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Formal Meeting
Thursday, December 7, 2017
7:00 PM
Emma Harvat Hall - City Hall
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PLANNING AND ZONING COMMISSION
Thursday, December 7, 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. Rezonong Item
Discussion of an application submitted by Iowa City Community School District for a Sensitive
Areas Development Plan (rezoning) to allow modification of a protected slope for a proposed
addition to be constructed on the east side of the school building located at 300 Teeters Court.
(REZ17-00016)
E. Consideration of Meeting Minutes: November 2, 2017
F. Planning & Zoning Information
G. Adjournment
If you will need disability -related accommodations in order to participate in this meeting, please contact Bob
Milko, 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: December 21 / January 41 January 18
Informal: Scheduled as needed.
STAFF REPORT
To: Planning & Zoning Commission Prepared by: Sarah Walz
Item: REZ17-00016 Date: December 7, 2017
Lincoln Elementary Addition
GENERAL INFORMATION:
Applicant: Iowa City Community School District
1725 North Dodge Street
Iowa City, IA 52245
Contact: Luke Newton
MMS Engineering
1917 S. Gilbert Street
Iowa City IA 52240
Requested Action: Rezoning - Sensitive Areas Development
Plan approval
Purpose: To reduce the buffer requirements; to allow
development within an area containing
"altered protected slopes" for an addition to
the elementary school
Location: 300 Teeters Court
Size: 3.6 acres
Existing Land Use and Zoning: Elementary school; P-1
Surrounding Land Use and Zoning: Surrounding properties are all zoned RS-5
and developed with single-family
residential; property to the northwest, is a
fraternal group living use (nonconforming).
Comprehensive Plan: The Comprehensive Plan identifies this
area as appropriate for a school or other
institutional use.
File Date: October 26, 2017
45 Day Limitation Period: December 10, 2017
BACKGROUND INFORMATION:
The Lincoln Elementary School property consists of approximately 3.6 acres with frontage on four
streets: Teeters Court, Rider Street, Lee Street and River Street (see exhibit 1). The existing
building sits at the north end of Teeters Court and atop a hillside with 30 feet of elevation change
between the back (east side) of the existing building and the lower parking lot accessed from
Rider Street. The steep hillside, which runs north to south through the northern half of the
property, is an unused portion of what is a relatively small school site (by ICCSD standards) and
presents a challenge to development.
The original school building, constructed in 1926, has been added onto five times over the
intervening decades (see exhibit 2). These additions extended the building further to the south
and east. Eight parking spaces are currently provided near the front entrance (an adjacent
parking area, located on the west side of Teeters Court serves another property —the
medical fraternity). An additional parking area with 28 spaces was constructed off Rider
Street in the late 1980s. This portion of the property is not readily accessible to the school
building —the rear entrance is accessed via a 55-step staircase built into the slope.
As part of a district wide facilities plan, the Iowa City Community School District (ICCSD) proposes
a complete renovation of the existing school building and the construction of a major new addition
that will provide space for a new gym and cafeteria, modern kitchen, media center
extension, restrooms, a dedicated office and storage area for the before- and after -school
program, and an ADA accessible (at -grade) entrance from River Street (see exhibits 3-
7).The proposed plan also provides an expanded parking area.
The proposed addition and expanded parking area on River Street attempts to address
several shortcomings of the school site:
Limited ADA access:
The proposed site plan preserves limited level outdoor play space; approximately
1.0 acre on the southern portion of the site is preserved as playground.
Provides ADA accessible entrances from both Teeters Court and River Street
Constrained bus and vehicle circulation:
Buses currently drop off students on Rider Street and turn around in Black Springs
Circle. New entrance off River Street will allow buses access and turn around
adjacent to the school entrance.
The applicant has used the "Good Neighbor Policy", hosting a neighborhood meeting and
discussions with area residents on November 8 at Lincoln Elementary.
ANALYSIS:
The applicant is requesting a Planned Development rezoning for a Sensitive Areas
Development Plan in order to construct the school addition on a portion of the property
that contains regulated sensitive features. A Level II Sensitive Areas Review, a type of
planned development, is required due to proposed disturbance of steep, critical, and
previously altered protected slopes and a request to reduce a required wetland buffer.
General Planned Development Approval Criteria
Applications for Planned Development Re -zonings are reviewed for compliance with the
following standards according to Article 14-3A of the Iowa City Zoning Ordinance.
1. The density and design of the Planned Development will be compatible with and/or
complementary to adjacent development in terms of land use, building mass and scale,
relative amount of open space, traffic circulation and general layout.
Land uses proposed and general layout -The proposed addition to the Lincoln
Elementary School is part of the Iowa City Community School District's 10-year
Facilities Master Plan. It is designed to bring equitable learning spaces to all buildings in
the district, improving the structure and amenities of the District's older buildings while
preserving the historic qualities of those structures. The design of the proposed addition
provides required ADA accessibility, classroom space, and new art, music, and
gymnasium space. The location of the addition within the property also preserves ADA
accessible playground area to the south of the school building and opens up potential
for accessible use of the northern portion of the property along Rider Street for
additional outdoor uses.
The presence of the school is viewed as an essential anchor to the surrounding
neighborhood and the applicant has held numerous public meetings announcing plans to
expand the school building.
Mass and Scale - By its very nature a school building and the proposed addition with
be of a different scale and mass than surrounding single-family housing. However, the
proposed addition attempts to integrate the building within the surrounding landscape.
The new addition maintains the current roof height and is setback more than 140 feet
from its east property line (Lee Street frontage) and 37 feet from the rear of the lot of
the single-family property at 225 Lee Street, where the addition will replace a
"temporary" classroom
Open space - The proposed addition preserves roughly an acre open space for
playground use on the south side of the property along Teeters Court and Rider Street.
Playgrounds also serve as neighborhood park space when school is not in session.
Traffic circulation - Currently buses pick up and drop off along Rider Street, which has a
pavement width of 24-feet, and turn around on Black Springs Circle. Parking and turn
around on Teeter Court (another 25-foot street) are quite limited. The addition makes
possible an ADA accessible entrance from the east side of the school and provides an
expanded parking area off of River Street. In staffs view, this will improve traffic
circulation for pick up and drop off at the school, allowing buses more immediate
access to the school building and to load and unload within the parking area rather than
on street.
2. The development will not overburden existing streets and utilities.
City sewer and water are already available to this property. Capacity is adequate to
accommodate development of the addition. Onsite storm water management is
required for any expansion of impermeable surface. The applicant currently proposes to
underground storage beneath the parking area, however underground tanks may not
be installed over sanitary sewer lines as currently shown.
3. The development will not adversely affect views, light and air, property values and
privacy of neighboring properties any more than would a conventional development.
While the proposed development will be a significant change to the site, staff believes
that the proposed development is not a significant departure with regard to views, light
and air, property values and privacy of surrounding single-family properties and
extends the life of a neighborhood school, which is viewed as a vital institutional
anchor for residents of the neighborhood.
4. The combination of land uses and building types and any variation from the underlying
zoning requirements or from City street standards will be in the public interest in
harmony with the purposes of this Title, and with other building regulations of the City.
All planned developments must comply with all the applicable requirements and
standards of the underlying zoning district and the subdivision regulations, unless
specifically waived or modified through the planned development process. Variations to
the dimensional requirements of the underlying base zone and subdivision regulations
are allowed:
• to facilitate the provision of desired neighborhood amenities or open space;
• to preserve or protect natural, historic, or cultural features;
• to achieve compatibility with surrounding development; or
• to create a distinctive or innovative neighborhood environment for area residents.
The decision to renovate and expand Lincoln Elementary is the culmination of multi-
year planning process that encompassed significant public input and, most recently, a
district wide vote that approved a bond for a 10-year facilities master plan. Staff
believes that maintaining Lincoln Elementary as a viable neighborhood school is a
public good that is widely supported within the Iowa City community and the school
district.
Level II Sensitive Areas Review
The applicant has applied for approval of a Sensitive Areas Development, a type of planned
development. The purpose of the Sensitive Areas Ordinance is to permit and define the
reasonable use of properties that contain sensitive environmental features and natural
resources, and allowing reasonable development while protecting these resources from
damage. The following paragraphs describe the impact this development will have on
the sensitive features of this site (see Sensitive Areas OPD plan).
Steep. Critical, and Protected Slopes-- The purpose of regulating development on and near
steep slopes is to:
1. Promote safety in the design and construction of developments;
2. Minimize flooding, landslides and mudslides;
3. Minimize soil instability, erosion and downstream siltation; and
4. Preserve the scenic character of hillside areas, particularly wooded hillsides.
The submitted sensitive areas site plan shows that the northernmost half of the school addition
and a portion of the expanded parking area extending into a sensitive slope and required buffer
area. The development activity will disturb a significant portion of the steep, critical, and protected
slopes: 28% of the steep slopes; 63% of the critical slopes; and 32% of the protected slopes. The
sensitive areas ordinance requires that disturbance of steep and critical slopes be minimized and
sets a maximum of 35% for critical slope disturbance with administrative staff approval.
Disturbance beyond this threshold is proposed, which has triggered the requirement of this Level
II Sensitive Areas Review with Planning and Zoning Commission review and City Council approval
required.
Development activity is not allowed on protected slopes or within the 50-foot buffer required
around protected slopes, unless the slopes were previously humanly altered. In addition,
disturbance of altered protected slopes or a reduction of a protected slope buffer may only be
approved if a geologist or professional engineer demonstrates to the satisfaction of the City that
the proposed development activity can and will be designed to eliminate hazards and will not
undermine the stability of the slope or the buffer area.
The applicant has indicated that the slope located between the building and the parking area has
been humanly altered as various additions and building/site improvements were made over time
and is requesting permission to encroach into protected slope. The applicant has submitted
evidence to support this assessment.
A topographic survey performed for the applicant earlier this year indicates that the that the
hillside has a fairly consistent percentage of slope from top to bottom along its length. The
majority of the slope meets the classification of critical slope (between 25%-40%) with the top of
back and toe of the slope being less steep and below the threshold of "critical" slope. The slope
also has a very consistent shape at its toe, sloping from south to north. The attached illustrations
provided by the applicant show the changes in the slope and suggest that the construction of the
steps along the slope the parking lot cut into the hillside, creating a steeper slope in this area.
Moreover, a stormwater drainage pipe running from the exiting building northeast to the parking
area is buried underground within this slope. The School District has contracted with a
geotechnical engineer to perform and analyze soil borings on the hillside, however because the
changes to the slope involved grading rather than fill, it is likely the borings will be inconclusive
(see exhibit 8: Altered Slopes memo and supporting documents).
It is anticipated that the new school addition will be supported on shallow concrete spread
footings. The spread footings will extend to frost depth at 42 inches below grade. The proposed
addition will connect to the east side of the existing school building, with the main level floor
matching the existing building floor elevation. The addition's lower level will exit to grade of the
east side of the addition approximately 30 feet lower than the existing school building main
level.
Due to the depth of excavation needed to construct the addition, the addition incorporates an
earth retention system within the foundation wall system. The proposed system includes soldier
piles with tiebacks that anchor the foundation wall into the existing ground slope. Certification by
a licensed structural engineer will be required at the time of building permit application to ensure
the stability of the building.
Three mature oak trees and several evergreens located near the proposed addition will be
removed as part of the project. The applicant is proposing to replace these with 10 new native
trees —white, red, and bur oaks. New trees currently shown located within the parking area may
need to be relocated away from easement for sanitary and storm sewers. There is ample space
around the parking area perimeter to locate required parking area shade trees. Mature trees to
the east and southeast of the addition, along the abutting residential properties, will be preserved.
A tree protection plan should be submitted and approved at the time of the final OPD plan. The
submitted landscape plan shows that the applicant will meet the S2 (low shrub) screening
requirement along the north and east perimeter of the parking area.
Storm water management: Stormwater management will be handled on site with underground
storage located beneath the parking area. City engineers have indicated that the underground
structure may not sit overtop public utilities —sanitary sewer.
SUMMARY:
Staff believes there is compelling evidence that the hillside to the east of the existing school
building has been humanly altered over time with various additions and improvements to the
school site. While the proposed plan does call for substantial disturbance (excavation and
grading) to a sensitive slope, the school building is being engineered within the hillside to prevent
hazards, such as erosion, and the site plan shows replacement of native trees that have long
been a part of the character of this unusual school site. The planned upgrades to the existing
school preserve limited outdoor play space, achieve ADA accessibility to all portions of the
building and property, and improve traffic circulation. In doing so, the plan extends the life of one
of Iowa City's oldest schools within a walkable neighborhood context and is therefore in the public
interest and fulfills one of the goals of Iowa City's Comprehensive Plan.
STAFF RECOMMENDATION:
Staff recommends approval of REZ17-000016, a Sensitive Areas Development Plan subject to
the following conditions:
Substantial compliance with the development plan submitted.
Establish easements for the stormwater management area.
Establish any easements not currently existing for storm sewer and sanitary sewer.
Certification by a licensed structural engineer will be required at the time of building
permit application to ensure the stability of the building.
DEFICIENCIES AND DISCREPANCIES:
1. Final soil report from Terracon required.
2. Technical discrepancies and deficiencies as noted by the City Engineer and water department:
a. Provide stormwater calculations.
b. An easement is needed for stormwater management area.
c. The underground detention chambers/stormwater management area cannot be
over the City's sanitary sewer
d. Easements to be provided for the City's storm sewer and sanitary sewer that run
thru the property.
e. Underground detention chambers need to be outside the easement for the City's
storm sewer.
f. Trees may not be located in easements for underground detention chambers,
storm sewer, or sanitary sewer (Trees in parking lot islands).
ATTACHMENTS:
1. Location Map
2. Preliminary Plat and Sensitive Areas Development Plan
3. Supporting documents (exhibits) and statements from the applicant
Approved by:
Tracy Hights @ Abtlng Director
Department of Neighborhood and Development Services
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MEMORANDUM
To: City of Iowa City Staff
Date: Nov. 6, 2017
Subject: Lincoln Elementary Sensitive Areas — Altered Protected Slopes
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Lincoln Elementary School is located at 300 Teeters Court in the Chautauqua
Heights subdivision in Iowa City. The school site fronts four public streets, including Teeter
Court, Rider Street, Lee Street and River Street. The original building was erected in 1926,
but has received five additions since with additions in 1949, 1954, 1973, 1974, and 1988.
Along with the building additions, the site has received improvements with a parking lot
installation, and playground improvements. The school building sits at the north end of
Teeters Court and at the top of an east -facing hillside with 30 feet of elevation change down
to a valley floor and the staff parking lot which is accessed from River Street.
Lincoln Elementary School is scheduled to receive upgrades as part of the district
wide Facilities Masterplan and the design work is currently underway for those
improvements. The improvements Include a complete renovation of the existing school
building and additions of a new Cafeteria, Media Center and Gymnasium with a new
entrance accessed via an improved River Street parking lot.
The hillside between the building at the top and the parking below is a largely unused
and portions of the hillside are seemingly untouched except for the north end of the hillside
adjacent to the parking lot and steps connecting it to the school building. This section of the
hillside was manipulated for the installation of those site improvements. A topographic
survey was performed in July of 2017 in preparation of the planned improvements. The
topographic survey revealed that the hillside has a fairly consistent percentage of slope from
top to bottom all along its length. The majority of the slope meets the classification of
critical' slope having a percent of slope between 25% and 40% with the top of back and toe
Of slope being less steep and below the threshold of 'critical' slope. The slope also has a
9 very consistent shape at the toe of slope arcing from south to north. The surveyed toe of
the slope is tailed out in the attached image and delineated in with a solid black line. The
assumed former or natural toe of slope is delineated with a green line and is best -fit along
the surveyed toe of slope. A comparison of these two lines reveals an area of impact at the
toe of the slope. The parking lot and steps were cut into the hillside when constructed and
have created a steeper slope in those areas.
The hillside adjacent to the comer of the parking lot is greater than 40% slope and
therefore classified as 'protected'. However, the topography shows that portion of the
J� hillside was cut at the toe and therefore the steepness of the slope is a product of grading
7S the slope to blend the cut grade to the natural grade. And, the slope of this portion of the
9 hillside at the toe is above 40% and not consistent with the rest of the hillside which is less
steep at the toe of the slope and its lower elevations just above the toe. Additionally, the
hillside has a number of large tree stumps and was once wooded, but no stumps are
present in the portion of the hillside that was cut. Finally, the slope was also impacted by a
storm line installation from the building to the storm pipes under the parking lot below. The
identified slope on this hillside is not a 'Protected slope', but rather an 'Altered Protected
Slope' as it is the result of manmade activities.
The proposed building addition impacts the delineated 'Altered protected slope' and
adjacent critical slopes. The School district has contracted for a geotechnical engineer to
perform and analyze soil borings on this hillside, but these may be inconclusive as the
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Additional information for Lincoln Elementary Variance Application
Existing condition of the hillside
The Lincoln Elementary school on the East side of Teeter Court is located adjacent to and atop an
East facing hillside of+30 feet of elevation. Upon review of historical aerial photos (Johnson County
PIV/GIS website) and inspection of the existing trees, the hillside does not appear to have been
regraded at any point, except for the portions of the hillside directly North and East of the Northern
end of the school building. The slope of the unaltered portions of the slope is a fairly consistent
t35%.
The construction of the building and site elements has impacted the site and the hillside since the
building was built in 1929. The building has received a number of additions over the years with each
enveloping more of the hilltop. The original building is the most evident impact on the terrain along
its North and East walls, with cut and fill operations manipulated the natural slope. Other additions
to the school have impacted the site and hillside, as there are roof drains transecting the hillside to
the storm sewer below the base of the hill.
The addition of the parking lot at the base of the hillside has altered the slope as the toe of the slope
was cut back to build out the SW corner of the parking lot. On -site inspections and the topographic
survey suggest the grading cut was "chased" up the hillside a significant distance. This grading work
increased the percent of slope on this portion of the hillside beyond what is apparent and typical
over the rest of the (unaltered) hillside. There is also a roof drain pipe that was trenched in this
same cut area that extends from the building to the storm sewer under the parking lot. Likewise the
installation of steps connecting the parking lot to the building cut the slope adjacent to them and
increased the percent slope over the preexisting slope.
- Site (lower parking) is currently not compliant with ADA parking standards
The off-street parking lot for the school is accessed from River Street and is at the base of the
hillside. There is no accessible route from the parking lot to the building and there for no accessible
parking stalls. This lot does contain 27 spaces, and when coupled with the 10 on -street parking
stalls on Teeters Court, the overall school site is deficient of the minimum ADA compliant parking
stalls. A building expansion over the hillside to the elevation of the lower parking lot along with an
improved parking lot will provide for more accessible parking and access to the building.
- Existing school bus site access and student drop-off/ pickup procedures
The current Bus loading/unloading operation for Lincoln Elementary takes place on the city street.
The buses do not travel on Teeters Court as there is no cul-de-sac bulb or other means of turn-
around at the end of the street. The students must walk to the far south end of the site to reach the
buses parked on Rider Street. As there is no bus pull off on the street, the traffic is impacted by the
queued busses, as well as the parent drop-off/pick-up traffic. An improved lower parking lot would
provide for an off-street bus loop and safer situation for students and vehicular traffic as well.
Describe the interim and final grading
It is expected that during construction, the grading work and trenching work necessary to install the
foundations for the building addition would be done with benched excavation and side slopes not
exceeding the maximum safe slope determined by the geotechnical engineer and/or 3.5:1. In
concert with the cut for foundations, portions of the site may require temporary sheet piles or other
shoring measures.
Upon completion of building walls and waterproofing measures, the disturbed area around the
building will be backfilled graded to a consistent 3.5:1 slope with steeper slopes only planned as
necessary to tie back into the existing undisturbed hillsides. A retaining wall is part of the proposed
construction on the south side of the building addition to correctly achieve the elevations needed
along the building. No retaining walls are currently planned for the hillside adjacent to the north of
the building addition.
Iowa City School District
Lincoln Elementary School Renovation & Addition
Design Development Structural Design Narrative
Project Scope:
The project consists of an addition and renovation to the existing Lincoln Elementary School
building located in Iowa City, Iowa. The new addition will be located to the east of existing
elementary school building. The addition will house a gymnasium, storage, restrooms and
mechanical areas at the lower levels with a new media center and cafeteria areas located on the
main level.
Foundations:
A geotechnical investigation has not yet been completed for the project. It is anticipated that the
new additional will be supported on shallow concrete spread footings. The spread footings will
extend to frost depth at 42 inches below grade.
The existing site grade has a significate slope across the project site. The additional will connect
to the existing building on the west side of the addition with the main level floor matching the
existing building floor elevation. The addition's lower level will exit to grade of the east side of the
addition approximately 30 feet lower than the existing school building main level. With the
proximately of the new addition to the existing building and the depth of excavation needed to
construct the addition it is recommended that an earth retention, shoring, system is provided.
It is proposed to incorporate the earth retention system with the gymnasium foundation wall
system. The proposed system includes soldier piles with tiebacks that anchor the foundation wall
into the existing ground slope. Wood lagging would span between the soldier piles and the
lagging would act as the temporary earth retention system. The concrete foundation wall would
be placed against the wood lagging and soldier piles. Headed studs will be welded to the soldier
piles to anchor the concrete foundation wall to the soldier piles. In the final building condition the
soil loads will be resisted by the concrete foundation walls, which will transfer the load to the
soldier piles, which will resist the soil load by using tieback anchors into the existing ground slope.
Alternate earth retention/foundation wall systems will be investigated.
Slab -on -Grade:
The slab -on -grade for the project is planned to be a reinforced concrete slab -on grade. These
slabs will be reinforced utilizing steel welded wire reinforcement. The floor slab shall bear on an
appropriate vapor retarder that is placed over the top of free draining crushed aggregate. This
crushed aggregate layer shall be a minimum of 6 inches below the floor slab on grade. Proper
control joints shall be cut into the slab -on -grade at an appropriate spacing to control shrinkage
cracks.
At the lower level it is possible, depending on the recommendations by the project geotechnical
investigation, that a subdrain system will be installed below the floor slab to control the possibility
of perched water occurring due to infiltration. This subdrain system would consist of a series of
drain tiles spaced across the floor slab and would be located in granular material trenches.
These pipes would be collected and routed to the storm sewer.
Elevated Floor Structure Framing:
The elevated floor structure framing over the gymnasium will consist cf a topping slab over
precast concrete double tees. The elevated floor structure at the mechanical mezzanine and the
corridor area will consist of a topping slab over precast concrete hollow core slabs. The precast
concrete members will be topped with a 3" thick concrete topping. The topping will be reinforced
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MINUTES PRELIMINARY
PLANNING AND ZONING COMMISSION
NOVEMBER 2, 2017 — 7:00 PM — FORMAL MEETING
EM MA J. HARVAT HALL, CITY HALL
MEMBERS PRESENT: Carolyn Dyer, Ann Freerks, Mike Hensch, Phoebe Martin, Max
Parsons, Mark Signs, Jodie Theobald
MEMBERS ABSENT:
STAFF PRESENT: Sara Hektoen. Jann Ream
OTHERS PRESENT:
RECOMMENDATIONS TO CITY COUNCIL:
By a vote of 7-0 the Commission recommends approval of an amendment to City Code
Sections 14-5B-8E Sign Standards in the Central Business zones, and the South Downtown,
University, Central Crossings, Park, South Gilbert and East Side Mixed Use subdistricts to allow
plastic trim cap letters for signs above the fifth story.
CALL TO ORDER:
Freerks called the meeting to order at 7:00 PM.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
None.
CODE AMENDMENT:
Discussion of amendment to City Code Sections 14-5B-8E Sign Standards in the Central
Business zones, and the South Downtown, University, Central Crossings, Park, South Gilbert
and East Side Mixed Use subdistricts to allow plastic trim cap letters for signs above the fifth
story and discussion of internal illumination on upper stories of high-rise buildings.
Ream noted that the Commission requested more information on illumination on the high-rise
building signs. So Ream prepared a map to show where the existing high-rise buildings are and
also where others are proposed or already built. The map shows how the high-rise buildings
are concentrated in the downtown and south downtown Riverfront Crossings area. Next Ream
spent time walking the areas and driving in her car to get an idea of the viewsheds for these
high-rise buildings from surrounding neighborhoods. She showed some Google images (not all
completely up-to-date) and pictures she took herself to give the Commission some idea of what
the viewsheds look like. Ream found that the buildings skyline are exclusively visual from the
arterial streets (Burlington, Gilbert, Dubuque, Clinton and Washington Streets). There is a small
area while on Riverside Drive where one can look across the river and see the buildings. Ream
also noted that due to the topography (and vegetation) of the area and the existing buildings in
the area the viewsheds of the high-rise buildings can change drastically (from completely
Planning and Zoning Commission
November 2, 2017 — Formal Meeting
Page 2 of 4
obscured to viewable in half a block). Ream added that when viewing the MidWestOne
Building, the sign on that building would not be allowed in the new zoning standards, it would be
at least one-third smaller.
Freerks asked about the 1.5 times the size of the side of the building standard for signs and is
that for each side or the building as a whole. Ream stated it is for each side, each sign wall is
treated separately.
Freeks stated her appreciation that Reams went out and walked and drove the area to be able
to show the Commission a real feel for how the area looks.
Ream stated as requested she looked at what other communities allow and one of the things
that surprised her was how many communities allowed roof signs, and illumination of roof signs
She looked at four communities in Iowa, cities of a fairly similar size, plus she looked at both
Burlington Vermont and Boulder Colorado because they are both of similar size and university
towns with similar ped mall areas. Neither of those two communities allow high-rise buildings.
The tallest building in Boulder allowed is 55 feet (5 stories) and in Burlington it is 65 feet.
Hektoen added that the issue of illumination is not pending application so if there is a majority of
commissioners that wish to pursue this further it could be added to the worklist and proceed
from there.
Freerks opened the public discussion.
Seeing no one Freerks closed the public discussion
Hensch moved to recommend approval of an amendment to City Code Sections 14-513-8E
Sign Standards in the Central Business zones, and the South Downtown, University,
Central Crossings, Park, South Gilbert and East Side Mixed Use subdistricts to allow
plastic trim cap letters for signs above the fifth story.
Martin seconded the motion.
Freerks understands the amendment was to allow the plastic trim caps but wanted to use the
opportunity to learn more and open the conversation and to let City Council know that some of
the commissioners have concerns or thoughts of how it might affect things in the future.
Freerks would rather plan than react.
Theobald noted that she likes the community of Lacrosse Wisconsin and how they have created
their riverfront. However at this point Iowa City is already further down the road and these
conversations should have been at the beginning. In Lacrosse it appears there is a historic
overlay over the entire downtown and all the signs must be wood or metal and cannot be backlit
to be kept with the historic nature of the buildings.
Ream noted that Dubuque Iowa had the same requirements.
Signs stated he was intrigued by Ream's comment that Boulder does not allow high-rises and
has building limits of 55 feet. His thought was that "ship has sailed" here in Iowa City, we have
driven the prices of land up so high that one cannot afford to not build up high. Signs feels the
City will see more and more high-rises because of that new reality. Ream added that Boulder
passed their height ordinance in 1971.
Planning and Zoning Commission
November 2, 2017 — Formal Meeting
Page 3 of 4
Hektoen added that in the context of affordable housing Boulder has a pretty serious affordable
housing crisis.
A vote was taken and the motion carried 7-0.
CONSIDERATION OF MEETING MINUTES: OCTOBER 19, 2017
Theobald moved to approve the meeting minutes of October 19, 2017.
Parsons seconded the motion.
A vote was taken and the motion passed 7-0
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Freerks noted that in the Staff memo there were a number of places where it stated
"Commission Chair expressed" or "Commission Chair requested" and asked that in the future
that is not used so there doesn't appear to be a bias or so that others will not be afraid to say
something or ask something in fear of being "called out" in a memo. She added this is a place
for information and that the Commission collectively works as a group. The meeting minutes
will indicated individual's statements and opinions.
Signs noted he will be absent for the December 7 meeting
Martin will be absent December 21 and January 4.
ADJOURNMENT:
Signs moved to adjourn.
Martin seconded.
A vote was taken and motion carried 7-0.
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