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Home My WebLink About03-03-2016 Planning and Zoning CommissionIowa City Planning & Zoning Commission Formal Meeting Thursday, March 3, 2016 7:00 PM Emma Harvat Hall - City Hall ",E yi fM Y� - •ry�i4i4i w .�• c AA 101 . r c - C 1 P r Department of Neighborhood and ' Development Services CI OF IOWA CITY - UNESCO CITY OF LITERATURE - -_.._ ^mot � a � • � ' PLANNING AND ZONING COMMISSION Thursday, March 3, 2016 - 7:00 PM Formal Meeting Emma Harvat Hail 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. Rezoning Item Discussion of an application submitted by Ross Nusser for a rezoning to designate the property at 716 N. Dubuque Street as a Historic Landmark. (REZ16-00001) E. Consideration of Meeting Minutes: February 18, 2016 F. Election of Officers G. Planning & Zoning Information H. Adjournment Upcoming Planning & Zoning Commission Meetings Formal: March 171 April 7 / April 21 Informal: Scheduled as needed. r CITY OF IOWA CITY i 1EJV10RANDUM Date: March 3, 2016 To: Planning and Zoning Commission From: Robert Miklo, Senior Planner Re: Designation of 716 N. Dubuque Street as a Historic Landmark Background: The applicant, Ross Nusser, is requesting Historic Landmark designation for 716 N. Dubuque Street, a property in a High Density Multi -Family Residential (RM-44) zone. Designation of the property as a landmark will require Historic Preservation Commission approval of any significant changes to the exterior of the building. Landmark status will also make the property eligible for certain zoning incentives. This residential building was originally constructed to serve as a fraternity house and functioned as such until late 1997 when it was purchased for use as an Assisted Group Living facility that provides supportive services to individuals with mental illness. It is a three-story structure with 21 bedrooms, 2 kitchens (on the first floor and in basement level), shared bathrooms on the second and third floors, laundry facilities in the basement, and large open living spaces on the 1"floor and basement level. The property is non -conforming with regard to parking requirements. The building takes up a large portion of the 6,500 square foot lot such that it can provide just two parking spaces. Vehicle access is provided off an alley that runs along the north side of house, between Dubuque and Linn Streets. The current parking requirement for assisted group living is 1 space for every 3 beds, plus 1 space for each staff member determined by the maximum number of staff present at any one time. For 21 residents and two staff people the parking requirement is 9 spaces. For this reason the property is allowed to convert to another use that requires 9 or fewer spaces. For uses requiring more than 9 parking spaces a special exception is required. Historic Preservation Commission Review: The Iowa City Historic Preservation Commission met on February 11 and conducted a public hearing at which they reviewed and evaluated the historic significance of 716 N. Dubuque Street. The Commission determined that the property meets the requirements for a landmark and voted unanimously to recommend approval of the designation as an Iowa City Historic Landmark. The attached Iowa Site Inventory Form and photos provide evidence and a discussion of the building's architecture and history. The building was constructed in 1931 as a fraternity house. Following the rapid expansion of the University in the 1920's a number of Greek Houses were constructed and remain as architectural evidence of the increased impact of the University Community on the culture of Iowa City during this period. Typical of many Greek letter houses, it was built in a revival style. It is a two and one-half story L-shaped Tudor Revival house that has retained a high-level of historic integrity. As noted, designation of the property as an Iowa City Historic Landmark will require Historic Preservation Commission approval of any significant changes to the exterior of the building. Landmark status will also make the property eligible for special exceptions (Section 14-2B-8 of the zoning code) that allow the Board of Adjustment to waive or modify certain zoning requirements to help support the continued use of historic buildings. February 26, 2016 Page 2 Board of Adjustment Review: On February 17 the Board of Adjustment approved a special exception for a historic preservation waiver of required parking to allow a fraternity with up to 21 residents, subject to the following conditions: • The applicant must secure a Local Historic Landmark Designation from the City of Iowa City. • All changes to the properties exterior must meet Historic Preservation guidelines. • The applicant must make those repairs and renovations to the exterior and foundation of the structure as listed in this submittal (see attachment #7) as well as any repairs deemed necessary by the Historic Preservation Commission. • All aspects of the interior must meet code standard. Shared bathrooms must use materials and fixtures of an institutional grade. • In the area where there is currently a deck, the applicant must install moped parking stalls equal to at least one half of the residential occupancy of the building. Design and installation of moped parking to be approved by the Historic Preservation Specialist. • The applicant must install interior bike storage on the ground floor level of the building sufficient to store one bike per resident based on the maximum number of residents allowed by the special exception. Staff will review proposed bike rack/storage and access to the ground floor to ensure bike storage is easily accessible. • All chapter meetings held by the fraternity must held at an off -site location. • Three convictions for a disorderly house within an 18-month period will result in the loss of the special exception at which point the property will revert to 12 residents maximum. Given the requirements of the code and the conditions placed on the special exception, the applicant must secure landmark designation of the property prior to converting the building from an Assisted Group Living facility to a fraternity. Planning and Zoning Commission Review: Landmark Designation is a zoning overlay and therefore requires a recommendation from the Planning and Zoning Commission to the City Council. The Commission's role is to review the proposed designation based on its relation to the Comprehensive Plan and proposed public improvements and plans for renewal of the area involved. There are two specific areas of the Comprehensive Plan that appear to apply to this proposal: the Central District Plan- pages 13-22 and the Historic Preservation Plan, The Central Planning District Plan identifies this area of Dubuque Street as appropriate for higher density housing. The plan encourages incentives for property improvement and rehabilitation of the existing housing stock, both for homeowners and investment property owners. The Historic Preservation element of the Comprehensive Plan contains two specific coals relating to this proposal. Goal 3: Provide economic incentives to encourage the preservation of ,historic buildings and neighborhoods. Under this goal the plan contemplates exemptions for zoning standards, such as parking requirements, to encourage the reuse of historic buildings. Goal 7: Establish and implement historic preservation objectives for the University of Iowa campus and surrounding neighborhoods. Under this goal there is an objective to establish a fraternity and sorority house stewardship program. The plan recognizes that as these historic structures age they will require major rehabilitation. To fulfill the conditions of the special exception the owner will need to present a plan for the rehabilitation of the property to the Historic Preservation Commission for review and approval. February 26, 2016 Page 3 In essence the landmark designation sought by the applicant conforms with two goals of the Comprehensive Plan - to provide relief from zoning requirements while also requiring investment necessary to assure the long-term preservation of this historic building. Staff Recommendation: Staff recommends that REZ16-00014 an application to designate 716 N. Dubuque Street as an Iowa City Historic Landmark be approved. Attachments: 1. Location Map 2. Iowa Site Inventory Form 3. Photographs 4. Attachment 7 — proposed building improvements Approved by: / John Yapp, Development Service Coordinator. Department of Neighborhood and Development Services City of Iowa City REZ16-00001 716 N Dubuque Street w LNJ I Feet 0 80 60 w mi Prepared by, Marti VVol Date Prepared: February 261£ .�............a.,_.,.. y,o......�.�...�,� �o.r.o��..�y.��a��.w� ��y�. cp.pv� IOWA SITE INVENTORY SurveyMNumber 52-010—D087 Database ID Number 1_�ocation and Functional Information Nonextaat 1. Historic Name(s) phi L%iPa Sicam Fraternity tV 2. Common Name(s) 3. Street Address 716 N. DIL1j" St 4. City Iara City' Vicinity [ ] 5. County Johns 6. Subdivision Criuinal Plat 7. Block(s) 73 S. Lot(s) 5, 9. Legal Description: (If Rural) Township Ranse Section Qua= of Quarter Of 10. Historic Function(s) Fraternity tv HOLlSe irAk II. Current Function(s) Frai-Prni tv Hp, ise - 12. Owner Phone # Address 379 Fastianr7 rr_ GF City/State Cedar iapida. IAZIP 52403 (Plat Map) fI r STREETIUNN STREET (integrity Notes) I Ro11/Frame 1 / W Photographer Map) ICI CFN 259-1402 Property Characteristic Form - Residential 8/25/99 Survey IDNumber 52-010-DO87 Database ID Number -.reef Address 716 N. Dubuque St City Iowa City County JohnGOn Legal Description: (if Rural) Township Range Section Quarter of Quarter Of Location Endangered? Ng, or Y if yes, why?. Site X Moved Moved to Original Site Ground Plan: a. Building Shape(s) L-shaped b. Width 40 by Depth 60 in units Architectural Style/Stylisfic Influences sate 19 /Karl v 20111 Cen , Key Stylistic Attributes Code �Lry Revival• - Steeply pitched Gables half-timbering, 53 Tudor stone surrounds and arch Materials: Foundation Walls Roof Number of Stories Roof Shape Builder(s) Unlaiown Architects) Unknown Original Construction Date 1931 _ Modification/Addition Dates: 100 40Z30/60 80 4 1 Significant Interior Components: — Continuation Sheet U None noted Surveyor Comments: This was originally the pi Kappa Alpha house. Do not ]mow when it changed. Sources: Sworn Fire Insurance Maps: 1888, 1892, 1899, 1906, 1912, 1920, 1926, 1933. Gebhard & Mansheim, p. 249 ffiQeed, Further Study/Anomaly [ I Continuation Sheet[] Surveyor Moraski/&yin/Kugler Date 1995-96 IOWA SITE INVENTORY FORM EVALUATION SHEET ADDRESS: 716 North Dubuque SURVEY ID # 52-010—DO87 Iowa City, IA REVIEWED BY: Molly Myers Naumann, Consultant DATE: February 1996 ARCHITECTURAL SIGNIFICANCE & ASSOCIATED CONTEXTS: Dubuque/Linn Street Corridor: 1839—c.1946 APPLICABLE NRHP CRITERIA: A_ B C X D NRHP ELIGIBILITY: INDIVIDUAL YES NO _ _ CONSERVATION DISTRICT: CONTRIBUTIMC NON—CONTRIBUTING This two and one—half story gable roof building (three and one—half on the north side) was constructed in 1931 as a fraternity house. No architect has yet been identified. Like many other Greek letter houses in Iowa City it was built in a popular revival style, in this case, Tudor Revival. The exterior is of stone with stone surrounds at the doors and windows and quoined corners. A rear wing was added at the second floor level and this is covered with the traditional half—timbering. A small "garden gate" with stone surround is located to the left of the main entrance. The house retains a high level of integrity. It may be individually eligible with further research, and is definitely a contributing structure in the North Dubuque Conservation District. HISTORICAL SIGNIFICANCE & ASSOCIATED CONTEXTS: Dubuque/Linn Street Corridor: 1839—c.1946 APPLICABLE NRHP CRITERIA: A X B C_ D_ NRHP ELIGIBILITY: INDIVIDUAL YES NO _ CONSERVATION DISTRICT: CONTRIBUTI X_ NON—CONTRIBUTING In the 1920s and '30s fraternity and sorority houses were being built in various parts of Iowa City, including the Clinton and Dubuque streets area. (There were eight built on North Dubuque alone between 1920 and 1933.) These were often replacing houses that the Creek letter societies had purchased or rented to provide housing for their members. The new houses appear to have been architect designed and were primarily in various popular revival styles. This construction coincided with a period of tremendous growth for the State University of Iowa. Enrollment grew from 5345 in 1920 to 8235 in 1930, and peaked near 10,000 a little later in that decade. There wer 33 new buildings constructed on the campus between 1916 and 1934, in addition to the construction of almost two dozen fraternity and sorority houses. These houses exemplify the Development of the University of Iowa context. While some may be individually eligible, all Greek letter houses in Iowa City need to be surveyed and then re—evaluated as a sub —context of the University context. This house may be individually eligible and is presently considered a contributing structure in the district. PREPARED BY: Molly Myers Naumann, Consultant PHONE: (515) 682-2743 ADDRESS: 167 W. Alta Vista, Ottumwa, IA 52501 DATE: February 1946 AFFILIATION: Iowa City Historic Preservation Commission ADDRESS: 401 E. Washington, Iowa City, IA 52240 PHONE: (319) 356-5243 716 N. DUBUQUE - PHI KAPPA SIGMA FRATERNITY HISTORIC PHOTOGRAPHS Photo from 1956-1960 AM � J Photo from c. 1980 Unwenity of Iowa Special colla ons N iti lu�r AN- �4 r• Y T 4 s 3 Un[venity ol7owa Special Gallectierts 716 N. DUBUQUE - PHI KAPPA SIGMA FRATERNITY CURRENT PHOTOGRAPHS Oxehrn e'4t ''17 Here is a list of esti riated renova*m costs that I have received as bids and that I anticipate. However, while all potential wet of renovation cannot be foreseen, I feel this Is a solid approtarnation of my Intent for bringing this building back to its histonc and solid state. 1. Spdr>kier System - $55-60K 2. New Roof - $46.49K 3. New Kitchens - $46-52K (That is $23-26K per kitchen -there are two kitchens) 4. New Bathrooms - $44-52K (That Is 11-13K per bathroom —there are 4 bathrooms) 5. New Flooring - $32,026 is what the bid came back at 0,700 Sq Feet at 4.78 cents per sq. foot 6. Painting - $21-25K 7. New Doomfrdm - $41-45K 8. updating Electrical Fbdures - $13-16K 9. Securing Foundation ( If Needed) - $12-14K 10. Drywall Repair - $12-14K 11 Stabilizing Emergency exit deck - $3-4K 12. Replacing Commercial Water heater - $5-7K I received a bid on whenfrf I need to replace windows hone much they plus labor will cost and it will end up being $80041,000 per window. Mitch King KMB Property Management 319-351-0102 MINUTES PLANNING AND ZONING COMMISSION FEBRUARY 18, 2016 — 7:00 PM — FORMAL EMMA HARVAT HALL — CITY HALL PRELIMINARY MEMBERS PRESENT: Carolyn Dyer, Charlie Eastham, Ann Freerks, Mike Hensch, Phoebe Martin, Max Parsons, Jodie Theobald MEMBERS ABSENT: STAFF PRESENT: Sara Hektoen, Bob Miklo OTHERS PRESENT: RECOMMENDATIONS TO CITY COUNCIL: By a vote of 7-0 the Commission recommends that Council forward a letter to the Johnson County Board of Adjustment recommending that the application by Steve Fangman, for a conditional use permit to allow a roofing and snow removal business located at 4860 American Legion Road SE, be approved subject to the term of expiration in ten years and that all materials and equipment associated with the business be stored in the accessory structures identified on the siteplan. Freerks called the meeting to order at 7:00 PM. PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA: There were none CONDITIONAL USE ITEM (CU16-00001): Discussion of an application submitted by Steve Fangman for a conditional use permit for a home business (roofing and snow removal) for property located at 4860 American Legion Road SE in Area B of the Iowa City/Johnson County Fringe Area. Miklo began the staff report sharing that this property is in the county but it is in the fringe area and just east of the Iowa City growth area. Miklo showed a map of the area. The County requires a conditional use permit for home based businesses, in this case it is a roofing and snow removal business that has been in operation for 10 years when they first received a conditional use permit. At the time of the first conditional use permit issuance, the City recommended there be a 10 year time limit on that permit in the event that the City were to grow out into that direction. That permit is expiring in March and the applicant is requesting a renewal. The subject property is zoned Agricultural with one dwelling structure and three out buildings. Miklo stated that the City has not grown out into that direction and Staff does not believe it will within the next 7-10 years. Therefore Staff is recommending approval of this home based for a period of 10 years. At that time it could be renewed or if the city grows out and it is a concern it could not be renewed. Planning and Zoning Commission February 18, 2016 - Formal Meeting Page 2 of 4 Staff recommends that Council forward a letter to the Johnson County Board of Adjustment recommending that the application by Steve Fangman, for a conditional use permit to allow a roofing and snow removal business located at 4860 American Legion Road SE, be approved subject to the term of expiration in ten years and that all materials and equipment associated with the business be stored in the accessory structures identified on the site plan. Martin asked what would happened if the Commission did not approve this application, would the applicant still be able to receive the conditional permit. Miklo explained that is the City does not approve it, the County ordinance states that they must get a super majority from their Board of Adjustment. Eastham asked if in the future there is residential development, and with the new Hoover school site just to the west of this area, or if the property is annexed into Iowa City, is there a zoning designation for that business that would allow the owner to continue. Miklo replied that if this property were annexed into the City this level of business would require Intensive Commercial (CI-1) zoning. He is unsure, but suspects this would not be an area where the City would want Intensive Commercial zoning. That would be decided at the time of annexation. Freerks noted that she is familiar with the property and it is well maintained and does not look like a commercial business property. Freerks opened the public hearing. Seeing no one, Freerks closed the public hearing. Eastham moved that the Commission recommends that Council forward a letter to the Johnson County Board of Adjustment recommending that the application by Steve Fangman, for a conditional use permit to allow a roofing and snow removal business located at 4860 American Legion Road SE, be approved subject to the term of expiration in ten years and that all materials and equipment associated with the business be stored in the accessory structures identified on the siteplan. Martin seconded the motion. Parsons asked where the new school would go and what the proposed construction time for that new school would be. Miklo indicated the location on the map and believes the construction of the new school will start in the next year or so. A vote was taken and the motion carried 7-0. CONSIDERATION OF MEETING MINUTES: JANUARY 21, 2016 Hensch moved to approve the meeting minutes of January 21, 2016. Theobald seconded the motion. A vote was taken and the motion passed 7-0. Planning and Zoning Commission February 18, 2016 - Formal Meeting Page 3 of 4 PLANNING AND ZONING INFORMATION: Miklo noted that four of the Commission members had signed up to go to the Iowa State Extension Service planning and zoning training in Cedar Rapids on April 6. He will provide more information prior to that meeting. Miklo also thanked the Commissioners that attended the workshop earlier that evening on the Riverside Drive improvements, there is a lot of public interest in that project. Miklo also stated that the City is reviewing proposals from 12 consulting firms to do the final plan for the Riverfront Park. They hope to select a consultant this spring and finalize those plans so work on the park can begin. Miklo pointed out that the budget being considered by Council includes funding of consulting services to work on a form -based code or the "missing middle" that has been discussed with the South Plan. Theobald mentioned that Miklo, Dyer, Howard and herself went to hear Ed McMahon's presentation in Cedar Rapids. He made the point that appearance and aesthetics are important in creating a sustainable community. She said that McMahon had shared examples of even big chains fitting into the character of city and even locating in historic buildings. He presented examples a Wal-Mart and Target being located in a downtown with apartments on the upper floors. Miklo said that there the presentation is available on the web and that he would send the Commissioners links if they would like to watch it. ADJOURNMENT: Martin moved to adjourn. Parsons seconded. A vote was taken and motion carried 7-0. PLANNING & ZONING COMMISSION ATTENDANCE RECORD 2015 - 2016 FORMAL MEETING 3/19 4/2 4/16 5/7 5/21 6/4 7/2 7/16 8/6 8/20 9/3 9/17 10/1 10/15 11/5 11/19 12/3 1/7 1/21 2/19 DYER, CAROLYN X X X X X X X X X X X X X X X X X X X X EASTHAM, CHARLIE X X X X X X O/E X X X X X X X X X X X X X FREERKS, ANN X X X X X X X O/E X X X X X X O/E X X X O/E X HENSCH, MIKE -- -- -- X X X X X X X X X X X X X X X X X MARTIN, PHOEBE X X X X X X X X X X X O/E O/E X O/E X X X X X PARSONS, MAX -- -- -- X X X X X X X X X X X X O/E X X X X THEOBALD, JODIE X I X I X I X I X I X I X I X I O/E I X I X I X I X I X I X I X X X I X X INFORMAL MEETING NAME TERM EXPIRES 3/15 5/18 DYER, CAROLYN 05/16 X X EASTHAM, CHARLIE 05/16 X X FREERKS, ANN 05/18 X X HENSCH, MIKE 05/19 X MARTIN, PHOEBE O5/17 X X PARSONS, MAX 05/19 X THEOBALD, JODIE 05/18 X X KEY: X = Present O = Absent O/E = Absent/Excused --- = Not a Member