HomeMy WebLinkAbout08-21-2014 Planning and Zoning CommissionIowa City
Planning & Zoning Commission
Formal Meeting
Thursday, August 2 1, 2 014
7:00 PM
Emma Harvat Hall - City Hall
Pi
X�
F
Rig
Pr
IWO
74 RS8
P
cc :i'
(XV,
C11
Department of Neighborhood
and
Development Services CITY OF IOWA CITY
UNESCO CITY OF LITERATURE
7.
PLANNING AND ZONING COMMISSION
Thursday, August 21, 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. Development Item
Discussion of an application submitted by Allen Homes for a preliminary plat of Evan Heights, a
10-lot, 3.59-acre residential subdivision located at the NE corner of First Avenue and Hickory
Trail. (SUB14-00015)
E. Rezoning Item
1. Discussion of an application submitted by XJ-23 LLC for a rezoning of approximately .54-
acre of property of property from Intensive Commercial (CI-1) zone to Riverfront Crossings
(RFC) zone at 201 E. Benton Street, 912-914 S. Dubuque Street and designation of 914 S.
Dubuque Street as a Historic Landmark. (REZ1 4-00011)
2. Discussion of an application submitted by City of Iowa City for a rezoning of approximately
25.8-acres of property from CB-2, CB-5 and PRIVI zones to Riverfront Crossings — South
Downtown (RFC -SD) zone and Riverfront Crossings — Central Crossings (RFC-CX) zone
located south of Burlington Street in the South Downtown and a portion of the Central
Crossings subdistricts of the Riverfront Crossings District. (REZ14-00013)
F. Consideration of Meeting Minutes: August 7, 2014
G. Planning & Zoning Information
H. Adjournment
Upcoming Planning & Zoning Commission Meetings
Formal: September 4 /September 18 / October 2
Informal: Scheduled as needed.
To: Planning & Zoning Commission
Item: SUB14-00015
Lot 42 & 43, First and Rochester
GENERAL INFORMATION:
Applicant & Property Owner:
Contact Person:
Requested Action:
STAFF REPORT
Prepared by: John Yapp & Tim Hennes
Date: August 21, 2014
Allen Homes
PO Box 3474
Iowa City, IA 52244
Jesse Allen
allenhomesinc(c0mail.com
319-530-8238
Preliminary Plat approval
Purpose: 10 Single-family Lots with 8 detached single family
dwellings and 1 attached two family dwelling for a
total of 10 dwelling units.
Location:
Size:
Existing Land Use and Zoning:
Surrounding Land Use and Zoning:
Comprehensive Plan:
Neighborhood Open Space District:
File Date:
East side of First Ave, north of Hickory Trail
3.59 acres
Undeveloped; Residential Single Family (RS-5)
North: Undeveloped; ID-RS
South: Residential; Low Density Multi -Family (RM-
12)
East: Residential; Single Family (RS-5)
West: Residential; Medium Density Planned
Development (OPD-8)
The Northeast District Plan identifies this property as
residential
Hickory Hill (C8)
July 31, 2014
45 Day Limitation Period: September 14, 2014
BACKGROUND INFORMATION
The subject property is approximately 3.59 acres in size, and contains a stream corridor and linear
wetlands parallel to the stream corridor. The applicant and property owner, Allen Homes, is
proposing a ten (10) lot subdivision. The proposal would result in 10 Single-family Lots with 8
detached single family dwellings and 1 two family dwelling (a zero -lot structure, with each unit on
a separate lot) at the corner of First Ave and Hickory Trail, for a total of 10 dwelling units.
The applicant held a good neighbor meeting for a previously submitted development proposal,
The previous proposal received a significant amount of public input. The applicant is not planning
on holding an additional good neighbor meeting.
ANALYSIS
Current Zoning
The current zoning is Low Density Single Family Residential (IRS-5).
Compliance with Comprehensive Plan
This property is in the Bluffwood Neighborhood of the Northeast Planning District. The
Northeast District Plan discusses a largely single-family neighborhood with opportunities for
duplex and zero -lot housing, and townhouses and small scale multi -family buildings located
along arterial streets. The proposed subdivision is consistent with the Northeast District Plan
and current zoning.
Utilities
The property fronts on First Ave and Hickory Trail. Water main exists in the First Ave right-of-
way, and sewer mains exist along the east property line, and in the First Ave right-of-way. No
new public streets or utility mains are proposed. Storm water management is accommodated in
the regional storm water facility in Hickory Hill Park.
Sensitive Areas:
The property contains steep (18% to 25%) and critical (25% to 40%) slopes, and a stream
corridor / wetland along the east property line.
The applicant has submitted an application for preliminary plat approval and to be exempted
from the requirements of the Sensitive Areas Ordinance. The Sensitive Areas Ordinance
specifically exempts grading, clearing and development activities for single family and two family
structures in situations like this where there are no common facilities or infrastructure required,
and where the applicant demonstrates that there is no encroachment into a jurisdictional
wetland, designated sensitive areas conservation tract or protected sensitive area (steep and
critical slopes are not protected sensitive areas).
The applicant has delineated the construction limits; this delineation shows that there will be no
encroachment into the wetland / stream corridor. The site does not contain any conservation
tracts. The exemption, therefore, has been administratively approved.
Corps of Engineers acceptance of the wetland delineation is required prior to development
activity (grading, clearing, etc.) on the property.
PCDAStaff ReportiAn 1st aw asse alien rez14-00005 staff repoo (2).docx
Access to First Ave
The City's access management standards state: When land is being subdivided or resubdivided
into lots intended for single-family or two-family uses, individual lot access to arterial streets is
discouraged, [14-5C-5A(3d)j. Staff has discussed with the applicant the option of shared
driveways for the single family lots. Because of the sloping topography along the frontage of the
property, it will be difficult to construct shared driveways that can adequately serve each
property (each property will be at a different elevation) without significant retaining walls and
additional grading. Therefore, staff does not recommend a requirement for shared driveways in
this case.
Along arterial streets, access standards require at least 50 feet between driveways. The
mechanism for deviation from access standards is a 'minor modification' application which
would be considered by the Building Official. Driveway location and spacing will be reviewed
with the building permit for each lot.
Access management standards state that on arterial streets there may not be an access within
150 feet of an intersection. This standard will affect the two-family structure at the corner of
First Ave I Hickory Trail. For a two-family structure, each unit must be oriented to a different
street (First Ave and Hickory Trail in this case). For access to the unit facing First Ave, the
applicant will need to propose a rear / shared drive access off of Hickory Trail, or seek a minor
modification from the 150-foot requirement for access to First Ave.
Neighborhood open space
A planned development of this size is required to dedicate 3,398 square feet of public open space
or pay fees in lieu of (3.59 acres X .065 X 5 dwelling units X 2.22 persons per dwelling unit X 3
acre / per 1000 persons = .078 acres, or 3,398 SF). The Parks and Recreation Director has
recommended fees in lieu of public open space dedication.
Infrastructure fee& sanitary sewer and water main
No sanitary sewer fees will be required. The water main fee was paid with the previous
subdivision; therefore no water main fee is required.
Staff Recommendation
Staff recommends approval of SUB14-00015, an application submitted by Allen Homes for a
preliminary plat of Evan Heights, a 10-lot subdivision located east of First Ave and north of
Hickory Trail.
ATTACHMENTS:
1. Location Map
2. Preliminary P�
Approved by:
Doug BoothroV, Virector
Department oAN�ighborhood and DeAopment Services
P=SWROMft� lstavej..eallen.l�00005staff,�pw(2).docx
Hickory
Hill Pork
J-
I
PRELIMINARY PLAT
EVAN HEIGHTS
IOWA CITY, IOWA
9
_ M9�RM
PREUMINARY PLAT
1.�
JOHNSDNMV�
M
WNWLT�S. WC
UMIM4
7MOM
STAFF REPORT
To: Planning and Zoning Commission Prepared by: Robert Miklo and Ashley Zitzner,
Planning Intern
Item: REZ14-00011
201 E. Benton St. & Date: August 12, 2014
912-914 S. Dubuque
GENERAL INFORMATION:
Applicant: XJ-23 LLC
Contact: Jeff Clark
414 E Market St.
Iowa City, IA 52245
319-631-1867
Jeffmc@yahoo.com
Requested Action:
Rezoning from Intensive Commercial Zone (CI-1) to
Riverfront Crossings — Central Crossings (RFC-CX)
for all three properties and Historic Landmark
Designation for 914 S. Dubuque Street.
Purpose:
To allow for mixed use development
Location:
Dubuque Street south of E. Benton Street.
Size:
.54 Acres or 23,400 sq. ft.
Existing Land Use and Zoning:
Office building currently being demolished, vacant
lot and vacant building - Intensive Commercial Zone
(CI-1)
Surrounding Land Use and Zoning:
North: Convenience storetfilling station — CIA
South: Office - CIA
East: Parking lot - CIA
West: County Administration Building -PI
File Date:
July 16, 2014
45 Day Limitation Period:
August 30, 2014
2
BACKGROUND INFORMATION
The applicant, XJ-23 LLC, has requested a rezoning of three parcels for a total of .54 acres
located on S. Dubuque Street south of E. Benton Street from Intensive Commercial Zone (CI-1) to
Riverfront Crossings - Central Crossings (RFC-CX). The applicant is also requesting Historic
Landmark designation for 914 S. Dubuque Street (Tate Arms). The purpose is to allow for
redevelopment including reuse of the Tate Arms building for a duplex and an apartment building
on 201 E. Benton and 912 S. Dubuque Street.
Currently the property at 201 E. Benton Street is in the process of being demolished. 912 S.
Dubuque Street is a vacant lot located in between 201 E. Benton Street and the building at 914 S.
Dubuque Street is currently vacant.
ANALYSIS:
Comprehensive Plan: These properties are located in the Central Crossings District of the
Downtown and Riverfront Crossings Master Plan. The plan specifically mentions the property at
914 S. Dubuque Street as a historic site in need of preservation. In addition the plan suggests a
density bonus for adjacent property as well as a parking waiver to help ensure the preservation
of this property (page 69). The Riverfront Crossing Plan also identifies 201 W. Benton and 912
S. Dubuque Street as appropriate for mixed use development (page 105).
The Historic Preservation element of the Comprehensive Plan encourages the identification and
preservation of historic resources significant to Iowa City's past. The attached Historic Site
Inventory Form provides a detailed discussion of the history and architecture of 914 S. Dubuque
Street. The building was constructed in 1880 and operated from 1939 to 1963 as the Tate Arms.
The house was owned by Junious and Elizabeth Tate who housed male African American
students before they were allowed to live in the University of Iowa dormitories. The Tates were
one of the few African American families to live in Iowa City in the 1930's and served an
important purpose in providing housing for African American students. Designation of the Tate
Arms as a Historic Landmark will help ensure its long4erm preservation and the proposed
rezoning to Riverfront Crossings will allow for transfer of development rights to the adjacent lots in
accordance with the Comprehensive Plan.
Zoning: The current Intensive Commercial zoning (CI-1) designation was established to provide
areas for those sales and service functions and businesses whose operations are typically
characterized by large outdoor displays, sale and repair of motor vehicles, recreational activities,
and activities or operations that are not completely enclosed. The CIA zone does not allow
residential uses.
The proposed Riverfront Crossings — Central Crossing (RFC-CX) zone allows the same principal
uses as a Central Business Support Zone (CB-5), which accommodates mixed land uses. The
principle uses include commercial, recreational, restaurants, offices, retail, and educational and
religious or private group assembly. Unlike in the CB-5 zone, residential uses are allowed on the
ground floor. Residential uses are limited to an occupancy level of one "household" per dwelling
unit - a maximum of three bedrooms per multifamily unit. The base RFC-CX zone allows 4 story
buildings with the possibility of additional floors being permitted through the Building Height
Bonus Provisions.
The applicant has indicated his intent to convert the Tate Arms to a duplex and to construct a 5-
story building on the adjacent property. The first floor of the building would contain parking.
Historic Preservation Commission Landmark Review: The Iowa City Historic Preservation
Commission met on August 14, 2014 and conducted a public hearing where they reviewed and
evaluated the historical significance of the Tate Arms building at 914 S. Dubuque Street. The
Commission determined that the property meets the requirements for a landmark and voted
unanimously to recommend approval of the designation of 914 S. Dubuque Street as an Iowa
City Historic Landmark.
Planning and Zoning Commission Landmark 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
apply to this proposal: 1.) the Downtown and Riverfront Crossings Master Plan and 2.) the
Historic Preservation Plan. As noted above, preservation of the Tate Arms is supported by both
of these documents.
Environmentally Sensitive Areas: The properties are located within the 500 year floodplain of
Ralston Creek. Development on these properties will be required to comply with the Flood Plain
Management Standards of the Zoning Code. As noted the first level of the proposed building
would contain parking and thus elevate the residential floors above the flood plain.
STAFF RECOMMENDATION:
Staff recommends that REZ14-00011, a request by XJ-23 LLC for rezoning from Intensive
Commercial Zone (CI-1) to River Front Crossings — Central Crossings (RFC-CX) for a 23,400
square foot property located at 201 E. Benton Street and 912-914 S. Dubuque Street and the
designation as a Historic Landmark for the property located at 914 S. Dubuque Street, be
approved.
ATTACHMENTS:
1. Location Map
2. Site Inventory Form
Approved by: _7,,,o�.
John Yapp, Develol
Department of Neig
bervices Coordinator,
)od and Development Services
"12
KIRKW
clb
SITE LOCATION: 201 E. Benton Street, 912-914 S. Dubuque Street REZ14-00011
Site Inventory Form
State Inventory No. 52-06284 A New El Supplemental
State Historical Society of Iowa
El Part of a district with known boundaries (enter inventory no.)
(November2005)
Relationship: [:] Contributing El Noncontributing
El Contributes to a potential district with yet unknown boundaries
National Register Status:(any that apply) El Listed El De -listed 1:1 NHL El DOE
9-Digit SHPO Review & Compliance (R&C) Number
F1 Non -Extant (enter year)
1. Name of Property
historic name Tate Arms
other names/site number Williams Hotel: Dick Davin Realty
2. Location
street & number 914 South Dubuque
Street
city or town Iowa City
El vicinity, county Johnson
Legal Description:(If Rural)Township Name Township No. Range No. Section Quarter of Quarter
(if Urban) White's Subdivision of Outlot Four County Seat Addition Block(s) Lot(s) 34
3. State/Federal Agency Certification [Skip this Section]
4. National Park Service Certification [Skip this Section]
5. Classification
Category of Property (Check only one box) Number of Resources i
vithin Property
Z building(s)
If Non -Eligible Property
If Eligible Prpperl�6 enter number of.
E] district
Enter number of
Contributing Noncontributing
E] site
buildings
1 buildings
E] structure
sites
sites
El object
structures
structures
objects
objects
Total
Total
Name of related project report or multiple property study (Enter 'N/A" if the property is not part of a mulliple property examination).
Me Historical Architectural Data Base Number
6. Function or Use
Historic Functions (Enter categories from instructions)
01A01 Residence
01 D04 Transitory housing/hotel
Current Functions (Enter categories from instructions)
02AO1 Office building
70 VaGant1not in use
7. Description
Architectural Classification (Enter categories from instructions) Materials (Enter categories from instructions)
07EO2 Craftsman
09A06 Hipped roof, 2 stories
foundation 04 Stone
walls (visible material) 06 Stucco
roof 02B Shinclie
other 13 Glass
Narrative Description (Z SEE CONTINUATION SHEETS, WHICH MUST BE COMPLETED)
8. Statement of Significance
Appimevie rmaxionai Kegister 1,rizena (MarK "X' representing your opinion of eligibility after applying relevant. National Register criteria)
0 Yes 0 No El More Research Recommended A Property is associated with significant events.
0 Yes 0 No [I More Research Recommended B Property is associated with the lives of significant persons.
[I Yes El No El More Research Recommended C Property has distinctive architectural characteristics.
159 Yes El No El More Research Recommended D Property yields significant information in archaeology or history.
County Johnson Addna�- 914 S. Dubuoue Site Number 52-05284
city Iowa Ci District Number
Criteria Considerations
El A Owned by a religious institution or used El E A reconstructed building, object, or structure.
for religious purposes. El F A commemorative property.
El B Removed from its original location. El G Less than 60 years of age or achieved significance within the past
El C A birthplace or grave. 50 years.
El D A cemetery
Areas of Significance (Enter categories from instructions)
29 Social Histor
14B Black
Significant Person
(Complete If National Register Criterion B is marked above)
Tate, Elizabeth
Significant Dates
Construction date
1880 El check if circa or estimated date
3-ti;;Tdates, including renovation
Architect/Builder
Architect
Builder
Narrative Statement of Significance (S SEE CONTINUATION SHEETS, WHICH MUST BE COMPLETED)
9. Major Bibliographical References
Bibliography LJ See continuation sheet for citaflons of the books, arUcles, and other sources used in preparing this form
10. Geographic Data
UM Reftrenoes (OPTIONAL)
Zone Basting Northing zone Easting Northing
I — — 2
3 4
El See oonfinuation sheet for acklifional UTM references or comments
11. Form Prepared By
name/title Erica Blair
organization Friends of Historic Preservation date 06/2014
street & number P.O. Box 2001 telephone �15-368-1242
city or town Lowa City state IA zip code 52244
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 negativestsildes and the following
needs to be provided below on this particular inventory site:
Roll/slide sheet # Frame/slot # Date Taken
Roillslide sheet # Frame/slot # Date Taken
RolVsllde sheet # Frametslot # Date Taken
El See continuation sheet or attached photo & slide catalog sheet for list of photo roll or slide entries.
El Photostillustrations without negatives are also in this site inventory file.
FOR CERTAIN KINDS OF PROPERTIES, INCLUDE THE FOLLOWING AS WELL
I . Farmstead & District. (List of structures and buildings, known or esUmated 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 bam.
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 barn's exterior dimensions in feet.
State Historic Preservation Office (SHPO) Use Only Below This Line
;oncur witn above survey opinion on National Register eligibility " Ye
[I This is a locally designated property or part of a locally designated
Comments,
Evaluated by (namallitle), Date
Iowa Department of Culturalf airs
State Historical Society OT loWa Site Number
Iowa Site Inventory Form
Continuation Sheet
Name of Property
Address
7. Description
bite Number 52-05284
Related District Number
Neighborhood: The house is bounded by the Iowa River to the west and Ralston Creek to the east, and
the CRANDIC Railroad and Iowa Interstate Railroad lines to the north. The large lot across the street
from the Tate Arms is occupied by the Johnson County Administration building. The area including and
immediately surrounding the former Tate Arms is zoned for intensive commercial uses.
Historically, the Tate Arms was located in an industrial zone. According to Sanborn Fire Insurance
maps from 1926 to 1944, some operations in the area included a junkyard, a warehouse, and
outhouses. Sanborn Fire Insurance maps from 1933 to 1944 show a stock yard, garage and repair
shop, coal yard, junk yard, bulk oil storage, and filling stations in the area. The National Guard Armory
was a buffer between the Tate Arms and a sewage disposal plant, sewage pump, and bulk oil storage
station.
African -American residents lived next door to the Tate Arms house at 916 S. Dubuque Street. Local
chapters of Kappa Alpha Psi (founded in 1914) and Alpha Phi Alpha (founded in 1922) fraternities,
which provided room and board to African -American students, were located nearby at 301 and 818 S.
Dubuque Street and other locations in the neighborhood.
Architectural features: The house at 914 S. Dubuque Street was built in 1880. It has two stories with a
hipped roof and white stucco walls that cover the original brick. It has a stone foundation, and windows
throughout the house are largely double hung with exterior light blue shutters and brick sills. There is
2,356 square feet of total living area (1,178 per floor). The total lot contains 7,800 square feet. There
are 10 rooms above ground, five bedrooms and a full basement but no attic. There is one full bathroom.
On the west elevation (facing Dubuque Street) is a 424-square-foot wrap -around veranda with a
concrete floor and tapered, concrete cast pillars. The ground floor features a large 12-pane picture
frame window that appears to be original and a doorway that is currently boarded up. On the second
floor are two double hung sash windows.
The veranda wraps around to the north elevation, which, on the ground floor, features another 12-pane
window, a doorway, and two more double hung sash windows. On the second floor is a single -pane
diamond -shaped window and two double hung sash windows. Also on the north elevation is a port
coch6re (carriage porch) supported by tapered, concrete cast pillars.
The east elevation, which faces Ralston Creek, features seven double hung sash winclows—
symmetrically placed on the ground floor and asymmetrically placed on the second floor. Also on this
side of the house is a large parking lot. The south elevation features six double hung sash windows
similar to those on the east elevation and one smaller three -over -one double hung sash window on the
second floor.
Iowa Department of CulturaV drs
State Historical Society Or Iowa Site Number Site Number 62-0528
Iowa Site Inventory Form Related DistriGt Number
Continuation Sheet
Tate Arms Johnson
Name of Property County
914 S. Dubuouc Iowa Ci , Ly
Address City
8. Significance
Significant to Iowa City history and culture7 The Tate Arms, owned by Junious "Bud"Tate and Elizabeth
"Bettye" Crawford Tate, served as a boarding house for African -American students before they were
allowed to live on campus at the University of Iowa. The Tate Arms operated from 1939 to 1963 and
was one of five boarding houses in Iowa City for black students.
Immediately after the Tates moved into the 914 S. Dubuque Street house, they started renting to
AfriGan-American students. Bettye Tate told reporter Jean Florman in a November 1995 article that the
12-room house was too big for the Tates and their son, Dennis. "She bought beds (including three
'double-deckers'), two dozen desks, and 20 bookcases, and hung a sign over the front porch with the
name, 'Tate Arms,"' wrote Florman. "'...There were all these boys coming to town needing a place to
stay,'" Tate told Florman. "When they were accepted into college, the university would send them a list
of places where they were allowed to live. I was on that list."'
Tate told a reporter from the Community News Advertiser in August 1995 that they started renting
rooms due to student need. "Where else would they go?" Tate said. The Community News Advertiser
article said the Tates put "double-decker bunks in many of the rooms and charged about $10 a month
in rent." The Tate Arms housed up to 20 tenants it a time (Iowa Women's Archive). Boarders stayed
fall and spring semesters and over most of the summer. "At holidays we usually had 12 or 14 people
around the dinner table because most of them couldn't afford to go home," Tate said in the November
1995 Iowa City Magazine article.
Housing was a huge concern for African -American students during this time. An article by Richard
Breaux in the spring 2002 issue of Iowa Heritage Illustrated, titled "Facing Hostility, Finding Housing:
African -American Students at the University of Iowa, 1920s-1 950s," begins by quoting a letter from an
African -American law student at Iowa named William Edwin Taylor to James Weldon Johnson of the
National Association for the Advancement of Colored People. "The conditions in this city are at present
almost unlivable for a colored student. The attitude of hostility is felt most keenly in the matter of
housing. No one will rent to colored fraternities and no one will sell in a livable locality," Taylor wrote.
The article discussed how a local property owner had terminated a contract with Taylors Kappa Alpha
Psi fraternity when local members of the Ku Klux Klan organized to outbid the black students. "There is
an organization of the Ku Klux Klan here, and I have not the least doubt that they are financing the
scheme to affect our ruin," Taylor wrote to Johnson (Breaux 2002).
Another article in the spring 2002 issue of Iowa Heritage Illustrated, this one by Anne Balser Allen,
detailed the purchase of the house at 942 Iowa Avenue by the Iowa Association of Colored Women's
Clubs for a group of female African-AmeriGan students attending the University of Iowa in 1919. By that
time, University of Iowa enrollment had reached 4,000. Currier Hall, the first dormitory built by the
university (in 1913), housed fewer than 200 women and no African -Americans. African -American
women had rented rooms from members of Iowa City's small African -American community or
professors in exchange for menial labor. Through a statewide fundraising campaign orchestrated by the
Iowa Association of Colored Women's Clubs and publicity from the Bystander newspaper, enough
money had been raised to purchase the two-story house at 942 Iowa Avenue, located about nine
Iowa Department of Cultural � iirs
State Historical Society oi Iowa Site Number bite Number 52-05284
Iowa Site Inventory Form Related District Number
Continuation Sheet
Tate Arms Johnson
Name of Property County
City
blocks from campus, for $5,300 and $1,000 down payment. The initiative was endorsed by university
officials, although no real assistance from the university was delivered. There was some resistance to
the purchase from the neighborhood property owners. "There had been some opposition from
neighbors, who managed to force a reassessment of a small adjoining lot where a garage stood, but
the committee arranged to pay the additional tax," Allen wrote (Allen 2002).
Black students were not allowed to live in University of Iowa dormitories until 1946, although the
University of Iowa had no official rule on the matter —only that the Deans of Men and Women believed
that white students would object to the arrangement (Breaux 1998). It was be student sentiment that
would later lead to a change in the unwritten policy.
The University of Iowa's decision to desegregate student housing was done quietly, according to the
September 26, 1999 Gazette article. Professor emeritus Phillip Hubbard told the Gazette reporter that
students returning from service in World War 11 were less tolerant of segregated housing. "'The white
students wouldn't have tolerated that policy in the university,'" Hubbard said. "'They were very civil
rights oriented at that period. Whatever the students wanted —that's kind of how it was."' As the
residence halls became more integrated, demand for the boarding houses declined. The Tate Arms
was the last to close, in 1963. However, off -campus housing was still an issue in the early 1960s, as
evidenced by an investigation by the University Committee on Human Rights (established in 1963) into
discrimination in off -campus housing, fraternities and sororities, according to the "African -American
Experience" pamphlet.
Associated with the lives of persons sionificant in our past: Elizabeth "Bettye" Crawford Tate was born
in Fairfield, Iowa in 1906. Following high school graduation and after working for a year in Lake
Okoboji, she married Junious "Bud" Tate in the 1930s. The couple moved to Iowa City, where Bud
operated a janitorial service for downtown businesses. The Tates were one of the few African -American
families living in Iowa City in the 1930s, according to a biographical note in the Elizabeth "Bettye"
Crawford Tate papers held in the Iowa Women's Archives.
Bettye Tate was a leader and active member in the Iowa City community. In addition to opening up her
home for black university students for nearly thirty years, Tate worked at the University of Iowa
Hospital's cardiovascular lab for 22 years, starting out as a clinical technician and retiring as supervisor
in 1976. Tate was a charter member of the Iowa City Community Theatre and served on the board of
directors, as well as performed in several theatrical productions.
Many of the former residents at Tate Arms went on to successful careers. Former boarders Bradshaw
and William Shoecraf Wood attributed the success rate among boarders at the Tate Arms to Bettye
Tate's discipline. "With her everything was not an obstacle,"' Bradshaw said in the August 1995
Community News Examiner article. "'She saw that you got out there and went face-to-face with the
world.'" Bradshaw earned a Master's degree in health and physical education. Wood earned a law
degree and was a judge in the Chicago area.
Tate High School in Iowa City is named after Elizabeth Tate.
Iowa Department of Cultural; iirs
State Historical Society u, Iowa Site Number 1>i(e Number 52-05284
Iowa Site Inventory Form Related District Number
Continuation Sheet
Tate Arms Johnson
Name of Property County
914 S. Dubuque Iowa City
Address city
Has yielded or may likely yield information important in history: While much attention has been given to
the historical and cultural significance of the Tate Arms as a boarding house for black university
students between the 1930s and 1960s, it is likely that the significance of this house goes back even
farther. The house at 914 S. Dubuque Street was used for lodging at least as early as 1928, when it
was owned by Joseph Williams and was listed in the Iowa City Directory as the"Williams Hotel"
(Breaux 1998). More research on this house may reveal even more information about Iowa City's past.
Conclusion: In addition to being in line with the goals set forth in the Iowa City Historic Preservation
Plan, the Tate Arms building meets the following criteria used by the City of Iowa City Historic
Preservation Commission to determine if a property should be eligible for landmark status: 1) significant
to Iowa City history and culture; 2) associated with events that have made a significant contribution to
the broad patterns of our history; 3) associated with the lives of persons significant in our past; and 4)
has yielded or may likely yield information important in history.
A Statement of Historical Significance, prepared by Richard Breaux, concludes with the following quote
from the August 1995 Community News Examiner article: "Despite the historical value of this area to
Iowa and African -American history, 'the small houses which dotted the west:side of Ralston Creek from
Benton Street to Kirkwood Avenue, have been removed to provide parking for the businesses that
replaced the families who lived there.'" Breaux states that the Tate Arms building deserves the same
treatment as other sites dedicated to African -American history across the state.
The role of the Tate Arms in facilitating the integration of African -American residents into the Iowa City
community and state of Iowa deserves recognition similar to other historic landmarks. There has been
criticism of historic preservation that it needs to be more inclusive, and it seems that if the criteria for
determining which structures should be saved are based solely on elements of style, those who could
not afford to live in high -style houses will be forgotten. The Tate Arms is one of the last remaining
homes in what was traditionally a small black neighborhood in Iowa City and should be recognized as a
local landmark.
Researched and written by Andrew Bassman. Edited by Erica Blair. Used with permission.
Iowa Department of Cultural, iirs
State Historical Society u, Iowa Site Number bite Number 52-0528
Iowa Site Inventory Form Related District Number
Continuation Sheet
Tate Arms
Johnson
Name of Property
County
914 S. Dubuaue
Iowa City
Address
City
9. Major Bibliographical References
Allen, Anne Beiser. "Sowing Seeds of Kindness —and Change: A History of the Iowa Association of
Colored Women's Clubs." Iowa Heritage Illustrated, Spring 2002. State Historical Society of
Iowa, Iowa City, IA.
Breaux, Richard M. "Facing Hostility, Finding Housing: African -American Students at the University of
Iowa, 1920s-1 950s." Iowa Heritage Illustrated, Spring 2002. State Historical Society of Iowa,
Iowa City, IA.
Florman, Jean. "The Arms of Betty Tate." Iowa City Magazine. November 1995. Iowa City, IA.
Gersema, Emily. "Dorms off limits." Cedar Rapids Gazette, September 26, 1999. Cedar Rapids, IA.
Iowa Women's Archive. "Elizabeth 'Bettye' Crawford Tate Papers." University of Iowa Libraries.
Iowa City, IA.
Schreiber, Linda. "Housemother Sets Rules." Community News Advertiser. August 16, 1995.
Coralville, IA.
University of Iowa Libraries, "The African -American Experience at the University of Iowa."
February 1990. Iowa City, IA.
Iowa Department of Cultural, iirs
State Historical Society (j, Iowa Site Number bite Number 52-05284
Iowa Site Inventory Form Related District Number
Continuation Sheet
Tate Arms Johnson
Name of Property County
914 8- Dubuque Iowa Citif
Address City
Additional Documentation
MA MY
14M
.-t-mj I
Approximate location of the Tate Arms house in Iowa City (Iowa DOT)
�All
FK
... . . r'7;�
.4j�
7
M
...... Lek.
I M
7.1W
14
J-d
�ositlon of buildings and structures on the site in relation to public roads (Johnson County Assessor)
Iowa Department of Cultural, iirs
State Historical Society (j, Iowa Site Number bne Number 52-05284
Iowa Site Inventory Form Related District Number
Continuation Sheet
Tate Arms Johnson
Name of Property County
914 S- Dubuque. luwa City
Address City
View of the port coch6re (north elevation)
Iowa Department of Cultural j iirs
State Historical Society u, Iowa Site Number
Iowa Site Inventory Form
Continuation Sheet
of Property
bne Number 52-05284
Related District Number
Side Vipw of hollse hefr)r�? trif'k �Np.�7:
1-. . I --� 1947
Photo of 914 S. Dubuque Street from 1947 (Iowa Women's Archive, Tate papers)
Iowa Department of Cultural� iirs
State Historical Society u. Iowa Site Number bite Number 52-05284
Iowa Site Inventory Form Related District Number
Continuation Sheet
Tate Arms Johnson
Name of Property County
914 S. Dubuque lowa Ci)�
Address City
Illustration of the Tate Arms from an invitation to Bettye Tate's 90th-birthday celebration on June 22,
1996 (Iowa Women's Archive, Tate papers)
Another illustration of the Tate Arms from an invitation to Bettye Tate's 90th birthday celebration on
June 22, 1996 (Iowa Women's Archive, Tate papers)
Iowa Department of Cultural:, -iirs
State Historical Society u, Iowa Site Number bi(e Number 52-05284
Iowa Site Inventory Form Related District Number
Continuation Sheet
Tate Arms
Johnson
Name of Property
County
914 S. Dubuque
Iowa City
Address
City
k
ui
F
BENTON
A
Sanborn Fire Insurance Map: 1926
A--
1 7,
4 L PT-1.1 k
24
I
Sanborn Fire Insurance Map: 1933-1944
k�
Sanborn Fire Insurance Map: 1933-1944
Iowa Department of Cultural, Ars
State Historical Society u. Iowa Site Number
Iowa Site Inventory Form
Continuation Sheet
Name of Property
^A A ^ M..� ------
Address
TATE ARMS
Tel. 2T11
advertisement tor Tate Arms
� TAT"1-- ARNIS
bae Number 52-05284
Related District Number
The Most Modern
Cunveni�!nt Home
Aw;iy From Hc,m.c
FOR
University Studenti
Approwd by
14 South Dubuque Street
va Women's Archive, Tate papers)
The Moat Modern and
Convenient Home
FOR
Negro Students
;n [own city
914 South Dubuque Strect-
. Lr AL
Undated advertisement for Tate Arms (Iowa Women's Archive, Tate papers)
Iowa Department of Cultural , irs
State Historical Society OT Iowa Site Number Site Number 52-05284
Iowa Site Inventory Form Related District Number
Continuation Sheet
Tate Arms Johnson
Name of Property County
914 S. Dubuque Iowa City
Address city
Our View
Consensus of the PftwC?t;Mn9dAwUI ftard
rTILIt 'j'Q) I
te Anns rn,,
Mcog=ed
a local landni-ark
A�
Ttift !eers atio, when It"kCq of tho I0q:1 City
Cramanmiyschexj
raniesAwthe new factufty -'Itit Would Wir.2 tjie
&tnct'� alternative h!gb whool prograint, they
rece'N*d huruby,�I:, of. smbmi,�txs.
In 1bevnd—r,,thkq then Citome
namea Ur Canimanty 146h so'lnjl� Rh-'Ir Q'Ia-
Iffighsch'Y'lic.r
;-S- Youn vievi
lzhji
I the Lo:-"o
keth "Bettrt " Thtt '1914 w�)tncw�n4z�zI
IVNI:.An k � gi
%�A Irrain who. hae�kfn 6e
arid-Mh century. bad apc�no jWr h,,,p at 914 5,
D:ibuaue it. to coliege-age titack ,I Uder.ts V; bu
14, M 11 ( I t U! 41we d to 'dve in tho U .1 r � creft Y i If
TIma's Rni'devi Imshig,
1W also wm being recotniwd fin hmrvcjkj.n
the (A Fluopitats and Cliniao' cardiurkocattr jab.
IWIer XTIVe after btr wrin trivet,
and fix be ing a chiut,�r riember Of the �L jia (,,,ty
'AaEMUnIty 110wi'l Itur "t Primarily S-M ftir buT
I -TI! V.,pal ev.5 to create a hme P wa y- ftm n -h (,v,, 4,
coaanuidly for T)I hDick studanto M a pre. (' o'll
Ripjtts Iuv�a C.t%. thA -he sonaoi &t (r,,- eecA)d
'13he was a moM of the coro vo!vt�s Ar.d nu,
rolorl of thenh ellnutivu, hio Cb'ol" I hea "
',chw'l
B02r,I III toi&nt lauren Keece.;Iaa I ht tlie time.
"Wc founj 14A %be %aaa %V11-rot lucted and braaar-
e embridied the jWoisorhy and Lin,
kpirit of tlie whool"
Fftt Ii,rward to tuibij-, arai iiiii T�cte Arrijz — tia.
kone at 911 K Dubuque St. tier EI &i-lvjh j;Ae ad
her husband Bud had openwi frnm the I9,vj$ to a,
1W.M — btmdS J=Vt-,I'Wfrh rfy%�Jood ~ The (IeK)r
14 I(YA(A near the JOIRIN(M Can aty Adruuii�,b%ticn
111a7di; 1g, t W 0tWrjT-fjd N' I n a ;*& zI,. mid in M. ra A
dkj;g k."t 1.1; Ix.
a bitiMn.,
taA! tie, b0'!AKM,;i'd of 11 fts FkUngf Y)I E. Re,-
' ' ; . . � — I " . __ , '�. � , , .' � , , . 101, % . M. 'g
m2m
t a It I he si i b,,. ect of , vV e �,,J i'p pou * 9, it ei�4 an d
IuLaI hisvivypritiem. Aiid givvn' Mt the strue-
the city hm made available tax �ncrerrmnt Cinanc-
hir and ether incerahv.; for �Iay developer in,
the Tatekrmsbe gi-irt-A landmark smtw, , In a
city. alaw ornabonal leml.
I*hatmears.�h"ttknew.)wA%iNd":Wtu
demolish the priperty,the only wu Way: rbe city
v�vttldtm"Wdbeth�mqlucotforadt,viOL,b
permir . abich taW. about -&Yen days tu prw-
ess And even it a cituen grotriwer ti To mow
quiclidy to file sach an to pirritect a
buildi.N i if mch obvionq hiwt� 4-ji; %-,j'uv, it mr.ral-
ly would take nkrthq RT the requert to rxNe
thivughthe 0xvirniai4on
and that Planning and Amirg CranadI�ion before
the r uwik:fl would set apa!'lichea-ing in cousider
thep.pj�!T=Lor.
Iftlic reqgist Ax lutimark staas wre chal-
W.ged by rhe curanit owners - 4 genericall3-
named limittA liability comparty w th ties to tbQ
loval oiropony, Apartirenti Downtawn — then
gmting Aidt a &a�arjon -m ndd requh,e a su -
,oxiry of qix out or the 6over, city cuw%:;;,-
We.lon't know what:he pkas a) e 114 the Tate
V ms an J t b e ttt% er prop orde s. 0 ux rep nri ers
Lo% Wt week to Al-artatuitq DowmovInatul the
LIC's reirresenurig attorn.ey. 2oe 11olland, were
aut m4urned. An d an LLC 4 wt AeWJ ly requ iriv. d
to d6ic;wne hii wernbets or tmx1a0)ri,.
Butwelo!=wt;�e
irreplave.,bie huk w an briptutant chatiter a Iovrd
City InsWry. Md any m-4. eing and develo(micm
of Cie fimlitity needs tolncUde the prc-ccvatian
tundl�ioWjVy rriton6at) r-f thi� Wstoiic home
So ive ur"LICI the elty to oxiavdi! Q I lie proix-,98 ofbav-
i ag tht� proptuly being dcv.areda lood Lnd rack.
Ab laspinan �!An Olive 1 ad nett;d in a gvn�.A
ivAumn. last week, "Tb Jr" i hIs lwthly Warificant
and ii idible pj*%W reminder of t lur SWITA if
16 nothing �hort of tr4c Ti 4L-
welwh the bat Ming Pir redevelqiincrtwould be
nivIang qlwrt (if Plaraefluland r horisighl (W."
TO CONTAcr US
• 1-Id ?Ettm (up X ZO wvr6f) U, Or
• AP ktLe,� aa&� Md &Y�Iii til��e
r,orbor ,Ixi cr�ywli k �rwwl)
�:jfttto
st-0e
Article by the Press -Citizen Editorial Board, June 8, 2014
To: Planning and Zoning Commission
STAFF REPORT
Prepared by: Karen Howard
Item: REZ14-00013
South Downtown Subdistrict Date: August 21, 2014
and Y2 block of Central Crossings Subdistrict
GENERAL INFORMATION:
Applicant: City of Iowa City
410 E. Washington Street
Iowa City, Iowa 52240
Contact:
Karen Howard
319-356-5251
Requested Action: Rezone from the various zoning designations as
shown on the attached location map to
Riverfront Crossings — South Downtown (RFC -SD)
& Riverfront Crossings — Central Crossings (RFC-
CX)
Purpose:
Implementation of the Riverfront Crossings Master
Plan
Location: South Downtown Subdistrict and Y2block of the
Central Crossings Subdistdct as indicated on the
attached location map
Size:
Existing Land Use and Zoning:
Surrounding Land Use and Zoning
File Date:
Approximately 25.8 acres
Mixed-Use/PRM, CB-2, CB-5
North: Mixed -Use — Public (Pl) and Central
Business (CB-10)
South: Multi -family, Commercial - PRM & CC-2
East: Multi -Family, Commercial — RM-44 & CC-2
West: University - P2
July 29, 2014
45 Day Limitation Period: N/A
Good Neighbor Policy: The City notified all property owners and
surrounding property owners of the proposed
rezoning and held an informational meeting on July
22 (see attached letter) to discuss the new form -
based zoning and address any questions from
property owners regarding the proposed rezoning.
2
BACKGROUND INFORMATION
In January of 2013, the City Council adopted the Downtown and Riverrront Crossings Master
Plan as an integral part of the City's Comprehensive Plan. The vision set forth in this plan is for
an urban neighborhood with a mix of housing, businesses, civic and institutional uses, as well
as upgraded streetscapes, and new green space and recreational opportunities along the Iowa
River. One of the goals of the plan was to adopt a form -based zoning code for the Riverfront
Crossings District that would facilitate private property owners' efforts to redevelop and improve
their properties according to the adopted vision. This goal was realized in June of this year,
when a form -based zoning code for Riverfront Crossings was adopted by the City Council.
In order for property owners to take advantage of this new zoning, properties will need to be
rezoned to a Riverfront Crossings zoning designation. The City Council directed Development
Services staff to initiate an area -wide rezoning of property in the South Downtown Subdistrict
and a portion of the Central Crossings Subdistrict because there has been significant interest
expressed regarding redevelopment in these areas, which are located immediately south of
Downtown and the University of Iowa campus.
ANALYSIS:
Current and proposed zoning: As illustrated on the attached location map, the current zoning is
a combination of Central Business Support (CB-5), Planned High Density Multi -Family Residential
(PRM) and P2/CB-2 for the former Sabin School property on Dubuque Street and the property
where the Midwest One Bank is currently under construction at the comer of Clinton and Harrison
Streets. The University of Iowa intends to transfer ownership of the Sabin School site to private
hands in the near future, so the Public zoning designation is only temporary. The PRM zone is
intended for high density multi -family development at a maximum density of approximately 50
units per acre. This zone does not allow commercial uses or mixed -use buildings. The CB-2 and
CB-5 Zones are Central Business Zones that allow commercial and mixed -use buildings. These
zones are intended for downtown retail commercial development with residential uses only
allowed on upper floors.
The zoning designations proposed are consistent with the Riverfront Crossings Regulating Plan,
which establishes the subdistrict boundaries and appropriate zoning for every property in the
Riverfront Crossings District. Properties that are owned by government entities and intended for
public use for the foreseeable future will continue to be zoned Public.
The Riverfront Crossings form -based zoning for the South Downtown Subdistrict (RFC -SD) allows
for a broad mix of commercial and high density residential uses. Commercial buildings, mixed -use
buildings, and residential buildings are allowed with building heights up to 8 stories (with bonus
height buildings may be up to 15 stories maximum). The form -based zoning dictates an urban
form with buildings located close to the street, pedestrian -oriented streetscapes, and parking
located behind active building uses.
The form -based zoning for the Central Crossings Subdistrict (RFC-CX), which would apply to the
former Sabin School property is intended for moderate intensity mixed -use development in
buildings aligned along pedestrian -oriented streetscapes. This block is included in this rezoning in
order to facilitate construction of a municipal parking facility lined by urban townhouses with
entries aligned primarily along Dubuque Street. This proposed project is being constructed as a
public/private partnership with Midwest One Bank. The University of Iowa currently owns the
property, but will transfer ownership to Midwest One Bank in the near future as a part of the
purchase agreement for the property. The proposed public parking facility will provide needed
parking for the new 6-story office building under construction on the adjacent property and to
support commercial and mixed -uses in the general vicinity.
3
Comprehensive Plan: The Downtown and Riverfront Crossings Master Plan was adopted in
January 2013 as an integral part of the City's Comprehensive Plan. The new form -based zoning
code for Riverfront Crossings is intended to help implement that vision and contains standards
for building and parking placement, streetscape improvements, building form and design, and
landscaping and open space requirements. Rezoning the subject properties to the appropriate
Riverfront Crossings zoning designations will help to ensure that development will occur in a
manner consistent with *I.e Riverfront Crossings Master Plan.
Compatibility with neighborhood: The existing neighborhood contains a mix of high density
residential uses, mixed use and commercial buildings. The proposed zoning will be compatible
with the neighborhood and will help ensure that the neighborhood develops in a more cohesive
manner in the future consistent with the Riverfront Crossings Master Plan.
Sustainability: One of the primary goals of the Riverfront Crossings form -based zoning is to
facilitate compact, pedestrian -oriented neighborhoods with a mix of uses. The proposed zoning,
which includes streetscape and frontage standards, will encourage an urban living environment
that is more conducive to walking and biking, in close proximity to employment, commercial
services and recreational and entertainment venues. This more efficient development pattern
will help to reduce vehicle miles traveled and provide an alternative to low density residential
development in suburban areas. Open space requirements for residential uses will also help
improve livability in the district.
The Riverfront Crossings form -based code includes incentives (in the form of height bonuses)
for projects that result in more sustainable buildings, such as those that achieve LEED
certification; contribute funds to the City's Public Art Program; provide affordable and/or
workforce housing dwelling units; and/or provide dwelling units for elders or persons with
disabilities.
STAFF RECOMMENDATION:
Staff recommends approval of REZ14-00013, a proposal to rezone approximately 25.8 acres of
property from P2/CB-2, CB-5 and PRM zones to Riverfront Crossings — South Downtown (RFC -
SD) zone and Riverfront Crossings — Central Crossings (RFC-CX) zone located south of
Burlington Street in the South Downtown and a portion of the Central Crossings subdistricts of the
Riverfront Crossings District as illustrated on the attached location map.
AT TACHMENTS:
1. Location Map
2. July 3, 2014 letter to property owners regarding the proposed Riverfront Crossings rezoning
Approved by:
-7 W-4
John Yapp, Development Services Coordinator
Department of Neighborhood and Development Services
CITY OF IMA CITY QNq
1*-1 17 1 . -1-E
ton1v
'2-
V LJ
P2
Of
OR 1:1
r%r%h in
PRENTISS S
BOWER
p fil C2 c
k(%2
I F
r !-I
RFC to SD (South Downtown) RFC to CX (Central Crossing)
sm LOCATION: Riverfront Crossings R.EZ14-00013
CITY OF IOWA CITY
eq o a �74`1 MEMORANDUM
Date: July 9, 2014
To: Tom Markus, City Manager
From: Karen Howard, Associate Planner
Re: Update to City Council regarding city -initiated rezoning of properties in the South
Downtown subdistrict of Riverfront Crossings
Introduction: After adoption of the new form -based zoning standards for the Riverfront
Crossings District, the City Council directed staff to initiate an area -wide rezoning of property in
the South Downtown Subdistrict and a portion of the Central Crossings Subdistrict to the new
Riverfront Crossings zoning designations. This is an update on that rezoning effort.
History., In January of 2013, the City Council of Iowa City adopted the Downtown and Riverfront
Crossings Master Plan as an integral part of the City's Comprehensive Plan. One of the goals of
the plan was to adopt a form -based zoning code for the Riverfront Crossings District that would
facilitate private property owners' efforts to redevelop and improve their properties. On June 3,
that goal was achieved when the Iowa City Council voted to adopt the Riverfront Crossings
form -based zoning standards. This code is one tool that will help the community realize the
vision for Riverfront Crossings as an emerging urban neighborhood with a mix of housing,
businesses, civic and institutional uses, as well as upgraded streetscapes, and new green
space and recreational opportunities along the Iowa River.
In order for property owners to take advantage of this new zoning, properties will need to be
rezoned to a Riverfront Crossings zoning designation. To facilitate that process, the City Council
directed Development Services staff to initiate an area -wide rezoning of property in the South
Downtown Subdistrict and a portion of the Central Crossings Subdistrict to the new Riverfront
Crossings zoning designations because there has been significant interest expressed regarding
redevelopment in these subdistricts, which are located immediately south of Downtown and the
University of Iowa campus.
Update: As a first step in rezoning these areas, staff will be hosting a meeting on July 22 at
5:30 PM in Harvat Hall for property owners and any other interested stakeholders to share
information about the Riverfront Crossings District and the new form -based zoning code and to
answer questions about the rezoning process. We have also offered to talk or meet with any
property owner who wants to discuss their property and the implications of the new zoning
standards.
We anticipate that we will forward our staff report and recommendation to the Planning and
Zoning Commission in August, so the timeline for City Council consideration of the area -wide
rezoning will be in September or early October.
PLANNING AND ZONING COMMISSION PRELIMINARY
AUGUST 7 — 7:00 PM — FORMAL
EMMA J. HARVAT HALL, CITY HALL
MEMBERS PRESENT: Carolyn Dyer, John Thomas, Charlie Eastham, Ann Freerks,
Paula Swygard, Phoebe Martin
MEMBERS ABSENT: Jodie Theobald
STAFF PRESENT: John Yapp, Kirk Lehmann, Sara Hektoen
OTHERS PRESENT: Mary Gravitt (3714 Wayne Avenue #6), Nick Bettis (1860 Boyson
Road, Hiawatha, IA), John Roffman (1314 Burry Drive)
RECOMMENDATIONS TO CITY COUNCIL:
The Commission voted 6-0 to recommend approval of REZ14-00012, a request by St.
Andrew's Presbyterian Church for rezoning 33.37 acres located north of Camp Cardinal
Boulevard and east of Camp Cardinal Road from Interim Development Single Family
Residential (ID-RS) to Low Density Single Family Residential (RS-5), subject to the
Conditional Zoning Agreement requiring the reconstruction of Camp Cardinal Road to City
collector street standards and the extension of water and sewer lines to the north and west
property lines. Construction plans for Camp Cardinal Road and water and sewer
infrastructure must be approved by the City and under construction prior to issuance of
any building permit. All other site development code requirements including
construction and emergency vehicle access to the construction site and extension of
water lines to the site are required prior to issuance of any building permit A final
certificate of occupancy will not be issued until all infrastructure improvements are
complete and accepted by the City.
CALL TO ORDER:
The meeting was called to order at 7:00 PM.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
Mary Gravitt asked if the property at College Street and Gilbert Street was rezoned. Yapp
explained it was not. Gravitt asked if an application was submitted to rezone it. Yapp replied no
application has been submitted.
Rezoning Item
REZ14-00012
Discussion of an application submitted by St. Andrew Presbyterian Church for a
rezoning of approximately 33.37 acres of property from the Interim Development Single
Family Residential (ID-RS) zone to the Low Density Single Family Residential (RS-5) zone
located at the east side of Camp Cardinal Road, north of Camp Cardinal Boulevard.
Planning and Zoning Commission
July 17, 2014 - Formal
Page 2 of 6
Lehmann introduced the site by showing the location maps from an aerial view. He explained
that the Walnut Ridge subdivision was to the east, Camp Cardinal Boulevard was to the south,
and Camp Cardinal Road abutted the property to the west.
Lehmann noted that the site is currently Interim Development because Camp Cardinal Road,
the only street access to the site, is currcntly an unimproved rural road with no sidewalks,
gutters, or pavement. He continued that environmentally sensitive features are on the site with
woodlands, a stream corridor, and critical and protected slopes to the south and two ravines
with steep slopes protruding into the center of the property. He added that wetlands may be
present on the site, but that St. Andrew had not yet heard back from the Corps of Engineers.
Lehmann noted that it is likely development would require a sensitive areas site plan or
sensitive areas development plan which would require an OPID designation.
Lehmann said that St. Andrew Presbyterian Church owns the land, so the purpose of the
rezoning to Low Density Single Family Residential is to build a church. He noted that religious
institutions are allowed as special exceptions in RS-5 zones, but that any specifics regarding the
church, like lighting, parking, or landscaping, will be reviewed by the Board of Adjustment.
Lehmann said St. Andrew had been in discussions with the property owner to the north about
the possibility of an RS-8 zoning designation for the northwest corner of the property or senior
housing adjacent to Camp Cardinal Road, but that this requires a future rezoning application.
Lehmann said the Comprehensive Plan shows the area as low to moderate density single family
residential uses (2-8 units per acre), and that churches are allowed in single family residential
zones. He added that the surrounding properties to the north, west, and south were
undeveloped, but that the land to the east has been developed as a large -lot subdivision
(Walnut Ridge). Staff believes RS-5 is compatible with the Comprehensive Plan and
surrounding areas.
Lehmann continued that some issues needed to be addressed before the site could be
developed. He pointed out that Camp Cardinal Road needed to be improved for adequate street
access to the church and future development. He also noted normally the subdivision process
was when water and sewer lines are extended to adjacent property lines, but that in this case
staff is recommending these infrastructure requirements as a condition of rezoning, as the
Church may be constructed without a subdivision. He concluded that staff recommended
making the reconstruction of Camp Cardinal Road to collector street standards and extending
water and sewer lines to the north and west property lines should be conditions for the rezoning
to allow future development in the adjacent properties. He added that this recommendation was
revised and has been distributed to the Commission. He said that infrastructure improvements
should be planned and construction underway before the issuance of building permits. He
ended his presentation by showing additional pictures of the site.
Freerks asked if all sites with wetlands and sensitive areas required an OPD. Yapp responded
that if the development activity was nonintrusive enough, it was not necessarily required. He
added that there is a difference between a Sensitive Areas Development Plan and a Sensitive
Areas Site Plan, and the required plan depends upon the sensitive areas inventory in
combination with the eventual development plan for the property. He concluded that there is a
chance a Sensitive Areas Development Plan may come to the Commission. Freerks asked for
the staff report to better reflect this. Yapp agreed.
Eastham asked for clarification regarding drainage through the possible wetland. Yapp said that
if it is a wetland, then it a mitigation strategy would need to be discussed with the applicant. He
added that this may include drainage from the area, depending on the wetland delineation.
Planning and Zoning Commission
July 17, 2014 - Formal
Page 3 of 6
Martin asked where the parking lot would be. Yapp replied the applicant brought a conceptual
development plan of the church for when he speaks.
Eastham asked about the rationale of rezoning the entire site to RS-5 when the immediate plan
for a church only requires a small portion of the land. Hektoen noted that it is currently under
common ownership and that the applicant chose nul to do so. Eastham asked if it had to be
rezoned RS-5 for the construction of the church. Hektoen said that is the application before the
Commission.
Freerks opened public discussion
Nick Bettis of Hall and Hall Engineers introduced himself as representing the owner. He showed
the preliminary conceptual plan for the church. He noted that the presence of a wetland could
alter the current layout; the church is planned for between the two ravines and parking is on the
edges of the building. He added that there was discussion with the neighbor to the north of
sharing road improvement costs and that the plan shows single family lots in the northwest
corner but those are subject to change. Bettis also pointed out that trails were planned for the
open space on the site's east side. He said they had a public meeting with neighbors and that
their primary concern was parking lot lighting and the trail location.
Eastham asked if stormwater management was determined. Bettis responded that they have
preliminary stormwater basins at the bottom of the ravines. Freerks asked if they have to figure
out stormwater before their special exception hearing. Bettis said they did, but that plans the
Commission is seeing are all preliminary. Eastham asked if the trails would be public. Bettis said
that current discussion wasn't that detailed other than that members wanted nature to be
involved in their church. Yapp noted that these considerations are typically overseen by the
Commission in the subdivision process, but this may not occur in this circumstance. He
continued that if they build without subdividing, these issues would be addressed by the Board
of Adjustment. Freerks asked if that included sensitive areas. Yapp said that it would.
Freerks ask for clarification about whether the Board of Adjustment typically reviews these
issues. Yapp noted that this situation was unusual, but that staff would require all these issues
to be addressed. He added that if sensitive areas are being disturbed and an OPD was
required, then it would return to the Commission. Dyer asked why the proposal was coming to
the Commission in this preliminary stage. Yapp responded that the residential zoning needed to
happen before a special exception application was made. Eastham asked if any other
residential development is currently being considered for the east side of the site. Bettis
responded that at this time, the church is keeping that as open space.
Bettis finished by showing an architectural rendering of the church.
John Roffman introduced himself as the Chair of the St. Andrew Building Committee, and said
he wanted to address Eastham's question about the land to the east. He continued that
secondary access to the east is difficult because of the sensitive areas and that members
wanted their church's ministry to include nature as much as possible. He added that the church
didn't think the revenue would have been sufficient to justify its development.
Freerks closed public discussion.
Thomas moved to recommend approval of REZ114-000112, a request by St. Andrews
Presbyterian Church for rezoning 33.37 acres located north of Camp Cardinal Boulevard
and east of Camp Cardinal Road from Interim Development Single Family Residential (ID-
RS) to Low Density Single Family Residential (RS-5), subject to the Conditional Zoning
Planning and Zoning Commission
July 17, 2014 - Formal
Page 4 of 6
Agreement requiring the reconstruction of Camp Cardinal Road to City collector street
standards and the extension of water and sewer lines to the north and west property lines.
Construction plans for Camp Cardinal Road and water and sewer infrastructure must be
approved by the City and under construction prior to issuance of any building permit. All
other site development code requirements including construction and emergency vehicle
access 60 the construction site and extension of water lines to the site are required prior
to issuance of any building permit. A final certificate of occupancy will not be issued
until all infrastructure improvements are complete and accepted by the City.
Martin seconded.
Eastharn said that he thinks it is a fine site for a church and that there will be plenty of vehicular
access for the site, but that he wanted to make sure the sensitive areas codes are applied. He
added that he is worried the area may be too big to rezone all at once when the church only
needed a fraction of the site.
Freerks said she thinks it is hard for a growing church to find enough land within the city, so she
likes that they are trying to be good stewards of the land. She added that she sees no problem
with rezoning the whole area because it will be utilized.
Thomas said it seems like they are dealing with a procedural issue and that the site has many
sensitive features. He expressed concerns that the church and parking may have a negative
impact on the site's natural features.
Martin liked that the church is paying attention to the land and that the view from the sanctuary
church was considered important to the church.
Eastharn asked if there was a way to make the rezoning contingent on the ownership of the
church so that if the land was sold to a developer, they would have to rezone it again. Yapp
replied that zoning is tied to the land, not the owner. Hektoen agreed. Yapp added that there
have been some discussions about residential development, but that any applications would be
made in the future.
A vote was taken and the motion carried 6-0.
Consideration of Meeting Minutes: July 17, 2014
Dyer moved to approve the minutes.
Swygard seconded.
A vote was taken and the motion carried 6-0.
OTHER
Yapp clarified that one of the Board of Adjustment standards for special exception applications
was that all City codes must be followed. He added that this is when a sensitive areas inventory
would be made, and either a sensitive areas site plan, which is administrative, or sensitive areas
development plan, which comes to the Commission, would be created.
Yapp continued that Jesse Allen, the developer of the project discussed at the consultation with
Council, has withdrawn that application for a planned development and has submitted a new
single family application for the August 21 st agenda. He noted that the consultation was an hour
Planning and Zoning Commission
July 17, 2014 - Formal
Page 5 of 6
long and that Eastham led tne discussion. Yapp said he thought the Commissioners articulated
their rationales for and against the application very well.
Eastham asked the Commissioners if there was still interest in hearing about the design process
for Sycamore Street by the new elementary school. Freerks asked how far the street design's
progress was. Yapp said it is under design so that it can be constructed in time for the school's
opening in August, 2015. Eastham said that scheduling a discussion about road design had
been mentioned before and that he was concerned that the street segment as currently marked
may not be conducive to the integration of that neighborhood as it developed.
Eastham asked for a discussion with traffic engineers and acknowledged that the Commission
has no authority over the design process. He added that he thought the Commission was
responsible to provide infrastructure to new development. Yapp replied that Bob Miklo has
talked with the City Engineer and Transportation Planner about coming to the Commission to
explain the street design process and indicated that presentation of the Sycamore Street design
could be a part of the presentation.
Freerks agreed that street design was important to discuss, but she wasn't sure the best way to
do it. Hektoen said this should be added to the agenda if the Commissioners were interested.
Yapp agreed that it should be scheduled and said he would invite Sarah Walz to bring in the
bigger picture for the South District. The Commission agreed.
Yapp added that public workshops for the South District Plan are tentatively scheduled for late
September or early October and that staff would keep the Commission informed.
ADJOURNMENT:
Martin moved to adjourn.
Swygard seconded.
The meeting was adjourned on a 6-0 vote.
PLANNING &ZONING COMMISSION
ATTENDANCE RECORD
2013-2014
FORMAL MFFTINrZ
T
NAME
EXPIRES
11/21
12/5
12/19
1/2
1116
2/6
2/20
3120
4/3
6/6
6119
7117
8/7
_RYER,CAROLYN
05/16
X
X
X
X
O/E
X
X
X
X
—X
—X
X
X
EAStHMAM,-C`HLAkLlK-05
Fl6----R----X
—X
x
X
—x—
—X
—X
—X
—X
X
X
X
X
FREERKS,ANN
05/-13--X
X
X
X
X
X —
X
X
X
O/E
X
X
MARTIN, PHOEBE
05/17
X
O/E
X
X
k---
X
—X
X
X
X
X
X
X
X
X
X
SWYGAVD ' PAULA
05/15
X
X
X
X
X
—X
—X
—O/E
X
X
X
X
X
X --X
THEOBALD, JODIE
05/16_
—X—
X
X
X
X
X
X
X
X
X
X
X
—X
—6/ —E
THOMAS, JOHN
oml�
X
X
X
X
X�
X
X
O/E
X
X
x�x
X
X
INFORMAL MEETING
NAME
---fE—RM
EXPIRES
--
9119*
112
1113
213
2120
DYER,CAROLYN
05/16
X
X
X
X
X
EASTHAM, CHARLIE
05/16
X
X
X
X
X
FREERKS,ANN
05/13
X
X
—X
—X
—X
MARTIN, PHOEBE
05/17
X
X
O/E
X
X
SWYGARD, PAULA
05/15
X
X
X
X
X
THEOBALD, JODIE
05/18
X
X
—X
—X
X
THOMAS, JOHN
05/15
X
X
X
X
KEY: X = Present
0 = Absent
O/E = Absent/Excused
= Not a Member
= Work Session