HomeMy WebLinkAbout12-18-2014 Planning and Zoning Commissioni
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Iowa City
Planning & Zoning Commission
Formal Meeting
t Thursday, December 18, 2014
7:00 PM
Emma Harvat Hall - City Hall
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Department of Neighborhood �L,t
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Development Services CITY OFIOWACITY
UNESCO CITY OF LITERATURE
PLANNING AND ZONING COMMISSION
Thursday, December 18, 2014 - 7:00 PM
Formal Meeting
Emma J. Harvat Hall
Iowa City City Hall
410 E. Washington Street
AGENDA:
A. Call to Order
C. Public Discussion of Any Item Not on the Agenda
D. Comprehensive Plan Item
Set a public hearing for January 15, 2015 for discussion of amendments the Comprehensive
Plan for the blocks generally bounded by Clinton Street, Jefferson Street, Bloomington Street
and Dubuque Street (AKA the North Clinton / Dubuque Street District): and the blocks generally
bounded by Gilbert Street, Burlington Street, Van Buren Street, and Iowa Avenue (AKA the
Civic District).
E. Rezoning Item
1. Discussion of an application submitted by Iowa City Historic Preservation Commission for a
rezoning to designate the properties located at 608, 610 and 614 S. Dubuque Street as
Iowa City Historic Landmarks. (REZ14-00024)
2. Discussion of an application submitted by Steve
12 plan to allow 72 multi -family condominium
single-family manufactured housing on 21.24 a
Circle and west of Heinz Road. (REZ14-00010)
F. Development Item
Gordon for a rezoning to amend an OPD-
dwellings for property currently zoned for
cres of property located south of Paddock
Discussion of an application submitted by Build to Suit Inc. for a preliminary plat of Churchill
Meadows, a 98-lot, 39.6-acre residential subdivision located at 4701 Herbert Hoover Highway.
(S U B14-00022)
G. Consideration of Meeting Minutes: November 20, 2014
H. Planning & Zoning Information
I. Adjournment
Upcoming Planning & Zoning Commission Meetings
Formal: January 151 February 51 February 19
Informal: Scheduled as needed.
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CITY OF IOWA CITY
UNESCO CITY OF UTERATLIRE
CITY OF IOWA CITY
lVIEMOIRANDUM
Date: December 12, 2014
To: Planning and Zoning Commission
From: John Yapp, Development Services Coordinator 71-77 —
Re: Proposed Comprehensive Plan amendment for:
i. The blocks generally bounded by Clinton St, Jefferson St, Bloomington St and
Dubuque St (AKA the North Clinton / Dubuque St District); and
ii. The blocks generally bounded by Gilbert St, Burlington St, Van Buren St, and
Iowa Ave (AKA the Civic District)
On your December 18 agenda, there is an item to set a public hearing on a proposed
Comprehensive Plan amendment for the North Clinton I Dubuque St District and the Civic
District. The Comprehensive Plan identifies two areas, one located generally east of Gilbert St
and north of Burlington St, the other located north of Iowa Ave and west of Dubuque St, as
areas that were not included in the Downtown Master Plan or the Central District Plan.
On October 30, staff initiated the public input process by holding an open house to facilitate
regarding these areas. All property owners, residents and businesses were invited by letter. In
addition, staff issued a media release and designed a webpage to facilitate public input. To
date, we have received over 50 responses via the webpage, and several emails (see attached).
Upon setting the public hearing, staff will notify all parties who have expressed interest in being
informed of this process (by providing email addresses), will place the staff report on the City
webpage, will update the public comment webpage, and will issue a media release of the
availability of the staff report for public review, and the date of the Planning and Zoning
Commission's public hearing.
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CITY OF IOINA CITY
UNESCO CITY OF LITERATURE
CITY OF IOWA CITY
IVIt1V1(�RA�1®Lim
Date: December 10, 2014
To: Planning and Zoning Commission
From: John Yapp, Development Services Coordinator
Re: Proposed Comprehensive Plan amendment for:
i. The blocks generally bounded by Clinton St, Jefferson St, Bloomington St and
Dubuque St (AKA the North Clinton / Dubuque District); and
ii. The blocks generally bounded by Gilbert St, Burlington St, Van, Buren St, and
!owa Ave (AKA. the Civic District)
Introduction
The Comprehensive Plan identifies two areas, one located generally east of Gilbert St and north
of Burlington St, the other located north of Iowa Ave and west of Dubuque St, as areas that
were not included in the Downtown Master Plan or the Central District Plan, The
Comprehensive Plan suggests that while both areas have the potential to redevelop at higher
densities both should comply with the policies and goals of the Central District Plan in order to
ensure quality design and appropriate transitions to the areas that border them. Both of these
areas are currently part of the Downtown Planning District (see attached maps).
On October 30, staff held an open house to facilitate public input regarding these areas. All
property owners, residents and businesses were invited by letter. In addition, staff issued a
media release and designed a webpage to facilitate public input. To date, we have received
over 50 responses via the webpage, and several emails (see attached).
For the purposes of this report, we have separated the North Clinton / Dubuque District and the
Civic District, and have provided staff recommendations for each district separately.
NORTH CLINTON / DUBUQUE DISTRICT
The majority of the North Clinton / Dubuque District is zoned Planned Residential Multi -Family
(PRM). It is characterized by multi -family apartments, former single family homes converted to
apartments, religious and other institutions, and other public uses. With close proximity to the
University of Iowa, demand is strong for multi -family residential as well as institutional and public
uses.
PRM Zone: The purpose of the PRM Zone is to provide for the development of high density
multi -family housing in close proximity to centrally -located employment, educational and
commercial uses. The PRII zone is subject to multi -family design standards, and allows for
both a density bonus and height increase up to 65 feet (5-6 stories) provided certain 'public
benefits' are included in the project. These public benefits include a masonry finish on the
exterior of the building, usable open space for the occupants of the building, rehabilitation of a
historic building, provision of assisted housing, streetscape amenities, additional landscaping
and/or windows that have a height 1.5 times greater than their width.
December 12, 2014
Page 2
Public Input: Much of the public input we received emphasized a desire for higher -density
housing close to downtown ('build up, not out' was used several times), a desire for improved
streetscapes, wayfinding, replacement of older 'run-down' buildings, and a desire for more
affordable housing. Some input focused on a desire to not increase density, identified the lack
of parking as a concern, and the lack of retail and entertainment. Much of the public input was
related to a desire for improved bicycle and pedestrian facilities and amenities. All input
received to date is attached.
In discussions with University staff regarding this area, UI staff identified the close proximity of
the business school as an opportunity for an entrepreneurial center or living -learning community
of business students. UI staff also noted the strong market for residential housing close to the
Clinton St dormitories, and shared concerns with the appearance of the Clinton St and Dubuque
St corridors.
Streetscape and pedestrian / bicycle amenities: Dubuque St, and to a lesser degree Clinton, St,
serve as gateways to the University of Iowa's east campus and to downtown Iowa City, In
discussing this area with University of Iowa staff, one of the unique things about the east
campus is how intertwined it is with downtown Iowa City. One of the challenges is that there is
no clear 'gateway' to campus or to downtown. Related to this, the streetscape and the
appearance of some private residences have been identified as not contributing to these
corridors serving as 'gateways.' While multi -family zones and the PRM zone has design
standards to encourage higher -density housing to result in a more attractive living environment,
it may not be designed specifically to encourage higher -quality streetscapes in high -visibility
corridors; therefore staff suggests a review of these standards in conjunction with future public
projects to improve the appearance of the Clinton St and Dubuque St corridors.
Central District Plan: The effect of adding the North Clinton / Dubuque St District to the Central
Planning District is that it would become subject to the policies of the Central Planning District,
and any redevelopment would be subject to certain building design standards as required in the
Zoning Code. Existing policies and goals in the Central District Plan that are pertinent to the
North Clinton / Dubuaue St District include:
Selected Existing Housing and Quality of Life Goals — Central District Plan
• Goal #1: Promote the Central District as an attractive place to live by encouraging
reinvestment in residential properties throughout the district and by supporting new
housing opportunities.
• Goal #1(d): Support the goals and objectives proposed in the Historic Preservation Plan.
• Goal #2(d): In higher density multi -family zones, ensure that adequate infrastructure and
open space is provided to create a livable environment for residents.
• Goal #3(c): Implement targeted code enforcement for areas that receive a higher level of
complaints regarding zoning code violations, snow and weed removal, and trash control
that affect neighborhood quality of life
Selected Existing Transportation Goals — Central District Plan
• Goal #1: Balance traffic circulation needs, preserve neighborhood character, and public
safety issues.
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December 12, 2014
Page 3
Goal #1(b): When planning for street improvements, give consideration to all modes of
transportation, including walking, bicycling, and driving. Balance these needs with
desirability of on -street parking and street trees.
Goal #3: Develop a plan to formalize safe bicycle and pedestrian connections between
the major destinations in the district, including downtown Iowa City, neighborhood
commercial areas, the Ul campus, parks and elementary and secondary schools.
Goal #3(d): Continue to explore options such as high -visibility crosswalks to improve
pedestrian crossings where major pedestrian routes intersect with arterial streets.
Central District Plan Land Use Map: The Central District Plan map is a general guide for future
land use and development. Staff proposes adding the North Clinton / Dubuque St District to the
Central District Plan map with !and use categories consistent with the rest of the Central
Planning District (see attached map). The entire Central District Plan is available at:
http://www. icgov. org/site/C M Sv2/File/plann it g/urban/central P Ian/CentralPlan layo utA. pdf
Staff Recommendation on North Clinton f Dubuque St District:
1. Staff recommends the Central District Plan land use map be amended to include North
Clinton / Dubuque St properties, as shown on Exhibit A.
2. Staff recommends the Central District Plan be amended to add the following goals:
A. Housing Goal #1(h): Review the Multi Family Design standards to ensure they meet the
goal of an attractive streetscapes in gateway corridors without overly discouraging
redevelopment.
B. Transportation Goal #3(k): Invest in the streetscapes of Dubuque St and Clinton St to
highlight their function as gateways to downtown Iowa City and the University of Iowa
east campus.
C. Transportation Goal #3(h): As Dubuque St, Clinton St and other area streets are
redesigned / reconstructed incorporate complete streets principals into their design.
3
December 12, 2014
Page 4
CIVIC DISTRICT
The Civic District, so named due to the municipal/public uses in the district, is a mixed -use area
in that it contains a variety of uses. Besides municipal uses, it contains multi -family,
commercial, and institutional uses. Historically the three municipal blocks (bounded by Gilbert
St, Iowa Ave, Van Buren St and Burlington St) have been identified as municipal campus
blocks. These blocks contain City Hall, Fire and Police stations, the Recreation Center, Swan
Parking Facility, and Chauncey Swan Park. Several years ago, the City advertised the corner of
College St / Gilbert St (this corner is already identified as commercial in the Comprehensive
Plan) for a private mixed -use building and the City Council has selected a preferred developer
of the property. While the municipal blocks will still contain municipa! government uses, the City
realized that it is ultimately inefficient and contrasts with the desire for mixed -use development
to maintain these blocks solely for public uses. The City has also had a proposal for a mixed -
use building on the Recreation Center surface lot, south of the Swan parking facility.
As noted in the introduction to this memo, the Comprehensive Plan identifies the need to ensure
appropriate transitions to the neighborhoods that border this area. These transitions are
embodied in the designated zoning classifications: The east side of Van Buren St and the north
side of Iowa Ave are zoned CB-2 and CB-5, transitioning to multi -family zones to the east and
north. The area around College Green Park has been designated as a historic district, ensuring
that any redevelopment or additions are in keeping with the historic character of the
neighborhood.
Public Input: Much of the public input received emphasized mixed -use and higher densities, the
need for housing and attractions for diverse ages and households (not just students), a desire
for more bike lanes, bike parking/storage, more attractive streetscapes, a desire for preserving
historic structures, a desire for more contemporary design, and in general support for the growth
of downtown. Some public input also emphasized a desire to limit heights and to not increase
densities.
Much of the public input emphasized the need to extend mixed -use development into the Civic
District including retail and housing for diverse households; some input noted extending
'downtown' into the civic district. At the same time, staff has heard concerns with the growth of
downtown and the impact on adjacent neighborhoods.
Ralston Creek: Staff also prompted public input on the Ralston Creek corridor. We received
public input on the need to clean and maintain the creek corridor, provide more pocket parks
along the creek and improve the creek greenway, increase seating along the creek, improve the
interaction between the creek and nearby parking (Swan ramp and the Recreation Center lot),
and to create event space along the creek. In reviewing the Central District Plan and Downtown
and Riverfront Crossings Master Plan, both plans already emphasize goals improve the creek
corridor, provide better access to the creek, and make the creek more of an attraction visually
and physically.
Three Municipal Blocks: The three municipal blocks on the east side of Gilbert St, between Iowa
Ave and Burlington St, are currently in the Downtown Planning District, but were not included in
the Downtown / Riverfront Crossings Master Plan. The text from the Downtown Planning
District (from the 1997 Comprehensive Plan) states:
2
December 12, 2014
Page 5
The logic of promoting higher density residential development in the Downtown
Planning District rests in the concept that people who live in and near downtown
will walk to work (or classes in the case of University students), will patronize
downtown businesses, will add to after-hours vitality, and create a sense of
safety downtown. Higher density development in the downtown also reduces
pressure on the less dense older neighborhoods surrounding downtown.
The three municipal blocks also have land uses which are more consistent with a 'downtown'
context than a neighborhood context, including City Hall, Police and Fire stations, the Robert A
Lee Recreation Center, Chauncey Swan parting facility (home of the Farmer's Market), and
access from a 4-lane arterial street (Gilbert St) and a 5-lane state highway (Burlington St). This
context, combined with the City goal of encouraging more mixed -use development and no
longer viewing the three municipal blocks as solely for municipal functions, leads staff to
recommend these three blocks stay in the Downtown Planning District, and be added to the
Downtown District section of the Downtown and Riverfront Crossings Master Plan.
There is a natural change in topography on each side of Ralston Creek / Van Buren St on the
east side of the three municipal blocks; and there is a change in land use with higher -intensity
municipal uses and functions on the west side of Van Buren St, and lower -intensity mixed -use
development on the east side of Van Buren St.
Downtown and Riverfront Crossings Master Plan: The effect of adding these three blocks to the
Downtown and Riverfront Crossings Master Plan (see attached map) is that these blocks will be
subject to the policies and goals of the Downtown and Riverfront Crossings Master Plan. In the
'Strategic Infill' section of the Downtown District Section, the Plan states:
In order to reinforce the existing fabric that currently exists in Downtown Iowa
City, new development should be mixed -use and pedestrian -oriented in nature.
In addition, it should follow a list of very basic rules that are consistent with the
existing character of downtown. The following guidelines were developed
following a thorough analysis of the patterns and framework that make downtown
special. These include:
• New development should be located on sites that do not contain historic
buildings.
• Active uses, such as ground floor retail (and not blank walls) should front onto
the street frontages and the City Plaza.
• Upper floors should contain office, commercial, and residential uses.
• Buildings should be built to the property line.
• Corner locations should be reserved for taller buildings, creating a block
structure with taller buildings on the corners and lower scale historic buildings
between them.
• The taller buildings on the corners should have a lower base consistent with
[any] adjacent historic buildings to make them 'feel' contextual with the rest of
downtown, while also limiting the perceived height of towers.
December 12, 2014
Page 6
• Parking should be located both on -street and behind storefronts in parking
structures
Much of the public input emphasized a desire for more diverse housing options (non -student)
than is currently in great supply downtown. Page 18 of the Downtown and Riverfront Crossings
Master Plan summarizes the residential market findings: It states that there is a potential market
for 'nigh Quality High Amenity' rental units and condominiums, and that demand is likely to
come from young professionals, empty nesters, and recent retirees. It further states that the
market suggests there is unmet demand for high quality rental and condominium product in
Downtown and the north half of Riverfront Crossings. In staff's opinion, the three municipal
blocks are a potential location for mixed -use development and adding them to the Downtown
District would be consistent with that goal. The Downtown District chapter starts on page 53 of
the Downtown and Riverfront Crossings Master Plan, which is available on-line:
http //www icgov org/sitelCMSy2/file/planning/2013-09-25-DowntownandRiverfrontCrossings pdf.
Central District Plan: Staff recommends the remainder of the Civic District, outside of the three
municipal blocks, be added to the Central District Plan and identified as mixed -use (These
properties are already identified as 'mixed -use' in the larger Comprehensive Plan land use
map). Existing policies and goals in the Central District Plan that are pertinent to the North
Clinton / Dubuque St District and consistent with much of the public input include:
Selected Existing housing and Quality of Life Goals — Central District Plan
• Goal #4: Encourage development of businesses, institutions, and public entities that
provide goods, services, and amenities that support healthy neighborhoods.
• Goal #4(a): Encourage a diverse range of businesses that provide essential services to
the Downtown area — grocery, clothing, household items, etc.
• Goal #4(b): Encourage investment and reinvestment in existing commercial areas that
provide goods and services for Central District neighborhoods.
• Goal #5(a): Install pedestrian lighting where needed to create safe travel corridors for
pedestrians.
• Goal #5(c): Provide for walkable/bikable routes to and through commercial areas.
Selected Existing Transportation Goal — Central District Plan
• Goal #3(e): Explore the viability of alternative routes for bikes and pedestrians along
Ralston Creek, recognizing the difficulties posed by private ownership of the creek,
access, and flooding.
Selected Existing Open Space Goals — Central District Plan
• Goal #3: Improve the amenities offered in existing parks or other open spaces
• Goal #5(a): Develop plans for improving visual and physical access to Ralston Creek
and for restoration of the stream along both public and privately owned sections of the
creek.
December 12, 2014
Page 7
Staff Recommendation on Civic District
1. Staff recommends the three municipal blocks, bounded by Iowa Ave, Gilbert St, Burlington
St, and Van Buren St remain in the Downtown Planning District and be added to the
Downtown District of the Riverfront Crossings and Downtown Master Plan as an addendum,
as shown on Exhibit B.
2. Staff recommends the Downtown and Riverfront Crossings Land Use Map be amended to
include the three municipal blocks shown as a mix of 'Civic' and 'Mixed Use' and be added
to the Downtown and Riverfront Crossings Master Plan as an addendum, as shown on
Exhibit C.
3. Staff recommends the remainder of the Civic District, north of Iowa Ave and east of Van
Buren St, be added to the Central District Plan and shown as 'Mixed Use' as shown on
Exhibit A.
Approved by:
ATTACHMENTS
Map 1: North Clinton / Dubuque St and Civic Districts
Map 2: Downtown Planning District
Map 3: North Clinton / Dubuque St District aerial and zoning
Map 4: North Clinton / Dubuque St District land uses
Map 5: Central District Plan sub -areas
Map 6: Civic District aerial and zoning
Map 7: Civic District !and uses
Exhibit A: Central District Proposed Land Use Map
Exhibit B: Downtown District Proposed Boundary Map
Exhibit C: Downtown District Proposed Land Use Map
Summaries of public input received
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EXHIBIT A
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EXHIBIT B
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The Park District is appropriate for mid rise residential towers along
the new Kirkwood Avenue/Capitol Street connection. The height
provided by these towers allows views Into the park as well as the
Iowa River. West of the river, in the West Riverfront district, the
uses begin to transition to a higher concentration of commercial
buildings. With a new hotel locating on Sturgis Corner Drive, this
area would be suitable for retail uses and restaurants. Immediately
adjacent to the river, there is the potential to develop residential
towers to take advantage of the river views and of the downtown
skyline on the opposite side of the river.
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Comprehensive Plan Update - Civic and North Clinton/Dubuque Street Districts
SurveyMonkey
Q1 What are the strengths of these areas?
a nawered:48 Sidi::: r=::
q Responses
Adjacent to downtown and services Important to increase diverse housing stock In the downtown
2 Central location of significant city services easily accessible to citizens. Ralson Creek. Entry way to downtown.
3 Restaurants nearby? Captive audience Restaurants
4 Civic District- Upscale housing being brought in with activities for the entire community. The Chauncy brings life
to needed upscale housing and arts/culture and activities North Clinton/Dubuque Street District- Development
proposed will enhance building needs. Create a more viable pleasing view for the city
5 Good restaurants. Good number of student -related housing.
6 Close to downtown, some historc character.
Date
11/17/2014 10:50 AM
11/17/2014 1CA9 AM
11/17/2014 10:42 AM
11/1712014 9:20 AM
11/1 V2014 1:24 PM
11/3/2014 1:40 PM
7 Walkability. Close to campus and downtown but not as busy. The area off Clinton I think is more a
10/31/2014 8:54 AM
student/university area. East of Gilbert area seems more like a transition to the residential neighborhoods. The
farmers market helps makes this area nice, and your close to library, city hall, rec center, etc. So it seems more
civic than university oriented. It's a nicer place to bike and walk.
8 New Pi Is very important to this area. Good healthy food, jobs, betty supportive of the community.
10/30/2014 8:23 PM
9 New Pioneer Co-op, the Farmers Market, bike library, the UU, the Senior Center, the Presbyterian church.
10/30/2014 8:19 PM
10 Someone emailed me this survey, but the survey does not describe the boundaries of the study area. How can 1
10/30/2014 8:01 PM
comment????
11
They are quite nice as they are now. Look nice, work well. Still have the feeling of a smaller town in them. If the
10/30/2014 8:00 PM
plannerswant a megalopolis feel, they should take jobs elsewhere.
12
New Pioneer Coop is very important to downtown Iowa City!
10/30/2014 6:40 PM
13
Location to downtown current activities and upscale development
10/3012014 5,26 PM
14
Proximity to downtown. Walkability. Seems like there are many buildings or parcels that are ripe for development
10/30/2014 4:44 PM
and rejuvenation.
15
Central proximity; active entertainment and social life; shopping and business; cultural life; older buildings and
10/30/2014 1:03 PM
landscapes hold a classical appeal
16
The Civic District has increasingly become the center of important public institutions, including buildings that
10/30/2014 9:19 AM
serve government, recreation, senior living, senior activities, and commercial establishments.
17
a busy, attractive (for the most part) downtown area.
10/30/2014 3:26 AM
18
These areas currently offer a wide variety of civic and private mixed use, all attractive amenities that will be
10129/2014 11:35 AM
enhanced by additional populations and ideas, including allowing more density by going vertical. People
increasingly want to participate in the city's varied activities, and more and more people are hoping to take up
permanent (NOT just rental) residency close to downtown, very close in, to where things are happening, perhaps
some cultural venues right in their own resident buildings.
19
Civic District - Ralston Creek North Clinton/Dubuque St - could be an amazing gateway into the city
10/29/2014 10:11 AM
20
These areas host some of the City's prominent civic buildings and provide infi!1 opportunities for additional mixed
10129/2014 9:50 AM
use housing and retail. Ralston Creek Is also an asset to the Civic District.
21
diverse amenities, great streetscapes, slow traffic, heavy foot traffic, lovely street. cafes!
128/2014 2:02 PM
22
These areas are all Central City —where the action is; it's the heart of Iowa City. Will love to see more residential
10/28/2014 1:06 PM
and retail in these areas. It creates movement and that is always good I think it's good for the city to build "up" not
"out" and these areas are perfect spaces for that concept. The more adults living downtown, the better for us all --
helps business, makes interactions more enjoyable. The historic fabr!c of the Central City Is also a big plus.
113
Comprehensive Plan Update - Civic and North Clinton/Dubuque Street Districts SurveyMonkey
23
close in to UI campus and downtown
10128/2014 8:45 AM
24
Great location. In the heart of the town.
10/27/2014 9:33 PM
25
These are important areas for growth and improvement in the city as a whole
10/27/2014 9:04 PM
26
The Civic Area, in particular, Sets a tone for our city when approaching from the East side neighborhoods and
10/27/2014 8:27 PM
business parks. It's seen by a tremendous amount of people while commuting to/from work. An opportunity exists
to bolster the cultural and creative tone of Iowa City. It's also an area highly accessible by walkers, bikers, runners
etc.
27
proximity to campus, downtown, amenities like grocery, restaurants, unique shopping, lack of dependence on a
10/27/2014 2. 16 PM
car
26
proximity to central business district... and where the chauncey is going, no historical or beautiful old buildings
10/27/2014 1:49 PM
need to be affected or torn down.
29
The proximity to the Pod Mall, but not being on the Ped Mall makes this (as well as the Northside) the perfect
1012712014 11:01 AM
place for retail growth In Iowa City. The Ped Mall can be its own worst enemy for retail, and the city would benefit
at promoting more on -street options.
30
obviously both are very ciose to downtown area, which we need to expand in order to grow. I'm a big proponent
10127/2014 10,35 AM
of the two projects that are planned and see the need to proceed with the CB-10 zoning.
31
Proximity to downtown, walk ability, location in general.
10/2712014 9:42 AM
32
walking downtown
10/2612014 4:55 PM
33
Having mixed retail, allies, and residential spaces in the zone would stimulate downtown including those
10/26/2014 3:26 PM
supporting businesses in it, increase the sense of membership with downtown better beyond the University
population, and otherwise help to re -energize the downtown area.
34
Well situated in the city's downtown, and don't require the destruction of a high use or historic structure.
10/26/2014 3:14 PM
35
North Clinton/Dubuque is a natural fit for high density student housing as the east and west boundaries are
10/24/2014 4:37 PM
already defined with University housing on the west and an arterial road, Dubuque, on the east, The Civic District
should be strongly considered for young professionals/non student residents that want to be downtown. The
requires building up, not building out. The Downtown District will require a strong permanent resident population
to attract and maintain businesses other than barslrestaurants.
36
Proximity to traditional downtown district, good parking, parks
10/24/2014 11:35 AM
37
a) college life (responsible)
10/24/2014 3 55 AM
38
The two areas are different in some significant ways, so it would have helped if this question was worded
10/2312014 2,55 PM,
differently. Strength Is their limited scale as areas that transition to two very different residential neighborhoods.
The north Clinton/Dubuque area feels more connected to the university campus. It also includes some very nice
historic buildings that should be preserved. The Civic Complex is more of a meeting between the downtown and
adjacent residential areas. It's strength is it openness, lower scale. Iowa Avenue is attractive and Washington
Street has the polemist to be. College, Washington, and Iowa are all great streets for pedestrians and bikers. The
streets feel less congested and traffic seems more residential than commuters zipping about. The Farmers
Market, Co-op and and smaller local businesses help to make this area pleasant.
39
Historic buildings, varied businesses food choices, good examples of building taller to best use our limited space
10I23/2014 1:29 PM
close to the urban care.
40
convenient location, accesible parking,
10/2312014 12:29 PM
41
Since Roister. Creek runs into and through the area, it car. be a source for a very attractive park area. Today
10/23/2014 9:41 AM
much of the area is parking ramp and bridges. It can become a very attractive area.
42
North Clinton/Dubuque District: This area is very charming and welcoming. Recent upgrades have renewed the
10/22/2014 1:10 PM
area and have improved the area's former reputation as the CBD's "poor cousin." I appreciate the signs that
require drivers to stop for pedestrians in the walkways of this district. Civic District: The presence of adequate
parking and the Civic and Rae Centers provide anchors to this area not only for existing downtown residents but
the community as a whole,
43
A variety of uses, decent parking (cap, Chauncey Swan ramp). Nice to have the civic campus located downtown
10122/2014 12:41 PM
with mix of cultural and commercial, and some residential, right there.
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Comprehensive Plan Update - Civic and North Clinton/Dubuque Street Districts SurveyMonkey
44
The historic character of the area and the community feel ... walkabdiTy, locally owned businesses mix of housing
10/2112014 10,40 AM
(various income and age levels --from families to students and older people), The implementation of historic and
conservation districts, better zoning (as in the Neighborhood Conservation zones) and the design review for new
structures has significantly enhanced and stabilized these areas over the past couple of decades.
45
potential
10/21f2014 9:09 AM
46
Civic District: close to center of downtown. Has the potential to extend and become part of the CBD, improving
10121/2014 6:38 AM
the block of College street between Gilbert and Linn. Great parking amenity with Swan ramp North Clinton
District: close integration with pentacrest and college of business
47
proximity to downtown dining, events, etc.
10/21/2014 8:17 AM
48
The south end of the North Clinton/Dubuge district contains some historic buildings that add character, and some
10/20/2014 3:32 PM
churches and similar religious buildings that add a cultural element. The Civic District's anchors are City Hall, the
Rae Center, and the State Historic Society along with half of the Credit Union, New Pi and the Farmer's Market.
Only the latter is in a building that has any historic interest— it is the last of the buildings in the district that stilt
relates to the former railroad branch. There is lots of parking here, much used to supper( Downtown.
49
1) Like the Blue Bird Cafe, the Motley Cow, the Oasis, etc. (restaurants)
10I20/2014 2:02 PM
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Comprehensive Plan Update - Civic and North Clinton/Dubuque Street Districts SurveyMonkey
Q2 What are the weaknesses of these
areas?
# Responses
Date
7 Single uses; surface perking -waste of space, unattractive. Ralston Creek - not really being used as an amenity.
11/17/2014 10:49 AM
Reduction of street trees - could be a batter entry to downtown of city; surface lots (city lot) -like the parking, but
provides development opportunities.
2 Panhandling. Not enough fun quirky shops. Parking can be annoying.
11/17/2014 10:42 AM
3 Civic District- Potential creek flooding- what can be done to divert
11/17/2014 9:20 AM
4 Need more housing that's not targeted to or primarily used by students. Need more housing that is likely to attract
1111112014 124 PM
young professionals and empty -nesters. Need to encourage development of additional retail and entertainment
venuesluses that will attract those residents. Also need Class A office space. Tax base smaller based upon UI
and charitable ownership/use. Need more pet waterers.
5 Lack of historic character on some parcels, underutized space.
11l3/2014 1:40 PM
6 The Clinton area neighborhood feels pretty crowded and the streets are is not too attractive. The east of Gilbert
10/31/2014 8:54 AM
area is more open, but needs some work. Need to develop the old bus station corner in a way that complements
the park and farmers market. That big new building on Washington is the worst. Taking down those houses was
really unfortunate.
7 1 wish there were a place outdoors to swim downtown.
10/3012014 8:23 PM
8 Too much expensive student housing, too many drunk bras wandering around, all of the Moen monstrosities.
10/3012014 8:19 PM
9 They are vulnerable to over -planning by the City. This can destroy a lot that we have that is good. Be mindful of
10/3012014 8:00 PM
the successful businesses in the near North side and don't do anything to disturb or harm them,
10 None
10/30/2014 5:26 PM
11 Limited parking. Some areas are flood -prone (in the Civic area). Costs are very high for development and rent.
10130/2014 4:44 PM
Almost no affordable housing for long-term city residents.
12 Parking is generally accessible but not always. THERE IS TOO MUCH STUDENT HOUSING IN THESE AREAS.
10/30/2014 1:C3 PM
There can be more student housing, if needed, in areas of the westside near the old Menards.
13 At present there are only limited housing, office, and entertainment facilities in this area.
10/3012014 9:19 AM
14 The streets, sidewalks and ped mall areas are looking run-down and drastically need a makeover. The alleys are
10/30/2014 3:26 AM
disgusting and should be cleaned, services consolidated and the physical alley needs to be vitalized and made to
be safe and attractive for vehicular and pedestrian traffic. Lack of ability to use tasteful, protruding signage makes
for boring, generic -locking downtown. There is data to show that attractive, appropriate signage is important to
the vitality of businesses and a whole downtown.
15 There is some dated ugliness in new and old structures alike; good design and a better sense of place will be
10129/2014 11:35 AM
appreciated for years to come. I believe the city planners are well attuned to this, and sophisticated audiences
moving to Iowa City will appreciate quality in the future, even if it includes replacement, re -purposing, or at least
renovation of some time-wam structures now as well as over time. In some ways Iowa City is stuck in the past.
We are all proud of its history, but it's time to mix more and more modern desirable, livable structures dose to the
center of activities. I believe old and new structures live well side by side.
16 North Clinton Dubuque St -A very ugly gateway to downtown and the whole city really. Civic District, - surface
10/2912014 10:11 AM
parking behind City Hail on Iowa Ave, not
17 Lake of signage and way finding. Lack of real connections, despite their adjacencies, to the Downtown area.
10/29/2014 9:50 AM
16 too much low end housing primarily filled with temporary residents, ugly low-cost apartment buildings :
10128/2014 2:02 PM
19 none
10/28/2014 8:45 AM
20 Both have blighted areas and need improvement.
10127/2014 9:33 PM
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Comprehensive Plan Update - Civic and North Clinton/Dubuque Street Districts
21 - -- None — - —
22 Currently the buildings are outdated, not highly populated, and relics of the late 70s and early 80s. This is a far
cry from the pedestrian mall area and Dubuaue sheet, which have blended historical and contemporary VERY
well.
23 a hardware store (i realize there's one on dodge at) but there needs to be a satellite that carries batteries,
lightbulbs, household/apartment items -etc, as welcity Inflls with residential, commercial and office parking may
prove to be a little more challenging
24 none
25 Right now the area is architecturally weak. There are some open spaces, low buildings. Something about it isn't
very walkable or inviting. Moen's project would be a fantastic way to connect this area to the Ped Mall visually
and draw people east.
26 At this time not very aesthetically pleasing (abandoned building, parking lot......
27 Blighted and run down.
28 A thriving downtown is for all ages.
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
SurveyMonkey
--10/2712014 9:04 PM
Current weaknesses are those attributes listed above that it faiis to offer. It is now mostly occupied by a parking
ramp, a small city park and vacant space. The co op, a wonderful part of life in Iowa City for many decades, has
long outgrown its potential and the increased traffic and residents nearby would enhance both the need for more
space and the ability to gain return on It.
This is the edge of downtown and it will always have some clash with adjoining neighbors as downtown
continues to expand.
North Clinton/Dubuque Street have existing properties that may not be easily transformed into high density
housing. Also the northern border should be extended all the way to north Clinton for continuity. The Civic District
has to cross Burlington.
We have an abundance of student housing, but little in the way of young professional housing. This is an area we
need to remedy to be competitive In a global economy. We have to show a continuum of living options from
student, to young professional to family housing.
a) too secluded, abandoned -like b) too much traffic c) college life (irresponsible)
Parking in the North Clinton/Dubuque street district is a problem for future development of the area.
The buildings that went In along Washington Street, east of the Chancy Swan Ramp are a real eyesore and it
was a shame to see those old houses go -and the old businesses are largely gone too. This really took away
from the charm of the area. It seems now the goal is to have the urban downtown butt right up to the lower scale
residential neighborhood. That is unfortunate. I would like to see the scale kept lower in this area and preserve
historic buildings where possible. We don't need lots more commercial in these areas. Keep the feel residential.
Flooding potential, growth potential, surface parking.
Noise, drunk students on weekends act.
Presently the bridges and ramps make the area quite unattractive.
North Clinton/Dubuque District Additional retail opportunities in the area wou!d further enhance the sense of
place of this district and provide additional tax revenues for further improvements. If visible links to this district
from the CBD could be created, I think the connection with the CBD would enhance both districts.
Parking lots seem like a poor use of space in these downtown areas.
-here is still not as much oversight of the maintenance of rental properties (and their tenants) in these districts as
there could be. Absentee landlords are not the bee. stewards of property and do not contribute very well to the life
of neighborhoods and the community that lives in them.
under -developed --low density.
Civic District: the existing civic buildings North Clinton District: isolation from CBD
destinations are more spread out and sparse.
10/2712014 8:27 PM
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Comprehensive Plan Update - Civic and North Clinton/Dubuque Street Districts SurveyMonkey
45 The north end of the North Clinton/Dubuce district is dominated by rather characterless apartment buildings, 10/20/2014 3:32 PM
fraternities and and rooming houses, with most of what could be green space paved over for student parking.
There are a few older buildings here that ahave a bit of character, but not much. Aside from the New Pi building,
the Civic District has managed to almost completely eface its history. The public buildings lack character — they
look cheap because that was a key design goal. It is another district dominated by parking, which detracts from
the character of the area. And, of course, there is a long legacy of inappropriate floodplain development here,
with over a century of fill that puts the banks of Ralston Creek way above their nature! elevation -- much of that
was probably put there by the railroad.
46 Its unfortunate that the University and City didn't have the foresight to make the arts campus roll from one side of 10/20/2014 2:02 PM
the river to the other and anchor the downtown area on the north side with a theater and art museum, This could
have resulted in a more cohesive arts campus and it would be a better side of the downtown to attract customers
to since it would be easier to get in and out of town.
Comprehensive Plan Update - Civic and North Clinton/Dubuque Street Districts
SurveyMonkey
03 What should be considered when the
City is reviewing development proposals?
R Responses
1 How development will impact future tax base
2 Mixed use; complementary narcoses to downtown - synergy with Central Business District.
3 Need a quick way to get around town. Keep Market and Jefferson one-way.
4 Continue to focus on mixed use- upsscale
5 Whether the proposals will attract young professionals and empty -nesters and will provide office space and
entertainment venues for them to populatelenjoy. Make the areas more dog -friendly.
6 increase residential and commercial density in all non -historic parcels, preserve historic structures where
feasible.
7 Keep the height down east of Gilbert and create something that does not overwhelm the park or the surrounding
uses. Also make the park more of a feature that complements City Hall. Make sure the co-op gets a home our of
the flood plain and preserve the Unitarian Chruch building. Keep the bike library in this area. Affordability,
suslainability, scale, and character. Let the high rises stay west of Gilbert and south of Burlington.
8 Please help New Pi find a new home!
9 The purpose of buildings - de projects serve the whale community or only elite groups?
10 That you don't destroy what we have that Is good in the attempt to "Improve" and "develop'.
11 The optimal location for New Pioneer Coop! A wonderful employer, supporter of many local farmers, and provider
of healthy, local food!
12 Overall usage and impact for multi purpose exposure -lifestyle (aNculture), urban living - upscale, activities
(beyond the scope of restlbar). Multi business usage -to enable growth of new business into the Iowa City area.
13 Affordable housing is incredibly important. Think in terms of long-term residents who are stable and looking for
reasons to stay. They are paying taxes and investing in the local economy and should have their needs
considered first —before the `looting desires of college students. Help New Pioneer Co-op find a raw home in the
downtown area, escaping the flood risk of Ralston Creek and establishing a new and improved DOWNTOWN
retail location for their well -established and well -loved local business —so that the business can continue to grow
and people who live/work downtown can still have access to affordable, healthy food without necessarily needing
a car.
14 Affordable housing for families and employees who want to walk to work or downtown. Increased housing options
for vibrant but retired residents. There is too much student housing.which destroys the neighborhood sense, I
would rather see more affordable family, retiree housing and community -based housing for the disabled that
augments an urban sense of diversity, community and cultural richness,
15 In reviewing development proposals, the city should consider the range of facilities that developers are proposing,
as well as the track record of the principal developers.
16 The current overabundance of student housing in and on the periphery of the downtown. There is a stated
demand for more workforce housing as well as housing for families who are looking for a walking lifestyle - with
a pronounced de -emphasis on the use of cars or the needless consumption of fossil fuels.One particular area of
concern to me is the West Bank building recently purchased by the Clarks. We do net need another gross
apartment building for students. What a great opportunity the UIMA and the School of Music present for cleaning
up our residential act downtown. Wouldn't it be a huge shame to have these beautiful buildings with the incred',ble
beauty of the activities going on bath inside and outside of these buildings, denigrated by another Clark -style
student ghetto, poorly monitored and pocdy maintained?
Date
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Comprehensive Plan Update - Civic and North Clinton/Dubuque Street Districts
SurveyMonkey
17
Flexibility in changing zoning to meet current needs and challenges and aspirations is in order, Zoning in areas
10/29/2014 11:35 AM
such as these, as opposed to zoning in residential areas further out, needs to be more flexible. Iowa City is truly
and International city, and its downtown can reflect this in architecture and excitement, not "stuck in the mud"
NIMBYism.
1 B
Planning in these areas should be in the context of the larger downtown and guided by design guidelines and
10/29/2014 9:50 AM
standards !hat are predictable and friendly to use. Dense inhll should be encouraged and prioritized to help
support a sustainable approach to protecting neighborhoods to the east of Ralston Creek. Ralston Creek seems
to be a natural divide, as does the Chancey Swan parking garage. The City should not deter height -
development proposals that demonstrate compact development design principles support a sustainable growth
pattern by keeping our densest development within the central core where utilities and public infrastructure are
already in place to handle them. Good design is good business. The City should prioritize well designed projects
- which means a process should be in place to guide well designed buildings and how they interface with the
sidewalk / streets.
19
WIII it make us proud? Will it create a happy environment for those living and working in the developed area?
10/2812014 1:06 PM
Does it add to the downtown?
20
adjacency to Jl and downtown
10128/20148:45 AM
21
Land efficiency, sustainable efforts, (NOT LEEDin) Land use, high density
10/27/2014 9:33 PM
22
Improving the downtown and increasing housing and economic development
10/27/2014 9:04 PM
23
1. Does it provide some sortof some for everyone (market, gallery, movie theater, restaurant, etc) 2. Provide a
10/27/2014 8:27 PM
majority of single-family housing (town homes, condos, etc). This downtown area is has TOO much housing for
the college rental market.
24
sensitivity to current historic architecture there are a large number of neighborhoods where the style, size and
10/27/2014 2:16 PM
height have not integrated well with existing streets capes (granted -some of which need updates).
25
overall benefit to Iowa city: its citizens and their overall quality of life
10127/2014 1:49 PM
26
Mix of use (residential, retail, etc) and quality of developer's past projects.
10/27/2014 11:01 AM
27
The mix of retail, housing and architectural design.
10127/2014 10:35 AM
28
The need for more housing and commercial space. The ability to attract people downtown for a purpose and the
10/27/2014 9:42 AM
positive development to improve the area.
29
promoting walkable mixed -use neighborhood for all ages.
10/26/2014 4:55 PM
30
The track record of those submitting them, viability of them to a wide range of residents including students, and
10/26/2014 3:26 PM
the degree of fl with the City development plan.
31
Will it be successful.
10/26/2014 3:14 PM
32
The best interest of the City.
10/24/2014 4:37 PM
33
Less required retaillcommercial on ground level. This requirement has resulted in eyesore vacant space
10/2412014 1:15 PM
(particularly along the west side of Gilbert south of Burlington). There is no convenient parking and without
convenient, nearby parking there will never be sustainable commercial/retail in those spaces.
34
Innovative proposals that have a WOW factor. We live in an age when people can and will move anywhere.
10/24/2014 11:35 AM
Architecture and innovative spaces are necessary for our community to shine. We have some great historical
properties that need to be complimented with the new.
35
a) creating more walking storefronts, such as ART GALLERIES (which would include coffee shops and bars),
10/2412014 3:55 AM
maybe a few dance clubs (both alcohol and juice bars). non-drinkers still like to go out and enjoy themselves.
36
Keeping heights down and keeping the busy, urban fee! to the west of Gilbert and the south of Jefferson. Let
10/23/2014 2:55 PM
these area be a buffer --no more than 4 to 6 stories. concentrate high rises around Burlington and to the south.
Where there' s commercial it should be like the northside Markel area.
37
Most efficient (maxima!) use of space, preservation of historic properties as defined by the Secretary of the
10/23/2014 1:29 PM
Interior and Local Ordinance (Preservation Plan and allied documents), allowing for affordable (LMI) housing in
addition to more affluent housing options, on site water retention, alternative energy (especially solar and
geothermal; !energy efficiency, High sense of architectural design
2/3
Comprehensive Plan Update - Civic and North Clinton/Dubuque Street Districts SurveyMonkey
38 The historic architecture of Iowa City is of great culture and importance to the history of our town (UNESCO world 10/23/2014 12:29 PM
heritage act.), new designs should emphasis this history rather than attempt more post modem skyscrapers in a
town that is a historic literature site rather than massive metropolis.
39 Build an attractive 5 story building on the corner of College/ Gilbert and maintain Chauncey Park.lf the city bought 10/23/2014 9:41 AM
the New Pi land a park could be built which would extend the very popular Farmers' Market. Some of the area
could be used for city employees parking.
40 Civic Distnct-'When you're alone and life is making you lonely you can always gu downtown; the fights are 10/2212014 1:10 PM
much brighter there. You can forget about your troubles, forget all your cares - so go downtown." Petue Clark. 1
remember when the parking lot on which Plaza Towers now resides used to be a "dead zone." The corner of
College and Linn was a barren area that did not encourage pedestrian activity. So much has changed for the
better since Plaza Towers and the Public Library have been built in that area. That corner is vital and encourages
additional development in the vicinity. The proposal to build ar. additional mixed -use project on the corner of
Gilbert and Linn will enhance not only the immediate area but will add additional stimulus to the central business
district. The residents of the downtown help create a 24-hour downtown and a built-in market for downtown
retailers and entertatinment. They will also provide immediate patrons for the music and art facilities proposed In
the area. Downtown housing reduces urban sprawl and minimizes the need for constructing additional and
expensive infrastructure. It also improves the city's tax base while displacing very few people. Downtown housing
promotes greater "green" living by increasing the density of the population per square foot. Additional residential
housing in the Civic District also reinforces a sense of place and reduces the image of danger and risk.
41 The chance to minimize environmental impact and maximize the diversity of downtown amenities through 10/22/201412:41 PM
encouraging higher density, mixed use development.
42 All proposals should be evaluated with the primary criteria of ENHANCING THE COMMUNITY AND 10/2112014 10:40 AM
CHARACTER OF IOWA CITY. Build with an eye to the long term. Evaluate design with a strong sense of how
any given plan will contribute positively to the strengths listed above —the historic character of the area, the feel of
e neighborhood that takes pride In its uniqueness and local quality of life.
43 Iowa City MUST be different than Coralville and North Liberty. Coralville and NE are "short" suburban towns with 10/21/2014 9:09 AM
very low density and very poor land usage. Iowa City must do better-oncouraging tall buildings with mixed use
will differentiate Iowa City from surrounding cities and will be more sustainable.
44 Adding variety to the business and amenities that are in the city. The quality of building, design, construction type, 1012V2014 8:38 AM
and residential units.
45 connection of downtown public spaces with adjacent residential areas
10/21/2014 8:17 AM
46 Parking should be under, not beside new development, so that we don't see neighborhoods close to downtown 10/20/2014 3:32 PM
as being dominated by hot dead parking lots. We need to preserve what historic slmctures we have, but these
areas have lost most of their history already.
47 Keep Market and Jefferson as two way streets. Do not turn Market and Jefferson into one way streets. Ease of 10/20/2014 2:02 PM
Parking Create some large scale office space to attract more companies to locate offices downtown. No public or
other subsidized housing. No higher density of housing. No high rises. Some of the so -calved "modern"
architecture staff seems to prefer will look like hell a few years down the road. Its not fun to walk in a shadow of
buildings pius its is colder in the winter. Let the sun shine down on the sideswalks by keeping building heights
reasonable. No TIFIII
313
Comprehensive Plan Update - Civic and North Clinton/Dubuque Street Districts
SurveyMonkey
0,4 What types of uses (e.g. residential,
commercial, cultural, institutional) are
appropriate for these areas?
Answered: 50 .
9 Responses
residential, commercial and cultural
2 Mixedlpublic, private with public usng only what is necessary; divest from other unnecessary property ownership
Like the residentiallolder houses; mixed look: churches
3 Restaurants I Move campus arellheaters/galleries North of downtown. Eg - See Torpedo Factory Art Center in
Alexandria, VA.
4 Civic District- residential, some commercial, culture North Clinton/Dubuque Street District- business mix
Date
11/17/2014 10:50 AM
111171201410:49 AM
"111712014 10:42 AM
11/17/2014 9:20 AM
5 Mixed -use multiple -family and retaillcommercial. High rises should be encouraged to enhance the downtown 1111-112014 1:24 PM
experience and make efficient and environmentally sensitive use of available space. UI uses should be minimized
to the extent possible.
6 All.
7 Institutional uses --daycare would be nice. A mix of uses would be great. Don't overwhelm the area.
8 New home for New Pil Low. Income. Housing. A children's toy and clothing store.
9 Commercial (non -chain) restaurants, arts venues, small independent businesses.
10 Just please not industrial. And no more condos for rich people.
11
12
13
14
Residential, upscale hotel, culture, activiy
Ail of the above!
Building the cultural appeal even more.
Mixed use housing, entertainment, commercial, and cultural facilities would be desirable..
11/3/2014 1:40 PM
10/31/2014 8:54 AM
10/30/2014 8:23 PM
10/30/2014 8:19 PM
10/30/2014 8:00 PM
10/30/2014 5:26 PM
10/30/2014 4:44 PM
10/30/2014 1:03 PM
10/30/2014 9:19 AM
15 As Iva said, family and work -force residential, cultural and better commercial enterprises are appropriate here. 1
10/30/2014 3:26 AM
The downtown district is driving a pretty smart and focused bus in terms of vision and taking advantage of the
opportunities available for attractive and functional growth. The elty's partnering effort, with the downtown
association is to be commended so far, and I hope this continues. The balance is delicate forthis area and the
sensitivity of the city is crucial to making the best of the current opportunities that may not again be so rich.
16 All kinds of buildings mentioned above. I particularly think dense residential home (condo) ownership should be in
10/29/2014 11:35 AM
the planning on a large scale, Baby boomers and others are maturing and want to be close to things in condos
DOWNTOWN. To me, this means the need for vertical construction to provide people with residential
"downsizing" locations that appeal. Iowa City is a bit behind the curve, and should be a leader as a University
town where excitement, innovation, and forward thinking are or should be the north, We have great opportunities
here presented, as new demographics come into play —big time.
17 North Clinton/Dubuque St - res!dentiai Civic - Cultural - open space along Ralston Creek. More Commerical
10/29/2014 10:11 AM
18 Mixed uses residential and office seem most appropriate, although the City should not preclude the others it the
10/29/2014 9:50 AM
site and use are deemed appropriale.
1g There is still a major lack in a band of mid -range and upper -range housing especially for young professional and
10/28/2014 2:02 PM
empty nesters who do not wish to own property, this band is primarily between $800-1600 for a single tenant unit.
I also believe the market would bare many more hieher end housing units (particularly rentals) for professionals
and young professionals above that range as well. There is a clear decline in the desire for home ownership
amongst this demographic nationally, while a growing desire for downtown urban housing (see Des Moines,
Omaha, Kansas City as regional examples).
1/3
Comprehensive Plan Update - Civic and North Clinton/Dubuque Street Districts SurveyMonkey
20
Not sure what "institutional " means, but I certainly believe residential, commercial and cultural are all appropriate,
10/28/2014 1:06 PM
probably it combination, People who live downtown want food, drink and things to do close at hand.
21
mix of uses
10/28/2014 8:45 AM
22
We need housing, and property thai bring more variety to downtown as a destination.
10/27/2014 9:33 PM
23
The current plans for development are very important to the future of the downtown.
10/27/2014 9A4 PM
24
Mufti unit mixed buildings. Sustainable growth by promoting are structure of both residential and commercial.
10/27/2014 8:27 PM
Also, common green space areas.
25
small shops ea urban neighborhoods -cheese, wine, gardening, bike, hardware, galleries, small playground/parks
10/27/2014 2:16 PM
just to sit and read or watch passersby, cafes/bistros/diners, art structures that encourage inter action such as
fountains...
26
i think the Chauncey would be a great addition to our downtown.. please allow the zoning change and allow this
10/27/2014 1:49 PM
great mixed use urban scale project to proceed.
27
A mix of residential and retail.
10/271201411:01 AM
28
The mix of retail, housing and architectural design, as stated above. Theaters, galleries, and similar Urban
10/27/2014 10:35 AM
amenities, but we need more space for our great downtown to grow, we need housing, office space and retail
space, at this time we don't have enough space for sustained growth.
29
All would be good investment. The Chauncy project as proposed has all of these advantages and should move
10/27/2014 9:42 AM
forward.
30
1 mile of downtown
10/26/2014 4:55 PM
31
I don't think the greater downtown area can or should try to compete with chain stores, Coralville cannot be
10/26/2014 3:26 PM
outdone in that area. Smaller specialty stores and restaurants that are either smaller chains or unique seems the
best way to draw people not only from out-of-town but across town. Iowa City has always thrived on the arts and
the City should continue making that a part of their plan for the greater downtown area.
32
Retail, entertainment, commercial, cultural, and residential.
10/26/2014 3:14 PM
33
North Clinton/Dubuque is a natural fit for high density student housing as the east and west boundaries are
10/24/2014 4:37 PM
already defined with University housing on the west and an arterial road, Dubuque, on the east. The Civic District
should be strongly considered for young professionals/non student residents that want to be downtown. The
requires building up, not building out. There should be a healthy amount of commercial and cuftuml. The Chauncy
Project would be a great fit. The Downtown District will require a strong permanent resident population to attract
and maintain businesses other than bars/restaurants.
34
If any of them require convenient nearby parking, forget it.
10/24/2014 1:15 PM
35
1 understand that high end condos make development numbers works best, yet I think there is a market need for
10/2412014 11:35 AM
some micro units that are affordable to young professionals and any opportunity for the city to help ensure some
level of affordable housing for low to middle income helps create diversity.
36
since lows city is a "bike -friendly town" (http://bikeleague.orgicontent/9-top-10-national-universities-now-bfus), we
10124/2014 3:55 AM
should make more "bike lanes": mind -streets on the street, with actual street lines as one would see on streets
(saw them in Campaign -Urbana and found them adorably awesome). which would mean, take away cars and
encourage more bikes and pedestrians to be out; this will lead to healthy living, tool
37
For the civic district commarcia!/cultumllinstilutieeal seems most appropriate. Residential does not seem like a
10/23/2014 5:09 PM
good use of this area.
38
Have a mix of uses —that's great! but keep the scale low. Keep the character eccleotic and preserve some of the
10,12312014 2:55 PM
history. Keep the farmers market and the park and make them more of a feature. Enhance the washington street
intersection with Van Buren and the Washington Street medians. The Civic area should have an open parklike
feel and should rot be in the shadow (metaphorically speaking) of a 10 story (or higher) building. Encourage
senior housing near the City campus since you have the library, and Robert A. Lee, and Mercy
Hosoital.Encourage, student -type uses more toward campus. Get rid of the city parking lot or screen It and have
city employees and other permit holders park at the top of the ramp. Save the lower levels of parking for library
patrons and folks coming downtown to do business. Also, do something to make the Rao Center lot more
attractive --it is really not pleasant. Help get the coop out of the floodplain for heavers sakelll and help the bike
library find a home in the area.
213
Comprehensive Plan Update - Civic and North Clinton/Dubuque Street Districts
SurveyMonkey
39
Residential, commercial office, commercial retail, neighborhood commercial, commercial restaurant, commercial
10/23/2014 1:29 PM
lodging, cultural, and institutional are all appropriate in both districts.
40
No more bars, things that enhance the community and culture of iowa city and affordable housing are what we
10/2312014 12:29 PM
currently need. Makers center would be an excellent addition as well as entertainment that does not involve
alcohol.
41
Certainly the College/ Gilbert corner can be used for general mixed housing units (not just $350-500K condos.
10/2312014 9:41 AM
Parkland siting Ranson Creek wouid augment the attractNeness of these housing units.
42
ResidentiaVcommercial
101231201412:12 AM
43
North Clinton/Dubuque Street: There has always been a tension in the existing North Side neighborhood
10/22/2014 1:10 PM
regarding the presence of multi -family housing that is predominantly occupied by students who may not have the
same "investment' in the North Side. Some of this pressure could be reduced by encouraging mult-family
housing at more affordable rates. This could be a combination of owner -occupied housing and rental housing. I
believe this would produce housing opportunities needed in the community while protecting the integrity of the
North Side. Civic District: Land values in this area are expensive given their proximity to the existing CBD and the
presence of City buildings. This area is not a site that can likely be developed for more moderately priced
housing. At the same time, higher density housing similar to Plaza Towers weed provide other housing
opportunities for a population that does not want a retirement setting or that prefers the vitality of downtown
(where the lights are brighter). The presence of the existing Chauncey parking ramp, the creek and the lower
grade relative to land futher to the east would reduce the impact on existing residential properties. Additional
recreational opportunities in the area would also enchance downtown living.
44
Ali, although I hope residential is part of mixed -use buildings, higher density is appropriate.
10/2212014 12:41 PM
45
Mixed use is best... include ALL of the types.
10/21/2014 10:40 AM
46
mixed is ONLY thoughtful option. its time to undo the segregated uses of the 1950s and 1960s. That kind of
10/2V2014 9:09 AM
zoning was disastrous for cities.
47
Civic District: cultural and entertainment, residential North Clinton District: Residential
10/21/2014 8:38 AM
48
residentiailcommercial.
10/21/2014 8:17 AM
49
Students need a place to live, and the north half of the North Clinton/Dubuque district should remain largely
10/2012014 3:32 PM
student housing, as it is. The cultural and institutional use of the south end is also good. As parking tightens and
their buildings age, the religous institutions at the south end (aside from the two chaplaincies) will be tempted to
flee to the suburbs. The flight of churches from Downtown Iowa City is not a good thing —even though each of
the churches that has fled have had good reasons to do so.
50
Restaurants, theater, art museum. Commercial office space. No higher density of housing. No high rises.
10/20/2014 2:02 PM
3/3
Comprehensive Plan Update - Civic and North Ctintoal/Dubuque Street Districts
SurveyMonkey
05 Is there the opportunity to strengthen
streetscape elements?
All'. vIir 1c 4-
Yes
No I
0% to% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Mswer Cholaes Responses
Yes 97.92% 47
No 2.08% 1
Total 48
A
If yes, what are these opportunities?
Data
1
wider sidewalks - more walkable "freshen up" downtown with new landscape, esp. trees
11/1712014 10:50 AM
2
There always are. Trees. The Civic District due to surface lots - really lacks in this.
11/17/2014 10:49 AM
3
Powerwash sidewalks Lighting Greenspace
11/17/2014 10:42 AM
4
Expand streetscape views for right of way- include street designs to these areas, signs, etc.
11/1712014 9:20 AM
5
There are always opportunities. I think distinctive lamps and user friendly benches are nice. Pet waterers are
11/! V2014 1:24 PM
good.
6
Make areas an extension of downtown and northside marketplace where possible, including streetscape
11/3/2014 1:40 PM
elements. Consider bike lanes as well.
7
Green things up. Separation between sidewalks and street. More bike facilities, better lighting —like northside.
10131/2014 8:54 AM
8
Better lighting. Mini parks.bike fix stations. Better way for venues to post... digital?
10/30/2014 8:23 PM
9
Preservation of existing buildings when possible, maintaining and expanding green spaces, lowering amount of
10/30/2014 8:19 PM
signage / advertising allowed.
10
Use permeable paving around trees that are planted and make the mixture of trees more diverse. Give the trees a
10/30/2014 8:00 PM
chance: more access to water than they get now will enable more kinds to grow downtown.
11
Edible landscapes;
10/300014 6AU PM
12
Development of this area will expand the downtown IC areas and could be the next "North IC' development area
10/30/2014 5:26 PM
to grow our city in the directions needed.
13
1 would like to see some connections with the river areas
10/30/2014 1:03 PM
14
Green areas, set -backs from buildings.
10/3012014 9:19 AM
15
See the streetscape plan
10/30/2014 3:26 AM
1/3
Comprehensive Plan Update - Civic and North Clinton/Dubuque Street Districts SurveyMonkey
16
Large, even tall buildings are fine. They can have setbacks at street level, and allow for plantings and other
10/2912014 11:35 AM
features that add to the pleasure of walking in their midst, but low profile buildings close to the center of town are
the wrong and old way to be thinking.
17
Everywhere - there doesn't seem to be much in either district.
10/29/2014 10:11 AM
18
Yes - way finding, lighting, sidewalks and connections to Ralston Creek - if the Creek were ever treated as an
10/2912014 9:50 AM
amenity and cleaned up and improved.
19
Green, and places for activities are always good, accompanied by public art.
10/28/2014 1:06 PM
20
elements that make the street a more pleasant place for pedestrians
10/28/2014 8:45 AM
21
Update lights, signs.
10/27/2014 9'33 PM
22
Show Iowa City that progress can come without sacrificing the historical. Create contemporary, modern buildings
10/27/2014 8:27 PM
to blend.
23
porous pavements on sidewalks to reduce snow/ice hazards, lighting, community gardens, art, maps/wayfinding
10127/2014 2:16 PM
integrated (vs looking like it doesn't belong).
�
24
look at plan
10/27/2014 1:49 PM
25
"Brighter" architecture is one thing. Glass and metal have really brightened up the Ped Mall so things aren't so
10/27/2014 11:01 AM
brown. quality retail is the best way to bring people onto the sidewalks.
26
The city is in the works of improving our streetscape, which is very impressive, but we just need to expand both
10/27/2014 10:35 AM
to the east and south.
27
Lighting and the new building will improve the overall area
10127/2014 9:42 AM
28
The street art including statues, banners, benches etc. should continue -- though I suggest other yearly statues
10/26/2014 3:2(5 PM
beyond Herky. I don't know the feasibility of transforming the non -University into useable public space that is
much more attractive than currently is. But if able to be accomplished, this has always struck me as an under
developed possibility from the power plant and south.
29
Modernize it and get rid of vacant locations.
10/26/2014 3:14 PM
30
Should just be consistent with the downtown master plan. Walking 1 biking being the main elements.
10/24/2014 11:35 AM
31
bike lanes, better sidewalks and more blue light emergency buttons (there's not that many, if you notice ... just a
1024/2014 3:55 AM
few here and there - i think little of eastern illinois university (small Charleston, illincis) had more than 1 see here)
32
Intersections and medians. Take a look at van buren and Washington and Iowa Avenue --this is a great area.
10/23/2014 2:55 PM
Decorative brick, nice lighting, plantings, simple benches, art. Treat this are like the northside shopping area.
33
Expand amenities seen in the Central Business District and Nodhside Marketplace --plantings, street furniture,
lo12312014 1:29 PM
lighting.
34
current space has beautiful mural which has been there for a few years now.
10/23/2014 12:29 PM
35
The civic area is particularly unattractive.
10/23/2014 1.2:12 AM
36
Additional trees, plantings, flower pots, pedestrian -friendly intersections, and outdoor dining should be included in
10/22/2014 1:10 PM
any proposals for these two districts.
37
More ornamental street lighting, cohesive planters and paving (more brick?), aesthetically designed
1012212014 12:41 PM
crosswalks/alley entrances. Expanding the "literary walk" area.
38
Utilize plantings, sculptures, distinctive signage and lighting. Require all designs to have "human dimensions"
10/2112014 10:40 AM
such as porches, street side entrances, sidewalks, landscaping, etc. Minimize the prominence of parking by
putting it in back of buildings or requiring landscaping that softens the effect of multiple cars (a good example of
the latter is the parking [of of Mercy Hospital's Emergency entrance along Gilbert Street... care was taker, to
create a buffer of plantings, a mini park with benches and planters).
39
I'd like to see more covered walkways next to buildings.
10/21/2014 9:09 AM
40
Hlgh quality building design and materials,
10/21/2014 8:38 AM
41
it fine as is.
1012112014 8:17 AM
2/3
Comprehensive Plan Update - Civic and North Clinton/Dubuque Street Districts SurveyMonkey
42 Parking -lot views aren't attractive. Putting parking under new structures would be very wise. We have already 10/20/2014 3:32 PM
begun this in (or near) both districts, and it works.
43 Keep the pavements clean and updated. Keep Jefferson and Market as two-way streets. Lights and holiday 10/20/2014 2,02 PM
decorations encourage people to get in a buying spirit. Flowers in the spring and summer-
3/3
Comprehensive Plan Update - Civic and North Clinton/Dubuque Street Districts
SurveyMonkey
Yes
No
Answer Choices
Yes
Is there the opportunity to strengthen
pedestrian and bicycle amenities?
0% 10% 20% 30% 40% 5C% 60% 70% 80% 90% 100%
Responses
93.62%
44
No
6.38%
3
Total
47
#
If yes, what are these opportunities?
Date
1
More bike parking
11/17/2014 10:50 AM
2
Bicycle parking in Civic District. Easily access to drive on Dubuque Street
11/17/2014 10:49 AM
3
If it doesn't interfere with cars
1Ill 7/2014 10:42 AM
4
Continue streetscape plans to keep continuous look
- 11/1712014 9:2.0 AM
5
More bike racks. More enforcement of ordinances prohibiting bike riding on sidewalks in and around the ped mall
11111/2014 1:24 PM
(I realize that's not in these districts).
5
Widen sidewalks, decorative or brick paving, more bike lanes.
11/3/2014 1:40 PM
7
More bike racks. Covered racks.
1013'/2014 8:54 AM
8
Better / more bike lanes and bicycle parking, a covered bicycle parking area. More clearly marked cross walks.
10/30/2014 8:19 PM
9
More and better racks for bicycles and motor bikes.
10/30/2014 8:00 PM
10
Bike !ones and parking. Bike service stations. Wen just having a full -service grocery store in the walkable-
10/3012014 4:44 PM
bikeable part of town is an important element in empowering bicyclists and pedestrians. Reduce car traffic
wherever possible to slow down traffic and make it safer.
11
Especially more and better bikeways, close -in bike parking, rapid pedestran-friendly transportation to the hospital
10/30/2014 1:03 PM
and across the river, perhaps to places like the center at Ccralville (maybe using the river as a rapid linkage.)
ALSO, A GOOD BIKEWAY EXCLUSIVELY FOR BIKES THAT RUNS FROM EAST OF DOWNTOWN, SHIFTING
TO BURLINGTON STREET, ACROSS THE RIVER, THROUGH THE HOSPITAILISPORTS CAMPUS ON
MELROSE (INTO UHEIGHTS AND BEYOND TO C-VILLE).
12
Broader sidewalks.
10/30/2014 9:19 AM
13
See streetscape plan
1013012014 3:26 AM
1/3
Comprehensive Plan Update - Civic and North Clinton/Dubuque Street Districts
SurveyMonkey
14
1 think the streets cape mentioned above will help with pedestrians, but I'm not well versed on how to improve .
10/29/2014 11:35 AM
bicycling needs.
15
This can always be done.
10/29/2014 10:11 AM
16
More bike lanes out of downtown and also would love to see some some bike locker opportunities, either on the
1012812014 2:02 PM
streetscape or in the parking garage for downtown residents to store bikes downtown long term
17
safe and attractive paths and walkways connected to the country are huge
1 W28/2014 1:06 PM
18
streetscape elements
10/28/2014 8:45 AM
19
More bike friendly roads.
10/27/214 9:33 PM
20
intermodal might decrease cars traffic -widen existing roads and/or sidewalks as has been done north of i80 on
io/2712OU 2:16 PM
dubuque street.
21
look at plan
10/27/2014 1:49 PM
22
NA
10/27/2014 11:01 AM
23
bike lanes, boulevards,
10/27/2014 10:35 AM
24
Connect this area to the rest of downtown
10/27/2014 9:42 AM
25
Smart Growth for Iowa City. Make it a place where people want to Live and Work and be proud to say you live in
10/2612014 4:55 PM
Iowa City,
26
Though possibly an odd way of responding, it amazes me that bicycles are not more closely regulated downtown.
10/2612014 3:26 PM
This is a hazard to those on bikes too. Stop signs are usually not obeys, many go the wrong way on busy streets,
and dash from riding on the street to sidewalks. I've been close to hit many times. For bikes and pedestrians and
motorists to get along well safety laws should be a priority as the were, I think, until the current police chief.
27
Make tt bicycle friend with wide sidewalks and a transition on on street paths.
10/26/2014 3:14 PM
28
BIKE LANES! (ht(p:llwww.pedbikeinfo.org/index.cfm) -Iowa should be on this map! sample bike lane:
10/24/2014 3:55 AM
http://w .nycgovlhtmlldotlimages/bicyclists/ppw_crossing.jpg- something more detailed.
29
More bike parking (some covered would be nice). How about someplace to sit or fnd cover while you are waiting
10123/2014 2:55 PM
for the bus.
30
A road diet and ample bike parking, a better way to limit bike storage in highly used areas (perhaps by requiring
10/23/2014 1:29 PM
residential bike parking), wide radius "bump outs" at intersections, zebra crossings, etc.
31
accessible bike lanes
101232014 1229 PM
32
People living in these "affordable units" and working downtown could do without automobiles, hence advocating
10/23/2014 9:41 AM
bicycles and pedestrians
33
Improve sidewalks and add bike lanes
10123/2014 12:12 AM
34
It would be great to minimize the need for addtional cars in these two districts by including additional pedestrian
10/22/2014 1:10 PM
and bicycle amenities. These amenihss would enhance the people -oriented nature of the districts and encourage
people to enjoy the areas without concern for increased traffic.
35
Designated bike tines (more than "shanows") wherever space allows. Prettier crosswalks (again, paving comes
10/2212014 12:41 PM
to mind -the area at Iowa Ave. and Linn Street is a nice example.
36
Create bicycle paths, pull out lanes for buses, and add benches, decorative walkwaystsidewalks with planters,
10/21/2014 10:40 AM
etc ... see the suggestions for strenthening streetscapes above.
37
wider sidewalks, bike racks, seating
10/21/2014 8:38 AM
38
Its tine as is
10/2112014 6:17 AM
39
These areas are already very walkable and bikeable, but In the Civic District, biking north -south is largely
10/2012014 3:32 PM
confined to Gilbert, one of the most bicycle unfriendly streets in town (North Clinton serves as a way for cyclists
to dodge the heavier traf9c or, Dubuque, in contrast). It would be nice if there was an easy way, coming north on
Gilbert, to dodge east onto Van Buren, perhaps following the creek (on the diagonal). The barriers to this are
mostly south of the Civic District.
2/3
Comprehensive Plan Update - Civic and North Clinton/Dubuque Street Districts
SurveyMonkey
40 Don't use sharrows. They are horrid. I prefer wider sidewalks. Remember, a lot of people will continue to use
cars. If you want People to shop and buy lots of stuff, don't discourage the use of cars.
3/3
10IM2014 2:02 Put
Comprehensive Plan Update - Civic and North Clinton/Dubuque Street Districts
SurveyMonkey
Answer Choices
Yes
No
Total
1
2
3
4
5
6
7
8 Verticality is a must as pan of the building mix, and I think flexibility in zoning variances are in order to
accommodate more density by going up. The downtown can be an even more exciting landscape with additional
"high-rises." For other kinds of historic low profile landscapes and neighborhoods, people need only to journey
cut from the canter of the city to areas where this character will inevitably (and appropriately) be maintained and
cherished. iObviously there are some downtown properties or historical significance that need to be preserved,
and I see this happening with the Englert, the MidWesore building, and likely the deffamer Hotel.) For the
future, verticality is a must. The downtown. can be an exciting landscape with additional high-rises. For other
kinds of historic bw profile landscapes and neighborhoods, people need only to journey out from the center of the
city to areas where this character will inevitably (and aoproprialely) be maintained and cherished.
In the North Clinton/Dubuque Street
District, is there the opportunity to increase
residential density (the number of dwelling
units in a given area)?
Yes
No
0% 10% 20% 30% 40%
50% 60% 70% 80% 90% 100%
Responses
82.50%
17.50%
If yes, what are these oppontinrUes? Gate
Perhaps be careful of obscurity gateway to downtown. I like the feeling of residential mix now - at least the 11/17/2014 10:49 AM
properties that are kept neatly.
Encourage development of high-rise apartments/condos.
Redevelop non -historic buildings into taller, larger apartmenticondo buildings.
Please no more new apartment buildings. Keep the older houses. Offer help for upkeep, or buy out the current
owners, remodel and repair if necessary, and then sell them to families.
Upscale housing is needed for professionals outside of the College attendees. Will increase economy and build a
better mix of individuals into Iowa City living.
BUT NOT FOR MORE STUDENT HOUSING. 10130120141:00 PM
Isn't there enough saturation already? 1(/3012014 3:26 AM
10/29/2014 11:35 AM
11/11120141:24 PM
11/3/2014 1:40 PM
1013012014 8:00 PM
10/30/2014 5:26 PM
33
7
40
1/3
Comprehensive Plan Update - Civic and North Clinton/Dubuque Street Districts
SurveyMonkey
9
This already has high density in it and across from it with the dorms. This isn't going to be single family homes.
10/29/2014 10:11 AM
Students want to live close to campus - add density here, relieves pressure from other neighborhoods where
single families live (or could live).
10
This area would be well suited for Mixed Use Residential -density is critical to ensuring an efficient use of the
10/29/2014 9:50 AM
City's infrastructure already in place and to support the larger Downtown commercial base. Housing for both
students and young professionals should be considered.
Yes, but with less college student housing and more units aimed at more permanent residents. Love the
10/28/2014 2:02 PM
UnlvarCity program, that's a great idea. More of that would be so great!
12
1 feel it is essential to build up, not out
10/28/2014 1,06 PM
13
taller buildings
10/28/2014 8:45 AM
14
Increase vertical density.
10/27/2014 9:33 PM
15
Through condo buildings AND town home units (5 pick)
10/27/2014 8-27 PM
16
re -zone to accomodate 4-8 story construction with a sensitivity to current aesthetic.
10/27/2014 2:16 PM
17
Building some higher buildings will increase density. This will hopefully add people without adding to parking
10/27/2014 11:01 AM
Issues.
18
not sure, it seems like that's pretty dense, but I'm not sure of numbers.
10/27/2014 10:35 AM
19
The Chauncy project will provide much needed housing.
10/27/2014 9:42 AM
20
The current development plan for the old bus station parcel and I would say the Hieronymous property on Clinton
10/26/'2014 326 PM
street but am not sure the University is not planning to develop it.
21
High -end housing is needed to attract the people to the downtown so it can thrive.
10/26/2014 3:14 PM
22
Go up.
10/24/2014 4:37 PM
23
If I were king for a day, I would find clusters of old houses that are not in good repair nor have historical value and
10/24/2014 11:35 AM
work to raze and create townhouse projects which could keep ownership costs down but create small niches for
families among the college residents to help reshape neighborhoods. Mann Is a critical piece of the puzzle, this
area needs a school which attracts young families. I support the notion of taking down the old school, building a
new learning environment on the city park property and then putting a new park on the old footprint of the Mann
school.
24
it is already too crowded. the empty spaces, you will need to put storefronts (corner shop groceries like John's,
10/24/2014 3:55 AM
art galleries, coffee shops, bars and dance clubs). if you want more housing, go to the south end: benton and
riverside - make hig!lrise apartments) start building UP and create a skyline in Iowa city)
25
1 think the areas close to campus are good for student housing. But preserve historic buildings.
10/23/2014 2:55 PM
26
Find a way to require surface parking be developed to a higher use so (hat residential units would be built. An
10/23/2014 1:29 PM
ordinance setting the City as the only entity allowed to provide parking for hire. Continue to allow demolition of
non -historic buildings through increased density in zoning. Conduct a historic property identification and
evaluation inventory survey in the two districts as directed by Certified Local Government requirements.
27
If so, only by AFFORDABLE housing, Iowa City lacks affordable housing for young professionals, which is why
10/23/2014 12:29 PM
many entering the job market are forced elsewhere. we have a surplus of 5+ bedroom houses, and single
bedroom apartments well over 1000/mo. Where is affordable housing for couple who work at the public library,
university or other low paying but highly importantjobs. Consider how many people live below the poverty level, a
student can't work enough hours to afford rent alone.
28
More efficient buildings, is commercial !at floor residential upper fors
10/231201412:12 AM
29
Please refer to my response to Question No. 4. In addition, increasing residential density in this District would
10/22/2014 1:10 PM
provide more of an 24-hour area that would encourage commercial development; it would also reduce pressure
ir, the North Side to convert homes into multi -family housing or to remove existing structures for multi -family
housing.
30
Yesi Taller buildings I would thinks the most efficient and common-sense way to accomplish this.
10/22/2014 12:41 PM
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Comprehensive Plan Update - Civic and North Clinton/Dubuque Street Districts
31 1 would be very careful about this. This area has a strong mix already of historic houses and apartment buildings.
Greater density is not something I would encourage, or at least I would be VERY careful about so as not to
disrupt the character of this area as an important transition zone between residential/neighborhood and the
downtownlunivemity district.
32 Taller, more dense buildings. But you first need to find a land owner who wants to do this and help make it
financially possible.
33
34
35
With up not out.
Mostly at the north and, replacing old rooming houses and small frats with buildings more akin to the newer
building on the southwest comer of Daverport and Dubuque. This fills a quarter block with parking underneath.
It's rather characterless, but still, an effective use of space.
SurveyMonkey
10/21/2014 10:40 AM
10121 /2014 8:38 AM
10l2112014 8:17 AM
10;2012014 3:32 PM
Do NOT increase the density of housingl 10/20/2014 2:02 PM
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Comprehensive Plan Update - Civic and North Clinton/Dubuque Street Districts
SurveyMonkey
-;> In the Civic District, are there
opportunities to increase mixed -use
facilities? (Mixed -use development blends a
combination of residential, commercial,
cultural, institutional, or industrial uses,
where those functions are physically and
functionally integrated, and that provides
pedestrian connections.)
43 t<Yi9ped: 12
Yes
No 1
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Answer Chokes Responses
Yes 95,35%
No 4.65%
Total
#
If yet, what are these opportunities?
Date
1
Surface parking lot south of the parking garage. Mixed use - high density residential.
11/17/2014 10:49 AM
2
Not until all downtown storefronts have businesses (and some look like bad space).
11/17/2014 10:42 AM
3
Get going on The Chauncey. Thars the perfect example of how to help the downtown footprint step east across
i V1112014 1:24 PM
Gilbert Street,
4
Redevelop non -historic buildings into taller, lager mired -use apartment/condo buildings, ?artially fill in surface
11/3/2014 1:40 PM
parking lots with buildings that have underground parking, leave small amount of surface parking if needed. Make
it an extension of downtown proper.
5
Coop.
10/31120148:54 AM
6
Please NO industrial stuff. More housing for middle income elderly people downtown: giving up driving but still
1013012014 8:00 PM
being able to easily access the ICPL, restaurants, Credit Union, groceries (Coop, Bread Garden) and the UIHC
and Dental College via bus would be very attractive to a lot of people. And dilute the student and oligarchy
population that is there.
7
Office space, variety of housing accommodations, entertainment facilities.
10/30/2014 9:19 AM
................. .
8
Yes. Innovative and appropriate partnerships are desirable - the Plaza Towers, 201 @ Park, the new UIMA
10/30/2014 3:26 AM
project are excellent examples!
1/3
41
E
43
Comprehensive Plan Update - Civic and North Clinton/Dubuque Street Districts
SurveyMonkey
9
I'm in favor of doing this anywhere it becomes possible downtown, especially in these areas of current concern,
10129/2014 11:35 AM
of course. The focus in mixed use (based on dramatic demographic changes coming) should be or incorporating
condominiums for people to buy as they downslze and want to spend their later years close to Iowa City's best
offehngs. (The same is true of young professionals who want to live close in while building up equity in property.
but walking -distance close to the amazing cultural scene that we have here.)
10
Yes - see comments above.
1W29/2014 9:50 AM
11
61cre buildings like plaza tower that are mixed used, appeal to mixed generations, provide additional amenities
10128.r2014 2:02 PM
like hotels, grocery, entertainment, etc give Iowa City a metropolitan feel that is Incredibly appealing to the type of
urban population that we want more of downtown.
12
1 think the Chauncey is a perfect opportunity, blending residential,cultural and commercial. And it goes up, not
10/28/2014 1:06 PM
I out. It expands the mix downtown and brings a new excitement to the city.
13
taller mixed use buildings
10/2812014 8:45 AM
14
Any development in this area should consider mixed use. Make the living exciting by bring a reason to live and
10/2712014 9:33 PM
visit these units by interesting other parts of the mixed use areas.
15
The current plans for improving this area should be approved.
10/27/2014 9:04 PM
16
The Chauncey. Moen has shown the success of plaza towers and park 201. Those projects and their successes
10/27/2014 8:27 PM
speak for themselves. Plaza towers has become the hub for downtown activity.
17
diy shops to enhance the neighborhood connections, miniature versions of shops for bikes, cars, gardening, beer
10/27/2014 2:16 PM
making so that it almost has a maker space feel encouraging the neighborhoods to seek out advice and how to
for their own propery(s).
18
chauncey plan allows of that
10/27/2014 1,49 PM
19
NA
10/27/2014 11:01 AM
20
1 was under the assumption that we were moving forward to do that, which is exciting, I don't think those areas
10/27/2014 10:35 AM
are very aesthetically pleasing as the planned developments. It would be a big improvement to have The
Chauncey and New Pi developments done and help bring more people downtown, both as residents and
shoppers.
21
The proposed Chauncey has all of this
10/27/2014 9:42 AM
22
As is occurring, buildings with businesses and offices on the ground floor and living spaces above.
10/26/2014 3:26 PM
23
The Chimney please.
10/2412014 4:37 PM
24
It seems like this is being done with the new UI led properties.
1012412014 11:35 AM
25
with flatemities/sororities, religious groups and the library, there are plenty of volunteers to make things happen!
10/24/2014 3:55 AM
26
Sure, but don't bring the height of downtown across Gilbert St. Clean up the old bus station / Jon Wilson area but
10/23/2014 2:55 PM
don't erect a building that overwhelms the park, the farmers market, and the civic uses. Keep It low. Provide
opportunities for seniors and families who are attracted the the library, Robert Lee, and farmers market and coop.
Leave the high-rises to River Crossing. No high-rises on Iowa Ave. either. Old Cap should be the focal point, not a
glass and steel box.
27
Proceed with the Chauncey as designed and approved. Allow air rights to private housing and commercial
10/23/2014 1:29 PM
properties over City owned surface parking. Industrial zoning probably is out of place as is intensive commercial
uses.
28
cultural --walking paths. residential --affordable housing units.
10/23/2014 9:41 AM
29
More efficient buildings, is commercial tat floor residential upper floors
10/23/2014 12:12 AM
30
Absolutely. The Gilbeh/College site is exactly where additional housing could be placed to further provide readily
1012212014 1:10 PM
evai!ab!e residents to support the CBD and the proposed Clinton0ubuque District. I suspect the impact that
Plaza Towers and the Library had on Linn Street would also enhance the Gilbert Street area.
31
Planned deve!opmenls like the proposals for College/Gilbert corner with bowlinglit ie theater, gallery, offices,
10/22/2014 12:41 PM
cafe, and residential. Can we get something like that in more locations? Is this being considered for the public
parking lot area next to Bluebird Cafe/Riverside Theater?
213
Comprehensive Plan Update - Civic and North Clinton/Dubuque Street Districts SurveyMonkey
32 Your statement says it well ... the combination integrates a variety of uses and provides pedestrian connections. 1 10/21/2014 10:40 AM
This Is vital to the success of a downtown.
33 complete the developer agreement for the Chauncey building ASAP and get is started.
34 develop more mixed -use buildings at larger scale, less small scale buildings with level one commercial and two
levels of student housing.
35 This is less clear. but proposals for short towers with apartments above commercial space make sense. The one
proposal that has come and gone would have been an eyesore, but the basic idea is sound.
30 You could consider art studio/sales space below residences or commercial office space. Only make the space
available to those who also sell their work. Encourage companies like Meta Communications to locate downtown.
3/3
10/21/2014 8:38 AM
10/21/2014 8:17 AM
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10/2012014 2:02 PM
Comprehensive Plan Update - Civic and North Clinton/Dubuque Street Districts SurveyMonkey
i In the Civic District, how can the
Ralston Creek corridor be enhanced?
�cswemr9: 3; sk;ope d: .
# Responses
Oaf
1 Would be nice to feel like the natural area was more accessible - very overgrown - riprap Is unattractive - could
11/17/2014 10:49 AM
be address
2 Clean Creek
11/17/2014 1042 AM
3 Move faster to develop Chauncy project
11/17/2014 9:20 AM
4 Clean up the creek. Maybe provide more walkinglbiking paths along the creek.
11/11/2014 1,24 PM
5 Have a small green belt and trails follow the creek, occasional pocket park, perhaps.
11/3/2014 1:40 PM
R More views of creek. Seating, Native plants.
10/31/2014 8:54 AM
7 New pi!
10/30/2014 8:23 PM
8 More maintenance on creek sides, benches, areas for people to relax. New Pi irs such an essential part of
1013012014 8:19 PM�
downtown, but better / safe pedestrian and vehicle traffic flow needs to be implemented in their lot and alley
areas.
9 Clean it up every spring.
10/30/2014 8:00 PM
10 Turn it into green space, flood -proof event space, or parking. Move New Pi and other businesses away from it
10/30/2014 4:44 PM
and reduce the impact of flooding.
11 PRESERVING THE HISTORICAL FEEL RATHER THAN PLOWING IT OVER
10/30120141:03 PM
12 Looks difficult to me --the creek there seems to be under existing structures for the most part. If a new structure
10129/2014 11:35 AM
sometime is put in place in this area that goes above the creek perhaps the structure can be elevated above the
flood area, and then have people -friendly viewing areas of the stream on the creek level.
13 Give it room to breath -allow trails along it. Add some greenspace
10129/2014 10:11 AM
14 It can be opened up to serve as an amenity to the public, allowing for paths alongside for the oublic and to
10/29/2014 9:50 AM
restore it to it's natural state.
15 Would love to see a walking path that runs the length, I creek is kinds hidden.
10/2812014 2:02 PM
16 Beautify it with plantings, stone walls and footbridges. Keep it clean.
10/2812014 1:06 PM
17 open it up; bike trail along it
I W2812014 8:45 AM
18 Clean it up and enhance it. Celebrate the creek!
1012712014 9:33 PM
19 1
10/2712014 9:04 PM
20 Provide more drainage and flood mitigation systems.
10/2712014 8:27 PM
21 river/creek-b!ketwalk trails, mini amphitheaterlstage where existing new pi is located,
10/27/2014 2:16 PM
22 NA-
101271201411:01 AM
23 Walk ability, lighting, aes:heficalty pleasing buildings with multiple uses
10/27/2014 9:42 AM
24 1 am not sure.
10/2612014 3:26 PM
25 More development of recreation areas and removal of old stuctures.
10126/2014 3:14 PM
26 Cleared with a trail would be great.
10/24/2014 4:37 PM
27 what Is "ralslon creek'?
10/2412014 3:55 AM
112
Comprehensive Plan Update - Civic and North Clinton/Dubuque Street Districts SurveyMonkey
28 Clean it up. Artand seating along the area between parking ramp and creek. Also it would be nice to have 10/23/2014 2:55 PM
Information about the creek —maybe a map or something. The Robert Lee parking lot needs some help.
29 Enhancement would be tricky and would require the cooperation of private land owners. However, an opportunity
exists to swap land with the New Pioneer Coop to provide air rights over city -owned parking and to construct
downtown park amenities in place of the current store location.
30 See above
31 Clean up the creek
32 Accommodations should be made to enhance the riverbanks, provide picnic facilities and shelters and
bike/pedestran paths.
33 Not sure what's needed for the waterway to be protected. The walled area near the Coop seems less than ideal
and has caused Flooding concerns in the past. Perhaps a larger culvert under Washington street, with nicely
designed bridge aspects? A Flood wall with a murel? A mini skate park that doubles as spillway fcr the creek?
34 I haven't thought about this much, but I would strongly encourage thoughtful consideration of this issue. Take
care to preserve (or recreate) as much of the natural environment as passible, but also make the creek a
community asset. think "a natural park running through town."
35 Green space and park space. When the Coop Moves, that space should be a park1green space/flood plain.
36 clear out the weed trees
37 connect mixed -use with downtown.
38 Turning the creek into a greenbelt instead of a ditch would be nice, but this is a pie in the sky idea that would
involve pulling development back half a block from the creek and removing a century of fill (some probably toxic)
from the land in question. The net result would significantly lower the upstream flash flood risk, and could pay off
in the very long rum, but in the short run, it would cost money we don't have.
39 Clean it up periodically.
2/2
10/23/2014 1:29 PM
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10/21 /2014 10:40 AM
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10/20/2014 2:02 PM
Comprehensive Plan Update - Civic and North Clinton/Dubuque Street Districts SurveyMonkey
What other factors should the City
consider?
,answer-ar]: 37 5#+o ee:e; 52
#
Responses
Date
1
Get more people living close to downtown - consider mixed use that includes high density residential - build up in
1 V1712014 10:49 AM
civic district
2
Families still need vehicles
11117/2014 10:42 AM
3
Continue improvements- those that don't keep business updated and clean
I Ill7/2014 9:20 AM
4
1) Haw can the City protect against erosion of lax base (i.e., keep more property from becoming UI owned). 2)
11/11/2014 1:24 PM
How can the City best attract young professionals and empty -nesters -through housing, office space, and
entertainment opportunities.
5
Expand downtown. ncrease residential density, particularly aimed more toward young workforce, working -aged
1113/2014 140 Pfvi
professional couples in mind. Probably more student apartments as well, but the professional age group is still
currently the most underserved. Keep in mind the shockingly low vacancy rate of apartments/condos within a 1
mile radius of the center o' downtown and encourage as much building for greater density as possible while
protecting historic character where feasible.
6
Keep TIF to a minimum. If you have to clean stuff up, fine. But realize if you TIF something in one place you eat
� 10/3112014 8:54 AM
into market on other properties, Why do offices need so much money to go downtown? You shouldn't have to
pay to finish their space and provide free parking.
7
Add sound fixtures to the permanent stage! Thus it's an ongoing expense for artists.
10/30/2014 8:23 PM
8
Not spoiling the atmosphere of the town that we have now. It's not broken, so don't try to fix it.
10/30/2014 8:00 PM
9
1 view the Chauncy project as the most comprehensive and inclusive project presented. Moen Mgmt continues to
10130/2014 5:26 PM
remain forward thinking in ways that create a unique opportunity for the lifestyles of Iowa City residents and
guests. Their other building projects brought in high end residents which enabled the retail market to change in
downtown IC. Upscale restaurant needs, activity choices are not as focused on college acivities. We need to
continue to growth of this level of building to build and expand on the college base.
10
Obviously the development south of Burlington should be considered over the next thirty years.
10/30/2014 1:03 PM
11
The civic mindedness of the developers' proposals, based on their previous work In the City and their presence in
10/3012014 9:19 AM
the City.
12
1 applaud the City Council and City planners for not allowing themselves to be trapped in old zoning boxes In
10/29/2014 11:35 AM
public high -use areas.
13
A permanent home that's speck to the Farmer's Market - maybe something that allows for a few year-round
10/29/2014 10:11 AM
farmer's market shops.
14
Encouraging energy efficiency within buildings is Important. But it isn't as important as encouraging the densest
10/29/2014 9:50 AM
projects (and efficient buildings) in the City center, which in the end, keep population and employment bases
centralized to utilize infrastructure already in place, reduce carbon emissions from cars, and encourage a healthy
citizen basen walkable communities.
15
Lots of emphasis on pedestrians and safe and enjoyable movement of walkers and bikers.
10/2812014 106 PM
16
Don't be afraid of higher density. Give citizens more reasons to live downtown. T
10127/2014 9:33 PM
17
Inter mode!, move to electric light rail, bus or large vans
101272014 2:16 PM
18
NA
10/27/2014 11.01 AM
19
1 think the City has done a great job of looking forward, gathering great proposals and developing our core to
10)272014 10:35 AM
strengthen our whole community.
20
Please move the Chauncey forward it is long overdue and will be a great addition to downtown.
10/27/2014 9.42 AM
1/2
Comprehensive Plan Update - Civic and North Clinton/Dubuque Street Districts SurveyMonkey
21
Do you aspire to help create places people LOVE?
10/2612014 4,55 PM
22
Congruency between new buildings themselves and the architectural history remaining in the area.
10126/2014 3:26 PM
23
Madison WI, they did a nice job.
10126/2014 3:14 PM
24
Increasing the commercial tax base in order to provide some top notch social services and increase the borders
10124/2014 4:37 PM
of the SSMID.
25
Affordable housing, unique housing stock and blending different economic classes together should be the overall
10124/2014 11:35 AM
goal. The more people live proximate to downtown the more vibrant it can be. People wan! to get away from the
suburban scrawl, car intensive model. If people can afford to live in a manner where they can work, educate,
shop and play without a car, this community can really thrive.
26
ART GALLERIES! and integraSng the college kids with the "townies'.
10/2412014 3:55 AM
27
Keep it funky and local and eclectic. Keep it local. Green it up.
10123/2014 2:55 PM
28
The City should take into account that it has provided TIFs to competitors to the New Pioneer Coop and chosen
10/2312014 1:29 PM
against including them in recent development. The complaints of a transltlon zone, to me, are a moot point as
there are lower intensity areas already in place due to current zoning in the blocks separating the College Green
neighborhood and the Civic District and the North Clinton/Dubuque Street District and the Northside
Neighborhood.
29
affordable housing, increasing cultural and non-alcoholic entertainment and value, emphasis on history of Iowa
1012312014 12:29 PM
city and fame as literature UNESCO site,
30
The skyline tapering from the 12 and 14 story buildings in the heart of downtown to the 2 story houses in the Van
10/2312014 9'41 AM
Buren -Dodge Street area. The present commitment of the city for a 15-20 story building on the College/ Gilbert
site is not acceptable.
31
The civic district often feels unsafe.
10/23/2014 12:12 AM
32
Don't be afraid of higher density and diversity of uses. To the extent the City can facilitate for -profit development,
10/2272014 12-41 PM
mixed use should be the key -- not mare apartment buildings.
33
Iowa City has made some mistakes in its town planning/urban development, but it is strong when it listens to the
10/21/2014 10:40 AM
residents of a given area. Give everyone a chance for input (as you're doing here —bravo"'), use balanced and
informed judgement in writing guidelines, making plans, etc. give the residents ample opportunity for review and
input, and LISTEN to them, making adjustments as necessary. Put COMMUNITY AND CHARACTER first!
34
That small vocal segments of the public really do not know what they are talking about.
10/21/2014 8:38 AM
35
density, cost.
10121/2014 8:17 AM
36
I've run out of ideas.
10/2012014 332 PM
37
City planners should listen to all paints of view, notjust those people who agree with the planners' points of view.
10/20/2014 2:02 PM
When the planners solicit input, It too often appears their materials are designed to seek a predetermined
response. Some critical self reflection of success and failures by city staff is also important.
2/2
Comprehensive Plan Update - Civic and North Clinton/Dubuque Street Districts
SurvcyMonkey
Q11 Other comments
9
Responses _ - _ _ _ _ _ _ — _
[Date _
1
Really like the Chauncey plans - do more like that in civic district to bring people to urban core
11/17/2014 10:49 AM
2
1 think things are generally an the right track. I'm 51 and have been in Iowa City and working downtown about 25
11/11/2014 1:24 PM
years. The movement of what I'd call the downtown'south across Burlington is finally taking shape, and ifs going
to be awesome. I think if I eat tight and make it to the gym a bit more, IT live long enough to see if the
requirement that various residential buildings downtown have retail space on the ground floor makes sense. I will
say that many, many of those required storefronts are empty or turn over. A lot. BUT, consistent with requiring
property owners now to set those spaces aside for the time when the market demands them, if the City
encourages more density in development downtown - high-rises, multi -use faci!Ities, etc. -the effort will
complement that prior planning. Thanks for the opportunity.
3
More tall buildings because they are the most off clent use of space In addition to being the most environmentally
11/3/2014 1:40 PM
friendly. Building "up" instead of "out" not only adds vibrancy but is also the more environmentally -sustainable
practice.
4
Keep it green. Open. Don't make it all hardscape. Buildings should be no taller than 5-6 stories.
10/31/2014 8:54 AM
5
Please consider easing busking restrictions. It's sucked the soul out of town, Weird is ok!
10/3012014 8:23 PM
6
Permeable pavingl!
1013012014 B:00 PM
7
Please include New Pioneer Coop in the plans! They and the Iowa City Farmers Market have been the brightest
10/30/2014 6:40 PM
shining stars in Iowa City for a long timel
8
We are truely a blue zone community and more zoning to create well rounded urban living is essential.
10/3012014 5:26 PM
9
Please please please make sure that New Pioneer Co-op is included in long range planning for the downtown
10/30/2014 4:58 PM
areal It is essential to the spirit of Iowa City as an independent minded community.
10
Iowa City is increasingly a magnet both for retirees and for young professionals anxious to avoid the commuting
1013012014 9:19 AM
life. Population movement from the suburbs back into cities is a nationwide phenomenon to which Iowa City
should be hospitable. As a university town is it is ideally placed to accommodate this demographic shift which,
among other benefits, reduces the carbon footprint of the population by reducing the need for automobile
transportation.
11
A new demographic day is coming, and more and more people (beyond the ever-present burgeoning hoard of UI
10/29/2014 11:35 AM
student renters) will want to take up residence as close to the center of town as possible. At present almost all
habitable space other than Plaza Towers and a few other condos are available. Our city continues to be listed as
one of the top 10 places in the U.S. in which to retire/reside because of our amenities. But close to the center of
the action, where?
12
The City should approve the Chauncey and New Pi proposals in the civic district area. They are great projects
10/29/2014 9:50 AM
that add to the commercial care's viability. Thank you for the opportunity to comment.
13
If I can provide any more feedback, I'd love to help. Andy Stoll, downtown resident andy@stol!.net
10/28/2014 2:02 PM
14
Keep the growth going. There are some exciting developments happening in Iowa City. See them through.
10/27/2014 9:33 PM
15
Keep us moving forward on downtown developmentl
10127/2014 9:04 PM
16
small shops and cafes exist throughout europe that encourage strolling, looking at a city view watching people
10/27/2014 2:16 PM
play chess/checkers or botche ball (boule) sip on a glass of wine ar a cup of coffee In the afternoon promoting
interactive play and conversations) among multiple ethnicities, perspectives, culture... idyllic but not
accomplished unless tried.
1/2
Comprehensive Plan Update - Civic and North Chnton/Dubuque Street Districts
SurveyMonkey
17 1 have run RAYCUN on the Ped Mall for the last 4 years, and with stores in Des Moines and Kansas City, we've
10/27/2014 11:01 AM
been able to compare those 3 markets. Iowa City is the weakest market, and I think the crux of that is trying to
create a downtown that better balances students and residents. Too many students scare off the residents, and
the residents usually spend more money. However, Iowa City wouldn't be the city it is without the university.
Adding a more "grown up" side of downtown — taller buildings, on -street -retail, etc — may be a good way to
advance downtown beyond just the Ped Mall.
18 The vocal minority that opposes all development does not speak off all of us and slows down the progress the
10/27/2014 9:42 AM
city is making.
19 Chop. Chop,Keep this going and get it done.
10128I2014 3:14 PM
20 again, start building UP and proactively design a skyline for Iowa City's hilly landscape.
10/24/2014 3:55 AM
21 It was a shame that you didn4 ask the public for Input before the chancey debacle. That was bad planning Also,
10/23/2014 2:55 PM
it would have been nice to have more notice of the meeting. And ycu don't even have a link on your home page.
22 It is good these areas are being looked at and incorporated into the compreheni plan.
10123f2014 1:29 PM
23 Will the City Council actually pay any attention to this new plan?
10/23/2014 9:41 AM
24 Thank you for the chance to weigh in on this areal It was good to look at what's there now and see the potential
10/2212014 12:41 PM
for really positive improvement for some denser development with diverse offerings, not just bars or multi -family.
25 Thanks for the opportunity to offer my thoughtsif I care deeply about this subject and the areas in question. Many
10121/2014 10:40 AM
people do ... listen to them.
28 Development money is scarce and Iowa City must compete with many other towns and cities for that money. It's
10121(2014 9:09 AM
important that Iowa City captures development dollars and use them rather than !et them "leak" to other
communi8es.
27 This is a very odd survey. It seems more like an opportunity to write an opinion piece, not a survey.
10121/2014 8:38 AM
28 ditto
10120/2014 3:32 PM
29 There are other important areas of Iowa City besides the downtown and surrounding areas. Please keep it
10120/2014 2:02 PM
convenient for people to travel across town and to commute into Iowa City. If you make traffic too slow, people
won't want to cross town much or companies will locate businesses outside of Iowa City where it is easier to get
to.
212
October 31, 2014
N
Q
Mayor and City Council -•• — }p
LI i
City of Iowa City
9
410 E. Washington Street r .-•I 4 .®
Iowa City, Iowa 52240
terry 5
Mayor and City Council Members, �.
Thank you for inviting the community to comment on the Civic and North Clinton/Dubuque Street
Districts and the comprehensive plan vision for these areas. As you know, the Iowa City Downtdwn
District is a non-profit entity with a mission to champion the Downtown District as a progressive,
healthy, and culturally vibrant urban center of the region.
The ICDD Board of Directors has discussed the City's Comprehensive Plan review for these areas and
proposed development plans within the Civic District. We are unanimous in our support of increased
mixed -use density in both the Civic and North Clinton/Dubuque Street Districts. New, dense infill
development that brings additional residents, employees and exciting entertainment and cultural uses
like bowling, cinema space, and other amenities to our near -in environments is a win for our commercial
core. Similar to the newly selected site for the University of Iowa Museum of Art and the Voxman
School of Music underway, the Chauncey and New Pi developments will support our existing businesses
with an influx of new people that will help keep the Downtown and Northside Neighborhood businesses
economically viable.
The ICDD also believes in a "2% Solution" for supporting a vibrant downtown (Bruce Katz, Brookings
Institute.) This entails providing opportunities for 2% of our community's population to live in our City
core. New developments that include a mix of housing units tailored towards a mix of incomes and
household types will help us achieve this goal.
The ICDD is growing in a positive direction and the "natural" boundaries of Downtown are evolving.
Community members are already calling areas to the east of our boundaryto Ralston Creek and along
the Burlington Street Corridor "Downtown." We believe that accommodating equally dense
developments in these close -in areas is a sustainable and efficient approach to growth that best utilizes
public infrastructure already in place.
Thank you very much for your hard work, patience, and vision for the sustainable growth of Iowa City.
Sincerely,
q4 l cft— — zQ
Nancy Bird
Executive Director
Iowa City Downtown District
Iowa City Downtown District 14'/ S. Clinton Street, Iowa City, IA 52240 319-354-0863
John Yapp
From: Geoff Fruin
Sent: Monday, October 27, 2014 8:03 AM
To: Tom Markus; Doug Boothroy; John Yapp
Subject: FW: Comprehensive Plan for Civic District
Fyi
From: Kieft, David W [mailto:david-kieft@uiowa.edu]
Sent: Monday, October 27, 2014 7:52 AM
To: 'Marc Moen'
Cc: Jeff Davidson; Geoff Fruin
Subject: Comprehensive Plan for Civic District
Marc:
University of Iowa leadership has discussed the City's Comprehensive Plan review for the "civic district" and
specifically the two proposed development projects, The Chauncy and New Pi's new location. The University is
supportive of both projects. Both will bring additional housing and retail opportunities to downtown and the
University area, which is something the University supports; but more importantly, the University is in favor of
the programmatic aspects of The Chauncy. The bowling alley and expanded location for Film Scene are both
unique venues which will serve UI students, faculty and staff. They also contribute to the marketability of the
University and Iowa City. These are the types of spaces other developers have not proposed in the many recent
development projects that have come before the City.
I have copied City leadership on this email.
David
David W. Kieft
University Business Manager & Director of Real Estate
University of Iowa
301 University Services Building (USB)
Iowa City, IA 52242-5500
John Yapp
From: mark@shopactiveendeavors.com
Sent: Wednesday, October 29, 2014 11:13 AM
Subject: CB-10 Zoning
Dear Council Member,
We are writing you to express our support of the expansion of the municipal campus area to CB-10 zoning.
Iowa City is in dire need of expanding and further developing its downtown area. We believe the Chauncey and
New Pi projects are well thought out and essential for further growth. If we are to continue developing a
vibrant, energetic, and dynamic urban feel for our downtown we need projects such as these. We have
witnessed a terrific rebirth and resurgence of our unique downtown in the past few years and these
developments will help us continue to grow and create a place where our citizens can live, work, and play... the
place we all want Iowa City to be.
Thank you for your vision and perseverance through this difficult process.
Best regards,
Mark Weaver & Eadie Fawcett Weaver
Mark R Weaver
President
Active Endeavors -Iowa City
319-337-9444 office
319-400-2414 cell
Serving Iowa since 1986
w-%vw. shopactiveendeavors.com
www.active-sandals.com
r
r'm'rp`a' CITY OF IOWA CITY
Date: December 12, 2014
To: Planning and Zoning Commission
From: John Yapp, Development Services Coordinator
Re: Designation of at 608, 610, and 614 South Dubuque Street as local Historic Landmarks
Background: Alicia Trimble, Executive Director of Friends of Historic Preservation, has
requested that the properties at 608, 610, and 614 South Dubuque Street be designated as
Iowa City Historic Landmarks. The enclosed Iowa Site Inventory Form provides a detailed
discussion of the buildings' history and architecture. Indications are that the buildings were built
ca. 1868. These cottages were originally constructed as worker housing. More recently they
have functioned as commercial spaces including a book shop, an antiques store, and a Kung Fu
Academy.
Historic Preservation Commission Review: The Iowa City Historic Preservation Commission
met on December 11, 2014 and conducted a public hearing where they reviewed and evaluated
the historic significance of the properties. The Commission determined that the properties meet
the requirements for landmark designation and voted 9-0 to recommend approval of the
designation of 608, 610, and 614 South Dubuque Street as Iowa City Historic Landmarks.
If approved by the City Council, designation of the properties as Iowa City Historic Landmarks
will require Historic Preservation Commission approval of any significant changes to the exterior
of the buildings. Landmark status will also make the properties eligible for transfer of
development rights according to the Riverfront Crossings Form Based Code, and special
exceptions that would allow the Board of Adjustment to waive or modify certain zoning
requirements.
Planning and Zoning Commission Review: Landmark Designation is a zoning overlay and
therefore requires a recommendation to the City Council from the Planning and Zoning
Commission. The Commission's role is to review the proposed designation based on its relation
to the Comprehensive Plan and proposed public improvements and plans for renewal of the
area involved.
The Downtown & Riverfront Crossings Master Plan of the Comprehensive Plan applies to this
proposal. Referring to the cottages, as well as other historic buildings in the area, page 9 of the
Plan states:
Built Form Cities contain a number of physical features, including buildings, streets, and
utilities. Combined, these help define a community's built form. In order to develop a
greater understanding of the Study Area's urban fabric, a figure ground diagram was
created for the Study Area. This diagram shades in all building footprints, and is useful in
order to gain a greater understanding of an area's built form. The analysis identifies not
only the location and density of the existing development pattern, but also identifies
buildings of historic value. In particular, key historic buildings, contributing historic
buildings, and potential buildings of historic significance are identified. These buiidings
provide character and ambiance to the Study Area, and as such are important to identify
and take measures to actively protect. This diagram should be utilized to help determine
where infill development should, and should not occur, and identify properties that could
December 12, 2014
Page 2
receive density bonuses in return for the protection of adjacent, or nearby, historic
structures.
Beginning on page 51 the Plan discusses development opportunities throughout the subdistricts
of Downtown and Riverfront Crossings. The introduction to the chapter states:
A kev element of the Downtown and Rverfront Crossings District Master Plan is the
identification of future development opportunities. These opportunities emerged from the
Visioning Process, were tested during the Design Charrette, and further refined and vetted
during the refinement period following the Charrette. They are grounded in the Market
Analysis prepared for this plan, and have been developed to the level of detail possible in
a long-range plan. It bears emphasizing — the Development Opportunities identified
on the following pages are conceptual in nature. Like their predecessors in previous
planning efforts, their value is to identify visions and ideas for specific areas.
Successful visions will endure, but details will change and evolve as projects are
implemented. The plan is simply a vision, highlighting certain areas. The decision to
redevelop is ultimately up to the property owner. Likewise, any areas not shown as
redeveloped, could have ideas implemented. The Development Opportunities are listed by
their respective Districts, with brief descriptions of each major project or intervention.
Pages 66 through 69 of the Plan discuss the Central Crossings Subdistrict including the following
on page 69:
Cottage Preservation — Three historic brick cottages are located on the east side of
Dubuque Street between Prentiss Street and the Iowa Interstate Railroad line. Because
they are unique 19th century buildings, preservation of these structures should be a goal.
In order to encourage their preservation, it is recommended that a density bonus be
granted for their preservation and renovation. The bonus would grant additional height
allowances for the future building, located at the southeast corner of Prentiss Street and
Dubuque Street, as incentive to preserve the historic cottages. Parking for this building
would be provided off of the alley to the east of the cottages. The cottages could be used
for residential or commercial purposes. The green space in the back yards would be a nice
amenity for public or private uses. The City would also consider allowing additional
residences to be constructed in the rear yard of the existing cottages.
The conclusion of the plan states on page 116:
The Study Area has a number of historic structures that are in need of preservation. As
Plans for the area move forward, development incentives (such as density bonuses) and
policy options that encourage preservation, should be Implemented.
The Historic Preservation Commission has recommended approval of the designation of 608, 610
and 614 South Dubuque Street as Iowa City Historic Landmarks, finding that the properties meet
the criteria for landmark designation, specifically criteria:
a. Significant to American and/or Iowa City history, architecture, archaeology and
culture;
b. Possesses integrity of location, design, setting, materials and workmanship;
c. Associated with events that have made a significant contribution to the broad
patterns of our history;
d. Associated with the lives of persons significant in our past;
December 12, 2014
Page 3
Summary: The Riverfront Crossings Plan, in the 'Development Opportunities' section, states
that preservation of these structures should be a goal and that it is recommended that density
bonuses be granted for their preservation. While it is a goal/opportunity, it is not a requirement,
and in this case the property owner has not sought a density bonus and is opposed to the
requested rezoning to designate them as landmarks.
Recommendation:
The Historic Preservation Commission has recommended approval of the designation of 608,
610 and 614 South Dubuque Street as Iowa City Historic Landmarks,
ATTACHMENT:
1.
2.
3.
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SITE LOCATION: Dubuque & Prentiss Streets
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FRIENDS OF HISTORIC PRESERVATION
P.O. Box 2001, Iowa City, Iowa 52244
December 11, 2014
Iowa City Historic Preservation Commission
410 East Washington Street
Iowa City, IA 52240
Dear Commission:
Friends of Historic Preservation (FHP) is thankful to all those that helped forward the landmark
application for 608, 610, and 614 South Dubuque Street. Indeed, the Historic Preservation
Commission, along with FHP, has been working for many years to get the Near South Side
surveyed. This survey officially begins next week. Further, the commission's recommendations
given for the Riverfront Crossing Plan helped make saving the cottages, Tate Arms House, and
Sabin School goals for Iowa City. Ideally, the landmark application for 608, 610, and 614 South
Dubuque would have been submitted to the commission a year from now after the survey is
complete. However, extraordinary circumstances have made this impossible.
As such, FHP is greatly indebted to associate professor of American studies Laura Rigal,
architectural historians Richard Carlson and Marlin Ingalls, and preservation mason Rob Owen
for volunteering their personal time researching the properties in the little time available. After
reading the landmark application today Mr. Carlson noticed some of the information Ms. Rigal
submitted was in error. It appears the information she submitted was based on information from
block 10 of the original plat of Iowa City, rather than block 10 of the County Seat Addition
where the cottages are located. Therefore, the cottages did not likely have any associations with
the Hoffelder, Beard, or Kane families. However, the cottages still do retain their associations
with Charles H. Berryhill and the Watkins family, as well as others in town, such as the O'Brien,
Carpenter, and Cochran families.
This new information in no way diminishes the cottages importance to Iowa City's history and
culture. The cottages still are eligible for local landmark status under subsection 14-313-1-Cla
14-3B-1-Clb, 14-3B-1-Clc, and 14-3B-1-Cle_
Sincerely,
W�
Alicia Trimble
FRIENDS OF HISTORIC PRESERVATION
P.O. Box 2001, Iowa City, Iowa 52244
December 2, 2014
Iowa City Historic Preservation Commission
410 East Washington Street
Iowa City, IA 52240
Dear Commission,
Enclosed you will find an application to designate 608, 610, and 614 South Dubuque Street as
local historic landmarks, supporting documentation and an application for rezoning, although I
realize this form is not always used for this process. On behalf of the board of directors, staff,
membership, and the over 500 actively involved and petitioning individuals we request that this
application be expedited as quickly as possible, if necessary through the City Council.
The three properties are early illustrations of our earliest settlers and there are no other such
structures that exist in Iowa City that represent the working class. These properties are
associated with the Kane, Watkins, Berryhill, and Hoffelder families, who are some of the
founding pioneers of Iowa City and the early railroad in Iowa City. 610 South Dubuque Street
also played a large part in the Actualist Poetry Movement, the only poetry movement that began
in North America.
For these reasons and many more we ask that these properties be named Local Historic
Landmarks.
Sincerely,
Alicia Trimble
Executive Director
Friends of Historic Preservation
STATE HISTORIC
PRESERVATION
OFFICE OF IOWA
ra9NW WWOffOFMRMIAFFAR6
Stale Inventory Number.
9-Digit SHPO Review and Compliance (RLq Number:
IOWA SITE INVENTORY FORM
J New f Supplemental
L Non-ExlantYear.
STATE HISTORIC PRESERVATION OFFICE
IOWA SITE INVENTORY
600 East Locust Street j Des Moines, IA 50319
(515) 281-8742 1 Fax: (515) 282-0502
www.lowahistory.org/histodcpreseivaflon
)uly 2014
Read the fovea Site Imrentory form frnwcti carebrlly, to ensure accuracy and completeness before completing this form. The instructions are available at
hhp:/M+vw.iowahlstory.orgAistoric-pres@mVon/statewideanventotpand-collecoonslowa-site-inventory4orm.html.
Racir Infarmadrn
Historic Building Name: Worker Cottages built in Iowa City Railroad Era
Other Names: The Book Shop, Suzy's Antiques & Gilts, and Kung Fu Academy
Street Address: 608, 610, and 614 South Dubuque Street
Dry; Iowa City --I Vicinity County..
Johnson State: Iowa ZIP: 5224O
LEGAL DESCRIPTION
Rural
Township Name:
Township No.:
Range No.:
Section:
Quarter: of
Classiflcadon
Urban
Subdivision: _
Blocids): 10
Lot(s): 1 & 2
A. PROPERTY CATEGORY: B. NUMBER OF RESOURCES (WITHIN PROPERM:
[3 Building(s) It dgllale properly, enter number of:
H nontligiWe praPah, enter number of
L7 District Cornrlhlr* NsnconMbuflrtg
Ter Site 3 Buildings 0
Buildings
p Structure D sites 0
Sties
❑ Object 0 Structures 0
Structures
0 Objects 0
Objects
3 Total 0
Total
C. STATUS OF PROPERTIES LISTED ON THE NATIONAL REGISTER OF HISTORIC PLACES L Listed 7
De -listed L NHL L NPS DOE
D. FOR PROPERTIES WITHIN A HISTORIC DISTRICT
—1 Property contributes to a National Register or local certified hismdc district.
L Property contributes to a potential hi5toricclistrict based on professional historiclarchitectural survey and evaluation.
L Property does not contribute to the historic district in which it is located.
Historic District Name: RiverfrontCrossings(?) Historic District Site Number:
E. NAME OF RELATED PROJECT REPORT OR MULTIPLE PROPERTY STUDY (if applicable)
MPD Title: Historical Architectural Database No.
JIRY I, 2014 V 1.0 i0WA SI T E 1NVEN'Ogf FOP.:,i
1 Dr 3
Address:
City
Site Number.
Enter categories (codes aMd terms) from the Iowa Site Inventory Form Instructions
A. HISTORIC FUNCTIONS
COMMERCErrRADFlspedalty store
DOMESTIC: single dwelling
DeKiripodon
A. ARCHITECTURAL CLASSIFICATION
O4A Greek Revival
09A01 Front -gabled Roof
County: _
District Number:
8. CURRENT FUNCTIONS
COMMERCE:/TRADEIspedatty store
DOMESTIC: single dwelling
B. MATERUUS
Foundation (visible exterior): LIMESTONE
Walls (visible exterior): BRICK
Raat ASHPHALT: shingles
Other: WOOD
C. NARRATIVE DESCRIPTION f0 See continuation sheets which mast be canplaud
Statement of Slgnl&ance
A. APPLICABLE NATIONAL REGISTER OF HISTORIC PLACES CRITERIA (mark your opinion of eligibility after applying relevant National Register criteria)
Criterion A. Property is associated with significant events. +1 Yes 7 No F More research recommended
Criterion B: Property is associated with the lives of significant persons. 71 Yes r- No F- More research recommended
Criterion C: Property has distinctive architectural tharacteristia. F Yes L No L More research recommended
Criterion D: Property yields significant information in archaeology/history. L Yes L No LL More research recommended
B. SPECIAL CRITERIA CONSIDERATIONS (mark any special considerations; leave blank if none)
L A Owned by a religious Institution or used for religious purposes. F- E. A reconstructed building ob)ecL or structure.
B. Removed from its original location.
C. A birthplace or grave.
J D.Acemetery
C. AREAS OF SIGNIFICANCE (enter categories from Instructions)
05'COMMERCE
E. SIGNIFICANT DATES
construction Date: ca. 1868
Other Dates (including renovations):
—1 F. Acommemoralve property.
J G. property less than 50 years of page of achieved significance vAthin the past 50 years.
D. PERIOD(S) OF SIGNIFICANCE
ca.1868-1964
F. SIGNIFICANT PERSON (complete if Criterion 8 is marked above)
G. CULTURAL AFFILIATION (complete if Criterion D is marked above) H. ARCHITECT/BUILDER
Architect: unknown
Builder/Contractor: unknown
1. NARRATIVE STATEMENT OF SIGNIFICANCE Rl See continuation sheers which must be completer.
] ULY 1, ?0I4 v, 1,0 ION'A S)TE !VYEENTORY FORM 2 Dr 3
Address: _
City: T
Site Number:
Bibliography
Ld See continuation sheets for the list research sauroes Used in prepa ft thin form.
6mraphic Data
OPTIONAL UTM REFERENCES
7 See continuation sheet for additional UFMorcomments
County: _
District Number:
zone Earting Northing MAD
1.
2.
L
4.
Form Preparation
Name and Title: Alicia Trimble, Executive Director Date: 11130/14
organization/Firm: PO Box 2001
Street Address: PO sox 2001
Clty: Iowa city State: 1A Zip: 52240-2308
Email: aliicia@ic4hp.org Telephone: (319) 331-5113
Additional Documentation
A. FOR ALL PROPERTIES, ATTACH THE FOLLOWING, AS SPECIFIED IN THE IOWA SITE INVENTORY FORM INSTRUCTIONS
1. Map of propertys location within the community.
2. Glossy color 46 photos labeled on back with property/building name, address, date taken, view shown, and unique photo number.
3. Photo key showing each photo number on a map and/or Poor plan, using arrows next top each photo number to indicate the location and directional view of each photograph.
4. Site plan of buildings/stfuctures on site, Identifying boundaries, public roads, and building/sbuch re footprints.
B. FOR ALL STATE HISTORIC TAX CREDIT PART 1 APPLICATIONS, HISTORIC DISTRICTS AND FARMSTEADS, AND BARNS
See lists of special requirements and attachments in the Iowa Site inventory Form Instructions.
State Historic Preservation DfRce (SHPO) Use 0tdy
The SHPC has reviewed the Site Inventory and concurswith above survey opinion on National Register eligibility:
_ Yes —I No L More research recommended
This is a localtq designated property or pan of a locally designated dis rkt.
Comments:
JU1P I, 0f4`ASITE INVENTORY FORE{ 30F3
STATE HISTORIC
PRESERVATION
OFFICE OF IOWA
plaOaM Mff0FOOM111F�
h
Name of Property: Worker Cottages built in lows Cily Railroad Fla
Address: 6W, 610, 614 South Dubuque Street
City: Iowa City Count' Johnson
STATE JIMMIC t>RESENVAnGt OFFICE
11CM 51`11 WYENVOILY
600 East locust Street J Des Moines, IA 58319
(515) 281.8742 1 Far. (515) 282-8502
wxw.iowahwary mg/hisroricprewTwfion
July 2014
Site Number.
Related OhSid Number.
Description
The three cottages are located at 608, 610, and 614 South Dubuque Street. Hle0torically, BOO is l rcated on 3O W Lot 8 of
Block 10. 610 is located on the N 40' of Lot 7 Block 10, and 61419 located on the S 40' of lot 7, Block 10. The cottages
are bonded by South Dubuque Street to the west The east boundary is 160 feet from South Dubuque Street along an
ally. The ally Is approximately 160 to 180 feet from Ralston Croak depending on the location along the north/south axis of
the ally. The north boundary of the cottages is 66.6 feet from Prentiss Street, with the south boundary 160 feet from the
historic Interstate Railroad line, originally Des Moines Street. The two structures Immediately north of the three cottages
located at 802 and 604 South Dubuque Street, were bulk as residences in the 19th Century and are most likely
contemporaries of the three cottages. 602 now houses a bike repair shop and has had significant alienation to its exterior
fagade. 604 South Dubuque Street is a residential rental property and although it has metal siding does not appear to be
significantly altered on its extslar. To the south of the cottages on the block is a two story Storefront from the lath
Century, with a small one story strip trial bunk on to its south elevation in 1951. The 19th century portion of the building
has been highly altered and Us age is bdistinguishable from the adjoining strip mail from South Dubuque Street
However, its age is apparent from the rear of the structure. Today, (108 louses The Bookshop, a used hook store. and
the apartment of the proprietor William Irngles. 610 houses Suzy's Antiques and 614 hour Moy Yet Ving Tsun Kung Fu
Academy.
Historically, the tine cottages were part of a working class neighborhood that arose south of downtown after the railroad
came to Iowa City in 1856. This was Iowa City's first working class neighborhood before Czech and Slovak imrrdgrards
bulk the neighborhood known as Goosetown to the east of downtown Iowa City. Early city directories of Iowa City Ant
people in this neighborhood being involved in working class trades, Including as teamsters, railroad workers, bell boys for
local hotels, blacksmiths, carpenters, laborers, as well as retired farmers and a number of widows. Many of Lose who
lived in the area were also immigrants. As Iowa City developed fkrt h rr the neighborhood stood as a buffer of the
opulence of the newer homes being built a few blocks away near the courthouse and the factories and junk yards
Architectural Features
The construction dates of the cottages are unclear. No documentation has been found that indicates when exactly they
were bulk. Based on land values and sale prices it Is unlikely that the cottages were butt before 1859. 508 does appear
to have an owner occupant by 1871 and 610 and 614 appear to have to have owner occupants 1873. It is dear that all
three cottages are related temporally, architecturally, and historically. They are similarly located, constructed, and
decorated. Gable front houses such as these are particularly well adapted to narrow urban loth. Built in a single story,
banked, gable front subtype in the popular Greek Revival -style configuration, they are similar to vemacular buildings
being constructed across the Midwest from the 18209 to 1870s. Their one story front -gabled substyle Is considered rare
law McAlester 1986: Knopf & Company). Their brick masionry appears to have been laid by German masons and the
hand -struck bricks appear to have been locally produced, possibly in the nearby old brick yard In the Capitol Street 8198.
Likewise the wooden trim and mortar were also probably produced locally (Ingalls, small communicallorh. 24 November
2014).
The cottages are each twenty by thirty feet on the main level. An equal amount of space is afforded beneath the main
floor in the banked level of the cottage. The upper floor of each cottage Is a single room, while the lower level is now
subdivided in the cottages located at 608 and 614 South Dubuque Street between a six by eight inch structural Amber
WLP 1, 2014 V LO IOVASITE INVENTORY MTM 4 0' 12
STATE HISTORIC
PRESERVATION
OFFICE OF IOWA
MDOWMAENTOFC110111KAFRAIIS
IOWA SITE INVENTORY FORM - CONTINUATION SHEET
Name of Property: Worker Cottages buift in Iowa City Railroad Era
Address: 608, 610,614 South Dubuque Street
City. Iowa
Courry. Job
STATE HISTORIC PRESERVATION OFFICE
IOWA SITE INVENTORY
600 East Locust Street I Des Moines, IA 50319
(515) 281%142 1 Fax: (515) 282-0502
www.jawahistary.org/historicpresefvation
jury 2014
Site Number.
Related District Number:
running the whole thirty foot east -west length of the cottage. The timber has a structural support beam every several feet
running from the floor to the timber effectively dividing the space in half. On the south side of this beam small roams
have been built, including restrooms and small offices in 614 South Dubuque Street. In 610 the lower space appears to
have been renovated and the supporting posts no longer run down the middle of the floor. Instead, the floor plan is
mainly open with closets that appear to have been constructed out of brick from the 1950s; supporting the upper floor
(Ingalls, personal communication, 24 November 2014). While 610 and 614 have chimneys on the east elevation, it is a
feature that does not appear in the cottage on 608. Although, the cottages are very similar in design and style and
appear to be built by the same individual, there are some slight differences in construction leading architectural historians
Marlin Ingalls and Richard Carlson to believe 608 was constructed before 610 and 614 (personal communication,
November 24, 2014). Most notably the rafters are 16 inches apart in 608 where they are between 22 and 24 inches apart
in 610 and 614.
Integrity
The integrity of the cottages is intact. All three cottages are in their original location built on a block abutting the historic
railroad line. Only a few slight alterations have been made to the design. A side door has been removed from 610 and
the windows in the front have been reconfigured. 614 appears to have had a door bricked at the roar of the property and
a window has also been bricked up on the south elevation. The changes do not affect the overall appearance or design
of the cottages and are easily reversed by a skilled mason. AN other material appears to be original and locally produced.
608 and 610 still have originally crafted corbals. The craftsmanship also appears to be that of a local individual.
Significance to Iowa City History and Culture
Early Settlers
The earliest land records show what the lots owned by Jacob Beard by 1850. Beard is listed in the 1850 Federal Census
as residing in Johnson County with his with his wife "Maria' and young family. All other records of his wife refer to her as
"Mary Ann" or occasionally, °Mary' H is likely that it was an error on the part of the census taker, as his wifa's age remains
constant in the 1852 and 1856 State of Iowa Census. He is also listed in the 1880 census as a stone mason and owning
some eight hundred dollars in land, making his family some of the earliest and wealthiest settlers in Iowa City. Because
census records of this time do not list addresses it is not possible to know if he lived on the land.
In 1854 the lots where then purchased from Jacob Beard. Lot 8 and the west half of Lot 7 both on Block 10, the land now
containing 610 and 614, were sold to Philip Hoffelder. The east half of Lot 7, Block 10 was sold to George Hoffelder.
The 1863 Johnson County, Iowa tau records seem to indicate that Philip was Irving on his portion of the land with his wife,
Clara, and young family. Phillip who would be listed in the 1870s U.S. census as a labor in the woolen mill, in 1880 U.S.
census as the "keeper of an apple stand; and in the 1886 state census as a "fruit seller' never appeared to be a wealthy
man. However, 1863 Johnson County tax records listed him as having four houses, four cows, and merr handise totaling
70DO collars on the property indicating he must have lived on the land at the time. Philip was also drafted in 1863 while
living on the property. Philip and George Hoffelder both sold their land to Albert Kane in 1868.
The Hoffelders were Important founding members of Iowa City. Although Phillip died in 1895 three of his four surviving
children stayed in Iowa City, the four becoming a cloistered nun in Saft Lake City, Utah. His sons, William and Louis,
opened up Hoffelder Brothers Company after the turn of the 20th Century which became the premier dry good store, later
a department store, in Iowa City. Both were revered as two of the most prominent business men in town. Clara, their
mother and Philip's wife died in 1909 having lived over 60 years in Iowa City. She was highly respected member of the
JULY 1, 2014 v 1.0 IOWA SITE INVEI.'TORY FORM 5 OF 12
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PRESERVATION 600EauLocust Street I Des Moines,1A 50319
OFFICE OF IOWA (Sto)ahWry.2 NsFax dcpres515) R2-0SD2
hwnv.imvahk[oryarg/ldaaikpresena0on
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Name of Property: Worker Cotbages built in lows City Railroad Era Site Number.
Address: 608, 610,014 South Dubuque Street Related District Number.
Cty: Iowa City Courwy: Johnson
community and was very attire in St. Marys Catholic Church. Both newspapers in town lamented the loss of ohs strong
pioneer woman, who the Iowa City Daily Press said would be, "moumed in Iowa City throughout to years to
come.' (lows City Daily Press, 29 May 1909, 4; 31 May 1909,1; Iowa City Daily Republican, 28 May 1909. 8).
In 1873 610 was purchased by Michael and Eliza O'Brien and 614 was purchased by William and Catherine Watkins.
Although there are fear records of the O13riann's, the WOWS most cortainiy lived in their cottages and became important
members of the community. The Watkkhs' were both immigrants from Wales who met and married in Pittsburg, Ohio. In
1872 they moved to Iowa City where Mr. Watkins was to become the pastor of the Welsh Congregational Church of OM
Man's Creek Just to the wast of Iowa City's then boarders. However, they already had a large family in 1873, with seven
children and an eighth being bom with in the nand year. They would ultimately have ten children before William died in
1878. In 1874 the Watkins' moved to a larger house on College Street. After her husband death Cathadne's profession
Is listed in the 1880 U.S. Census as a ratan grocer. Despite her poverty, she becams a beloved member of the
community who always provided charity for others despite her ohm finandah hardships. Her obituary In the September
13, 1920 adrda n of the Iowa City Daily Press was girdled, 'Beloved Pioneer Fails Asleep (7) "
610 and 614 were then sold to Chary H. Berryhill, who had been one of the landowners to purchase 808 after the
Hoffeldo's sold to land. BertyhiN owned 608 from 1867-1871. Although, Berryhill certainly dish not Yrve on South
Dubuque Street, he may also have been Involved in the construction of the cottages. Berryhill is one of the most
Importing founolng fathom of Iowa City, arriving in 1838 before Iowa City even eidstard (Gue,1903, 19). Berryhill was
thought to he the first dry goods salesmen in what would become Iowa City proper and was noted especially for selling
woman's wear which was incredibly difficult to obtain on the frontier. After his original store built in a log cabin burnt down
he move Into a flour shed near the Old Capitol (History of Johnson County 1883, 612-613; Iowa City Press Citizen 24
Feb1050, 4). BerryhNi wood spend time as a merchant, farmer, and " speculator. He sold the land for to first Iowa
City ]all and owned the building which housed Iowa Cihy's first newspaper (Iowa CNy Press Citizen 1 Jan 1952, 6; History
of Janson County 1863, 368). Berryhill ran on the Wig ticket in 1842 for the for Ctsrk of Commissioners' Court and In
the 18S0s served as an Alderman far Iowa CIVs first ward. He remained active in city and county We until his death In
1874. His son James graduated from the University of Iowa Law School and became both a prominent attorney and
state representative (History of Johnson County 1883, 191, 641). The house he rested in with his wife, Elizabeth, and
children located at 414 Brown Sheet in Iowa City has been on the National Register of Historic Places since tier 1970s.
Until to 19Ws when the buildings began to be used for conmerdel purposes, the cottages house a number of both
owner occupants and renters. The common theme that ran between these residents was that they were often Immigrants
and always working lass or elderly. There are no other such building left in the near south side of downtown.
Railroad District
Iowa City had the distinction of bang the terminus for the Mississippi and Missouri Railroad for five years. The railroad
reached Iowa City on December 31, 1855 and this dramatically changed Ira City forever. With the new railroad coming
Ihbo town the population doubled In a few years and lend prices dramatically rose (Weber 1990, 80). Iowa Clty became
both a final destination and a Jumping off point for those who wished to travel further Into the WesL With the new
population of both residents and travelers a new neighborhood arose with hotels and restaurants for the travears and
homes for those who worked maintaining the larger city. The neighborhood along the railroad tracks grew quickly. N Is
likely that the cottages were built as part of this new development when the retin>ads arrived.
The railroad also played an important part in the history of to Church of Later Day Saints in 1856 and 1857. Converts to
the church from Europe, known as `Saints: took to railroad to Iowa City as part of their Journey to Zion (Salt Lake City).
After refining Iowa City they camped for some time until their handcarts were completed leaving for Zion In five different
JUlY 1, 2014 V1,0 fOV'A SITE MF.ttiiORYFI 6 Df 12
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OFFICE OF IOWA
bMA aaMRf NFllr OF Cal W R IFFAIRS
IOWA SITE INVENTORY FORM - CONITINUATION! SHEET
Name of Property: Worker Cottages built in Iowa City Railroad Era
Address: 608. 610, 614 South Dubuque Street
Cit. Iowa City count. Johnson
SPATE HISTORIC PRESERVATION OFFICE
IOWA SITE INVENMRV
600 East Locust Street I Des Moines, IA 50319
(515) 281-8742 1 Fax: (515) 282-0502
www.iawahistoryorg/historicpreservation
July 2014
Site Number.
Related District Number:
companies. By the and of the two year migration 2,012 Saints had departed from Iowa City, 244 of whom died in route.
The journey is still hailed as one of the most inventive and successful westward migrations in the United States (Weber
1992,157-59).
Most of what comprised the early railroad district is gone. There is the "new" railroad depot built in 1901 which stands a
block away from the cottages and a few earlier homes are in the area, though many have been highly altered. The
historic school a block down from cottages on South Dubuque Street is slated for demolition very soon. Much of the area
is now parking lots and student apartment buildings. These cottages are some of the last remaining intact
representations of working class Iowan Citizens of this time.
Modem History — The Actualist Poetry Movement
610 South Dubuque Street was purchased by Jim Mulac in 1977. Jim had been one of the founding members of the
Actualist Poetry movement, the only literary movement to have its roots in North America. Founded around 1972, the
Actualist Movement, often described as hard to define, prided itself on community and inclusion, something many did not
feel was happing at the University of Iowa Writer's Workshop at the time. Jim was an active poet in the movement and
edited many books containing the writings of his contemporaries with other poets well known in the movement, such as
Darrell Gray and Morty Sklar (Morice, 2011).
Urban renewal destroyed many of the places that the Actualist had previously met, so Mulac's store, Jim's Used Records
and Books, located in 610 became one of the locations where local poets gathered and preformed their readings. In the
late 1970's this became heart of the poetry movement (Michaud 2009, 110).
May Likely Yield Information Important Information About History And Archeology
A large amount of cultural material appears to be beneath the surface of the lots on which the cottages are located. A
cursory examination of the ground reveals a number of glass and porcelain artifacts being eroded, particularly at rodent
burrows. As this location was occupied early in Iowa City's history the cultural material below the surface may be
important.
Conclusion
In addition to the preservation of the cottages located at 606, 610, and 614 South Dubuque Street being recognized as a
goal in the Iowa City Compressive Plan, the cottages meet the following criteria used by the 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 our broad patterns of history; 3)
associated with the lives of persons of significance in our history; 4) has the likelihood to yield information important to
history.
JULY1,ZC1GV1,0 01NASIiFAVDJORYFOR:J 7 01 12
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prsOEPARIN CFW1rMM.Alf
IOWA SITE INVENTORY FORM -- CONTINUATION SHEET
Name of Properly: Worker Cottages built In kwe City Raiboad Era
Address: ON, 610, 614 South Dubuque Sheet
Dry; Iowa City County. Joh9
SMTEMMM1,1101111ATIONoffia
10WASREIN11811 M/
600 East Lain Street I Des Moines, lA 50319
(515) 281-8242 ( Fax: (515) 282-0502
ew w.bwahistmy.oWhistoricpresenation
July 2014
Site Number.
Related District Number.
8ibiloWaphicai References
"A Fad a Day about Iowa City: TiMn's Reporter." Iowa City Press Chim. 24 February 1950: 4:
-Death Summons Mrs. Hoffelder." Iowa City Daily Press. 29 May 1909: 4.
Gue, Benjamin F. History of Iowa From the Earliest Times to the Beginning of the Twentieth Century. New York: The
History Company.1903.
History of Johnson County, Iowa: containing a history of the county, and its townships, cities and villages from 1836 to
1882. Iowa City.1883.
Iowa City City Directory. Iowa City: Iowa City Directory Company. 1875-1876.
Iowa State Census.1852. Ancestry.corn. Iowa, State Census Cdisctlon, 18W1925 [database on-line]. Provo, UT, USA:
Anoestry.com Operations Inc, 2007.
Iowa State Census. 1856. Ancestry.com. Iowa, State Census Cdisetim,1836-1925 [database on-line]. Provo, UT. USA:
Anc estry.00m Operations Inc, 2007.
Johnson County, jam. Properly Records 1854-1940. Johnson County, Iowa City.
"Loved Pioneer Falls Asleep." Iowa City Daily Press. 13 September 1920: 7.
Ohm's Iowa City Directory. lows City: Oweds City Directory Company, 1878-1879.
Johnson County, Iowa. 1863. Assessor's Records. State Historical Society of Iowa. Iowa City, Lk
Michaud, Joseph A. Booking in Iowa. Iowa City: The Boo" and Camp Pope Bookshop. 2009.
Morics, Dave. 'Lucy In the Sky with Darrell." Exquisite Corpse: Journal of Letters and Life. T 1 January 2011. Web. 30
November 2014. < htp:/Avww.corpse.orglrrxdex.php?option-wm pontent&task=,Warvw8dd=664&Nemkl=1 a.
-Mrs. Holfekter Dies Last Night" Iowa City Daily Republican. 28 May 1909: 8.
"Mrs. Hoffelder is Dead: Pioneer Has Passed Away." Iowa City Citizen. 31 May 19W. 1.
National Archives and Records Administration (NARA); Consolidated Lists of Civil War Draft Registration Records
(Provost Marshal Generers Bureau; Consolidated Enrollment Lists,1863-1865); Record Gmup:110, Records of the
Provost Marshal Generars Bureau (Civil War); Collection Name: Consolidated Enrollment Lists,1863-1865 (Civil War
Union Draft Records); ARC Identiter. 4213514, Archive Volume Number: I of 3
United Stag Census Bureau. 1850. Census Place: Iowa City, Johnson, Iowa; Ralf M432 185; Page:152B; Image:
311.
POLY I, 201u V 1.0 10V fA. SITE INVENTORY FORM 8 0; 12
STATE HISTORIC
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OFFICE OF IOWA
i OFPMT*KoFCFn "AFFAA6
....... rrrr IMUMMoV Cnou _ MMINIIOTION SHIEI 1'
STATE HISTORIC PRESERVATION OFFICE
Iowa SITE INVENTORY
600 East Locust 5treet I Des Moines, IA 50319
(515) 281-8742 1 Fax: (515) 282-0502
www.jowahistoiy.org/histoN(preservation
July 2014
Name of Properly Worker Cottages built in Iowa City Railroad Era Site Number:
Address: 608, 610,614 South Dubuque Street Related District Number:
City: Iowa City County, Johnson
United states Census Bureau. 1870. Census Place: Iowa City, Johnson, Iowa; Roll: M593_400; Page: 318B; Image: 174;
Family History Library Film: 545899.
United States Census Bureau. 1880. Census Place: Iowa City, Johnson, Iowa; Roll: 347; Family History Film: 1254347;
Page: 127A; Enumeration District: 226; Image: 0633.
Weber, Irving B. Historical stories about Iowa City. Volume 6. Iowa City: Lions Club, 1990.
Weber, Irving B. Historical stories about Iowa City. Volume 7. Iowa City: Lions Club, 1992.
Works Project Administration. 1940 Graves Registration Project. Washington, D.C.
JULY 1 )014 V 1.0 ION'AS:TE IbiVENiORY FOR.M 9 OF 12
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IOWA SITE INVENTORY FORM - CONTINUATION SHEET
Name of property: worker Cottages built in Iowa City Railroad Era
Adder 608, 610 614 South Dubuque Street
City, Iowa my Couny.. Johnson
Addition Documentation
STATE NKTORIC PREMMTM OFFia
IOWA SITE INVENTORY
600 Fast Locust Street I Des Moines, IA 50319
(515) 281-9742 1 Fax (515) 282-0502
www.iombistory.orgthistoricpreserogon
Jul 2014
Site Number.
Related District Number.
Approximate location of 608, 610, 614 South Dubuque Street (Iowa DOT)
1�
Positions of buildings and structures on the site in relation to public Roads (Johnson county Assessor)
lu"i 1, 2014 H 1.0 i0WA51iF INVENTOR't FORM 10 OF 12
i nwa ctrf: mparmlity FORM - CONTINUATION SHEET
Name of Property: Worker Cottages built in Iowa City ReDroed Ere
Address: 008 610, 614 South Dubuque Street
,lI. bava City Coump: Johrmor
View of all three Cottages facing South Dubuque Street (west elevation)
View of 608 South Dubuque Street (west elevation)
STRTE WMIc rRl IWTIOM OFFIa
KM SUE INVOITORY
600 East locust Street I Des Moines, IA 50319
(515) 281-8742 1 Fax (515) 282-0502
www.iowahistoryooiitorupreservation
July 2014
Site Number.
Related District Number:
iULY 1, 2014 V 1.0 1OVjA 5!'E ;,4VEtiTURV FOR;11 11 u 12
STATE BlSTONK PRESMTION OFFICE
WHIR SITE INYHITatY
blip East Locust Street I Des Moines, A S0319
(515) 281.8742 1 Fax (515) 282-0502
www.lowahtrrory.org(historicpresenailon
Jury 2014
IOWA STTE INVENTORY FORM - CONnNUATION SHEET
Name of No".. Worker Cottages built in Nave City Railroad Ere Site Number. _
Address: 606, 610, 614 South Dubuque Street Related DWArt Number.
Imwe City County. •meat
View of 610 South Dubuque Street from Dubuque (west elevation)
View of 614 South Dubuque Street from Dubuque (west elevation)
JULYI,ZO1dU1.0 10WA5:ELNPENTORYFORM 12OF iz
Historical Evaluation of Brick Cottages at 608, 610 and 614 South Dubuque Street, Iowa City
by Richard Carlson, Architectural Historian
December 1, 2014
The three brick buildings at 608,610 and 614 South Dubuque Street are unique in Iowa City.
Probably built between 1867 and 1873 as rental houses, they comprise a rare surviving collection of ca.
1870 rental housing in Iowa City that represent the city's significant post -Civil War housing boom. All
three buildings were altered in the mid -twentieth century to convert them from residential buildings to
small businesses. This change affected primarily the fenestration patterns, with plate glass windows
replacing smaller windows on the front facades and many side and rear windows bricked in. In most
cases, however, the original fenestration pattern remains evident despite the changes. Surviving features
that indicate the buildings' dates of construction include the turned and jigsaw -cut brackets under the
front -facing gable eaves, frieze boards, and segmental arches over current or former window and door
openings.
All three buildings are similar in appearance, but are distinguished by slight variations in the
original design as well as by the different mid -twentieth century changes. All three buildings are one-
story, front -gabled buildings that are built on a slope, resulting in rear facades that are fully two stories in
height and contain basement entrances. All three buildings originally had a three -bay front facade, with
the front door located in the left (north) bay and a window in each of the two south bays. (This is less
certain of 608 S. Dubuque, since the original lintels over the presumed two front windows are no longer
extant, but it likely was the case here as well.) The north and south sides of the three buildings originally
had either one or two windows, but most openings have now been bricked in. The rear facades of the
three buildings are two bays wide. The two bays had a windows in each bay on the upper story, and a
window and a door in the lower (basement) story. Some of these openings have since been bricked in. In
608 and 614 S. Dubuque, the two bays are separated by an exterior brick chimney. Such a chimney either
was never present on 608 S. Dubuque or has been removed.
The building at 608 S. Dubuque appears from the available records to have been the first of the
three built, probably in late 1867 or 1868, while the other two were most likely built a few years later in
1872.1 This difference in construction dates is consistent with the appearance of the buildings, since the
fenestration of 608 S. Dubuque differs slightly from the other two. Specifically, the windows and doors
of 608 S. Dubuque had flat arches historically, not the segmental arches seen on the other two buildings.
The three buildings meet the City of Iowa City's eligibility requirements as a historic district,
with the exception that the three parcels on which the three buildings stand currently are owned by a
single owner rather than under diverse ownership. They meet the criteria for the following reasons. They
meet Subsection 14-311-1-CIa because they are significant to Iowa City history and architecture as an
' The property on which 608 S. Dubuque stands was first sold for $1,000 or more in 1871, having been purchased in
1867, while the properties at 610 and 614 S. Dubuque were first sold for $1,000 or more in 1873, having been
purchased in 1872. Since a front -gabled building in the location of the brick cottages is shown on an 1868 bird's-
eye view map of Iowa City, it is most likely that this was the house at 608 S. Dubuque, which sales prices suggest
was built between 1867 and 1871. The other two were most likely built between 1872 and 1873, based on their
sales prices. This date is supported by a newspaper reference in August 1872, which mentions, among dozens of
other improvements in Iowa City that year, "Two buildings for C. B. Berryhill, $2,000" (Daily Press [Iowa City,
Iowa], August 21, 1872, p. [4]). Charles H. Berryhill was the attorney in fact for Ruth Guest, who was the owner in
1872-1873 of the properties on which 610 and 614 were built. While the newspaper announcement would be more
convincing if it had identified a location or type for the buildings, and if it had mentioned Ruth Guest or given the
correct middle initial for Charles Berryhill, other aspects of the newspaper mention are consistent. In particular, the
buildings probably did cost about $1,000 each, since the two properties were sold in 1873 for $1,200 each, and
Charles Berryhill did have power of attorney to represent Guest in matters concerning these properties. Berryhill
also owned the property on which 608 S. Dubuque was built between 1867 and 1871, so the similarity in design
among the three buildings may be due to Berryhill's selection of the same builder to construct all three.
unusually intact collection of relatively unaltered post -Civil War rental housing that is unique in the city.
Most other examples of this type in the city have been demolished or have been more substantially
altered, and none is included in a group of multiple similar buildings as is the case of the Dubuque Street
cottages.
The cottages also meet Subsection 14-313-1-C lb because they possess a moderate to high degree
of integrity of location, design, setting, materials and workmanship. Specifically, they retain excellent
integrity of location, since they have not been moved since they were first built. Their integrity of setting
is high, since they retain their historical relationship to Dubuque Street on the west, a steep slope down to
Ralston Creek on the east, other one- or two-story buildings on the north and south, and the railroad
tracks to the south. The only significant modern intrusion on the setting of the cottages has been the
construction of two large apartment buildings directly across Dubuque Street. The cottages' integrity of
design, materials and workmanship are moderate to high. The most significant modem intrusions have
been the changes to the fenestration of all three buildings. Other changes include the construction of an
entry portico on 608 S. Dubuque and of front steps and a wheelchair ramp on 610 S. Dubuque. However,
all three buildings retain their original massing, roofline, and brick construction, and all retain some
indication of their original fenestration pattern, even where that pattern was altered in the mid -twentieth
century. Remarkably, two of the three cottages (608 and 614 S. Dubuque) retain original paired
Italianate-style brackets under the front eaves, a feature often not retained even on more high -style
examples of Italianate architecture. The third cottage (610 S. Dubuque) retains evidence that it formerly
had such brackets, although they have been replaced in recent decades by a dentil pattern.
Finally, the cottages meet Subsection 14-3B-1-Clc and Subsection 14-313-1-Cle. They meet
Subsection 14-313-1-Clc because they are associated with the tremendous growth of Iowa City following
the Civil War, a significant pattern in Iowa City's history. One local newspaper reported in 1872, the
year that two of the three cottages are believed to have been built, that "[t]his is the busiest season for
building that Iowa City has seen for ten years" (Daily Press, July 22, 1872, p. [4]). This was supported a
month later by two reports identifying a total of 54 building projects in the city that were underway that
summer (Daily Press, August 20, 1872, p. [4]; August 21, 1872, p. [4]). The cottages also meet
Subsection 14-313-1-Cle because they embody the distinctive characteristics of a type of small front -
gabled residence with Italianate-style features popular in the decade following the Civil War, but only
rare examples of which survive today that retain as high a degree of period integrity. These period
features include the massing, roofline, brick construction, frieze board, and, in two cases, Italianate-style
brackets, as well as the segmentally arched window openings still visible on two of the cottages even
where the window opening has since been altered.
Re: The three Dubuque Street brick cottages
To whom it may concern,
Through this letter I would like to express my concerns regarding the potential removal of these
significant and historic Iowa City cultural resources. I hope to briefly explain their importance to the
River Crossing Area Development, why they should not be removed, and why their preservation is of
greater benefit to the city and River Crossing development than their removal.
The three South Dubuque St. cottages are historically significant and are unique surviving architectural
and cultural resources in Iowa City. They represent three of the last surviving cultural and architectural
residences of this type in the south Iowa City development area. The majority of these once common
vernacular housing types have been tom down. Besides the two nearby railroad hotels that date from the
same era they are the last remnants of a once dynamic neighborhood. While the current zoning discussion
focuses on the cottages, the two buildings to their north, the house and former comer store, could also be
seen as historically important as they were contemporary with the cottages. The cottage's lots were sold
in 1854 and possibly relate to the initial introduction of the railroad into the city. From 1855 to ca. 1875
this section of town was growing. Small stone and brick single story cottages were the homes of
individuals who often had a nearby business. While the cottages appear to originally have been residences
and not commercial properties, they may have functioned as both.
It is clear that all three are related temporally, architecturally, and historically. They are similarly located,
constructed, and decorated. The lots were purchased in 1854 by Phillip and George Hoffelder and passed
to two members of the Kane family in the late 1860s and early 1870s. Gable front houses such as these
are particularly well adapted to narrow urban lots. Built in a single story, banked, gable front subtype in
the popular Greek Revival -style configuration, they are similar to vernacular buildings being constructed
across the Midwest from the 1820s to 1870s. Their one story front -gabled substyle is considered rare (see
McAlester 1986: Knopf & Company). Their brick masonry appears to have been laid by German masons
and the hand -struck bricks appear to have been locally produced and possibly in the nearby old brick yard
in the Capitol Street area. Likewise the wooden trim and mortar were also probably produced locally.
The proposed River Front Development can benefit from the quality of neighborhood preservation that
makes Iowa City unique. Croce lost, these buildings and city landscapes are irretrievable. These buildings
are unique and will add a historic community flavor to Dubuque Street streetscape. As one ofthe primary
north/south streets that will access the River Front Development the street will act as visual corridor to the
south. Variety in housing and commercial development is very important to both the visual and built
landscape. A mass of modem apartments is nothing for heritage tourists to look forward to. Many of Iowa
City's attractions are its charming old neighborhoods and period historic buildings. Other cities in the
region wish that they had saved their historic buildings.
In closing, the three South Dubuque Street cottages are eligible to the National Register of Historic Places
(NRHP) under Criterion C for architecture. They are also likely eligible under Criteria A for the early
(possibly antebellum) development of Iowa City. They may also be eligible under Criterion B for their
association with the Hoffelder and Kane families who are early settlers of Iowa City. They are also
eligible to the NRIiP as a larger historic district that includes other contributing elements in the
neighborhood.
Sincerely,
Marlin K Ingalls
Architectural Historian/Archaeologist
Member of State Historical Society's Technical Advisory Network
Historian, Architectural Historian, and Archaeological Consultant
Iowa City, IA 52245
STRlJCTURt4L REMEW
TO: Friends of Historic Preservation
P.O. Box 2001
Iowa City, IA 52244
ATTI'I: Alicia Trimble
PROJECTrkAtW: So. Dubuque Street Cottages— Structural Review
t(4m. December2,2014
Dear Ms. Trimble,
We have completed our review of the structures at 608, 610 and 614 So. Dubuque Street,
Iowa City, IA. Shanna Duggan of Mo1Z rI6 STOK STUDIO performed the site visit and
review on November 14, 201¢. Alicia Trimble of the Friends of Historic Preservation office,
Marlin Ingalls and Rich Carlson, Architectural Historians of the State Archeologists office,
and Rob Owen - Mason, were also present. We gained access to the site with the permission
of the tenants who were either on site or who provided keys to the property. The purpose
of the review was to provide consulting engineering services regarding the structural
condition of the buildings. Our findings and opinions are summarized below. Photos can
be found in the appendices and are examples of observed conditions. No structural
calculations were performed as part of this report.
B�CX61KOL rro:
The three properties were constructed circa 1858 of multi-wythe (a or 3 layers) brick
masonry walls supported on limestone basement foundations. The full -height basements
have concrete floor slabs and are "walk -out" on the east side. The single story structures
have a medium slope gable wood rafter roof system with asphalt shingle roofing and wood
floorjoists bearing on the exterior walls. Buildings 6o8 and 614 have a mid -span beam
support for the floorjoists. All three properties were currently in use by the tenants.
0BSERV0T0-l5:
Building 608 - Exterior
The exterior of the building is in good condition (see photos Ai -AS.) We were informed by
the tenant that he had re -pointed the exterior wythe of brick with a cement based
"drycrete" type mortar. The north and west elevations were completed in aoiz, followed by
the south and east elevations in 2013. The exterior wythe of brick was then painted. Some
of the brick has a soft face or has spalled (see photo A4.)
There is evidence of old openings which have been in -filled with a different type of brick
(see photo Al —at front window.) On the north side the damaged gutter has allowed water
to run down the face of the brick (see photos AS-A7.) The tenant indicated a wood trellis
was constructed to "brace"the northeast corner of building 610 to the southeast corner of
building 6o8 (see photo A8.)
Building 6o8 - Interior
The interior of the building is in excellent to good condition (see photos A9-A16.) The attic
of the property was not accessible. We did not observe any cracking in the drywall on the
first floor that would indicate excessive building movement or settlement (see photo Mo.)
MOR1 N6 STAR. STablO. LLc
Structural Review
So. Dubuque Street Cottages
The first floor framing has been reinforced to support the weight of the books and to repair holes
or notches in the framing. Generally, new joists have been added to both sides of the existing
joists and bear on the exterior foundation walls and the interior beam (see photos All-AIA) This
structure has a "shelf" type basement on the west and partial north and south walls which are
constructed of brick Csee photos Ai5 & M6.)
Building 6io - Exterior
The exterior of the building is in fair condition (see photos Bi-815.) The exterior wythe of brick has
been painted. The lime based mortar is soft and easily raked out. Some of the brick has spalled
(see photo 133.) There are several hairline cracks in the mortar joints (see photos 135, 138, Bg, &
Bli.) There is evidence of old openings which have been in -filled with newer brick (see photo B13.)
Cracks have occurred in the mortar at the perimeter of these patches. A cement based parge
coating has been applied to the limestone foundation (see photo Bio.) Expandable foam was used
to seal a gap at the chimney on the east side of the structure (see photo Bq.) A brick had been
removed by others prior to our review and the cavity was left unprotected (see photo B14.)
The northeast corner has settled over the course of several years, there is evidence of multiple
types of repairs including mortar and caulk (see photos B7 & Bq.) A crack of approximately 3/8"
has resulted in the foundation on the north wall (see photo 136.) The brace that was installed
appears to only be tight to the structure above the level of the first floor. The southwest corner
also has some settlement damage (see photo 815.) Gutters and downspouts are poorly maintained
and damaged.
Building 610 — Interior
The interior of the building is in excellent to good condition (see photos 1316-1324.) The wood
paneling has tightly fitted joints. On the north wall, near the window, a gap has appeared in the
corner (see photo Ba7.) The tenant indicated that it developed after the brace was installed.
The roof framing was reviewed via an attic access hatch. The framing is in excellent condition (see
photos 1318-132o.) 058 sheathing has been added to the wide roof planks. Daylight could be seen
through a few of the brick head joints.
The foundation walls were covered in wood paneling (see photos Bzi & Bzz.) A small area was
visible in the bathroom and at an access door, it appeared to be in good condition (see photos B23
& 1324.) Only minor cracking was noted in the plaster ceiling.
Building 614— Ext rinr
The exterior of the building is in good to fair condition (see photos C1-C13.) The exterior of the
brick has been painted. Old openings have been in -filled with concrete (see photo C3 & C4.) Cracks
have occurred in the mortar at the perimeter of these patches. The chimney appears to have been
constructed out of plumb (see photo C4.) The mortar has been deeply weathered in some areas
(see photo C8 & C9.) Some of the brick has spalled and there are hairline cracks in some of the
mortarjoints (see photo Cli.) A cement based parge coating has been applied to the limestone
foundation (see photos C9z & C13.)
The southeast corner has settled; there is evidence of multiple types of repairs including mortar
and caulk (see photo CIO.) The southwest corner is also in need of repair (see photo C7.) The
gutters and downspouts are poorly maintained.
Molznln6 S'i�R STPlblo. LLC
Structural Review
So. Dubuque Street Cottages
=1I0Ing 614- Interior
The interior of the building is in good condition (see photos C14-C24.) No significant cracking or
wood panel separation was noted during the review. The roof framing could not be reviewed due
to a drywall ceiling above the drop ceiling.
The foundation walls were in good condition, only minor cracking was noted in the plaster coating
on the walls (see photos C17 & Cagy.) Interior brick had been removed from the basement wall and
the construction of the muti-wythe wall was visible (see photos Ci8 & Cig.) Some areas of the
brick wall were visible (see photos Cxo & Cox) and a full depth concrete in -fill area was noted
under the stair (see photo C23.) The floor framing is in good condition (see photo C24.)
0rILgLY,%M:
Overall, the buildings are structurally sound. Some deterioration of all structures is to be expected,
buildings of this age have experienced years of normal weathering and have items in need of
repair. Some movement and settlement has occurred in the various components and materials of
the buildings, most of which can be expected. These structures also have suffered exterior damage
due to use of improper or incompatible materials in previous repairs and poor maintenance
practices. There is only minimal visible evidence of damage on the interior of the structures. We
did not observe any indications of water infiltration of the building envelope.
Prior to the 188os, the manufacturing process of brick involved hand molding and air drying. The
firing method resulted in large variations in the brick finish and hardness because of uneven
heating. Some of the brick appears to be quite porous, a result of low -firing. The original lime
based mortar has become eroded. The exterior wythe of brick on the structures is in need of re -
pointing in several locations. In a few locations, the brick walls have suffered damage due to
freeze/thaw cycles of the brick and the face of the brick has become spalled.
The use of cement based mortars, patches and hard -fired brick has damaged the surrounding
historic bricks. Stresses within a wall caused by expansion, contraction, moisture migration, or
settlement must be accommodated in some manner. In a masonry wall, these stresses should be
relieved by the mortar rather than by the masonry units. Cement based mortars and hard -fired
brick are harder (less compressive) and less permeable than the original brick, the result is that the
stresses are relieved through the original masonry. The masonry becomes cracked and spalled as
seen on these structures. The incompatible materials are also the cause of the slight bow in the
window infill on the south side of Building 61o. The newer brick expands and contracts at a
different rate and has bowed outward as it tried to seek relief of the resulting pressures.
The settlement that has occurred at the northeast (Bldg 61o) and the southeast (Bldg 614) corners
are a result of a lack of a frost -protected footing along the east elevation of the buildings. Multi-
wythe brick walls of this era were typically built upon the soil only a foot, or less, below the ground
level. The damage to the wall has been accelerated by the use of improper repair materials, such as
caulk which traps moisture and leads to freeze -thaw damage in the adjacent brick, and poor site
drainage which allows water run-off to erode the supporting soil.
The "brace" which was installed between Bldg 6o8 and 610 did not repair the existing settlement
condition. It is not generally common practice to brace structures against one another as
improperly doing so can result in damage to both the buildings. Fortunately, that was not the case
in this instance.
The gutters and downspouts are generally in a state of disrepair on the structures. They are
damaged and full of debris. Some discharge at the base of the structure or are no longer connected
in some instances. This allows run-off to flow down the face of the brick, potentially causing
damage, or as noted above, results in soil erosion and consequently, foundation settlement.
PL46E 3 OF 4
MC)"1116 ST(R STUDIO, LLC
Structural Review
So. Dubuque Street Cottages
RECOMMEPIDI0TIOms:
We recommend mediating the root causes of the deterioration of the structures as noted in the
analysis: settlement, differential expansion of materials and moisture. First and foremost, provide
new support to the east walls of buildings 610 and 614 to mediate the settlement noted there. This
can be attained by underpinning the east walls of the structures with frost -protected concrete
footings or with a foundation support system such as helical piles.
We recommend re -pointing of cracked mortar joints and reconstruction of damaged wall areas.
Re -pointing shall include: removal of all hard cement based mortars and caulking used in mortar
joints, replacement of brick that have lost their face shell and removal and replacement of hard -
fired bricks. Re -pointing and reconstruction should be performed by a qualified re -pointing mason,
following the Brick Institute of America guidelines. The repointing or reconstruction mortar shall
have proportions closely matching the original mortar and be less compressive and more
permeable than the surrounding brick. In addition to the aforementioned issues, use of standard
mortar mixes with old brick can result in excessive shrinkage of the mortar or poor bonding of the
mortar with the brick. Clean the existing brick with a mild masonry cleaner. Avoid sand blasting
and harsh solvents as these may pit or damage the porous surface of the soft brick.
Repair or replace gutters and downspouts. Provide proper flashing at the roof eaves. Extend
downspouts away from the foundations of the structures to assure proper drainage of run-off.
All new construction and repair work shall meet applicable building codes and be performed by
certified installers or contractors. Any damage discovered during demolition or repair work should
be evaluated by a structural engineer.
Our conclusions are based on review of the above information and our field investigation. Should
any information become available that materially affects the validity of the aforementioned
information, we reserve the right to modify this report accordingly.
Sincerely,
Shanna M. Duggan, PE
MOR]` N6 STOX STUDIO. LLC
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I hereby certify that this engineering document was prepared by me or
under my direct personal supervision and that I am a duty licensed �
Professional $$ cer under the laws of the State of Iowa.
SignaNre vJ�
Name: Sharma M. au
M lieeose renewal daft is De ber3] 2015.
LaFE, Sheets or DiyWme coveted by this seal: thisreport
Date Issued: 12.02.14
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MORN I N 6 STAX
S T U D 1 0
PROJECT IY(AME: Structure Review Di61E: November 24, 2oi4
6o8 So. Dubuque Street PHOTOS BY. 5 Duggan
Iowa City, IA s
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Photo Ai
West Elevation
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Photo A3
East Elevation
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Photo A2
South Elevation
Page i of 4
O R n 1 M 6 S T P R
S T U D I O
PROJECT rVAL- Structure Review tk4m- November 24, 2oi4
6o8 So. Dubuque Street PHOTOS BY: S Duggan
Iowa City, IA
nr,-r+��e•.exfs+sexs=v sue_
Photo AS
Partial North Elevation
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Photo A7
Brick wall and Limestone Foundation
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Photo A8
Trellis 'Brace"from Building 610
Page i of 4
M O R N I n 6 S T P X
5 T U D 1 0
PMOJECT *NC: Structure Review DATE: November 24, 2oi4
6o8 So. Dubuque Street PHOTOS BY.- 5 Duggan
Iowa Clty, IA
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Ceiling Framing — Look south
Photo Aii
Basement — Look west
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First Floor— East wall at chimney
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Photo An
Basement — Center support beam
page 3 of 4
M o R n i n 6 s T 0 R
S T U D 1 0
PROJECT NW. Structure Review *TE: November 24, 2014
6oB So. Dubuque Street PyOTCG BY. S Duggan
Iowa tlt�r, 1
Photo A13
Basement— Reinforced framing west side
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Photo A14
Basement — Reinforced framing east side
Photo A16
Basement — Southwest corner
Page 4 of 4
�PPEnbix B
M 0 XN I N C3 S T 0 R.
5 T U D 1 0
MgECT rilo C. Structure Review *1'e November 24, 2oi4
boo So. Dubuque Street PHOTOS BY. S Duggan
Iowa City, 1A
Page i of 6
M OR n IN 6 s TO R
S T U D I O
PRDFCT I kAML: Structure Review Dare: November 14, 2oi4
6io So. Dubuque Street Fdc ros BY: S Duggan
Iowa Cltv, IA
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Photo B5
Partial North Elevation
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Photo B7
Northeast Corner— Foundation settlement
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Photo B6
Northeast Corner— Foundation crack j
Photo B8
North Elevation — Mortar Joint crack
Page a of 6
MORN l n 6 STOR
S T U D I O
PROJECT rW4L- Structure Review tk4TE: November 24, =4
610 So. Dubuque Street P"OTOS EY: S Duggan
Iowa Cit
ter.
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Photo Bg
Partial East Elevation — Mortarjolnt cracks
and deterioration, parge coating
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Photo Bli
EParrial'
South Elevation — Mortar Joint crack
and damaged downspout
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Typical Parge Coating on Foundation
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Photo Biz
Partial South Elevation
Page 3 of 6
M O RN I n C3 S T A R
S T U D 1 O
PROJECT Yl�t Structure Review bPTC: November a4., 2m4
boo So. Dubuque Street OHOTOS BY- S Duggan
Iowa
i
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1
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Photo B13
outh Elevation —Typical crack at brick infil
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Photo B14
South Elevation — Brick removed by others
On
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Photo B16
First Floor— Look south
Page 4 of 6
M 0 X n I n 6 S T P R
S T U D I O
PRA)CT rk4h)C Structure Review tOITt November 24, 2o14
610 So. Dubuque Street P"DT05 BY: S Duggan
Iowa city IA
3STJ.'493?�^ vE.'RiM1!"nC1NC"tZ^b.=. a.aamn�•6'GiL41i��fM1'.WZ�?�5::1"2_iGma1^`L .fl32CS �6^YYR'�:Y "SGIGSSW.P Y'2✓R>tMr�
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Attic Brick Wall — Look east
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Photo BT8
Attic Roof Framing — Look west
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Photo Bw
Attic Brick Wall — Look southeast
Page 5 of 6
M 0 X rl I M 6 S T 0 X
S T U D I O
PROJECT r11¢Me Structure Review *TE: November 24, 2ov4
Mo So. Dubuque Street PHOTOS'BY. S Duggan
fowa Clty IA
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Photo B21
Basement — Southwest corner
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Photo B23
Basement — Partial north wall
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Photo B24
Basement — West wall behind access door
Page 6 of 6
�vvEnbix �
MORN I n 6 STOR
S T U D I O
PROJECT rW#, : Structure Review *TC: November i4, 2014
614 So. Dubuque Street PHOTOS BY: S Duggan
Iowa CiA_
Ji
W�R,Y{ LLv
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Photo C3
Partial East Elevation
wk,1
Photo Cz
South Elevation
Photo C4
Partial East Elevation
Page I of 6
m o R n e n C3 s T 0 R
S T U D 1 0
PROJECT rW4Lt Structure Review *TE November 24, 2o14
M4 So. Dubuque Street PHOTOSBY. S Duggan
_�..a.�
Iowa City IA
Photo CS
L Northeast. Elevation
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Photo C7
Southwest Corner
Photo C8
South Elevation — Deteriorated mortar
Joints
Page z of 6
MORN I N G STOR
5 T U D 1 O
PROJECT PW4121= Structure Review DATE: November 24, sot4
M4 So. Dubuque Street PHOTOS BY: S Duggan
Iowa Gl% IA
Photo C17
Basement — Partial north wall
w`
Photo C1q
Basement — View Inside brick cavity
Photo Cis
Basement — Depth to back of exterior
wythe
Photo Czo
Basement— Partial west wall
Page 5 of 6
O R n I h 6 S T A R
S T U D I O
PROJECT ilp)M Structure Review *1M November 24, 2014
614 So. Dubuque Street PHOTOS BY: S Duggan
Iowa City, IA
Photo C2i
Basement — Southwest corner
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Photo C2.3
Basement— Partial east wall (concrete infill
visible at left)
Page 6 of 6
Photo Cat
Basement — Partial east wall under stair
Photo C24
Basement —Typical floor framing
I ! - 1
3 "�"►4 CITY OF IOWc-t CITY
CITY OF IOWA CITY
UNESCO CITY OF LITERATURE MEMORANDUM
Date: December 3, 2014
To: Tom Markus, City Manager
From: John Yapp, Development Services Coordinator
Re: Notice of Violation for 608, 610 and 614 S. Dubuque St
Introduction
This memo is to summarize the Notice of Violation ('Notice') issued for 608, 610 and 614 S.
Dubuque St (AKA 'the cottages'), what the Notice was based on, and how the Notice of
Violation process is administered.
Background
On November 20, Ted Pacha (the property owner) provided City staff with a copy of a structural
engineer's report from VJ Engineering summarizing structural issues with the cottages. The
report was signed and certified by a licensed structural engineer. The report identified serious
structural issues including deterioration of brick and mortar, deteriorated limestone masonry
foundations, differential settlement in walls, and bowing and bulging of walls. The report
concludes with the statement "The structures pose a danger to occupants and bystanders. 1
would strongly recommend the buildings be vacated as soon as possible and be razed."
Based on the VJ Engineering report, on November 24 the City issued a Notice of Violation
requiring that the structures be vacated, and the nuisance be abated either through repair or
demolition. The 'nuisance' in this case was a violation of the City's Dangerous Building Code
(see City Code Sections 6-1-21-1 and 17-6). The deadline given to the property owner for
abatement was two weeks (Dec 8), which is a typical deadline for nuisancPc,
Analysis
It is routine for property owners to need more time to abate nuisances of this nature, and if the
property owner has been responsive and has begun the process to abate the nuisance, staff will
extend the deadline. In this case, the property owner has taken actions to abate the nuisance;
therefore, staff has extended the Dec 8 deadline for vacating the buildings to allow the
abatement process to unfold. While the tenants were provided with a copy of the Notice, it is
the property owner to whom the notice is directed and it is his obligation to abate the nuisance.
The City does not know and does not need to know what the contractual relationship is between
the owner and the tenants and has no authority to govern that relationship. The property owner
has responsibility for the properties.
Second Engineer's Report: On December 2, staff received a second report on the cottages from
Morning Star Studio in Cedar Rapids, also signed and certified by a licensed structural
engineer. This report also identified deterioration issues, and includes the following
recommendations:
• We recommend mediating the root causes of the deterioration of the structures as noted
in the analysis: settlement, differential expansion of materials and moisture. First and
foremost, provide new support to the east walls of buildings 610 and 614 to mediate the
settlement noted there. This can be attained by underpinning the east walls of the
December 5, 2014
Page 2
structures with frost -protected concrete footings or with a foundation support system
such as helical piles.
We recommend re-oointina of cracked mortar joints and reconstruction of damaged wall
areas.
• Repair or replace guttets and downspouts.
• All new construction and repair work shall meet applicable building codes and be
performed by certified installers or contractors.
In contrast to the first report, the focus of the recommendations in the second report is to
highlight the repairs needed to 'mediate' the settlement, differential expansion of materials and
moisture issues. The Morning Side Studio report states that overall, the buildings are
structurally sound; however it is silent on whether or not the buildings are habitable until the
recommended repairs are made.
Conclusion
With life safety issues, staff takes a conservative approach. Because the property owner is
working on abating the nuisance and progress is being made, staff has extended the deadline
on the 'vacate' order while the process proceeds. Staff will not lift the Notice of Violation
altogether, as both engineering reports identify significant issues with the buildings.
While staff has extended the deadline for the 'vacate' order, the property owner may choose to
take action to terminate his relationship with the tenants. The law governs this relationship and
should either the property owner or tenants have questions about this matter they should
contact their own attorneys. It should be noted the property owner had started the process to
evict and/or renegotiate leases before the City issued the Notice of Violation. It should also be
noted that in the absence of historic preservation regulations, the property owner has the right to
apply for a demolition permit at any time.
SAPCDWohn\cottages NOV explanatlon.doc
� 4 CITY OF IOWA CITY
..Is, NMI
MEMORANDUM
000
Date: December 4, 2014
To: City Council
From: Eleanor M. Dilkes, City Attorney Qv�
Re: 608, 610 and 614 South Dubuque Street
At your direction, a Council meeting Is being scheduled so that you can discuss whether to set a
public hearing on the proposed historic landmark designation of 608, 810 and 814 South
Dubuque Street. The agenda indicates that after your discussion you may or may not choose to set the public hearing. This memo will explain the process.
An application to designate the properties as historic landmarks and an application for historic
landmark overlay rezoning has been filed by the Friends of Historic Preservation. ,article E of
Chapter 8 of the Zoning Code (14-8E) sets forth the procedures for review of historic landmark
applications. In accordance with these provisions, the Historic Preservation Commission (HPC)
will hold a public hearing on the application on December 11, 2014. If HPC approves the
Proposed landmark designation, HPC's report and recommendation along with the application
for rezoning will be submitted to the Planning and Zoning Commission for review and
recommendation to the City Council. In addition, the proposal will be submitted to the state
historic preservation office (SHPO) for Its review and recommendations. Once the Council
receives the reports of HPC and P&Z it must hold a public hearing and then consider an
ordinance designating the properties as historic landmarks. The Council must receive
comments from SHPO before it approves, denies or modifies the proposed designation,
Pursuant to Section 414.5 of the State Code if the property owner files a protest with the City
Clerk objecting to the historic overlay rezoning, approval of the landmark designation will require
a super -majority vote of the Council (314 or 6 out of 7). Please keep In mind that as with any
rezoning, you should not reach a decision until after Council has held the public hearing, in
addition, if you choose to have discussions with Interested parties outside of the public meetings
you will be required to disclose those communications to enable the applicant and the property
owner to respond.
The property owner has applied for a demolition permit and can obtain the permit on December
10 after the 7 day posting period expires. Pursuant to Section 14-8D-6(H) of the City Code, the
setting of a public hearing suspends development activity that is inconsistent with the proposed
landmark designation, including demolition, for a period of 60 days. The suspension applies to
the issuance of a demolition permit or a permit that has been issued if °no substantial part" of
the demolition has begun. While the required public hearing in front of Council cannot be held
until Council receives the reports and recommendations of HPC and PSZ, the Council may, If it
chooses, set the public hearing before 4 receives the reports if it desires to prevent demolition
for a period of 60 days while the matter is being considered. As usual, the setting of t
hearing requires a simple majority. he public
Please give me a call if you have questions.
Cc: Tom Markus, City Manager
Marian Karr, City Clerk
Geoff Fruin, Assistant City Manager
Doug Boothroy, Director NDS
John Yapp, Coordinator of Development Services
THEO RESOURCES, LLC
December 5, 2014
Friends of Historic Preservation
Attii. Alicia Trimble
P.O. Box 2001
Iowa City, IA 52244
Dear Alicia:
There has been a lot of interest shown by Friends of Historic Preservation to the property
located at 608, 610 and 614 S. Dubuque Street in recent weeks. I am attempting to sell the real
estate because of health concerns over recent years which have been discussed at many
meetings. I have been surprised by the amount of interest in the buildings at 608, 610, and 614 S.
Dubuque Street and the amount of conflict that has resulted.
I want to try to make an offer to hopefully resolve the conflict.
As you know, I am of the opinion based upon the report of James Jacobs of VJ Engineering that
the buildings are in danger of collapse, masonry walls of the structures are beyond their useful
life, and are unstable and the structures pose a danger to the occupants and bystanders. I am
also of the opinion that the same condition would not stand the stress associated with jacking
and moving.
I, however, understand that you believe the condition of the structural integrity of 668, 610 and
614 S. Dubuque Street, Iowa City, Iowa differs from mine. If you feel strongly in that position, I
am willing to offer to donate the three buildings and $25,000 per building toward the cost of
moving each of the buildings. This offer would be contingent upon Friends of the Historic
Preservation making arrangements for the moving of the buildings within a mutually agreeable
time, obtaining appropriate insurance, releasing Theo Resources, LLC from any and all liability
and indemnifying Theo Resources, LLC from any and all liability in connection with the
buildings until they are relocated and which may arise in connection with the moving of the
building. This offer will be open for 30 days.
I would appreciate it if you would please review this letter and let me know if it can form the
basis of a resolution of the current conflict.
Sinc5p1377-
Theodore H. Pacha, Manager
Theo Resources, LLC
Copy to:
✓Iowa City Historical Preservation Commission
Iowa City City Council
PROTEST OF REZONLNG
TO; HONORABLE MAYOR AND CITY COUNCIL
IOWA CITY, IOWA
CITY OFIOYYR CITY
We, the undersigned, being the owners of property included in the proposed zoning change, or the owners of property
which is located within two hundred feet of the cxtcrior boundaries of the property £or which tile zoning change is
proposed, do hereby protest tliemozoningofthe followingproperty;and object to any landmark designation of the
following property:
The classification and/or rezoning of 608, 610, 614 S. Dubuque Street, Iowa City, Iowa as
historic landmarks and any designation of such properties or structures for historic or landmark
designations.
This protest is signed and acluiowledged with the intention that such rezoning shall not become effective except by the
favorable vote of at least thee -fourths of all the members of the council, all in accordance with Section 414.5 of the
Code of Iowa.
Property Address; 602, 604, 608, 61D 614 620 628 S. Dubuque Street
225, 22511 t. Prentiss Street, Iowa City, Iowa
Property OW11er(S); Theo Resources, LLC
BY
Theodore H. Pac a, Manager r,
By
7 Cn
INDIVIDUAL PROPERTY OWNER(S): = , ; e M
STATE OF IOWA )
JOHNSONCOUNTY) ss: 1`'
This instrument was acknowledged before me on _ December s, 2014 (Date) by
Theodore H. Pacha as Manager of Theo Resources, LLC (naine(s) of
individual property owner(s)).
AUTHORIZED REPRESENTATIVE SIGNING FOR PROPERTY OWNER(S):
STATE OF IOWA )
JOHNSON COUNTY) ss:
This instrument was acknowledged before me on (Date) by
(name(s) of person(s)) as (type of authority, such as officer, trustee) of
(name of property owner) .
Notary Public in and for the State of Iowa
Orig: Subd Folder 02/2013
Cc: CA — PCD - Council - Media Fild
Engineering— surveying
11/20/2014
VJ engineering
2570 holiday road, suite 10
Coralville, iowa 52241
Ph: (319) 338-4939 fax: (319) 338-9457
Structural Evaluation of 608, 610, and 614 S. Dubuque St. Iowa City, Iowa
The three buildings evaluated for structural adequacy were very similar in the following
components:
1. Wood framed first floor at Dubuque Street elevation
2. Walk out basement to East
3. Approximately 17' wide x 28' long inside dimensions.
4. Limestone rubble masonry below grade with 2 wythe brick masonry above grade.
5. Wood rafter framed pitched roofs with asphalt shingles.
All of the brick masonry walls are composed of soft brick with lime mortar. The brick and mortar
are extremely deteriorated. In most exterior locations the mortar is essentially powder and can.be easily
raked out. Many of the brick units are also deteriorated and have little strength. This deterioration is the
result of moisture intrusion and freeze -thaw cycles.
The limestone rubble masonry below grade also has extremely deteriorated mortar. It also appears
from soil probes near the east ends that the foundation walls do not extend to frost depth.
As a result of the deteriorated masonry the walls are experiencing differential settlement and
bowing/cracking. The differential settlement is the result of the mortar loss.and the fact that the east ends
of the structures do not bave frost protected footings. The bowing and bulging of the walls is the result of
dimensional changes of the brick as large amounts of water are absorbed and freeze -thaw action.
I have been asked whether moving the structures or repair of the structures is possible. The
structures are in danger of collapse as is and certainly could not stand the stresses associated with jacking
and moving. This would be extremely dangerous to attempt. Likewise repair of the walls is not possible
because of the extent of deterioration.
The masonry walls of structures are beyond their useful life and are unstable. The structures pose a
danger to occupants and bystanders. I would strongly recommend the buildings be vacated as soon as
possible and be razed.
�auurESS Irurq�i I hereby certify that this engineering document was prepared and the related engineering work
was erIfunucd by me or under my direct personal supervision and that I am a duly Licensed
j ••'• • • �� Zir
-Prl f ssiO aI Engineer der I curs Mahe Sta c ofIowa. j
z ; Li 8895ed �� �_
11 • ' Z = James C 7acob, P,E. License #08895 Date
James C. ; �` My lice se renewal date is Dccenibe 31, 2015
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'` • •' OWA ' NoPages or sheets covered by this seal:
VJ Engineering
STAFF REPORT
To: Planning and Zoning Commission Prepared by: Sarah Walz, Associate Planner
Item: REZ14-00010 Shire Lane Date: December 18, 2014
GENERAL INFORMATION:
Applicant: Steve Gordon
2871 Heinz Road
Iowa City, IA 52240
319-354-1961
sgordon(a2ammanagement. net
Owner: Paddock LLC
2871 Heinz Road, Suite g
Iowa City, Iowa 52240
Requested Action: Rezoning to amend a Medium Density Single -Family
Overlay Planned Development (OPD-RS12) Plan
for a portion of Lot 4 and 6 of Saddlebrook Addition
Part 2.
Purpose:
Location:
Size:
Existing Land Use and Zoning:
Surrounding Land Use and Zoning:
File Date:
45 Day Limitation Period:
SPECIAL INFORMATION:
Public Utilities:
To allow alternative ownership condominium for
property currently zoned for manufactured single-
family housing.
Shire Lane: South of Paddock Circle, west of Heinz
Road.
21.24 acres
Undeveloped (OPD-12)
North: Manufactured Housing (OPD-RS-12)
South: Wetland Conservation. Area (RR 1)
East: Undeveloped (OPD-RS12)
West: Undeveloped (RS-12)
November 19, 2014
January 3, 2015
Sanitary sewer and municipal water service are
available for this property.
Public Services: Garbage and recycling will be provided by a private
2
hauler. The nearest bus stop is at the intersection of
Highway 6 and Heinz Road where both Mall and
Lakeside Routes stop. This is approximately one
half mile from the proposed development.
Police and fire services to be provided by the City.
BACKGROUND INFORMATION:
The Saddlebrook property was annexed into Iowa City in 1994. The annexation and zoning were
subject to a Conditional Zoning Agreement (CZA) that required the developer to provide for
wetland protection and mitigation, construction of a trail network, dedication or payment of fees for
neighborhood open space, and reserved space for a potential school site. As a result,
approximately 200 acres located south of the subject property are set aside in a conservation
easement with a trail system that encircles the stormwater pond and wetland area.
The original zoning for the property was Factory -Built Housing Residential (RFBH)—a
designation that was discontinued when the City adopted its current zoning code in 2005. At the
time of the code update, all RFBH zones were re -designated High Density Single -Family (RS-12)
with a Planned Development Overlay (OPD).
The original plat for Saddlebrook consisted of 285 manufactured housing units with access from a
network of private drives connecting east to Heinz Road (a public street) and south to the future of
McCollister Boulevard, an arterial street that will eventually provide an east -west connection
across the entire South Planning District, linking up with Mormon Trek Boulevard west of the Iowa
River.
To date, 146 units of manufactured housing have been established in the area surrounding
Paddock Circle. To the east of the Paddock Circle, along Heinz Road, the original plan was
amended —changing 67 manufactured housing units to 80 dwelling units provided in a mix of
duplex and multi -family buildings, resulting in a net gain of 13 units. While these units are platted,
those south of Shetland Lane remain unconstructed. [See exhibit A.]
Current Proposal: The area included in this proposal was originally platted to include 73
manufactured housing units. The underlying zoning for the property allows for single-family,
duplex, and/or townhome development. However, the applicant does not believe there is a market
for this type of housing at this location at this time and is therefore proposing a change to the OPO
plan to allow alternative ownership-4 multi -family style buildings, providing 72 condominium
dwelling units.
At this time Heinz Road extends south from Highway 6 to Shetland Lane. The portion of Heinz
Road that extends south to the future location of McCollister Boulevard, is platted but not
constructed. Mustang Lane, which is platted as a private street, is also unconstructed. A small
portion of Shire Lane, another private street, extends south from Paddock Circle approximately
110 feet.
The extension of McCollister Boulevard remains unconstructed as most of the land along its
planned route west of the Sycamore Greenway is undeveloped and outside current city limits.
Until such time as Mustang Lane and the extension of i-Heinz Road are constructed, most traffic
from the proposed development would travel along the Shire Lane to Paddock Circle and
Paddock Boulevard (both private streets) to Heinz Road. Secondary access is provided from
Pinto Lane, west of the Paddock Circle. [See exhibits B and C.]
The applicant is proposing to construct Shire Lane, from Mustang south, as a 60-foot right-of-way
with 26-ft pavement width in compliance with public street standards. Shire Lane would extend to
3
the south edge of the proposed development. The applicant would complete the connection to the
future right-of-way lire at such time as the extension of McCollister Boulevard is funded. Mustang
Lane would be constructed and dedicated as a public street concurrent with the extension of
Heinz Road. Shire Lane would be maintained by the property owner until such time as it may be
connected with a public street —Mustang Lane or McCollister Boulevard, whichever is constructed
first.
ANALYSIS:
Current zoning: The current OPD/RS-12 plan for this property allows 73 manufactured housing
units to be located along a series of private streets extending from Paddock Circle. While Heinz
Road to the east is a public street, all other streets within the development are built or platted as
private streets and are not built to City standards.
Proposed zoning: The proposed OPD plan would allow alternative ownership/condominium. The
proposal does not increase the density of development allowed on the site. Rather, it would permit
72 units of housing to be provided in four mufti -family buildings to be located along along the west
side of an extension of Shire Lane. The applicant has indicated that the buildings would include 40
one- and 32 two -bedroom apartments.
The Plan Development Overlay Zone (OPD) is established to permit flexibility in the use
and design of structures and land in situations where conventional development may be
inappropriate and where modification to requirements of the underlying zone will not be
contrary to the intent and purpose of this Title, inconsistent with the Comprehensive Plan,
as amended, or harmful to the surrounding neighborhood. The applicant is requesting the
OPD approval for Alternative Ownership: "Condominium development where multiple
units are located on the same lot. Dwelling units are typically owned individually and the
structures, common areas, and facilities are owned by all dwelling unit owners on a
proportional, undivided basis."
General Planned Development Approval Criteria
Applications for Planned Developments are reviewed for compliance with the following standards
according to Article 14-3A of the Iowa City Zoning Ordinance.
1. The density or design of the Planned Development will be compatible with and/or
complementary to adjacent development in terms of land use, building mass and scale, relative
amount of open space, traffic circulation, and general layout.
Density: The existing RS-12 zone is intended to provide for the development of single-family
dwellings, duplexes, and attached single-family housing units at higher density than in other
single-family zones. Because this zone represents a relatively high density for single-family
development, the zoning code indicates that "dwellings should be in close proximity to all City
services and facilities, especially parks, schools, and recreational facilities, and that special
attention should be given to site design to ensure the development of quality neighborhoods."
The proposed development would result in 72 one- and two -bedroom condominiums housed
in 4 multi family buildings. The overall density of development would be 3.7 units per acre.
This is similar to the density found in the single-family neighborhood within one quarter mile
of Grant Wood Elementary.
Building Mass and Scale: All buildings are two-story and units feature patios at ground level
and balconies on second floor units. The 16-plex is 138' x 70' and the 20-plex is 151'-4" x
70'.
4
Elevations are complementary to single-family structures in adjacent neighborhoods to the
northwest. The design mimics a townhouse form with variation in fa4ade and roofline breaking
the facades of the buildings into smaller modules and the placement and size of windows and
doors is similar in style to single-family architecture. The applicant has indicated materials on
the elevations: vinyl siding and brick veneer masonry. Given the location of the site within the
South District, in an area that already has a significant supply multi -family housing, staff has
recommended that the buildings be constructed of higher quality materials— cement board
siding rather than vinyl. Staff discussed this recommendation with the applicant.
Traffic circulation: The proposed plan includes the construction of Shire Lane to public street
standards (60-foot ROW with 26-foot pavement width). Until such time as Mustang Lane and
Heinz Road are constructed, residents of the development would travel north along Shire Lane
to Paddock Circle (a private street) that connects with Pinto Lane (a public street) to the west
or to Paddock Boulevard (another private street), which connects to Heinz Road.
It is unusual for the City to consider development of property that is not served by or directly
connected to the public street network. Staff believes it may be in the public i, terest to do so in
this case as the end result would extend the public street system and services beyond what
would be required or possible if the property were to be developed as manufactured housing.
However, staff recommends that at such time as any additional development is undertaken
east of Shire Lane, south of the proposed Mustang Lane location, the developer should be
required to complete the Heinz Road extension as well as the Mustang Lane connection to
Shire Lane. Mustang Lane would be re -platted as a 60-foot ROW with 26-foot paved streets as
required in the City's subdivision standards. [See Traffic Implications on page 7.]
Staff recommends that the owner would maintain Shire Lane until Heinz Road and Mustang
Lane are constructed, at which time all three streets will be dedicated as public rights -of -way.
City engineers will need to approve construction drawings for Mustang and Shire Lanes.
Before an occupancy permit is issued for the proposed multi -family buildings, the engineers
must inspect and approve the constructed Shire Lane. Before accepting the dedication of Shire
Lane, City engineers must inspect the road and the owner must make any repairs deemed
necessary. A five-year maintenance bond will not be required for Shire Lane at the time of
dedication.
General layout: The Multi -family Design Standards in the Zoning Code require buildings to be
oriented toward a public street, private street, or interior courtyard. The applicant has
proposed 4 multi -family buildings —three are arranged around a courtyard that opens onto
the public street; the fourth building faces onto the future extension of McCollister Boulevard.
The proposed parking areas are shown divided into smaller, connected lots in order to slow
traffic, maintain pedestrian safety, and reduce the visual impact of large parking areas. The
minimum parking requirement is 104 spaces; the applicant is proposing 144 spaces to allow
more than one space for it's one -bedroom units.
Staff has recommended and the applicant has agreed to provide half of the required parking
spaces (52 spaces) in garages. A row of garages are placed along the north side of the
property to screen the parking area from neighboring single-family uses, and in other areas
where garages will not block views of the open space from the central multi -family building.
Most higher quality multi -family buildings include covered parking of some sort, and garages
are an amenity that tends to preserve the value of rental properties.
The proposed development preserves an area of open space between the development and
5
the stormwater pond to the west in addition to open space located along Paddock Circle. The
open space would be owned and maintained by the proposed condominium development;
the stormwater detention pond and surrounding trail is owned and maintained by the entire
Saddlebrook homeowners association. The applicant proposes to create new trail
connections linking the proposed development with the larger trail system. The site plan
shows open areas as a combination of mowed turf along trails and rights -of -way and prairie
in the central open space. The applicant has provided a management plan for how these
areas would be maintained.
2. The development wiff not overburden existing streets and utilities.
The 72 units proposed do not exceed the density that would be allowed under the current
OPD plan. By limiting the units to 40 one -bedroom and 32 two -bedroom apartments, it is
likely that this development will have a lower occupancy and lighter impact in terms of traffic
than would 73 units of manufactured housing allowed under the current OPD plan.
For the foreseeable future, the development will circulate through private streets to access
Public roads. However, if approved :^.ith condlticns for Shire Lane and Mustang Lane to be
built to current city subdivision standards and eventual dedication as public streets, the
overall circulation for the Saddlebrook development will improve over time.
The trails and sidewalks within the development are viewed as positive for pedestrian
circulation within the development. The open space and trail extensions will help integrate
the proposed units with the larger Saddlebrook neighborhood. Connections to sidewalks from
the street -facing sides of buildings are shown.
3. The development will not adversely affect views, light and air, property values and privacy of
neighboring properties any more that would a conventional development.
The proposed layout provides a large area of green space and separation between the single-
family manufactured housing units and the proposed multi -family buildings. Garages along the
north edge of the parking area will screen views of the parking and its associated noise and
light glare from single-family homes to the north. By preserving open space along Paddock
Circle and east of the stormwater pond, the development preserves views, light, air, and
privacy for the manufactured housing units to the north.
4. The combination of land uses and building types and any variation from the underlying zoning
requirements from City Street Standards will be in the public interest, in harmony with the purpose
of this Title, and with other building regulations of the City.
Since the mortgage crisis of 2008, financing for manufactured homes on leased lots has
become unaffordable as most banks require these mortgages to carry a higher interest rate.
Staff recognizes that the expansion of the manufactured housing park is not prudent in the
foreseeable future and it may be some time before the manufactured housing market recovers.
Therefore it seems reasonable to contemplate another form of housing in this area to
contribute to the overall health of the neighborhood. The questions are: how much multi -family
development is appropriate in this area? and is the timing right?
Were McCollister Boulevard already in place, there would be a clearer argument for the
proposed multi -family in this location, due to its direct adjacency to an arterial street and open
space and its proximity to a major employment area —the industrial zone north of Highway 6.
For time being however, the arterial street is not constructed nor funded.
The development proposed in this application requires variations to allow multi -family buildings
in a single-family zone. The City has approved other OPD plans where multi -family buildings
were used to cluster development away from sensitive areas or to create large areas of public
open space or other amenities. The proposed multi -family structures cluster development
away from the pond, preserving a large area of open space for the benefit of the entire
Saddlebrook neighborhood.
The applicant is not seeking any variation from the street standards and, if staffs
recommendations regarding construction and dedication of the Heinz Road and Mustang and
Shire Lane become a condition of the rezoning, development will eventually result in a better
street network that benefits the entire neighborhood and create opportunity for better provision
of public services within this portion Saddlebrook.
Comprehensive Plan: This property is located in the South Planning District. The future land
use map shows the property as small lot single-family and duplex development. The existing
South District plan includes the following statements regarding multi -family housing:
"Locate low to medium density multi -family housing in the farm of townhouses and small
apartment buildings at the edges of the neighborhood along arterial streets and near the
neighborhood commercial center, trails, major open space areas, and institutional uses,
such as a school or religious institutions. Limit the size of individual parcels zoned for
such development, so that the scale of buildings is compatible with surrounding uses
and the traffic generated from such development is adequately accommodated."
"Ensure a variety of housing stock and provide controls on scale and density by
providing small multi -family lots of approximately 12,000 to 16,000 square feet for low
density multi -family housing at the intersection of collector and arterial streets. Lots of
this size will assure that the resulting apartment buildings will be no more than four to six
units per building so that there are no more than 24 units at any one intersection."
The concentration of multi -family housing, especially in areas along Highway 6, continues to be
issue of concern in South Iowa City. In part, this is due to poor management associated with
some developments, such as Dolphin Pointe Enclave. However, another issue associated with
large apartment complexes is that they are disconnected from the street network and lack
integration with the surrounding neighborhood. Due to the area of land they occupy large multi-
family developments sometimes create impediments for the surrounding neighborhood, blocking
street connections and pedestrian access, many mufti -family developments throughout Iowa
City lack usable open or recreational space. In other cases, open space within developments is
secluded or hidden from view such that they can become a public safety concern.
The design of this proposed development preserves a large area of private open space to the
north and west of the apartment buildings. These areas are open and visible to the adjacent
single-family neighborhood along Paddock Circle and served by a network of trails. In addition,
the proposal includes an area for active recreation (a playground and gazebo picnic area) in the
front courtyard between the buildings —this area opens onto Shire Lane.
The property is directly adjacent to the future extension route of McCollister Boulevard, a major
arterial street that will provide a much needed east -west connection across the South Planning
District. However, at this time the extension of McCollister Boulevard remains an unfunded
capital improvement. Given that land east of the Greenway is undeveloped and still outside city
limits, the timing of the extension cannot be accurately predicted. !Until construction of the
McCollister extension, the proposed development must rely on private streets connecting to
Heinz Road to access Highway 6 and Pinto Lane.
Compatibility with neighborhood:
Along the north end of the neighborhood, where Heinz Road intersects with Highway 6, there
are approximately 275 dwelling units provided in 22 multi -family buildings. The neighborhood
transitions toward lower density housing with 26 townhome units and 2 fourplex buildings. Areas
further to the south are platted to include 30 duplex units, and 8 more townhouse units. The
area served by Paddock Circle includes 146 single-family manufactured homes. There is a
diversity of housing in this neighborhood.
If approved, the plan would require that both Mustang and Shire Lane be built to City street
standards. This provides opportunity for City services —garbage and recycling collection (for
duplexes) as well as transit, snow removal, etc. —and for extending the street network further
into the neighborhood. This may be useful when McCollister Road is constructed as it will
provide a second access point that may be attractive for residents along Paddock Circle,
diverting some traffic from Heinz Road.
Environmentally Sensitive Areas andloi
Saddlebrook property was annexed and re2
of wetlands in the area south of the futl
currently under consideration does not have
Sustainability: As noted above, at the time the
)ned, the developer set aside more than 200 acres
-e McCollister Boulevard extension. The property
any environmentally sensitive areas.
Traffic implications: Staff estimates that the proposed conomindium development could
generate in excess of 900 trips per day. This exceeds the 500 vehicle per day allowance for a
single means of access for a local street and triggers the requirement for a secondary access
[15-3-2:A1 of the City Code], The Saddlebrook neighborhood relies on Heinz Road for its
principal access with secondary access to Pinto Lane at the west end of Paddock Circle (a
private street). Currently, Heinz Road is the only public street within the neighborhood. City
Code [15-3-2:12j notes that in multi -family areas, requests for private streets can only be made if
connectivity to adjacent properties is not necessary — this is not the case as Shire Lane and
Mustang Lane would clearly connect to adjacent properties.
Improving neighborhood connectivity is a priority for the South Planning District. While Shire
Lane will eventually connect to Heinz Road (via Mustang Lane), and to a future extension of
McCollister Boulevard at its south terminus, neither of these roads is constructed and
McCollister is not yet contemplated in the City's Capita! Improvements Plan. While the location
of the new elementary school on South Sycamore Street will likely spur residential development
in the South District, it is unknown when the McCollister extension will be constructed.
It is the applicant's desire to proceed with development in advance of the McCollister extension.
Staff's recommendation that Mustang Lane be constructed as a public street and that no
additional development be allowed until such time as Heinz Road and Mustang are completed,
is intended to encourage the extension of public streets in an orderly fashion and to provide
opportunity for improved services and eventually improved connectivity.
Duplexes that were previously platted along the east side of Shire Lane, south of Mustang Lane,
as part of an earlier subdivision would have only been developed with the extension of Heinz
Road as a public street. Therefore, staff believes it is appropriate for any additional development
on the east side of Shire Lane to proceed only when Heinz Road is extended, rather than
routing more traffic through Paddock Circle.
The applicant is proposing to construct Shire Lane to the second (southernmost) entry point of
the parking area. The Subdivision regulations indicate that "All streets, sidewalks, and trails
should connect to other streets, sidewalks, and trails within the development, and to the
property line to provide for their extension to adjacent properties." Staff therefore recommends
that Shire Lane be extended to the south property line with a temporary turnaround.
SUMMARY: The proposed development is a complicated one to consider, given the existing and
platted street network in this area and the Comprehensive Plan's stated limits on multi -family
construction. However, because the market for manufactured housing is in question, the
expansion of the previously approved manufactured housing is no longer viable in the foreseeable
future. Therefore Staff believes it is appropriate to contemplate another housing arrangement on
this property.
The current proposal for condominium development does not exceed the density of the previously
approved manufactured housing park. Because the condominium units would be limited to 1- and
2- bedrooms, it is quite likely that that the intensity of the development (in terms of occupants and
vehicle traffic) will be less than if the property were developed with manufactured housing.
Staff believes the layout of the proposed development, with its ready access to trails and open
space and amenities such as trail connections, landscaping, and the playground and gazebo in
the courtyard, will help integrate the development with the surrounding neighborhood. The quality
of the buildings themselves, including the provision of parking garages, will enable the units to
attract more long-term residents and sustain its value over time. Staff believes the use of cement
board siding, rather than vinyl, will enhance the quality buildings.
Staff believes that extending the network of public streets (Shire and Mustang Lanes), which
would not occur under the current zoning, and allowing no additional development until Mustang
Lane and Heinz are constructed will benefit the larger Saddlebrook neighborhood by diverting new
traffic onto public streets rather than routing vehicles through Paddock Circle. Though it is
unknown when the construction of McCollister Boulevard will occur, the extension of public streets
within the Saddlebrook development will increase opportunity for transit and other City services.
STAFF RECOMMENDATION: Staff recommends approval of REZ14-00010, an amendment to
the OPD-RS12 development plan to allow the establishment of 72 units of housing under
alternative ownership/condominium on property located south of Paddock Circle and west of
Heinz Road subject to the following conditions:
1. Any development shall be in substantial compliance with the site plan and elevations
submitted Onduding the use of masonry and cement board siding) and shall be limited to one -
and two -bedroom units as proposed by the applicant;
2. Prior to issuance of a building permit for any of the 72 units, the following must occur:
a. The Subdivider's Agreement for Part Two of Saddlebrook must be amended to require
Mustang Lane west of Heinz Road and the extension of Heinz Road to Mustang Lane to
be built and dedicated as a public improvement prior to any development east of Shire
Lane;
b. Shire Lane and Mustang Lane shall be platted as public streets;
c. The applicant will provide a statement from his engineer indicating that the stormwater
detention pond is adequate to handle the proposed development and that all necessary
modifications due to the extension of McCollister Boulevard can be constructed on site.
3. Prior to the issuance of an occupancy permit for any of the 72 units, Shire Lane shall be
extended to the McCollister Blvd. right-of-way with a temporary turnaround constructed at
the south end of Shire Lane. The cost of removing the temporary turn -around improvement
shall be deposited in an escrow account to ensure that it is removed when McCollister
Boulevard is extended;
8. The City will accept dedication of Shire Lane as a public improvement concurrent with the
dedication of Heinz Road and Mustang Lane. Prior to dedication, Shire will be inspected by
the Public Works Department. Any repairs deemed necessary must be made by the
developer before the City will except dedication; and
8. The applicant will receive written notice from the City at the time funding for the extension
0
of McCollister Boulevard is approved and will have 6 months from that date to make all
necessary modifications to the stormwater detention pond. A letter of credit will be required
to back up the applicant's guarantee.
ATTACHMENTS:
1 _ Exhibits A,B, and C
2. Zoning location Map
& Aerial Photograph
4. Site Plan
5. Elevations
6. Management Plan
7. Application materials
Approved by: / , k X f
John Yapp, Development Services Coordinator,
Department of Neighborhood and Development Services
ppdadmMsff mpldooumenQ
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EXHIBIT B: Street connections, existing and planned.
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TYPICAL MATERIALS TYPICAL LONG ELEVATION
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Q PREMIUM VINYL SIDING, MASTIC CAAVEDWOOD 44, 4° WOODGRAIN - MONTANA SUEDE
n/ PREMIUM VINYL SIDING, MASTIC CARVEDWOOD 44, 4" WOODGRAIN - SANDTONE
V PREMIUM PVC TRIMBOARO, CERTAINIEED OR SIMILAR, 12° BAND BOARD - WHITE
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Lawn
Installation
Install lawn per guidelines found at:
http://www.un itedseeds. co m/Su per%20Tu rf%2011%20LS%20U n ited%20Tech-14-1. pdf
Year One Management
During the first season of turf establishment, weed control will be best achieved by mowing. Herbicide
for weed control cannot be applied until the turf has filled in and is growing vigorously.
After Year one
Mow grass as needed, cutting grass blades to a three (3) inch height. Maintain lawn higher during
summer heat to minimize drought stress, especially in unirrigated areas.
After turf is established, fertilize two (2) times per year, once in the spring and once in the fall with
applications of herbicides to prevent crabgrass.
No- Mow
Installation
Install low mow grass using guidelines found at:
http://www.unitedseeds.com/Low%20Grow%20Grass%20Mix%20United%20Tech-14: p
Year One Manogement
The native grass seeds will germinate over a two (2) year period. An annual cover crop is added to the
seed mixture to protect the area while permanent grass species emerge. During the first growing
season, this fast growing, short-lived cover crop will provide instant impact to the landscape and
outgrow and prevent many weeds from becoming established. Seedlings will replace the cover crop as
it dies off.
After Year One
Once established, grass is to be cut two (2) times each year so that grass blade length is kept below ten
(10) inch height. Maintain that grass blades are not cut by more than 1/3 to prevent potentially
permanent damage to the plants.
Prairie
lnttaila[jon
Install prairie using guidelines found at:
http://www. u n itedseeds.co m/Native%20 Pra i riegrass % 20U n ited%20Tech-14. pdf
Year One Manaaement
Native grasses will germinate over a two (2) year period. An annual cover crop is recommended to be
added to the seed mixture to protect the area while permanent grass species emerge. This fast growing,
short-lived cover crop will provide instant impact to the landscape and outgrow and prevent many
weeds from becoming established. Seedlings will replace the cover crop as it dies off.
First year mowing maintenance — Mowing of the prairie shall occur at a frequency to prevent weeds
from setting seed and with a mowing height (no less than six (6) inches) adjusted to maximize weed
control and minimize damage to seeded species.
Second year mowing maintenance of prairie shall be similar to the first except at no less than ten (10)
inches mowing height to allow newly established prairie species to grow and thrive while controlling
unwanted weed species from setting seed.
Re -seed if there are any bare areas on the site, or where plants need to be replaced.
After Year One
Herbicides can be used to spot treat weeds at this time. Watering is only necessary during times of
drought. Burning can occur once every three (3) to five (s) years. Prairie burning contributes to weed
control by removing unwanted woody vegetation. Refer to burning strategies in place elsewhere on the
site.
The Overlook at Saddlehrook Amended Site Plan Proposal
Reason we are requesting a Modification to our Approved Planned Development Plan
The Underlying Zone does not allow multi -family
The property is currently zoned Planned Development Overlay Zone (OPD) RS-12 and is approved for a 73 lot
manufactured housing park. This zoning was applied by the city to this parcel to meet the requirements of the
new zoning code adopted in 2005. The previous zoning was Residential Factory Built Housing (RFBH).
A Planned Development Overlay is appropriate if it falls into one of 6 categories, number 6 being Alternative
Ownership, further described as a Manufactured Housing Park or a Condominium Development. We are
requesting to amend our approved site plan from one type of Alternative Ownership, Manufactured Housing
Park, to the other, Condominium.
The underlying zone, RS-12, does not allow multi -family uses nor manufactured housing parks. Both uses are
covered by the Planned Development Overlay Zone. Specifically in regards to mufti -family uses the OPD code
states:
Land Uses Allowed: A mixture of land uses are allowed in planned developments that might
not otherwise be allowed with the underlying zoning. Land uses proposed must meet all of the
dimensional and site development standards of the underlying base zone, unless a modification
is specifically approved during the planned development process. The following provisions
provide standards for uses that might not otherwise be allowed in the underlying zone:
1. Uses Allowed On Properties Zoned Residential: A mixture of housing types, including
single-family, two-family, and multi -family dwellings, is encouraged in all residentially
zoned planned developments. To help assure that the various building types are
compatible with one another, similar architectural elements, scale, massing, and materials
should be used and the following standards must be followed: (Ord. 05-4186, 12-15-2005)
(emphasis supplied)
2. Multi -Family And Group Living Uses: If multi -family or group living uses are proposed,
they must comply with the multi -family site development standards set forth in chgter 2,
article B, "Multi -Family Residential Zones", of this title. When located adjacent to single-
family and duplex structures, multi -family buildings should be of a scale, massing and
architectural style that is compatible with adjacent lower density residential development.
(Ord. 09-4366, 12-1-2009)
We are not requesting to change the zoning of the property. It is currently zoned OPD RS-12 and will continue
to be zoned OPD RS-12. Multi -family dwellings are specifically contemplated by the OPD ordinance. We are
simply looking to improve on the currently approved land use from a manufactured housing park to a low
density multi -family use. There are many reasons this request will improve and enhance this area for the existing
residents of Saddlebrook, the City of Iowa City and the community as a whole which are all outlined in our
detailed Amended Site Plan Proposal. We are not looking to create a new zoning and land use on a vacant
parcel, rather we are looking to improve an existing approved land use and site plan in an established
neighborhood.
The Overlook at Saddlebrook Amended Site Plan Proposal
Statement of Why a Site Plan Amendment is Warranted. A Brief Look Back
History of Saddlebrook: The Early Years
The planning for Saddlebrook began in 1991 when 420 acres of undeveloped land situated on the Southeast border of
Iowa City came under common ownership. Over the next 3 years the owners worked closely with the city on the size of
the annexation, wetland mitigation, concept zoning issues and infrastructure challenges until the annexation was
completed in 1994. During the process, the owners agreed to annex the entire parcel making the current sanitary sewer
treatment site contiguous with the City limits and ultimately allowing the facility to be annexed and built. Over the next
couple of years zoning was established, site plans were created and Saddlebrook Addition Part 1 was approved in October
of 1996.
The Saddlebrook developers have often through the years demonstrated an acceptance and willingness to consider
reasonable suggestions, additions and/or changes to the development plan in order to improve the greater Iowa City
environment. In addition to agreeing to annex the entire 420 acres to facilitate the waste water treatment plant, discussion
regarding wetlands became a big part of the process resulting in approximately 200 acres being set aside in a conservation
easement for the establishment of wetlands and open space for all future generations to enjoy. In 1999 the city purchased
68 acres from the developer that is currently used for the South Sycamore Regional Storm Water Management Facility.
Saddlebrook reserved for the Iowa City School District a large tract of development property for 15 years in the event
Iowa City wanted to expand the school system into the SE side of town. Ahnost 20 years have passed since Saddlebrook
established a right of way for the construction of McCollister Blvd, which we all trust will become reality one day! In
part due to the delay of McCollister Blvd, and to allow for the orderly expansion of the project, Saddlebrook agreed to add
a secondary access to the property which was completed in 2011.
Continued Growth
In February 2001 Saddlebrook Addition Part 2 was final platted to complete the initial master plan for Saddlebrook. Parts
1 and 2 encompassed a total of 100 acres. Part 2 was a total of 78 acres zoned residential factory built housing (RFBH)
and designed as a manufactured housing park. In 2005 the RFBH zone was changed to a Planned Development Overlay
Zone (OPD RS-12) to accommodate the new city zoning code.
Vision
The original and underlying concept for Saddlebrook was, and continues to be, Community, Value and Lifestyle. Since
the first home was built in 1997, Saddlebrook has become the home to over 500 families. Saddlebrook offers various
types, styles and sizes of homes while providing country club style amenities at an affordable price. Residents enjoy a
clubhouse, library, business center, fitness room, ponds, trails and hundreds of acres of open space all beautifully
landscaped and maintained. All of the homes within Saddlebrook are quality constructed, well maintained and offered at
pricing to meet the workforce housing needs of Iowa City residents.
Evolution
Saddlebrook has evolved over the years to meet the demand of the ever changing housing needs of those that choose to
work and live in Iowa City. We have redesigned some of the original RFBH zoned areas to accommodate luxury
townhomes and condominiums, attached single family housing and a small commercial office center to serve the needs of
the Community. We are pleased that over 500 families, several small local businesses and a place of worship have chosen
Saddlebrook as home, an obvious statement of approval from the public for the Saddlebrook plan. With the recent
completion of secondary access into the development; the next phase of planning has begun.
Housing needs and choices have changed dramatically in Iowa City over the last 20 years. Saddlebrook must meet those
needs and choices while keeping with the original development concept. Therefore, we are proposing a change to the
original Part 2 Site Plan which will be an exciting and beneficial improvement for 21 acres on the Southern edge of the
current development.
Proposed Site Plan Summary
Saddlebrook Addition Part 2 Original Site Plan
Zoning: RFBH, Residential Factory Built Housing
Max Density Allowed: Approximately 9 units per acre. Note: The Saddlebrook Addition Part 2 manufactured home site
area could have been platted for approximately 702 lots on about 78 acres. Developers chose to
build larger lots to meet the housing demands of that time and designed 285 lots, of which 146
have been developed.
The Overlook at Saddlebrook, Proposed Site Plan
Acres: 21.24 acres of the original 78 acres of Saddlebrook Part 2
Current Zoning: OPD RS-12
Current Site Plan: 73 land lease manufactured home sites
Proposed Site Plan: 72 garden style multi -family condominium units
Max Density Allowed: 13 units per acre
Density: Less than 4 units per acre
Why a Site Plan Amendment is Warranted. Looking Forward
The approved site plan for the southern portion of Saddlebrook Addition Part 2 is not viable in today's market
Financing for homeowners looking to purchase a home on leased lots is largely unavailable and unaffordable.
Lenders require large down payments, with non-competitive high interest rates, without traditional long term
fixed rate mortgage financing. Manufactured home ownership is therefore not competitive within the
Saddlebrook concept and for those looking for affordable housing options. Our Site Plan Amendment will
mitigate that circumstance and again provide affordable housing options with value.
❑ There is an abundant supply of residential for sale lots, developed and undeveloped, available in Iowa City.
According to a recent market analysis by Cook Appraisal, LLC there is an adequate supply of single family lots
available for sale and there are hundreds of more lots platted but not yet developed and hundreds of acres zoned
but not yet platted for single family development.
C :.'c are considering smaller single wide manufactured homes for rent on the approved land lease lots. We have
also considered selling the platted lots to a developer who specializes in rental manufactured homes. However, we
feel there is a better use for the property that will enhance all of the Saddlebrook Community along with the
greater Iowa City/Johnson County community. As mentioned earlier, at the request of the City and to further
expand the Saddlebrook community, the developers recently added a second access to the development which
will facilitate this Plan Amendment and demonstrate our commitment to continue putting together a quality
community development encompassing affordability, value and diversity in its' housing products.
In today's housing market, quality, affordable, well planned, for rent housing is needed and in high demand
❑ According to the Census Bureau, homeownership is down from its peak in 2004/2005 from over 69% to less than
65% today. Consumer confidence in homeownership, tightened loan requirements for homebuyers, reduced job
opportunities and concern about the overall economy are all reasons for this downturn.
❑ According to the Census Bureau, nationwide single family housing starts are down over 60% from 2005 levels.
Based on building permits from Iowa City, single family and duplex housing starts peaked in 2003 at 223, were
down to 89 starts in 2011 and have not yet reached previous levels with 175 starts in 2013.
❑ According to a recently completed market analysis by Cook Appraisal, LLC the vacancy rate for apartments in
Iowa City is less than 3.00%, which is an indication of the undersupply of units available.
❑ Our current rental vacancy rate within the Saddlebrook Community has been under 2% for the past several years
and we currently have a waiting list for our units. Our tenants tell us that it is hard to find quality, affordable non -
student housing in Iowa City that offers amenity and flexible lease terms.
❑ 50% of the households in Iowa City earn under $50,000 and 24% are ages 21-34, two groups that have a
propensity to seek a quality affordable rental community.
All the pieces are present to continue growing the Saddlebrook Community
❑ Saddlebrook was originally annexed into the City of Iowa City in 1996. It contained 420 total acres and includes
nearly 200 acres of wetland preserve.
❑ Since the first home in Saddlebrook was built over 15 years ago we have developed and sold or rented 536 units,
including 94 rental apartment units and 442 single family, duplex and attached condo purchased units.
❑ All homes sold within the Saddlebrook Community were under $200,000 and a vast majority were under
$150,000. All rental apartments within Saddlebrook are affordable to those families making 60% of the area
median income.
❑ We have recently developed in the area 12 acres, containing 71 single family for sale lots, and have an additional
45 acres containing 183 units, platted but not yet developed, of single family and townhome lots.
❑ Saddlebrook has inventory land of 48 acres not yet platted and zoned RS-8 along with these 21 acres platted for
73 manufactured home lots and zoned OPDH-12.
❑ The Saddlebrook Community has approximately 200 acres set aside as a wetland preserve -along with multiple
acres of green space and amenities within the developed areas including a 4,000 sq. ft. Clubhouse.
❑ The overall current mix of units is 94 apartments, 442 sold units and 183 platted single family and townhome lots.
Adding 72 additional rental units to the Saddlebrook Community would produce a ratio of 21% rental apartments
and 79% sold units which is considerably less than the citywide average of approximately 50% of households
occupying rental units.
❑ We provide quality built, well managed, privately owned and financed affordable housing to many within the
Iowa City work force and their families.
❑ A I -person household in Iowa City earning 60% of the area median income and spending 30% of their income
can afford rent of $835 and a 2-person household in Iowa City at 60% of the area median income can afford rent
of $955.Our current 1-bedroom apartments range in rent from $605-735 and our 2-bedroom units rent for $820-
920.
❑ The tenants in 55 of our 60 units at the Mane Gate Apartments in Saddlebrook are either graduate students or
work in the Iowa City area. Over a third of our tenants have lived in their apartment home for more than a year,
showing an investment in the Saddlebrook Community.
❑ We feel the Saddlebrook Community must adjust the mix of housing types by adding more quality, attractive and
affordable rental housing.
❑ Residents interested in the Saddlebrook Community are asking for rental units as evidenced by our historic
occupancy and current waiting lists.
Benefits to the Iowa City Community
❑ Bring to the market much needed new rental units for working individuals and their families. There will be a
mixture of 1 and 2 bedroom units to provide for the needs of diverse family structures.
❑ Privately funded affordable rental workforce housing, defined as non -student housing, is a critical need as stated
in City Steps 2011-2015. Also stated in City Steps as a barrier to affordable rental workforce housing is the lack
of land zoned for multi -family units. This is an ideal opportunity to meet this critical need.
❑ Provide jobs and a boost to the local economy. According to the National Association of Home Builders model
estimate, this project will bring an immediate impact of $5,688,000 in local income, $595,440 in taxes and other
revenue for local governments and 88 jobs.
❑ Additionally, the ongoing annual impact of 72 occupied units, and the occupants paying taxes and otherwise
participating in the local economy year after year, is over $1,655,000 in local income, $284,400 in taxes and other
revenue for local governments and 23 local jobs.
❑ The project will add an estimated $5,000,000 to the city tax base and at current rates will pay approximately
$100,000 per year in property taxes.
Most new apartment projects in Iowa City are student focused. There have been few if any larger scale, high
quality with amenities work force rental housing projects built in Iowa City in many years. This is an opportunity
to meet this need.
❑ This is an infill project and will require no investment by the city. All public infrastructure is in place and to the
site.
Benefits of this site for multi -family housing
❑ Current underlying zoning is RS-12. Under this zone 255 attached units would be the allowed maximum density.
Our plan has a total of 72 units.
❑ The property is surrounded on 3 sides by several hundred acres of open space, ponds, wetlands and walking trails.
❑ The site is well buffered from the manufactured housing community to the north by additional green space and
landscaping features.
❑ The site is on the intersection of a planned arterial street and an extra wide collector street
❑ The site is in the SE part of Iowa City near the Industrial Park and an anticipated commercial growth area and
access to quality housing will be an integral part of the success of this area.
❑ This is an infill site with all city services in place and we are ready to develop a product that is needed and in
demand by the residents of Iowa City.
❑ The site is part of a community that already has many existing amenities in place, including a clubhouse, fitness
room, library, media center, fishing ponds, trails and 200+ acres of green space.
❑ The development will make living at Saddlebrook more affordable for the current residents in that it will reduce
their collective community assessment costs. In addition it will allow us to expand the current amenities available
and enhance the community living experience for all of the Saddlebrook residents.
In summary, we feet the aforementioned Site Plan Amendment will serve the Iowa City Community and the Saddlebrook
Community very well. It will provide needed housing diversity for the men, women and Families that work and live in
Iowa City, it will aid the business community in the recruitment and retainage of employees, it will enhance the housing
choices in the Saddlebrook Development and it is a perfect location with easy access yet surrounded by hundreds of acres
of nature. Financially it will provide many jobs to local workers, bring a $5,000,000+ impact to the local economy, and
increase the property taxes on the site by approximately $100,000 per year. This project as designed is a true win -win for
all involved and we trust the City agrees that this new land use is better for the community than the current 73
manufactured home sites. We hope that the City, after its review, will agree with the proposed Site Plan Amendment and
will allow us to start building multi -family units rather than the manufactured housing in 2015.
We appreciate your consideration.
STAFF REPORT
To: Planning and Zoning Commission
Item: SUB14-00022 Churchill Meadows
GENERAL INFORMATION:
Applicant:
Contact:
Requested Action:
Purpose:
Location:
Size:
Existing Land Use and Zoning:
Surrounding Land Use and Zoning
File Date:
45 Day Limitation Period:
BACKGROUND INFORMATION:
Prepared by: Robert Mik!o
Date: December 18, 2014
Build to Suit
PO Box 5462
Coralville, IA 52241
benl@buildtosuit.com
Ben Logsdon
benl@buildtosuitinc.com
319-512-5110
Preliminary plat approval
To allow residential development including single
family lots and multifamily buildings.
4701 Herbert Hoover Highway
39.6 acres
Pending rezoning to Low Density Single Family
Residential (RS-5) and Low Density Multifamily
Residential (RM-12)
North: Residential and agricultural — County
Residential (R)
South: St. Patrick Church and agricultural — RS-5
and County Residential (R)
East: Residential and agricultural -
CountyResidential (R)
West: Agricultural - County Residential (RMF)
November 13, 2014
December 27, 2014
The applicant, Build to Suit Inc., has requested approval of a preliminary plat of Churchill
Meadows, a 39.6 acre, 96-lot residential subdivision located south of Herbert Hoover Highway.
This property was annexed into Iowa City in June, 2014 and zoned Interim Development Single -
Family Residential (ID-RS). A rezoning to Low Density Single Family Residential (RS-5) for 32.34
acres and Low Density Multifamily (RM-12) for 7.26 acres is currently pending. it is anticipated
that the City Council will approve the final reading of the rezoning ordinance on December 16. The
rezoning is subject to a Conditional Zoning Agreement requiring:
A. The Owner shall be responsible for providing sanitary sewer and water service to this
property.
B. The Owner shall establish and construct a pedestrian access route to the city sidewalk
system upon the first phase of development.
C. Development of the RM-12 zoned property shall be in substantial compliance with the
concept plan showing townhouse style multi -family buildings with driveway access from a
rear lane.
D. Prior to issuance of a building permit for any development of the RM-12 zoned property,
Owner shall get approval of a development plan, including a landscaping plan, exterior
building designs, and site plan from the Design Review Committee to ensure
Comprehensive Plan policies regarding compatibility with lower density residential
properties and appropriate development appearance for an entranceway to the city.
The appiicant has chosen not to use the Good Neighbor Policy.
ANALYSIS:
Compliance with Comprehensive Plan and Zoning Code: The Comprehensive Plan and the
Northeast District Plan future land -use maps show the subject property appropriate for low -
density single-family residential development with the possibility of townhouses north of Saint
Patrick Church and townhouses and small apartment buildings adjacent to Herbert Hoover
Highway. Several of the neighborhood design policies discussed for Lindemann Hills on pages
20 to 24 of the Norheast District Plan apply to this property including:
Provide for a pattern of interconnect streets to allow for easier connections for pedestrians
and bicyclists, as well as cars, to parks and neighborhood commercial areas.
•Streets should enhance neighborhood quality. Alleys may be used to provide access and
parking while minimizing paving and extensive curb cuts in front of residences.
°Encourage housing diversity with townhouses and small apartment buildings being located
at major intersections, near commercial areas, and adjacent to parks and open space.
Apartment houses are intended to be small in scale and size, limited in number within any
single area of the neighborhood, and designed to fit in compatibly with nearby residences.
•Alleys for garage access will facilitate residences on small to medium-sized lots.
.Develop parks and neighborhood greens within three to four blocks of every residence.
These areas will help to add visual interest to the neighborhood and break up the street
pattern as well as provide accessible open space and play areas.
In staff's opinion the subdivision design is in compliance with the Comprehensive Plan and
zoning requirements. The preliminary plat shows a diversity of housing including single family
lots in a range of sizes, with the attached zero -lot line single family dwellings on lot 8 & 9, 40 to
44, 77 & 78 and 94 & 95. In addition to the zero -lot line dwellings, the zoning code allows either
single family or duplex structures on lots 79, 84 and 93. Lots 2 to 4 and 12 to 15 are narrower
and smaller single family lots with vehicular access from a rear lane (Section 14-2A-7 A. of the
zoning code provides a bonus in the RS-5 zone that allows lots with alley access to be as
narrow as 50 feet and as small as 6,000 square feet). Lots 1, 10 and 11 are designed for
townhouse style multi -family buildings in accordance with Conditional Zoning Agreement.
.C7
Compliance with Subdivision Code: To provide multiple travel routes within and between
neighborhoods the Subdivision Code requires that block faces along local and collector streets
should range between 300 and 600 feet. Longer block faces may be allowed in cases where
topography, water features, or existing development prevents shorter block lengths, although
mid -block pedestrian connections may be required. With the exception of the east side of
Thunder Gulch Road between lost 42 and 51, all block lengths are less than 600 feet and
length. This subdivision design provides for street connectivity with at least two streets
providing connections to the adjacent properties to the west, south and east. Two streets also
provide access to Herbert Hoover Highway. In the one location along Thunder Gulch Road,
where block length exceeds 600 feet, Outllot B provides for a pedestrian connection to the east
where the Northeast District concept plan shows the potential for a linear park along the stream
corridor. The area to the east also contains a stormwater management easement that
minimizes development potential if the a street were to be extended in this area. In staffs view
this complies with the exception for block length proved for in the Subdivision Code. Staff
would however recommend that Outlot B be labeled as "Reserved for future right-of-
way/access" in the event that is necessary to provide access to the park or the property to the
east.
Neighborhood Open Space: Outlots A and C will provide for a sizable amount of open space
(to be maintained by a homeowners association) in the center of the subdivision, with Outlot A
also serving as a stormwater management area. The Northeast District Plan shows a
greenway along the stream corridor located to the east of this property that is intended to serve
as public open space for the larger neighborhood. Therefore this design appears to comply
with the Northeast District Plan's policy regarding open space. A subdivision of this size
requires the dedication of 1.17 acres of neighborhood open space or fees in lieu of. The Parks
and Recreation Department has determined that given the quality of the Outlots A and C (much
of which is designated for stormwater management), fees are appropriate in lieu of
neighborhood open space dedication. The fee will be equivalent to the value of 1.17 acres of
property. This requirement will need to be addressed the legal papers for the final plat.
Traffic Implications: Herbert Hoover Highway serves as the arterial street connecting the
subject property with the rest of Iowa City to the west; it is currently is not built to city standards.
Although the pavement is in reasonable condition, there is no curb, gutter, storm sewers or
sidewalks. T he Subdivision Code gives the City the discretion to approve development on roads
that do not meet City standards, provided the developer contributes to the cost of improving the
street in the future. For arterial streets the fee is 12.5% of the cost for improving the street
based the City Engineers estimate. Payment of these fees and dedication of right-of-way will
need to a part of the developer's agreement at the time the property is final platted.
Environmentally Sensitive Areas: There is a drainage way in the center of the property with a
stand of trees; however there are no regulated slopes or other areas regulated by the Sensitive
Areas Ordinance. The preliminary plat shows much of the drainage way being set aside as
Outlots A and C for open space and stormwater management to be maintained by a
homeowners association.
Storm water management: As noted stormwater management facilities will be provided in Outlot
A. A revised plat and grading plan was received on December 12. The City Engineer has not
completed the review of the plat and may identify corrections that will be needed prior to approval.
Sanitary Sewer Service: The applicant proposes to provide sanitary sewer service by installing
a sanitary sewer line in the right-ef-way in Herbert Hoover Highway, and a lift station near the
southeast corner of the property to pump sewage to an existing gravity flow sewer line located
in Olde Towne Village approximately 2,500 feet to the west of this property. A water line would
also be installed in the County right-of-way. There is a possibility that in the future a gravity flow
sewer will be constructed across the Miller property located to the south east to connect to the
trunk located in Stonebridge Estates south of Lower West Branch Road. This would eliminate
the need for the lift station. The City Engineer is currently reviewing the location of the lift
station sewer lines in the southeast corner of the property, and anticipates completing the
review prior to the December 18 Planning and Zoning Commission meeting.
Infrastructure fees: In addition to fees for the future upgrade of Herbert Hoover Highway and
Neighborhood Open Space Fees, water main extension fees of $415 per acre will be required at
time of final plat approval.
STAFF RECOMMENDATION:
Staff recommends approval of SUB14-00022, a preliminary plat of Churchill Meadows, a 98-lot,
39.6-acre residential subdivision located at 4701 Herbert Hoover Highway subject to review and
approval by the City Engineer,
ATTACHMENT:
1. Location Map
2. Preliminary plat
Approved by: -7 "4 / ir-
John Yapp, Develo ment Services Coordinator
Department of Neighborhood and Development Services
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MINUTES PRELIMINARY
PLANNING AND ZONING COMMISSION
NOVEMBER 20, 2014 — 7:00 PM — FORMAL
EMMA J. HARVAT HALL, CITY HALL
MEMBERS PRESENT: Charlie Eastham, Ann Freerks Paula Swygard, Phoebe Martin,
Jodie Theobald. John Thomas
MEMBERS ABSENT: Carolyn Dyer
STAFF PRESENT: Sara Hektoen, Karen Howard, John Yapp, Sarah Walz
OTHERS PRESENT: Duane Musser, Ted Pacha, Mike Hodge, Jim Jacob, Wade
Squires, Kevin Digmann, Alicia Trimble, William Ingles, Lauren
Siebert, Pete Hartly, Nora Boerner, Nancy Carlson, Neill Sylvan,
Ginalie Swaim, Joseph Pettit, Matthew McCarnin, Neo McAdams,
Pam Michaud, Mary Bennett, Susan Holtman, Erin Fleck, Josh
Langseth, Jill Abruzzio, Matthew Biger, Al Rayman, Brennan Van
Aldrannah, Ricardo Rangel Jr., Andrea Truitt, Steve Gordon,
Sharon Sorenson, Alan Jones, Bob Barta, Melinda Ragona, Tom
Sorenson
RECOMMENDATIONS TO CITY COUNCIL:
The Commission voted 6-0 to recommend approval of ANN14-00002 and REZ14-00022,
annexation of approximately 1.1 acres and a rezoning from County Agricultural (A) zone to
Rural Residential (RR-1) zone for property located to the west of Slothower Road.
The Commission voted 5-1 to recommend approval of SUB14-00021 an application submitted
by MBHG Investment Co. for a Sensitive Areas Development Plan and Preliminary Plat for
Sycamore Woods, approximate 34.86-acre, 115-lot residential subdivision located west of
Whispering Meadows Subdivision, Parts 2 and 3, along extensions of Whispering Meadow and
Blazing Star Drives.
CALL TO ORDER:
Freerks called the meeting to order at 7:00 PM.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
There were none.
Annexation / Rezoning Item (ANN 1 4-00002/REZ1 4-00022)
Discussion of an application submitted by Slothower Farms LLC for annexation and rezoning
from County Agricultural (A) zone to Rural Residential (RR-1) zone for approximately 1.10 acres
of property located at 965 Slothower Avenue
Yapp presented the staff report. Slothower Farms, LLC has submitted an application for the
voluntary annexation of 1.1 acres located west of Slothower Road and south of Melrose
Avenue. The applicant has requested that the property be re -zoned from County Agricultural
(A) to Rural Residential (RR-1). This annexation is being requested to allow an approximately
Planning and Zoning Commission
November 20, 2014 - Formal
Page 2 of 26
3.1 acre portion of the Slothower Farm to be split from the larger property. The present
farmhouse is already located within the city limits. Miklo showed an aerial view of the location
showing the city boundaries and the farmhouse. The annexation would add about 1.1 acres to
the west of the house into the city limits. The city boundaries currently go through the middle of
the barn on the property. The annexation would allow the house and the barn to be on one
property and within one corporate entity, the City of Iowa City. Rural residential zoning is
proposed, it is an area that does not have City services in terms of utilities. The rural residential
zone is intended to provide a rural character for areas in the City that are not projected to have
utilities necessary for urban development. In Staff's analysis of this proposed annexation it does
not cause any burden on the City in terms of services. The property is within the long term
growth area of the City and the policy has been for voluntary annexations to recommend
approval if the properties are in the growth area. Annexation would allow the City to control any
future redevelopment.
Staff recommends approval of ANN14-00002 and REZ14-00022, annexation of approximately
1.1 acres and a rezoning from County Agricultural (A) zone to Rural Residential (RR-1)
zone for property located to the west of Slothower Road.
Eastham asked for clarification that this annexation would not have an effect upon any eventual
redevelopment of Hwy 965. Miklo confirmed that was correct and showed on the map where the
future Hwy 965 would run in relation to the applicant's property.
Freerks opened public hearing.
Duane Musser, MMS Consultants, representing the applicant was available for questions, the
Commission had none.
Eastham moved to approve of ANN14-00002 and REZ14-00022, annexation of
approximately 1.1 acres and a rezoning from County Agricultural (A) zone to Rural
Residential (RR-1) zone for property located to the west of Slothower Road.
Martin seconded the motion.
Freerks stated the proposal meets criteria for annexation and because currently one of the
structures on the property is split between City and County it appears to be a good solution.
Thomas stated he agreed with item 2 on the staff report in that the applicants hope that this will
result in the farm buildings being occupied and preserved. If the farmhouse were to stay on its
own parcel, it could be lost to eventual development, so this would be a good solution.
A vote was taken and the motion passed 6-0.
REZONING ITEM (REZ14-00019)
Discussion of an application submitted by Hodge Construction for a rezoning of approximately
2.3 acres of land in the 600 block of S. Dubuque Street and the 200 block of Prentiss Street from
Community Commercial (CC-2) zone and Intensive Commercial (CI-1) Zone to Riverfront
Crossings — Central Crossings (RFC-CX) zone.
Howard presented the staff report stating that Hodge Construction, requested deferral at the
November 6 meeting to allow additional time to develop conceptual plans regarding how they
would develop the property in a manner that is consistent with the goals of the Comprehensive
Planning and Zoning Commission
November 20, 2014 - Formal
Page 3 of 26
Plan, more specifically the Downtown and Riverfront Crossings Master Plan. Howard pointed out
that the Master Plan specifically calls out this block for special attention due to its location along
Ralston Creek and because of a unique cluster of mid-19th century cottages located along the
property's Dubuque Street frontage. Howard pointed out on the aerial map the location of the
property in relation to the Interstate Railroad and the old Depot. Howard indicated that the
applicant has submitted a concept plan for how the property would be redeveloped along the
Dubuque Street frontage, but decided not to submit a concept for the portion of the property
along Ralston Creek, because there is a business on that portion of the property that has a long-
term lease with an option for renewal, so redevelopment would not occur for some time. Staff
finds that because the Riverfront Crossing Form Based Code will require any redevelopment to
be designed with a "creek frontage," which means that buildings will have to be set back from the
creek 30 feet and oriented toward a trail that would parallel the creek according to the
"pedestrian street" standards in the code, that the goals of the Riverfront Crossings Plan would
be met without having to impose any conditions on the rezoning. So Staff feels there is enough in
the form -based code in this particular location to address the creek frontage in the future.
Howard stated the other unique feature of this block is the 191" century cottages located along
South Dubuque Street. The applicant has submitted a letter in response to the Commission's
request for a concept of how they would develop the property along Dubuque Street. The
applicant has submitted a letter that states that it is not feasible to preserve the cottages and
therefore they propose a method of documenting them prior to demolition. They have also
presented a brief statement regarding future development along the Creek and submitted
conceptual elevation drawings regarding how they might design a new building along Dubuque
Street once the existing buildings are demolished.
Staff recommends approval of REZ14-00019, a request to rezone approximately 2.3 acres of
property located with the 600 block of South Dubuque Street and the 200 block of Prentiss Street
from Community Commercial (CC-2) and Intensive Commercial (CI-1) to Riverfront Crossings
Central Crossings (RFC-CX), subject to a conditional zoning agreement that specifies that
if it has been determined by a structural engineer that the 19th century cottages located at
608,610,and 614 S. Dubuque Street are structurally unsound such that they cannot be
preserved on site or moved, that an acceptable method of historic recordation and
documentation of the cottages be conducted prior to demolition.
Eastham questioned if housing has issued rental permits for these cottages and Yapp replied
there is a rental permit for one of the buildings that has a residential unit in it, rental permits are
not issued for commercial businesses. Businesses are inspected for occupancy when they first
locate but not on a regular scheduled basis. Only if there were a building permit application
would they be inspected again.
Thomas asked if Staff knew when the last rental permit inspection had been done on the one
cottage, and Yapp stated he did not have the information readily available.
Eastham asked about a note in the Staff report regarding the University of Iowa completing a
historical survey of the area and the historical significance of the three cottages and wanted to
know if the survey has started. Howard replied no, as far as we are aware the University of Iowa
has not hired anyone to do the survey yet, but they have signed an agreement to survey the
entire area, most likely within the next year.
Planning and Zoning Commission
November 20, 2014 - Formal
Page 4 of 26
John Yapp shared that Staff did receive today (November 20) a structural analysis of the
cottages and shared that with Commission. Yapp stated the evaluation states the buildings are
unstable, and the City is obligated to follow up on the analysis and post notice if necessary if the
buildings are deemed unsafe regardless of what happens with this rezoning application.
Swygard asked if Staff would then follow up with their own inspection of the building then. Yapp
said that was undecided at this time, the structural analysis was done by a certified engineer so
it's premature to say if the City (Housing Inspection Staff) would also do their own analysis.
Hektoen stated if the cottages were determined to be a public nuisance notices would be posted
deeming the properties unstable, even if currently occupied to alert the public there may be a
potential health or safety concern.
Freerks opened public hearing.
Ted Pacha, 4848 480th Street SE, applicant and owner of the property spoke to the
Commission. He stated that due to his health issues he is reviewing his property holdings and
enlisted Hodge Group to look at the possibilities for this property and discuss rezoning it to
Riverfront Crossings. He discussed the structural engineer's report, he received a notice in July
2014 from the City to do a structural analysis of the buildings because one building had a large
crack down the back of the structure, which was then patched at that time and met City
inspections approval. This most recent structural analysis was done because he made the offer
last month to the City of Iowa City or the Friends of the Historical Society, to take the cottages
and perhaps move them to a park or wherever.
Mike Hodge, Hodge Construction, gave a short history of Hodge's involvement with historic
preservation. At the beginning of the discussions of this property with Ted Pacha and the City,
the preservation of the cottages was discussed. Just in walking around the buildings one can
see the structural issues and it is not feasible to build anything alongside or adjacent to those
cottages. Hodge showed examples of other building projects his company has worked on where
they were able to preserve historical buildings. Bass Nagel Bakery Building, located at 203
North Linn Street, built in the late 1800's, was restored early in the 2000's and was recently
placed on historic register. Next he showed the Berkley Building, located at 115 North Dubuque
Street, built by Albert Berkley in the late 1800's, restored by Hodge Construction in 2011. Next
he showed the Park House Hotel, located at 130 East Jefferson Street, built around 1850, Hodge
restored it in 1998. This particular project did have structural problems they worked through to
restore.
Jim Jacob, VG Engineering, was the engineer that conducted the most recent structural analysis
and has been practicing structural engineering in Iowa City for 40 years. Jacob spoke about the
Park House Hotel project in the 1990's, it had some severe structural problems in that the interior
floors are supported not only by the exterior masonry walls but added interior walls and columns
that supported the floor structures above. These column and beam lines, the footings were
settling due to some soil issues and undermining, so there were a lot internal structural issues.
The brick walls for the most part were in good shape, and they were able to put some floor ties to
provide stability. He stated that the issues at the Park House Hotel were local issues that could
be dealt with, at the Dubuque Street Cottages, there are more global issues. The cottages have
no internal support, the only basis of support for the cottages are the external masonry walls.
Planning and Zoning Commission
November 20, 2014 - Formal
Page 5 of 26
Hodge shared these examples with the Commission to show the commitment to preservation
when possible and that they went through feasibility studies on the Pacha property. After
reviewing the structural analysis report, Hodge feels the Commission will agree that the only
solution available is to raze the cottages, and after seeing the new concept for the property will
find it will be a great addition to the Riverfront Crossing area.
Jacob discussed his report with the Commission, sharing that the cottages all have wood frames
and floors, the outside walls are composed of limestone rubble masonry, below grade and two
wythes of brick masonry above grade. The brick masonry is tied together approximately every 8
rows of brick.
Jacob pointed out the defects of the property discovered during his inspection of the property on
November 17, 2014. He started by discussing the cottage occupied by the Martial Arts studio.
He showed an area on the north wall where there was once a window, but had since been
closed up, and the wall was collapsing where the window once was. He stated that there should
not be a void in that wall, the brick wall is intended to be tied together and he showed a photo of
a gap splitting the wall. Then, on the same structure, the south wall he showed the brick wall
pulling away causing the floor joist causing to pullout of its pocket. As some mechanical
equipment was put into this building, a couple of the floor joists were cut and are hanging. He
showed a perpendicular wall adjacent to the south wall that has caused the south wall to bow
outward. The crack extends down the wall. Jacob showed what a typical limestone rubble wall
should look like in comparison to the walls of the Martial Arts Building to show the deterioration of
the mortar that holds those walls together. He showed how the brick is sitting on the limestone
rubble and pointed out how the brick has deteriorated. As the brick and mortar deteriorates, it
collects on top of the limestone rubble. On the southwest corner of the Martial Arts building a
small crack was found and with the small bar Jacob uses to inspect the structure, and his fingers,
he was able to easily move the mortar and remove bricks with no effort. The mortar has
disintegrated to a powered state, and many of the bricks are disintegrating as well. He showed a
joint on the south wall, typical of similar joints in the structure, where he could insert his
inspection tool several inches. He found that some caulk was inserted into the joints at one time,
probably as an effort to keep moisture out, but moisture is still entering the masonry wall and as
that moisture enters the wall, the brick absorbs it like a sponge and as that happens the
dimensional growth of the masonry pushes on the bonded corners and that is what is causing
the wall to bulge outward. Additionally due to the freeze/thaw cycles the walls are not fit to
endure. There are many holes throughout the building where the brick is disintegrated, open
joints, and distress issues.
Freerks asked if there were working gutters on the building and Jacob stated yes, the gutters
were working.
Jacobs stated they did not excavate, however, they used a small probe into the soil and found no
frost protected walls alongside the back of the building. He encountered rubble at anywhere
from 12-16 inches. He showed the deterioration of the brick on the chimney, and loss of
foundation support on the northwest corner of the building.
Eastham asked if the photos showing the cracks were the basement walls, and Jacob stated no,
these were all above grade exterior walls.
Planning and Zoning Commission
November 20, 2014 - Formal
Page 6 of 26
Jacob then moved on in his report to the middle building that houses the antique shop. He
showed cracks at the front door, and said this building has many of the same structural problems
as the Martial Arts building with the joints, and the disintegration of the mortar and bricks. He
showed a photo of the south wall showing open joints and that he could rake out the mortar and
brick on that wall easily. He showed an actual brick to the Commission that he was able to
remove from the building to show its deterioration. Because all the mortar in the walls has turned
to powder, the bricks are basically now dry -stacked. Jacob showed a photo that showed the
electrical conduit in relation to the wall, which shows how the wall bows outward as the conduit
remains straight. Measuring from corner to corner, the wall bows about two inches. He pointed
out a crack in the north wall of the antique shop building, areas where brick repair or replacement
had been done in the past, and the damage done since those repairs. On the east wall there was
lots of cracking and open joints, and more deterioration of the brick and mortar. Jacob showed a
photo of the inside of the antique shop building, in a bathroom you could see the wall pulling
away from limestone rubble
Jacob moved on to discuss the bookstore building. There was a bow in the east wall. The bow
on the east wall shows deterioration of the mortar and brick, as well as seen on the north side of
the building. He showed a photo of a floor joist and you could see that the floor had been
damaged by insect damage in the past, and although it has been reinforced with additional
members, the floorjoist are extremely overloaded due to the extreme weight of the books. The
floor spans the entire width (17 ft.) of the building with no additional internal support. He showed
that the owner has installed 4x6 boards to attempt to hold the corners in place.
Wade Squires, Fusion Architects, spoke briefly about the proposed building design showing the
site plan. The proposed building is a single "C" shaped building with a first floor of mixed
occupancy, some retail some residential spaces, mimicking the existing long building that is on
the southwest side of the property. Because the building is quite large, they are trying to fit it
into the Iowa City aesthetic with the front facade have different setbacks, materials, and windows
to almost represent a townhouse type of feel, similar to what would be found in historic Chicago
or Washington D.C. These differences will help the large scale of the building be broken down
into a more pedestrian scale.
Kevin Digmann, Hodge Construction, discussed the economic impact of the project. He also
noted that this building would have one or two levels of underground parking which would require
intense earth work, and it was after looking at this project and the possibilities we feel the
cottages would never withstand the pounding and moving of the earth in the area, and would just
crumble from the impact. Regarding the economic impact of the building, the current assessed
value of the property is $1,000,085 for all the buildings, this new building would have an
assessed value of at least $10 million. This would then be a substantial tax gain. At this time it
is not decided how many of the units will be residential or commercial but no matter what the
ratio, it will still be a tax gain for the City. He also noted that the building would be a high quality
building where the residents were not likely to need a lot of City services.
Eastham stated the Commission received a lot of messages regarding this rezoning and the
historical value of the three cottages that currently hold small businesses. Eastham asked if the
current tenants of the cottages have been approached to have spaces in the new building.
Digmann replied that Pacha has been in touch with the tenants and would help the tenants look
for spaces during construction, but Hodge Group has not received any inquiries for possible
Planning and Zoning Commission
November 20, 2014 - Formal
Page 7 of 26
tenants. Digmann also noted, however, that the rents in the new building would likely be different
than what the businesses are paying now.
Alicia Trimble, 2232 California Avenue, Friends of Historic Preservation, thanked the
Commission for allowing the public to voice their concerns. 608 S. Dubuque, the cottage that
holds the bookstore, is also a rental property. As rental property, Ron Herman, rental inspector
with the City of Iowa City inspected that property. He did find a crack in the back wall, which
then required the owner to hire a structural engineer and to report to the City. Trimble stated that
one year ago, Mr. Herman went back out to the site and released the rental permit, meaning it
was safe to rent the property. Trimble proposed that the Commission request to look at that
inspection report conducted by Mr. Herman.
Freerks asked Hektoen to see if the Commission could view that report.
Trimble remarked that the comments of the structures being too unsound to have something built
around them, developers of adjacent buildings are always responsible for taking caution to
structures they are building around. An example would be with the Sheraton Hotel downtown
significant damage was done to Bushnell's next door (now Martini's). The property owners were
not responsible for paying for the damage, the developers for the Sheraton were. Trimble feels
the same should hold true for this property, if the developers cannot put in a parking garage or a
building next to the cottages then they should look for other options.
Trimble next wished to comment on the Staff recommendations. The job of the Commission is to
make sure project follow the policies of the Comprehensive Plan. It is stated in the
Comprehensive Plan that preservation of these structures (cottages) is a goal. It says nowhere
that moving these structures is a goal. Trimble requested that the Commission take some time
to walk around the Cottages and see the walkout lower levels in the back because they are built
into the side of a hill. Because of the walkouts, the structures are not moveable. Also, in terms of
preserving the history of these buildings, placement does matter, it is critical. One of the many
reasons Friends of Historic Preservation want to save these cottages is the relationship to the
history of the railroad in Iowa City. The cottages are on the block between Prentiss Street and
that historic rail line. The railroad was very important to Iowa City history. The railroad coming
through changed the whole dynamics of the city, the city's population boomed, travelers came
through, and a whole industry developed around the railroad. It would destroy the context of the
cottages to move them, and be the opposite of what the Comprehensive Plan calls for. The Plan
also does not state it is okay to destroy the cottages if you document them. Trimble believes
there is a critical threshold here, there is not much of the historical Near Southside left, and the
Comprehensive Plan only calls out two other buildings in the immediate area, Sabin (which is
lost, it will be taken down) and Tate Arms (which is being saved by other developers by using the
transfer of development rights available in the form -based code). In exchange for saving Tate
Arms, the developer is receiving density and parking bonuses.
Trimble discussed the proposed zoning that would allow for four stories however an additional
four stories could be granted if these cottages are preserved and she hopes the City will strongly
consider that. In closing she stated the cottages are the story of Iowa City, the gateway to the
west. Trimble stated that the cottages have been ignored for too long, they are truly architectural
significant to Iowa City and that alone should make them worth saving. The Comprehensive Plan
calls specifically for neighborhoods with character and these cottages were specifically called out
as significant and show the character of Iowa City.
Planning and Zoning Commission
November 20, 2014 - Formal
Page 8 of 26
William Ingles, 605 South Dubuque Street, is the tenant at The Bookshop, housed in the cottage
at 608 Dubuque Street. Ingles stated he believes a property owner should be allowed to do with
his/her property as they wish as long as it is legal. Given the reasons Mr. Pacha gave for wanting
to make a change in the block, Ingles wonders why Pacha hasn't given the opportunity for
current tenants of the block, not just those located in the cottages, to purchase the properties
rather than selling to one giant developer. If the plan was for Pacha to maintain ownership of the
property and just have Hodge develop, that is unknown to Ingles, but he believes there are
interested buyers who are already tenants for the individual properties. Ingles stated he is
concerned about a couple of things. First that the Commission has the most current information.
According to the today's Cedar Rapids Gazette, Hodge Construction stated in a November 13
letter that the cottages were structurally unsound. Ingles questioned the date of the inspection
letter the Commission received.
Yapp stated the date of the structural engineer report was November 20.
Ingles questioned the integrity of the Hodge letter when the report was not completed until
November 20. Second, Ingles commented on the pictures Jacobs showed this evening, Ingles
believes many of those repairs are simple. He has been in his location for 28 years, and was
taking care of the properties prior to Pacha purchasing them in 1996, and was unaware of some
of the structural issues that he feels he should have taken better care of. Ingles believes that in
the pictures what is shown as lost mortar is lost paint, some of the paint has peeled off and
exposed the existing mortar which adds character. He also believes some of the cracks are
easily repaired. The buildings are built out of Oskaloosa soft brick that is the identity of the brick
that was used and about 5% of those brick fail they just weren't made all that well which is why
Ingles tried to tuck point them back together. Ingles don't believe that the Commission is getting
accurate information. Two specific things regarding his specific building, there is a beam that
runs from the front of the building (facing west) to the back of the building which is about 40 feet.
It is a 6x8 beam with no less than 7 spiral jacks to support the floor. So to say that the upper
floor of the building putting too much weight on the floor to be supported is incorrect. The
building has been inspected biannually by both the City housing inspector as well as the Fire
Department, so in order to believe the report it would mean the inspector and fire department is
amiss in their jobs since they did not find these issues. Lastly the statement that the bricks are a
monolith and not supported and just stacked up is not possible for the inspector to note because
there are interior walls, and in his particular cottage the interior walls built of 2x4's are tied into
the brick so that no bowing can occur. They are tied in at both floor and ceiling level. Because
Ingles works on these buildings quite a bit, he reiterated he does not feel that the repairs needed
on these buildings are significant.
Lauren Siebert, 700 South Summit, started by stating she does not support tearing down these
cottages, or building such a large new building in the area. The proposed concept building was
mentioned to be great because it would be like something you would see in Chicago or another
large metropolitan area. She stated that we choose to live in Iowa City, not Chicago, for a
reason. This is an example of building that will be considered the blight of tomorrow. If you look
down Dubuque Street now, you see buildings that stand empty and look soulless. It looks
nothing like the Iowa City from when Siebert was young and not like the Iowa City she wishes to
see for the future. One of the men from the Hodge Group tonight spoke of how this development
is a good thing because the people that will move into this development will use minimal City
services. Siebert stated that having lived in other areas, she has seen developments like this
Planning and Zoning Commission
November 20, 2014 - Formal
Page 9 of 26
and what developments like this mean is no poor people. This is the type of development that is
all about moving poverty out and moving poverty around. It was also said this is development
would bring an increased tax base, which may be true but would it help people here get
affordable housing, or help people here get jobs that are not minimum wage service jobs, or will
this development just help those who already are wealthy. The issue of not using services
makes Siebert skeptical because the question is who will actually get services or use the
services. Because this proposed development is just conceptual and so much undecided
Siebert would be shocked that when it does all come to fruition TIF or tax incentive rebate
requests are made. She closed by stating this is not about making sure we have habitats for the
right people, this is not so people who come to our town do not become an unfair burden on the
good of society, this is about making sure the people who will benefit will continue to be the
people that already benefit from society, not the people that truly need our help.
Pete Hartlev, 602 South Dubuque Street, is speaking on behalf of Mike Chamberlain, the owner
of The Broken Spoke bike store located at 602 South Dubuque Street. He began by stating this
proposal does not have one unoccupied space that it wishes to replace. The 600 block of South
Dubuque Street is currently occupied by 10 businesses and at least 6 apartments at reasonable
rental rates. These businesses have all been long standing and stable without a high rate of
turnover. Hartley believes this is possible because of the likeability of this neighborhood. If this
proposal were to proceed he feels that all of these businesses would be forced to either
relocated or close permanently. The three cottages cannot be replaced nor can the character of
this neighborhood. This development would simply result in adding to Iowa City's surplus of
exorbitant commercial spaces below apartment complexes that sit unoccupied for the majority of
their life spans only to wait for unsuspecting businesses to come and go. Parking lots,
undeveloped lots, and empty buildings are all much better sites for this new building than taking
over already thriving and occupied neighborhoods.
Nora Boerner, 943 E. Davenport Street, a resident of Iowa City is not in favor of taking these
buildings down and changing this historic part of the city. She spoke to her points in two different
ways, she is the daughter of an architect, and worked with him for many years. Her father has
seen these buildings and has even discussed possible add-ons for the buildings. He found them
to be inspiring. Boerner stated her unhappiness with the structural engineer's report from the
standpoint it was presented. It would be nice to hear another point of view from someone who is
not invested in the project. The other point for her is the proposed conceptual building is
completely soulless, having actually lived and worked in a building styled similar to the proposed
one in Minneapolis/St. Paul. It was built as the "brand-new" thing, lots of money spent and said it
would include section 8 housing, but the catch was the section 8 housing people couldn't afford
to park there. So the building projected ended up being something that was unsustainable and
not what it was proposed to be. Businesses moved out, not able to afford the rents there. So
from an architectural standpoint Boerner is not in favor of filling this block up with something
soulless you can see anywhere else. Personally, Mr. William Ingles offered Boerner a job when
no one else would. Being a brand-new mother, brand-new to town, and he allowed her to bring
her baby to work with her. That is kindness you cannot find, no boutique in this new
development would be so accommodating. This town needs small businesses, if this project
goes forward, what will happen to the wonderful small business owners in this area. Even if they
are offered rental spaces in the new project, they likely won't be able to afford them. Boerner
stated her family left Iowa City, and decided to come back because of the culture, because of the
importance people show to historic landmarks, historic properties, and also to one another.
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Nancy Carlson, 1002 East Jefferson, began by stating she was unaware this meeting tonight
would be an introduction to a "this old house" project because she has seen these problems over
and over again on This Old House. The difference is they are presented and solutions are
explained, they don't just tear the projects down. So Carlson feels the question is if the
developers are interested in preserving the buildings or if they want to use the problems as a
reason to further other interests. Carlson stated she does not want to see these buildings torn
down, and feels the problems pointed out on these cottages could be solved as they are often
done on This Old House. The question is really what the landlord wants to do and what does the
City want to do.
Neill Sylvan, 1722 Morningside Drive, is a resident of Iowa City and the owner of the Haunted
Bookshop for 10 years. During the time Sylvan has been at the Haunted Bookshop, she has had
the opportunity to work with Hodge Construction, and has respected their commitment to historic
preservation. However she respectively disagrees with them on this point that the cottages don't
deserve to be saved. As a bookstore owner, she can speak to several trends that are really
important to consider as the City of Literature. As recently as 2007 there were six independent,
locally owned bookshops within a walkable radius of the center of the city. There are now three.
Two of the owners have closed due to health issues or a decision to retire, a third one was driven
out by a four story multi -use building less than two years ago. Sylvan can report firsthand that
visitors from around the country and world report immense disappointment when they realized
the Haunted Bookshop is the last shop they can visit that has parking in the Northside
neighborhood. The only other place they can go to visit two bookshops at the same time is
South Dubuque Street where Uptown Bills occupies a space on the 100 block just down from
Ingles bookstore. In terms of the literary heritage of the city it is also important to realize that this
is a historically literary neighborhood. Ingles has been in his location for 28 years which is
amazing in the book industry. The other thing about these cottages is the one at 610 was once a
store called Al & Dooley's in the 1970's. Iowa City has only one native literary movement and it
was born at 610 South Dubuque in Jim's Books and Records. Another point Sylvan wished to
share with the Commission is the importance of diversity of buildings to the used book trade,
because this is a literary city, it is worth considering. Diversity amongst bookstores is as
important as diversity among books. Ingles shop, his diverse selection of books, his customer
base, his neighborhood, all have a distinctive character. She hears from customers all the time
how much they love Ingles' shop. It represents different books, a different route to literacy and a
different market than other bookstores. Bookstores do not open in spaces like the concept
proposed because the square footages available tend to be small, bookstores need space to
maintain an inventory to allow for staff and demand, and the rents in these new developments
are out of reach for small business owners. These new developments also do not have ways for
the renters to customize their spaces, to make them look more individualistic, and the one way
physical bookstores compete against online bookstores is by having a distinctive character. The
front of Prairie Lights is iconic and has appeared in several books over the years about the
beautiful bookshops in this country. Bookstore owners deserve a chance to have a distinctive
bookstore like that. Sylvan spoke to the Commission less than two years ago about another
bookshops central, quite perfect location for a bookshop, and a space to house a restaurant as
distinctive as the Red Avocado and other business on the 500 block of Washington Street that
were affected by the development there. Respectively the Commission said Sylvan was wrong,
and it was true because that location was already zoned so there was nothing the Planning and
Zoning Commission could do to save those properties. This is a different situation, the
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Commission is in position with a request before them for rezoning and they can add conditions
The Commission has the power to protect one of Iowa City's oldest neighborhoods
Ginalie Swaim, 1024 Woodlawn, told the Commission she has been involved in historic
preservation locally and at the state level for many years. Her point tonight is cottages like these
are mid-1g`h century representing working class individuals and are very rare in the entire state.
For a long time the state preservation has saved public buildings and larger institutional
buildings. About 10-15 years ago it realized housing was also important for the story it told and
it's just beginning to recognize the importance of working class houses, the problem is not many
of these remain intact. The fact that there are three of these cottages in one location is quite a
plum. As Swaim has seen state-wide what type of buildings are being preserved, there are very
few working class houses, so she urges the City to work to save these.
Joseph Pettit, 440 Hawkeye Drive, a resident and student in Iowa City who has lived here all his
life approached the Commission to say that nearly three years ago he was unaware the three
cottages on Dubuque Street even existed. It was only after a stroll down Dubuque Street that he
discovered the cottages and Ingles' bookstore and Suzy's Antiques. He is upset to learn now
that these delightful places could be destroyed. Pettit names a few reasons to oppose this
rezoning. First is having seen many businesses and some homes demolished in favor of a
homogenized downtown, it's all just high-rise apartment buildings with a relatively meager
selection of businesses. There are liquor stores, pizza parlors, and nightclubs. There are no
bookshops or any other sort of small store like Ingles Bookstore, Suzy's Antiques, or the Kung
Fu Academy. It is dispiriting to watch the soul of Iowa City get drained out every few years or so
The second point is some concerns with Hodge Construction, they own a rental subdivision of
apartments in Iowa City that caters to students. What he feels this means is if this proposed
building is built, people who will most likely move in are students seeking rental apartments. He
also assumes these rentals will be expensive. The other part is building this property and
allowing it to be used by students, a little bit of the community is destroyed. Having students
move into this community will be a revolving community that will never settle down. There has
been vandalism and littering at the apartments nearby and this new building would just be a
continuation of that. Another point is the stability in the way things are and believes the cottages
can be refurbished, they can be strengthened, bricks can be replaced, the friendships and bonds
of the community cannot be replaced.
Matthew McCarnin, 100 Currier Hall, spoke as a representative of the student of the University
as well as numerous writing groups. He along with others in the literacy community came to the
University of Iowa because of its unique spirit and atmosphere of Iowa City only to share the
feelings of being let down. Iowa City is the only City of Literature in North America and it is
extremely disheartening to see that even directly across the street from the iconic Pentacrest are
bars and restaurants, places that many writers are not comfortable. He feels that the generosity
and spirit of the city is disappearing as now when people hear about Iowa City they don't hear
about the City of Literature, they don't hear about how this is where the best writers in the world
come to read and to study, they hear about the drinking, and the partying, and the bars. He
added that during his walks of Iowa City he has met many people and feels one will not meet a
better group of people than those in the cottage neighborhood. We are not just talking about
three buildings, a zone, or an area, it's about the people, their livelihoods, their businesses,
neighborhoods and sense of community. A final issue McCarnin wished to share was how the
students are scared, they don't know what they will do after college, how they will survive, the
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cost of living is rising and rising and it's hard to make a living as a writer or artist. Iowa City has
given writers a home, a place to call their own. Everyone should have stability and find
happiness.
Neo McAdams, 606'/z Church, has been a student at The University of Iowa for 10 years and
has lived in this town 8 of those 10 years. This proposal is proposing a mixed used residential
and business neighborhood but what it seems to be overlooking is that the neighborhood that is
there already is an established functional mixed use neighborhood which functions as a place for
many services that are hard to get in other areas. The bookstore has been focused on, but
McAdams questioned if there is any other place that offers kung fu, and the other buildings on
the block that have been discussed less, like the bicycle shop, or the tailor and the Shoe Doctor
are functional service shops that have been established and used by many. These businesses
cannot be replaced. There is simply no replacement for the established functional neighborhood.
Pam Michaud, 109 S. Johnson, lives directly behind a four story building that was built two years
ago at the 500 block of Washington Street and it was nearly identical to this situation. A building
built that replaced 10 individual businesses and services with one large building with 3 large
commercial spaces and now only one is occupied. The one that is occupied is a calzone shop
immediately adjacent to a residential space, and that calzone shop is open to 4 a.m. three nights
a week. She feels that is an inappropriate proximity zoning wise and feels it will be the same
thing if there are large spaces, they cannot be filled in peripheral areas. The commercial spaces
need to be smaller, so they can support small businesses. Michaud was part of a used
bookstore ownership on Linn Street 25 years ago so is familiar with the characters here. There is
a need to pay attention to the size of the commercial spaces and their per square foot value.
Small businesses cannot be supported, at the time of the building on Washington Street, there
was hope that the Red Avocado could be placed in the new space, but it was not feasible and it
will not be feasible for the existing businesses on Dubuque Street to close, wait for a large new
building to be built, and expect to move in and regain their business a year or two later.
Mary Bennett, 1107 Muscatine Ave, has lived in Iowa City for 42 years and remembers a quite
different town, one that is missed. 307 South Capitol where she once lived in the 70's was
referred to as the former Haight-Ashbury of Iowa City with all those glorious homes that
surrounded the courthouse. Houses with marble fireplaces and sun porches. Those homes were
torn down, landlords let them rundown so they could easily be found structurally unsound. So
with what is being proposed and stated by others today defeats the argument because it has
been said the developers were willing to invest in a property like the Park Hotel or the Berkley
Place and put the money into the restoration that was required. The photos of the cottages are
not surprising, that is what a building would look like after 150 years, especially if there has been
neglect or lack of stewardship. This situation is a long story of neglect. As we walk along the
City streets we can find visual evidence of history which stimulates imaginations and inspires
creativity. This neighborhood speaks about the working class. In researching the city's history
there are stories about the businesses that were in this neighborhood and the livelihood.
Bennett stated she works with University of Iowa students, particularly those studying urban and
regional planning, or historic preservation, and it is amazing that their professors point to the
Iowa City Comprehensive Plan as a model; the fact that you use serious community engagement
to determine the vision for this town and what everyone wants it to look like. Somehow the
Commission's job is to find a balance between the people who want to raise the tax base, raise
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the density of the population downtown, and those who want to hold onto something that reminds
them of the past. There has been a parade of homes destroyed in this community and feels it is
the Commission's charge to look at how over time, over many decades, members of this
community reiterated to you again and again through their actions, through the historic
preservation commission, through your own efforts that we do value history in this community
and even though the cost may be high to say those three buildings cannot be saved because of
their materials or because of how they are fabricated, or age, is false. There has been a
beautiful job restoring the Old Capitol. If this was Abraham Lincoln's home in Springfield, you
know it would be restored. These buildings can be saved if the community is willing to make the
investment. Other neighborhoods in Iowa City have been infringed upon with monstrous
buildings that bring high rises into historic neighborhoods. Bennett encourages the Commission
to look at the work they have done, the work of their predecessors and hear the voices of this
community, and understand the community treasures these buildings and begs you to save
them. The powers of money and power in this town need to be balanced with creativity and
preservation.
Susan Holtman, 610 South Dubuque Street, a business owner at 610 South Dubuque Street,
known as Suzy's Antiques and Gifts. She has a unique perspective from others that have spoken
tonight as she was born here in Iowa City in 1952 and moved away several years during her
teenage years but has been back since the early 70's. She has seen Iowa City change and
deteriorate as far as tearing down the older historical neighborhoods and businesses. It is a
travesty in this community. Holtman is speaking more from a historical point of view, not as a
business owner, and would like to see this block preserved with its proximity to the old depot it is
very important. Iowa City is losing its uniqueness. Her business has been closed for about a year
and a half because of family responsibilities. Prior to that, her business saw visitors from all over
the United States and they would comment on how unique the neighborhood and the cottages
were, that they had never seen anything like that. It really bothers her that when you go through
Iowa City and only see new structures, we need to preserve our historical structures.
Swygard mentioned that the applicant held a good neighbor meeting on October 8 and was
wondering if Holtman was aware of that meeting or able to attend. Holtman responded that she
did not know anything about the meeting.
Erin Fleck, 1506 Crescent Street, a resident of Iowa City, who grew up in Solon, attended classes
at The University of Iowa while still in high school and loved to experience the freedom and
vibrancy of downtown Iowa City. Fleck left the city for college and when she moved back in 2001
she became involved in the feminist community here in Iowa City and owning small businesses
including Ruby's Pearl. Since then many of her friends have moved away as it is hard to keep
growing in Iowa City, the economic diversity for good jobs is not here as it is in bigger cities, so
many moved away. When those friends come back, either to live or visit, they recognize the city
less and less, which is really sad. Flecks believes that since 2001 there has been quite a decline
in the vibrancy of the city and downtown and it's become a soulless corporatization and
privatization of public space to benefit a few and so many small business have disappeared. Fleck
stated she has been before the Commission with other development projects that were proposed
and feels there is a lack of consistence with a vision for a future of Iowa City and is very
concerned this topic will keep coming up again and again because she believes there are not the
right regulations in place to maintain and create a vibrant development that harmonizes historical
structures while also building for a better future. She mentioned the Comprehensive Plan, but
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feels it doesn't seem to be going anywhere, or in her opinion, anywhere good. To reiterate, her
concerns are lack of vision, and a loss of some of the most beautiful parts of Iowa City from the
past.
Josh Langseth, 1722 Morningside Drive, wanted to tie together a couple of important points he
has heard brought to the attention of the Commission and public tonight. The structure that has
been proposed as mixed retail and residential has to have a market, an intended audience, there
has to be people who are willing to live here, and Langseth wonders who those people will be.
The idea has been floated that young professionals will be attracted to this place, however he is
unsure that is true for the reason that there has been a lot of development happening in Iowa City
geared towards the young professionals. Park @201 on the Ped Mall, the new glass tower, has
been marketed toward young professionals, and also the proposed Chauncey building, Marc
Moen's building, is also geared towards young professionals, whoever these young professionals
are. The only conceivable market Langseth can see for this proposed building is well-heeled
students, which would be a revolving door of renters who will bring the student culture into this
neighborhood and displace the city culture. That would be the best -case scenario. People have
voiced concern about a declining student population at the University and if that happens and that
market dries up, who will then live in that building. Langseth can think of no market for this
building if the student population dries up, this would cause urban blight. This proposed plan is
designed for the immediate profit of a developer and not sustained value for the community and
so we should do everything to oppose it.
Jill Abruzzio, 333 Douglass, from Savannah Georgia, one of the oldest cities in the United States
and in Savannah there is a building much like this one, called River Street, that was founded in
1733 and it has been restored. If a building of that magnitude can be restored, it shows that with
some community support it is totally possible to restore those tiny little cottages. Furthermore,
people travel to Savannah because it is the oldest city in the United States and has many historic
buildings that have been preserved. It is amazing because there is even a law there that states if
a tree is a certain size and age you must build around it because the historic regulations requires
its preservation. That city respects their past. Abruzzio is curious why no one has discussed the
environmental impact of a building this size, this is a huge effort which will take huge resources,
and invites more vehicle traffic into this neighborhood, a city that is trying to state it is a bicycle
city. Also, coming from Savannah where there is the Savannah College of Art & Design,
students are involved in the historic preservation and feels the City should consider using student
efforts for research and preservation of these buildings that can be done in a certain amount of
time, perhaps a short amount of time. Abruzzio also shared that she is a fan of local businesses
and shops at the businesses in this neighborhood. This proposal seems to be a struggle with
identity over economy, so she would like the Commission to consider the identity of Iowa City and
decide who we truly are. These small businesses all have their own identity that should be
respected.
Matthew Biger, 519 N. Johnson St., has only been in the city since 2011 but loves this town.
However in this short time has already seen too many situations similar to this and urge the
Commission to consider that once they make a decision to rezone this property, that is it, it's
done, something can be built to whatever standards, but not to the standards of 1860. Even if this
proposed building is built, what kind of shape will it be in in 150 years? Will it be in the same
condition or worse as these cottages are now. This community can come together and restore
these cottages. Biger urged that another opinion be brought into the equation.
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Al Ravman, 1044 Lakeside Drive, stated everyone that has come forward tonight is talking about
losing this neighborhood like they are losing a member of their family, but for him that is almost
literally true. Having done his undergraduate studies here, and now been employed by the
University for five years, it wasn't until he found the folks at the Broken Spoke he could call friends
and a place to spend free time and not feel like he was surrounded by the transient
undergraduates that come and go throughout this town. The proposed building is not for this
town, the 10 businesses that work in the neighborhood work there in spite of the fact that there is
plenty of open commercial real estate on ground floors of buildings similar to this because the
spaces they are currently in allow them to conduct business in a way they are more comfortable
with and be proud of. The businesses that go into the new proposed building's commercial space
are the type that need to turn over customers quickly, get them in and out, and not spend quality
time with them. The owner of the Broken Spoke spent hours working with Rayman to find the
right fit and bike for him. So if it is decided that the small cottages can't be saved, we really need
to think about these 10 businesses and how they do business and make sure they can find a way
to continue to do business in a way they wish in Iowa City.
Brennan Van Aldrannah, 418 Brown St, has only been in the Midwest for a couple of years, since
2012. Having grown up in Oregon and spending whole life on the west coast, coming to the
Midwest has found it to be very rich in little bits of history. Out west there is only big grand
buildings, or maybe a fort or two, and finds it appalling that this type of conversation is even taking
place because he feels that if something is 150 years old it is really great that it is still around and
we shouldn't just bulldoze it for these empty looking stock houses that just fulfill some sort of
assessment boost. The Commission has the power to protect this piece of Iowa City and
Midwestern history.
Ricardo Rangel Jr., 4051 Gustav St., recently moved back to Iowa City after living in Chicago for
three years, and the one corner of the proposed building looks just like the building across from
his in Chicago that was the hangout of some gang members. Clearly these tiny dilapidated
businesses have a lot of soul and this huge multi -million dollar cash cow doesn't.
Andrea Truitt just moved to the area from Minneapolis and is a PhD candidate at The University of
Minnesota in the Art History department. She wanted to state this is a political choice, either
keeping these buildings or approving this new development and the erasure of these buildings.
The destruction of these older buildings is also an erasure of working class history. Not only the
working class history in Iowa City but also from the viewpoint of American working class history.
Truitt also stated a dislike of the aesthetics of the proposed building, the row house aesthetic in
Iowa City, is supposed to evoke a similarity to Washington DC or to evoke Chicago - this is not
Chicago, this is not Washington DC, this is Iowa City and it is clearly the wrong aesthetic for this
town. It makes no sense, it is the wrong scale for the area, it doesn't matter if it's pedestrian
friendly, it is not in scale to what is in that neighborhood, what is around the proposed building
site, and it does not respect the history of that neighborhood. It is a completely inappropriate
building.
Swygard asked Mr. Ingles if he was aware of the good neighbor meeting on October 8 or
attended it. Mr. Ingles replied that tonight was the first he was hearing of this meeting, but did not
blame Pacha for that as he has health issues and he could have stopped by and Mr. Ingles may
have not been there. Ingles also wanted to state that Pacha is a great fellow, a huge supporter of
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Iowa City and the history of Iowa City, he was distraught when his old birthplace was torn down by
Johnson County and doesn't want the public to gang up on him.
Freerks kept the public hearing open as the Commission may have questions for the applicant or
others as their discussion progresses.
Freerks first asked Staff what the limitation time was on this application. Howard stated that the
applicant did waive their 45 day period, but suggested that the applicant be asked if they would be
willing to defer again if that is the desire of the Commission.
Freerks believed the Commission will have a lot of questions and thoughts, as it is difficult to mull
over all of this testimony in just a moment or so.
Freerks had a question for the applicant, or applicant's representative, if they would be open to
have someone from Friends of Historic Preservation and another structural engineer inspect the
cottages. There seems to be a real "trust me" on this. She noted that this rezoning is a big step
and would be a huge up -zoning. With the current zoning it would allow for maybe 15 units on this
property. She noted that the properties are not currently protected as historic structures so there
is nothing that would prevent the owner from tearing down the structures. The owner has the right
to do that. The question is whether the applicant would be open to an independent structural
engineer, not even one from the City, but independent.
Eastham seconded that question, wanting to know if the applicant was open to this suggestion.
Freerks asked first if the applicant would be willing to allow a deferral of decision this evening.
Hektoen informed the audience what was actually occurring at this meeting, this is property has
not been designated as a historic site, and she noted that the owner could take out a demolition
permit tomorrow and this Commission does not have the power to stop that.
Freerks explained that the Commission's purview is to review the rezoning request for
consistency with the Comprehensive Plan, and it does state one of the few goals for this area is
cottage preservation. The question is if it is of value to the property owner to make the repairs or
not. So tonight the idea is to decide what is in the best interest of the community.
Pacha replied that he has no problem with an independent structural engineer, paid for by some
other group, reviewing the properties. Pacha feels something needs to be done quickly, because
with the information he has already received, his attorney says he needs to get something done
as people could be in danger. So if this new study could be done within a two week period or so,
he would be in favor. Pacha did state he has no relationship with Jacob (who did the structural
survey) so is unsure why there is vibe otherwise.
Eastham stated this is a very important decision about these three buildings, especially since the
Comprehensive Plan does single them out for preservation. It is not unusual to get more than one
opinion when trying to make such an important decision.
Pacha stated he has been lost trying to figure out what to do with this property and will do
whatever he can to help the businesses. There are more than a dozen rental places within three
blocks of the area that are available so things could be worked out. These folks are friends of his,
not just tenants. He has reduced rent to allow them to stay, or allowed some to be late on rent
during extraordinary times.
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Thomas stated that to have another structural engineer inspect the properties is important, but the
larger issue is what the Commission will then do with that information. The Comprehensive Plan
did call for preserving the buildings, and the zoning suggests a way to preserve the buildings
(through transfer of development rights), and still develop other areas of the property, but we have
not been presented with that scenario.
Digmann addressed some of the issues with the good neighbor meeting. He stated that proper
procedures were followed to schedule the meeting, mailings were sent out to surrounding
property owners, and rezoning signs were posted out in the front yards of all the properties. The
other issue is the dates of the structural report were brought up this evening, when this project
was first brought to the Commission in October, the structural issues that were mentioned were in
the opinion of the developer. The actual structural engineer report was the one dated Monday,
November 17. Finally, Digmann wanted to discuss the tenants, his development firm is also a
landlord, and have other commercial properties, and does feel sympathetic to everyone, but at
some point they are not going to have their business anymore, their leases will come due.
Landlords tend to be the bad guy if they want to do something different with the properties, but if a
lease comes up and a tenants moves out, that can leave the landlord in a lurch.
Freerks stated she has been through a historic building with an owner once, and the owner was
told it was structurally unsound. That particular building is still standing, occupied and able to be
used. This was also a case of a differing second opinion.
Hektoen suggested closing the public hearing at this point so the Commission could have
discussion.
Fleck questioned the statement of this board not having the power to preserve the cottages, and
questioned then who does, what government body can.
Freerks explained that is part of the moving puzzle. The Sabin Building was also called out in the
comprehensive plan for preservation as it was also one of the few historical structures in this area.
The University of Iowa, as part of the mitigation for the loss of the Sabin School, will be
conducting a historic survey for the rest of the area, which includes these three cottages, so that
is something that is supposed to occur within the next year or so. There are different designations
of historical preservation, local designations or national designations. Some will have tax dollars
related to them, tax benefits to them, the local designations are the ones that actually protect the
structure. There are also conservation districts in the state, Iowa City having one of the first cities
to have conservation districts.
Hektoen stated that the cottages would need to be designated as local historic landmarks but at
this point they are not designated as that, nor has an application been made to designate them as
such.
Howard stated that it is the City Council that has the power to designate buildings as local historic
landmarks.
Freerks closed public hearing.
Eastham moved that this item, REZ14-00019, be deferred until the next meeting on
December 4.
Martin seconded the motion.
Planning and Zoning Commission
November 20, 2014 - Formal
Page 18 of 26
Eastham pointed out that he would like to see a second structural engineer report on these
buildings, however the City is not going to pay to have that done, the Commission is not going to
pay to have that done, so there will need to be a group in the community that is willing to do that.
Freerks directed anyone interested to meet with Pacha after the meeting to discuss finding an
independent certified structural engineer with historic preservation experience.
Swygard made the comment that the Comprehensive Plan for the River Crossings District
encourages contextual infill. She is wondering if the applicants' architect would consider
something a little more contextual for the property.
Freerks agreed, it is a very long building proposed, which is not common in Iowa City, and the
plan calls for various structures, some small, some large, some tall, etc. so a mix of structures, not
necessarily a block long building that doesn't appear to fit in the area, even if the cottages were
not there.
Martin agreed, at the last meeting this was discussed, the Commission asked for a concept to go
along with the rezoning, and still feels there is not enough thought going into this and shares the
concerns about the context.
Swygard said the Comprehensive Plan also calls for mix of housing and does not see this as a
new housing option.
Eastham stated since he made the motion to defer, he wished to voice the areas he is concerned
about. One is the same concern Martin made about a single building doesn't seem to be quite
right for this area. He has also been persuaded by the public comments he has heard this
evening, as well as the 130-140 emails received, and the concern about supporting a mix of small
businesses in this neighborhood, not necessarily historic ones, but any small business.
Freerks stated she is interested in seeing what will add value to the neighborhood, and not just in
tax dollars, although that is important, but if the Commission grants the up -zoning of this
neighborhood it has to be something that will benefit the community as well as the owner and
developer.
Martin stated to be clear, when something is zoned for the River Front Crossings that allows this
Commission to add conditions of approval.
Theobald supported what everyone else had said, whether the cottages can stay or not, there is a
historical nature to this neighborhood that needs to be preserved.
A vote was taken and the motion carried 6-0.
Development Item (SUB14-00021)
Discussion of an application submitted by MBHG Investment Co. for a Sensitive Areas
Development Plan and Preliminary Plat for Sycamore Woods, approximate 34.86-acre, 115-lot
residential subdivision located west of Whispering Meadows Subdivision, Parts 2 and 3, along
extensions of Whispering Meadow and Blazing Star Drives.
Waltz shared with the Commission at the November 6 meeting a number of questions were
raised during the public hearing for which the Commission requested clarification or additional
Planning and Zoning Commission
November 20, 2014 - Formal
Page 19 of 26
information. With regards to traffic capacity and circulation as part of the previous rezoning the developer
has to connect Whispering Meadows Drive across the Greenway. The extension will remain a stub
street and does not connect with any street west of the Greenway, including Sherman Drive,
until the next phase of the General Quarters Subdivision is constructed. In the meantime traffic will
rely mostly on Nevada Drive as the access point to this subdivision from Lakeside Drive. Both subdivisions
are currently at the preliminary plat stage, it is unknown when each one will be built and the connecting
streetfrom Whispering Meadows to Dickenson Lane will be complete. Part of the reason the developer is
required to make the connectivity across the Greenway is it is important to provide for general
neighborhood traffic circulation, and to distribute neighborhood traffic without placing an undue
burden on any one street. The Subdivision Code identifies 2,500 vehicles per day (Average
Daily Traffic) as the threshold for collector streets at which time secondary access to/from a
neighborhood may be required. This guideline is in place to ensure multiple means of access
are available to a neighborhood, for emergency service vehicles, utility vehicles, and for general
neighborhood traffic circulation. Lakeside Drive has an Average Daily Traffic volume of
approximately 2,810 vehicles per day, and already has multiple means of secondary access_
The Sycamore Woods proposal will add additional traffic (approximately 800 vehicles per day)
to the neighborhood street network. Staff does not consider the traffic volume to be a
safety issue, but does recommend street connectivity as proposed to better distribute traffic.
Another question that was raised at the last meeting was the 404 Document (Sycamore
Greenspace Corps Permit) that a member of the public (Lon Drake) presented to the
Commission. At the time that the Sycamore Greensapce was being designed they wanted to
make sure the original South Sycamore Greenway plan included property that is now part of
the proposed Sycamore Woods subdivision. The City's intent at that time was to acquire a
portion of the subject property to be included in a design for the Sycamore Greenway. That plan
called for the preservation of the wooded area with some selective tree removal and
replacement. Unfortunately negotiations with the property owner fell through. As a direct result,
the Greenway plan was amended to exclude the Sycamore Woods property entirely. The
greenway was redesigned and located farther to the west and entirely off the Sycamore Woods
property. The resulting Corps 404 permit acquired for the greenway project was issued for
this amended plan. There are no Corps restrictions on the Sycamore Woods property as
related to the Sycamore Greenway project. The applicant has provided a copy a letter from
the Army Corps of Engineers regarding the current status of the Wetland Mitigation Plan. The
letter indicates that the permit remains in force until December 31, 2016. As noted in the staff
report, all required permits and documentation for the wetland mitigation, including a plan for
appropriate monitoring and long-term maintenance of the wetlands, must be submitted priorto final
plat approval
Freerks questioned the date of the 404 Document and Waltz replied it was from 1998.
The final concern raised at the last meeting was regarding drainage. The Developer has brought
his engineer to the meeting tonight and can speak more about the specifics of this issue. Storm
sewer intakes from Amber and Regal Lanes discharge onto the subject property. The current
storm sewer pipe outlets were installed below grade such that they serve as detention
structures that result in water backing up the storm sewer pipes towards Amber and Regal
Lanes during rain events. This drainage situation will be remedied with the new development by
extending the current storm sewer pipes from Amber and Regal Lanes and grading the
subdivision as shown on the grading plan and preliminary plat. Lots along the north side of
Planning and Zoning Commission
November 20, 2014 - Formal
Page 20 of 26
Whispering Meadows Drive will be graded to provide the necessary fall to take water south to
these outlets. Trees on the Sycamore Woods properties will be removed in order to grade the
lots in order to achieve this drainage.
Eastham asked when the drainage improvements will occur. Waltz replied it would occur when
development activities begin. They are currently at the preliminary plat stage, they need to go
through final plat, and after that approval they can begin the development and begin grading and
installing the drainage improvements.
Eastham asked how long the final plat approvals are good for. Hektoen stated the preliminary
plat is good for two years, the final plat approval is indefinite. Eastham asked if those storm
drainage systems would be installed prior to any new homes being built and Waltz confirmed it
would.
Swygard questioned the road across the Greenway, asking if it would be a dead end until the
other subdivision is completed so the connection can be made, which Waltz confirmed. Swygard
asked if any signage would be placed at the stub, and the answer was no, there would be no
signage added to say the road would eventually go through.
Eastham asked if there would be an emergency vehicle turnaround as long as it will be a stub
street. Hektoen stated that would be addressed at the time of final plat.
Freerks opened public hearing.
Steve Gordon, MBHG Investment Group, the developer began by addressing a few points. As
the staff memo states, this project began in 2007. They were aware there were some sensitive
features and believe they did a good job working around those and even enhancing them and
creating what was needed for connectivity. The reason they did not proceed with final plat at that
time was economic reasons, there are a lot of fees, etc. to proceed with final plat and if the
developer is not ready to begin development it is best to hold off. Gordon also stated that Duane
Musser from MMS Consultants is here this evening and can explain the engineering questions
regarding stormwater drainage etc. Musser was not at the last meeting, so hopefully his
presence tonight will help in getting specific questions answered. Gordon mentioned that the
current storm drainage lines daylight at the north line of the property line which is what is causing
a lot of the current issues the homeowners on Amber and Regal Lane have mentioned. When
the new subdivision is developed, they will connect to those lines and take them underground to
drain into the enhanced wetlands open area in the new subdivision. So the development will
enhance how that whole stormwater system works.
Martin asked Gordon for clarification on what daylights mean. Gordon explained that the storm
sewers that service Amber and Regal Lanes dead end on the top of the ground which has
caused the wetlands in the back of those properties.
Gordon mentioned that the street connectively was an important issue back in 2007, and they
have worked for solutions to connect this neighborhood to those around it and will be built
around it. He confirmed that a lot of the woodlands would have to be removed to allow for the
connectivity, there are also a substantial amount of woodlands will also be preserved. Gordon
stated they have done several developments in this area and although this was not part of this
development, when the Saddlebrook development was put in there were over 2000 acres put
Planning and Zoning Commission
November 20, 2014 - Formal
Page 21 of 26
into a conservation area, wetlands have been enhanced, part of which was sold to the City and
became part of the Greenway, so feels his group has done a lot to add to the area.
Duane Musser, MMS Consultants, came forward to answer questions.
Eastham asked Musser to explain how the drainage improvements or enhancements will occur
and if there are any issues getting access to the current drainage pipes. Musser explained that
there is a 24 inch pipe that comes off the end of Amber Lane that discharges at the common
property line of the two subdivisions and the plan is to put a structure there called a DBS, a
drainage structure that will have openings in the side so if there is any ponding of water in the
backyard there will be a swale graded on the new property carrying water from the structure and
the backyard. There will be the new street, the new house, and the new backyard will drain from
the house towards the swale. The structure will be built on the end of that existing 24 inch pipe,
a swale catching any water coming off any of the backyards, and directing it to that structure. Off
of Amber Lane they will use the structure to increase the end of their line to a 36 inch pipe. The
increased volume should help keep the water out of the area. City code requires they build a
storm sewer system to carry a five year storm supply, everything else is designed to go on
ground, from gutters, to yards and eventually to a drainage basin. Because of the sensitivity with
the neighborhood and the concerns with water they are designing all these systems for a 100
year storm event. So they will spend more money and use larger pipes and convey all the
water they can in that pipe system. That doesn't mean with a large rain event or if pipes plug
there won't be issues. There will be over land flow routes, all the lots in the new development
will have a minimum low opening elevation to ensure if that pipe plugs or a large rain event there
is enough water flowing through the created ditch over the sidewalk, over the curb, to make sure
it doesn't flood anyone's homes in Sycamore Woods.
Musser stated that on Regal Lane the existing storm sewer is 21 inch pipes and that will be
doubled into a 42 inch pipe because there is so much water coming off Regal Lane there will be
the same drainage structure as being installed off the Amber Lane pipe with the swale overland
pipe drainage to make sure excess water gets to the streets and doesn't flood homes. All the
piping being put under the new proposed streets will have a 100 year storm capacity. One of the
things the City Engineers were concerned about that if there were a large rain event the streets
were not flooded, and that the water can go through the storm sewer system.
Eastham asked about the pipes that go under Amber and Regal Lanes will be enlarged. Musser
stated no, where the new development will connect with the existing pipes is where the pipes will
be enlarged. Eastham stated then that there could still be flooding on Amber and Regal Lane
because of their existing storm structures, and Musser agreed there was nothing they could do
about that, but they would not make the flooding worse by this new development.
Thomas questioned the grading plan and the concern about the loss of the woodland area up
near the north property line and that some of the grading Musser described would entail grading
the lots as well as where the roadway occurs. Thomas asked on the lots where the grading
would not impact the utility easement could the trees be preserved within that 15ft. utility
easement. Musser confirmed that wherever they are not grading, they will preserve trees, he
cannot guarantee they can save every tree because they do need to put in the storm sewer
system and those swales. If grading is not needed for public improvements or lots the trees will
be preserved.
Planning and Zoning Commission
November 20, 2014 - Formal
Page 22 of 26
Freerks commented that from the preliminary plat it appears all the trees will be graded, so it is
good to hear confirmation from the developer that is not the case. Musser stated that in the
northwest corner where the street will go through, there may be some front line trees cleared
because of grading activity. Freerks stated that is where the biggest concern is for the public.
Musser did state he could not guarantee proper drainage and protect all those trees.
Sharon Sorenson, 26 Amber Lane, had questions regarding drainage and cutting down the trees.
She is concerned about her lot elevation is lower than where the new lots in the new subdivision
will be, so not sure how the drainage will work. Freerks stated that Musser could answer those
questions as the engineer. Sorenson stated if the drainage will be where they are showing how
that will help with the flooding on her property, which is further down the road from where the
pipes and structures will be built. Sorenson also stated that in her front yard the City covered up
the sewer drainage, and she is unsure why or if the City even knows it is covered up. Waltz will
check into that situation and let Sorenson know what she finds out.
Musser stated he could not speak directly to the elevations on Amber Lane, but in the northwest
corner of the development there will be a storm sewer intake so swales would be placed in those
backyards as well to direct water to that intake. That swale will be lower than the neighbor's yard
and the rainwater coming off their yard will come into the swale.
Martin asked what a swale is. Musser said it was an overland route for water collection, basically
a ditch.
Alan Jones, 39 Regal Lane, questioned the language in the memo regarding the stormwater
issue which states this drainage situation will be remedied with the new development. Remedied
is great language so that when there is flooding on Regal Lane, and damage to property,
specifically his car he has to park on Regal Lane, who will be liable. Is that Sarah Waltz, the
Commission, the City, the developer? When it is stated in a City memo that the flooding situation
will be remedied, where does the liability lie? Waltz stated the memo does not create or shift any
liability, obligations, or responsibilities. The engineer is the one designing the system, butjust
because something is stated in a staff memo it doesn't declare liability or obligation on the City.
Jones believed that to be true so questioned the language as poorly chosen. Jones stated he
has been encouraged by the plan of the developer, the sewer line next to his property is 21
inches and towards they back it transitions down to a 18 inch corrugated pipe. There is an inlet
on both sides of the street (Regal Lane), the street is cracked it needs to be repaired. He is
unsure where the bottle neck is when it rains, if it's the inlets or the size of the pipe, he always
figured it was just the land behind having no place to drain to. Waltz stated she has relayed the
concerns about Amber and Regal Lanes and the water issues to the City Engineer, the situation
on Amber and Regal if those intakes are not adequate that is not the responsibility of the
developer of this proposed new subdivision but something the City should be concerned with.
Jones stated his other concern was the easement or alley way along the back of the properties.
It is used regularly to haul in firewood and feels they need to keep having reliable access to the
backs of their properties. He also questioned where service vehicles would be able to turn
around along the property line. Freerks stated that is not a requirement, the emergency vehicles
are not meant to go back on private property. Jones also stated concern for his mother, she has
extended her home from the rear putting on a sunroom and uses the sun to help control heating
costs, etc. With new buildings behind her home in the new development will make that less
effective. Waltz stated that the new lots are about 125 feet deep and the houses will tend to be
Planning and Zoning Commission
November 20, 2014 - Formal
Page 23 of 26
built to the front of the lots, so it should not affect the sunlight. There are height limitations for
residential houses as well. Waltz also explained that there is a 20 ft. rear easement between
property lines. Townhomes also have the same single family height limitations.
Eastham had one more question for Musser about the storm drainage lines from Amber and
Regal Lanes. If the City were to decide to improve the capacity of storm drainages on those two
lanes, would there be any problems connecting. Musser stated there would not be any issues,
they will tie onto any of the pipes from Amber and Regal, build their structures and continue the
system with their 100 year storm pipes.
Bob Barta, 20 Amber Lane, stated the irony of a development called Sycamore Woods when the
proposed development will be removing the better part of those woods. As far as the
preservation of the woodlands along the southern boundary, that is not really woodland, but just
a few trees that have popped up along the fence line. So there is no true benefit to say that will
be preserved. Additionally you cannot plant some trees in a suburban front yard and feel it is the
same as a woodland. He does not feel it is right that private property owners can come in and
destroy a woodland.
Melinda Ragona, 32 Regal Lane, stated her concern about the traffic on Lakeside Drive, it is
already super busy, and trying to take a left off Regal onto Lakeside in the morning to head to
Grantwood is difficult. Waltz pointed out on the map the eventual street that will connect
Whispering Meadows to Dickenson Lane, which will lead to Sycamore Street. Ragona stressed
that connectivity needs to happen as Lakeside is so congested. Ragona also stated the size of
the homes in her neighborhood are smaller than the new homes being built in the new
subdivisions surrounding and to see the high density plat around that is concerning. The area
where the townhomes will be built is concerning because of the high density. It is also the area
where currently there is a lot of trees, and wildlife area. This area is one of the reasons she
bought in this neighborhood, and if she would have known five years ago there would be high
density properties built there she would not have bought in her neighborhood. She feels that the
neighborhoods that have been there since the 70's should be considered above all these new
subdivisions and the need to keep building and building. The nature and wildlife area is needed
and appreciated. Ragona is also concerned about the flooding and wishes all the neighbors
could have put their money together to get legal advice or engineers and investigated on their
own to see if there would be a different outcome than the engineer that was hired by the
developer.
Tom Sorenson, 26 Amber Lane, questioned the street connectivity and the access for
emergency vehicles turnaround. Hektoen stated that would be addressed at the time of final
platting and there typically is an easement area to allow for that condition. The easement would
be on the property owned by the developer. Freerks stated the Fire Department has to sign off
on the final plat and will make sure there is an area for them to maneuver. Sorenson questioned
then if they would have to cut our three lots to put a circle in for a turnaround. Waltz stated they
would likely just do a hammerhead spot that would allow for turnaround, almost like a driveway,
not a full circle. Eastman added that the turnaround is never pavement, or permanent.
Sorenson questioned the swales that are designed to take care of the drainage from the new
houses, will they also drain the yards of the existing homes? Freerks stated that the City cannot
require developers to fix other neighborhoods issues, just ask that it not make the problem worse
and what most developers tend to do try to do what they can to make it better. Hektoen stated
Planning and Zoning Commission
November 20, 2014 - Formal
Page 24 of 26
they will be designed to draw the water to the swale wherever it comes from. Sorenson asked if
there would be a rise at the swale to collect the water, and Freerks stated Musser would be able
to answer specific design questions.
Musser stated that they do not want to make anything worse, he cannot guarantee they can
make it better, but the swale will be lower than the ground that is there. In the current situation
the water comes out of the two pipes from Amber and Regal Lanes and there is no place for it to
go, it just sits there. When the new 100 year pipes are installed, they will get the water out of
there quicker, there won't be the opportunity for it to pond there and the swales will be graded
lower enough to drain the new homes and hopefully to also be able to catch the water coming
from the existing homes. They will not block the water from the neighbors from using their
swales.
Musser also stated they will put in a temporary hammerhead turnaround for emergency vehicles
if required by City or Fire Department and that will be removed when the street is connected.
Thomas asked if the swale elevations will be lower than the property elevations to the north.
Musser stated he could not promise that, if someone has a low flat yard it may not be possible to
get the swale lower than that, but it won't be higher. Musser also stated this is the same
drainage plan that was submitted with the original preliminary plat, the only change is the
upgrade to the size of the storm sewer pipes.
Jones had one more question on what the total area of land that drains through the sewer pipe
on Amber Lane, what is the watershed area, how many acres. Hektoen stated that would be a
question the City Public Works Department could answer. The Commission is only to consider
the drainage proposed on the subject property, the larger watershed issues can be addressed by
City offices. Waltz stated she would have the City Engineer contact Jones to answer his
questions. Jones had one other comment regarding the Greenway bike path trail and it is nice to
have a trail that runs from the school down to the soccer fields and not having to cross any
traffic. With the new connectivity of the streets, there will be a traffic crossing, and he wondered
if there would be a stop light or something. Waltz stated the goal is to have minimal crossing on
the Greenway, for multiple reasons, and th
Freerks closed public hearing.
e
Eastham moved the Commission approve an application submitted by MBHG Investment
Co. for a Sensitive Areas Development Plan and Preliminary Plat for Sycamore Woods,
approximate 34.86-acre, 115-lot residential subdivision located west of Whispering
Meadows Subdivision, Parts 2 and 3, along extensions of Whispering Meadow and
Blazing Star Drives (SUB14-00021) subject to resolution of minor deficiencies and
discrepancies noted in the staff report:
• All townhome lots must meet the 3,000 square foot minimum of the RS-12 zone.
Indicate Lot width for lot 22.
• Relocation of mailbox cluster from OutlotC.
• Technical discrepancies as noted by the City Engineer
Martin seconded the motion.
Planning and Zoning Commission
November 20, 2014 - Formal
Page 25 of 26
Eastham commented that he feels some good work has been done on these addressing
questions and considering the design of the stormwater management to hopefully better, or at
least not worsen, the drainage issues for the properties to the north. While he does think it is
regrettable that the woodlands at the northwest corner of this property will be removed, he
believes they are following the sensitive areas ordinance with this subdivision design. The
replanting of trees is a good mitigation of the necessity of installing a street in that area as well
as residential lots. He believes the traffic issues will be present until Dickenson Lane is
constructed are not terribly onerous on this area. Like everyone else he would like to see
Whispering Meadows and Dickenson Lane being built and connected at the same time but that is
simply not the system in place in this city for building residential streets.
Freerks stated this preliminary plat is consistent with the OPD, the plan put forth earlier, there are
not too many changes from that, and those changes that have been made are beneficial. It is
unfortunate in any case to lose trees, but in this case the issue with the drainage needs fixed,
and there has to be connectivity with the streets, and this is the best way to go about it. If there
were not sensitive areas in the city, there would not be the 34% of woodlands in the city.
Hopefully in this case, like so many others, the positives outweigh the negatives.
Thomas stated he was happy to hear the stormwater system was being upgraded, given the
stormwater question in this area it is an important improvement. He shares the sentiment of the
loss of the woodland, but feels it is an interesting project with the integration of the sensitive
areas with the subdivision and while he understands they are losing some woodland, looking at
the map of Iowa City this area still has more natural areas than any other area of Iowa City.
Theobald stated she was struggling with the tree issue, she can see if follows the plan from 2007
and it does have a positive impact, but sees a city facing the possibility of losing a lot of Ash
trees. When looking at the area, there are a lot of open areas and questions having to disturb
the woodland areas.
A vote was taken and the motion passed 5-1 (Theobald dissenting).
Consideration of Meeting Minutes: October 16 and November 6, 2014
Eastham moved to approve the minutes for October 16 and November 6, 2014.
Martin seconded.
A vote was taken and the motion carried 6-0
PLANNING AND ZONING INFORMATION:
ADJOURNMENT:
Swygard moved to adjourn the meeting.
Eastham seconded.
A vote was taken and motion carried 6-0.
PLANNING & ZONING COMMISSION
ATTENDANCE RECORD
2014
FORMAL MEETING
TERM
EXPIRES
4/3
4/17
5/1
6/5
6/19
7/17
8/7
8/21
9/2
9/18
10/2
10/16
11/6
11/20
DYER, CAROLYN
O5/16
X
X
X
X
X
X
X
X
X
X
X
X
X
O/E
EASTHAM, CHARLIE
O5/16
X
X
X
X
X
X
X
X
X
X
X
X
X
X
FREERKS, ANN
O5/18
X
X
X
X
O/E
X
X
X
X
X
X
X
O/E
X
MARTIN, PHOEBE
O5/17
X
X
X
X
X
X
X
X
X
X
X
X
X
X
SWYGARD, PAULA
O5/15
X
X
X
X
X
X
X
X
X
X
X
X
X
X
THEOBALD, JODIE
O5/18
X
X
X
X
X
X
O/E
X
X
X
X
X
X
X
THOMAS, JOHN
O5/15
O/E
X
X
X
X
X
X
X
O/E
X
O/E
X
X
X
INFORMAL MEETING
NAME
TERM
EXPIRES
1/2
1/13
2/3
2/20
9/18`
DYER, CAROLYN
O5/16
X
X
X
X
X
EASTHAM, CHARLIE
O5/16
X
X
X
X
X
FREERKS, ANN
O5/18
X
X
X
X
X
MARTIN, PHOEBE
O5/17
X
O/E
X
X
X
SWYGARD, PAULA
O5/15
X
X
X
X
X
THEOBALD, JODIE
O5/18
X
X
X
X
X
THOMAS, JOHN
O5/15
X
X
X
X
X
KEY: X = Present
O = Absent
O/E = Absent/Excused
= Not a Member
= Work Session