidelines.
Freerks closed public discussion.
Eastham moved to recommend approval of REZ14-00009, a proposal to rezone
approximately 3.02 acres of property located between South Riverside Drive and Orchard
Street north of Benton Street from Community Commercial (CC-2) zone to Riverfront
Crossings — West Riverfront (RFC-WR) zone subject to a Conditional Zoning Agreement
requiring the applicant;
Planning and Zoning Commission
June 5, 2014
Page 8 of 12
1. To dedicate ten feet of land along the Riverside Drive frontage of the property to
the City in order to widen the public right-of-way along Riverside Drive
2. Closure of the northern most curb cut from the property to Riverside Drive
3. Dedication of land or grant of a public access easement to allow the public
sidewalk to be extended under the Iowa Interstate Railroad embankment in a
location to be determined by the City.
Martin seconded.
Eastham said the Commission agreed to a course with the Form Based Code governing the
Riverfront Crossings area so his duty is to approve this rezoning with the conditions as outlined.
He said this is a real opportunity to take the first step in the Riverfront Crossings District.
Freerks said she's happy to see this come forward and is starting to formulate what staff and the
community have put so much into and this has a lot of potential. She said she hopes it all comes
together well and the applicant knows that the Commission is concerned about parking and
headlights.
Thomas said he's pleased to see things moving forward and he was interested in seeing how
the Form Based Code would translate to the building design. He said although this isn't the final
plan, it is a building with some articulation creating useable open space and he thinks that's a
real step forward. He said the drive does align with Orchard Court and these are the kinds of
things that do make a difference in terms of the overall outcome.
Swygard said it's good to see some development finally happening in this part of town that will
hopefully encourage and spur further development in the area. She said she's happy to see
some stability come to the area with this development. She said her concern is the traffic and
cut -through traffic on Miller and Hudson Streets, and she would encourage that neighborhood
to look at some traffic calming features for those two streets.
Theobald said she's excited about this development but she does share Swygard's concerns
about the traffic.
A vote was taken and the motion carried 7-0.
Freerks called for a short break.
Freerks called the meeting back to order.
REZ14-00008/SUB14-00008
Discussion of an application submitted by John Hieronymus for a rezoning of 1.36-acres
of land located north of Muscatine Avenue and west of Scott Boulevard from Low
Density Single -Family (RS-5) zone to Low Density Multi -Family (RM-12) zone and for a
preliminary plat of Silver Slope, a 20-lot, 12.14 acre residential subdivision.
Miklo explained the street design changes between the current rezoning application and a
previous one. He said the previous plan provide a loop street that would have connected back
to Muscatine Avenue in the future. He said the current proposal moved the new street access
to Scott Boulevard and ends with a cul-de-sac. He said the subdivision regulations generally
discourage cul-de-sacs, but in this case the applicant wishes to set aside Outlot B to preserve
trees and open space. He said staff is recommending approval subject to Lot 23 being graded
Planning and Zoning Commission
June 5, 2014
Page 9 of 12
to drain toward Muscatine Avenue and that would be a note that would have to be added to the
plat before this goes to City Council.
Freerks opened public discussion.
John Hieronymus of 3322 Muscatine Avenue said this is a two-part development and they are
happy to have staff support on this.
Freerks closed public discussion
Eastham moved to recommend approval of REZ14-00008, a rezoning of 1.36 acres from
Low Density Single -Family (RS-5) to Low Density Multi -Family (RM-12) located at the
northwest corner of Muscatine Avenue and Scott Boulevard and SUB14-00008, a
preliminary plat of Silver Slope, a 20-lot approximately 12.14 acre residential subdivision
at the same location subject to the storm water management drainage for Lot 23 being
graded toward Muscatine Avenue.
Swygard seconded.
Freerks said the Commission usually doesn't like to see cul-de-sacs but it's okay occasionally
for a reason such as the open space being proposed here. She said it's nice to see multi -family
and single family here side by side, and is happy that the applicant wishes to retain a grove of
trees on the property.
A vote was taken and the motion carried 7-0.
I
19116TIrWiTI, =_1 *rITI_JIII=IIr
Consider an amendment to Title 14, Zoning Code, Chapter 4, Use Regulations, Article B,
Minor Modifications, to allow archways and gates over 4 feet in height in required
residential front yard setbacks to be approved administratively.
Yapp explained that the current Code prohibits fences taller than four feet within the front yard
setback. He said staff was recently approached by James Hayes regarding a proposal for an
archway gate and fence to be installed in the front setback for properties on Burlington Street.
He showed an image of what that archway and fence might look like. He said the purpose is to
delineate and identify these properties as a cohesive area. He said the intent of the current four
foot limitation is to maintain a pedestrian friendly street scape and prevent a stockade -like feel
walking along the sidewalk. Staff reviewed this proposal and feels there are situations where the
design of the fence could actually enhance and add to the street scape.
Freerks asked about including the condition of using quality materials. Yapp said the definition
of a quality material can be subjective.
Yapp said a meeting for property owners within 200 feet would be part of the Minor Modification
review process.
Eastham asked if approval from the Historic Preservation Commission would be required. Miklo
said it would.
Planning and Zoning Commission
June 5, 2014
Page 10 of 12
Freerks opened public discussion.
James Hayes of 1142 E. Court St. gave a history of the houses in question and said they are
being used as The Grant Wood Artist Colony.
Freerks closed public discussion.
Thomas moved to recommend approval of amending minor modifications, variances,
special exceptions and provisional uses 114-413-11 to add a minor modification which
would allow archways and gates taller than four feet to be approved administratively.
Martin seconded.
Freerks said she's excited about this and the fact that someone is doing this so the public can
enjoy it. She said she's satisfied with not putting "quality materials" in this amendment as
hopefully it's something that will always be assessed and monitored by staff.
Eastham said this is a wonderful idea and is appreciative of Hayes for putting it together
A vote was taken and the motion carried 7-0.
Consider an amendment to Title 14, Zoning Code, Chapter 4, Use Regulations, Article D,
Temporary Uses, to allow outdoor service areas associated with restaurants as
temporary uses in residential and mixed -use zones.
Yapp said City Council directed staff to prepare an amendment to allow outdoor service areas in
residential and mixed use zones as a temporary use requiring an annual permit.
Martin asked why there is a maximum of thirty people. Yapp said that was the condition for the
Community Commercial zone so this would be consistent, and also the concern is that when
you get a larger group of people there's a greater chance of noise.
Eastham asked if there is a definition of an outdoor service area. Yapp said it has to be defined
with a barrier and tables aren't necessarily required. He said the definition is that it's an outdoor
service area for food and alcohol and it's the alcohol that makes it an outdoor service area.
Freerks opened public discussion
Freeks closed public discussion.
Thomas moved to recommend that City Code Section 14-4D-2 be amended be amended
to add outdoor service areas as an allowable temporary use for up to one year subject to
the six conditions identified in the staff report and that the Zoning Code be amended to
clarify that outdoor service areas associated with a restaurant in residential and mixed
use zones will not be considered an expansion of a non -conforming use.
Eastham seconded.
Planning and Zoning Commission
June 5, 2014
Page 11 of 12
Freerks said the temporary nature of this and the idea that there are ways to get around this
make this more appealing to her. She said these types of things are good to try, and small areas
where people can get together and mix are good.
A vote was taken and the motion carried 7-0.
County Conditional Use Item
Discussion of an application submitted to Johnson County from Verizon Wireless
requesting a conditional use permit to allow a 195 foot tall communications tower on 9.2
acres of land located on the northwest corner of 4201h St SE and Taft Ave SE, in Area B of
the Iowa City and Johnson County Fringe Area.
Miklo indicated that this is in Fringe Area B of the Iowa City/Johnson County Fringe Area
Agreement. The County Zoning Code provides for City review of Conditional Use Permits when
they are within two miles of a city. He said this area will likely be annexed into the city and
zoned Industrial in the future. He said that such towers are allowed in the city's industrial zones
proved that the tower be setback from the property line a distance at least equal to the tower's
height. He said the application has been revised to adhere with the City's requirement regarding
the setback and staff recommends approval.
Freerks opened public discussion.
Michael Bieniek said he represented the applicant and was available for questions.
Freerks closed public discussion.
Eastham moved to recommend that the City Council send a letter to the County
recommending approval of a cell tower located on the northwest corner of 420'h St SE
and Taft Ave SE, in Area B of the Iowa City and Johnson County Fringe Area.
Martin seconded.
A vote was taken and the motion carried 7-0.
Consideration of Meeting Minutes: May 1, 2014
Eastham moved to approve.
Swygard seconded.
A vote was taken and the motion carried 7-0.
Other
Adjournment
Eastham moved to adjourn.
A vote was taken and the motion carried 7-0.
PLANNING & ZONING COMMISSION
ATTENDANCE RECORD
2013-2014
FORMAL MEETING
NAME
TERM
EXPIRES
10/3
10/17
11/7
11/21
12/5
12/19
1/2
1/16
2/6
2/20
3/20
4/3
4/17
5/1
6/5
DYER,CAROLYN
05/16
X
O/E
X
X
X
X
X
O/E
X
X
X
X
X
X
X
EASTHAM, CHARLIE
05/16
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
FREERKS,ANN
05/13
O/E
X
O/E
X
X
X
X
X
X
X
X
X
X
X
X
MARTIN, PHOEBE
05/17
X
O/E
X
X
O/E
X
X
X
X
X
X
X
X
X
X
SWYGARD, PAULA
05/15
X
X
X
X
X
X
X
X
X
X
O/E
X
X
X
X
THEOBALD, JODIE
05/18
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
THOMAS, JOHN
05/15
X
X
X
X
X
X
X
X
X
X
X
O/E
X
WEITZEL, TIM
05/13
---
---
INFORMAL MEETING
NAME
TERM
EXPIRES
3/4
4/01
4/15
9/19*
1/2
1/13
2/3
2/20
DYER,CAROLYN
05/16
X
X
X
X
X
X
X
X
EASTHAM, CHARLIE
05/16
X
X
X
X
X
X
X
X
FREERKS,ANN
05/13
X
O/E
X
X
X
X
X
X
MARTIN, PHOEBE
05/17
X
X
X
X
X
O/E
X
X
SWYGARD, PAULA
05/15
X
X
X
X
X
X
X
THEOBALD, JODIE
05/18
---
---
---
X
X
X
X
THOMAS, JOHN
05/15
X
X
X
X
X
X
WEITZEL, TIM
05/13
X
X
X
KEY: X = Present
0 = Absent
O/E = Absent/Excused
= Not a Member
= Work Session