HomeMy WebLinkAbout05-07-2015 Planning and Zoning CommissionPLANNING AND ZONING COMMISSION
Thursday, May 7, 2015 - 7:00 PM
Formal Meeting
Emma Harvat Hall
Iowa City City Hall
410 E. Washington Street
AGENDA:
A. Call to Order
B. Roll Call
C. Public Discussion of Any Item Not on the Agenda
D. Development Item
Discussion of an application submitted by Joseph Clark for a preliminary plat of
Windmill Heights, a 22-lot, 6.94 acre residential subdivision located south of Rochester
Avenue, east of Green Mountain Drive and west of Teton Circle. (SUB15-00008)
E. Code Amendment Item
Discussion of an amendment to Title 14, Zoning to create an exemption from the floor
area ratio limitation and establish new height standards for hospitals located in the
Commercial Office (CO-1) Zone.
F. Comprehensive Plan Items
Consider a motion setting a public hearing for May 21 on an amendment to the
Comprehensive Plan: The 2015 South District Plan
G. Consideration of Meeting Minutes: April 16, 2015
H. Planning & Zoning Information
I. Adjournment
Upcoming Planning & Zoning Commission Meetings
Formal: May 21 / June 4 / June 18
Informal: Scheduled as needed.
STAFF REPORT
To: Planning & Zoning Commission Prepared by: Sarah Walz and Bailee McClellan
Item: SUB15-00008 Date: May 7, 2015
Windmill Heights
GENERAL INFORMATION:
Applicant:
Joseph G. Clark
310 E. Burlington Street
Iowa City, IA 52240
319-631-1894
gjc1974@msn.com
Property Owners:
James A. and Loretta C. Clark
414 E. Market Street
Iowa City, IA 52245
319-631-1894
gjc1974@msn.com
Requested Action:
Preliminary plat approval
Purpose:
Development of a 6.94-acre, 22-lot residential
subdivision
Location:
Rochester Avenue between Green Mountain Drive
and Teton Circle
Size:
6.94 acres
Density:
3.17 units per acre
Existing Land Use and Zoning:
Vacant, RS-5
Surrounding Land Use and Zoning: North:
Vacant, ID-RS
South:
Residential, RS-5
East:
Residential, OPD-5
West:
Residential, RS-5 and OPD-5
Comprehensive Plan: Northeast Planning District
Neighborhood Open Space District: NE2- Pheasant Hill/Lemme
File Date: March 26, 2015
45 Day Limitation Period: May 14, 2015
BACKGROUND INFORMATION:
The applicant, Joseph G. Clark, has requested preliminary plat approval for Windmill Heights, a
6.94-acre, 22-lot single-family residential subdivision located on Rochester Avenue between
Green Mountain Drive and Teton Circle. The proposed subdivision provides an east -west
connection between two adjacent neighborhoods via Green Mountain Drive and North
Westminster Street.
ANALYSIS:
Current zoning: The property is zoned Low Density Single -Family Residential (RS-5). The RS-5
zone is intended to provide housing opportunities for individual households. The minimum lot size
allowed in the RS-5 zone for detached single-family housing is 8,000 square feet with a minimum
lot width of 60 feet. The proposed lots range in size from 8,388 square feet to 14,312 square feet
for a lot at the base of the cul-de-sac. The resulting density is just over 3 units per acre. The
proposed subdivision is consistent with the standards for the RS-5 zone.
Compliance with Comprehensive Plan: The Northeast District Plan shows the subject
property in the Pheasant Hill Neighborhood of the Northeast District. The subject property is the
only undeveloped area in this neighborhood. The Northeast District Plan indicates that this
property is suitable for single-family residential development similar to the development patterns
that surround it.
Compatibility with neighborhood: Areas to the west, east, and south of the subject property
are fully developed with single-family housing. The design of the subdivision and the density of
housing are consistent with the existing neighborhood. The area north of Rochester Avenue is
undeveloped.
Subdivision and street design: Primary access to the proposed subdivision is from Rochester
Avenue, an arterial street. Windmill Place, an approximately 310-foot cul-de-sac, provides the
access to all but one of the lots. To ensure street connectivity and efficient routes for emergency
and public services, cul-de-sacs are generally discouraged except when it can be demonstrated
that environmental constraints, existing development, access limitations, or other unusual
features prevent the interconnection of streets in abutting subdivisions. Due to the size and
configuration of the property and the existing street pattern of adjacent developed subdivisions,
a cul-de-sac is unavoidable for the proposed subdivision.
Green Mountain Drive to the west of the subject property and Westminster Street to the east of
the property will be extended to connect to Windmill Place and provide accessibility to the
surrounding neighborhoods.
The preliminary plat shows Lots 2 and 3 along Rochester Boulevard as corner lots with
additional area to accommodate a 40-foot setback from the arterial street.
Environmentally Sensitive Areas: There are no known environmentally sensitive areas as
defined by the Sensitive Areas Ordinance on the subject property.
Traffic implications: The proposed subdivision will have access from Rochester Avenue to the
north, from an extension Westminster Street to the east, and from an extension of Green
Mountain Drive to the west. Most vehicular traffic will likely rely on Rochester Avenue, which is
an arterial street designed to convey traffic moving across the district. Green Mountain Drive
and Westminster will both convey traffic to the south to Washington Street, which runs between
Scott Boulevard and First Avenue. This will provide convenient vehicular, bike, and pedestrian
routes to Lemme Elementary and to City High School.
Neighborhood parkland or fees in lieu of: The Neighborhood Open Space Requirements
require 6,185.52 square feet of dedicated open space or fees in lieu of for the 6.94-acre proposed
subdivision. Because the proposed subdivision does not set aside land for a neighborhood park,
the applicant will be required to pay a fee in lieu of neighborhood open space equivalent to the
value of 6,185.52 square feet of property. This requirement will need to be addressed in the legal
PCMStefi Repmtstsub15-=08 staff mpmt.dom
papers for the final plat. Such fees may applied to improvements at Pheasant Hill Park.
Storm water management:
The intent of the proposed stormwater management plan is to store the majority of runoff from
the Windmill Estates subdivision on Lots 15 and 16, allowing overflow into an existing
stormwater detention basin on adjacent private property to the west. The existing basin is located
on (4) private residential lots immediately west of Windmill Heights in the Washington Park 10 and
Green Mountain subdivisions. The Washington Park 10 basin is maintained by each lot owner.
While the lot owners have not signed easement agreements to allow overflow, the applicant
has submitted signed statements from the property owners indicating their agreement to the
plan being proposed with this application.
The applicant's engineer has reviewed the existing basin designs and believes there is capacity
to safely accept overflow. The City engineer has not received calculations in order to verify that
there is adequate capacity and a workable design for stormwater overflow. Staff cannot issue a
grading permit for the site until Storm Water Easement and Grading Easement documents have
been approved and signed by impacted residential lots impacted by lots west of the basin. Due
to concerns with ongoing maintenance responsibility for each basin, City review of the Storm
Water Easement documents prior to signature and acceptance. The submittal of signed Storm
Water and Grading Easement Documents are also required prior to final plat approval.
Sanitary Sewer:
The applicant proposed to provide sanitary sewer within an existing public easement to the
south. The City Engineer and City Attorney's Office are reviewing the easement to verify
itssuitability for use for private development.
Infrastructure fees: A water main extension fee of $415 per acre will be due at time of final plat
approval.
STAFF RECOMMENDATION:
Staff recommends deferral of SUB15-00008, a preliminary plat of Windmill Heights, a 6.94-acre,
22-lot residential subdivision located on Rochester Avenue between Green Mountain Drive and
Teton Circle until deficiencies are resolved. Upon resolution of deficiencies, staff recommends
approval.
DEFICIENCIES DISCREPANCIES:
1. The Engineering Department has not received stormwater management calculations.
2. The City must verify that the easement for sanitary sewer is acceptable.
ATTACHMENTS:
1. Location Maps
2. Preliminary Plat
3. Signed letter from neighbors regarding stormwater easement.
Approved by:
)/,-
John Yapp, Development Services Coordinator,
Department of Neighborhood and Development Services
PCMStef' RepWstsub15-000OB staff mpoMdom
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To
Joe Clark
31 O F. Burlington 81,410
Iowa City, Iona 52240
T8: 2tix= A'.ate: 4-i3 2ffi2e:i
Subject to ourapproval of a written easement agreement we are comfortable with your
proposed Plan regarding storm water management for your proposed subdivision that
only involves modifications to and use of the eastern berm of the Washington Dark, Part
10, sma water detention basin and only storm water daining tom your storm water
detention basin into the Washington Park, Part 10storm water detention basin in,
instances of overflow.
hlox� J�',i
To- Joe Clark
310 E. Burlington St., #10
Iowa City, Iowa 52240
P%v, Storm water management
Subject to our approval of a written easement agreement, we are comfortable with your
proposed plan regarding storm water management for your proposed subdivision that
only involves modifications to and use of the eastern bean of the Washington Park, Part
10, storm water detention basin and only storm water draining from your storm water
detention basin into the Washington Park, Part 10, storm water detention basin in
instances of overflow.
To: Joe Clark
310 E- Burlington St, # 10
Iowa City, Iowa 52240
Re: Storm water management
Subject to our approval of a written easement agreement, we are comfortable with your
proposed plan regarding storm water management for your proposed subdivision That
only involves modifications to and use of the eastern berm of the Washington Park, Part
10, storm water detention basin and only storm water draining from your storm water
detention basin into the Washington Park, Part 10 storm water detention basin in
instances of overflow.
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7
� Y�� c•
CITY OF IOWA CITY
W d d4 L V xD U M
Date: April 30, 2015
To: Planning and Zoning Commission
From: Karen Howard, Associate Planner
Re: Amending FAR and height standards for Hospitals in the CO-1 Zone
Background: The City recently received a request from the architects working with Mercy
Hospital on plans for a new building at the corner of Johnson and Jefferson Streets where
Mercy currently has a surface parking lot. The property is zoned Commercial Office (CO-1).
Hospitals are a permitted use in the CO-1 Zone. Initially, Mercy would like to build a one story
building, but would like to construct it to support up to three additional stories in the future.
Changes made to the zoning ordinance during the 2005 zoning code rewrite project will
inadvertently prevent Mercy from constructing any new building on this site. While there are no
current plans to redevelop its other surface parking lot at the corner of Dodge and Bloomington
Streets, height limitations and floor area ratio (FAR) provisions may also prevent future
redevelopment at this site. Prior to adoption of the new zoning code in 2005, there was a clause
in the zoning ordinance that stated, "Hospitals which existed on August 7, 1962, shall be exempt
from and may expand without compliance with the dimensional requirements." Because this
clause was deleted during the rewrite, the buildings that currently exist on the subject block
between Market and Jefferson are nonconforming with the building height and FAR standard in
the CO-1 Zone.
The CO-1 Zone has a maximum FAR of 3, except where the lot abuts or is across the street
from a single family residential zone. In such a case the FAR is 1. The subject hospital property
encompasses the entire block bounded by Market, Van Buren, Johnson, and Jefferson Streets.
As shown on the snapshot of the zoning map below, this property is surrounded by CO-1, RM-
44, and MU zoning, except along a portion of its Johnson Street frontage where it is across the
street from a RNS-12 Zone. Due to this adjacency, the entire block is restricted to an FAR of 1
and a height limit of 25 feet. According to the architect, the current FAR of the existing
development on the property is approximately 2, so no additional building may occur on this
block unless the ordinance is amended to reinstate some sort of exemption for the hospital.
2
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May 1, 2015
Page 2
Discussion of Solutions: Staff finds that the current zoning regulations are creating a
restriction that will unduly prevent Mercy Hospital from redeveloping its surface parking lots into
usable building space. The hospital complex is well established in the neighborhood and
facilities and activity associated with the hospital are an expected part of life in this area. In
addition, active building space will create a more pedestrian -friendly character to the street than
surface parking lots. However, there is also a public interest in ensuring that taller and/or bulkier
buildings in commercial zones are designed in a manner that is sensitive to lower scale
development in abutting residential zones. Therefore, staff suggests that a modified version of
the previous exemption be reinstated that establishes a maximum height standard consistent
with other portions of the hospital with a required 20 foot fagade step -back above the 3`d story
along any property line that abuts or is across the street from a single family residential zone.
Staff also recommends exempting hospitals from the FAR standard, since its purpose is
somewhat redundant to the height and step -back requirements we are proposing. The
suggested upper floor step -back provision will help to reduce the scale and mass of any taller or
larger hospital building where it interfaces with an abutting single family zone.
With regard to other dimensional standards in the CO-1 Zone, the setback provisions will still
apply to the hospital, including the provision that states that "where a side lot line or rear lot line
abuts a residential zone, a setback at least equal to the required setback in the abutting
residential zone must be provided along the residential zone boundary." These are standards
that apply in all commercial zones. The architects for Mercy Hospital have indicated that the
setbacks for the proposed new building will be similar to the other building on the block, which
has a generous landscaped setback between the public sidewalk and the building.
Note that in the suggested amendment to the table footnote below, staff is also suggesting a
clarification to the language that is unrelated to the hospital. The suggested change will make it
clear that the FAR limit in the CO-1 Zone is generally 3, but is limited to 1 in locations abutting a
single family residential zone. The restriction to 1 was never intended to apply to adjacencies to
other non-residential zoning districts, such as Public Zones, Office Research Park and
Research Development Park Zones, but rather is intended to ensure compatibility with single
family neighborhoods. Hopefully, this correction will prevent future problems in other CO-1
zoned areas.
Recommendation: Staff recommends amending Title 14, Zoning, as follows. Underlined text is
new language proposed and the strike -through notation indicates language to be deleted.
Amend 14-2C-4C-1d. by adding a new subparagraph (4) as follows:
Amend footnote 3. Of Table 2C-2(a), Dimensional Requirements for All Commercial Zones,
Except the MU Zone, as follows:
3. Maximum FAR is 4 3, except for lots that abut or are across the street from R . , G, OF; Wines
a single family residential zone, in which case the maximum FAR is 31.
the Atrapt s.. m one G, GF I aenes. Hospitals are exempt from the FAR limit in the CO-1 Zone.
Approved by:
"4
John Yapp, De
Department of
services coordinator
)od and Development Services
IOWA CITY
South District Plan
II1mmile :;ONU■MON=611M0M9e1:■:11•l 9:1161167DIN:NOMBMD11MAM11011NO0MO M'I:G:aTA114 M
South District Plan
City of Iowa City, Iowa
City Council
Kingsley Botchway
Rick Dobyns
Terry Dickens
Matthew Hayek
Susan Mims
Michelle Payne
Jim Throgmorton
Planning and Zoning Commission
Carolyn Dyer
Charles Eastham
Ann Freerks
Phoebe Martin
Paula Swygard
Jodi Theobald
John Thomas
City Manager
Tom Markus
Department of Neighborhood and Development Services
Doug Boothroy, Director
John Yapp, Developments Services Coordinator
Robert Miklo, Senior Planner
Karen Howard, Associate Planner
Sarah Walz, Associate Planner
Emily Ambrosy, Mapping
Kay Irelan, Mapping
Bailee McClellan, Intern
Ashley Zitzner, Intern
Kirk Lehmann, Intern
iv
TABLE OF CONTENTS
Introduction 1
Housing 13
Neighborhood Quality 23
Parks, Trails, and Open Space 29
Streets and Transportation 37
Commercial Development 47
South District Plan Map 53
Introduction
The Comprehensive Plan is intended to promote patterns of land use, urban design, infrastructure,
and services that encourage and contribute to the livability and sustainability of Iowa City and its
neighborhoods. As elements of the Comprehensive Plan, district plans relate specifically to the histo-
ry and existing conditions at a more local, neighborhood level. The goals and objectives in the dis-
trict plans addresses issues of housing and quality of life, transportation, commercial development
and parks, trails, and open space particular to specific areas of the community. These plans are advi-
sory documents that are intended to direct and manage change over time. They serve as a guide for
decision -making, deliberation, and investment for both the public and private sector.
Originally adopted in 1997, the South District Plan was Iowa City's first completed district plan. Fol-
lowing the Iowa City Community School District announcement that a new elementary school, Archi-
bald Alexander, would open in South Iowa City in 2015, City Council directed planning staff to up-
date the existing district plan. The updated plan would consider new neighborhoods surrounding the
school develop in light of the sustainability goals of the IC2030 Comprehensive Plan and the priori-
ties of the City's Strategic Plan (November, 2013).
The new elementary school and the road extension and infrastructure that serve it represent a sub-
stantial investment made by the taxpayers of our community. It is therefore in the public interest to
plan proactively for the long-term health and stability of new and existing neighborhoods to ensure
the full benefit of that investment. The update to the South District Plan therefore focuses on cre-
ating walkable neighborhoods served by a network of interconnected streets that enhance opportu-
nities not only for alternative transportation butfor neighborhood cohesion and social interaction.
The plan calls for the integration of a variety of housing options to accommodate a range of house-
hold types and to support the extension of transit and supportfor small neighborhood commercial
nodes. It seeks to strengthen and enhance existing neighborhoods and improve access to parks,
commercial areas, and employment centers. Finally, the plan recognizes the opening of the new
school as an opportunity to re -envision South Iowa City —to foster a positive identity and sense of
community based on its environmental and recreational assets and its culturally diverse population.
The South District is one of ten planning districts in Iowa City.
The Iowa City Community School District hosted a
groundbreaking for the new Archibald Alexander Elemen-
tary School in June 2014. The new school, scheduled
open in fall 2015, will have a capacity of 500 students.
The City of Iowa City Parks and Recreation Department
partnered with the School District, contributing funds to
enlarge the school gymnasium so that it serve the com-
munity after school hours.
2
The public workshop for the South District Plan took
place on October 6 at Grant Wood Elementary. The work-
shop was an opportunity for residents, property owners,
developers, and other interested members of the com-
munity to meet face-to-face to discuss the future of
South Iowa City. It was also a chance for members of the
public to engage with City staff to better understand
development processes, provision of and services, exten-
sion or improvements in infrastructure, as well as preser-
vation of open space and zoning.
Public Participation
Public input is vital to any comprehensive planning effort. Residents, property owners, area busi-
nesses, community organizations, public service agencies, and other interested citizens helped for-
mulate the goals and objectives for this update to the South District Plan through their participation
in one or more planning activities.
To initiate the process staff conducted a series of interviews with neighborhood advocates and rep-
resentatives of community groups, realtors, and property owners with additional feedback gath-
ered at a series of neighborhood events—Wetherby's Party in the Park, National Night Out, and
Grant Wood Elementary's back -to -school event. An online survey gathered additional information
from 70 respondents.
Owners of large tracts of land located outside city limits, but within the growth area, were invited
to discuss future plans for their property on an individual basis. From these workshops, community
forums, and one-on-one discussions, a set of common themes emerged.
A community workshop was held at Grant Wood Elementary on October 6, 2014 to gather infor-
mation on what makes the South District attractive and livable as well as what is challenging about
living, working, or doing business in South Iowa City. Workshop participants discussed how to build
on the assets of the area, including the many environmental and recreational assets and the new
south elementary school.
Other Sources
The South District Plan also draws from outreach and interviews completed by the Broadway
Neighborhood Center, including a set of strategies formulated as a result of community workshops
and surveys conducted by that agency in (2008). The plan was also informed by the Broadway
Neighborhood Community Assessment, a 2004 report authored byJulie A. Spears M.S.W., M.A. and
Miriam J. Landsman, Ph.D., M.S.W. (University of Iowa School of Social Work, National resource
Center for Family Centered Practice). These reports represent substantial input from minorities and
renters, two groups that may have been underrepresented at the community workshop.
Plan Implementation
The South District Plan will be used as a guide for future development or redevelopment within the
district and for preserving and improving valuable assets of the area. Achieving the goals and objec-
tives included in this plan will take time and the combined effort of the City, area residents, property
owners, businesses, community non -profits, and neighborhood organizations.
• City staff, the Planning and Zoning Commission, Board of Adjustment, and the City Council will
rely on the plan as a guide when reviewing development and rezoning requests and setting
funding priorities for public infrastructure, services, or programming.
• Neighborhood groups, non -profits, and other interested organizations within the community
will use the plan to design programming and events and to advocate for investment (including
grants), improvement, and preservation.
• Property owners, businesses, real estate professionals, and developers should use the plan as
framework for their own decision -making and investment as the plan to purchase, sell, or devel-
op property.
The Iowa City Comprehensive Plan
Any effective planning effort must be grounded in reality —it must take into account the existing lo-
cal conditions and any community -wide goals and policies that have already been agreed upon. The
Iowa City 2030 Comprehensive Plan, adopted in 2013 presents a vision for Iowa City, provides goals
and objectives for realizing that vision, and sets policies for the development and growth of the City
This district plan addresses the unique characteristics of a specific area within the city, it must also
meet the goals and policies adopted as a part of the larger Comprehensive Plan.
Neighborhoods are at the heart of what makes Iowa City a great place to live. What follows is a set
of general principles from for maintaining and building healthy neighborhoods. New development
and redevelopment should adhere to these principles as well.
Preserve Historic Resources and Reinvest in Established Neighborhoods: Adopting strategies to
assure the stability and livability of Iowa City's historic and established neighborhoods helps to pre-
serve the culture, history, and identity of Iowa City. Investing in the neighborhoods that are closest
to major employers in the city preserves opportunities for people to live close to work, school, and
shopping; promotes walking and bicycling; and reduces vehicle miles traveled. In addition, many es-
tablished neighborhoods contain affordable housing options along walkable, tree -lined streets
where City services and infrastructure are already in place and where neighborhood elementary
schools and parks are the focal point of neighborhood activity and identity.
MAKE NO SMALL PLANS .. .
The goal to repurpose a retired sand dredging pond as a
nature park was drawn from public input during the
original South District Planning effort in 1997. It would
take another 15 years to make the vision into reality.
In 2006, the City purchased 158 acres, including the
"Sand Lake," from S & 1 Materials. An additional 49
acres were later acquired to extend the park to the
riverfront. A master plan was drafted for the park with
community input. The City covered half of the $6.5
million dollar park development with general obligation
bonds with the remainder covered by private donations
and grants, including a $1.2 million CAT Grant from
Vision IOWA.
The park officially opened in 2013 as Terry Trueblood
Recreation Area, and features bike and pedestrian
trails, water craft rental, fishing, birding, picnicking, and
ice skating as well as a popular lodge for receptions and
other events. The successful process of transforming
this former quarry site into a natural feature is the re-
sult of a collaborative effort of the City, its Parks and
Recreation Department, community advocates, busi-
nesses, individual donors, and grant agencies.
rl
A SCHOOL IS THE CENTER
OF A NEIGHBORHOOD
Housing built at a reasonable density en-
sures that a significant portion of the
school population lives near enough to
walk if they choose. It also increases the
likelihood that a neighborhood will sustain
a population of young families with chil-
dren to attend the school overtime.
Above: there are 428 single-family homes
within a quarter mile of Grant Wood Ele-
mentary School (the area within the yellow
circle). Below: School District Student Den-
sity Map shows that approximately 170
school age children live within a quarter
mile of the school. This is comparable to
other eastside elementary schools with
high student densities (e.g. Lemme and
Lucas).
Compatible Infill Development: Quality infill development plays an important role in neighbor-
hood reinvestment and may include rehabilitating existing structures or encouraging new develop-
ment of vacant, blighted, or deteriorated property. Development of infill sites should add to the
diversity of housing options without compromising neighborhood character or over -burdening in-
frastructure, including alleys and parking.
Compact Development: Compact development makes efficient use of land and reduces costs asso-
ciated with the provision and maintenance of public improvements, such as streets, sewers and
water lines. This benefits developers and tax payers. Narrower lot frontages combined with smaller
lots sizes reduces the overall cost of new housing construction, creating opportunities for more
moderately priced housing.
Diversity of Housing Types: A mix of housing types within a neighborhood provides residential op-
portunities for a variety of people, including singles, couples, families with children, and elderly per-
sons. Integrating diverse housing sizes and types throughout the community increases the oppor-
tunity for people to live in the same neighborhood throughout the stages of life. A rich mix of hous-
ing within a neighborhood may include single-family homes on small and large lots, townhouses,
duplexes, small apartment buildings, and zero -lot -line housing, as well as apartments in mixed -use
buildings located in neighborhood commercial areas and the Downtown.
Affordable Housing: By allowing for a mix of housing types, moderately priced housing can be in-
corporated into a neighborhood, rather than segregated in one or two areas of the community.
Small multi -family buildings can be incorporated on corner lots adjacent to arterial streets, and
townhouses and duplex units can be mixed with single family homes within a neighborhood. Apart-
ments located above commercial businesses provide needed housing while increasing the local cus-
tomer base for the commercial establishments.
Neighborhood Schools: Neighborhood schools, particularly elementary schools, are an integral
part of healthy, sustainable neighborhoods. Schools serve not only as centers of education but as a
focal pointfor community gathering and neighborhood identity. In addition, the school grounds
provide opportunities for exercise and recreation for neighborhood residents throughout the year.
Neighborhood elementary schools have a symbiotic relationship with the surrounding neighbor-
hood where the school is an essential element that contributes to the quality of life. This in turn
contributes to the social connections, identity, safety, and well-being of the families whose children
attend the school.
Neighborhood Commercial Areas: Neighborhood commercial areas can provide a focal point and
gathering place for a neighborhood. The businesses within a neighborhood commercial center
should provide shopping opportunities within convenient walking distance for the residents in the
immediate area. The design of the neighborhood commercial center should have a pedestrian orien-
tation with the stores placed close to the street, but with sufficient open space to allow for outdoor
cafes and patios or landscaping. Parking should be located to the rear and sides of stores with addi-
tional parking on the street. Incorporating apartments above shops and reserving public open space
are two ways to foster additional activity and vitality in a neighborhood commercial area. Some as-
pects of commercial development such as auto -oriented uses, parking lots, bright lights, and sign -
age needed to be located, screened, or buffered so that they do not detract from nearby residential
uses.
Interconnected Street System: Grid street systems help to reduce congestion by dispersing traffic,
since there are multiple routes to get from pointA to point B. In addition, by providing more direct
routes, interconnected streets can reduce the vehicle miles traveled each day within a neighbor-
hood, provide more direct walking and biking routes to neighborhood destinations, and reduce the
cost of providing City services.
Streets as More than Pavement: Streets and the adjacent parkways and sidewalks can be en-
hanced and planned to encourage pedestrian activity. Street trees, benches, sidewalks, and attrac-
tive lighting along the street help create pleasant and safe public spaces for walking to neighbor-
hood destinations and for socializing with neighbors. Streetscape amenities help establish a sense of
distinction, identity, and security within a neighborhood. In residential neighborhoods, narrower
street pavement widths slow traffic, reduce infrastructure costs, and allow for a more complete tree
canopy over the street.
Shallow Front Yard Setbacks: Placing homes closer to the street allows more backyard space and
room for garages and utilities if there is also an alley located behind the home. Shallow setbacks (15-
20 feet is the code standard for residential uses) combined with narrower street pavement widths,
create a more intimate pedestrian -scale public space along the street, which encourages walking
and social interaction.
Use of Alleys: Providing parking and utilities from a rear alley or private lane is particularly advanta-
geous in neighborhoods with narrower lot frontages. This arrangement reduces driveway paving
and interruptions to the sidewalk network, allows more room for front yard landscaping, and in-
creases the availability of on -street parking forvisitors. In addition, when garages are accessed from
alleys, vehicular traffic and congestion on residential streets is reduced.
EFFICIENT NEIGHBORHOOD LAYOUT
URBAN SPRAWL
GETTING FROM HERE
TO EVERYWHERE
An interconnected street system is inte-
gral to making a neighborhood walkable
and to ensuring that all residents have
access to the amenities and services with-
in the neighborhood. An interconnected
street system also reduces travel times,
provides alternative routes, and allows
more efficient provision of services.
CREATING A SENSE OF PLACE
As new development occurs, small parks or
pocket parks (less than an acre) could help
preserve the sense of open space that resi-
dents consider a defining characteristic of
South Iowa City.
Small public or private open space may be
used to preserve environmental features or
provide stormwater features. These spaces
also provide opportunities for social interac-
tion and neighborhood identity. Pedestrian
or bike connections between residential are-
as and schools or parks create will help en-
hance walkability in the district.
Pedestrian/Bikeway Connections: Important neighborhood destinations, such as parks, schools,
bus stops, and neighborhood shopping centers should be readily accessible by pedestrians and bicy-
clists. This requires a continuous sidewalk system, strategically located trails, and on -street bicycle
facilities. Bike routes that intersectwith key neighborhood destinations may be aligned along neigh-
borhood streets or constructed in stream buffer areas or within major sanitary sewer easements. A
pleasant streetscape with trees and appropriate building setbacks and driveway separation creates
an environment that is safe and appealing for pedestrians and cyclists.
Parks, Trails and Open Space: Neighborhood parks are small, one- to seven- acre open spaces that
provide a focal point for informal gatherings and recreation within easy walking distance from most
homes in the neighborhood. Neighborhood parks should be centrally located or situated adjacent to
a school or a neighborhood commercial area and designed as an integral part of an interconnected
system of open space with trails or wide sidewalks to connect neighborhood parks with larger com-
munity and regional parks. Preservation of sensitive areas, such as wetlands, woodlands, and stream
corridors and their buffers, provides an opportunity to shape and enhance a neighborhood, while
maintaining scenic and natural resources and wildlife habitat. Wherever possible, natural features,
such as waterways and woodlands, should be incorporated as key amenities within parks and along
trail systems.
Buffer Residential Development from Incompatible Uses: To help assure the long-term livability of
neighborhoods, provide sufficient buffers between residential development and land uses and activ-
ities, such as the waste water treatment plant, Interstate 80 and Highway 218, and the landfill.
Public Safety: Iowa City works to ensure public safety throughout the community. The establish-
ment of Fire Station 4, the Police Substation at Pepperwood Plaza, and cooperative efforts with
neighborhood groups, schools, and the University of Iowa demonstrate this commitment. Resources
are directed toward education, crime prevention, and enforcement to enhance the quality of life in
Iowa City.
7
HOW WE DEFINE THE SOUTH PLANNING DISTRICT
The South District Planning District in-
cludes all land within the Iowa City
growth boundary south of Highway 6
and east of the Iowa River. The growth
boundary is drawn to indicate the area
of land that can be served by the south
sanitary sewer facility without need for
lift stations. Thus the boundary does
not extend further south than the south
wastewater treatment facility.
A large wetland conservation area lo-
cated east of the Sycamore Greenway
and south of a future extension of
McCollister Boulevard cannot be devel-
oped and thereby serves as a natural
boundary for urban development.
The South Planning District contains
approximately 3,000 acres or 4.7 square
miles, including land not currently with-
in City Limits. A 2006 Public Works land
inventory indicated approximately
1,695 of vacant, developable land with-
in the district. If built out at an average
of 2.3 dwelling units per acre, the study
estimated that another 3,900 house-
holds could be established within this
portion of the community. Most recent-
ly constructed neighborhoods have
developed at a density of 3.0 units per
acre or greater.
Areas shaded in red are within the dis-
trict boundaries, but outside
current city limits
City Limits
District Boundary
H
Although few physical signs remain of early human
settlement in South Iowa City, archaeological evi-
dence indicates that South Iowa City has been the site
of human occupation for millennia A 2,000 year old
dwelling and associated features were excavated at
Napoleon Park —the earliest prehistoric structure
found in the entire Iowa River Valley.
The McCollister -Showers farmstead is one of the few
remaining historic structures in South Iowa City.
Historic Context
Iowa City's historic roots may be traced to areas along the river, south of Highway 6. John Gilbert
(the historic figure for whom Gilbert Street is named) was likely the first white man to make a home
in this part of the state. In 1826 he set up a trading post near the mouth of Snyder Creek, just south
of the planning district boundaries, and began exchange with a Meskwaki Indian Village in the area,
thought to have had a population of around 1,000 people.
In 1837, Gilbert laid out the town of Napoleon at or nearwhat is now Napoleon Park. Ayear later
there were 237 white settlers in the area. Napoleon served as the county seat and the location of
the first county court house and post office, from 2 Mar 1839 until 14 Nov 1839 when Iowa City was
declared the new county seat. A log cabin and one frame house were the only buildings ever erected
on the town site. The log cabin that served as the first courthouse stood across from what later
would become the McCollister Farmstead. The establishment of Iowa City as the territorial capital
and county seat in 1839 marked the beginning of the end for the fledgling town of Napoleon.
Philip Clark was one of the first individuals persuaded by Gilbert to settle in this area. The McCollister
-Showers farmstead located at 2460 South Gilbert Street is situated on land that was park of Clark's
original 1837 claim. In 1863, the property was purchased by James McCollister and over the next
few decades grew to be a farm containing about 750 acres. The McCollister -Showers home was con-
structed in 1864 and expanded in 1880. The ten -acre farmstead that remains is listed on the Nation-
al Register of Historic Places. McCollister Boulevard and bridge commemorate the role the McCollis-
terfamily played in early Iowa City history.
Another mid 191h century home, located on propertyjust to the north of the McCollister -Showers
farmstead, sits on atop the hill at Friendly Farm at the south terminus of Waterfront Drive. Based on
its Greek Revival architecture and design, it likely predates that construction of the McCollister -
Showers home. Although little is known definitively about its history, maps suggest the property was
possibly owned by Cyrus Sanders who came to Johnson County in 1839, purchasing the claim of A.D.
Stephens on the edge of Iowa City. Sanders held the position of Johnson County Surveyorfor nearly
fifteen years (1839/40 until 1855). These two farmsteads are the most visible links that remain the
early white settlement in South Iowa City.
Environmental Context
Water plays an enduring role in South Iowa City, presenting both obstacles and oppor-
tunities. Flooding along the Iowa River, which forms the district's western boundary
along with the presence of streams, wetlands, drainage ways, and hydricsoils in other
areas of the district, limit where and how development may occur. Due to high
groundwater levels, especially in areas east of Sycamore Street, stormwater manage-
ment is a majorfocus of development plans and, in some areas (esp. east of the Syca-
more Greenway trail, a shallow water table may preclude the construction of base-
ments.
Outside of Iowa City limits, South Gilbert Street becomes Sand Road, a testament to
the distinct geology in this part of our community. Much of South Iowa City consists of
sandy soils deposited by the Iowa River during the last glacial period. A sand dune that
formed during the post glacial period is a prominent geologic feature, now preserved
as Sand Prairie Park.
Sand dredging, an important industry in South Iowa City during the latter part of the
twentieth century, left a humanmade mark upon the landscape. When dredging activ-
ities were discontinued in the 1990s the Parks and Recreation Department purchased
the 'sand lake' and later developed the site as Terry Trueblood Recreation Area —a
regional park. Currently, a smaller dredging pond to the east of Gilbert Street is being
filled with materials excavated for expansion of the University Children's Hospital.
While this might otherwise be an ideal location for residential development, the prop-
erty will require a geotechnical analysis to determine its development potential.
Snyder Creek forms the district's eastern limit, meandering south and west toward the
river through an extensive system of wetlands known as the Snyder Creek Bottoms.
This five -square mile wetland area absorbs and filters stormwater before it reaches
the Iowa River, reducing flooding and pollution and supporting wildlife habitat, espe-
cially for migratory and game birds that rely on wetlands and isolated ponds. Though
outside city limits, a unified strategyfor protecting and restoring the function of these
wetlands would provide an opportunityforan outdoor attraction that would benefit
county and city residents alike.
While these sensitive environmental features limit development, they also provide
opportunities for public parks and trails as well as private open space, and are defining
elements of South Iowa City's identity and sense of place.
THE SYCAMORE GREENWAY
Each time it rains, stormwater passes over roofs, pavement, and
other land surfaces picking up pollutants such as oil, salt, lawn
chemicals, and eroded soil before flowing untreated through the
storm sewer system into creeks and rivers. This is how most city's
handle stormwater, but a one square mile watershed in south
Iowa City relies on an alternative system.
Designed by University of Iowa geoscience professor Lon Drake,
the Sycamore Greenway is an example of green infrastructure
unlike any other in Iowa. The 52-acre system consists of chain of
22 intermittent wetlands that flow into a larger series of crescent
-shaped wetland cells effectively holding and filtering storm wa-
ter runoff from hundreds of residential properties.
The Greenway also provides wildlife habitat. More than 130 bird
species, including sandhill cranes, may be observed along the
Greenway, and hundreds of waterfowl visit the area each year
during migration season. A popular 2 % mile paved trail winds
through the Greenway connecting surrounding neighborhoods to
Kickers Soccer Park.
10
THE GROWTH OF
SOUTH IOWA CITY
What you can see in the picture: Residential development south of
Highway 6 began with the Hilltop Mobile Home Park and the area that
is now the Grant Wood Neighborhood. Above Development on modest
tract housing along Hollywood Boulevard; Western and Union Roads;
and Arizona, California, and Nevada Avenues. This neighborhood had
ready access to the new Proctor and Gamble plant just to the north via
Fair Meadows Blvd.
1970
What you can see in the picture: Residential development expanded
in the 1960s and 1970s to include the Bon Aire mobile home park and
single-family detached housing extends east of Sycamore as part of the
Hollywood Subdivision and south of Lakeside Drive around Regal Lane.
Lake Side Apartments (today called Dolphin Lake Pointe) was originally
developed as student housing. Commercial development is visible in
the location of Pepperwood Plaza and Sycamore Mall was established.
Outside the district, industrial uses expanded along Highway 6.
11
••1
Whatyou can see in the picture: Residential neighbor-
hood development was more fully built out during the
1980s and early'90s along both side of Sycamore Street
as far south as Burns and California Avenues and the Pep-
perwood subdivision was well underway. Bon Aire Mobile
Home Park expanded. Wetherby and Napoleon Parks
were both established along with Grant Wood School.
Sand Lake was becoming visible as a sand dredging pond.
In this aerial, wetlands are visible along in the area west
of Snyder Creek.
Residential development is underway in the Sandhill Es-
tates subdivision off South Gilbert Street and the Pepper -
wood Neighborhood is fully built out. New subdivisions
are being constructed south of Lakeside Drive and
Wetherby Drives. Multi -family development was con-
structed south of commercial areas along Keokuk Street
and Cross Park Avenue. In the far eastern part of the dis-
trict, the Saddlebrook area, which began with manufac-
tured housing around Paddock Circle, has expanded to
include townhomes and multi -family and duplexes along
Heinz Road. The Sycamore Greenway is established with a
trail and Sand Lake, retired as a dredging area, is trans-
formed into a regional attraction as Terry Trueblood Rec-
reation Area.
12
Housing
Avariety of housing options ranging from manufactured housing, townhomes, apartment complex-
es, duplexes, and single-family detached homes provide opportunities for people of a variety of in-
come levels, ages, and household types in South Iowa City. This has allowed many residents to start
their adult lives here as renters, own a first home, and transition within their neighborhood as their
households grew or changed over time.
While more than half of the housing within the South District is single-family, detached units, there is
considerable variety in home sizes, prices, and styles. Housing development that slowed during the
economic recession in 2008, has picked up considerably over the past 3-4 years. The announcement
of the new school location on South Sycamore Street will add to the demand in this area. As Grant
Wood School is relieved of overcrowded conditions, the surrounding neighborhood should once
again become more attractive forfamilies with young children.
Single -Family Housing
The development of single-family residential neighborhoods in South Iowa City began in the late
1950s with subdivisions south of the Proctor and Gamble property. The Fairmeadows and Hollywood
subdivisions, featured modest tract housing on small lots, providing an affordable option for workers
to live close to the Highway 6 industrial area.
Between 1960 and 1990, single-family neighborhoods extended to the west of Sycamore and south
to Amber and Regal Lanes with housing characteristic of the period —a mix of split level and ranch
homes with attached garages. By the early 1990s, most of the single family zone north of Lakeside
Drive and Burns Avenue was platted and developed, including the Pepperwood Neighborhood.
Neighborhood design is typical of the postwar period, with curvilinear or u-shaped streets and long
block lengths or, as in Pepperwood Neighborhood and Whispering Meadows neighborhoods, cul-de-
sacs.
By the mid-1990s, development slowed in South Iowa City due to a need for infrastructure improve-
ments. The drafting of the 1997 South District Plan was timed to coincide with construction of the
South River Corridor Interceptor Sewer that would provide the necessary capacity for new neighbor-
hoods west of Sycamore Street. Meanwhile construction of the Sycamore Greenway, a regional
stormwater facility (completed in 2001), made development of neighborhoods east of Sycamore
Streetfeasible by enhancing drainage in an area thatwas otherwise susceptible to flooding.
13
South Iowa City
RENT
43% OWN
;57%
Nai
Homeownership
Iowa City
Based on data from the 2012 Five-year American Community survey.
14
Flood Replacement Housing
Under the Single Family New Construction Program
the City awarded downpayment assistance to 57
homes (single family, duplex and townhomes) in
Census Tract 18 after the floods of 2008. One third
of the homes approved in the program were built
south of Hwy 6 (47 of 141) and limited to home-
ownership. The homes built under this program
more than made up the lost property tax revenues
from the flood buy-out program and gave several
households an opportunity for homeownership.
Newly platted lots in South Iowa City continue to be somewhat smaller than those platted in many
other areas of the city. In part this has to do with the flat topography, which allows for more devel-
opment per acre. In some areas of the district, primarily east of the Sycamore Greenway, a high wa-
ter table limits the construction of basements. These factors have made housing in South Iowa City
affordable by reducing land and construction costs.
Many single family homes in the oldest neighborhoods are small by current standards (less than
1,100 square feet) and lack features considered standard on newer homes, such as attached two -car
garages. While these homes provide an affordable option for many homebuyers, including young
families and singles, maintenance costs for older homes can be higher. The City's Housing Rehabilita-
tion Program provides no -interest and low -interest loan funds available for maintenance and reha-
bilitation for homeowners that fall under certain income thresholds. One objective of the South Dis-
trict Plan is for the City to work with neighborhood associations to make residents more aware of
these programs and, in particular, to encourage upgrades that will increase energy and water effi-
ciency, reducing long-term costs homeownership.
Manufactured Housing
South Iowa City's manufactured housing parks are self-contained neighborhoods, so to speak, with
private streets with limited connection to the surrounding publicstreet pattern. There are three
manufactured housing parks in South Iowa City. Hilltop Mobile Home Park, established in 1957 was
one of the veryfirst residential developments south of Highway 6. Situated on a wooded hillside in
the northwest corner of the planning districtjust south of Southgate Avenue, Hilltop includes 150
lots. Bon Aire Mobile Home Lodge and Paddock Mobile Home Park in Saddlebrook are located in the
far east portion of the planning district along Highway 6. Bon Aire was established in 1967 and in-
cludes more than 350 units. The Paddock, now part of the Saddlebrook neighborhood, was estab-
lished in the mid 1990s and includes 146 units.
Manufactured housing is an important source of affordable housing located close to major employ-
ment centers, including the industrial zone just north of the Highway 6. Many residents prefer man-
ufactured housing over multi -family or other rental housing. However, financing for manufactured
homes is complicated because the land is leased rather than owned these. Since the banking crisis of
2008, mortgages for manufactured housing have become quite expensive. This has driven down the
marketforthese homes. While it is unknown when the manufactured housing sector will recover, it
is in the City's interest to ensure that manufactured housing parks remain safe and welcoming places
to live.
Multi -family Housing
As with manufactured housing, most multi -family development in South Iowa City is clustered close
to Highway 6. Apartment complexes on large tracts of land are organized around parking areas and,
in general, are not integrated with the local street network or block configuration. While this has
some advantages, in terms of buffering single-family uses from the traffic associated with higher
density housing, it also contributes to a feeling of social isolation within the neighborhood. Surveys
conducted by the Broadway Neighborhood Center indicate that some residents of large apartment
complexes feel less of an association with the surrounding residential neighborhood. Because a large
proportion of renters are temporary or new to the area, developing a sense of community, even
with immediate neighbors, takes time. For many residents in the multi -family developments, schools
provide a vital sense of connection.
Over the years there have been problems associated with some multi -family and rental properties in
the South District. These issues have largely arisen due to a combination of poor or inconsistent
management, insufficient maintenance and investment, and (in some cases) poor construction and
site design. Building and site design for multi -family development is particularly important for dis-
couraging criminal activity. Targeted code enforcement and requirements for tenant background
screening have helped to improve the situation in some of the largest complexes.
In 2011 Southgate Development brought all buildings within what was known as the Broadway
Street Condominiums under single ownership. Originally constructed in the 1970s, over the years a
number of buildings within the development had come under the control of separate owners such
that there wasn't consistent management. Within the development large parking areas and other
spaces hidden from view of the street or from apartment windows, began to attract criminal activity.
As the situation worsened, the conditions within these complexes became a concern not only for
residents, but the larger neighborhood and adjacent commercial properties.
Southgate Development invested $5.75 million with the City of Iowa City contributing $900,000 in
federal (CDBG) funds to rehabilitate the apartments. As a condition of federal funding, at leastfifty-
six of the units must be rented to people making less than 80 percent of the area's median income.
These units also have their rents capped at $802 a month, which is the fair market value for a two -
bedroom apartment in the area. Dwelling units were updated and safety of the site was improved by
installing secured entrances, improved lighting, and perimeter fencing. Management also requires
background checks for all residents. In response to neighborhood request, the City located a police
substation in nearby Pepperwood Plaza, and engaged in more active patrol of the area, including
foot patrol. These changes have been successful in reducing crime and providing a safer, more
attractive living environment for residents.
Southgate Development has made substantial invest-
ments in the multi -family housing within South Iowa to
provide consistent management, maintenance, and long-
term investment in properties that were once neglected
or poorly managed.
15
sy
The Lakeside
Apartments,
now Dolphin
Lake Point En-
clave, were
originally con-
structed to
attract UI stu-
dents with
young families.
...0I1
Nino
At
Lakeside Apartments
EMIL— nr lmbr . w huux parlor.+.
e �lahk forrummer rr laU re.t.1 I ONehetl of Jrl((IlyyEE�II l�
�Nlb NY! lull, n, all lud
FrQdWor 11111 tta.
llI eaf "' au ry 4W,ie. m9hllglevabl
:N MI,I iAhlahuul dal Bnd a 111. riCRIL Ntl
Plwiell,, Ne ein rypM.
' Rvillale wm f jlus. .l' wLl aw c.o Irk.
lurnuluW by lll. manes[ m �uur r . lum ! o tvwp
meld. ehm9Lip mnbre irate row reu...mnm .nr e4 W
RENT , OFFICE op..
41uAryr ! EUNry4 Y Pm„ r dal Y Y. m, ' 1 FJIF
GpprMa Preelrt ! G.".r "WN-1 / Ftl
The above advertisement appeared the
Daily Iowan in August, 1967.
The story of Lakeside Apartments —now Dolphin Lake Point Enclave —is a cautionary tale of the com-
munity impactwhen a large-scale multifamily projectfalls into decline. Originally constructed in
1966 to attract University of Iowa students with families, the development did not stand the test of
time. By the mid-1980s, tenant complaints about the management of the apartments had become
an issue for the city. Over the subsequent decades, a lack of re -investment and maintenance led to
further deterioration in the condition of the apartments, which became vulnerable to criminal activi-
ty
The Iowa City Housing Authority cancelled all contracts (48 in all) and ended Housing Choice Vouch-
er use at Dolphin Lake Point Enclave in October 2012 due to health, safety, and management issues.
While the property suffered with management and maintenance issues, the need for low-income
housing in the metro area is so high, that units remain occupied despite their condition. The situa-
tion has resulted in a concentration of poverty that has implications for the community as a whole
as well as the school district.
In short, there are no simple solutions for Dolphin Point. However, the property continues to attract
residents and is therefore able to stay in business. To date, the size of development (400 units) has
kept the sale value high enough and the scope of rehabilitation or redevelopment complex enough
to deter potential investors. The City has stepped up code enforcement, but it will take time, atten-
tion and extensive resources to turn the situation around. Meanwhile, with a limited supply of low-
income housing in the metro area, there are limited options for many residents.
Objectives of the plan include enhanced code enforcement and well as increased fines orfees as
well as coordination of efforts with the Iowa City Police and Fire Departments to identify building
issues. The plan also supports rehabilitation or redevelopment of problem properties. Iowa City's
Housing Inspection is working proactively with many landlords to ensure effective management of
rental properties.
HOUSING —GOALS AND OBJECTIVES
The following goals and objectives for housing were developed from input gathered during the South
District Planning process. Achieving these goals may require additional dedication of resources, in-
cluding staff. Some actions will be implemented by the City. Others will require the effort of landlords,
developers, neighborhood associations, community groups, or other agencies.
GOAL 1: Improve and maintain existing housing stock in South Iowa City in order to ensure a
healthy balance of long-term residents and owner -occupied housing and to bolster neighbor-
hood stability.
• Continue to make funds available and increase awareness of existing programs available
through the City and other agencies that assist with the purchase or rehabilitation of homes
• Work with the neighborhood associations and manufactured housing parks in South Iowa City to
raise awareness of housing rehabilitation programs.
Identify funds or incentive programs, specifically for residents to make "green" improvements
that conserve water and energy, thereby reducing the long-term costs of owning a home.
EXAMPLES: Explore cooperative efforts with MidAmerican Energy.
Promote benefits of efficiency upgrades, such as door and window improvements, HVAC,
insulation, etc.
Investigate opportunities to become a Green Iowa AmeriCorps site.
• Support and promote programs or workshops for new orfirst-time homeowners to teach basic
home repair and maintenance skills.
GOAL 2: Encourage professional management and long-term maintenance and investment in all
rental properties for the general safety and welfare of tenants and to preserve property values
neighborhood stability in South Iowa City.
• Encourage the improvement or redevelopment of substandard rental properties.
• Continue to enhance code enforcement to achieve compliance with rental and building regula-
tions for properties that receive a high number of complaints.
• Continue to coordinate communication between the ICPD, Neighborhood Services, and non-
profit or neighborhood organization to identify and address safety and health issues in rental
properties.
0 Consider opportunities to recognize good property management within South Iowa City.
Iowa City's Housing Rehabilitation Programs pro-
vide financial assistance to help homeowners main-
tain and update residential property and ultimately
contributes to the value of Iowa City's housing
stock.
CDBG & HOME Housing Rehabilitation Programs
and the Targeted Neighborhood Improvement Pro-
gram provide financial assistance to low and moder-
ate income homeowners to make repairs and im-
provements to their homes. The programs primarily
provide low -interest or no -interest loans and/or
conditional occupancy loans, depending upon the
homeowner's ability to make monthly payments on
the loans.
The General Rehabilitation and Improvement Pro-
gram (GRIP) is offered as a complement to the fed-
erally -funded CDBG/HOME programs without the
same level of income targeting. GRIP is designed to
stabilize and revitalize neighborhoods through the
broader applicability of our Housing Rehabilitation
and Historic Preservation programs. This program
allows the City to offer low -interest loans that are
repayable over a 20-year period, with the money
awarded to qualified homeowners on a first -come,
first -serve basis.
17
DESIGNING FOR SAFETY
The physical design of a neighborhood or develop-
ment has an impact on its perceived safety and help
deter criminal activity. Crime Prevention Through
Environmental Design ("CPTED") deters criminal
activity through the balanced application of three
principles:
Natural Surveillance. Design and maintenance that
allow spaces, both inside and outside buildings, to
be observed both by residents and people passing
through a neighborhood. Examples include lighting
of parking areas, entrances, exits, and other com-
mon areas; low or see -through fencing and land-
scaping; windows overlooking parking areas or
entrances.
Territoriality. Creating clear demarcation between
public, private, and semi -private spaces helps to
convey a sense of "ownership' and a sense that
criminal activity will be noticed by someone. Exam-
ples include signage, see -through screening orfenc-
ing, gateways, distinctive paving or landscaping to
mark the transition between areas public and pri-
vate spaces.
Access Control. Decreasing access to areas where a
person with criminal intent could hide. Examples
include highly visible entrances or gateways
through which all users of a property must enter, or
the appropriate use of signage, door and window
locks, or fencing to discourage unwanted access
into private spaces or into dark or unmonitored
areas.
Iowa City's Multi -family Design Standards include
some of these principles, such as requiring visible
building entrances oriented toward the street, land-
scaped setbacks around parking areas, and prohib-
iting sliding glass doors and unenclosed stairways as
primary means of access to an dwelling unit. The
principles were also applied to the Casey's site
along Highway 6.
New Residential Development
The South District contains more than 1,500 acres of undeveloped land within the city's growth ar-
ea, which extends as far south as the wastewater treatment facility. Much of the undeveloped land
remains in agricultural production (corn and soybeans).
An important goal of the City's Comprehensive Plan is to manage urban growth by encouraging com-
pact and connected neighborhoods. Compact development preserves farmland and sensitive envi-
ronmental areas for future generations and saves taxpayer money by reducing transportation and
infrastructure costs and allowing efficient provision of snow removal, solid waste and recycling pick-
up, transit service, fire and police protection, and mail and other delivery services.
The goal of compact neighborhood design is to create village like neighborhoods with housing for a
diverse population, a mix of land uses, public space that is the focal point for the neighborhood, in-
tegrated civic or small commercial centers, accessible open space, and streets that are pleasant and
safe for pedestrians, cyclists, and motorists.
New South District neighborhoods should be built at a density and designed with a level of connec-
tivity that enables families with children to walk to school and for the extension of transit service.
Trail sections should occur with development in order to provide connections between neighbor-
hoods, new and old, to the many parks in South Iowa City and to provide convenient commuter
routes for those who wish to bike to school, work, or to the Downtown.
While predominant land use in South Iowa City's new neighborhoods will remain detached, single-
family housing, new neighborhoods should provide opportunities for townhouse or duplex housing
as well as low- to medium -density multi family to serve residents throughout their lifetimes. This
additional density may improve feasibility for transit service and increase the market potential for
commercial uses in the district, including small-scale neighborhood commercial corners identified in
the plan.
Townhouse -style developments should be located at the edges of neighborhoods along arterial
streets or near schools, parks, or other permanent open space and should take advantage of proxim-
ity to commercial or employment areas and be served by the efficient extension of transit routes.
Multi -family lots should be considered at intersections of collector and arterial streets and as part of
mixed use development and should result in no more than 24-36 units at any one corner.
Multi -family developments of a higher density may be considered along Gilbert Streetfor proposals
that provide a unique housing option in South Iowa City, such as senior housing. Proposals should be
of exceptional design and construction quality, meet universal design standards, and high energy
efficiency standards, including alternative energy, such as siting forgeothermal or passive solar. Giv-
en the community's substantial investment in Terry Trueblood Recreation Area as a regional park,
such development will take advantage of proximity to open space, but should create a sensitive
transition between the manmade and natural environment with appropriate building and site de-
sign.
Townhomes and multi -family buildings should be thoughtfully designed so that they enhance aes-
thetics along arterial streets and at entrances to the neighborhoods in which they are located and
provide safe living environments for the residents. Landscaped front yards and parking in the rear
for townhomes and modest size apartment buildings will provide a boulevard or park like setting
along busy arterial streets.
Multi -family and townhouse buildings should be integrated with the larger neighborhood by re-
flecting the established street pattern and block size of surrounding residential development. Care-
ful attention should be given to site design, landscaping, parking location, and opportunityfor usable
private open space in orderto assure that higher density housing does not diminish connectivity or
detractfrom the overall quality of the neighborhood. Building and site designs should be evaluated
to ensure that they minimize opportunityfor criminal activity while enabling social contact among
residents. (See tips from Crime Prevention Through Environmental Design on page 20.)
Housing will transition from higher density at arterial street intersections (Gilbert, Sycamore, and
McCollister) to lower density single-family detached uses in the center portions of neighborhoods,
away from arterial streets. Small lot, single-family and duplex development may serve as a gradual
density progression between areas zoned for detached single-family and those zoned for multi-
family or townhouse development. Alleys should be encouraged for narrow -lots so that driveways
do not dominate the streetscape.
Universal design should be encouraged in most housing types to maximize opportunities not only
for people with disabilities but to allow people to age in place.
The affordability of construction in South Iowa City due to its flat topography along with ready ac-
cess to trails and outdoor recreation, make it an appealing place for housing designed for seniors.
This type of housing is encouraged in areas near neighborhood commercial and adjacent to perma-
nent open space and trails.
New Neighborhood Scenario
Participants in the planning workshop pointed to the
development along Scott Boulevard and Old Towne Vil-
lage Neighborhood in Northeast Iowa City as a good ex-
ample of a new neighborhood with an attractive mix of
housing. Townhomes face the arterial street and com-
mercial area, transitioning to duplex and detached single
family in the interior of the neighborhood. Quality build-
ing and site design, with ample open space and landscap-
ing help to make the higher density development an
attractive entrance to the area.
9
20
The Future Neighborhood Scenario (page 21) provides an example of how development could proceed in
keeping with the principles and goals described in this plan, including potential street network and loca-
tions for various housing types, parks and open space, trails, and commercial or mixed use areas.
Each subdivision and development within this area should contribute to the overall quality of and sustain -
ability of the entire district by enhancing walkability and connectivity. Preserving opportunity for a small
neighborhood commercial or mixed use development at the intersection of McCollister Boulevard and
Sycamore Street may help to create a community anchor for the surrounding neighborhoods.
Property located south of Sand Prairie Park and east of Gilbert Street is appropriate for a Planned Devel-
opment Overlay with townhome or other small lot or duplex development. There is also potential for a
limited number of multi -family units at the intersection of McCollister Boulevard and South Gilbert
Street. This location may be particularly attractive for senior housing due to its the proximity to open
space and access to the trail network and future transit routes.
As noted elsewhere in the plan, the property along Gilbert Street opposite of Terry Trueblood Recreation
area, was a sand dredging pond that was recently filled with excavated material from the University of
Iowa's Children's Hospital site. It is unknown whether this property is stable enough to support future
residential development. Therefore the City will require a geotechnical analysis before allowing any de-
velopment. If the ground is found to be suitable for development, this area should be a continuation of
single-family neighborhood with the potential for townhomes or other higher density development along
the Gilbert Street as described above. If it is not suitable for development, it may be considered for park
or other open space use, such as urban agricultural.
Due to environmental constraints and/or the need for major infrastructure, potential street layouts and
residential uses are not shown for those areas labeled as "Future Urban Development" in the neighbor-
hood scenario.
Areas to the east of the Sycamore Greenway depend on future road connections across the Greenway
(i.e. extension of Whispering Meadows Drive or McCollister Boulevard. Areas south of Lehman Road also
require street connection and would be considered out of sequence development at this time. Depend-
ing on environmental assessment these areas should develop with single-family housing, similar to other
areas around the school. Because a 1,000 foot buffer is required between the Wastewater Treatment
property and any residential development, density may be transferred to locations along Lehman Road,
where townhomes or a small number of multi -family buildings may be considered near the intersection
with Sycamore and at the intersection of Soccer Park Road in keeping with principles described above.
These areas were identified in the Comprehensive Plan (2010) as appropriate for development at 2-8
dwelling units per acre.
21
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22
WHAT MAKES A
SUCCESSFUL PLACE?
Great public spaces are where cele-
brations are held, social and eco-
nomic exchanges take place,
friends run into each other, and
cultures mix. They are the "front
porches' of our public institu-
tions —libraries, fields houses,
neighborhood schools —where we
interact with each other and the
government. When the spaces
work well, they serve as a stage for
our public lives. (From the Project
for Public Spaces. http://
www.pps.org/reference/
grplacefeat.)
WHAT MAKES A
GREAT PLACE?
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Neighborhood Quality
When asked what they like best about living in South Iowa City, participants in the planning work-
shop and on-line survey most frequently noted convenience, affordability, access to open space and
trails, and the diversity of its population and neighborhoods. While work, shopping, and schools (k-
12`h grade) are just a short car trip away for most residents of the district, South Iowa City's neigh-
borhoods feel like a retreat from the hustle and bustle of life in areas closer to the Downtown and
University Campus. Respondents frequently used adjectives such as quiet, green, and family friendly
to describe their neighborhoods.
However, the broader public perception of South Iowa City is something altogether different. Resi-
dents point to media reports, real estate agents, and public debates overschool district boundaries
and affordable housing as frequently perpetuating a misperception about what life is like in this part
of the community. Through a variety of surveys, interviews, and focus groups, the Broadway Neigh-
borhood Center has engaged residents in identifying the particular challenges and opportunities that
exist in South Iowa City, especiallyfor renters and low income or minority residents. The results of
their efforts along with the planning process undertaken forthis district planning update coalesce
around three priorities:
• Fostering a stronger sense of community —one that embraces renters and residents who are
new to the community.
• Expanding organized activities forthe high population of youth and children, including mentor-
ing for low-income and minority teens.
• Projecting a positive image of South Iowa City reflective of its many assets, especially its many
environmental assets.
The opening of Archibald Alexander Elementary is widely regarded as a pivotal event for achieving all
of these goals. The school and the development anticipated around it provide a catalyst for trans-
forming the image of South Iowa and strengthening the sense of community for those who live here.
Also, by reducing the strain on Grant Wood, which the School District considers overcrowded, it will
likely make the existing neighborhood more attractive to families with school age children. Due to
the density of single-family development and a well-connected street system, Grant Wood will re-
main one of the most walkable neighborhood schools in the entire school district.
WHAT RESIDENTS LIKE
ABOUT SOUTH IOWA CITY:
"Near enough to get
whatever I need, but far
enough away to enjoy my
life."
"Diverse, affordable,
close to schools."
"Natural landscapes,
close to downtown, quiet"
"I like the mix of residents— age,
ethnicity, income, education,
homeowners, renters, singles,
couples, families."
"Near several parks and close
enough to downtown to
commute by bus, bike, or
walking."
"Lots of families.
Friendly, inclusive attitude."
23
24
I:14r11I419to] L1■1L1■tell /9Wd1.11M14
aoo
Grant Wood Neigh
350
300
250
Wetherby Neighborhood
zoo
150
100
2003 2009 20M 20U 2012 2013 2014
The value of neighborhood connections
borhood
6%
1%
Recent data from the Iowa City Police Department
indicate that crime in South Iowa City neighbor-
hoods has fallen dramatically since 2008. While the
City opened a police substation in Pepperwood
Plaza in 2009 and stepped up community policing
efforts, the ICPD credits neighborhood involvement
for much of the reduction in crime —and not just
neighborhood watch groups. Both the police and
neighbors say it's more about getting people to
know and recognize each other.
"It's when neighbors don't talk to each other,
don't know each other, that neighborhoods start
falling apart." —Sam Hagardine, Iowa City Police
Chief
"I thinkthe world has gotten to be where people
don't talk to each other anymore. We're changing
that in this neighborhood."
—Janet Yoder, neighborhood resident
(Berg, Zach "Southeast Iowa City Crime Down by Almost Half Since
2008." Iowa City Press Citizen.10 April 2015. )
NEIGHBORHOOD QUALITY —GOALS AND OBJECTIVES
The following goals and objectives for neighborhood quality were developed from input gathered
during the South District Planning process. Achieving these goals will require a cooperative effort.
Some actions may be implemented by the City, however many are more appropriately initiated by
residents, neighborhood associations, community groups, schools, businesses, or other stakehold-
ers in South Iowa City.
GOAL 1: Foster a strong and inclusive sense of community in South Iowa City neighborhoods.
A. Create or support opportunities for residents and neighbors to get to know each other.
• Continue supportfor block parties, "Party in the Park" events, and other neighborhood gath-
erings —movies, music, art, etc.
• Support Blue Zones efforts to get people active by hosting regular walking and biking events
on the South District traiIs. Encourage the establishment of festivals or other special events
that celebrate the unique qualities of South Iowa City, including its cultural diversity. For ex-
ample: commercial areas could encourage social activity by hosting special events —farmers
markets, food truck night, live music, dance, roller derby, etc.
• Support special events that re -introduce the larger community to South Iowa City. For exam-
ple: encourage non -profits to host run, walk, and bike events on South Iowa City's trails.
B. Reinforce a shared experience of place
• Identify areas within the district that can be enhanced with public art, community gardens,
improved bus stops, lighting, or otherfeatures that encourage social gathering or interaction.
• Reinforce local identity through the consistent use of identifiable visual elements in street
signs, bus stops, kiosks, streetscape improvements, banners, etc.
• Establish an inventory of names that reflect the unique history and geography of South Iowa
City to be used forfuture street and place names (e.g. park ortrail names) within the district.
• Consider using mailbox clusters as space for neighborly interaction working with developers
to including trail maps, bulletin boards, seating, plantings or other features that encourage
neighbors to get to know one another. (This may involve PIN grants.) Locate mailbox clusters
in areas that are appropriate and welcoming for neighbors to linger (e.g. pocket parks or ad-
jacent to private open space or trails).
C. Welcome new residents and help orient them to their new community. Such an effort
should involve a broad collaboration of neighborhood groups, businesses, realtors, and
developers.
• Consider updating the Newcomer's Guide on the City's website, and actively promote the site
as one -stop -shopping for new residents, including links to neighborhood groups and pro-
gramming.
• Continue to improve outreach to minorities and non-English speaking residents to encourage
their active participation in neighborhood events and awareness of city programs and pro-
cesses. This may require translation services.
D. Encourage and support residents, neighborhood organizations, and business and property
owners to advocate forthe continued improvement ofSouthside neighborhood in keeping
with the goals of the Comprehensive Plan.
• Provide open and proactive communication between the City and Southside neighbors
through the timely dissemination of information on grant opportunities, capital improve-
ments, development proposals, and zoning applications.
• Continue supportfor Neighborhood Outreach as an essential resource for neighborhood in-
formation and organization efforts.
• Continue support for community policing and encourage bike and foot patrols to make police
officers a friendly and visible part of the neighborhood.
E. Create and sustain vibrant social gathering spaces.
• Explore the potential for a community center as an anchor for neighborhood activity/identity.
This will likely require partnerships (and fundraising) between organizations that have a need
for expanded facilities —local non -profits, Bike Library, local foods organizations, arts organi-
zations, etc.
Consider opportunities for community use of the resource center and gymnasium space at
Grant Wood Elementary and the expanded gym at Archibald Alexander.
0 Explore opportunities for a satellite library or other services or programming.
25
Participants at the South District Planning work-
shop were invited to suggest a tagline or motto to
convey their image of life in South Iowa City. One
group came up with the phrases "Start here, stay
here" to express the many opportunities that exist
in South Iowa City for people of all ages, especially
young families.
26
Photo: Anne Duggan
Youth Off -Road Riders, a program focused on competitive
and recreational cycling sponsored by the Neighborhood
Centers of Johnson County.
Photo from Diversity Focus
Youth Performance Arts Academy sponsored by The
Dream Center.
Non-profit organizations like the Neighborhood Centers
of Johnson County, The Dream Center, and The Spot are
providing unique opportunities for children and youth in
South Iowa City, including training, tutoring, mentorship,
and recreational programs.
F. Promote community stewardship and investment by engaging residents in improving their
neighborhood.
Encourage annual volunteer events to bring neighbors together —park improvement events,
street oryard clean-ups, recycling days, neighborhood garage sale orswap events, etc.
Engage neighborhood groups in planning for the improvement of the south portion of
Wetherby Park as development surrounds the park. Design this event as an opportunity to
strengthen community connection.
• Involve youth groups in planning for and undertaking improvements and advocacy efforts in
the district. For example: trail/park clean-ups, tree planting, public art, special event organiz-
ing, community gardens.
GOAL 2. Expand opportunities for children and youth in South Iowa City.
A. Support the establishment of quality, affordable daycare and preschool in South Iowa City.
• Encourage childcare services as development and redevelopment occurs in both commercia
and residential zones, especially in areas near Grant Wood and Archibald Alexander Elemen-
tary Schools.
• Consider incentives to attract daycare to the area identified forfuture neighborhood com-
mercial and promote availability of daycare as an asset to attract new families to the district.
B. Continue support for before and afterschool programming at Grant Wood and Archibald
Alexander and elementary and summer programming at south side parks and schools.
C. Support efforts to address the needs of children and youth in South Iowa City.
• Identify and address obstacles to participation in existing programs .
• Identify potential funding sources —public and private.
• Pursue partnerships and scholarships with existing arts and athletic and other community
programs to ensure that children can participate in extracurricular activities.
• Explore feasibility of a Youth Corps program to engageyoung people, especially low income
and minorityyouth, in neighborhood improvement, skill training, etc. For example: a Youth
Green Corps could assist with programs focused on improving the district and create oppor-
tunityforyoung people to meet, learn from, and complete projects forvarious city divisions
as well as neighborhood groups and businesses.
GOAL 3. Focus on South Iowa City as a sustainable district by promoting its many advantages:
housing affordability and choice, access to work and recreation, cultural diversity, neighborhood
connectivity and walkability, alternative transportation, and environmental conservation.
A. Acknowledge and promote the environmental, social, and economic benefits of
walkability in South Iowa City.
• Support the principles of compact, walkable development in all new neighborhoods.
• Actively plan for bus service expansion, ensuring a density of development that will sup-
port extension of bus routes along major arterials.
• Extend the Highway 6 trail system and create better pedestrian connections to commer-
cial and industrial properties along both sides of the Highway.
• Complete the circuit of trails that connect South Iowa City's parks and neighborhoods as
development occurs.
• Ensure thatfuture commercial nodes located south of Highway 6 are pedestrian and bicy-
cle friendly and enhance opportunities for extension of public transit.
B: Accentuate South Iowa City's connection to the environment and outdoor recreation.
• Incorporate trees and other landscaping features along major rights -of -way as part of in-
frastructure improvement projects.
• Provide distinctive landscaping, including low -maintenance native plantings at major en-
trances to South Iowa City and at intersections of arterial streets.
• Consider unique signage, public art, and other amenities such as bus shelters, seating, and
wayfinding along major rights of way.
• Collaborate with developers and realtors in promoting South Iowa City's environmental
and recreational assets.
C. Maximize resource conservation in South Iowa City.
• Consider recycling receptacles at public parks and other public facilities, especially high use
areas such a Terry Trueblood Recreation Area and Kickers Soccer Park.
• Offer incentives or assistance for planning "no -waste' events that make use of recyclable/
compostable materials.
• Encourage all city -sponsored events in the district to maximize use of recycling and local
purchasing.
WHAT'S IN A NAME?
"Place names are also symbols to which people
attach meaning and from which they draw iden-
tity....
They are one of the most fundamental ways in
which people connect with places." —Derek
Alderman
"Place Names." The Encyclopedia of Human Geography. Sage
Publicalions(2006)
A list of potential street names for South
Iowa City:
Geologic: Sperry, Garwin, Walford, Zook, Colo,
Ely, Ackmore, Houghton, Elvira, Loess, Lake
Calvin, Dune, Swale
Birds: Dowitcher, Sandpiper, Avocet, Pelican,
Plover, Scaup, Grebe, Merganser, Teal, Bittern,
Other animals: Bullfrog, Peeper, Chorus Frog,
Sandshell, Heelsplitter, Papershell, Slider, Box
Turtle, Painted Turtle
Plants: Puccoon, Penstemmon, Vervain, Trefoil,
Switchgrass, Bluestem, Lobelia, Sedge, Anemo-
ne, Wild Iris, Arrowwood, Buttonbush,
Environmentalists: Ding Darling, Leopold, Car-
son, Pammel, Hayden, Madson, MacBride,
Rhodes, Seiberling
Mesquakie names: Wacochachi, Poweshiek,
Bear, Fox, Thunder, Wolf
Historic: Trading House, Ripple, Trowbridge,
Morford, Felkner, Sanders, Howard, McNeil
27
Yellow Velo is a concession stand and bike rental that
• Promote energy and water conservation features of new development. Identify buildings
or sites that could benefit from solar arrays, reflective rooftops, other energy upgrades
such as new windows, lighting, entryway improvements, plug-in stations, and improved
bike, pedestrian, and bus facilities.
• Recognize private sector investment in energy conservation efforts.
D. Initiate a multi -year effortto draw visitors to South Iowa City focusing on area parks,
trails, and environmental areas.
• Partner with organizations to host seasonal park -to -park bike or running event showcasing
the Iowa River Corridor Trail.
operates in City Parkduringthe summeras part ofthe Maximize use of Kickers Soccer Park, including tournaments, club and recreational soccer,
Neighborhood Centers of Johnson County'syouth em-
ployment program. The program provides employment ultimate Frisbee, etc.
and job skill training for neighborhood youth to sell sim- As part of Blue Zones efforts, organize walking clubs at Terry Trueblood Recreation Area
ple, healthyfood (much of it locally produced). A similar for targeted demographics —senior walk days, mommy meet -ups, etc.
program might be considered for a park in South Iowa
City. • Promote events thatfocus on South Iowa City's environmental assets, such as bird watch
ing, fishing, prairie restoration, etc.
F. Incorporate local foods, art, and culture as part of revitalization efforts.
• Extend the City of Literature and other arts programming to South Iowa City.
• Support efforts to celebrate South Iowa City's unique cultural diversity.
• Consider affordable or under-utilized sites for potential indoor or outdoor facilities for
arts and cultural programming or local food production or distribution and encourage
partnerships between such programs to enhance funding opportunities and shared re-
sources.
In the City of Literature, access to reading materials is a
priority —one that the Antelope Lending Librarytakes
seriously. The mobile library was founded (and driven) by
Cassandra Elton, a graduate student in library science
who works at Grant Wood Elementary's after school pro-
gram. For many families getting to the library downtown
is difficult, so Antelope Library brings the books to them,
providing service at area parks in South Iowa City and
other neighborhoods.
Parks, Trails, and Open Space
Open space is, perhaps, the defining feature of the South Planning District, which has nearly 380 acres of
public land, including eight parks —more than any other planning district in the city. An additional 200
acres of wetlands are preserved in a private conservation area just south of the Saddlebrook develop-
ment in the far eastern portion of the planning district. In addition, South Iowa City is home to Friendly
Farm —Johnson County's only urban organic farm —and Pleasant Valley Golf Course.
Community members, neighborhood groups, non -profits, and athletic organizations have participated in
shaping and improving South Iowa City's parks and trails —including advocating for preservation of envi-
ronmentally sensitive areas, fundraising for improvements, designing new features, and sponsoring pro-
gramming. Many participants in the on-line survey and planning workshop noted that this ready access
to parks, trails, and unique natural features is what drew them to the area.
Existing Parks
Terry Trueblood Recreation Area: Developed on the site of a former sand dredging pond just east of the
Iowa River, Terry Trueblood Recreation Area (TTRA) is one of Johnson County's premier nature areas, a
birding "hotspot," and the crown jewel of South Iowa City's "emerald necklace' of parks. The idea for
developing the former sand dredging pond as park was a goal included in the 1997 South District Plan.
The 207-acre recreation park, which opened in 2013, encompasses a 95-acre lake that includes a beach,
fishing jetties, and boat ramps. In addition to operating a concession stand, a private vendor provides
canoe, kayak, and paddleboard rental during warm weather and ice skate rental during the winter. The
Park Lodge has become a popular venue for weddings, parties, and other events and meetings. The two
-mile bike/pedestrian trail that circles the lake links into the Iowa River Trail providing a safe and pleas-
ant off -road commute to the UI campus and Riverfront Crossings District. With the purchase of river -
front land to the west of the lake, there are plans to add camp sites and related facilities in the future.
29
Open space and access to unique natural areas are two
defining characteristics of South Iowa City. Above, a sunset
view of fishing at the Terry Trueblood Recreation Area.
30
A view of the pond at Sand Prairie.
Kickers Soccer Park draws hundreds of players from
throughout eastern Iowa to south Iowa City during the play-
ing season. Both recreational and club leagues use the site.
Sand Prairie Park: A remnant of a very rare type of prairie, Sand Prairie Park provides and attractive
entranceway to the residential neighborhoods south of the Crandic Railroad and affords impressive sun-
set views over the Iowa River. The property was once home to the Ornate Box Turtle, a protected spe-
cies in the state of Iowa. In anticipation of development that would reduce the area in which turtles
could forage for food, more than 50 turtles were relocated another site by the Iowa Department of Nat-
ural Resources.
In all, forty-six acres were preserved thanks to the cooperative effort of neighborhood residents, natu-
ralists, the Iowa City Parks Department, and Southgate Development. Concerned Citizens for Sand Prai-
rie Preservation (CCSPP), a local non-profit formed to preserve the site and provided detailed research
on its ecological significance. Working with Randall Arendt, a nationally renowned conservation land-
scape architect, Southgate designed a residential subdivision that clustered housing in order to preserve
the prairie and set aside 18 acres of prairie; the remaining land was acquired by the Iowa Natural Herit-
age and transferred to City ownership in 2005.
Whispering Meadows: Whispering Meadows Wetland Park is a 17-acre park constructed on property
donated to the City by a local development company. The land was previously used for row crops, but
was poorly drained and contained 3 wetlands. Geoscience professor Lon Drake worked with the City to
develop the park concept. The park was established in 1994 and planted to represent three botanical
communities: wetland, wet meadow, and mesic prairie. Due to lack of maintenance, many of the plants
were lost and the park has been overwhelmed by reed canary grass —an invasive species. Beaver are
occasional residents of the park, which contains a pond with a boardwalk and a trail. Regular mainte-
nance is necessary to ensure the park can function as a wetland and to ensure that it does not become
an eyesore for adjacent private property owners.
Napoleon Park: Napoleon Park is a 29-acre softball facility and a trailhead for the Iowa River Corridor
Trail. The park was established in 1978 as the home to Iowa City Girls Softball, an affiliate of the Parks
and Recreation Department. This non-profit organization that provides recreation softball opportunities
for K-12 girls. The park currently provides 8 ball fields as well as restrooms and a concession stand.
Kickers Soccer Park: Located on the south edge of the district adjacent to the Wastewater Treatment
Plant, Kickers Soccer Park is a 108-acre sports complex with 20 soccer pitches in addition to 2 baseball
fields. The park was established on land that was acquired for the wastewater plant and uses graywater
to irrigate fields. It is home to the Iowa City Kickers recreational league, a non-profit organization that
provides soccer opportunities for youth (k-12[h grade) in Iowa City, Coralville, North Liberty, and sur-
rounding communities. The park is connected to neighborhoods to the north by the Sycamore Green -
way Trail.
Fairmeadows Park: This 5-acre neighborhood park serving the Grant Wood neighborhood, was estab-
lished in 1966 on property adjacent to Grant Wood Elementary School. In many ways the park and
school playground function together serving both the school and the neighborhood. The Park includes
a splashpad, playground, open playing field, picnic shelter, and restrooms. In 2014 the Public art Pro-
gram commissioned a mural at the park. Given its location near the school and high density multi-
family, the park serves as much needed play space for many neighborhood children. The lack of super-
vision at the park has sometimes created a nuisance for neighbors, but the splashpad has provided
much needed neighborhood attraction. Residents would like to see additional improvements at the
park, including lighting and soccer nets.
Wetherby Park: This 24-acre neighborhood park was established in 1975. In addition to a splashpad,
picnic shelter, bastketball court, playground, playing fields, Frisbee golf, the park features community
garden plots and is the home to Backyard Abundance Edible Forest. The Wetherby Friends neighbor-
hood association was instrumental in securing funds for installation of the splashpad and renovation
of the picnic shelter. Wetherby now is one of Iowa City's most actively used parks and one that has
provided the sense of community that residents called for. While the north end of the park is devel-
oped for active uses, the south end offers fewer features. Additional vehicle parking and pedestrian
access along with improvements to the south end of the park should occur with residential develop-
ment.
Sycamore Greenway: Though not technically part of the Iowa City park system, the Sycamore Green -
way is an important public open space feature of the district. The 2.2-mile South Sycamore Greenway
is anchored at the north by Grant Wood Elementary and Kickers Soccer Park to the south. The corridor
also functions as a stormwater detention area that reduces run-off into the Iowa River. The wetlands
are home to a diverse population of woodland, prairie, and riparian species. .
Wetherby Park is a major attraction, but with its sole street
access from Taylor Drive, lacks visibility accessibility to sur-
rounding residential areas. This creates a barrier to park
users and passive supervision of activities in the park.
Splash pads at Fairmeadows and Wetherby Parks are a sum-
mertime attraction to South Iowa City neighborhoods.
[photo courtesy the Daily Iowan]
31
32
Workshop participants envisioned unique signage to
help solidify the image of South Iowa City as a green
district based on its access to parks, open space and
trails.
The north trailhead for the Sycamore Greenway is en-
hanced with two artistic pillars that call attention to and
celebrate the trail and the cultural diversity of the Grant
Wood Neighborhood. The public art project was jointly
sponsored by the Iowa City Public Art Program, Grant
Wood Neighborhood Association, and City High School.
A vision for the future
Broader community awareness of the parks and natural areas in the district could help to improve the
image of South Iowa City. One suggestion that received popular support in the public workshop was
the idea of promoting South Iowa City as a "Green" District. This effort could be extended beyond park
boundaries to include wayfinding and aesthetic enhancements (e.g. trees and landscaping) along ma-
jor street corridors (Highway 6, McCollister Boulevard, and South Gilbert and Sycamore Street) or at
identified "gateways" to South Iowa City. Participants in the planning workshop envision unique sign -
age, bus stops, bicycle parking, trash and recycling receptacles, and public art to help to solidify this
"green" image as part of a South Iowa City "brand."
While residents are supportive of new neighborhood development, they want developers to take a
sensitive approach to subdivision design —one that improves connectivity and preserves natural fea-
tures and a sense of open space. This includes providing logical connections to trails and visible access
to parks; preserving and integrating unique environmental features as central components in new
subdivisions (as was done with the Sand Prairie Preserve); and ensuring long-term maintenance and
health of private open space, a responsibility that ultimately falls to homeowners' associations, by
educating new homebuyers about the function and value of shared open space.
Creating small pocket parks (1 acre or less) allows residential neighborhoods to develop with a healthy
density while providing opportunities for the kind of social connection that fosters a sense of commu-
nity. Providing visible access to public parks and open space, including single -loaded streets or well -
designed pedestrian routes, helps to ensure that parks benefit the entire neighborhood and can have
safety benefits as well.
Volunteer projects and educational outreach are seen as useful ways to connect residents to environ-
mental and other outdoor resources in the district and to encourage a sense of stewardship for com-
munal spaces. Participants in the planning process strongly support efforts by the Parks Department,
local organizations, and neighborhood associations to engage the public (especially school age chil-
dren) with the natural environment, including South Iowa City's unique geology and natural history.
33
The Parks and Recreation Department Mas-
ter Plan (completed in 2009) includes com-
munity interest inventory for park and rec-
reation facilities and services. Respondents
indicated a desire for walking and biking
trails (79%), nature center and trails (68%),
small neighborhood parks (68%), large
community parks (66%), and wildlife and
natural areas (64%). The South District is
unique among Iowa City s 10 planning dis-
tricts in that it provides all of these facili-
ties.
South District Public Parks
1. Napoleon Park (softball)
2. Sand Prairie Park
3. Terry Trueblood Recreation Area
4. Kickers Soccer Park
5. Sycamore Greenway
6. Whispering Meadows Wetland Park
7. Fairmeadows Park
S. Wetherby Park
34
Management of natural areas, such as the Sand Prairie
and Sycamore Greenway, require controlled burning.
Because the use of fire can raise concerns among neigh-
borhood residents, it is important to engage the public
with the many benefits of fire as well as the precautions
taken to ensure its safe use.
The Edible Forest at Wetherby Park is being established
through a collaboration between the Parks Department
and Backyard Abundance, a non-profit community group.
PARKS, TRAILS AND OPEN SPACE
GOALS AND OBJECTIVES
The following goals and objectives were developed from input gathered during the South District
Planning process. Some actions will be implemented by the City. Others will require the effort of resi-
dents, neighborhood associations, community groups, or other agencies or interested parties.
Goal 1: Create broad community awareness of South Iowa City's extensive park and trail system and
its unique environmental areas.
• Support a collaborative partnership between neighborhood organizations, realtors, and other in-
terest groups to build a "brand identity" for South Iowa City based on its parks and natural fea-
tures —a "Green District." [See the Neighborhood Identity section of the plan, page #]
• Encourage neighborhood associations, property owners, developers, and realtors to promote
South Iowa City's green elements and to ensure the long-term maintenance of it's parks and open
spaces. This could be achieved with signage, brochures, educational outreach, web or other on-
line efforts, etc.
• Enhance major street corridors and public rights -of -way to build a unified identity for South Iowa
City based on its recreational and natural features. For example: trees, native landscaping, unique
gateway signs, transit stops, or art reflective of the area's green components.
• Choose street, subdivision, and other place names that refer to natural features of the district,
such a plants, animals, soils, geologic formations, local environmentalists, etc.
• As development around Wetherby Park occurs, encourage subdivision designs that maximize visi-
bility, and access to the park.
Goal 2. Preserve environmentally sensitive features and ensure long-term stewardship for the bene-
fit of the neighborhood and the community.
• Where possible, incorporate environmental features as integral elements of subdivision designs.
• Encourage developers to collaborate with homeowner or neighborhood associations and realtors
to promote these natural elements as integral features of their development.
Goal 3: Plan, create, and improve parks and other open space that foster social interaction and a
sense of community within the neighborhoods.
• Encourage small pocket parks (1 acre or less) in new neighborhoods as they develop, especially in
future neighborhood east of Sycamore Street.
35
• Include a small open space or a plaza in conjunction with neighborhood commercial site to serve as
a community gathering spot.
• Encourage usable private open space in association with future multi -family and townhome devel-
opments that do not otherwise have direct access to public open space.
• Identify opportunities to establish additional community gardens and partner with neighborhood
groups and non -profits to ensure appropriate maintenance of these spaces.
• Engage the neighborhood in planning for improvements at the south end of Wetherby Park as resi-
dential neighborhoods develop along its border and ensure additional pedestrian and vehicle access
to the park with appropriate and safe transitions between residential properties and public space.
• Consider the feasibility of a small off -leash dog area in South Iowa City.
• Explore development potential of the former sand dredging pond on the east side of Gilbert Street.
If soil stability is not appropriate for development, consider potential for recreational or community
use of the site, including gardens, urban agriculture, outdoor performance space, etc.
Goal 4: Pursue partnerships with neighborhood and community organizations, non -profits, and
schools to promote stewardship and use of existing parks.
• Support efforts by local organizations to increase appreciation of South Iowa City's natural features
among residents, including children and youth, through educational and volunteer programs.
• Inspire neighborhood/community preservation and stewardship of natural areas by promoting its
function as wildlife habitat, stormwater filtration, flood control, etc.
Goal5: Provide appropriate trail links between parks, neighborhoods, and the new school. A sand dredging pond located alongthe east side of Gil -
Ensure safe access between the new elementary school and surrounding neighborhoods and parks. bert Street, near Terry Trueblood Recreation Area, is
currently beingfilled. Future development potential will
• Provide a connection between Wetherby Park and Sand Prairie Park. depend on stability of the fill. If it is determined that the
site is not suitable for residential uses, the property
• Provide trail link or wide sidewalk to connect the south end Terry Trueblood Recreation Area and could be adapted for park, recreation, or another com-
the Sycamore G ree nway Trail. m u n ity use.
• Consider low -impact hiking trails in Sand Prairie park. Trails should double as firebreaks for contin-
ued maintenance of the park.
• Where topography allows, create accessible pedestrian/bike connections to the Sycamore Green -
way Trail in order to connect future neighborhoods east and west of the Greenway.
36
PLANNED TRAILS
As development continues in the South
District, the following map will help guide
property acquisition for trails that connect
with the existing network of trails and oth-
er bicycle facilities.
Wetherby Park will be at the heart of new
development in the area and trail connec-
tions to Sand Prairie, Trueblood Recreation
Area, and the Sycamore Greenway will
provide residents with unique recreation
opportunities, access to local natural re-
sources, and indirectly encourage physical
activity.
The Sycamore Greenway could expand into
the Kickers Soccer Park to improve access
for disabled visitors and provide a loop for
walking and biking. Extending connections
to the Greenway from Paddock Circle or as
wide sidewalks along the future alignment
of McCollister Boulevard will also increase
use of this resource.
Another important addition to the trans-
portation network is the planned trail ex-
tension along Highway 6, which will con-
nect residential, commercial, and manufac-
turing land uses —allowing residents to
walk and bike between these destinations.
=5 DUIC
PARK'
3 r
37
Streets, Trails, and Sidewalks
"A body without good bones will fall apart.
A r t e r i a l Streets ... Streets are the bones of communities.
A community that lacks good streets will
Arterial streets are them a in travel corridors of the city, the primary function of which is to carry
traffic through and between neighborhoods. In general, maintaining efficient automobile traffic suffer in its economy, its social well-being,
flow on arterial streets helps to prevent cut -through traffic on local residential streets. Modern and its health."
arterial street design is intended to accommodate bicycles and pedestrians as well as motorized —Robert Steuteville,
vehicles. Trees and other landscaping in the right-of-way, between the sidewalk and the street, Better Cities, Better Towns (2015)
provide additional separation, creating a safer and more inviting environmentfor pedestrians
and a welcoming entrance into the adjacent neighborhoods.
While the design of any specific arterial street is dependent on its context, the basic principles "If there is one class of improvements
remain the same: provide adequate infrastructure to accommodate anticipated traffic volumes
which is more necessary, which becomes
and comfortable and safe environments for pedestrians and bicyclists.
more permanent and unalterable, or which
The South District is served by four arterial streets: U.S. Highway 6, McCollister Boulevard, South
exerts a stronger influence upon the indi-
Gilbert Street, and South Sycamore Street. Due to a lack of connectivity within the local street
viduality and general physical aspect of
system, South Iowa City's arterial streets have taken on a heightened role as travel corridors for
the city, than any other, it is the layout
all modes of transportation.
of the streets. The street layout deter-
U.S. Highway 6, a divided four -lane roadway, crosses the entire Planning District forming its
mines, in a very large degree, how the
northern boundary. As a federal highway, itfunctions as a regional vehicular corridor connecting
people shall live, how they shall travel to
surrounding communities. Because it is the sole east -west travel route for South Iowa City, High-
way 6 is an integral connection between residential neighborhoods and commercial and employ-
ment areas. Many residents of south side neighborhoods rely on the highway for their daily trips,
has a direct influence upon the character
even within the district. Much of South Iowa City's identity, for better or worse, is tied to the
of the home and its surroundings, upon
highway. Its significance —both as a connection and as barrier —should not be overlooked.
the safety, comfort and convenience of the
Though it provides a convenient and efficient corridor for automobiles moving across the dis-
people, and upon the efficiency of govern-
trict, Highway 6 was originally designed and constructed as a federal highway with few accom-
ment and the public service."
modations for non -motorists. Commercial and industrial properties along the corridor are orien-
—B. Antrim Haldeman (1914)
tated toward the highway and have little integration with the local streets that serve the adja-
cent neighborhoods.
Iowa City constructed a paved trail along the south side of Highway 6, beginning at the Iowa Riv-
er (where it branches off from the Iowa River Corridor Trail) and travels along the commercial
corridor, just east of Broadway Street (at the Casey's). Extending the trail will provide better con-
M.
The Highway 6 Trail is an important route for pedestrians
and bicyclists, providing a route along the Highway from
Gilbert Street east to Taylor Drive and Hollywood Boule-
vard. Extension of the trail to the east will require engi-
neering to cover the drainage area that runs along the
The extension of McCollister Boulevard between Gilbert
and Sycamore Streets will provide much needed east -
west connectivity for residential areas located south of
Highway 6.
nection between neighborhoods at the east end of the district, including manufactured housing
parks and multi family and commercial areas to the west. It will also extend the reach of the trail
network for recreational bicyclists. The trail extension is currently on the unfunded Capital Improve-
ments Project (CIP) list.
According to the 2010 Census, South Iowa City is home to nearly 1,800 school age children. Some of
the highest densities of children live in the multi family and manufactured housing developments
along the highway corridor and near Pepperwood Plaza. Because the junior and senior high schools
and one elementary school that serves the South District, are all located north of the highway along
with the public library, public recreation centers, and most medical and health services, families with
children often cross the highway on a daily basis.
Crossing Highway 6, particularly east of Sycamore Street, can be challenging. East of Fairmeadows
Dr./Industrial Park Road, there are also no sidewalks or trails to serve the industrial uses along the
north side of the highway, which employ many residents of South Iowa City. Without the requisite
sidewalk facilities to connect into, there are no pedestrian crossings along this portion of the High-
way and limited lighting for those who choose to cross in these areas. For residents, especially those
who don't have cars or with limited access to cars, this creates a considerable impediment. Many
participants in the planning workshop and online survey asked for safer crossings over Highway 6 to
link residents with the rest of Iowa City and especially employment opportunities, shopping, and
schools north of the highway. Many called for a pedestrian bridge —an expensive option that re-
quires a significant amount of space given the flat topography of the area. Others requested longer
walk signals to cross the wide roadway.
McCollister Boulevard is a planned and much anticipated east -west arterial street that will eventual-
ly connect across the South Planning district from the Iowa River east to Heinz Road and then on to
Scott Boulevard. An extension of Mormon Trek Boulevard, McCollister Boulevard begins at South
Riverside Drive (Old Highway 218), crossing the river into South Iowa City and intersecting South Gil-
bert Street before entering into the Sand Hill Estates development where it currently terminates at
the city limits.
With Highway 6 serving as the only east -west connection across the district, neighborhoods to the
east of Wetherby Park and Sycamore Street seem distant from neighborhoods immediately to the
west. Neighborhoods east of the Sycamore Greenway are similarly isolated from the larger district,
including the new school. An extension of McCollister Boulevard east to Scott Boulevard is essential
for providing east -west connectivity and provides an alternative commuter route connecting with
Highway 218 and interstate 380. Work on this extension will likely occur as land is annexed into the
city and developed.
For many, the visual image of South Iowa City is tied to Highway 6 and its commercial and industrial
properties. Residents see the extension of McCollister Boulevard as an important opportunity to
draw attention to the diverse and family -friendly neighborhoods that lie south of the highway. Par-
ticipants in the workshop and on-line survey expressed a desire for a pleasant arterial street that
unifies and connects neighborhoods across the district. Because McCollister Boulevard will pass
through the heart of South Iowa City's residential neighborhoods, it should be a welcoming, pedes-
trian and bike friendly street that is easy to cross. Development either side of McCollister Boulevard
should be oriented toward the street to prevent the corridorfrom being lined with residential priva-
cyfences.
South Sycamore Street is the spine providing a north -south travel route for neighborhoods east of
Wetherby Park. This important roadway enters the northern edge of the District at Highway 6 and
continues south before making a 90 degree turn to the west (the Sycamore "L") where it currently
intersects with South Gilbert Street. Along with Gilbert Street it provides connectivity to Riverfront
Crossings and Downtown commercial as well as employment areas and schools north of Highway 6.
The northern portion of Sycamore Street was originally constructed as a four lane road and later re -
striped to provide a center turn lane as well as shared lane bicycle markings on both north and
southbound travel lanes. The reconstruction of the south portion of Sycamore Street will provide an
improved connection to Archibald Alexander Elementary School. South of Langenberg the paved
roadway will narrow retaining on -street bike lanes, but eliminating the continuous center turn lane.
A wide (8 ft.) sidewalk will be provided on the west side of the road and a 5 ft. sidewalk on the east.
The remaining right-of-way width will be dedicated to wider parkways (14 feet on the east and 24
feet on the west), which will allow space for street trees (to be planted one year after road construc-
tion). Roundabouts are planned at the future intersection with McCollister Boulevard and where
Sycamore turns west at the "L"
Cross section of the South Sycamore St. extension
Two priorities for South Sycamore Street emerged from
the planning process: slowing vehicle speeds and cre-
ating a more attractive and welcoming entrance to the
neighborhoods. Above: a section of Sycamore near High-
way 6, where street trees have been established. Below:
Further south on Sycamore subdivisions with rear or side
yards face the street often result in a street corridor
lined with privacy fences.
39
5ft. 14 ft. 6 ft. 11 ft. 11 ft. 6 ft. 24 ft. 8 ft.
Eus
DOving-only transportation pattern Walkable connected transporatbn network
STREET LAYOUT
AND WALKABILTY
Street layout can increase or reduce the opportuni-
ty for children to walk or bicycle to school. In some
areas, the layout of subdivision streets makes
routes to school much longer than they need to
be —so much so that they become impractical.
Neighborhoods developed with long blocks and
numerous cul-de-sacs become barriers to walking
and bicycling to school as they reduce connectivity
and increase travel distance between the home
and school.
Iowa City's current subdivision regulations
(adopted in 2008) limit block lengths along local
and collector streets to 300-600 feet and require
each subdivision to contribute to the larger con-
nected street pattern.
Sidewalks are required along all streets. Cul-de-sacs
are discouraged except in those areas where due to
topography or other conditions, a street connec-
tion would be impractical.
South Gilbert Street provides access to residential neighborhoods west of Wetherby Park, a river
crossing at the McCollister Boulevard Bridge, the Napoleon Park softball complex and the newly de-
veloped Terry Trueblood Recreation Area (TTRA) before continuing on into the county as Sand Road.
Gilbert Street is an important entranceway and connection between the South District and Down-
town Iowa City and the University's east campus. The city anticipates greater use of the road as de-
velopment occurs around the new south elementary school, including subdivisions that connect into
McCollister and Gilbert Streets. Reconstruction of South Gilbert Street is planned from Benton
Street to Stevens Drive but does not include any improvements to the Highway 6 intersection, how-
ever it is unlikely these plans will be implemented in the nearfuture.
Long-term anticipated arterial improvements:
420th Street/Scott Boulevard and McCollister Boulevard intersection: 4201h Street east of Highway
6 has been converted from a rural road to a collectorstreet with public utilities, turn lanes, curb -and
-gutter, and sidewalks. The new road serves as the main access to the new industrial park east of the
Scott -Six Industrial Park. In the future, intersection improvements for the industrial park will take
place south of Highway 6 at Scott Boulevard and the McCollister Boulevard extension.
South Arterial: Afuture two-lane east -west arterial is contemplated within the growth area approxi-
mately 2 miles south of U.S. Highway 6. The new arterial would become an integral part of the city's
major street network, providing a new east -west connection between U.S. 218, Old Highway 218,
Sand Road, and Sycamore Street.
Local Streets
The primary function of local streets is to provide access to individual properties and to facilitate
circulation within a neighborhood. Local streets in the northern part of the South District are gener-
ally arranged in a curvilinear pattern with longer block lengths and numerous cul-de-sacs. This type
of street pattern relies on collector streets that "collect" the traffic from the cul-de-sacs and other
local streets in a neighborhood and funnel it to the arterials. This type of street system can result in
an inefficient transportation network that overburdens certain streets with traffic, discourages walk-
ing and biking and results in inefficiencies to provide services such as public transit, garbage collec-
tion, snow plowing, mail delivery, and emergency services.
Iowa City's subdivision regulations (adopted 2008) help to ensure that future neighborhoods will be
designed with better connectivity by establishing a limit on block lengths, discouraging cul-de-sacs,
and requiring streets to be extended (stubbed) to the edge of the subdivision. The subdivision regu-
lations also require each subdivision to "contribute to the larger interconnected street pattern to
ensure street connectivity between neighborhoods, multiple travel routes resulting in diffusion and
41
distribution of traffic, efficient routes for public and emergency services, and to provide direct and
continuous vehicular and pedestrian routes to neighborhood destinations." This not only ensures
that a street pattern established in one subdivision can be readily extended through the next, but
that the design of one subdivision does not preclude future subdivisions on adjacent property from
developing in an efficient manner such that orientation and configuration of blocks is consistent
and complementary between subdivisions.
On local streets where the speed and orvolume of traffic become excessive, the City's Traffic Calm-
ing Program may be implemented. The program uses one or more approaches to reduce speeds or
discourage cut -through traffic, including increased police enforcement, improved signage and other
driver education techniques, and/or physical changes to the roadway such as speed humps and traf-
fic circles. Streets in the South District that have been identified over the years as possible candi-
dates fortraffic calming include Hollywood Boulevard, Lakeside Drive, Langenberg Avenue, Whisper-
ing Meadows Drive, and Whispering Prairie Avenue. Some of these neighborhoods have requested a
traffic calming study and did not qualify. It is up to the residents along these streets to request that
a traffic calming study be conducted by the City. If, based on a traffic study, the subject street is
identified as an appropriate candidate for traffic calming, a majority of residents along the street
must be in favor of any proposed traffic calming strategies before they will be considered.
Complete Streets
Complete Streets are Safe Streets
"The City of Iowa City intends and expects to real-
ize long-term cost savings in improved public
health, reduced fuel consumption, better environ-
mental stewardship, and reduced demand for
motor vehicle infrastructure through the imple-
mentation of its Complete Streets Policy. Com-
plete Streets also contribute to walkable neigh-
borhoods, make the community attractive to new
business and employment, create a sense of com-
munity pride, and improve quality -of -life." —from
the Iowa City Complete Street Policy (adopted
March 23, 2015)
The City has adopted a new "complete streets" policy. This means that all new streets as well as im-
proved streets will be designed and constructed to accommodate all modes of transportation — cars, 'Since school zones are locations frequented by
bicycles, pedestrians, and public transit and to provide ADA compliant curb ramps. South District children, making the area safe for children at
workshop participants were overwhelmingly supportive of the effort to improve streets in the South any time of day is a sound investment forthe
community."
District to facilitate and encourage use of alternative modes of transportation. —Safe Routes to School National Partnership
In 2009, the City of Iowa City partnered with the Metropolitan Planning Organization of Johnson
County to draft the Metro Bicycle Master Plan, which outlines new strategies to create an accessible
and coordinated bike network throughout Iowa City and the larger metropolitan area. The Metro
Bicycle Master Plan identifies opportunities for on -street bike routes, including a signed bike route
along Sycamore Street and trail improvements along Gilbert Street. To increase awareness and ac-
cess to the network, the plan also recommends that way -finding signs be installed on area trails. As
mentioned previously, it is an important objective of the South District Plan to provide better way -
finding signage along off street trails and along area streets that are designated as bike routes.
There are a number of streets in the South District that were constructed at a time when sidewalks
were not required. Unfortunately, this has resulted in gaps in the district's sidewalk network. In ad-
dition, residential areas that were developed outside the city limits were not required by the County
42
to construct sidewalks. Due to increasing public demand for a complete sidewalk network, the City
PRINCIPLES OF Council established a sidewalk infill program, whereby gaps are identified and funds set aside each
year to construct missing pieces of the sidewalk network. Priority is given to main pedestrian routes,
WA L KA B I L I TY such as routes to school and along arterial and collector streets. Subdivisions located in the County
that are annexed into the city would become eligible for this sidewalk infill program.
Proximity to home: Alu�B
How far is it?
Is it practical to walk there? A B
SLOW
Physical access
& infrastructure:
Sidewalks and trails to
mark your path along with
SCHOOL
crosswalks, traffic signals,
and lighting to make it
safe.
Pleasant factor:
Separation from cars and traffic, shade trees,
things to see along the way ...
Places to go:
A sensible mix of
destinations, such
as parks, schools,
coffee shops, neigh-
borhood activities.
Improving pedestrian safety is also a priority. The City will continue to work with the school district
to identify safe routes to schools. To improve pedestrian safety, marked crosswalks are typically
painted at signalized intersections, at official school route crossings, and at other high -volume inter-
sections. Public requests for marked crosswalks in other locations are evaluated carefully. While well
designed crosswalks are important to pedestrian safety, marking crosswalks at locations where driv-
ers do not expect them or where pedestrian traffic is sporadic can actually reduce pedestrian safety
by giving pedestrians a false sense of security when crossing the street. The City evaluates each pro-
posed crosswalk to determine if it is warranted and safe.
Walkability
In general, participants in the on-line survey and community workshop find the South District walka-
ble for recreational purposes, and are enthusiastic about the extensive trail system in South Iowa
City. However, walking or biking to meet daily needs orfortravel can be more challenging due to the
lack of street connectivity (especially east to west) requiring heavy reliance on Sycamore Street and
Highway 6 by all modes of transportation.
Neighborhoods in the west portion of the district and those east of the Sycamore Greenway, includ-
ing the manufactured housing parks, can feel isolated or cut off from many destinations within the
district, including parks. This can present special challenges for children traveling to school or recrea-
tional opportunities within the district as well as those in areas north of Highway 6. The extension of
McCollister Boulevard and construction of new trail sections, including an extension of the Highway
6 trail, are seen as essential to creating better physical and social connection throughout the district.
43
Trails
Trails are critical components of the South District's transportation network. In addition to providing BENEFITS OF
recreational opportunities, the trails offer low-cost, energy efficient transportation to schools, em- WA L KA B I L I TY
ployment, and commercial destinations. Notably, the South District offers access to two popular
trails in the metro area: the Iowa River Trail and South Sycamore Greenway.
The Iowa River Trail and Terry Trueblood Recreation Area (TTRA) directly link our community to out-
Economic
door activities and connect Southside residents to the Downtown Business District and University of
save money: ,.
Iowa Campus. The 2.2-mile South Sycamore Greenway is anchored at the north by Grant Wood Ele-
Transportation is
mentary and Kickers Soccer Park to the south. The Greenway functions as a stormwater detention
the second largest
area that reduces run-off into the Iowa River. As areas south of the school are annexed into the city,
expense for Ameri-
can households.
a trail connection or sidewalk will connect the Greenway to TTRA.
Make money:
1 walk score point is
P u b l i c Transit
worth $700-$3,000 in
home value.
Public bus transit is a crucial part of the South Iowa City transportation system with more than
500,000 rides annually on routes that serve the area. All southside routes circulate through northern
Community Connection
portion of the district and provide access to the commercial and industrial areas along Highway 6.
They include the Lakeside, Eastside Loop (during school), Mall, Cross Park, and Broadway routes. The
0studies show that for every 10 minutes a per -
Lakeside Route has the highest bus ridership of any route in Iowa City.
son spends in a daily car commute, time spent
in community activities falls by 10%.
Residential development around the new elementary school in addition to weekend activity at Kick-
• People living in walkable neighborhoods trust
ers Soccer Complex and Terry Trueblood Recreation Area may prompt changes to current bus
neighbors more, participate in community pro -
routes. There has long been support for loop routes that do not terminate downtown, but instead
jects and volunteer more than in non -walkable
provide residents with direct service to majorshopping and employment areas. Commercial devel-
areas.
opment along both sides of the river, along Highways 6 and 1, (e.g. Walmart, Aldi's, Hy-Vee, Pepper-
Health
wood Plaza, and Sycamore Mall) could ideally be served as part of loop route. The absence of a grid
Men and women age 50
system creates a challenge for extending service further into the residential neighborhoods and, be-
—71 who took a brisk
cause there is no east -west connection across the district south of Highway 6, and minimal connec-
walk nearly every day
tivity to areas east of the Greenway, potential bus routes are limited. The extension of McCollister
had a 27% reduced death
Boulevard will make for an efficient loop route and allow transit to reach more areas in the South
rate compared to non -
District.
exercisers.
• The average resident of
Participants in the planning process expressed a desire for improved signage and transit information
a walkable neighborhood
at bus stops, and expanded hours of transit service, and service on Sundays. There is also a need for
weighs 6 to 10 pounds
additional bus shelters in some locations in the South District. Iowa City Transit will be addressing
less than someone who
lives in a car -dependent
many of these concerns as part of a comprehensive study of its current service. Bus stops are being
neighborhood.
redesigned and "Bongo' software makes route information and accurate arrival times accessible to
the public by computer and smart phone. Wireless service is now available on all buses.
Trees and other landscaping along arterial streets can
help buffer neighboring homes from noise and other
activity and provide a sense of comfort and safety for
pedestrians.
STREETS, TRAILS, SIDEWALKS —GOALS AND OBJECTIVES
The following goals and objectives for streets, trails, and sidewalks were formulated with input from
participants in the planning workshop and on-line survey. Improvements to rights of -way, including
sidewalks and trails, are the responsibility of the City and developers.
GOAL 1: Improve connections between residential neighborhoods and commercial and industrial
properties on both sides of Highway 6 and explore ways to reduce the barrier effect that this ma-
jor traffic corridor has between South Iowa City and areas to the north. These improvements will
require funding by Iowa City and/or grant funds as well as cooperation from the Iowa Depart-
ment of Transportation.
• Evaluate pedestrian crossings along the length of Highway 6 for safety improvement.
• Construct pedestrian facilities that connect to industrial and commercial properties north of
Highway 6.
• Review pedestrian signal times and explore improved signage, median design/landscaping,
lighting to improve the actual and perceived safety of Highway 6 crossings.
• Extend the Highway 6 trail east to Heinz Road to ensure safety for pedestrian and bicycle access
across the district
• Extend a sidewalk/trail connection along Highway 6 and across the bridge to Riverside Drive.
GOAL 2: Prioritize the extension of McCollister Boulevard as an integral element in improving
connectivity and access for South Iowa City and to spur the development of a high quality neigh-
borhood surrounding the new school, and to drive re -investment in commercial areas.
• The new road should enhance movement between neighborhoods by providing appropriate
crossings, including medians or traffic controls where needed.
• Design and construct McCollister Boulevard as a welcoming and attractive entrance to the South
Iowa City neighborhoods by including trees, landscaping, lighting, public art, or other features
that foster a distinct identity for the district.
GOAL 3: Enhance safety and aesthetics along arterial streets.
• Provide safe and accessible street crossings at key locations, such as entrances to commercial
centers, parks, and school sites, and where designated trails cross arterial streets.
• Design the extension of South Sycamore Street and McCollister Boulevard to moderate vehicle
speeds and maximize safety for children travelling to and from school. Consider the feasibility
and of on -street parking to slow traffic if a neighborhood commercial develops.
• Where appropriate, include crosswalks, signals, or median islands as well as lighted trail connec-
tions.
• Enhance aesthetics of arterial streets with trees, landscaping, lighting, public art, or other fea-
tures that support housing and subdivision designs oriented toward the street.
GOAL 4: Maximize walkability and connectivity in all neighborhoods, especially those east of the
Greenway.
• Align collector streets along arterial streets to provide for safe crossing of neighborhood bound-
ary streets, particularly for pedestrians and cyclists.
• Fill in gaps in the sidewalk network and ensure ADA compliant curb ramps throughout the dis-
trict as intersections are improved, including connections to multi -family developments.
• As residential development extends south toward the school, ensure multiple safe and logical
walking routes to the school, including well -marked crosswalks forschools.
• Provide count -down timers at high -volume intersections.
• As re -development of commercial areas occurs, work to establish improved street, trail, and
sidewalk connections to better integrate shopping centers with surrounding neighborhoods.
• Improve lighting along residential streets if needed for safety. Consider lighting along off-street
trails, such as at trail head areas or connections to parks in order to enhance safety.
GOALS: Create an accessible and well -coordinated bike network that allows bicyclists to connect
to schools, parks, and commercial areas.
• Construct a wide sidewalk from South Sycamore Street to the Terry Trueblood Recreation Area.
• Construct a trail along the trunk sewer easement to connect residential development in Sand Hill
Estates to Archibald Alexander Elementary.
• Establish a bike trail or on -street route to connect the Sycamore Greenway Trail and Court Hill
Trail.
Physical Infrastructure
for Pedestrian Safety
Well maintained sidewalks and trails.
Clearly marked crosswalks.
Good intersection controls where need-
ed.
Reduced vehicle speeds.
Separation between sidewalk and street.
46
• Create unique and easily identifiable signage or other wayfinding methods to help cyclists find
and bike routes and off-street trails.
• Encourage visible and well -designed bike facilities as part of any redevelopment plans in South
Iowa City.
• Wherever street widths permit, consider establishing or improving on -street bike facilities, such
as "sharrows", bike lanes, or bike boulevards.
GOAL 6: Improve and expand transit service.
• Considerthe expansion and diversification of bus routes and stops , including loop service, to
connect residential neighborhoods with schools, parks, and recreational opportunities (e.g.
Kickers Soccer Complex and Terry Trueblood Recreation Area), and major commercial areas
along Highways 1 and 6.
• Raise awareness and improve access to transit service by providing well -marked bus stops with
posted schedule and route maps.
• Consider attractive bus shelters, especially at commercial centers and public parks, and adopt -a
-shelter programs with neighborhood organizations and commercial centers to such shelters
are well -maintained.
Commercial Areas
The South Planning District is served by commercial areas located along or near the Highway 6 corri-
dor, most notably Pepperwood Plaza and the Waterfront HyVee area. Although it is just outside the
South District boundaries, the Iowa City Marketplace (formerly Sycamore Mall) is commonly consid-
ered an important commercial centerserving the South District.
Pepperwood Plaza and Sycamore Mall once offered a wide variety of retail goods and services. In
the late 1990s many of Iowa City's national retailers moved to the Coral Ridge Mall and in 2013 Von
Maur Department Store moved to the River Landing in Coralville. This has left South Iowa City and
much of the east side with fewer shopping options, especially children's items, clothing, sporting
goods, and housewares.
Participants in the on-line survey and community workshop eagerly anticipate redevelopment and
improvement of commercial areas within and adjacent to the district. Aesthetic improvements
along the Highway 6 and South Gilbert Street commercial corridor, opportunities for local and
neighborhood —serving businesses, and improved pedestrian and bike facilities are seen as priorities.
The viability of any commercial business —shops, restaurants, and services —depends on the market
demand in the area in which the business is located. Population, residential density, and proximity
to customers as they commute to and from work are essential for many retail businesses. New resi-
dential development around the elementary school and improved connectivity made possible by the
extension of McCollister Boulevard, have the potential to strengthen the commercial prospects in
South Iowa City. While this will take time, efforts to make the area more attractive and to raise the
profile of South Iowa City for residential development will also enhance prospects for commercial
development.
Highway 6 Commercial Corridor
As stated above, commercial development in the South District is concentrated along and to the
south of Highway 6. While this busy traffic corridor offers the visibility and traffic activity that many
businesses desire, competition from new commercial centers and big box or discount stores in other
parts of the trade area along with changes in the retail market due to the rise of online shopping
have had an impact on large shopping centers, including Pepperwood Plaza. Designed with large
buildings set back from the road behind ample parking lots, this sort of shopping center is appropri-
ate for a large national or regional chain stores. The format is less adaptable for small or unique
businesses that are less able to capture the attention of passing motorists.
The Highway 6 Urban Renewal Area was estab-
lished in 2003 with a goal of strengthening com-
mercial activity in existing core areas and neighbor-
hood commercial centers and discouraging the
proliferation of new major commercial areas.
The City makes available tax increment financing as
a means to help finance the construction of some
of the necessary private and/or public infrastruc-
ture improvements within the Highway 6 Commer-
cial Urban Renewal Area. In addition, the city
makes available the use of tax increment financing
(TIF) to provide rebates for qualifying businesses or
development projects within the Urban Renewal
Project Area. This agreement will expire in 2025.
Improvements may include stormwater manage-
ment facilities, public streets and sidewalks, entry-
way enhancements, sanitary sewers, storm sewers,
and open space improvements.
Site improvements may include design and con-
struction of buildings and building additions, grad-
ing for building construction and amenities, ade-
quate paving and parking; adequate landscaping,
and on -site utilities.
47
En
The areas highlighted in yellow indicate vacant commercial
properties that front onto South Gilbert or Southgate Ave-
nue. Redevelopment in the Riverfront Crossings District to
the north of Highway 6 along with new residential develop-
ment in areas to the south of the Crandic Railroad may gen-
erate new interest in these properties for commercial uses.
While the nature of Highway 6 commercial corridorwill likely remain car -centered, residents in the
surrounding neighborhoods expressed a desire to tame the auto dominated character of these
shopping areas and improve their aesthetic appeal. Making these areas accessible and inviting to
pedestrians, cyclists, and transit users by connecting into the local street network should be a priori-
ty. Aesthetic improvements, including landscaping and shade trees to break up large parking areas,
may entice shoppers to linger and could help foster a sense of place that encourages neighborhoods
to identify with commercial areas. Such efforts could also help to improve the prospects for small or
local businesses . Fagade and parking area improvements made to Waterfront Hy-Vee at the time of
its expansion offer an example forfuture re -development in the area. Other models can be found
along Highway 1, west of the river, where landscaping and other parking design requirements have
softened views of very large parking areas. Longer term, any re -development of properties in the
Highway 6 corridor should emphasize bringing buildings closer to the street, pedestrian accessibility,
more efficient use of land , and introducing mixed use development
South Gilbert Street Commercial Corridor:
The South Gilbert Street Commercial Corridor is generally located between Highway 6 and the
CRANDIC Railroad. The 1997 South District Plan called for general commercial development in this
area, including along Stevens Drive and Southgate Avenue, with a focus on creating a more attrac-
tive, well -landscaped entrance to the City. At the time, most of the undeveloped land was zoned for
Intensive Commercial (CI-1), a classification that provided areas for businesses with operations char-
acterized by outdoor storage and display of merchandize, by repair and sales of large equipment or
motorvehicles, or by activities or operations conducted in buildings that are not entirely enclosed.
In 2006 properties along Stevens and Waterfront Drives, east of Gilbert Street, were rezoned to
Community Commercial (CC-2). Properties south of Southgate remain in the CI-1 zone. More re-
cently, the CI-1 zone was amended to allow a wider range of commercial uses, including retail and
restaurant uses. Little new development has occurred in the area around the Southgate Avenue and
Gilbert Street intersection.
While future residential development south of the CRANDIC line may improve prospects for com-
mercial development in this area, the character of commercial uses that can be anticipated along
this corridor is uncertain. Still, the attractive landscaped entryway envisioned in the previous plan
remains a desire of area residents.
As properties in the Riverfront Crossings Districtto the north redevelop, businesses displaced by re-
development in that area may look to relocate south of Highway 6. Close proximity to the Riverfront
Crossings and the Downtown and UI Campus along with ready access to the Iowa River Corridor Trail
and riverfront park, may also make this area attractive to other uses, including mixed use or resi-
dential. However, it is important to carefully consider the impact of development on the adjacent
residential and commercial neighborhood. The area to the east of the railroad tracks is currently a
mix of traditional CI-1 uses along with a number of social service agencies and the Hilltop Mobile
Home Park. Any proposal for residential or mixed use development in the area should be scrutinized
to ensure that it contributes to the stability of the neighborhood.
Neighborhood Commercial Areas
The future land use map includes a small area designated as commercial (currently zoned Commu-
nity Commercial) at the future intersection of McCollister Boulevard and South Gilbert Street and
another designated as Mixed Use at the intersection of McCollister and Sycamore Street. The goal is
to provide an opportunity for small scale commercial uses that draw principallyfrom the surround-
ing residential neighborhoods. In addition to small retail and personal service uses, neighborhood
commercial zones permit institutional uses (e.g. daycare, churches or educational facilities) as well
as neighborhood serving office uses (e.g. medical offices). Commercial uses are limited in size to pro-
mote a local orientation to minimize potential adverse impacts on nearby residential properties.
Zoning code standards for neighborhood commercial areas ensure that development is compatible
in scale and intensity to the surrounding residential neighborhoods. Building placement and design
requirements help to create an environment that is inviting to pedestrians and minimize the impact
of automobiles.
To function as a successful neighborhood center, the design of the mixed use area should incorpo-
rate pedestrian and bike accessibility as well as a transit stop. Including a small plaza, park, or other
communal space within the development will help to make this corner a neighborhood gathering
place and an anchorfor the adjacent neighborhoods.
As noted above, commercial uses depend on surrounding residential density and active commuting
routes in order to be successful. It will take time for this area to develop enough of a population to
support even a small business, such as a coffee shops. Allowing moderate density housing (10-20
units per acre) in the area immediately around the commercial center and providing residential units
above the commercial ground floorwill help to improve the prospects for businesses and may en-
courage pedestrian trips and extension of transit services. Ensuring that these higher density uses
are well designed and constructed will help to ensure that density is an asset to the area.
"
J—
Traditional gas station site design.
ME
T.
iP-
A re -oriented site design with the gas station canopy
located behind a storefront at the corner. This could
allowthe site to offer more than gas/convenience retail.
This may be an appropriate site design for the commer-
cial corner at McCollister Boulevard and South Gilbert.
am
Landscaping, shade trees and pedestrian islands can help
break up large parking areas.
COMMERCIAL AREAS —GOALS AND OBJECTIVES
The following goals and objectives for commercial areas were developed with input gathered dur-
ing the South District Planning process. Achieving these goals may require collaborative efforts by
business owners and association and property owners and developers.
GOAL 1. Improve the aesthetic appearance of commercial areas along Highway 6 and other
commercial streets within the district (e.g. Boyrum, Keokuk).
• Improve the aesthetic appeal/appearance of the Highway 6 and South Gilbert Street Commer-
cial Corridors —both within the right-of-way and on adjacent commercial property —taking cues
from aesthetic improvements planned along Riverside Drive as well as landscaping improve-
ments west of the river on Highway One.
• With any proposed redevelopment of Pepperwood Plaza, encourage a reduction of large parking
areas to create more inviting social and pedestrian space. Include shade trees and distinctive
landscaping and inviting pedestrian routes and amenities such as seating, bike facilities, and art.
• Encourage landscape improvements for other existing commercial properties/neighborhoods
and enforce compliance with landscaping standards as well as maintenance of required land-
scaping.
• Encourage commercial areas to adopt a common design theme —taking queues from Olde
Towne Village at the corner of Scott Boulevard and Rochester Avenue —to create a sense of con-
tinuity and identity (e.g. fagade design, signage, lighting, landscaping).
• Ensure that small commercial areas, such as those contemplated or zoned along McCollister
Boulevard, are designed to complement the adjacent residential neighborhood and contribute
to an attractive gateway to the South District by encouraging attractive landscaping, screened
parking areas and/or parking behind the building, minimizing exterior lighting, bike facilities, and
connection to pedestrian routes.
GOAL 2: Improve connectivity between commercial areas and adjacent residential.
• As development and redevelopment occur, integrate shopping areas with adjacent residential
neighborhoods by providing improved street, sidewalk, or trail connections and enhance entry-
ways with art, landscaping, and wayfinding.
• Encourage attractive and readily identifiable bike parking and transit stops within commercial
development areas.
GOAL 3: Engage the community in re -thinking South Iowa City's commercial areas by encouraging
(sponsoring) unique events such as food or cultural festivals, roller derby or roller skating, mini -
concerts, farmers market or food trucks nights, at Pepperwood Plaza and other commercial are-
as.
GOAL 4: Support development and redevelopment of areas identified as commercial in the fu-
ture land use plan, ensuring that commercial areas and uses contribute to the long-term vitality
and appeal of adjacent neighborhoods.
• As the nearby Riverfront Crossings builds out, re-evaluate the development potential and zoning
of properties in the South Gilbert/Southgate Avenue area. Explore the potential for mixed use/
residential or institutional uses. Any proposed rezoning of this area should be scrutinized to as-
sure that new development contributes to the overall health of the surrounding neighborhood,
including nearby residential areas.
• Consider opportunities for small neighborhood commercial or mixed use nodes at key intersec-
tions where McCollister Boulevard intersects with Gilbert and Sycamore Streets and encourage
quality design and construction that enhances adjacent residential or public open space areas.
• Support local and independent businesses in South Iowa City through targeted promotional
efforts and by encouraging alliances among businesses and property owners.
• Encourage or create incentives to attract neighborhood serving businesses—e.g. daycare, coffee
shop, medical office, music or dance studios, salons and other personal services, etc. to com-
mercial areas.
A few fun event ideas suggested for making commercial
areas —especially large parking areas —more socially ac-
tive: outdoor sport demonstrations, such roller derby or
basketball, foot truck night with live music, art events
such as a chalk the lot festival.
Photo copyright Greeley Tribune.
51
52
South Planning District Plan Map Designations
❑ Low to Medium Density SF Residential:
2-8 dwelling units/acre
Intended primarily for detached single-family hous-
ing. Duplexes are allowed on corner lots in all single
-family zones. In some areas attached housing may
be located along arterial streets or adjacent to per-
manent open space. The residential density for a
property should reflect the nature of the site and
take into account sensitive environmental features,
topographical constraints, street connectivity, and
compatibility with historical development patterns .
■ Medium to High Density SF & Townhouse:
8-13 dwelling units/acre
Suitable for medium to high density single-family
residential development, includes small lot de-
tached single family units, zero lot line develop-
ment, duplexes, and townhouses. Suitable for sites
where a single loaded street is desirable to provide
visibility and access to public open space, or where
clustering is desirable to protect sensitive environ-
mental features. Higher density housing should be
located at the edges of neighborhoods, principally
in areas with good street connectivity, access to
open space or parks, trails, and transit.
■ Multi -Family
12-24 dwelling units/acre
Properties developed prior to 2015 may have been
established at higher densities, particularly in neigh-
borhoods close to Highway 6. The "New Neighbor-
hood section of the plan (page 18) includes lan-
guage describing the density, location, and design
quality that will be part of any rezoning to allow
multi -family housing. Higher density zoning desig-
nations may not be suitable for areas with topo-
graphical constraints or limited street connectivity
or access. Preferred locations for new multifamily
are along main travel corridors or intersections,
especially near permanent open space or adjacent
to commercial development.
■ Commercial
Areas intended to provide the opportunity for a
large variety of commercial uses, particularly retail
commercial uses, which serve a major segment of
the community.
® Mixed -Use
An area intended for development that combines
commercial and residential uses. Individual build-
ings may be mixed -use or single -use. Development
is intended to be pedestrian -oriented, with build-
ings oriented to the street with sidewalks, street
trees and other pedestrian amenities. Buildings with
residential uses should be designed to ensure a
comfortable and functional environment for urban
living in close proximity to commercial uses. The
mix of uses allowed requires special consideration
of building and site design.
Public Institutional
Property that is publicly owned and used for a pub-
lic purpose, including public schools, and City, Coun-
ty, State, and Federal offices or facilities. If the prop-
erty is proposed to be sold to a private entity for a
non-public use, then the land should be rezoned to
be compatible with the surrounding neighborhood.
❑ Parks/Public Open Space
Indicates existing or potential public open space
intended for the protection of sensitive natural fea-
tures, storm water management, and/or to provide
for passive, active, recreational or other public open
space needs, and/or to protect the aesthetic values
of the community.*
■ Private Open Space
Indicates existing or potential open space on private
land that is important for the protection of sensitive
natural features and/or to provide for storm water
management, and/or for private, shared passive or
recreational opportunities for adjacent properties,
and/or to protect the aesthetic values of the com-
munity.*
*A public or private open space designation on land
that is not currently designated as open space may
indicate an area is largely unsuitable for develop-
ment due to environmental or topographical con-
straints or may indicate that an opportunity to ac-
quire needed open space is possible if current land
uses are discontinued. While these areas are best
reserved or acquired for open space, development
may occur on privately held land if a proposal meets
the underlying zoning requirements and the re-
quirements of the Iowa City Sensitive Areas Ordi-
nance.
53
- South District
Eoial street alignment
® b South Dist riot Boundary
Iowa River
�■` �����lIJJJJ ® Public Park;Open Space
i r nrrr�x
_Private Open Space
MediumlLow Density SF Housing
MediumlHigh Density SF Housing
Muhl Family
���✓✓✓ Commercial
*� Neighborhood Commercial
as a Mixed Use
J� _ Public/Institutional
r
i'
r
SOUTH DISTRICT
i PLAN MAP
I