HomeMy WebLinkAbout02-15-2018 Planning and Zoning CommissionIowa City
Planning & Zoning Commission
Formal Meeting
` Thursday, February 15, 2018
7:00 PM
Emma Harvat Hall - City Hall
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PLANNING AND ZONING COMMISSION
Thursday, February 15, 2018 - 7:00 PM
Formal Meeting
Emma Harvat Hall
Iowa City City Hall
410 E. Washington Street
AGENDA:
A. Call to Order
B. Roll Call
C. Public Discussion of Any Item Not on the Agenda
D. Development Item I Rezoning Item
Discussion of an application submitted by Allen Homes, Inc. for a rezoning, Preliminary Plat and
Sensitive Areas Development Plan for Lindeman Subdivision Part Eight, a 39-lot, 20.24-acre residential
subdivision with 36 single family lots and 41 townhouse style multifamily dwellings located in the OPD-
5/0PD-5 zone located South of Lower West Branch Road and North of Anna Street. (RE218-
000615 U B 18-0001)
E. Rezoning Item
Discussion of an application submitted by Hodge Construction for a rezoning of approximately
1.1 acres from Intensive Commercial (CI-1) zone to Riverfront Crossings — Central Crossings
(RFC-CX) zone for property located at 225 & 225 % E. Prentiss Street. (REZ18-00003)
F. Code Amendment Items
Discussion of amendments to Title 14, Zoning, to address changes to state law regarding
occupancy of residential dwellings.
G. Urban Renewal Item
Discussion of Proposed Foster Road Urban Renewal Plan located between North Dubuque
Street and Prairie du Chien.
H. Consideration of Meeting Minutes: January 18, 2018
I. Planning & Zoning Information
J. Adjournment
If you will need disability -related accommodations in order to participate in this meeting, please contact Bob
Milkc, 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
UpcomingPlanning S Zoning Commission Meetings
Formal, March 11 March 151April 5
Informal: Scheduled as needed.
To: Planning and Zoning Commission
Item: REZ18-0006/SUB18-00001
Lindemann Subdivision Part 8
GENERAL INFORMATION:
STAFF REPORT
Prepared by: Bob Miko and Sylvia Bochner
Date: February 15, 2018
Applicant: Allen Homes, Inc.
P.O. Box 3474
Iowa City, IA 52244
319-530-8238
319-337-4610
Contact: Ron Amelon, MMS Consultants
1917 S. Gilbert Street
Iowa City, IA 52240
319-351-8262
r.amelon@m msconsultants. net
Property Owner: Charles and Phyllis Lindemann Revocable Trust,
Lindemann, Robert G., and Ruth Geraldine Kabala
Residuary Trust
P.O. Box 3474
Iowa City, IA 52244
Requested Action: Approval of a preliminary plat and OPD plan
Purpose: To allow for the development of a 39-lot residential
subdivision including 36 single family lots and 3 lots
with 41 townhouse style dwellings.
Location:
Size:
Existing Land Use and Zoning:
Surrounding Land Use and Zoning:
Comprehensive Plan:
Neighborhood Open Space District:
South of Lower West Branch Road SE and north of
Anna Street
20.24 acres
Undeveloped, OPD-5 and OPD-8
North: Residential (County R and A)
South: Residential (OPD-5 and OPD-8)
East: Residential (OPD-8)
West: Residential (OPD-5)
Northeast District Plan
Lower West Branch
File Date: January 11, 2018
45 Day Limitation Period: February 25, 2018
BACKGROUND INFORMATION
In 2001, approximately 95 acres were annexed into the city for the Lindemann Subdivision. Upon
annexation, the western 35 acres were zoned Low Density Single Family Residential (IRS-5), and
the eastern 60 acres were zoned Medium Density Single Family Residential (RS-8). The rezoning
was subject to a Conditional Zoning Agreement (CZA) that included requirements for the developer
to contribute funds to the City for the reconstruction of Lower West Branch Road to the north of the
property; inclusion of a greenway and trail along the stream and wetland corridor, and an
interconnected street pattern including future street connections to Lower West Branch Road.
A preliminary plat and Sensitive Areas Plan for Lindemann Subdivision with 261-lots was approved
in in 2002. The Sensitive Areas Plan was required due to the presence of wetlands and a stream
corridor on the property. This is the reason for the OPD-5 and OPD-8 zoning designation. Since
2002, final plats have been approved for Lindemann Subdivision Parts 3 through 7 and most of
those lots have been built upon. The applicant is now requesting approval of preliminary plat and
sensitive areas development plan for Lindemann Subdivision Part Eight, the final phase of the
overall development. The proposal includes 36 single family lots, 3 lots with 41 townhouse style
dwellings, and an outlot for wetland preservation and parkland.
The applicant has indicated that they have used the "Good Neighbor Policy" and conducted a good
neighbor meeting on January 25. A summary of the report of the meeting is attached.
ANALYSIS:
Comprehensive Plan: This property is located within the Northeast District. The district plan
indicates that the area is appropriate for single family residential uses with townhouses near
Lower West Branch Read. The district plan depicts a subdivision with interconnected streets and
a linear open space along the stream corridor. The proposed subdivision design, which includes
a mix of single family lots, townhouse style multifamily units, and a 5.16-acre outlot for wetland
preservation and open space, is consistent with the concept for this area as shown in the district
plan.
Zoning Code: The eastern portion of the property is zoned Planned Development Overlay
Medium Density Single Family (OPD8) and the western portion is zoned Planned Development
Overlay Low Density Single Family (OPD-5). The OPO zoning designation was placed on this
property when an OPD plan was approved for the remainder of the Lindemann development
because of the presence of wetlands and a stream corridor. The subject area was identified as
an outiot for future development, but no specific OPD plan was approved. The applicant is now
proposing an OPD plan that includes a total of 41 townhouse style dwelling units on lots 9, 10 and
39. Lots 1 through 8 are single family lots that comply with the RS-5 zoning standards. Lots 11
through 38 are single family lots that comply with the RS-8 zoning standards.
General Planned Development Criteria: Applications for Planned Development rezonings 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
complimentary to adjacent development in terms of land use, building mass and scale, open
space and traffic circulation and general layout.
Density: On Lots 9,10, and 37, the proposed density is approximately 9 units per acre. The overall
proposed density, including the area of Outlot A, the single family lots, and Lots 9, 10, and 39, is
4.26 units per acre. The overall density is compatible with the surrounding area and the underlying
RS-5 and RS-8 zoning, which allows a maximum density of 5 to 8 units per acre.
Land use and layout: The site plan shows 41 townhouse -style units located in 8 buildings. These
buildings have frontage on Lower West Branch Road, Kennith Drive, Danielle Street, and Olivia
Court, with vehicular access provided from private rear alleys. The private rear alleys for 6 of the
buildings surround a rectangular area of open space. The plat indicates that amenities, such as
seating and grills, may be provided in this area, which will be addressed in the final plat. Staff
recommends that the concept plan showing the amenities be included on the preliminary OPD
plan.
Mass and scale: The site plan shows 8 townhouse -style buildings with 4, 5, or 6 units per building,
with widths of 111.34', 139' or 166.67' respectively. The plat shows that each unit on these
buildings will be articulated to help keep these larger buildings In scale with the surrounding
neighborhood. There are similar townhouse buildings directly to the east of Lindemann
Subdivision. In staff's view the scale and mass of the proposed townhouse buildings is compatible
with the existing and proposed residential development.
Traffic circulation: The plat includes the creation or extension of three street. Danielle Street,
Kennith Drive, and Olivia Court. These streets, along with private rear alleys, will provide sufficient
traffic circulation for the Planned Development.
2. The development will not overburden existing streets and utilities.
Access to the development will be provided via Lower West Branch Road, along with streets
created and extended as part of this subdivision, as described above. These streets will be
sufficient to serve the proposed development and utilities will be constructed as part of the
subdivision.
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.
The proposed planned development is surrounded by other lots to be developed as part of this
subdivision. The townhouses will be similar to others that exist in adjacent subdivisions. The
buildings will be two stories, similar to single family homes and townhouses in the neighborhood.
Both private and public open space is being provided to serve the residents of the development.
In staff's view the location, scale, and design of the proposed townhouses is compatible with the
larger neighborhood.
4. The combination of land uses and building types and any variation from the underlying zoning
requirements or from City standards will be in the public interest, in harmony with the purpose of
the zoning code and with other building regulations of the City.
The applicant is seeking variations in the RS-8 standards to allow multifamily buildings rather than
single family dwellings on individual lots and they propose to dedicate 5.16 acres of property to
the City for public open space. The plan also includes approximately 3.5 acres of private common
open space for use of the residents of the townhouses. In staffs view these variations will be in
the public interest by providing usable open space and by providing more diverse housing options
in this area.
Subdivision Regulations: The proposed subdivision meets all subdivision standards for street
and block design. In staff's view the subdivision design complies with the Neighborhood Design
Principles of the Northeast District Plan, including a variety of housing types, interconnected
streets, provision of open space, preservation of wetlands, and a continuation of the trail network
along the stream corridor.
Environmentally Sensitive Areas: The property contains wetlands and a stream corridor in the
area identified as Oultlot A. One of the purposes of the Sensitive Areas Ordinance is to foster
urban design that preserves open space and minimizes disturbance of environmentally sensitive
features and natural resources. The buffers required by the Sensitive Areas Ordinance are meant
to accomplish the goal of preserving the sensitive environmental features. A 100-foot buffer is
required between the wetland and any development activity and a 15-foot buffer is required
between the 30-foot wide stream corridor and any development activity. The plat includes a
stream corridor buffer and the 100-foot wetland buffer on the east side of Outlot A. These buffers
are contained within Outlot A, which will be dedicated to the City.
On the west side of the Outlot A, the applicant is requesting that a portion of the wetland buffer
be reduced from 100 feet to 25 feet. Section 14-51-6 E.3. of the zoning code allows for
consideration of buffer reductions where the wetland is less than 5 acres, does not contained
endangered species or plants of regional significance, is not located within a regulated stream
corridor, does not contain standing water, is not a forested wetland and does not provide habitat
for migratory birds. The applicant has submitted a wetland report indicating that the area for which
the wetland buffer reduction is being requested meets these requirements. Staff notes that the
wetland near the area where the buffer reduction is being requested was previously disturbed
when the sanitary sewer line was installed.
A small portion of the buffer will be on lots 6, 7, and 8. At the time a final plat approval a
conservation easement will be needed for those areas.
Neighborhood parkland: The applicant proposes to dedicate Outlot A, which contains 5.16 acres
is to be dedicated to the City for parkland. This will more than satisfy the neighborhood open space
requirements. Although Outiot A contains a significant area of undevelopable wetlands, there are
areas at the end of Lindemann Drive and Olivia Court that are suitable for active park uses. The
Parks and Recreation Commission has agreed to accept Outlot A.
Stormwater management: Stormwater will be directed into the exiting stormwater sewers and the
creek contained in Outlot A. Stormwater detetention will be provided in the Scott Park detention
regional basin, therefore no stormwater detention facilities are required on this property.
Infrastructure fees: Required fees include a watermain extension fee of $435 per acre and a
sanitary sewer tap -on fee of $1,038.26 per acre. When this property was annexed into the City in
2001 Lower West Branch Road was a county road built for rural traffic. As a condition of
annexation and zoning the property for development, the applicant agreed to contribute a portion
of the cost of improving Lower West Branch Road to City standards. Payment of these feels will
be need to addressed in the legal papers at the time of the final plat.
Revised plat: Staff received a revised plat on February 8 and is in the process of reviewing it. We
anticipate completing the review before the February 15 Planning and Zoning Commission meeting.
STAFF RECOMMENDATION:
Staff recommends deferral of this application pending review of the revised plat. Upon resolution
of deficiencies staff would recommend approval of REZ18-0006ISUB18-0001, an application
submitted by Allen Homes, Inc. for a rezoning and Preliminary Plat and Sensitive Areas
Development Plan for Lindeman Subdivision Part Eight, a 39-lot, 20.24-acre residential
subdivision located in the OPD-5/OPD-8 zone located South of Lower West Branch Road and
North of Anna Street.
ATTACHMENTS.
1. Location Map
2. Preliminary Plat/Sensitive Areas Development Plan.
3. Summary Report Good Neighbor Meeting.
Approved by: t-�k
Tracy Hightshoe, Director,
Department of Neighborhood and Development Services
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Summary Report for
Good Neighbor Meeting
Project Name: Lindemann Subdivision Part Eight
Meeting Date and Time: Jan. 25th at 5:30
Meeting Location: St. Patrick's Church
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CITY OF IOWA CITY
Location: Lower West Branch Road
Names of Applicant Representatives attending: Jesse Allen & John Yapp
Ron Amelon & Gina Landau
Names of City Staff Representatives attending: none
Number of Neighbors Attending: 23 Sign -In Attached? Yes X No
General Comments received regarding project (attach additional sheets if necessary) -
Attendees were pleased that the density will remain virtually the same with the new OPD zoning
They were happy that stormwater will be addressed and follow the city regulations
Wetlands will remain untouched/preserved
As many trees as possible will remain when site is being graded
Inquiries as to when construction would begin for infrastructure and then for foundationsiapproval timeline
Townhouse design is good and liked the colored elevations Jesse brought as an example
Concerns expressed regarding project (attach additional sheets if necessary) -
Townhouses - Where do front doors & garages face? Will they be 2 story? For sale or rent?
Concern about where the site drains to, wetland preservation, keeping as many trees as possible
Lot sizes too small & questioning price point on single family
Will Centuryllnk provide phone service? Some surrounding homeowners couldn't get it
Any low income planned? Meth lab was discovered last year in the area
Low water pressure on Hummingbird, want to make sure there is enough to handle this dev,
Will there be any changes made to the proposal based on this input? If so, describe:
None planned at this time
Staff Representative Comments
To: Planning and Zoning Commission
Item: REZ18-00003
GENERAL INFORMATION:
STAFF REPORT
Prepared by: Julie Tallman
Date: February 15, 2018
Applicant: Hodge Construction
711 S. Gilbert St.
Iowa City, Iowa 52240
Contact: Kevin Digmann
319-354-2233
kevind@hodgecon$trUCtion.com
Requested Action:
Purpose:
Location:
Size:
Existing Land Use and Zoning
Surrounding Land Use and Zoning.
Rezone from Intensive Commercial (CI-1) Zone to
Riverfront Crossings --Central Crossings (RFC-CX)
Redevelopment according to the Riverfront
Crossings District Plan and form -based code
200 block of Prentiss St in the Central Crossings
Subdistrict of Riverfront Crossings
Approximately 1.1 acres
Commercial; vacant/Cl-1
North: multi -family residential (PRM)
South: commercial (CC-2 and CI-1)
East: commercial (CI-1)
West: multi -family and commercial (RFX-CX and
CC-2)
Comprehensive Plan: Riverfront Crossings Master Plan objectives include
encouraging contextual infill, restoring and enhancing
Ralston creek, and promoting new housing options.
File Date: January 25, 2018
45 Day Limitation Period: March 12, 2018
BACKGROUND INFORMATION
The subject property is located in the 200 block of E. Prentiss Street and comprises the entire
eastern half of this city block. The property is currently zoned Intensive Commercial (CI-1). The
existing building is vacant and formerly was a plumbing supply company with office, sales, repair,
warehousing, loading and unloading docks, and a parking lot.
The property falls within the Central Crossings Subdistrict of the Riverfront Crossings District and,
therefore, the form -based zoning code for Riverfront Crossings will apply if the property is rezoned.
The applicant has indicated that they have chosen not to use the "Good Neighbor Policy."
ANALYSIS:
Comprehensive Plan: This property is located within the Central Crossings Subdistrict of the
Downtown and Riverfront Crossings Master Plan. Ralston Creek forms the eastern boundary of the
subdistrict. The Plan calls for Ralston Creek to be restored and turned into a community amenity
for a redeveloped mixed used neighborhood as described on page 67:
Ralston Creek Redevelopment — Beyond restoring Ralston Creek to good health, one
of the key goals is to turn it into an asset that will stimulate redevelopment along its
banks. A naturalized creek, along with small park areas, meadows, and a trail will
provide amenity value and much needed neighborhood open space. This in turn will
encourage new residential development along its banks, catering to a demographic that
desires ownership adjacent to downtown, but with direct access to nature and
recreation.
As existing apartments reach their lifespan, condos and townhouses will replace them
along the creek. Their design will be more urban in nature, and take advantage of the
views of the creek instead of turning their back on it. In many cases, parking will be
provided on the ground level in order to raise habitable space above the floodplain and
to provide views up and down the creek.
The subject property is identified in the red circle in this image from the Downtown and Riverfront
Crossings Master Plan.
As discussed below the Riverfront Crossings Form -Based Code is intended to implement the vision
contained in the Master Plan.
Current and proposed zoning: The purpose of the Intensive Commercial Zone (CI-1) is to
provide areas for those sales and service functions and businesses whose operations are typically
characterized by outdoor display and storage of merchandise, by repair and sales of large
equipment or motor vehicles, by outdoor commercial amusement and recreational activities or by
activities or operations conducted in buildings or structures not completely enclosed. Residential
uses are not allowed in the CIA zone. The requested Riverfront Crossings zoning will significantly
increase the development potential of the property. With the increased development rights come
requirements for improvements of a pedestrian street along Ralston Creek to help ensure a safe
and attractive living environment.
The Rivertront Crossings — Central Crossings (RFC-CX) zone is intended for moderate intensity
mixed -use developments in buildings with entries opening onto pedestrian -friendly public streets
and streetscapes. it allows for a mix of commercial and residential uses. The from -based codes
requires features, such as building articulation and upper floor stepbacks intended to create more
moderate scale development compared to the South Downtown Subdistrict.
The applicant is proposing an apartment building with integrated parking on the lower level and has
submitted the attached concept plans showing how the property might be developed (it should be
noted that the floodway needs to be delineated before the exact building area can be established
and therefore the concept plan is subject to change).
Both the Sensitive Areas Ordinance and the Rivertront Crossings Form -Based Code require a 30-
foot wide buffer between the edge of the Ralston Creek floodway and any development activity. It
will be necessary for a licensed engineer to determine the edge of the floodway. The 30-foot buffer
is measured from the edge of the floodway. Once a sensitive areas site plan is submitted with a
delineation of these boundaries, the buildable area of the lot can be determined and form -based
zoning standards applied to the buildable site area. Since the regulating plan for Rivertront
Crossings requires a pedestrian street along Ralston Creek, the building and the buffer area will
need to be designed according to the Ralston Creek pedestrian street standards of the form -based
code, which includes a public trail within the 30-foot stream corridor buffer.
The flood elevation of Ralston Creek is 655.7 and the elevation of any residential floor may not be
less than 656.7. Floodproofing requirements and minimum floor elevations will be administered
and determined during the site plan and building plan reviews.
In the Central Crossings Zones, the maximum building height is four (4) stories with a required 10-
foot upper story fapade stepback above the 3" story. Because of the designated Pedestrian Street,
the building's east fagade will need to be designed as a frontage with an entry or entries that are
accessible from the Pedestrian Street.
Requirements for streetscape improvements, open space, accessible pedestrian routes,
landscaping, building design and materials will be administered through site plan review and form -
based code committee review.
Traffic implications: There is an existing alley that will provide vehicular access to any new
building or buildings on the site. The alley already provides access to mixed -use and apartment
buildings along the 500 block of S. Dubuque. Pedestrian movement will be extended farther south
with the addition of a creekslde trail that will be accessible from an improved ADA-compliant
crossing at Linn and Prentiss Streets.
Infrastructure: Sanitary sewer runs north -south in the alley with potential manhole connections in
E. Prentiss St. and at the south end of the alley. A 6" water main runs along the north side of E.
Prentiss.
4
STAFF RECOMMENDATION:
Staff recommends approval of REZ18-00003, a proposal to rezone approximately 1.10 acres of
property located within the 200 block of Prentiss Street from Intensive Commercial (CI-1) to
Riverfront Crossing -Central Crossings (RFC-CX), subject to a Conditional Zoning Agreement
providing for the improvement of Ralston Creek and the pedestrian street in accordance with Form -
Based Development Standards for RFC-CX.
ATTACHMENTS:
1. Location Map
2. Concept Plan
Approved by: 1 �A
Tracy Hights , Di
Department of Neigi
and Development Services
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CITY OF I O W A CITY
�'�7 MEMORANDUM
Date: February 15, 2018
To: Planning and Zoning Commission
From: Karen Howard, Associate Planner
Re: Zoning Code amendments to address changes to state law regarding occupancy
of residential dwellings
Introduction: In April 2017, the state legislature adopted a law to prohibit municipalities, after
Jan. 1, 2018, from enforcing any regulation that limits occupancy of rental property based on the
existence of familial relationships. Controlling occupancy is particularly important in college
towns, such as Iowa City where there is a high demand for student rental housing in
neighborhoods close to campus. Without reasonable controls on occupancy, singles, couples,
families, and retirees have a difficult time competing with groups of students for available single
family homes and duplex units, which can instead be rented and operated as de facto rooming
houses with new students moving in and out on a yearly basis. Establishing a balance between
short term rental opportunities for students and long term housing options for more permanent
residents has always been a challenge in Iowa City's central neighborhoods, which has now
been made more difficult by this change in state law.
In December, as a first phase of the effort to address this issue, the City Council adopted
changes to the Housing Code. These changes include a cap on the number of single family and
duplex rentals allowed in neighborhoods close to the UI campus, a limit on the amount space
within a dwelling that can be used as bedrooms, and a requirement for a minimum amount of
shared living space (living, dining, kitchen areas) within the dwelling based on the number of
bedrooms in the unit. In addition, a number of other requirements and enhanced enforcement
procedures were added to improve the safety and security of dwelling units in anticipation that
occupancies will increase. As a second phase of this effort, changes to the zoning code are
proposed, as described in this memo.
Background: In the Iowa City Zoning Code, residential uses are classified as either "Household
Living Uses" or "Group Living Uses." Household Living Uses include Single Family, Two Family
(duplexes), and Multi -Family Dwellings. One "household," as defined in the code, is allowed
within each of these types of dwelling units. In simplified terms, a household is currently defined
as a single person, or a family with up to one roomer, or a group of no more than 3 unrelated
persons. Group Living Uses are characterized by the residential occupancy of a dwelling by a
group of people who do not meet the definition of a household. Group Living Uses contain
private rooming units that provide facilities for living and sleeping, but not for cooking, and may
contain shared living spaces. Group Living Uses include rooming houses, group care facilities,
nursing homes, assisted living facilities, fraternities and sororities, and similar.
Page 2
Household Living is distinguished from Group Living in that members of a household live
together as a single housekeeping unit where the responsibilities and expenses of the
household are shared. For example, household members typically share food, household
supplies, vehicles, and all areas of the home are open to all members of the household. In
contrast, in a Group Living Use, such as a rooming house, individuals have their own private
living space and do not typically share household expenses, supplies, vehicles, and the like.
Since Group Living Uses tend to be larger in scale and occupancy than single family dwellings
or duplexes and typically need more space for parking, they are only allowed in higher density
multi -family and mixed -use zones. However, by eliminating the typical means of defining a
"household"(by familial status), it is much more difficult to determine whether a use is a Single
Family Use or whether it is a roominghouse. In other words, if an unlimited number of
individuals can rent a single family house, when is it no longer a single family use? At what point
does it become a rooming house? We will need to rely on other methods to prevent
overcrowded conditions and inappropriately scaled dwellings intended solely to maximum
residential occupancy without regard to the character, livability or long term stability of the
neighborhood.
Discussion of Solutions:
To address the issues described above and to promote safe, healthy, and stable residential
neighborhoods with a mix of housing types and adequate parking and open space for both
rental and owner households, the following changes to the zoning code are proposed:
1. There have been a number of changes to the occupancy limit for Household Living Uses
over the years. When those changes were adopted, occupancy of existing rental permits
were "grandfathered." Since there will no longer be a stated limit on the number of
unrelated persons within a unit, there is no longer a need to grandfather existing rental
occupancies, so these sections of the zoning code should be deleted.
2. To clarify how occupancy is determined, a cross reference to the Housing Code will be
added to all the base zone chapters, including the form -based zoning district chapter,
which will also provide notice that occupancy of properties that are not in compliance with
the minimum zoning requirements for parking and open space will be limited by the
provisions of the {lousing Code.
3. The parking requirement for Single Family and Two Family Uses is currently 1 parking
space per dwelling unit plus 1 additional parking space for each additional unrelated
person in excess of two. Since a requirement based on familial status is no longer
enforceable, new parking requirements for single family homes and duplexes are
proposed, as follows:
• For 1-bedroom and 2-bedroom units: 1 parking space, plus one additional
parking space for each adult occupant beyond 3.
• For units with 3 or more bedrooms: 2 parking spaces plus one additional parking
space for each adult occupant beyond 3.
Page 3
This will keep parking requirements similar to what is currently required. For most single
family homes and duplexes the requirement will be only 1 or 2 parking spaces per unit.
Only for those households that include a higher number of adults will the parking
requirement be higher. Basing the parking on the number adult occupants is a
reasonable approximation of parking demand because, in general, the greater the
number of adults in the household the higher the number of vehicles. Parking for multi-
family and group living uses remain the same, since requirements for these housing
types are already based on the number of bedrooms, rather than the number of
unrelated occupants.
4. A change to the occupancy standard is proposed for accessory apartments, deleting
reference to the household definition that was tied to familial status and establishing an
occupancy limit of two individuals. Note that accessory apartments are only allowed on
owner -occupied properties and are limited to one bedroom.
5. A new rear setback requirement is proposed for single family and duplex uses in the RS-
8, RNS-12, RS-12, RM-12, RNS-20, and RM-20 zones in the Central and Downtown
Planning Districts. This new standard is proportional to the depth of the lot. These are
zones that are prevalent in the older neighborhoods close to campus and zones intended
to provide opportunities for more affordable, modest homes on smaller lots. They are also
areas that are now vulnerable to inappropriate expansions to increase occupancy. The
proposed formula is: lot depth minus 80 feet for lots greater than 100 feet in depth. For
smaller lots, the rear setback remains 20 feet. This new standard was recommended by
form -based code consultants from Opticos to ensure "house -scale" buildings by
preventing homes from being extended deep into the lot to create a duplex or to add an
excessive number of bedrooms to an existing single family home. This will help to control
occupancy and will maintain a consistent placement of homes on the lot with open rear
yard space behind the home. Language is added to clarify that garages located in the
rear yard and attached to the home by a narrow breezeway are treated as detached
accessory buildings, so are not subject to the principal building setback. In addition, the
code clarifies that rear yard porches, including screened -in porches may encroach into
the rear setback, since these are desirable amenities that are often added to an existing
home, but will not increase the occupancy.
6. The side setback for multi -family and group living uses is increased to 10 feet to be
consistent with the standard in Riverfront Crossings. This will ensure that there is at least
20 feet between multi -family buildings on abutting lots. Similarly, the rear setback in the
PRM Zone is changed to be consistent with the standard in the Riverfront Crossings
District. The current standards have resulted in the close spacing of multi -family
buildings, such as along S. Johnson and S. Van Buren Streets, creating crowded
conditions and concerns about privacy, safety, and livability for residents.
7. The number of bedrooms in attached single family and duplex units is limited to 4. This is
a clear and objective standard that will be easy to administer and will help to control
occupancy to a reasonable level for these housing types.
Page 4
B. To mirror the change made in the Housing Code, the minimum bedroom size in multi-
family uses is increased from 70 square feet to 100 square feet. Since parking is based
on the number of bedrooms and occupancy is no longer limited to 3 unrelated persons,
excessively large bedrooms greater than 225 square feet or with any dimension greater
than 16 feet will be counted as two or more bedrooms. This will prevent bedrooms with
enough space for double occupancy without a commensurate increase in the parking
provided. This large bedroom standard also applies to attached single family and
duplexes.
9. A new minimum open space requirement is proposed for all household types, including
single family, duplexes, multi -family and group living uses. For multi -family and group
living uses, the open space requirement mirrors the requirement and standards currently
applied in the Riverfront Crossings District at 10 square feet per bedroom. For detached
single family uses, a minimum of 500 square feet of usable open space is required in the
rear yard. For duplexes, 300 square feet of usable open space per unit is required in the
rear yard. For attached single family (zero lot line and townhouses), 150 square feet of
open space is required in the rear yard. To provide relief in cases for unusually
constrained lots or lots with little rear yard space, such as reverse corner lots, infill lots,
oddly shaped lots, and similar, an option to request a minor modification to these
standards is provided. However, it should be noted that occupancy of a rental unit will be
constrained if the lot does not fully meet the open space requirement.
10. The descriptions of the residential use categories are amended to more clearly
distinguish Household Living Uses from Group Living Uses. For household living, added
language introduces the term "single housekeeping unit', which is then included in the
new definition of "Household" in Chapter 14-9A, Definitions. The obsolete definition of
household that is based on familial relationship is deleted. In the "exceptions" section of
Household Living, it also clarifies that if there is more than one residential lease issued
per dwelling unit or if there are locks installed on bedroom doors that create de facto
rooming units where an individual resident can prevent other residents from entering
his/her private room, then the use is classified as a Group Living Use.
11. In the definitions chapter of the zoning code, in addition to amending the definition of
"household," a definition of "adult' is added, since parking requirements for single family
and duplex uses will be based on the number of adults. Such a requirement is reasonable
as generally adults are drivers and children are not. There are a few clarifications added
to the definitions of `roomer," `rooming house", "rooming unit," and "farm dwelling." Since
nonconforming rights are no longer granted for residential occupancy, the definition is
deleted.
12. In addition to the zoning code changes, the Council will be asked to add several clauses
to the Housing Code (Chapter 17-5), that address occupancy limits for single family and
duplex uses that do not meet the minimum parking or open space standards in the zoning
code. Also, a correction to the definition of "accessory dwelling unit' in the Housing Code
is necessary, since accessory dwelling units are not allowed for duplex uses. And finally,
Page 5
a clause is proposed to clarify that for existing single family and duplex rental units where
the percentage of bedroom space within the unit exceeds 35%, the use of those
bedrooms may continue, but no additional bedroom space may be added unless the unit
is brought into full compliance with the standard.
Recommendation: Staff recommends amending Title 14, Zoning Code, and Chapter 17-5,
Housing Code, as described in this memo and as indicated on the attached pages.
A red -lined version of proposed code amendments is attached. The underlined text is new
language to be added to the code and the strike -through notation indicates language to be
deleted.
Approved by:
Tracy Hightsho irectc
Delete the following sections:
• Section 14-4E-2E, Nonconforming Residential Occupancy
• Section 14-4E-9, Regulation of Nonconforming Residential Occupancy
• Section 14-4E-SC, Occupancy of a Nonconforming Use
Amend 14-2A-5, 14 28-5, 14-2C 5, and 14-2E-5, Maximum Occupancy for
Household Living Uses, as follows. -
The residential occupancy of a Household Living Use is limited to one "household" per dwelling
unit, as this term is defined in Chapter 9, Article A, "General Definitions", of this Title. The
residential occupancy of a Household Living Use is constrained by the provisions of Chapter 17-
5. Housing Code. Occupancy of properties that are not in compliance with the minimum zoning
code requirements may be limited as set forth in Section 17-5-18S. Regulations of
Nonconforming Situations.
Amend paragraph 14-2G-3A-2& (Household Living Uses in the South Downtown,
Park, South Gilbert, and University Suhdistricts), as follows:
b. Household Living Uses shall be allowed within permitted building types as specified in section
14-2G-5 of this article. For multi -family uses, the provislons in section 14-4B-4 of this Title are
superseded by the standards in this article, and therefore, do not apply. Residential occupancy
is limited to one "household" per dwelling unit, as this term is defined in Chapter 9, Article A,
"General Definitions", of this Title. The residential occupancy of a Household Living Use is
constrained by the provisions of Chapter 17-5. Housing Code. The maximum number of
bedrooms per dwelling unit is three (3). Residential density (units per acre): no maximum.
However, In the South Downtown and University Subditricts for apartment buildings, multi-
dwelling buildings and mixed use buildings the number of three (3) bedroom units per lot may
not exceed thirty percent (30%) of the total number of units on the lot. In the South Gilbert
and Park Subdistricts for apartment buildings, multi -dwelling buildings, and mixed use buildings,
the number of three (3) bedroom units per lot may not exceed twenty percent (20%) of the
total number of units on the lot.
Amend paragraph 14-26-30-2c. (Household Living Uses in the Central Crossings and
Orchard S4VhdiStr1c1s and Eastside Mixed Use District:
c. Household Living Uses shall be allowed within permitted building types as specified in section
14-2G-5 of this article. For multi -family uses, the provisions in section 14-46-4 of this Title are
superseded by the standards in this article and, therefore, do not apply. Residential occupancy
is limited to one "household" per dwelling unit, as this term is defined in Chapter 9, Article A,
"General Definitions", of this Title. The residential occupancy of a Household Living Use is
constrained by the provisions of Chapter 17-5 Housing Code. The maximum number of
bedrooms per dwelling unit is three (3)., except `_- Gett_g_ "-Me- where the number of
bedrooms 6 .._-..StFi ted Residential density (units per acre): no maximum. However, in the
Central Crossings Subdistrict for apartment buildings, multi -dwelling buildings and mixed use
buildings the number of three -bedroom units per lot may not exceed thirty percent (30%) of
the total number of units on the lot, except for south of the Iowa -Interstate Rail Line, where
the number of three -bedroom units for these buildings types may not exceed twenty percent
(20%). In the Eastside Mixed Use District and Orchard Subdistrict, the number of three -
bedroom units for these buildings types may not exceed twenty percent (20%).
Amend paragraph 14 2G-3il (Household Living Uses in the Gilbert Subdistrict),
as follows:
a. Household Living Uses shall be allowed within permitted building types as specified in section
14-2G-5 of this article. For multi -family uses, the provisions in section 14-4B-4 of this Title are
superseded by the standards in this article and, therefore, do not apply. Residential occupancy
Is limited to one "household" per dwelling unit, as this term is defined in Chapter 9, Article A,
"General Definitions", of this Title. The residential occupancy of a Household Livina Use is
constrained by the provisions of Chapter 17-5, Housing Cade. The maximum number of
bedrooms per dwelling unit is three (3)., emeept fOF Ge tage l.A.....e ...here the number F
be,,l is .,..-...µ-"...,.me Residential density (units per acre): no maximum. However, for
apartment buildings, multi -dwelling buildings and mixed use buildings the number of three -
bedroom units per lot may not exceed thirty percent (30%) of the total number of units on the
lot, except for south of the Iowa -Interstate Rail Line, where the number of three -bedroom units
for these buildings types may not exceed twenty percent (20%).
Amend paragraph 14 2G-3D-2a. (Household Living User in the West Riverfront
Subdistrict), as follows.
a. Household Living Uses shall be allowed within permitted building types as specified in section
14-2G-5 of this article. For multi -family uses, the provisions in section 14-4B-4 of this Title are
superseded by the standards in this article and, therefore, do not apply. Residential occupancy
Is limited to one "household" per dwelling unit, as this term is defined in Chapter 9, Article A,
"General Definitions", of this Title. The residential occupancy of a Household Living Use is
constrained by the provisions of Chapter 17-5 Housing Code. The maximum number of
bedrooms per dwelling unit is three (3). Residential density (units per acre): no maximum.
However, for apartment buildings, multi -dwelling buildings and mixed use buildings the number
of three -bedroom units per lot may not exceed thirty percent (30%) of the total number of
units on the lot, south of Benton Street, the number of three -bedroom units for these buildings
types may not exceed twenty percent (20%).
In Section 14-SA-4, Amend Table SA-2, Minimum Parking Requirements for Ali
Zones, Except the CO 5, C8-10, Riverfront CrossingsZonea, and the Eastside Mixed
use oisrncc as ronoi
Single Family and Two Family Uses
None
required
,.G9P:.Of hVe For example. i 8 cam,^e Family i al,Tn
For 1-bedroom and 2-bedroom units: 1 parking space plus one
additional oarkino space for each adult occuoanl beyond 3.
For units with 3 or more bedrooms: 2 parking spaces lus one
additional oarkino space for each adult occupant beyond 3
In Section 14-5A-4, Amend Table 5A3, Minimum Parking Requirements in the
Riverfront Crossings and Eastside Mixed Use Zones, by deleting the minimum
parking requirement for Household Living Uses for the following auiiding types:
cottage home, row house, townhouse, It townhouse, and replacing it with
the following language.
For 1-bedroom and 2-bedroom units: 1 parking space, plus one additional parking space For
each adult occupant beyond 3.
For units with 3 or more bedrooms: 2 parkfng spaces plus one additional parking space for, each
adult occupant beyond 3
Amend Section 14-4C-ZA, Accessory Apartments, paragraph Zr, (occupancy), as
follows:
c. On properties that eentain an aeeesseFy dwelling unit-, The total number of individuals that
reside erne pFepein the accessory apartment
enjf*may not exceed two (2). the number alle wed "household," as this term is
v.rt„cu in
Amend 14-4C-3B3, (setbacks for) Attached Accessory Buildings, by adding the
following paragraph d.
d. For purposes of determining setbacks, garages located in the rear yard and attached to the
principal dwelling with a (non -habitable) breezeway (8 ft or narrower in width) will be
considered detached accessory buildings and, therefore, are subject to the setback
reauirements for detached accessory buildings rather than principal building setback
requirements. Similarly, subiect breezeways shall be treated as detached accessory
structures/buildinas.
Amend 14-24-4,14-25-4, and 14-1G4 by adding a new subsection E, Minimum Open
Space Requirements, as follows.
E. Minimum Open Space Reauirements
1. Purpose: The minimum open space requirements are intended to ensure a minimum
amount of private, usable open space is provided to support the health, well-being and
eniovment of the residents of the dwellina. The intent of the oven space is to support
passive recreation, leisure activities, informal gathering, and opportunities for interaction
with nature.
2. Minimum Requirements
a. On lots that contain Multi-Famifv Uses or Group Living Uses, usable open space shall
be provided on each lot at a ratio of 10 square feet per bedroom, but not less than 400
square feet,_ located in one or more clearly defined, compact areas, with each area not
less than 225 square feet with no dimension less than 15 feet.
b. On lots that contain Detached Single Family Uses, a minimum of 500 square feet of
usable open space shall be provided, located in the rear yard with no dimension less than
20 feet.
c. On lots that contain Attached Single Family Uses, a minimum of 150 sauare feet of
usable open space shall be provided, located in the rear yard with no dimension less than
10 feet.
d. On lots that contain Two Family Uses, a minimum of 300 sauare feet of usable open
space per dwelling unit shall be provided, located in one or more clearly defined, compact
areas, with each area not less than 300 square feet with no dimension less than 12 feet.
3. Standards
a. For Multi -Family Uses and Group Living Uses, open space shall meet the standards as
set forth in 14-2G-7F. paragraphs 1 through 7.
b. For Single Family Uses and Two Family Uses open sace shall be located behind the
principal dwelling in an area visible and easily accessible from the principal dwelling and
shall consist of open planted areen space, which may include trees, planters, gardens,
and other amenities that support passive recreation or leisure activities. Paved areas shall
not be counted toward usable open space. For Attached Single Family Uses, rooftop or
upper floor open air terraces or rear yard -facing porches, including screened -in porches
(non -habitable space only) may count toward the open space requirement.
4. Minor Modification
A minor modification may be reauested accordina to the provisions and approval criteria
of Section 14-4B-1 Minor Modifications to reduce the required oven sace for Single
Family and Two Family Uses in the followina circumstances, provided the additional
approval criteria stated in subparagraph e, below, are satisfied. Note that reducing the
open space may reduce the allowed occupancy of a rental property (see Chanter 17-5,
Housing Code):
a. In order to establish up to two off-street parkins spaces (surface narking or in a
garage) on a lot that currently has fewer than two off-street parking spaces: or
b. If the lot is a corner lot, is irregular in shape substandard in size, or contains severe
topography, or other unioue circumstance, such that there is practical difficulty
meeting the standards or
c. The lot contains a manufactured home, where due to the shape/dimensions of the
home there is practical difficulty meeting the standard, or
d. The lot contains a detached zero lot line dwelling, where the side yard is designed to
serve as usable guen space for the dwellings
e. Approval Criteria:
(1) The applicant has demonstrated that every effort has been made to design
buildings, paved areas, and vehicular use areas to meet the open space
requirement. Such efforts may include but are not limited to reducing the width
of driveways, reducingpaved areas and size of new buildings or additions. and
Providing alternative means of vehicular access to the property: and
(2) The open space requirement will be satisfied to the extent possible in another
location on the lot, such as a side yard: and
4
(3) Any -potential negative effects resulting from the exception are mitigated to the
extent possible.
Amend 14-4B-IA (minor modification applicability), by adding a newparagraph 24,
as follows:
Sections 14-2A-4 and 14-2B-4.
Amend Table 24-2: Dimensional Requirements in the Single Family Residential
Zones, as follows•
Table 2A•2: Dimensional Requirements in the Single Family Residential Zones
Maximum Lot
Minimum Lot Requirements
Minimumsetbacks
Building Bulk
Coverage
Min.
ZOOSin.
Loth
lot
Max.M
Total
Front
Maximum
open
Use
Size
Unit
Width
Frontage
Front
Side
Rear
Height
Building
Building
Setback
#of
space
5L�_°
I$•f•1
(s.f.}
Iftl
(fl)
K)
ft
(ft.)
(ft)
Width
Coverage
Coverage
bedrooms
(ft)
per unit"
RR-1
Detached
SF,
including
40,000
40,000
80
50
156
5+22
20
35
208
40%
60%
n!a
500
Zero Lot
Line
Other
Uses'
40,000
nia
80
50
20
5+22
20
35
203
40%
50%
nia
nia
RS•S
Detached
F,
ncluding
8,0008
6,000
608
458
156
5+22
20
35
203
450A
50%
Na
500
Zero Lot
Line
Duplexes
12,000
6.000
80
80
156
5+22
20
35
203
45%
500/0
4
300lunit
6,000
6,000
40
40
156
Doe
20
n
203
45%
50%
4
150
SFkitached
Other
8.000
n!a
60
45
20
5+22
20
35
203
46%
50%
rda
nia
Uses'
RB-8
Detached
20
F,
See
including
5,0008
5,000
458
0
156
5+22
95
203
45%
50%
Na
Soo
Zero Lot
Note
9
Line
20
Duplex
6.700
4150
70
70
156
5+22
see
35
203
45%
50%
4
300iunit
Note
9
Fached
g350
4,350
35
35
156
Doe
20
35
20a
45%
50%
4
ISO
Cher
uses°
5,000
rtla
45
40
20
5+2z
20
35
203
45%
50%
nia
nia
Table 2A-2: Dimensional Requirements in the Single Family Residential Zones
Maximum Lot
Minimum Lot Requirements
Minimum Setbacks
Building Bulk
Coverage
Min.
2onef
Use
Lot
Areal
Lot
Front
Rear
Max.
Min.
Total
Front
Maximum
Open
Space
Size
Unit
Width
Frontage
Side
Height
Building
Buildin
Setback
#of
w
sLLL
(s.iJ
(s-f,)
(fl.)
[p)
Ip•1
Ift•I
(ft.)
(ft.)
Width
Co
verage overage
bedrooms
( p
per unit
S-
Detached
20
12
SF,
including
5.0008
5,000
456
406
156
5+22
35
203
50%
50%
this5Q0
Zero Lot
Note
Line
9
2g
Duplex
6.000
3,000
55
40
156
5+22
See
35
203
50%
50%
4
3001unit
Note
9
Attached
3,O00
3,000
201287
20
156
ps
20
35
183
50%
50%
4
150
SF
Cher
Uses'
5,000
n1a
45
40
20
5+22
20
35
203
50%
50%
n1a
—
Na
—
RNS-
20
12
5,000
5,000
45
25
55
5+22
See
35
203
40%
50%
rile
SF
Note
Note
9
20
Duplex
6.000
3,000
45
25
155
5+22
35
203
40%
50%
4
3001unit
Note
9
101bedro
oom, W
MF Uses
5,000
Existing4
45
25
156
5+22
20
35
203
40%
50%
3
no less
than 400
ther
Uses'
5,000
rile
45
25
20
5+22
20
35
203
40%
50%
nla
nla
Notes:
n1a = not applicable
'Other uses must comply with the standards listed in this table unless specified otherwise in Article 144B.
2 Minimum side setback is 5 feet for the first 2 stones plus 2 feet for each additional story. Detached Zero Lot Line Dwellings must comply
with the applicable side setback standards in Article 1443.
3 A building must be in compliance with the specified minimum building width for at least 75 parcent of the building's length.
4 See the Special Provisions of this Article regarding Multi -Family Uses.
5 See applicable side setbacks for Attached SF as provided in Article 1445, Minor Modifications, Variances, Special Exceptions, and
Provisional Uses.
s The principal dwelling must be set back at least 15 feet, except on lots located around the bulb of a cul-de-sac; on such lots the principal
dwelling must be set back at least 25 feet. On all lots, garages, both attached and detached, must be set back as specified in Article 144C,
Accessory Uses and Buildings.
7 Minimum lot width is 20 feet for attached units on interior lots and 28 feet for and lots in a row of attached units. When only two units are
attached, lots must be 28 feet wide.
61f the Single Family Density Bonus Options have been applied, the minimum lot area, lot area per unit, lot width and lot frontage
requirements may be reduced accordingly (See Section 14-2A-7).
principal dwelling with a (non -habitable) breezeway (e ft or narrower in width) will be considered detached accessory_buildinas and, therefore,
are subject to the setback requirements for detached accessory buildings. rather than orincii* building setback requirements. Sigjill .
N.
Table 2A-2: Dimensional Requirements in the Single Family Residential Zones
Maximum Lot
Minimum Lot Requirements
Minimum Setbacks
Building Bulk
Coverage
Min.
Zonel
Use
Lot
Areal
Lot
Front
Side Rear
Max.
Min.
Building
To'Front
Maximum
q of
O°en
Space
Size
Unit
Width
Frontage
(R}
{�) (R1
Height
Width
Building Setback
bedrooms
51_Lh°
is.f.)
(Rd
(ftl
(R.)
(R)
Coverage Coverage
per unit"
subiecl breezeways shall be treated as detached accessorystruclureslbuildincls.
10Open space must meet standards set forth in 14-2AAE.
11 Any bedroom within a Multi -family. Attached Single Family or Duplex that exceeds 225 souare feet in size or has any horizontal dimension
qreater than 16 feet shall count as two or more bedrooms. as determined by the City. The maximum numberof bedrooms may be further
constrained_ by_ih�rovisions of the Chapter 17-5 Housing Code
Amend Table 2B-2, Dimensional Requirements for Multi -Family Residential Zones,
as follows
Table 2B-2: Dimensional Requirements for Multi -Family Residential Zones
Minimum Lot Requirements
Minimum Setbacks
Building Bulk
Max Lot Coverage
Maximum
Z°net
Total
Areal
Width
Min.
Front
Side
Rear
FR
Min.
Total
Front
#of
Min. Open
SDOCO
Use
Area
Unit
(ft)
Frontage
(R.}
(ft.)
(RY
Bldg.
Bldg.
Setback
bedrooms
(sT)
{s11
(it)(ft.}
Width
Coverage
Coverage
peruniV
RM-12
Detached
24
SF and
Detached
5,0007
5,0007
557
401
155
5+23
Lee
355
203
50%
50%
nla
Soo
Zero Lot
Nee
Line
10
20
358
Duplex
6.000
3,000
55
40
155
5+22
SIT
203
50%
50%
4
3001unit
Note
10
Attached
3.000
3,000
201285
20
155
Oil 0°
20
358
nla
50%
50%
4
1,54
358
101bedw
Multi-
8,175
See
Table
60
40
20
5+2'
20
203
50%
50%
3
m, but no
Family
2B-3
10
less than
400
358
10hedroo
m, but no
Group
6,175
See
60
40
20
5�2z
20
20 a
o
50%
o
50k
See Art.4B
Living
Art4B
10
less than
400
r d sidential'
5,000
5,000
60
40
20
10
20
359
203
50%
50%
nla
nla
RM-20
Detached
20
358
SF and
Detached
5,0001
5,0007
557
407
155
5+22
203
50%
50%
nla
500
Zero Lot
Note
Line
10
20
358
Duplex
3,600
1,800
45
35
155
5+22
See
203
50%
50%
4
3001unit
Note
10
BFached
1,800
1.800
201286
20
158
01104
20
358
n/a
50%
50%
4
150
Table 213-2: Dimensional Requirements for Multi -Family Residential Zones
Minimum Lot Requirements
Minimum Setbacks
Building Bulk
Max Lot Coverage
Maximum
Zone!
Tolal
Areal
Min.
Min.
Total
Front
Mot
Min. Dpen
Use
Area
Unit
Width
Frontage
Front
Side
Rear
NL
Bldg.
Bldg.
Setback
bedrooms
SpaCe13
(s.t.)
(ft.)
IRI
(ft')
(ff-)
(ft'I
(ft)
Width
Coverage
Coverage
peruniN3
U
358
101bedroo
Multi-
5.000
See
Table
50
40
20
20
203
50%
50%
3
m,butn o
Family
2B-3
1D
—
esslhan
400
358
101bedroo
m, but no
Group
Living
5,000
See
Art, 4B
60
40
20
5+,w
20
203
50%
50%
See Art. 4B
10
less than
400
Non-
5,D00
n1a
60
40
20
20
355
203
50%
50%
Na
nla
ntialr
residLO
RNS-
Detached
369
0
SF and
Detached
5,0007
5,0007
407
257
155
5+22
Nee
203
45%
50%
n1a
500
Zero Lot
Line
10
—
A
358
Duplex
6,000
2,500
40
25
156
5+22
see
203
45%
50%
4
3001uni1
Note
-
10
Attached
2,500
2,500
20l286
20
155
01104
20
368
n1a
45%
50%
4
150
SF
See
350
Table
101bedroo
m but no
Multi-
5,000
2B-3
40
25
20
5*1%
20
203
45%
50%
3
Family
and
i0
less than
note 9,
400
below.
358
101bedroo
Group
5D00
spa
AN
40
25
20
5i2x
20
203
45%
50%
See Art. 48
m, but no
,Living
4B9
10
lessthan
400
5,000
nla
40
25
20
�
20
358
203
45%
50%
Na
n1a
esdentiaP
RM-44
101bedreo
Multi -
5,000
Table
none
35
20
20
358
203
50%
50%
3
Family
2B-3
10less
—
than
400
lOtbedroo
Group
5,000
see
none
35
20
54
20
358
203
50%
50%
See Art 4B
m. but no
Living
Art. 43
10
less than
400
residential'
none
35
2D
10
20
358
203
50%
50%
n1a
nla
PRM
10Poedroo
Multi-
See
none
35
20
10
355
203
50%
50%
3
m �u t no
Family
10
10'r
less than
400
H
Table 26.2: Dimensional Requirements for Multi -Family Residential Zones
Minimum Lot Requirements
Minimum Setbacks
Building Bulk
Max Lot Coverage
Maximum
Zonal
Total
Areal
Min.
Min.
Total
Front
li
Min. Open
Use
Area
Unit
Width
Frontage
Front
Side
Rear
HL
Bldg.
Bldg.
Setback
bedrooms
Space"
(sf.)
(s,f,)
(ft.)
(R)
ft)
(ft.)
(ft.)
(ft.)
Width
Coverage
Coverage
per unitu
u
10Tbedroo
in but no
Group
5,000
See
none
35
20
�
f
358
203
50%
50%
SeeArt.4B
less than
Living
An,4B
1Q
1Q+
400
Non- ntiah
resid
5,000
0a
none
35
20
�
Q
358
203
50%
50%n1a
nfa
Notes: nla = not applicable
'Non-residential uses must comply with the standards listed in this table unless specified otherwise in 14-4B, Minor Modifications, Variances,
Special Exceptions, and Provisional Uses.
z Minimum side setback is 5 feet for the first 2 stories plus 2 Feet for each additional story. Detached Zero Lot Line Dwellings must comply with
the applicable side setback standards in Article 144B.
3 A building must be in compliance with the specified minimum building width for at least 75 percent of the building's length.
See applicable side setbacks for Attached SF as provided in Article 14-4B, Minor Modifications, Variances, Special Exceptions, and
Provisional Uses.
5 The principal dwelling must be set back at least 15 feet, except on lots located around the bulb of a cul-de-sac; on such lots the principal
dwelling must be set back at least 25 feet. On ad lots, garages, both attached and detached, must be set back as specified in Article 144C,
Accessory Uses and Buildings,
6 Minimum lot width is 20 feet for attached units on interior lots and 28 feel for end lots in a row of attached units. When only two units are
attached, lots must be 28 feet wide.
,If the Single Family Density Bonus Options have been applied, the minimum lot area, lot area per unit, lot width and lot frontage requirements
may be reduced accordingly (See Section 14-2B-4A, Minimum Lot Requirements).
°Additional height restrictions may apply on properties adjacent to Single Famlly Zones or Single Family Uses (See Subsection 14-2B-40,
Building Bulk Regulations).
9Sse the Special Provisions of this Article regarding minimum lot area per unit requirements in the RNS-20 Zone.
la The pj'ndpAl building rear setback is 20 feet except in the Central PI nninci District and Downtown Planning District where the rear setback
breezeways shall be treated as detached accessory structures/buildings.
"May be reduced to 5 feet if rear lot line abuts an all
120pen space must comply with standards set forth in 14.2E4E.
13Anv bedroom within a Multi -Family Attached Single Family, or Duplex that exceeds 225 square feet in size or has any horizontal dimension
,greater than 16 feel shall count as two or more bedrooms, as determined My the City. The maximum number of bedrooms may be further
constrained by the provisions of the Chapter 17-5. Housing Code.
Amend Tables 25-3 and 2C-2(c), as follows.
Table 2E-3: Maximum Density Standards for Multi -Family Dwellings in Multi -Family Zones,
RM-20 &
Zone
RM-12
RM-"
PRM
RNS-20
Efficiency
Minimum Lot
or 1
Area per Unit
2,725
1,800
500
435
BedroomUnit
(in square feet)
Two -
Bedroom
2,725
1,800
1,000
875
Unit
Three -
Bedroom
2,725
2,700
1,500
1,315
Unit
Maximum # of bedrooms per
multi -family dwelling unit
3
3
3
3
Minimum bedroom size'
100 sg. ft.
100 sg. ft.
100 sm. ft.
100 sq. ft.
Notes: 'New bedrooms must be a minimum of 100 sguarefeet in size. However, for purposes of the provisions within this table,
any existing habitable room that is larger than 70 square feet in size with a horizontal dimension of at least 7 feet, that meets the
egress requirements as specified in the Building Code, and is not a typical shared living space, such as a living room, dining area,
kitchen, or bathroom may will be considered one or Pnere a bedrooms, Bedrooms that
exceed 225 square feet in size or have any horizontal dimension greater than 16 feet shall count as two or more bedrooms as
determined by the City. The maximum number of bedrooms may be funher constrained by the provisions of the Chapter 17-5
Housing Code.
Table 2C•2(c): Maximum Density Standards for Multi -Family Dwellings in Commercial Zones'
Zone
CO.1, CC-2, CN-1 and MU
CB-2
CB-5 and CB-10
Efficiency
or 1-
There is no minimum
2,725
435
Bedroom
lot area per unit
Unit
standard. However, the
Minimum Lot
Two-
number of 3-bedroom
Area per Unit
Bedroom
2,725
875
units per lot may not
(In square feet)
Unit
exceed 30 percent of
the total number of
Three-
Bedroom
2,725
1,315
units on the lot.
Unit
Maximum # of bedrooms per
3
3
3
multi -family dwelling unit
Minimum bedroom size'
100 sg. ft.
100 sg. ft.
100 sg• ft-
Males 'New bedrooms must he a minimum of 100 square feet in size. However, for purposes of the provisions within (his table,
any existing habitable room that is larger than 70 square feet in size with a horizontal dimension of at least 7 feet, that meets the
egress requirements as specified in the Building Code, and is not a typical shared living space, such as a living roam, dining area,
kitchen, or bathroom Ray will be considered eaeswmope a bedrooms, . Bedrooms that
exceed 225 square feet in size or have any horizontal dimension greater than 16 feet shall count as two or more bedrooms, as
determined by the City. The maximum number of bedrooms may be further constrained by the provisions of the Chapter 17-5.
Housing Code.
10
Amend paragraphs 14-24-4B-4b.; 14-28 4B-4b. and 14 ZC-4B-4b,(Bailding features
permitted within required setback area), as follows:
Cawirad Enclosed porches, covered decks, and covered patios that are attached to the
principal building must comply with the principal building setbacks of the base zone and may not
extend into the required setback area. Unenclosed and screened -in porches (non -habitable
space) may extend up to 15 feet into the rear setback provided they are setback at least 20 feet
from the rear lot line. The standards for uncovered decks and patios are specified in Chapter 4,
Article C, "Accessory Uses and Building", of this Title. 6eveFed Enclosed porches, covered
decks, and covered patios that are attached to an accessory building must comply with the
standards for accessory buildings as specified in Chapter 4, Article C, "Accessory Uses and
Buildings", of this Title.
Amend 14-4A-3 Residential Use Categories, as follows.
14-1A-2 Residential Use Categories
A. Household Living Uses
2. Characteristics
The residential occupancy of a dwelling unit by a single household or group
household, who are living together as a single housekeeoina unit. Thf�ncipal use
of the property is for Iona term residential living, with each dwelling unit containin�c s
its own facilities for living, sleeping, cooking and eating meals, and with h all
within the unit open to the entire household. The dwelling or dwelling units are
designed for residential living and any accessory use shall be secondary to the use of
the orooerty_as a residence. Tenancy is typicall arranged on a yearly _basis, but at
least on a month -to -month basis., or for a leiggeir pel4ed.
3. Examples
Examples include uses from the subgroups listed below. The Single Family Uses are
further divided into various dwelling types, because these dwelling types have distinct
dimensional and development standards based on the zone in which they are located.
Group Households, given that they are a type of "household' rather than a type of
dwelling, are permitted in any type of dwelling listed in the three other subgroups.
a. Group Households
Group Households include only the following specific uses: elder family homes,
elder group homes, parental group homes, and family care homes, all as
defined in Article 14-9A, General Definitions.
b. Single Family Uses
A Single Family Use is a Household Living Use where there is no more than one
principal dwelling unit per lot. Single Family Uses include the following dwelling
types.
(1) Detached Single Family Dwellings., Farm dwellings; detached single family
houses; manufactured homes; modular homes; and mobile homes, if
converted to real property and taxed as a site built dwelling, as provided in
the Code of Iowa, as amended. (See Exceptions, below).
(2) Detached Zero Lot Line Dwellings.
11
(3) AttachedSingieFamiiyDweUings: Attached zero -lot -line dwellings;
townhouse dwellings.
C. Two Family Uses
Two Family Uses are Household Living Uses in which there are two principal
dwelling units within a single building and both dwelling units are located on the
same lot. These uses are often referred to as duplexes.
d. Multi -Family Uses
Multi -Family Uses are Household Living Uses where there are three or more
principal dwellings units within a single building and all dwelling units within the
building are located on the same lot. These uses include apartments,
condominium apartments, elder apartments, assisted living apartments,
townhouse -style apartments and condominiums, efficiency apartments, and
dwelling units located within mixed -use buildings.
4. Accessory Uses
Private recreational uses; storage buildings; parking for residents' vehicles. Home
occupations, accessory dwelling units, childcare homes, and bed and breakfast
facilities are accessory uses that are subject to additional regulations outlined in
Article 14-4C, Accessory Uses and Buildings. Any accessory use of the Property shall
remain secondary to the principal use of the property for residential livin .
5. Exceptions
a. Mobile homes located within manufactured housing parks approved through a
Planned Development process are considered Detached Single Family Dwellings,
regardless of whether they are converted to real property and taxed as site built
dwellings.
b. Detached Single Family Dwellings and Detached Zero Lot Line Dwellings
approved through a Planned Development process are considered Single Family
Uses for purposes of this Title, even if they are located on one common lot and
sold as condominiums.
C. Single Family Uses that contain accessory apartments are not considered a Two
Family Use.
d. Mixed -use buildings containing dwelling units are always considered Multi -Family
Uses, regardless of the number of dwelling units within the building.
e. Uses such as hotels, motels, and guest houses, which by definition may arrange
tenancy for periods shorter than one month, are not considered residential.
They are considered a form of temporary lodging and are classified as
Hospitality -Oriented Retail.
f. Transient housing, which by definition arranges tenancy for periods shorter than
one month, is not considered residential. It is considered a form of temporary
lodging or shelter and is classified as Community Service - Shelter.
g. Alternatives to incarceration, such as halfway houses, where residents are
placed in the facility by court order and are under supervision of employees or
contractees of the Department of Corrections, are classified as Detention
Facilities.
h. Any Single Family Dwelling or dwelling unit within a Two Family Dwelling where
there is more than one residential lease issued per unit or where there are locks
12
installed on bedroom doors through which one resident may prevent other
residents from entering his/her private rooms when he/she is not Physically
present is classified as a Group Living Use, unless the dwelling meets the
definition of a Group Household.
B. Group Living Uses
2. Characteristics
Group Living uses are characterized by the residential occupancy of a dwelling by a
group of people roomers that who do not meet the definition of a "household" or
"group household". The size of the gFeup is tYPiEal'Y afgei: in sli!e thaig the average
Tenancy is arranged on a month -to -month basis, or for
a longer period. Group Living structures contain individual, private rooming units that
are not open to all the residents of the dwelling. Rooming units contain private space
for living and sleeping, but not for cooking. with private ;.r
areasfor res;den s. Bathroom facilities may be private or shared. There may also he
residents. The rooming units are furnished with locks through which one member of
t_he,group may prevent other members of the group from entering his/her Private
rooming unit when he/she is not physically present. The residents may or may not
receive any combination of care, training, or treatment, but those receiving such
services must reside at the site.
Examples
Examples include uses from the three subgroups listed below.
a. Assisted Group Living
Group care facilities, including nursing and convalescent homes; assisted living
facilities.
b. Independent Group Living
Rooming houses; student dormitories
C. Fraternal Group Living
Fraternities; sororities; monasteries; convents, and rooming house cooperatives.
4. Accessory Uses
Recreational facilities; meeting rooms; associated offices; shared amenity areas,
shared kitchens and dining rooms, food preparation and dining facilities; off-street
parking for vehicles of the occupants and staff; storage facilities; off-street loading
areas.
Exceptions
a, Uses such as hotels, motels, and guest houses, which by definition may arrange
tenancy for periods shorter than one month, are not considered residential.
They are considered a form of temporary lodging and are classified as
Hospitality -Oriented Retail.
b. Family care homes, elder group homes, and elder family homes are considered
Group Households and are classified as Household Living Uses.
13
C. Transient housing, which by definition arranges tenancy for periods shorter than
one month, is not considered residential. It is considered a form of temporary
lodging or shelter and is classified as Community Service - Shelter.
d. Alternatives to incarceration, such as halfway houses, where residents are
placed in the facility by court order and are under supervision of employees or
contractees of the Department of Corrections, are classified as Detention
Facilities.
Amend Definitions: (I4-9A), as follows:
ADULT: A person that is 18 years of age or older
DWELLING, FARM: A Detached Single Family Dwelling located on a farm and occupied by the
fa" household that maintains and operates, owns or leases the farm on which the dwelling is
located.
HOUSEHOLD. An individual or small aroup of individuals that reside within a Single Family
household are shared among the members: also a group of individuals that meet the definition
of a Group Household, as defined in this Title.
�IIIY�I�J\
-..�-%
ROOMER: An individual who leases and resides within a rooming unit of a Group Living Use. A
Staff, including live-in staff of an assisted group living use, are
not considered "roomers".
ROOMING HOUSE: Any dwelling, eF that part ef any dwelliiig, containing two emeor more
rooming units in which space is let by the owner or operator to four or more roomers. A
rooming house is categorized as an Independent Group Living Use.
14
ROOMING UNIT: Any habitable room or group of adjoining habitable rooms that form a
single, rip ivate residential unit intended to be used primarily for living and sleeping, but not for
cooking, located within a group living use.
Amend Chapter 17-5, Housing Code, Section 18, Minimum .Structure Standards for
A// Rental Housing, by adding a new subsection S, entitled, Regulation of
Nonconforming Situations, as follows:
S. Regulation of Noncompliant Situations
1. Existing single family dwellings and duplex units that are noncompliant with the open
space requirement set forth in Title 14 Zoning, Sections 2A-4 and 2B-4 may not be
enlarged unless the subject property is brouotit into compliance with said standard. In
cases where it is not feasible to fully meet the open space standard due to existing
structures on the property, occupancy is limited to 1 adult per 100 square feet of o en
space provided, but may be further limited based on other factors, such as available
parking.
2. Existing single family dwellings and duplex units that are noncompliant with the number of
required parking spaces are allowed an occupancy of no less than 3 adults or in the case
of a one -bedroom unit, 2 adults.
3. Prior to issuance of a new rental permit for a single familV dwelling or two-family dwellin
unit the property must be brought into compliance with the open sace requirement and
the required number of parking spaces. If it is not feasible to fully meet these standards
due to existing_ structures on the property, occupancy will be limited according to
paragraphs S1. and S2., above.
Amend Chapter .i7--5, Housing Code, Section 3, Definitions, as follows:
ACCESSORY DWELLING UNIT: A temporary dwelling unit that is accessory to an owner -
occupied single-family dwelling or duplex.
Amend Chapter 17-5, Housing Code, Section 18, Minimum Structure Standards for
AI/ Rental Housing, paragraph 1, as follows:
L. Bedrooms cannot exceed 35 percent (35%) of the finished floor area of a single-family
dwelling or duplex unit, not including floor area of a recreation room in the basement. Any
existing single family or duplex unit that contained lawful bedroom space that exceeded this
percentage cap prior to January 1 2018 may continue to be used as bedroom space. However,
additional bedroom space may not be added unless the unit is brought into full compliance with
this standard. This dimensional standard is subject to administrative review.
15
CITY OF IOWA CITY
NISCCnjoWEBI�E MEMORANDUM[
Date: February 15, 2013
To: Planning and Zoning Commission
From: Wendy Ford, Economic Development Coordinator
Re: Proposed Foster Road Urban Renewal Area
Presented for the Planning and Zoning Commission's review is the proposed Foster Road
Urban Renewal Plan. The urban renewal plan is proposed for the purpose of and the
prerequisite to establishing a tax increment financing district. State Code requires that prior to
the City council holding a public hearing on a new urban renewal area, the Planning and Zoning
Commission must review and submit a written recommendation about the urban renewal plan to
the City Council regarding its conformity with the Iowa City Comprehensive Plan.
Conformity with the Comprehensive Plan
As noted in the staff report submitted with the rezoning application considered in January, the
proposed development appears to generally comply with the Comprehensive Plan policies. With
the approval of the OPD zoning, the applicant will build Foster Road, which will improve traffic
circulation in the northern part of the city. As forecast in the North District Plan, the applicant is
seeking City assistance through Tax Increment Financing to assist in construction of Foster
Road, including a complete connection from Prairie Du Chien Road to Dubuque Street. The
proposed development clusters buildings and preserves open space and sensitive areas as
envisioned in the North District Plan. The density is relatively low and therefore addresses the
Comprehensive Plan concern that existing High Density Single RS-12 zoning in this area may
encourage development that is too intense.
Urban Renewal designation allows for tax increment financing (TIF)
TIF is a mechanism that may be used to finance projects within a designated urban renewal
area. The difference between taxes derived from the unimproved property and those derived
after is the increment of taxes which may be pledged by a City to retire loans, advances, bonds,
or other indebtedness incurred by a developer or the city in furtherance of the development.
Chapter 403 of the Code of Iowa sets forth the provision of tax increment financing. To establish
a TIF district, a city must first prepare an urban renewal plan for a specific urban renewal area.
A city may designate an urban renewal area as either a "blighted," "slum," or "economic
development' area, each of which s defined in Chapter 403. The Foster Road Urban Renewal
Plan will be an Economic Development Area appropriate for public Improvements related to
Non-LMI (low to moderate income) housing. This type of urban renewal area is for an area
where the City desires to help fund the cost of public improvements that support residential
development which is not being constructed for LMI housing. It is the only instance in which the
Iowa Code allows the use of TIF in an economic development (non -blighted) area for non-LMI
residential development and it comes with two distinct conditions not applicable to other Urban
Renewal Areas:
February 9, 2018
Page 2
1) It requires that the municipality set aside a portion of the tax increment to provide assistance
for LMI Housing in any area of the community. LMI is defined as those households earning
no more than 80% of area median income (AMI) and the set aside must be equal to or
greater than the percentage of LMI persons in the county, which today in Johnson County is
45%. This results in the City's ability to use the other 55% of the increment for the public
infrastructure project. In Iowa City's case, the 45% would be used to fund initiatives in the
Affordable Housing Action plan that provide housing for households earning no more than
80% AMI. It is important to note that the City does not currently have a sustainable
affordable housing revenue source and this project, because of the type of urban renewal
plan, would create one lasting ten years.
1) It has a 10-year life and then ends. This means that TIF funds for the City's commitment to
the road project would have to be generated in ten or fewer years from no more than 55% of
the increment in the district. If the increment created by the developers is ultimately
insufficient to cover the City's portion of the road costs in the 10-year window, that risk
remains with the developer.
Goals of the Foster Road Urban Renewal Area
The overall goal of this Plan is to encourage the development of the area with senior and
multifamily housing units by partnering in the construction of public improvements related to
such housing and residential development. Further goals include:
1. Meeting the needs of special elements of the population, such as the elderly or persons
with disabilities;
2. To encourage and support development that will expand the taxable values of property
within the Urban Renewal Area;
3. To provide for the orderly physical and economic growth of the city;
4. To provide other support as allowed under Iowa Code Chapters 15, 15A and 403;
5. To provide a suitable living environment through safer, more livable and accessible
neighborhoods, and increased housing opportunities; and
6. To help finance the cost of constructing public utility and infrastructure extensions and
improvements in support of residential development.
7. To improve the health, safety, living environment, general character, and general welfare
of Iowa City, Iowa.
8. To stimulate, through public action and commitment, private investment in new
residential development.
9. To increase the availability of housing opportunities; which may in turn attract and retain
local industries and commercial enterprises that will strengthen and revitalize the
economy of the State of Iowa and the City of Iowa City.
February 9, 2018
Page 3
10. To promote development utilizing any other objectives allowed by Chapter 403 of the
Code of Iowa.
The following objectives derived from these goals are hereby established:
1. Use any or all other powers granted to the City by the Urban Renewal Act to develop
and provide for improved economic conditions in the City and the State of Iowa;
2. To connect neighborhoods, reducing transportation time, allowing greater access for
pedestrians, bikers and public transportation; and
3. Open opportunities for development of single and multi -family residential units for those
with special needs, as well as other uses that may be consistent with the
Comprehensive Plan and zoning code.
Next Steps
In addition to the Planning and Zoning Commission's review and recommendation, the City
must also hold a consultation with representatives from the county and school district to provide
the taxing entities an opportunity to comment on the use of the incremental tax revenues. This
consultation will be held March 2 at City Hall.
After the consultation with the affected taxing entities the City Council will consider adoption of
the urban renewal plan at a Public Hearing scheduled for March 20.
Subsequently, a TIF ordinance will be adopted. A TIF ordinance enables the division of
incremental tax revenues from the base tax revenues in the event the City Council approves a
development agreement for the Foster Road project. A development agreement would outline
specific performance requirements by the developer.
Recommendation
Staff recommends that the Planning and Zoning Commission forward a written recommendation
to the City Council stating that the Foster Road Urban Renewal Plan conforms to the Iowa City
Comprehensive Plan, and conforms with the general plan for the development of the City of
Iowa City.
Attachments: Foster Road Urban Renewal Plan
Foster Road
Urban Renewal Plan
City of Iowa City, Iowa
2018
Table of Contents
Section 1 — Introduction
Section 2 — Description of Urban Renewal Area
Section 3 — Area Designation
Section 4 — Base Value
Section 5 — Urban Renewal Plan Objectives
Section 6 — Proposed Urban Renewal Activities
Section 7 — Proposed Urban Renewal Projects
Section 8 — Conformance with Land Use Policy and Zoning Ordinance
Section 9 — Relocation
Section 10 — Financial Data
Section 11 — Urban Renewal Plan Amendments
Section 12 — Property Acquisition/Disposition
Section 13 — Effective Period
Section 14- Severability Clause
Addendum No. 1 — Legal Description
Addendum No. 2 — Location Map
Section 1- Introduction
This Urban Renewal Plan ("Plan") for the Foster Road Urban Renewal Area ("Urban
Renewal Area" or "Area") has been developed to help local officials promote economic
development within Iowa City, Iowa. The City has determined that the Area is appropriate
for public improvements related to housing and residential development. This Plan
contemplates that tax increment financing may be used to assist in the construction of
Foster Road from Dubuque Street east to Prairie du Chien. The primary goal of such
project is to stimulate construction of housing and residential development.
Development in this area is guided by the North District Plan and the
IC2030Comprehensive Plan, as amended. These plans note that some of the most
valued aspects of the North District pose the most challenges for development. The steep,
rugged terrain makes road and residential construction difficult. They note that City
financial participation in the completion of the construction of Foster Road between
Dubuque Street and Prairie du Chien may be necessary, given these challenges.
To achieve the primary objectives of this Plan, the City of Iowa City shall undertake the
urban renewal activities as specified in this Urban Renewal Plan, pursuant to the powers
granted to it under Chapters 15A and 403 of the 2017 Code of Iowa, as amended.
Section 2- Description of Urban Renewal Area
The legal description of this Urban Renewal Area is attached and incorporated herein as
Addendum No. 1 — Legal Description and depicted in Addendum No. 2 — Location Map.
Section 3-Area Designation
With the adoption of this Plan, Iowa City designates this Urban Renewal Area as an
economic development area appropriate for public improvements related to housing and
residential development. Therefore, in accordance with Iowa Code Section 403.22, a
percentage of the incremental revenues (or other revenues) generated by the
development must be used to provide assistance to low and moderate income (LMI)
households. LMI households are those whose incomes do not exceed 80% of the median
Johnson County income. The amount of incremental revenues (or other revenues) to be
provided for LMI housing in the community shall be either equal to or greater than the
percentage of the original project costs (i.e., the amount of TIF funds used to reimburse
infrastructure costs serving the housing development in the Area) that is equal to the
percentage of LMI households living in Johnson County. That percentage is currently
44.83,
The requirement to provide assistance for LMI housing may be met by one or more of the
following three options:
1. Providing that at least 45% of the units constructed in the Area are occupied by
LMI households;
2. Ensuring that 45% of the housing units constructed within the Area are priced at
amounts affordable to LMI households; or
3. Setting aside an amount equal to or greater than 45% of the project costs to be
used for LMI housing activities anywhere in the City. Such LMI housing activities
may include, but are not limited to:
a. Construction of LMI housing;
b. Owner/renter-occupied housing rehabilitation for LMI households;
c. Grants, credits, or other direct assistance for LMI households;
d. Homeownership assistance for LMI households;
e. Tenant -based rental assistance for LMI households;
f. Down payment assistance for LMI households;
g. Mortgage interest buy -down assistance for LMI households; and
h. Under appropriate circumstances, the construction of public improvements
that benefit LMI households.
Section 4- Base Value
If the Foster Road Urban Renewal Area is legally established, a Tax Increment Financing
(TIF) Ordinance is adopted, and debt is certified prior to December 1, 2018, the taxable
valuation within the area included in the TIF Ordinance as of January 1, 2017, will be
considered that area's frozen "base value". If debt is not certified until a later date or if a
TIF ordinance is not adopted until later, the "base value" will be the assessed value of the
taxable property within the TIF Ordinance area as of January 1 of the calendar year
preceding the calendar year in which the City first certifies the amount of any debt on the
Foster Road Urban Renewal Area.
Section 5- Urban Renewal Plan Goals and Objectives
The overall goal of this Plan is to foster the development of the Area through the use of
public and private resources for senior and multifamily housing units, as well as foster
construction of public improvements related to such housing and residential development.
Further goals include:
1. Meeting the needs of special elements of the population, such as the elderly or
persons with disabilities;
2. To encourage and support development that will expand the taxable values of
property within the Urban Renewal Area;
3. To provide for the orderly physical and economic growth of the city;
4. To provide other support as allowed under Iowa Code Chapters 15, 15A and 403;
2
5. To provide a suitable living environment through safer, more livable and accessible
neighborhoods, and increased housing opportunities; and
6. To help finance the cost of constructing public utility and infrastructure extensions
and improvements in support of residential development.
7. To improve the health, safety, living environment, general character, and general
welfare of Iowa City, Iowa.
8. To stimulate, through public action and commitment, private investment in new
residential development.
9. To increase the availability of housing opportunities; which may in turn attract and
retain local industries and commercial enterprises that will strengthen and
revitalize the economy of the State of Iowa and the City of Iowa City.
10. To promote development utilizing any other objectives allowed by Chapter 403 of
the Code of Iowa.
The following objectives derived from these goals are hereby established:
1. Undertake and carry out the urban renewal project set forth in Section 7 below;
2. Use any or all other powers granted to the City by the Urban Renewal Act to
develop and provide for improved economic conditions in the City and the State of
Iowa;
3. To connect neighborhoods, reducing transportation time, allowing greater access
for pedestrians, bikers and public transportation; and
4. Open opportunities for development of single and multi -family residential units for
those with special needs, as well as other uses that may be consistent with the
Comprehensive Plan and zoning code.
Section 6 - Proposed Urban Renewal Activities
To meet the objectives of this Urban Renewal Plan, the City intends to utilize the powers
conferred under Chapter 403 and Chapter 15A, Code of Iowa, the City may engage in the
following proposed Urban Renewal Activities:
1. Execute development agreements, retain the services of qualified professional
consultants and execute any other contracts and instruments necessary to achieve
the Plan Goals, Objectives and Projects.
2. Make or have made surveys and plans necessary for the implementation of the
Urban Renewal Plan or specific urban renewal projects.
3. Tax Increment Financing. To the full extent allowed by Iowa Code Chapter 403
and Division III of Chapter 384, the City may issue general obligation bonds, tax
3
increment revenue bonds, internal loans or such other obligations or loan
agreements, and seek tax increment reimbursement for, among other things, the
costs of urban renewal projects (if and to the extent incurred by the City), including,
but not limited to:
a. Constructing public improvements, such as streets, sidewalks,
sanitary sewers, storm sewers, water mains, utilities or other related
facilities.
b. Providing the local matching share of state or federal grant and loan
programs.
c. Making loans or grants or other incentives related to urban renewal
projects.
d. Other authorized urban renewal projects.
4. To acquire property through a variety of means (purchase, lease, option, etc.) and
to hold, clear, or prepare the property for redevelopment.
5. To dispose of property so acquired.
6. To arrange for, or cause to be provided, the construction or repair of infrastructure,
including but not limited to, streets, sidewalks, water mains, sanitary sewer, storm
water drainage, gas and electric utilities, street lighting, or other public
improvements in connection with urban renewal projects.
7. To vacate, dedicate, or obtain certain public roadways, or utility easements when
deemed necessary to provide access to new and/or residential developments.
8. To provide for relocation of persons, businesses, and industries displaced by the
project, if necessary.
9. To make loans, forgivable loans, tax rebate payments, or other types of grants or
incentives to private persons, organizations, or businesses for economic
development purposes or residential projects, on such terms as may be
determined by the City Council.
10.To borrow money and to provide security therefor.
11. To use any or all other powers granted by the Urban Renewal Act to develop and
provide for improved economic conditions for the City of Iowa City and the State
of Iowa.
Nothing herein shall be construed as a limitation on the power of the City to exercise any
lawful power granted to the City under Chapter 15, Chapter 15A, Chapter 403, Chapter
427B, or any other provision of the Code of Iowa in furtherance of the objectives of this
Urban Renewal Plan.
The Council's determination to undertake any of these activities shall be based upon its
economic development policy, which may be amended from time to time, as necessary
in Council's discretion, and on additional performance criteria the Council finds
appropriate on a case -by -case basis.
4
Section 7 — Proposed Urban Renewal Projects
A. Public Improvements and Related Development Agreement:
Under authority granted by the Plan, the City anticipates entering into a Development
Agreement (the "Agreement') with University Lake Partners II, LLC (the "Developer").
The Agreement would obligate the Developer to construct certain Minimum
Improvements (as defined in the Agreement) on certain real property located within the
Urban Renewal Area as defined and legally described in the Development Agreement,
consisting of the construction of an approximate 53-unit senior living residential building
and approximately 59 townhomes in a mix of duplex, three-, four-, five-, and one seven-
plex configuration, under the terms and following satisfaction of the conditions set forth in
the Agreement. The Agreement further proposes that Developer will pay for the costs of
the Public Improvements supporting the project as described below:
Project
Approximate
Date
Estimated
Cost
Rationale
Construction of Foster
2018-2019
Not to exceed
Necessary infrastructure
Road public
$4,000,000
for residential
infrastructure between
development. Support
Dubuque Street and
transportation network
Prairie du Chien Rd., as
that encourages walking,
part of a project to
biking, and public transit.
construct and provide
access to a senior living
residential building and
townhomes.
The Agreement would then obligate the City to make up to ten (10) consecutive annual
payments of Economic Development Grants to Developer consisting of 55% of the Tax
Increments pursuant to the Iowa Code Section 403.19 and generated by the construction
of private development within the urban renewal area, the cumulative total for all such
payments not to exceed the cost of the public improvements advanced by the Developer.
These grants will not be general obligations of the City but will be payable solely from
incremental property taxes generated by the private development.
Unless LMI housing is constructed as part of the project, the City will set aside 45% of the
Tax Increments pursuant to the Iowa Code Section 403.19 generated by the construction
of the Minimum Improvements and use those funds to support LMI housing anywhere in
the community.
The City expects to enter into a development agreement with Developer (or a related
entity or another entity) that provides detailed terms and conditions, not all of which are
included in this Plan.
B. Planning, Engineering, Attorney, and Administrative Fees, and Other Related
Costs to Support Urban Renewal Projects and Planning:
Project
Estimated Date
Estimated
Cost to be
Funded with
TIF Funds
Fees and Costs
2017-2019
Not to Exceed
$100, 000
Section 8- Conformance with Land Use Policy and Zoning Ordinance
A. Comprehensive Plan
This Urban Renewal Area is located within the North District, as designated in the adopted
IC2030 Comprehensive Plan, the City's general plan for the physical development of the
City as a whole, and more particularly described in the North District Plan, a district -
specific comprehensive plan. The North District Plan Map shows the proposed extension
of Foster Road between Dubuque Street east to Prairie du Chien Road, noting that it
would provide an alternative east -west street route in this Area which may relieve traffic
pressure from Kimball Road and create new opportunities to connect existing
neighborhoods. It would further open up the possibility of new residential development in
this area, noting that development will be constrained by the rugged, wooded terrain and
the 100-foot wide gas pipeline easement that cuts across this neighborhood.
In sum, the goals, objectives and projects set forth in this Plan are in conformity with the
City's Comprehensive Plans.
B. Current and Proposed Zoning and Land Uses
Currently the Urban Renewal Area is largely undeveloped green space, with rolling hills
and a few multi -family units, and zoned High Density Single Family (RS-12) as defined
by the Iowa City Zoning Code. This high density single-family residential zone 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. Because this zone represents
a relatively high density for single-family development, dwellings should be built in close
proximity to all city services and facilities, especially parks, schools and recreational
facilities. Special attention should be given to site design to ensure the development of
quality neighborhoods. Nonresidential uses and structures permitted in this zone should
be planned and designed to be compatible with the character, scale, and pattern of the
residential development. A sensitive areas overlay rezoning is anticipated in light of the
sensitive areas located in the urban renewal area.
Right-of-way for the Foster Road Extension Project described in Section 7 above, herein
has been dedicated to the City, though additional right-of-way or easements may be
necessary to construct the street and install the utilities. This Urban Renewal Plan does
6
not in any way replace or modify the City's current land use planning or zoning regulation
process.
Section 9- Relocation
For the proposed Foster Road Extension Project described in Section 7 above, the right-
of-way has been dedicated to the City with no residential uses thereon. The Area is largely
undeveloped, so the City does not expect there to be any relocation required as part of
the eligible urban renewal projects identified herein; however, if any relocation is
necessary, the City will follow all applicable relocation requirements as contemplated
pursuant to Iowa Code sections 403.5(4)(a) and 403.6(7).
Section 10- Financial Data
Constitutional Debt Limit: $ 267,511,393
2. Current general obligation debt: $ 51,645,000
3. Proposed amount of indebtedness to be incurred: Although a specific amount of
tax increment debt to be incurred (including direct grants, loans, advances, indebtedness,
or bonds) for projects over time has not yet been determined, it is anticipated that the cost
of the Proposed Urban Renewal Activities and Proposed Projects identified in Section 6
and 7 above will not exceed $3.5 and $4.1 million. In no event will debt be incurred that
would exceed the City's debt capacity. It is further expected that loans, advances,
indebtedness or bonds to be incurred for the Proposed Project or subsequent projects,
including interest on the same, will be financed in whole or in part with tax increment
revenues from the Urban Renewal Area. The City Council will consider each request for
financial assistance or a project proposal on a case -by -case basis to determine if it is in
the City's best interest to participate.
Section 11- Urban Renewal Plan Amendments
This Urban Renewal Plan may be amended from time to time for a number of reasons,
including, but not limited to changes in the boundary; to modify goals, objectives, or types
of activities; or to amend property acquisition and disposition provisions.
If the City of Iowa City desires to amend this Urban Renewal Plan, it shall do so in
conformance with applicable state and local laws.
Section 12 - Property Acquisition/Disposition
If property acquisition/disposition by the City becomes necessary to accomplish the
objectives of the Plan, such acquisition/disposition will be carried out, without limitation,
in accordance with the Iowa Code.
Section 13 - Effective Period
7
This Urban Renewal Plan will become effective upon its adoption by the City Council of
Iowa City and will remain in effect as a plan until it is repealed by the City Council.
With respect to the property included within this Foster Road Urban Renewal Area, which
is also included in an ordinance which designates that property as a tax increment area,
the use of incremental property tax revenues or the "division of revenue," as those words
are used in Chapter 403 of the Code of Iowa, is limited with respect to public improvement
projects related to non-LMI housing and residential development to ten (10) fiscal years
beginning with the second fiscal year after the year in which the municipality first certifies
to the county auditor the amount of debt which qualifies for payment from the division of
the revenue in connection with any such project.
The division of revenues from the Urban Renewal Area shall continue for the maximum
period allowed by law. It is also anticipated that separate TIF ordinances for separate
parcel(s) may be adopted as development in the Area warrants. In that case, each
separate TIF ordinance may have a separate base and separate sunset or expiration
date.
At all times, the use of tax increment financing revenues (including the amount of loans,
advances, indebtedness or bonds which qualify for payment from the division of revenue
provided in Section 403.19 of the Code of Iowa) by the City for activities carried out in the
Foster Road Urban Renewal Area shall be limited as deemed appropriate by the City
Council and consistent with all applicable provisions of law.
Section 14: Severability Clause
If any part of this Plan is determined to be invalid or unconstitutional, such invalidity or
unconstitutionality shall not affect the validity of the Plan as a whole or any part of the
Plan not determined to be invalid or unconstitutional.
8
Addendum No. 1
Legal Description
Commencing at the Northwest corner of Lot 16, Balls Subdivision, as shown in Plat Book
3, Page 100; proceeding northeasterly along the south right-of-way line of Foster Road,
as shown in Exhibits A-1 and B-1 of the Condemnation records recorded in Book 3100,
Page 358; thence following said ROW line to its intersection with the East-West 1/4 Section
line of NW 1/4 of Section 3, Township 79N, Range 6W; thence East along said Section line
to the SE corner of the NE 1/4 of the NW 1/4 of Section 3, Township 79N, Range 6W; thence
continuing East along the East-West 1/4 section line to the SW corner of the NE 1/4 of
the NE 1/4 of Section 3, Township 79N, Range 6W, as shown on the Final Plat of a re -
subdivision of Lot 30, Conway's Subdivision, Plat Book 17, Page 53; thence North along
the West line of Lot 30, Conway's Subdivision, Plat Book 4, Book 253, to the Northwest
corner of Lot 25, Conway's Subdivision, Plat Book 4, Page 253; thence northeasterly
along the North boundary of Conway's Subdivision to the Northeast corner of Lot 15 and
continuing easterly to the eastern Prairie Du Chien Road ROW line; thence northwesterly
along the eastern ROW line to the Northeast corner of Auditor's Parcel "A", recorded in
Plat Book 32, Page 52, said line also being the South ROW of Interstate 80 as shown in
the Plat of Survey recorded in Book 32, Page 53 and as described in Book 4224, Page
896 and Book 2944, Page 267; thence West along the Southl-80 ROW to the
Northwestern corner of Lot4, Yocum Subdivision, Plat Book 5, Page 77, said corner being
the intersection of the 1-80 South ROW line and the East-West line between Section 3,
Township 79N, Range 6W and Section 34, Township 80N, Range 6W; thence East along
said section line to the Northwest corner of Auditor's Parcel 2014052, Book 58, Page 324;
thence South along the West side of said Parcel to the Southeast corner of Pine Ridge
Subdivision, Plat Book 46, Pagel57; thence westerly along the south side of Pine Ridge
Subdivision to the Southwest corner of Lot 1, Pine Ridge Subdivision; thence
Southeasterly to the point of beginning.
Addendum No. 2
Location Map
Foster Road Urban Renewal Area
l
I
a Point of Beginning
!= d ewN O lhban Renal Area
g
s Parcel Lines
CITYU IONACITY 500
QFeO
MINUTES
PLANNING AND ZONING COMMISSION
JANUARY 18, 2018 — 7:00 PM — FORMAL MEETING
EM MA J. HARVAT HALL, CITY HALL
PRELIMINARY
MEMBERS PRESENT: Carolyn Dyer, Mike Hensch, Phoebe Martin, Max Parsons, Mark
Signs, Jodie Theobald
MEMBERS ABSENT: Ann Freerks
STAFF PRESENT: Sara Hektoen, Bob Miklo,
OTHERS PRESENT: Mike Welch
RECOMMENDATIONS TO CITY COUNCIL:
By a vote of 6-0 (Freerks absent) the Commission recommends approval of REZ17-00017 an
application submitted by University Lake Partners 11, LLC, for a rezoning of approximately 53.29
acres from High Density Single Family Residential (RS-12) zone to Planned Development
Overlay/High Density Single Family Residential (OPD/RS-12) for approximately 50.11 acres and
Commercial Office (CO -1) zone for approximately 3.18 acres, located south of 1-80 west of
Prairie Du Chien Road.
CALL TO ORDER:
Hensch called the meeting to order at 7:00 PM.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
None.
REZONING ITEM IREZ17-000171:
Discussion of an application submitted by University Lake Partners 11, LLC, for a rezoning of
approximately 53.29 acres from High Density Single Family Residential (RS-12) zone to Planned
Development Overlay/High Density Single Family Residential (OPD/RS-12) for approximately
50.11 acres and Commercial Office (CO -1) zone for approximately 3.18 acres, located south of I-
80 west of Prairie Du Chien Road.
Miklo began with a summary of the staff report from the December 21, 2017 meeting. The
property is south of Interstate 80 and west of Prairie Du Chien Road and would include the
extension of Foster Road to connect Prairie Du Chien Road and Dubuque Street. The area is
currently zoned high -density single-family residential, the proposal is to keep that zoning over
most of the property and apply a Planned Development Overlay Zone to allow clustering of
development away from the sensitive areas on the property which include wetlands, woodlands,
steep slopes and a stream corridor and leaving a large portion of the property open for private
open space. The proposal does include the rezoning of the area adjacent to Prairie Du Chien
Planning and Zoning Commission
January 18, 2018— Formal Meeting
Page 2 of 5
Road and Interstate 80 to Commercial Office Zone which is in compliance with the
Comprehensive Plan as in this area the Plan discourages residential development and the
subdivision regulations prohibit residential building sites immediately adjacent to the interstate
due to health concerns related to noise and particulate matter. Miklo stated that the Commercial
Office Zone would allow light commercial uses such as office or a religious institution such as a
small church in that area. The development would consist of a series of townhouse style units
on four lots and then one larger lot for a 53-unit senior housing development. Miklo noted the
sensitive areas are being avoided for the most part, there is one exception being requested in
that the applicant is asking that the wetland buffer be decreased in some areas to the 50 feet
(rather than the required 100 feet) but in other areas would be increased. This is called wetland
buffer averaging. Staff has reviewed that exception and recommends approval of that
modification. There would be a large outlot (approximately 23 acres) that would be owned and
maintained by a Homeowners Association. The Parks and Recreation Commission looked at
this proposal and chose not to accept dedication of land, for a neighborhood park they would
rather have something flatter and more accessible. At the time of the final plat, fees would be
paid by the applicant in lieu of dedication of land.
Miklo stated the staff report originally recommended deferral while a number of items were
corrected or resolved. The application is now complete and all those items have been resolved.
As noted on page six of the December 21 staff report the plan is now correctly labeled as a
sensitive areas development plan, construction limits are clearly shown on the plan (demarking
where construction will occur and sensitive areas will be preserved), a sidewalk network is
illustrated on the plan, the wetland delineation has been reviewed by the Army Core of Engineers
and accepted, the protected slopes are labeled and clearly shown, the steep slopes are labeled
and clearly shown, an emergency turnaround has been added to the private street, and the City
has received elevation drawings. Staff has discussed some changes to the building facades to
break up and distinguish the buildings more. The applicant has agreed and will make those
changes on the plans before this application goes to Council. Miklo added that the senior
housing building will have underground parking.
Staff recommends approval of REZ17-00017 an application submitted by University Lake
Partners 11, LLC, for a rezoning of approximately 53.29 acres from High Density Single Family
Residential (RS-12) zone to Planned Development Overlay/High Density Single Family
Residential (OPD/RS-12) for approximately 50.11 acres and Commercial Office (CO -1) zone for
approximately 3.18 acres, located south of 1-80 west of Prairie Du Chien Road.
Hensch questioned the altering of the wetlands buffer to 50 feet in some areas and if that was
common practice and had been done before in other applications. Miklo said it has been done
on two or three occasions, it is not very common. Hensch asked the objective for the decrease.
Miklo said it would allow for an increase in other areas where a larger buffer will be beneficial
and in exchange it decreases the buffer in other areas. In one area the buffer would be reduced
to allow for a retaining wall for the parking lot of the large senior housing building. In the areas
where the buffer is increased it will allow for better filtration of the other wetlands on the site.
Hensch asked where the water shed for this area was, where would all the water drain to. Miklo
showed a stream where the water would drain to. and then from the stream into the Iowa River.
Signs asked if this development would complete the connection of Foster Road from Prairie Du
Chien Road to Dubuque Street. Miklo confirmed it would, the applicant is required as part of the
Planning and Zoning Commission
January 18, 2018— Formal Meeting
Page 3 of 5
approval of development to complete Foster Road to the edge of their development, however the
applicant feels that to make their development marketable they want to complete Foster Road all
the way to Dubuque Street to provide access to downtown and the University. Miklo added there
have been some discussions that the applicant would finance and build the road and then based
on the increase in tax increment they could be paid back for portions of the road that are not
adjacent to their property. That agreement would have to be part of an Urban Renewal Plan and
Developers Agreement which would be completed at a later stage. The Comprehensive Plan
contemplates something of that sort, it recognizes given the steep topography this would be an
expensive property for a developer to build, the overall density of this development is roughly 2
Yz to 3 units per acre when you look at the overall property. Therefore, the Plan has noted there
may be a need for some City involvement in the development of Foster Road. The competed
street will be very beneficial for general circulation for the north side of Iowa City.
Hensch opened the public hearing.
Mike Welch (HBK Engineering) spoke on behalf of the applicant. Welch confirmed they are
working with the developer to redesign the rooflines and building facades to break up and
distinguish the buildings more. With regards to the road connection they submitted plans
yesterday to the City Engineering for the Foster Road connection and the applicant agrees that
to make this development work the connection is needed.
Dyer asked when the road was anticipated to be built. Welch said they are looking at starting
work on the road this spring.
Hensch stated that on the issue of wetlands, one of the things the Commission frequently hears
from people is how their property is wet, basements get wet, etc., and with so many slopes on
this site and wetlands, will the water be able to be contained onsite. Welch replied that in
general there is a waterway (stream) that parallels the Foster Road extension on the south side
and the water will discharge to that stream. For the most part the building grades are
significantly higher than the wetlands, in some areas they will be installing underground
chambers where there is not room for an at -grade detention. The underground chambers will
control the flow of water discharge.
Hensch also asked about the reducing of the buffer to 50 feet and why it was decided that would
be needed. Welch said the reductions were needed in areas where they had to have additional
area for driveways to allow them to achieve the density needed to make the development
succeed. Welch noted they worked with Earthview Consulting to identify the areas where buffers
should be increased and could be decreased so they could plan accordingly. Hensch asked if
there was any need to purchase any wetlands credit for this project. Welch replied it was all
done onsite as they are not actually removing any of the wetlands they are just adjusting their
buffers.
Hensch asked about flooding and if this area was in the 100 year or 500 year flood plains.
Welch said in 2008 near Hidden Meadow Drive there is a low point in the road and that did have
some water over it. He added they are working with Engineering and Public Works to set the
road elevation so that the road can remain open during a flood event.
Hensch closed the public hearing.
Planning and Zoning Commission
January 18, 2018- Formal Meeting
Page 4 of 5
Theobald moved to approve REZ17-00017 an application submitted by University Lake
Partners 11, LLC, for a rezoning of approximately 53.29 acres from High Density Single
Family Residential (RS-12) zone to Planned Development Overlay/High Density Single
Family Residential (OPD/RS-12) for approximately 50.11 acres and Commercial Office (CO
-1) zone for approximately 3.18 acres, located south of 1-80 west of Prairie Du Chien Road.
Dyer seconded the motion.
Hensch reiterated that it appears all the concerns raised at the previous meetings have been
resolved.
Parsons added that the extension of Foster Road will be a benefit for the area and with all the
steep slopes on the area the clustering is a very effective use of the land.
Signs agreed on the clustering and the maximization of the space that is less valuable from an
ecological point.
Hensch added that this area looks difficult to develop due to the topography so this plan seems
to best meet the needs of the area and the extension of Foster Road is needed.
A vote was taken and the motion passed 6-0 (Freerks absent).
CONSIDERATION OF MEETING MINUTES: JANUARY 4, 2018
Signs moved to approve the meeting minutes of January 4, 2018
Theobald seconded the motion.
A vote was taken and the motion passed 6-0 (Freerks absent).
PLANNING AND ZONING INFORMATION:
None.
ADJOURNMENT:
Theobald moved to adjourn.
Signs seconded.
A vote was taken and motion carried 6-0.
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