HomeMy WebLinkAbout2017-09-28 Info PacketI t 1
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CITYF IOWA CITY
www.icgov.org
IPI Council Tentative Meeting Schedule
IP2 Work Session Agenda
City Council Information Packet
October 3 Work Session
September 28, 2017
I133 Memo from City Manager: Review of Remaining Pending Work Session Topics
Miscellaneous
IP4 Information from Economic Development Coordinator: Hieronymus Square Fact
Sheet
I135 Memo from Human Resources Administrator: Fall employee lunch — Save the date
IP6 Memo from City Clerk: Joint Meeting Agenda Items for October 16
IP7 Memo from City Clerk: KXIC Radio Show
IP8 Civil Service Entrance Examination: Landfill Operator
IP9 Civil Service Entrance Examination: Maintenance Worker I — Refuse
Draft Minutes
IP10 Planning and Zoning Commission: September 21
it 177
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City Council Tentative
Meeting Schedule
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Subject to change
September 28, 2017
CITY OF IOWA CITY
Date
Time
Meeting
Location
Tuesday, October 3, 2017
5:00 PM
Work Session
Emma J. Harvat Hall
7:00 PM
Formal Meeting
Monday, October 16, 2017
4:00 PM
Reception
Emma J. Harvat Hall
4:30 PM
Joint Entities Meeting
Tuesday, October 17, 2017
5:00 PM
Work Session
Emma J. Harvat Hall
7:00 PM
Formal Meeting
*Monday, November 6, 2017
5:00 PM
Work Session
Emma J. Harvat Hall
(*Revised date)
7:00 PM
Formal Meeting
Tuesday, November 21, 2017
5:00 PM
Work Session
Emma J. Harvat Hall
7:00 PM
Formal Meeting
Tuesday, December 5, 2017
5:00 PM
Work Session
Emma J. Harvat Hall
7:00 PM
Formal Meeting
Tuesday, December 19, 2017
5:00 PM
Work Session
Emma J. Harvat Hall
7:00 PM
Formal Meeting
Saturday, January 6, 2018
8:OOA-5:OOP
Budget Work Session
Emma J. Harvat Hall
Tuesday, January 9, 2018
1:OOP-7:OOP
Budget Work Session (CIP)
Emma J. Harvat Hall
IP2
WAN%
CITY OF IOWA CITY
410 East Washington Street
Iowa City, Iowa 52240-1826
(319) 356-5000
(319) 356-5009 FAX
www. icgov. org
City Council Work Session Agenda
Tuesday, October 3, 2017
Emma J. Harvat Hall - City Hall
5:00 p.m.
Review of Remaining Pending Work Session Topics [IP3 of 9/28 Info Packet]
Clarification of Agenda Items
Information Packet Discussion [September 21, September 28]
Council updates on assigned boards, commissions and committees
09-28-1
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® CITY OF IOWA CITY
' -'4 graT41% MEMORANDUM
Date: September 26, 2017
To: City Council
From: Geoff Fruin, City Manager
Re: Review of Remaining Pending Work Session Topics
There are a number of items that have been on the City Council's Pending Work Session Topics
list for several months. This memo provides commentary on each item and makes
recommendations on how to proceed.
Topic
Commentary
Recommendation
Significantly improve the
Staff has worked to improve
Identify specific topics for
Council and staffs ability to
communication on complex and
staff to address and
engage with diverse
controversial topics. Such work
remove from pending list
populations on complex or
included EDC focus groups on TIF,
controversial topics
enhanced video work on current
topics, and other strategies that are
included in the strategic plan update
report.
Identify a substantive. and
While it is easy to track units created
Remove from pending list
achievable goal for the
through city investment, it is
and develop affordable
provision of affordable housing
extremely difficult to track units
housing metrics with the
in Iowa City and implement
created through other approaches
ongoing community
strategies to achieve this goal
(use of a form based code, design
indicators project
standard changes, zoning code
changes). Even when tracking the
units created through direct
investment, significant differences will
be apparent depending on the level
and length of affordability. Staff is not
convinced we can establish a
meaningful goal but rather suggests
we do a better job identifying and
tracking affordability indicators (e.g.
percentage of cost burdened
households).
Determine scope of Council
This came from the Strategic Plan
Remove from pending list
identified complete streets
discussions in early 2016. Staffs
study
interpretation was that the Council
wanted to study a particular
transportation corridor. We have not
pursued this further as we need more
direction on scope and location.
However, I believe the ongoing
Gilbert Street road diet analysis
meets the original intent of this topic.
We also created an annual complete
streets budget line item ($150k/yr),
which will help us implement various
bike and pedestrian initiatives.
September 26, 2017
Page 2
Discuss expectations for
Staff has had preliminary discussions
Remove from pending list
working with the ICCSD,
with Kirkwood, ICCSD and labor
Kirkwood Community College,
organizations. There does not appear
Iowa Works, labor
to interest in pursuing a new facility
organizations, and others to
for this purpose. Staff is working to
explore the feasibility of an
better promote existing
industrial arts/crafts facility in
apprenticeship opportunities through
Iowa City
a video project with local labor
organizations. We also continue to
partner with Kirkwood on various
business outreach efforts.
Review the Child Data
After consultation with Councilman
Remove from pending list
Snapshot (IP2 2/18) and
Botchway, we do not believe there is
discuss related strategies with
a need to revisit this topic.
local stakeholders
Discuss creation of an ad-hoc
Staff is not aware of a specific charge
Consider appointing a
committee on social justice and
for such a committee and has a
City Council liaison to the
racial equity
roundtable group that meets regularly
City Manager's
to keep communication lines open
Roundtable and rename
and discuss issues of interest.
group to clarify their
ability to make
recommendations to staff
and/or the City Council
Joint meeting with the
This was added to the pending list
Remove from pending list
Telecommunications
after the Council briefly discussed the
(if no continued interest in
Commission
concept of a municipal broadband
exploring municipal
network during budget deliberations.
broadband) or schedule
No further action has been taken
after commission
since that brief discussion.
vacancies are filled
Discuss possible changes to
Staff is working to finalize follow-up
Keep on pending list until
on -street parking in core
from the form -based code analysis.
staff review is complete
neighborhoods
We will return to Council with a memo
on this topic and others related to the
Northside traffic calming project that
is in the CIP. The recommendations
specific to parking could easily be
expanded to include the College
Green or other nearby
neighborhoods.
Code review in light of Lusk
Staff will work with the Mayor to frame
Currently scheduled for
Avenue
the issues that need attention in
November 21
preparation for this work session.
i
From Economic Development Coordi L1k4
Hieronymus Square Fact Sheet
7 story Mixed-use building, viewing south
• Retail on 1st floor—Approximately 10,000 SF
• Class A office space on 2nd floor — Minimum
6,000 SF
• 45 residential apartment units (9 per floor)
• 15% Affordable Housing requirement = 7 units
• 5 may be on site or paid for by fee in lieu of
$80,872 per unit
• Any units bought out with fee -in -lieu, go to
affordable housing fund
• 2 affordable housing units must be on site
• Solar array to generated 38,000 KwH electricity
annually
• Total valuation: $12.5 Million
• Taxable valuation: $8.25 Million
7 story Element Hotel, viewing east
• 91 extended stay rooms with compact kitchens
• Indoor pool, fitness room, outdoor terrace,
breakfast area, lobby and small meeting room
• 34,000+ room nights per year
• Estimated hotel tax upwards of $200K per year
• Green Seal, Gold Certification, 1" in Iowa; one of
only 47 in nation
• Total valuation: $9.4 Million
• Taxable valuation: $8.46 Million
Shared features
• Entry vestibule with roof top terrace and access to
Court St Transportation Center (CSTC)
• 60 spaces for below ground parking for residential
units
• Access to hotel parking through CSTC (yet to be
approved by City and FTA)
Total Project Costs = $40.75 Million
TIF Rebates = $8 Million (20% of Total Project Cost); Payback period estimated at maximum of 15 years
The graph at left shows a 21 year period of how
the property taxes on Hieronymus Square would
be split between the TIF and all taxing jurisdictions.
100% of all property taxes are paid by the
developer every year and a portion (the red) is
rebated. The line shows the 100% tax revenues of
a more typical $6 million apartment building that
could fit on the same lot.
For questions, please contact:
Wendy Ford, Economic Development Coordinator
319-356-5248 or
wendy-ford@iowa-city.org
Property Tax Overview by Jurisdiction (years correspond to chart below)
Current, Yr 1
Year 2, project complete
Year 11
Year 17
100% to all entities
Protected debt levy only
Protected debt levy only 100% to all entities
City
$22,827
$63,970
$89,722
$533,510
County
8,318
33,557
47,065
194,404
ICCSD
17,184
38,278
53,687
401,627
Other
1,726
3-,509
4,922
40,336
Total
$50,055
$139,315
$195,397
$1,169,877
estimated using FY17 tax levies
which change every year
The graph at left shows a 21 year period of how
the property taxes on Hieronymus Square would
be split between the TIF and all taxing jurisdictions.
100% of all property taxes are paid by the
developer every year and a portion (the red) is
rebated. The line shows the 100% tax revenues of
a more typical $6 million apartment building that
could fit on the same lot.
For questions, please contact:
Wendy Ford, Economic Development Coordinator
319-356-5248 or
wendy-ford@iowa-city.org
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�.pai CITY OF IOWA CITY
'-'�6 MEMORANDUM
Date: September 27, 2017
To: City Council
From: Karen Jennings, Human Resources Administrator
Re: Fall employee lunch — Save the Date
1 09-28-17
IP5
The City will be hosting its annual Employee appreciation lunch on Thursday, November 16,
2017 in the Park Lodge at Terry Trueblood Recreation Area. A meal will be served from
11:00am — 1:00pm by the City's Department Directors to permanent City employees as an
expression of appreciation for their commitment and hard work.
As a City Council member, you are welcome to attend as a guest, or to help the Department
Directors serve. I hope that you are able to join us.
Thank you.
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CITY OF
IOWA
CITY
MEMORANDUM
Date: September 22, 2017
To: Mayor and City Council
From: Kellie K. Fruehling, City Clerk
Re: Joint Meeting Agenda Items for October 16
The next joint meeting with the City Councils of Johnson County municipalities, the Johnson
County Board of Supervisors, the Iowa City School District and neighboring school districts will
be held on Monday, October 16, 2017. The meeting will be hosted by the City of Iowa City.
Please come prepared to discuss agenda items you would like to include on that agenda at the
next Council work session on October 3.
A complete agenda and meeting date confirmation will be available in your packet preceding the
October 16th joint meeting.
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CITY OF IOWA CITY1 1P7
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MEMORANDUM
Date: September 28, 2017
To: Mayor and City Council
From: Kellie K. Fruehling, City Clerk
Re: KXIC Radio Show
KXIC offers a City show at 8:00 AM every Wednesday morning. In the past Council has
volunteered for dates, and staff filled in as necessary.
Please take a look at your calendars and come prepared to help fill in the schedule at your work
session on October 3.
Wednesday
October 4 — Cole
October 11 —
October 18 —
October 25 —
November 1 —
November 8 —
November 15 —
November 22 —
November 29 —
December 6 —
** Please remember that KXIC is very flexible with taping the sessions ahead of the show.
&CIk/Council KXIC Radio Schedule/radioshowasking.doc
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CITY OF IOWA CITY
410 East Washington Street
Iowa City. Iowa 52240-1826
(3 19) 356-5000
(319) 356-5009 FAX
www.icgov.org
September 20, 2017
TO: The Honorable Mayor and the City Council
RE: Civil Service Entrance Examination — Landfill Operator
Under the authority of the Civil Service Commission of Iowa City, Iowa, I do hereby
certify the following named person(s) as eligible for the position of Landfill Operator.
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Lyra IDickerson, Chair
Tyler Hebl
Zachary Westerdahl
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Lyra IDickerson, Chair
09 -28-17
IP9
CITY OF IOWA CITY
410 East Washington Street
Iowa City, Iowa 52240-1826
(319)356-5000
(319)356-5009 FAX
www.icgov.org
September 20, 2017
TO: The Honorable Mayor and the City Council
RE: Civil Service Entrance Examination — Maintenance Worker I — Refuse
Under the authority of the Civil Service Commission of Iowa City, Iowa, I do hereby
certify the following named person(s) as eligible for the position of Maintenance Worker
I — Refuse.
Zachary Dresser
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IOWA CITY CIVIL SERVICE COMMISSION
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Lyra . Dickerson, Chair
IP10
MINUTES PRELIMINARY
PLANNING AND ZONING COMMISSION
SEPTEMBER 21, 2017 — 7:00 PM — FORMAL MEETING
EMMA J. HARVAT HALL, CITY HALL
MEMBERS PRESENT: Carolyn Dyer, Ann Freerks, Mike Hensch, Phoebe Martin, Max
Parsons, Mark Signs, Jodie Theobald
STAFF PRESENT: Sara Hektoen, Karen Howard
OTHERS PRESENT: Jerry Waddilove
RECOMMENDATIONS TO CITY COUNCIL:
By a vote of 7-0 the Commission recommends approval of REZ17-00014/SUB17-00015
rezoning of 28.03 acres of land from Interim Development - Research Park (ID -RP) zone to
High Density Single -Family Residential (RS -12) for 5.35 acres, Low Density Multifamily (RM -12)
for 3.3 Acres and Rural Residential (RR -1) for 19.38 acres, and the preliminary plat of Cardinal
Point West - Part 2, a residential subdivision with 9 single-family lots, 6 duplex lots and 1
multifamily lot with 33 dwelling units, subject to general compliance with the concept for lot 32
with the private drive being limited to a maximum of 18 feet wide, and staff approval of a
landscape plan for lot 32 including provision of usable outdoor space with features such as an
outdoor dining area and lawn for informal recreational use.
CALL TO ORDER:
Freerks called the meeting to order at 7:00 PM.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
None
REZONING/DEVELOPMENT ITEM (REZ17-00014/SUB17-00015):
Discussion of an application submitted by The Crossing Development, LC is for a rezoning of
28.03 acres of land from Interim Development - Research Park (ID -RP) zone to High Density
Single -Family Residential (RS -12) zone for 5.35 acres, Low Density Multifamily (RM -12) zone
for 3.3 acres and Rural Residential (RR -1) zone for 19.38 acres and a preliminary plat of
Cardinal Point West - Part 2, a residential subdivision with 9 single-family lots, 6 duplex lots and
1 multifamily lot with 33 dwelling units located west of Camp Cardinal Road and south of
Kennedy Parkway.
Howard presented the staff report by first showing images of the area. This area was annexed
into the City between 1969 and 1972 and has been zoned Interim Development - Research
Park (ID -RP) but subsequent development of the Oakdale Research Park reduced market
demand for office park development. Therefore in May 2002, the City Council signed a
Memorandum of Understanding for the Clear Creak Master Plan including a concept that
envisioned a "conservation -type" development including residential and commercial uses in the
Planning and Zoning Commission
September 21, 2017 — Formal Meeting
Page 2 of 11
area surrounding Camp Cardinal Boulevard. The City has not yet completed a specific District
Plan for this area so the Master Plan is what they look to for guidance.
The current zoning of the property is ID -RP and various other zoning designations are
proposed. The Rural Residential Zone (RR -1) is intended to provide a rural residential character
for areas in the city that are not projected to have the utilities necessary for urban development
in the foreseeable future or for areas that have sensitive environmental features that preclude
development at urban densities. This is an appropriate designation for Outlets F and G, which
contain steep slopes and woodlands that limit development potential.
The High Density Single -Family Residential Zone (RS -12) is intended to provide for
development of single-family dwellings, duplexes and attached housing units at a higher density
than in other single family zones. The RS -12 zone allows for single family lots with a minimum
lot area of 5,000 square feet, and a minimum lot width of 45 feet. Duplexes are allowed on lots
with a minimum lot area of 6,000 square feet and lot width of 55 feet. All lots within the proposed
subdivision meet the minimum requirements of the RS -12 zone. Although lots 33 to 41 are
sufficient in size for duplexes, the applicant indicates that they will be reserved for single family
dwellings. Lots 42 to 47 are intended for duplexes. The purpose of the Low Density Multi -
Family Residential Zone (RM -12), which is proposed for Lot 32, is to provide for the
development of high density, single-family housing and low density, multi -family housing. In this
case, townhouse -style multi -family buildings are proposed.
Howard pointed out that the RM -12 Zone calls for attention to site and building design to help
produce a pleasant residential environment for multi -family living. To prevent excessive
pavement along the rear lane, improve stormwater drainage and provide some minimal space
for trees or landscaping, staff recommends that the rear lane include plantings between the
driveways. The site plan should include a landscaping plan with plantings appropriate for the
area between the driveways. Staff also notes that the proposed 21 foot wide private drive is
wider than necessary (standard alley pavement is only 16 feet wide). The extra width results in
excess paving and may invite speeding. Staff recommends that the private rear lane be a
maximum of 18 feet wide. Reduction of paving will help minimize stormwater runoff and improve
the aesthetics of the area. Howard showed photos of other similar developments and the
landscaping between driveways. Also on the north side of Lot 32, the garage -side of the
townhouse units would be visible from Dubs Drive. The applicant has agreed to screen the west
side of the garages with evergreen trees and design the area as usable open space available
for the residents of the townhouses on lot 32. Options include seating areas, covered picnic
areas, or small playground area.
With regards to the Comprehensive Plan it is covered by the Clear Creek Master Plan and in
staffs view the requested rezoning and subdivision design conforms to the conservation design
envisioned in the Comprehensive Plan for this area. It also conforms to the housing policy of
ensuring a mix of housing types within each neighborhood and the land use policy to keep
development away from environmentally sensitive areas, such as woodlands and steep slopes.
Howard pointed out the sensitive areas on the site plan with the steep slopes and noted that
with the exception of grading proposed on two of the lots to facilitate stormwater management
and to create suitable building areas, there will be minimal disturbance of the slopes. The
developer is also preserving a significant amount of the woodlands as well. These disturbances
are below the threshold allowed in the sensitive areas ordinance.
Howard stated noted that outlots G and F will be conservation areas maintained by a
Planning and Zoning Commission
September 21, 2017 —Formal Meeting
Page 3 of 11
Homeowner's Association, and outlot H will be reserved for future development. The concept
plan shows extension of Dubs Drive and Preston Lane onto Outlet H where Preston Lane will
intersect with Camp Cardinal Boulevard in a future phase of Cardinal Pointe West. Also due to
the sensitive areas there are no street intersections in area proposed east of Preston Lane and
therefore the block length will exceed the 600 feet maximum in the subdivision code. In staffs
view the proposed design helps to minimize the disturbance of the wooded ravines located on
the property, so the longer blocks are warranted to reduce disturbance of sensitive areas.
However, due to the long blocks staff recommends that traffic calming be designed into Preston
Lane. To address this concern the street will be 26 feet wide beginning at the north intersection
with Dubs Drive. At the intersections, neck downs will narrow the pavement to 22 feet. Staff
believes this will help reduce speeds on this residential street.
Howard noted that the neighborhood open space required for the subdivision is 30,056 square
feet of land dedication or fees paid in lieu. The Parks and Recreation Department has indicated
that fees should be collected in lieu of dedication of land. This requirement will need to be
addressed in the legal papers at time of final plat approval.
The stormwater management basin located in Outlet D of Cardinal Pointe West Part 1 has been
designed to provide stormwater management for this new phase of the development. The City
Engineer has confirmed that the existing basin is adequate to serve the stormwater
requirements for Part 2.
Staff recommends approval of REZ17-00014/SUB17-00015 rezoning of 28.03 acres of land
from Interim Development - Research Park (ID -RP) zone to High Density Single -Family
Residential (RS -12) for 5.35 acres, Low Density Multifamily (RM -12) for 3.3 Acres and Rural
Residential (RR -1) for 19.38 acres, and the preliminary plat of Cardinal Point West - Part 2, a
residential subdivision with 9 single-family lots, 6 duplex lots and 1 multifamily lot with 33
dwelling units, subject to general compliance with the concept for lot 32 with the private drive
being limited to a maximum of 18 feet wide, and staff approval of a landscape plan for lot 32
including provision of usable outdoor space with features such as an outdoor dining area and
lawn for informal recreational use.
Theobald asked if there was a sidewalk across the street from this development to connect this
development to Camp Cardinal Boulevard. Howard noted this development would go through
connecting sidewalks in Cardinal Point West - Part 1 to access Camp Cardinal Boulevard.
Theobald then asked if there were plans for a cross walk across Camp Cardinal Boulevard from
this whole area. Howard is not aware of specific plans for a cross walk, but something of that
nature would be assessed based on need over time.
Freerks asked about the outlots with the wooded areas and since they will be maintained by the
Homeowners Association if there was any plan for protection that needed to be put in place.
Howard said in the final plat stage in the subdivision papers it will be noted as conservation area
and provisions should be included in the subdividers agreement to preserve that area.
Freerks opened the public hearing.
Jerry Waddilove (President and CEO, Southgate Companies) stated they are looking to provide
a residential subdivision to the City with a mix of housing types as it is consistent with their
concept plan when they did Cardinal Point West - Part 1. Regarding the private drive for the
townhomes they felt 21 feet gave homeowners ample space to drive through the alley and
Planning and Zoning Commission
September 21, 2017 — Formal Meeting
Page 4 of 11
navigate driveways. To have the alley be 18 feet would be typical to the average driveway and
their thought was to make it a little bit wider so people can get through there. He doesn't agree
with the thought there would be a lot of speeding through the alley, it won't act as a "cut -
through" to anywhere. Waddilove stated regarding the sidewalks it is the plan to connect to the
south side of Kennedy Parkway and there is already a sidewalk on the Coralville side of
Kennedy Parkway. He added they would be in favor of some type of traffic control at the corner
of Kennedy Parkway and Camp Cardinal Boulevard especially since there is a school there and
likely will have children crossing.
Hensch asked about the private road and when there is future development to the south would
the private road extend into the future development. Waddilove confirmed it would. Hensch
feels at that time he can see people then using the private alley as direct access to Camp
Cardinal Road and feels there should at least be a traffic calming device installed to slow people
down. Waddilove agreed and noted their preference would be to keep the alley at a wider width
and add in a calming device. Freerks still feels the 18 foot alley is best as children will be riding
bikes in the alleyway, and also it could prevent parking along the alleyway. Signs agreed with
the parking challenge, if there is the extra space and people park along there it will be harder for
others to get through.
Dyer asked how many parking spaces will be in each driveway for the townhomes. Waddilove
said there should be room for 4 vehicles, two in the garage and two in the driveway.
Freerks closed the public hearing
Hensch moved to recommend approval of REZ17-00014/SUB17-00015 rezoning of 28.03
acres of land from Interim Development - Research Park (ID -RP) zone to High Density
Single -Family Residential (RS -12) for 5.35 acres, Low Density Multifamily (RM -12) for 3.3
Acres and Rural Residential (RR -1) for 19.38 acres, and the preliminary plat of Cardinal
Point West - Part 2, a residential subdivision with 9 single-family lots, 6 duplex lots and 1
multifamily lot with 33 dwelling units, subject to general compliance with the concept for
lot 32 with the private drive being limited to a maximum of 18 feet wide, and staff
approval of a landscape plan for lot 32 including provision of usable outdoor space with
features such as an outdoor dining area and lawn for informal recreational use.
Parsons seconded the motion.
Freerks acknowledged it is nice to see a development with mixed uses and is in a nice area.
Signs added that the single family and duplexes will be backing up to the natural areas which
will make it even more attractive to buyers.
Theobald agreed but noted her concern is with the sidewalks and hopes that there really are
sidewalks on both sides otherwise it will be difficult for pedestrian travel. Hektoen said that
usually it is a public improvement requirement that is required before a building permit is
approved. Howard noted however it is along the outlot so the issue will need to be clarified.
Freerks noted that this is something that can be addressed by City Staff at the final plat stage.
Howard confirmed that Subdivision Code requires sidewalks along all lots unless waived, so it
should be addressed in the legal papers and on the final plat.
A vote was taken and the motion carried 7-0.
Planning and Zoning Commission
September 21, 2017 — Formal Meeting
Page 5 of 11
CODE AMENDMENT:
Discussion of Amendments to Title 14, Chapter 2, Article G. the Riverfront Crossings form -
based code related to upper floor setback and minimum building height in the South Downtown
Subdistrict
Howard stated this Amendment was requested by the developers of the Hieronymus property,
the undeveloped parcel at the corner of Burlington and Clinton Streets. They are requesting a
code amendment to allow a waiver of the upper floor stepback requirement and the minimum
height requirement for a portion of the building. Howard showed some images of the proposed
building. It is a seven -story building with commercial on the ground floor, offices on the second
floor, and then apartments above. There will also be a second tower that is adjacent to the Hilton
Garden Inn that will be an extended stay hotel (The Element). Between the two towers is a second
story plaza space. In the South Downtown District there is a two-story minimum height
requirement but in this situation they are proposing a second story screen wall that would give the
appearance of a two story building. Behind this screen wall there would be an open air plaza. In the
South Downtown there is a requirement for a fagade stepback of 10 feet above the 5°i story, except
at street corners tower elements or other similar corner emphasis treatments may be exempted
from the stepback.
Freerks pointed out that the rendering is a bit misleading because it doesn't correctly show how the
upper floors of the proposed building will be forward of the stepped back area on the Hilton Garden
Inn on the abutting property. Howard stated that this appeared to be a function of the perspective in
the drawing, but acknowledged that the stepped back area on the Hilton Garden Inn will not be as
visible from certain vantage points if the upper floors of the new building are not similarly stepped
back.
Howard continued with the staff analysis. She noted the City encourages development and
redevelopment in the Riverfront Crossings District, in part, by allowing higher residential
densities, taller block -scale buildings, and lower parking requirements. To create a high quality
environment for residential living, there are form -based standards that help break up the mass
and scale of larger, bulkier buildings both on the horizontal and vertical plane. On the horizontal
plane, the building fagade has to be articulated with a fagade recess every 50 feet that create
modules. Each of these modules then has to be differentiated in some way from the adjacent
module to create visual interest and break up long building walls. While there are several
different options for how to modulate the horizontal plane, the only standard in code currently to
break up the vertical plane is the requirement for a fagade stepback if the building is over a
certain base height, which differs between subdistricts. This standard has the effect of reducing
the perceived height of a building.
Howard noted the importance of the upper floor stepback standard varies based on the context.
The stepback requirement is of heightened importance in the following instances:
• For buildings that are granted bonus height where the building will be taller than other
buildings in the vicinity;
• For buildings located on streets where compatibility with the historic or
lower -scale neighborhood context is of particular concern;
• For buildings located on narrower street rights-of-way; and
• In cases where preservation of views of iconic buildings or other features are important
to the community, such as views of the Old Capitol.
Planning and Zoning Commission
September 21, 2017 — Formal Meeting
Page 6 of 11
Along a street with a wider right-of-way or where existing buildings in the immediate vicinity
exceed the base height without an upper floor stepback, meeting the standard may not be as
important as achieving other community goals and objectives.
The primary objective in South Downtown is to serve as an extension of the Downtown by
encouraging a mix of high quality residential, office, retail, and civic uses at an urban intensity
similar to downtown. The Central Business District (CB -10) Zone does not have an upper floor
stepback requirement for taller buildings and the University is not subject to local zoning
regulations.
Signs asked what the maximum height of buildings is allowed on the north side of Burlington
Street. Howard said it is zoned CB -10 which doesn't have a specified height limit and is limited
only by the airport clearance needed and the ability to provide the necessary parking if there are
residential units in the building.
Howard continued that along the southern edge of the South Downtown, most properties have
either recently redeveloped or are government buildings (county and federal). Along the east
edge along Gilbert Street, the South Downtown subdistrict abuts the Gilbert subdistrict, which
provides a transition to the lower -scale neighborhoods to the east.
Freerks asked if a current structure was demolished and redeveloped, the new South
Downtown District guidelines would be used, nothing can be grandfathered in. Howard
confirmed that was the case. However, with the proposed amendment, the stepback
requirement would not be required except in cases where bonus height is granted and along
Gilbert Street where there is a transition to a district with a lower height limit. The height limit is
the South Downtown Subdistrict is eight stories and if a building were to be granted bonus
height, or if located along Gilbert Street there would still be a stepback required above the fifth
story. However in other areas of the South Downtown given the context, Staff believes an eight
story building does not need a stepback to achieve the objectives of the Downtown and
Riverfront Crossings Master Plan.
Howard noted in this area many of the buildings have been constructed in the past 10 years, so
redevelopment is not likely in the near future. Freerks agreed but noted most of those building
are not as high. Howard stated that any building over seven stories has to meet additional
building code requirements, which make high rise buildings significantly more costly to build.
This is why most developers stay with seven stories or under. So by eliminating the stepback it
will allow developers to have some additional building floor area without having to add stories
with the greater expense.
Hensch asked if the MidWestOne Bank building was six stories, Howard said it is six stories
with no stepback because it was developed before the Riverfront Crossings Code was adopted.
Signs asked about the added language regarding building facades and what the purpose of that
added language is. Howard said that clarifies that a stepback is only required in the South
Downtown on buildings that have facades facing Gilbert Street or granted bonus height.
Therefore for everything else, a stepback is not required.
Howard stated the second Code Amendment is really to allow the staff Form -Based Code
Committee (that reviews all proposals for development in Riverfront Crossings) to waive the 2
story minimum building height requirement in cases there is a second story outdoor plaza space
planned in a mid -block area and provided a screen wall is constructed to meet the intent of the
Planning and Zoning Commission
September 21, 2017 — Formal Meeting
Page 7 of 11
requirement. She doubts this request will occur very often, since most developments seek to
maximum building area rather than reduce it. She noted that particularly in an urban setting,
where open space is more limited, providing additional usable outdoor space is a benefit to the
residents and commercial tenants of a building.
Freerks asked who was on the Staff Form -Based Code Committee. Howard noted it currently
includes staff from Neighborhood and Development Services and the City Manager's office.
Dyer stated she does not like the proposed amendment (to eliminate the stepback requirement),
but that City Council has already approved the building for this project. Freerks stated that the
Commission can still recommend changes. Dyer noted that the stepback requirement is there
for a purpose. She feels the builders in this city insist on using every square inch of a lot so
there are just chunks all over the place and changing the stepback will just permit more chunks.
She noted that although the University's Music Building doesn't have a stepback it does have
the curved front so when walking by it the eye only goes up as high as the curved front. She
noted that in cities like Chicago and New York there are so many examples of interesting things
that can be done with buildings than just apartments with Hawkeye things hanging from the
railings. Dyer feels the stepbacks should be required as there doesn't seem to be any
articulation of the buildings.
Freerks noted that the idea of stepbacks was to create a better streetscape and make buildings
more interesting downtown. This seems to be stripping that away. This particular corner has
been an issue with finding something to develop there, but even more so is the fear of what
could be redeveloped someday throughout this area of downtown. She also noted that the
Music Building is lovely, and doesn't have a stepback, so there have to be options. Are there
ways in the Code to enforce some vertical design standards to address larger buildings from
being just large cubes.
Howard stated that in the Riverfront Crossings section of the Design Code there is quite a bit of
language about breaking up the horizontal plane, but the stepback is the only standard for
breaking up the vertical plane. As to the comments about cube -like buildings, she clarified that
the proposed building will be articulated more than is currently shown in the drawing, since the
recesses where the balconies are located will have to be carried all the way to top of the
building at least every 50 feet, so the building will look less flat than is currently shown in the
drawings. This property hasn't been through the Design Review process so it will be addressed
then, but the change in plane does have to be carried all the way to the roof per the Code.
Howard did confirm however that in the Form -Based Code there is nothing required for the
vertical plane of a taller building except for the stepback. Howard agreed there are other ways
to break up the vertical plane than just a stepback. For example, she referred to the drawing of
the UI Music School, there is a slight change in the plane at a certain height with a change in
windows on the upper floor and also a change in texture, color, and materials. Howard said
there are many ways to break up a vertical plane and language could be inserted into the
Design Standards of the Form -Based Code for options required to break up a vertical plane in
cases where a stepback is not as important to reduce the perceived height of the building.
Martin stated that she also doesn't want to see every building on a block have a stepback
because then it is just the same issue — all the same, nothing to make buildings unique. She
agrees that it would be good to add language about options for architectural design to make the
buildings unique.
Planning and Zoning Commission
September 21, 2017 — Formal Meeting
Page S of 11
Freerks noted the Commission is not saying they are dictating how buildings are designed, but
want to make sure City Staff have the tools to enforce that the Community is not stuck with ho-
hum building designs filling up every block in this area. The Riverfront Crossings Plan and code
were thoroughly thought through with the intent of creating a unique area with high quality
building designs. She noted that there was a lot of community input on this plan.
Hensch stated for this particular one building he doesn't have a problem with no stepback
because it is nice to have the one story base with the two towers but agrees there should be
something to break it up. If they are going to give up the stepback then there should be some
architectural design in compensation.
Dyer questioned that it is required that there be commercial on the ground floor however so
many of the buildings in the downtown area designed this way (with commercial on ground floor
and apartments above) are vacant — there doesn't seem to be a demand for commercial and all
the pedestrians see is a bunch of empty glass space.
Parsons agreed and said he's seen in many larger cities where it is all residential, no need for
the commercial at the bottom.
Howard stated that the Riverfront Crossings Code doesn't require commercial on the ground
floor, however it is required in the corner space on this particular property because it is on a
major street corner, but wouldn't have to extend all along the block. The code allows the
developer to decide and to gauge the market demand in that location.
Signs stated he is struggling with this issue, the new Hilton Garden Inn building has a stepback
but it is still a boring flat view to be honest. He does agree it would be worse if there was no
stepback. He feels the rendering for Hieronymus property are similar to what is in every other
city but also feels that is not what the residents of Iowa City want, to be like every other city. He
also stated that so much time is spent on creating the guidelines for an area like Riverfront
Crossings and then because one particular project wants something, we change the code. The
Plan in in place, developers know there is a code, but they still design things how they want and
then come to the City and ask for change.
Freerks opened the public hearing.
Seeing no one, Freerks closed the public hearing.
Freerks feels this item should be deferred to allow Staff to come up with the appropriate
language to add per this discussion this evening.
Howard asked the Commission to confirm that the desire of the Commission is to have
language added to the Design Standards regarding vertical plane similar to the design standard
required for horizontal planes and that the vertical plane options could be used in lieu of a
stepback. So it would be to add a paragraph in the minor modification section to talk about the
specific instances where it is reasonable to adjust the stepback requirement, but require some
other design solution instead of the stepback. Howard noted that Staff already have the ability
to waive the stepback standard in cases where it is difficult or infeasible to provide it. For
example at the Sabin Townhomes, since it is a shallow liner building that is only 20 feet deep, if
there were a 10 foot stepback there would only be 10 feet on the top floor, which is not cost
effective or particular useable space.
Planning and Zoning Commission
September 21, 2017 — Formal Meeting
Page 9 of 11
Freerks agreed that was fine, but they also want the addition of the vertical design standard as
well, so it is not just a waiver without any other design solution to meet the intent.
Signs added that the Commission hasn't address the second story courtyard option, but he likes
the solution Staff has come up with and the rendering does look like it is two stories. Martin
agreed. Dyer feels the language is so specific to just this one building that it might not be
useable for another situation.
Hensch moved to defer the Code Amendment Item to the next meeting.
Signs seconded the motion.
A vote was taken and motion carried 7-0.
CONSIDERATION OF MEETING MINUTES: SEPTEMBER 7, 2017
Signs moved to approve the meeting minutes of September 7, 2017.
Martin seconded the motion.
A vote was taken and the motion passed 7-0.
PLANNING AND ZONING INFORMATION:
Dyer gave a report from the National American Planning Association Conference. It was Dyer's
first visit to New York City in 27 years and felt is seemed to be more open, friendlier, and
accessible than in the past. There are parklets in the streets and bike lanes in the streets now
and just seemed to be more diversity everywhere. She noted there is an exceptional amount of
construction going on and it is hard to even recognize the skyline. The skyline used to be just
the World Trade Center, Empire State Building, and Chrysler Building and is so much more
now.
At the convention there were 175 sessions to choose from, including a lot of field trips. The
keynote speech was by the editor of The Wired magazine and he talked about the millennial
generation impact on the workforce and in the world. According to him the millennials are tech -
savvy, collaborative, specific minded, racially diverse, globally oriented, green, and lead to
growth in cities of walkability. Dyer met up with former Iowa City intern Marti Wolfe at the
convention and noted that there were a lot of sessions about millennials, but they didn't include
any millennials as speakers or on the panel. In contrast, Dyer went to a co -housing conference
a few weeks later and there were several sessions about millennials conducted by millennials.
Another speaker at the National American Planning Association Conference made the comment
that with millennials so concerned about urbanization and walkability in central cities he
wonders what will happen when the millennials have kids and there are no longer any schools in
the central cities. Dyer shares that concern with Iowa City. There were also a lot of sessions on
affordability and sustainability. Affordability is an issue absolutely everywhere, especially on the
built -out cities on the coasts. New York, New Jersey, and Connecticut (and other perhaps)
have by law or court ruling require cities to provide affordable housing in new market rate
developments and must demonstrate the government themselves support affordable housing
(financially or by providing land). Cities have done it in a number of ways that Iowa City does
Planning and Zoning Commission
September 21, 2017 — Formal Meeting
Page 10 of 11
not have access to like abandoned air fields, military bases, brownfields, empty manufacturing
plants, etc. Affordable housing has been done in a lot of places also in partnership with
churches, social service agencies, and foundations. Some of it has been targeted at the same
sort of people we are concerned about here in Iowa City, municipal employees, veterans, and
University employees that can't afford to live in the communities where they work.
Dyer attended a session on Planning for Behavioral Change for Sustainability which she found
really interesting. The point that was made was that it is not true that if you build it they will
come. For example, in Phoenix they built a light rail system but people still drive and don't use
the light rail system. Or having an energy efficient building is not guarantee that the occupants
will behave efficiently. Dyer discovered in New York a sign on a store that New York adopted
an ordinance last year that provides that stores and restaurants could be fined $250 - $1000 if
they keep their doors open while the air conditioning is on. Also in this session it was pointed
out that planning is basically about land use; and technology and sustainability is about people's
behavior. The argument was made by the speaker that for sustainability to be adopted as a
practice the alternatives need to be available, accessible, attractive, affordable, and the public
needs to be aware of them. So things like the signs on New York businesses would make the
public think about closing the door. Other suggestions were to make bike parking easier than
car parking, recognizing that while suburban living is generally cheaper than city living one way
to reduce driving is to make the stations and stops attractive. There needs to be a better
communication on the relative cost of public transportation versus car use, and to regard mass
transit as a public good and not expect it to be self-supporting.
One of the most interesting things Dyer did was visit a community named Radburn in New
Jersey that was founded in 1929 as "a town for the motor age". It was designed to incorporate
modern planning principles, but the project was abandoned in the 1930's because of The
Depression. The community was planned to mimic the principles of British Garden Cities and
be a walkable community with sidewalks everywhere and pedestrian tunnels and overpasses
over busy streets. The houses in the community faced parks and walkways with garages in the
back facing the roads which were actually very narrow alleyways. Radburn has had a
significant impact on city planning with the development of the cul-de-sac and superblock.
Radburn also had some commercial property within the original walking area planned, but never
materialized. Signs noted the feel of Radburn is similar to the Melrose Court area of Iowa City.
ADJOURNMENT:
Theobald moved to adjourn.
Parsons seconded.
A vote was taken and motion carried 7-0.
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