HomeMy WebLinkAbout08-03-2017 Planning and Zoning CommissionIowa City
Planning & Zoning Commission
' Formal Meeting
` Thursday, August 3, 2017
7:00 PM
Emma Harvat Hall - City Hall
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CITY OF IOWA CITY
UNESCO CITY OF LITERATURE
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PLANNING AND ZONING COMMISSION
Thursday, August 3, 2017 - 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. Comprehensive Plan Item
A public hearing on an application for a Comprehensive Plan amendment to amend the
Southwest District Plan to change the land use designation of property located at 1160
Highway 1 from Single Family/Duplex Residential to General Commercial. (CPA17-00002)
E. Rezoning Item
Discussion of an application submitted by Jesse Allen with Aspen Ventures, for a rezoning of
approximately .20 acres from Central Business Support (CB-5) zone to Central Business
Support with a Historic Preservation Overlay (CB-5 1 OHP) zone located at 10 South Gilbert
Street. (REZ17-00013)
F. Development Item
Discussion of an application submitted by Steve Kohli Construction, LC for a preliminary plat
of Brookwood Pointe Fifth Addition, a 4.92-acre, 18-lot residential subdivision located on
Terrapin Drive and Covered Wagon Drive. (SUB17-00013)
G. Consideration of Meeting Minutes: July 20, 2017
H. Planning & Zoning Information
I. Adjournment
If you will need disability -related accommodations in order to participate in this meeting, please contact Bob
Miklo, Urban Planning, at 319-356-5240 or at bob-miklo@iowa-city.org. Early requests are strongly
encouraged to allow sufficient time to meet your access needs.
Upcoming Planning & Zoning Commission Meetings
Formal: August 171 September 71 September 21
Informal: Scheduled as needed.
STAFF REPORT
To: Planning and Zoning Commission Prepared by: Bob Mlklo
ItemCPA17-00002 Date: July 20, 2017
GENERAL INFORMATION:
Applicant: Snta Russell
3150 5" Street
Marion, IA 52302
319-361-1302
britawater18@hotmaii.com
Contact: Duane Musser
1917 S. Gilbert Street
Iowa City, IA 52240
319-351-8282
d.musser@mmsconsultants.net
Property Owner: Brita Russell
3150 5' Street
Marion. IA 52302
Requested Action:
Purpose:
Location:
Existing Land Use and Zoning:
Surrounding Land Use and Zoning:
Comprehensive Plan:
File Date:
45 Day Limitation Period:
BACKGROUND INFORMATION:
Comprehensive Plan amendment to allow for
commercial development
To change use from Single Family/Duplex
Residential to General Commercial
1160 Highway 1 West
Single Family Residential (RS-5)
North: Single -Family Residential (RS-5)
South: Commercial (CC-2)
East: Multi -Family Residential (OPDIRM-20)
West: Single -Family Residential (RS-5)
Southwest District Plan
June 29, 2017
August 13, 2017
The applicant, Brita Russell, is requesting an amendment to the Comprehensive Plan Land Use
Map for a 2 acre parcel located at 1160 Highway 1 West to change the land use designation from
Single Family/Duplex Residential to General Commercial.
The applicant plans to use the Good Neighbor Policy but has not submitted details.
ANALYSIS:
The zoning code states that applications for a Comprehensive Plan Amendment must include
evidence that the following approval criteria are met:
1. Circumstances have changed and/or additional information or factors have come to
light such that the proposed amendment is in the public interest.
2. The proposed amendment will be compatible with other policies or provisions of the
Comprehensive Plan, including any District Plans or other amendments thereto.
The applicant has submitted the attached statement regarding the approval criteria. Staff
analysis is follows.
Regarding #1: Circumstances have changed and/or additional information or factors have come
to light such that the proposed amendment is in the public interest: This property is located
within the Southwest Planning District and is designated for single-family/duplex residential. This
residential designation was placed on the property when the Southwest District Plan was adopted
in 2002 based on the use of the property as a single-family residence with the potential to be
subdivided into additional lots. The property to the west is also designated for single family/duplex
residential land use. The property to the north is designated for open space and the property to
the east is designated for Low Density Multi -Family.
Apple Ridge subdivision, which is located directly to the west, contains 22 single-family lots, 5 of
which are located along the west lot line of the subject property. When Apple Ridge was platted
in 1991, the subdivision was designed to allow for the extension of Edingale Drive to the subject
property (see attached Exhibit A). The intent was for Edingale to end in a cul-de-sac on this
property, allowing it to be subdivided into single-family lots, it was planned that the current access
to Highway 1 would be abandoned to prevent cut -through traffic in the Harlock-Weber
Neighborhood. Edingale Drive was graded and an escrow fund was established for its future
construction to the west property line of the subject property,
The applicant notes that since the Southwest District Plan was adopted in 2002 several mostly
commercial developments have been built along Highway 1, the Hawks Ridge student housing
complex has been built to the east of the subject property, and commercial traffic has increased
along the highway. Staff agrees that considerable development has occurred along the highway.
However, this development has occurred in locations planned for commercial uses and is in
accord with the goals and future land uses called for in the Southwest District Plan. Staff does not
believe that the development that has occurred along Highway 1 is sufficient reason to change the
designation of the subject property from residential to commercial land use.
The applicant notes that there have been improvements to Highway 1 and the intersection
accessing the subject property. This property currently has access to Highway 1 via a signalized
intersection, however it has been the City's plan that once Edingale is extended to this property for
residential development, the driveway access to Highway 1 would be abandoned. Staff believes
that extension of Edingale Drive is still a viable plan to provide access to the subject property for
either single family uses or a low density multi -family development.
The applicant also notes that the City has built a bike and pedestrian trail along the north side of
Highway 1 In staff's view the Highway 1 trail is supportive of residential development as much as
commercial uses, and is not a rationale to change the land use designation in this area.
The subject property is surrounded on three sides by residential development and wooded open
space, The highway right-of-way of 320 feet provides considerable separation from the
commercial development located to the south and east and the residential located to the north
and west. There is no commercial development along the north side of Highway 1, from Sunset
Street to Hawk Ridge Drive, a distance of approximately 3,400 feet. Allowing commercial
development on the subject property has the potential to disrupt this residential section of the city,
and would likely have some negative effects, such as noise and lighting, for the adjacent single-
family residential properties.
Regarding #2: The proposed amendment will be compatible with other policies or provisions of
the Comprehensive Plan, including any District Plans or other amendments thereto: The
Southwest District Planning Principles are found on page 18 of the plan (see attached Exhibit
B). The attached Applicant's Statement presents their view as to how changing the designation
of this property to Commercial would be in compatible with these principles.
In staff's view, development of this property for commercial uses could be counter to the
principle of preserving and stabilizing neighborhoods. Commercial development of this property
would not likely serve the neighborhood, but similar to the other commercial uses along the
highway, would likely be higher traffic generating uses that serve the broader community.
In addition to the policies of the Southwest District Plan, the policies of the overall
Comprehensive Plan should be considered. Two land use policies contained on pages 24 and
25 apply in this case:
Plan for commercial development in defined commercial nodes, including small-
scale neighborhood commercial centers.
• Use the District Plans to identify appropriate commercial nodes and zone accordingly
to focus commercial development to meet the needs of present and future
population.
• Discourage linear strip commercial development that discourages walking and biking
and does not contribute to the development of compact, urban neighborhoods;
• ` Provide appropriate transitions between high and low -density development and
between commercial areas and residential zones.
Continue to protect our community's historical, environmental, and aesthetic
assets.
• Preserve and enhance the entranceways to the city. Consider the appearance of new
development from major entranceways at the time of rezoning.
Staff believes that these policies support the continued designation of this property for
residential development. The City has attempted to enhance the commercial development
along the southeast side of Highway 1 through conditional zoning agreements requiring
landscaping and limiting signs. This approach has had varying degrees of success in improving
the appearance of this entranceway to the city, In staff's view residential development
generally has more green space and trees when compared to commercial development.
STAFF RECOMMENDATION:
Staff recommends that an amendment to the Comprehensive Plan, Southwest District Plan, to
change the land use designation for property located at 1160 Highway 1 from Single
Family/Duplex Residential to General Commercial be denied.
ATTACHMENTS:
1. Location Map
2. Applicant's Statement
3. Applicant's Concept Plan
4. Exhibit A — 1991 Concept Plan for the Subject Property
Approved by: --7 -//%
John Yapp, Developme Service Coordinator,
Department of Neighborhood and Development Services
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Applicant's Statement
The Southwest District Plan was adopted in October of 2002. Since then, severaf changes have
occurred along the Highway One corridor:
1. The Lodge was constructed.
2. Additional commercial uses were added: Culvers and First National Bank.
3. Super Walmart was built with several Outlots containing restaurants and commercial
uses.
4. The Deery Car Dealership was built.
5. Aldi s Grocery Store was built.
6. There has been increased commercial traffic and daily traffic along the Highway One
Corridor.
7. A bike trail was added along the north side of Highway One, which provides pedestrian
access to the proposed site.
g. There have been improvements to Highway One and the intersection accessing the
proposed site.
The proposed commercial use will meet the Planning Principles of the Southwest District Plan in
the following ways:
1. It will provide an attractive, well -designed commercial area that will serve the daily
needs of the surrounding residents.
2. The site has access to public transportation.
3. The site is connected to the bike trail.
4. It will provide an efficient and safe use of the existing lighted intersection orrNighway
One. =_
5. There will be inflll of an existing lot with existing public utilities, preventing u6n
sprawl.
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PLANNING PRINCIPLES
During the planning process, citizens discussed what was most valued in the Southwest
District and those aspects that could use improvement. They also discussed principles that
should be followed as new neighborhoods are developed in the future. Many of the specific
ideas, concepts, and goals generated at the citizen planning workshops are included in the
remaining sections of the plan. The following citizen -generated principles provide the
underlying framework for the plan:
• Citizens stressed the importance of providing a diversity of housing in the District,
including homes for first time buyers, mid -sized homes, estate -style homes, townhouses,
condominiums and apartments. The appropriate design and mix of housing types is
important to the creation of livable neighborhoods.
• Citizens emphasized the importance of preserving and stabilizing close -in, diverse
neighborhoods. Citizens expressed a desire for better enforcement of existing zoning
and nuisance laws and a re-examination of existing zoning patterns in the older parts of
the District. There is also concern about the encroachment of university uses into the
neighborhoods south of Melrose Avenue.
• Design issues are important to citizens. There was a desire expressed to establish
design standards for higher density uses so that these uses would be well integrated into
existing and future neighborhoods. Variety in building design is a desirable goal.
Monotonous repetition of the same building along a street frontage or in a neighborhood
should be discouraged. Citizens emphasized that buildings should be designed to be
sensitive to the environment, the topography, and the surrounding development.
• Citizens feel it is important to design new neighborhoods around a focal point such
as a neighborhood commercial district, community center or park. The Carson Lake
concept plan was developed with this principle in mind.
• Citizens want to prevent sprawl and preserve the rural character of the far western
and southern portions of the district. Although these areas are not likely to remain
permanently in farm use, the plan encourages orderly growth. Urban densities should
not occur until public facilities are in place and until areas adjacent to existing urban
development are built out.
• A safe, efficient network of streets is important to neighborhood residents. Emphasis
should be placed on designing street networks that prevent cut -through traffic on local
streets and provide safe travel routes for bicyclists and pedestrians.
• Citizens emphasized the Importance of providing good access to public transit.
Expansion of transit service should be considered in areas where higher densities
develop.
• Trails, wide sidewalks, and bicycle lanes are viewed as important transportation links
to neighborhood destinations.
• With regard to parks, open space and trails, there is overwhelming support for creating
an interconnected system of neighborhood and regional parks throughout the
district.
• Citizens expressed support for attractive, well -designed commercial areas that serve
the daily needs of the surrounding residents. Design, accessibility, and types of
commercial uses were important topics discussed at the workshops.
Southwest District Plan
10/8/02 18
Exhibit D - Excerpt from Southwest District Plan
Exhibit A - 1991 Concept Plan for the Subject Property
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Imo.:.®�r CITY OF I O WA CITY
';� MEMORANDUM
Date: August 3, 2017
To: Planning and Zoning Commission
From: Sylvia Bochner, Planning Intern
Re: Designation of 10 S. Gilbert Street as a Historic Landmark
Background: The applicant, Jesse Allen with Aspen Ventures, is requesting Historic Landmark
designation for 10 South Gilbert Street (former Unitarian Church), a property in a Central Business
Support (CB-5) 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 adjacent property, which Aspen Ventures has an agreement
to acquire eligible for certain zoning incentives.
This building was originally constructed in 1907 as the Unitarian -Universalist Church. Following
Unitarian -Universalist beliefs, the church is built in a residential style and does not include
ecclesiastical exterior elements such as a steeple. The church was built in the Tudor -Revival
style and has retained a high level of historic integrity. The church served the congregation of
the Unitarian -Universalist Society of Iowa City until 2015, when they relocated to a larger facility
in Coralville.
Historic Preservation Commission Review: The Iowa City Historic Preservation Commission
will meet on July 31, 2017 and conduct a public hearing at which they will review and evaluate
the historic significance of 10 S. Gilbert Street. It is anticipated that the commission's
determination will be available for the August 3 Planning and Zoning Commission meeting.
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 1907 and embodies the
distinctive characteristics of Tudor -Revival architecture from the early 20"' Century. A circa1954
addition to the south of the original building was removed in 2016. This exposed the south wall
to public view. The building is also significant at the national level through its association with
Eleanor Gordon and her pioneering impact on Unitarian ministry and Unitarian church
architecture. She was instrumental in the acquisition of this property and the residential
aesthetic direction of the building.
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 larger property eligible for zoning incentives and 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.
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
Page 2
Council. The Commission's role is to review the proposed designation based on its relation to
the Comprehensive Plan.
This property is located within the Downtown District of the Downtown and Riverfront Crossings
Master Plan. One of the objectives of this district is to protect its historic character and preserve
key historic buildings. The Unitarian -Universalist Church is identified as a key historic building in
the Downtown and Riverfront Crossings Master Plan. The Downtown and Riverfront Crossings
Master Plan indicates that density bonuses, waiver of parking requirements, and other incentives
may be appropriate to encourage preservation of historic buildings in the Downtown District.
Development of the property to the east, currently the City's parking lot, may receive a density
bonus in exchange for preservation of the Unitarian -Universalist Church.
The Historic Preservation Plan includes the goal of providing economic incentives to encourage
the preservation of historic buildings. Under this goal the plan contemplates exemptions for zoning
standards, such as parking requirements, to encourage the reuse of historic buildings. Landmark
designation of this property with a density bonus to the adjacent property would contribute to this
goal.
The landmark designation sought by the applicant conforms with the goals of the Comprehensive
Plan — preserving historic buildings in the downtown district while allowing higher density
development on adjacent properties.
Staff Recommendation: Staff recommends that REZ17-00013 an application to designate 10
S. Gilbert Street as an Iowa City Historic Landmark and rezone from CB-5 to CB-510HP
(Historic Preservation Overlay) be approved, subject to the determination of the Historic
Preservation Commission.
Attachments:
1. Location Map
2, Iowa Site Inventory Form
3, Photographs
4. Memo to the Historic Preservation Commission
Approved by:
John Yapp, De
Department of
Service Coordinator
)od and Development Services
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CITY OF IOWA CITY
MEMORANDUM
Date: July 27, 2017
To: Historic Preservation Commission
From: Jessica Bristow. Historic Preservation Planner
Re: Local Landmark Designation for 10 South Gilbert Street- Former Unitarian -
Universalist Church
Applicant Jesse Allen, with Aspen Ventures, has requested that the property at 10 South Gilbert
Street, the former Unitarian -Universalist Church be designated as an Iowa City Historic
Landmark. Designation of the property as a Landmark will require Commission approval of any
significant changes to the exterior of the building. Landmark status will make the larger property
(Aspen Ventures has an agreement to purchase the adjacent City -owned property) property
eligible for certain zoning incentives.
The enclosed re -zoning application, Iowa Site Inventory Form, email from Ginalie Swaim to City
Council, and additional photos provide evidence and a discussion of the building's architecture
and history. The building was constructed in 1907 as the Unitarian -Universalist Church, their
third building in Iowa City. Following Unitarian -Universalist beliefs, the building resembles a
large residence rather than a church and does not include typical ecclesiastical exterior
elements such as a steeple. Built in the popular Tudor- Revival style, the building has retained a
high-level of historic integrity. A circa 1954 addition to the south of the original building was
removed in 2016. This exposed the south wall to public view.
As specified in Section 14-3B & C of the zoning code, to qualify for designation as a Landmark,
the subject property must meet approval criteria a, and b. and at least one of approval criteria c.,
d., e., or f.:
a. Significant to American and/or Iowa City history, architecture, archaeology and
culture;
b. Possesses integrity of location, design, setting, materials and workmanship;
c. Associated with events that have made a significant contribution to the broad
patterns of our history;
d. Associated with the lives of persons significant in our past;
e. Embodies the distinctive characteristics of a type, period, or method of construction;
or represents the work of a master; or possesses high artistic values; or represents a
significant and distinguishable entity whose components may lack individual
distinction;
f. Has yielded or may likely yield information important in prehistory or history.
The Unitarian -Universalist Church meets criterion a. in its significance to Iowa City's
architectural history. This church is the third location for the congregation in Iowa City and the
second church built on this lot. The original plan may have been an adaption of a plan from the
book Plans for Churches by Edwin J. Lewis Jr. and published in 1902 by the American Unitarian
Association. At this time, church architecture favored a Gothic revival style based on the English
July 27, 2017
Page 2
Gothic Perpendicular style with elements from the English Arts and Crafts, resulting in a style
similar to Tudor -revival. Originally located on the periphery of downtown and surrounded by
residential buildings, the Church appeared more like a large home in style than typical churches.
Under criterion a. it is also significant on a national level through its association with Eleanor
Gordon and her pioneering impact on Unitarian ministry and Unitarian church architecture.
While Gordon was the Iowa City Unitarian Minister prior to the construction of the church, site
was instrumental in the acquisition of the property and the residential aesthetic direction the
building took in the Tudor -revival Style. According to Professor Cynthia Grant Tucker, Gordon
agreed that there should be "homely touches" and spaces "arranged in the interest of family
togetherness and comfort" (see email to Council from Ginalie Swaim). Elements important to
Gordon were made manifest in the Church.
The Church meets criterion b. in its original location and the integrity of the design. The original
brick lower -level and stucco and half-timbered gable ends retain their original material. While
glass and storm windows have been changed in some locations, many of the windows retain
their original character. An entry addition, circa 1986, was sympathetically designed. With the
circa 1954 southern addition removed, the church retains its historic architectural character.
It is possible that additional research may show that the Church meets criterion d. because of
the relationship to Eleanor Gordon (mentioned above) and Benjamin and Bertha Shambaugh.
Gordon pioneered new ideas on Unitarian ministry and church architecture in the West and
Midwest. Benjamin and Bertha Shambaugh were members and archivists for the Church when
this building was built. Benjamin was the first Superintendent of the State Historical Society and
the founder of the University of Iowa's Department of Political Science. Bertha was the head of
the High School Biology Department and preeminent researcher and photographer of the
Amana Colonies.
The Unitarian -Universalist Church also meets criterion e. in that it embodies the distinctive
characteristics of Tudor -Revival architecture from the beginning of the 20`h Century. The off -
center T-shaped plan, or front -facing gable with side wing is a typical plan in the Tudor -Revival
style. The brick construction with segmental arched lintels over the windows and doors,
limestone capped buttresses, leaded glass with diamond -shaped panes, and stucco with
vertical half-timbering in the gables are all elements of the style. The English Arts and Crafts
Influence can be seen most clearly in the triangular dormers which are an adaptation of the
eyebrow dormer. The building retains other significant details such as the projecting band
course in the brick at the level of the stone sills, dentil details at the band board under the
gables, and the parapeted gable on the east end.
Based on the information provided in the application, Site Inventory Form, and material provided
by Ginalie Swaim, staff finds that the property meets criteria a, b, and a and therefore qualifies
as a Iowa City Historic Landmark,
Recommended Motion:
Move to approve the designation of 10 South Gilbert Street (former Unitarian -Universalist
Church) as an Iowa City Historic Landmark based on criteria a, b, and e. for local designation.
Unitarian Universalist Church of Iowa City
10 S. Gilbert Street
Iowa City, IA 52240
Legal Description: IOWA VTY (ORIGINAL TOWN) N 110' LOT 4 BLK 44
ci
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Property Location Map:
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Applicant`s Statement for Rezoning:
As a significant piece of Iowa City history, and a prime example of one of the few remaining Tudor
Revival style buildings left in the city, designation of the Unitarian Church building at 10 South
Gilbert Street to an historic landmark seems highly appropriate.
Built in 1907, the church served the congregation of the Unitarian Universalist Society of Iowa City
from 1907 to 2015 when the congregation made plans to relocate to a larger building in Coralville.
The architectural drawings for the building were adapted from the book. Plans for Churches, by
Boston architect Edwin J. Lewis Jr. The plans in the book were made to be adaptable to different
congregation sizes and the book was pubilshed by the American Unitarian Association in 1902 and
served as a model for numerous churches across the country at that time. In an article written by
Susan Eberly for the churches Historical Records Committee, she notes that "the Iowa City
Congregation opted for a larger footprint; It's also clear that it employed more luxurious building
materials than what was call for the basic plan" and while many aspects of the building follow the
plans from Lewis Jr, Eberly notes that "the false buttresses are rare, and the small roof windows
are, as far as I know, unique to the Iowa City church.
The Tudor Revival style employed by the architecture is characterized by the era when it was built,
and mainly exterior architectural features. Tudor Revival style was popular during the early 20th
century, and specifically fhe 1920's and 1930's in American residential architecture. Architectural
elements most strongly linked to this style are half-timbering of beams on wall surfaces, typically
infilled with painted stucco, narrow mufti -pane windows, and multi -gabled roof structures.
Decorative chimneys were also common. Tudor revival buildings very commonly incorporate
masonry or masonry -veneered construction, stucco, half-timbered wood, and ornamental
stonework.
The Iowa City congregation set out to build a church that felt more like a house than a place of
worship. This was to fall in line with Unitarian tradition of not expressing ecclesiastical symbolism,
but also to blend in to the residential neighborhood which it sat. This was very much in line with
the architectural style, predominately used for homes rather than places of worship or other
public functions.
The building anchors Itself along Gilbert as one of the last non-residential buildings on the East
side of downtown that has both local historical significance and architectural significance. Aside
from it's unique aesthetics, the building has seen many important Iowan's come through it's door,
including Benjamin and Bertha Shambaugh, both members at the time the church was built and
archivists for the Church. Benjamin's significance was built through his involvement with the Iowa
State Historical Society as the first Superintendent of the organization, as well as the founder of
the University of Iowa's Department of Political Science. Bertha Shambaugh also made her mark
In the Iowa City area, not only with her involvement in the church, but as the head of the Iowa City
High School's biology department, and later as the preeminent researcher and photographer of
the Amana Colonies, a little known culture at the time.
Preservation of this local history is contingent upon rezoning this property to an Historic
Landmark. The continued appreciation of the story and local character of the building are
extremely important to Iowa City's story. Rezoning to CB-5 Historic Landmark, will ensure this
history is preserved for future generations to come.
As part of the Development Agreement with the City of Iowa City and the Developer of the
property, this property is required to be rezoned to Historic Landmark status in order to receive
any building permits for the adjacent property. The adjacent development has made an
agreement to preserve the church, and failure to rezone would make the adjacent development
legally impossible putting the church in jeopardy of being demolished for future development.
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Site Inventory Form State Inventory No. 52-01739 ❑ New ® Supplemental
State Historical Society of Iowa ❑ Part of a district with known boundaries (enter inventory no.)
(oacemaer t, IM) Relationship: ❑ Contributing ❑ Noncontributing
❑ contributes to a potential district with et unknown boundaries
National Register Status:{any that apply) Listed ❑ De -fisted ❑ NHL ❑ DOE
9-Digit SHPO Review & Compliance Number
❑ Non -Extant (enter year)
1. Name of Property
historic name Unitarian -Universalist Church
other names/site number
street & number 10 South Gilbert Street
city or town Iowa Cit
Legal Description: (If Rural)Townshtp Name
❑ vicinity, county Johnson
Township No. Range No. Section Quarter of Quarter
ry Of Property (Check only one box)
® building(s)
Number of Kesouf6es
If Non -Eligible Property
wlinin Property
If Eligible Property, enter number of,
❑
district
Enter number of:
Contributino Noncontributtn
_ _ buildings
❑ site 1 buildings
❑
structure
_ sites
_ sites
❑
object
_ structures
_ structures
objects
_ objects
1 Total
_ _ Total
Name of related project report or multiple property study (Enter'N/A" kthe property is not part of a mufHpie property examination).
TWO Historical Architecture! Date Brio Number
or
c t-uncitons (Fr4er cateoories from
06A01 RELIGION/Church
0613 LATE 19th & FAIRLY 201h CENTURY REVIVALS/
Tudor Revival
ns (truer categories from
06A01 RELIGION/Church
(tmer categories from atstrueuons)
foundation 10 CONCRETE
wails 03 BRICK & 06 STUCCO
roof 08A ASPHALTlShinale
other
Narrative Description (® SEE CONTINUATION SHEETS, WHICH MUST BE COMPLETED)
8. Statement of Sianihcance
Applicable National Register Criteria (Mark'x' representing your opinion of etigibilily after applying relevant National Reglster criteria)
❑ Yes 0 NO ❑ More Research Recommended A Property is associated with significant events.
❑ Yes N No ❑ More Research Recommended B Property is associated w8h the lives of significant persons.
❑ Yes 0 No ❑ More Research Recommended C Property has distinctive architectural characteristics.
❑ Yes N No ❑ More Research Recommended 0 Property yields significant information in archaeology or history.
County Johnson Address 10 South Gilbert Street
City Iowa Cit
Site Number 52-01739
District Number
riteria Considerations
ID A Owned by a refigious institubon or used ❑ E A reconstructed building, object, or structure.
for religious purposes. ❑ F A commemorative property.
❑ B Removed from Us original location. ❑ G Less than 50 years of age or achieved significance within the past
❑ C A birthplace or grave. 50 years,
❑ D A cemetery
Areas of Significance (Enter categories from instructions)
27M RELIGION/Other Protestant
Significant Dates
Construction date
1907 0 check If circa ar esbmated date
Other dates
Significant Person Architect/Builder
(Complete if National Register Criterion 8 is marked above) AichRedt
unknown
Builder
_ unknown
Narrative Statement of Significance (0 SEE CONTINUATION SHEETS, WHICH MUST BE COMPLETED)
9. Major Bibliographical References
Bibliography 0 see continuation sheet for dilations of the beaks, articles, and other sources used In wepanna this farm
10, Geographic Data
nameftitle Mario A. Svendsen
organization Svendsen Tyler. Inc.
street & number N3834 Deep Lake Road
city or town Sarona
date 912000
telephone 7151469-3300
state yell zip code 54870
ADDITIONAL DOCUMENTATION (submit the following Rents with the completed form)
FOR ALL PROPERTIES
1. Map: showing the property's location In a townicdy or township.
2. Slte plan: shoving position of buildings and structures on the site In relation to public road(s).
3. Photographs: representative black and white photos. If the photos are taken as part of a survey for which the Society is to be
curator of the negatives or color slides, a photo/catalog sheet needs to be included with the negativesislides and the following
needs to be provided below on this particular inventory site:
Rohlslide sheet # 9642 Framelslot # 24 Date Taken t OR9199
RolVslide sheet # Framelslot # Date Taken
RoNslide sheet # Frame/slot # Date Taken
®See continuation sheet or attached photo & slide catalog sheet for list of photo roll or slide entries.
Photos illustrations without negatives are also in this site inventory file.
FOR CERTAIN KINDS OF PROPERTIES, INCLUDE THE FOLLOWING AS WELL
1. Farmstead & District: (Ust of structures and buildings, known or estimated year built, and contributing or non-coniribuling status)
2. Barn:
a. A sketch of the frame4russ configuration in the form of drawing atypical middle bent of the barn.
b. A photograph of the loft showing the frame configuration along one side-
C. A sketch floor plan of the interior space arrangements along with the barn's exterior dimensions in feet.
State Historic Preservation Office (SHPO) Use Only Below This Line
This is a localiydesignated property or part of a locally designated dish id.
comments:
Evaluated by (namoltiUC): date:
Iowa Department of Cultural Affairs
State Historical Society of Iowa Site Number 52-91739
Iowa Site Inventory Form Related District Number
Continuation Sheet
Unitarian -Universalist Church Jphn$on
Name of Property County
10 South Gilbert Street 4�. Iowa City
Address Cify
7. Narrative Descriotio
This 1'h-stery brick but{ding was constructed in 1907 replacing an earlier 1-story brick building originally
constructed as the United Presbyterian Church sometime prior to 1883 at this site, The current building was
constructed on this comer lot with dwellings to the south and east. In ca. 1954 a 3-story office and classroom
wing was added on the south side of the church.
This building is designed in the Tudor Revival Style more closely resembling the scale and form of a large
residence than a church. The original building had an irregular T-shaped plan with an Intersecting gable roof and
a raised basement. The long side parallels Iowa Avenue with a pair of contiguous gabled entrance porticos facing
the avenue at the west and of the north facade. The original entrance doors were at the fop of a series of steps.
This arrangement has been replaced with a grade level entrance through the same opening. The lower level is
constructed of a dark brown Colored brick and the gable peaks are clad In stucco with vertical half timbering.
Triangular dormer windows puncture the long roof slopes In order to introduce additional light Into the sanctuary.
Window openings are set on stone sills with flat wood lintels or segmental brick arches. The openings include
groups of narrow, fused sash including triple windows set between the brick and stone buttresses.
The south facade is connected to a 3-story brick and reinforced concrete wing by a 1-story enclosed walkway that
forms a small courtyard between the addition and the original church block. The wing has a low-pitched gable
roof with the gable end facing Gilbert Street. The original portion of the Unitarian Church complex measures 65'
(north and south) and 80' (east and west). In keeping with modem Unitarlan-Universalist beliefs, the building has
not strong ecclesiastical symbolism incorporated in the design and no steeple to readily Identify this building as a
church. Once surrounded by dwellings, the building Is now surrounded by parking lots,
8. Statement of Significance
This building is a well-preserved example of the adaptation of the Tudor Revival style for a residential scale
church building. Its simple, non -ecclesiastical appearance reflects the beliefs of its members. Though the office
wing detracts from the building's original scale, the building remains sufficiently Intact to be individually eligible for
the National Register under Criteria C. It would also be eligible as a contributing structure to a historic district or
conservation district.
The Unitarian -Universalist Church is located along Iowa Avenue four blocks east of Old Capitol, a National
Historic Landmark, and the Pentacrest, a National Register historic district. As originally laid out, Iowa Avenue
provided a wide corridor extending to the east from Capitol Square and the Iowa Territorial Caphol. Its 120' width
made Iowa Avenue the widest thoroughfare in the Original Town Plat. In later years after Capitol Square became
part of the campus of the State University of Iowa, the campus was extended along the north side of Iowa
Avenue.
This was the third building occupied by the Unitarian-Universatisl Society In Iowa City. The first was a small brick
building facing Dubuque Street at the southeast Comer of East Iowa Avenue. This site had been one of four
quarter -block church reserves set aside in the Original Town Plat. The Universalist Church organized In 1841
erected this building and occupied it until fire claimed the building In 1868. The congregation built a new larger
church at the northeast comer of Iowa Avenue and North Clinton Street. In 1878 the Universalists agreed to
make their building available to the American Unitarian Association so long as regular services were sustained.
In 1906 the State University of Iowa acquired the Universalist -Unitarian Church building renaming R OUnity HaIV
Property Transfer Records show the lot containing the current church being acquired by the First Unitarian
Society of Iowa City In 1907 through a sheriffs deed, The building on the site at that time had originally been built
to house the United Presbyterian congregation but had been vacated by 1888. It had subsequently been used as
a warehouse, paintshop and a galvanized iron tank factory. In 1907 Rev, R. S. Loring of Bost on was employed
to head the Unitarians in Iowa City. Construction of their new church building began soon after acquiring the IoL
The Unitarian -Universalist Society of Iowa City took ownership from the First Unitarian Society in 1968.
towa Depattment of Cultural Affalrs
State Historical Society of Iowa
Iowa Site Inventory Form
Continuation Sheet
Site Plumber 52-01735
Related District Number
Address City
9, Moior Bibfiooraohic References
Iowa Chy city directories.
Property Transfer Records, Johnson County Auditor's Office.
Tax Assessor's Records, City of Iowa City Assessor.
Summary .Sheet, 10 South Gilbert, Urban Revitalization Act Study Area Survey, 1981.
Sanborn maps, 1874, 1879, 1888, 1892. 1899, 1908, 1912, 1920, 1926, 1933, and 1933 updated to 1970.
Aumer, Charles Ray. ! County, Iowa History, Vol 2. Cedar Rapids: Western Historical
Press, 1912, pl
Additional Documenta'
Plat Map:
26
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Julieyoparil Late Handouts Distributed
A ■ Al �I
From: Ginalie Swaim <ginaheswaim@me.com>
Sent: Tuesday, January 31, 2017 1:45 PM J-
To: Council
Subject: Why the Unitarian Church is Historically Significant (Date)
City Council: 1 apologize for this very late correspondence. I just realized that I would not be able to address the council because it is a
work session.
Thank you for your careful consideration of the Allen project and the future of the Unitarian Universalist Church. I greatly appreciate
the extra time and effort that city staff and Mr. Allen have poured into revising this project into Plans B, C, and D.
And I applaud everyone for prioritizing the preservation of the church building, which the Historic Preservation Commission has urged
since March 2015.
The Unitarian Universalist church building is historically significant, on a local and national level, because of its association
with Eleanor Gordon, one of about twenty female Unitarian ministers between 1880 and 1930 who pioneered new ideas in
Unitarian ministry and church architecture in the West and Midwest.
According to Professor Cynthia Grant Tucker, the Iowa City church was one of several churches associated with this "clerical
sisterhood," who "viewed their sacred space from a woman's perspective," and rejected imposing and inspiring Gothic church
architecture more often seen in the East.
Eleanor Gordon was the Iowa City Unitarian minister from 1988 to 1900, before the new church was built. But in her later position as
Iowa's Unitarian Association field director, she helped acquire the property at the corner of Iowa and Gilbert, helped place in the
pulpit someone whose believe in a simpler church architecture echoed hers, and closely supervised the building of the church in 1907-
1908.
According to Tucker, Gordon was "hardly prepared to letjust any sort of building be put up" on the lot.
For the Iowa City church, Tucker tells us, Gordon and the new minister agreed that "there should not be a steeple, and homely
touches —dark open beams against white walls, fireplaces upstairs and down, and leaded window panes with amber glass --should take
the place of ecclesiastical ornament. They also agreed that the church, which required a seating capacity of some three hundred, should
be built as economically as possible.... [And] that, even where there was a man in the pulpit, the church was a place where women
worked, too. There would have to be space for a'good sized kitchen' and ample areas for socializing, guild rooms, parlors, and
fireplaces, all arranged in the interest of family togetherness and comfort."
This simple building, which has been part of a busy downtown streetseape for more than a century, manifests an exciting and
important chapter in the history of women, architecture, and religion. Itshould continue to be part of our community and I ask that your
vote tonight ensures that.
Sincerely,
Ginalie Swaim
Chair, Iowa City Historic Preservation Commission
10 South Gilbert Street
Former Unitarian -Universalist Church
North Facade
West Facade
10 South Gilbert Street
Former Unitarian -Universalist Church
Northwest Corner Facade
South Facade
10 South Gilbert Street
Former Unitarian -Universalist Church
Interior at time of 1907/08 construction. [Photo credit: Iowa State Historical Society.]
Current interior looking east
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To: Planning and Zoning Commission
Item: SUB17-00013
Brookwood Pointe Fifth Addition
GENERAL INFORMATION:
Applicant:
Requested Action:
Purpose:
Location:
Size:
Existing Land Use and Zoning:
Surrounding Land Use and Zoning:
File Date:
45-Day Limitation Period:
BACKGROUND INFORMATION:
STAFF REPORT
Prepared by: Bob Miklo
Date: August 3, 2017
Steve Kohli Construction, L.C.
P.O. Box 5868
Iowa City, IA 52241
319-351-5270
Preliminary plat
Approval of Brookwood Pointe Fifth Addition, an 18-
lot residential subdivision
Terrapin Drive and Covered Wagon Drive
4.92 acres
Undeveloped, RS-5 and RS-8
North: residential, RS-5
South: residential, RS-8
East: residential, RS-5 and RS-8
West: undeveloped and Wetherby Park, OPD-5, P-1
July 13, 2017
August 27, 2017
The zoning and preliminary plat for Brookwood Pointe were initially approved in 2005. Since then
parts 1-4 have been final platted and are mostly developed with single family dwellings. There are
a few vacant lots remaining in part 4.
The preliminary plat for Brookwood Pointe Fifth Addition, has expired (preliminary plats expire
after 24 months unless the applicant seeks an extension from the City Council), The expiration
provision is in the subdivision regulations to help assure that subdivisions comply with any
significant changes to City policies or regulations. The applicant is currently seeking re -approval of
the preliminary plat and approval of the final plat of Brookwood Pointe Fifth Addition, an 18-lot
4.92-acre residential subdivision.
The applicant has chosen not to use the Good Neighbor Policy.
ANALYSIS:
The preliminary plat for Brookwood Pointe Fifth Addition is essentially the same as the preliminary
K
plat for the Second -Fifth Additions approved in 2010. There have been no significant changes to
the zoning or subdivision code since then that would affect the design of this subdivision. The plat
is in general conformance with current subdivision regulations. The City Engineer has identified
some technical corrections that will need to be made to the plat before approval.
Street Design: Vehicular access to the Brookwood Pointe subdivision is provided by Sycamore
Street to the east, and Russell Drive to the north and south. This phase of the development
includes the extension of Covered Wagon Drive to the west subdivision boundary were it will
connect to Cover Wagon Drive in Sandhill Estates when it is built in the future. Terrapin Drive will
be extended to the north, intersect with Covered Wagon Drive, and end in a cul-de-sac. Although
the subdivision code generally discourages cul-de-sacs in favor of an interconnected street
pattern, the cul-de-sac is necessary in this location due to the existing street pattern and the
location of Wetherby Park, which prevent the further extension of Terrapin Dive. Staff finds that
this design meets the subdivision standards.
Sensitive Areas: The subject property contains Hydric Soils, which may require basement sump
pumps and street construction that allows proper drainage. The applicant has submitted a site
grading and erosion control plan. The City Engineer is reviewing the site grading and erosion
control plan. Existence of Hydric Soils does not necessitate Sensitive Areas Overlay and there are
no other sensitive environmental features identified on the property.
Storm water management: A part of the eastern portion of Brookwood Pointe utilizes the
Sycamore Regional Storm Water System. In lieu of providing storm water management within the
eastern part of the subdivision, the developer paid a fee for use of the regional storm water
management system. Storm water management facilities for the part 5 of the subdivision were
built on Outlot A during development of the First Addition and are sufficient to manage storrnwater
for the proposed development.
Infrastructure fees: Water main extension fees of $435 per acre; sanitary sewer tap -on fees of
$1,796 per acre and Sycamore Street improvement fees of $2,507.08 per acre of development
need to be included in the legal papers.
Neighborhood parkland: At the time Brookwood Pointe was approved in 2005, the Parks and
Recreation Commission chose to collect fees in lieu of open space due to the subdivision's
proximity to Wetherby Park. Open space fees for the entire subdivision were collected at the time
of final plat approval for the First Addition and no further fees are due.
STAFF RECOMMENDATION:
Staff recommends approval of SUB17-00013, the preliminary plat of Brookwood Pointe Fifth
Additions, an 18-lot, 4.92-acre residential subdivision located on Terrapin Drive and Covered
Wagon Drive, subject to approval of the revised plat by the City Engineer.
ATTACHMENTS
1. Location Map
2. Preliminary plat
Approved by: ...,-4
John Yapp, Development Services Coordinator,
Department of Neighborhood and Development Services
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MINUTES PRELIMINARY
PLANNING AND ZONING COMMISSION
JULY 20, 2017 — 7:00 PM — FORMAL MEETING
EM MA J. HARVAT HALL, CITY HALL
MEMBERS PRESENT: Ann Freerks, Carolyn Dyer Mike Hensch, Phoebe Martin (via
phone), Max Parsons, Mark Signs, Jodie Theobald
MEMBERS ABSENT:
STAFF PRESENT: Sylvia Bochner, Sara Hektoen, John Yapp
OTHERS PRESENT: Steve Long, Sara Barron, Tammy Kramer
RECOMMENDATIONS TO CITY COUNCIL:
By a vote of 7-0 the Commission set a public hearing on an application for a Comprehensive
Plan amendment to amend the Southwest District Plan to change the land use designation of
property located north at 1160 Highway 1 from Single Family/Duplex Residential to General
Commercial.
By a vote of 6-1 (Martin voting no) the Commission recommended approval of CPA16-00005 an
addendum to the North District Plan, to:
A. Adopt the land use map dated April 12, 2017
B. Adopt the Sensitive Areas Inventory dated April 5, 2017
C. Adopt the following goals:
a. Housing Goal: Upon redevelopment of Forest View Mobile Home Park, the
developer/owner should provide relocation assistance to the residents that
includes replacement housing, preferably in the immediate area, advisory
services and moving expenses. Said relocation assistance must be offered and
made available prior to any demolition of existing homes as part of any first
phase of development. A relocation plan must be made available to residents.
b. Housing Goal: Any development of multi -family residential adjacent to the
Mackinaw Village neighborhood must incorporate design standards, setbacks,
woodland buffers, low-level lighting, and other methods to maintain the livability
of the Mackinaw Village neighborhood.
c. Commercial and Institutional Uses Goal: To preserve the scenic character of this
primary entrance to the City, any redevelopment of property along Dubuque St
must adhere to strict design guidelines imposed through a Conditional Zoning
Agreement (CZA). Such design guidelines will address building fa9ade and
materials, sign placement, setbacks from the street, screening and tree
preservation.
d. Commercial and Institutional uses goal: A buffer of existing trees and vegetation
should be preserved between the Dubuque Street right of way and any
development. Woodlands in between Knollwood Lane homes and commercial
development should be preserved to provide a distance and visual buffer. For
properties fronting on Dubuque Street, the percentage of preserved woodlands
should exceed minimum code requirements.
Planning and Zoning Commission
July 20, 2017 — Formal Meeting
Page 2 of 9
e. Transportation Goal: Upon redevelopment of property west of Dubuque St and
south of Interstate 80, access to Dubuque Street for south -bound traffic north of
Foster Road may be allowed provided that the access point/ intersection is
designed to accommodate anticipated traffic volumes from the developing area
west of Dubuque St, south of Interstate 80.
By a vote of 7-0 the Commission recommended forwarding to the City Council the following
statement: The Planning & Zoning Commission recommends cooperation between Dubuque
Street LLC (and successors), Idyllwild, the City and other property owners in the Idyllwild
watershed to address and resolve stormwater issues.
By a vote of 7-0 the Commission recommended approval of REZ17-00012 a proposal to rezone
approximately 2500 square feet of property located at 114 E Prentiss Street from Planned High
Density Multi -Family Residential (PRM) to Riverfront Crossings -Central Crossings (RFC-CX).
CALL TO ORDER:
Freerks called the meeting to order at 7:00 PM.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
None.
COMPREHENSIVE PLAN ITEM (CPA17-00002):
Setting a public hearing on an application for a Comprehensive Plan amendment to amend the
Southwest District Plan to change the land use designation of property located north at 1160
Highway 1 from Single Family/Duplex Residential to General Commercial.
Yapp noted this would be setting a hearing for August 3, 2017.
Hensch moved to set a public hearing on an application for a Comprehensive Plan
amendment to amend the Southwest District Plan to change the land use designation of
property located north at 1160 Highway 1 from Single Family/Duplex Residential to
General Commercial.
Parsons seconded the motion.
A vote was taken and the motion passed 7-0.
COMPREHENSIVE PLAN ITEM (CPA16-00005
A public hearing on an application for a Comprehensive Plan amendment to amend the North
District Plan for approximately 70 acres west of Dubuque Street, south of Interstate 80, and
north and east of Mission Point Road and Mackinaw Drive, to modify the land use map, adopt a
sensitive areas survey, and add certain housing, transportation and design goals.
Yapp began by showing again where the land in question is located. Staff has recommended
the adoption of certain goals regarding the change of land use for this area. Yapp showed the
land use map the applicant is requesting with highway/neighborhood commercial use, low-
Planning and Zoning Commission
July 20, 2017 — Formal Meeting
Page 3 of 9
medium density mixed -residential, and multi -family residential. Staff is recommending in
addition to the adoption of the land use map also the adoption of the sensitive areas inventory
associated with the application. The applicant submitted this evening a graphic related to the
Dubuque Street entryway. Staff is recommending an additional goal stating "a buffer of trees
and vegetation should be preserved between the Dubuque Street right of way and any
development. Woodlands in between Knollwood Lane homes and commercial development
should be preserved to provide a distance and visual buffer. For properties fronting on
Dubuque Street, the percentage of preserved woodlands should exceed minimum code
requirements." Yapp explained that what the applicant is attempting to do with their graphic is
to illustrate how those goals will be achieved. Yapp noted this is a concept graphic.
Freerks opened the public hearing
Steve Long (HBK Engineering) stated that after the last Commission meeting Kevin Munson
and himself met with Yapp to discuss the goal that was just recommended by Staff and what
would work to preserve the beautiful entryway to Iowa City. As previously stated, the
development is called Forest View and their goal is to keep as much of the forest as possible
while balancing it with the need for the residential and commercial added to the area. Long
reiterated that this is just a concept and won't have exact graphics until grading plans are put
together once the lots are sold to be developed. However they can comfortably state they can
preserve at the new Foster Road interchange with Dubuque Street 20 feet of the existing and
add 15 feet of heavily landscaped area. Long also noted that south, where the marketplace is
proposed, they are confident 30-40 feet of vegetation could be preserved, with another 15-20
feet heavily landscaped. They will be able to do that by putting in substantial retaining walls
adjacent to the new development.
Hensch noted that the main sidewalk will extend all the way to Dubuque Street and asked if that
will be the main focal point or will the main focal point extend all the way down to Foster Road.
Long said they will work with Staff on that, understanding Hensch's point that it might be better
to direct pedestrians off Dubuque Street and onto the new road.
Yapp noted that the dark green color on the graphic reflects private property (the applicant's
property) and the right-of-way area is not shaded. Long noted that the right-of-way vegetation
would also be preserved. The 20 feet he mentioned earlier would be in addition to the right-of-
way.
Sara Barron (Executive Director, Johnson County Affordable Housing Coalition) noted the
memo they sent in advance of this meeting and wanted to take a moment to publically
recognize a few of the points in the memo. The Johnson County Affordable Housing Coalition
would like to acknowledge the outstanding process used to develop the Forest View
redevelopment proposal not only in support of affordable housing —both the scope of this
project in its current form and its value as a potential model to replicate for future projects.
Including:
1. relying on input of the affected residents;
2. making a concerted effort to offer translation services and 1-1 meeting opportunities
where appropriate;
3. adopting communication strategies such as providing information in multiple languages
and other examples of awareness of cultural, language, and/or class barriers to
participation in the process;
Planning and Zoning Commission
July 20, 2017 - Formal Meeting
Page 4 of 9
4. welcoming advocacy and oversight from groups such as the Center for Worker Justice;
5. considering the plan's long-term impact on the stability of affordable housing, including
a path to home ownership;
6. implementing relocation assistance options for residents that include affordable- for -
them housing at their current location; and
7. preserving sensitive environmental areas.
Barron recognizes that a tremendous amount of work went into this proposal from a number of
involved parties including the Commission, City Staff, City Council, developers and engineers.
She reiterated the impact this project will have because of the involvement of the affected
residents and thanked everyone that made that possible.
Signs noted as President of the Johnson County Affordable Housing Coalition he has recused
himself from about three meetings where various committees and boards discussed this and
was very careful to not be participating in this recommendation.
Freerks asked about the wooded area to the west of the development (where the concrete and
buildings will be) and if that would be green space of is something else anticipated there. Long
stated most of that land is actually City right-of-way and some wetlands in the bottom of the
ravine so it would not be developed. Freerks also asked about the area between Laura Drive
and Dubuque Street and Long stated that is planned to be green space.
Freerks closed the public hearing.
Hensch moved to approve CPA16-00005 an addendum to the North District Plan, to:
D. Adopt the land use map dated April 12, 2017
E. Adopt the Sensitive Areas Inventory dated April 5, 2017
F. Adopt the following goals:
a. Housing Goal: Upon redevelopment of Forest View Mobile Home Park, the
developer/owner should provide relocation assistance to the residents that
includes replacement housing, preferably in the immediate area, advisory
services and moving expenses. Said relocation assistance must be offered
and made available prior to any demolition of existing homes as part of any
first phase of development. A relocation plan must be made available to
residents.
b. Housing Goal: Any development of multi -family residential adjacent to the
Mackinaw Village neighborhood must incorporate design standards,
setbacks, woodland buffers, low-level lighting, and other methods to
maintain the livability of the Mackinaw Village neighborhood.
c. Commercial and Institutional Uses Goal: To preserve the scenic character
of this primary entrance to the City, any redevelopment of property along
Dubuque St must adhere to strict design guidelines imposed through a
Conditional Zoning Agreement (CZA). Such design guidelines will address
building fa9ade and materials, sign placement, setbacks from the street,
screening and tree preservation.
d. Commercial and Institutional uses goal: A buffer of existing trees and
vegetation should be preserved between the Dubuque Street right of way
and any development. Woodlands in between Knollwood Lane homes and
commercial development should be preserved to provide a distance and
Planning and Zoning Commission
July 20, 2017 — Formal Meeting
Page 5 of 9
visual buffer. For properties fronting on Dubuque Street, the percentage of
preserved woodlands should exceed minimum code requirements.
e. Transportation Goal: Upon redevelopment of property west of Dubuque St
and south of Interstate 80, access to Dubuque Street for south -bound
traffic north of Foster Road may be allowed provided that the access point/
intersection is designed to accommodate anticipated traffic volumes from
the developing area west of Dubuque St, south of Interstate 80.
Parsons seconded the motion.
Freerks noted her appreciation on all parties for the effort that has gone into this amendment
and discussion. This is a large amendment but really hopes it does benefit the community. She
does still have concerns about the green space as well as light and noise from a gas station but
at this point it is just about opening the door for the next steps and that all steps are very
carefully thought through.
Signs agrees and feels this is a step and there are several opportunities to address details as
this area develops. He hopes the developers will take what they've heard at these discussions
and proceed with the best intentions.
Hensch added he hopes the applicant and developers do not take a minimalist approach to
meeting the stipulations and instead move forward with the spirit in which the discussions and
goals have been vocalized. He noted there have been past situations where the Commission
has been disappointed with the result of a development not fulfilling the spirit of the discussions.
He added this is an exciting project and he really wants to see it succeed.
Parsons stated they all want this to succeed and noted he has been pleased with all the
collaboration and communication that has gone on. It is a sensitive community and he is very
pleased with the relocation plan and all that is being preserved.
Martin noted that she is still apprehensive and the comment that this opens up a whole lot of
other possibilities actually makes her even more nervous because what if this development
doesn't go the way they all hope it does.
Dyer also shared her appreciation for all the efforts to try to make this development compatible
with the neighborhood and the greenway along the highway. She is also impressed with the
efforts made to provide housing for the people who are already a community so they can
maintain a community. She feels the developers should be congratulated for that.
A vote was taken and the motion passed 6-1 (Martin dissenting).
Freerks added there has been good discussions regarding stormwater management and wishes
to thank everyone who has been part of those discussions and efforts to successfully work on
those issues. The Commission has drafted some wording that Staff will pass onto City Council.
Yapp noted last Friday Staff (engineering staff, City Manager, and City Attorney) met with
representatives from Dubuque Street LLC and Idyllwild. It was a productive conversation and
they are all working toward cooperation with the diversion project and possible pump station for
Idyllwild.
Planning and Zoning Commission
July 20, 2017 — Formal Meeting
Page 6 of 9
Parsons moved to recommend the Commission forward to the City Council the following
statement: The Planning & Zoning Commission recommends cooperation between
Dubuque Street LLC (and successors), Idyllwild, the City and other property owners in
the Idyllwild watershed to address and resolve stormwater issues.
Theobald seconded the motion.
A vote was taken and the motion passed 7-0.
REZONING / DEVELOPMENT ITEM (REZ17-00012):
Discussion of an application submitted by Roby Miller, is for a rezoning of approximately 2500
square feet from Planned High Density Multi -Family Residential (PRM) zone to Riverfront
Crossings Central Crossings Subdistrict (RFC -CS) zone for property located at 114 E. Prentiss
Street.
Bochner presented the Staff report noting the property is at the intersection of Clinton and
Prentiss Streets. It is currently zoned Planned High Density Multi -Family Residential and the
applicant proposed to rezone it to Riverfront Crossings Central Crossings Subdistrict. Bochner
showed images of the property, it is currently a two-story building that was built in 1961 and
used as an office building with four units of residential. In 1989, an Islamic Mosque acquired the
building and received a Special Exception to change the use of the property to Religious/Private
Group Assembly use but they stopped using the building and it has been vacant for some time.
The applicant has submitted a concept drawing of the proposed improvements. They would like
to convert the existing building into a duplex with one unit on each floor. They would also like to
remove pavement in the side yard and add landscaping to provide more open space for
residents, repaint the exterior, and modify the building so that the front entrance faces the street
and the address is clearly marked.
Bochner noted the proposed zoning, Riverfront Crossings Central Crossings Subdistrict is
intended for moderate intensity mixed use development in buildings with entries opening onto
pedestrian friendly streets. A duplex would be a permitted use in this zone. Because this is a
very small parcel, opportunities for redevelopment are very limited. The surrounding
neighborhood has a lot of apartments, including some that are new and developed to Riverfront
Crossings standards. As a multi -family dwelling this property would be compatible.
With regards to parking, Bochner noted in the building's prior use as office space the building
would have required six parking spaces (but was grandfathered in to not having to provide
those). When converted into a duplex it will require less than six spaces, and because the
proposed use would require fewer spaces than the current use, no additional parking spaces
would be required. Additionally the location is directly adjacent to the City's new parking facility,
future tenants would be able to purchase a permit to park in the facility if they have a car or use
on street parking.
Staff recommends approval of REZ17-00012 a proposal to rezone approximately 2500 square
feet of property located at 114 E Prentiss Street from Planned High Density Multi -Family
Residential (PRM) to Riverfront Crossings -Central Crossings (RFC-CX).
Tammy Kramer (Blank & McCune Real Estate Company) is working as the agent for the
Planning and Zoning Commission
July 20, 2017 — Formal Meeting
Page 7 of 9
applicant, Roby Miller. Miller is a young entrepreneur and is very thoughtful and excited about
this project. He only wants to improve the community. He recently purchased a home in
Manville Heights he plans to do a total renovation of as well. Kramer believes this project will be
a great addition to the downtown setting.
Freerks closed the public hearing.
Signs moved to approve REZ17-00012 a proposal to rezone approximately 2500 square
feet of property located at 114 E Prentiss Street from Planned High Density Multi -Family
Residential (PRM) to Riverfront Crossings -Central Crossings (RFC-CX).
Parsons seconded the motion.
Freerks commented on how nice it was to see a renovation in this area and not a demolition.
Theobald noted that she feels this will integrate nicely with the new buildings in this area, it is
lovely.
Dyer asked about parking and that there is no parking provided on the lot. Yapp confirmed
there is currently no parking on the lot and there will be no parking on the lot after renovation.
There is pavement behind the building where people do park but it is not official parking spaces
A vote was taken and the motion carried 7-0.
CONSIDERATION OF MEETING MINUTES: JULY 6, 2017
Signs moved to approve the meeting minutes of July 6, 2017 with edits.
Parsons seconded the motion.
A vote was taken and the motion passed 7-0.
PLANNING AND ZONING INFORMATION:
Yapp noted they handed out a flyer, Opticos Design, the consultant who is doing the form -based
analysis for the South District and Northside District. The next presentation is Monday, July 24
at the public library. Yapp said they have largely completed their analysis and will be
presenting their draft conclusions and recommendations. They are still seeking feedback for the
next few weeks after this presentation.
Freerks asked how they plan to take these very different areas and make recommendations.
Yapp said it will be two separate sets of recommendations.
Dyer asked if the recommendations will be online to view. Yapp said the presentation will be
filmed by the cable TV and will be on Channel 4 and the recording can then be streamed
through the website. The PowerPoint of the presentation will be on the City's website.
Theobald asked about the old Menards building and the zoning. Is it zoned commercial and will
Planning and Zoning Commission
July 20, 2017 — Formal Meeting
Page 8 of 9
not be used as industrial. Yapp said it is zoned intensive commercial and Proctor & Gamble
has located within the facility with a temporary use permit. They have said this will just be a
temporary facility until a new facility is constructed, but that could be years. The temporary use
permit requires an annual renewal.
Theobald said when reading the Southwest District Plan (from 2002) she wondered if it were to
be updated in the future. Yapp said no updates are scheduled. The Staff's goal had been to
update one of the ten districts each year, but due to other work priorities that is not always
possible. This year for example they are working on the form -based code initiative. He also
noted there are two districts that have yet to even have a Plan (the North Corridor and
Northwest).
Theobald next asked about the Mormon Trek project and if it was still progressing. Yapp replied
that yes, changing Mormon Trek from four lanes to three lanes is a funded project to happen
either later this year or next year. Hektoen said it has been designed, she is in the stage of
doing property acquisitions for the project.
Theobald asked about the new trees on Sycamore and if they are being watered properly.
Additionally that brings up the topic of stipulating landscaping for projects but not the
maintenance of the landscaping. Yapp said if City inspection staff are aware of dead trees or
vegetation that is required, they do require replacements.
Freerks voiced her disappointment on the new University building on North Dodge Street and
how weak the landscaping is. Theobald added the Commission requested some trees on that
parcel remain and they were removed. Yapp will look into that.
Signs is happy to hear there is a responsibility for landscaping to be maintained so he will be
more aware to report issues he sees.
Theobald stated there is a rental property near her that removed trees they were not supposed
to remove and they have never replaced them. Are they then issued fines? Yapp will have to
look into that.
Dyer added the same issues have happened at the HyVee and Kum & Go as well.
Signs noted that he feels when it's local developers (such as the Dubuque Street LLC) they are
more invested in the area and it is the out-of-town developers that really don't care.
Signs asked about Commission terms. Yapp noted they do begin annually on July 1 and this
year Martin's term ended but she was reappointed. Freerks and Theobald will have terms
ending June 30, 2018.
ADJOURNMENT:
Martin moved to adjourn.
Theobald seconded.
A vote was taken and motion carried 7-0.
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