HomeMy WebLinkAboutPZ Agenda Packet 10.19.2022 v2PLANNING AND ZONING COMMISSION
Wednesday, October 19, 2022
Formal Meeting – 6:00 PM
Emma Harvat Hall
Iowa City City Hall
410 E. Washington Street
Agenda:
1. Call to Order
2. Roll Call
3. Public Discussion of Any Item Not on the Agenda
Development Items
4. Case No. REZ22-0013
Location: 937 E. Davenport Street
An application for a rezoning from Medium Density Single-Family Residential (RS-8)
to RS-8 with a Historic District Overlay (OHD/RS-8) to designate the property as an
Iowa City Historic Landmark.
5. Case No. SUB22-0013
Location: 1501 and 1515 Willow Creek Drive
An application for a combined preliminary and final plat for McGrath Subdivision, a
1.94-acre subdivision containing two commercial lots.
6. Consideration of Meeting Minutes: September 7, 2022
7. Planning and Zoning Information
8. Adjournment
If you will need disability-related accommodations to participate in this meeting, please
contact Anne Russett, Urban Planning, at 319-356-5251 or arussett@iowa-city.org. Early
requests are strongly encouraged to allow sufficient time to meet your access needs.
Upcoming Planning & Zoning Commission Meetings
Formal: November 2 / November 16 / December 7
Informal: Scheduled as needed.
STAFF REPORT
To: Planning and Zoning Commission
Item: REZ22-0013 937 E Davenport Street
Prepared by: Emani Brinkman, Planning
Intern
Date: October 19, 2022
GENERAL INFORMATION:
Applicant:Marybeth Slonneger
mbslonn@mchsi.com
Contact Person:See above
Owner:See above
Requested Action:Rezone from Medium Density Single-Family
Residential (RS-8) to Medium Density
Single-Family Residential with a Historic
District Overlay (OHD/RS-8).
Purpose:To designate the property as an Iowa City
landmark
Location:937 E Davenport St
Location Map:
Size:0.17 Acres
Existing Land Use and Zoning:Medium Density Single-Family Residential
(RS-8)
Surrounding Land Use and Zoning:North:Medium Density Single-Family
Residential (RS-8)
South:Medium Density Single-Family
Residential (RS-8)
East:Medium Density Single-Family
Residential (RS-8)
West:Medium Density Single-Family
Residential (RS-8)
Comprehensive Plan:Single-Family & Duplex Residential
2
District Plan:Central
Neighborhood Open Space District:C1
Public Meeting Notification:Properties within 500’ of the subject property
received notification of the Planning and
Zoning Commission public meeting. A
Landmark Designation sign was posted on
the site.
File Date:September 22, 2022
45 Day Limitation Period:November 5, 2022
BACKGROUND INFORMATION:
The owner, Marybeth Slonneger submitted a rezoning application requesting that the property at
937 E Davenport Street be designated as an Iowa City Historic Landmark. 937 E Davenport
Street, the John and Anna Vrchoticky Prybil Cottage, was constructed around 1874. The home
is in the style of other early Goosetown cottages from the same period. The subject property is a
simple single-story ell cottage. It has a rear gabled wing and a corner open porch on the right-
hand side of the house in the rear.
Both Historic Districts and Local Historic Landmarks are zoned as a Historic District Overlay.
While Historic Districts are geographically cohesive and have properties with different owners
around each other, Local Landmarks typically stand alone. Local Historic Landmarks are similar
to Local Historic Districts in that some part of the property has historic significance.
ANALYSIS:
Current Zoning: The property is currently zone Medium Density Single-Family Residential Zone
(RS-8). The purpose of RS-8 is primarily to provide for the development of small lot single-family
dwellings. The regulations are intended to create, maintain, and promote livable neighborhoods.
The regulations allow for some flexibility of dwelling types to provide housing opportunities for a
variety of household types.
Proposed Zoning: Local Historic Landmark designation for 937 E Davenport Street, a property
in a Medium Density Single-Family Residential Zone (RS-8), will require Historic Preservation
Commission approval of any significant changes to the exterior of the building. Landmark status
will also make the property eligible for special exceptions (Section 14-2B-8 of the zoning code)
that allow the Board of Adjustment to waive or modify certain zoning requirements to help
support the continued use of historic buildings. Landmark designation will also make it possible
for financial incentives such as tax credits and the Iowa City Historic Preservation Fund to be
available.
Planning and Zoning Commission Review:Local landmark designation is a Historic District
overlay and therefore requires a recommendation from the Planning and Zoning Commission to
the City Council. Per 14-8E-1E the Commission’s role is to review the proposed designation
based on its relation to the Comprehensive Plan, as well as proposed public improvements and
plans for renewal of the area involved.
937 E Davenport Street is in the Central Planning District. The Central District Plan encourages
preservation of historic homes, resources, and neighborhoods, especially in areas close to the
University. The plan also encourages a mix of housing types in a neighborhood (p. 2). This
3
property is almost 150 years old and has seen very few changes. 937 E Davenport is one of the
few remaining houses that show Goosetown’s early history as a semi-agrarian ethnic community.
With the local landmark designation, the underlying zoning of RS-8 will not change.
The Historic Preservation element of the Comprehensive Plan includes Goal 1: Identify historic
resources to Iowa City’s Past.Under this goal the Commission is charged with continuing to
research and evaluate properties and to pursue local landmark designation when appropriate
(pg. 21,31-33). The Comprehensive Plan also mentions taking opportunities to preserve historic
features of a site to add character and amenity values to neighborhoods (pg. 20). Landmarking
this property allows the City to preserve a part of the Bohemian heritage of Iowa City and Iowa.
Iowa City’s Historic Preservation Plan encourages pursuing local landmark designations when
appropriate to provide protection for important historic resources in areas that are not in
conservation or historic districts.
In terms of proposed public improvements, the only planned improvement per the 2022-2026
Capital Improvement Program are renovations to Reno Street Park, which is approximately two
blocks from the proposed rezoning. The designation of this property will not impact the ability of
the City to make these park improvements.
SUMMARY:
In summary, Staff supports the local landmark rezoning of 937 E Davenport Street from Medium
Density Single-Family Residential (RS-8) to Medium Density Single-Family Residential with a
Historic District Overlay (OHD/RS-8). Both the Comprehensive Plan the Central District Plan
contain language about protecting historic resources through regulatory measures and conserve
historic neighborhoods.
NEXT STEPS:
Upon recommendation from the Planning and Zoning Commission, the rezoning will be
considered for approval by the City Council.
STAFF RECOMMENDATION:
Staff recommends approval of REZ22-0013, an application to designate 937 E Davenport Street
as an Iowa City Historic Landmark and rezone from Medium Density Single-Family Residential
(RS-8) to Medium Density Single-Family Residential with a Historic District Overlay (OHD/RS-8).
ATTACHMENTS:
1. Location Map
2. Staff Report to the Historic Preservation Commission; October 13, 2022
Approved by: _________________________________________________
Danielle Sitzman, AICP, Development Services Coordinator
Department of Neighborhood and Development Services
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Iowa City
Historic Preservation Commission
City Hall, 410 E Washington Street, Iowa City. IA. 52240
Memorandum
Date: October 5, 2022
To: Historic Preservation Commission
From: Jessica Bristow, Historic Preservation Planner
Re: 937 East Davenport Street, John and Anna Vrchoticky Prybil Cottage
The applicants, property owners Marybeth and Kenneth Slonneger, have requested that the property
at 937 East Davenport be designated as an Iowa City Historic Landmark. Designation of the property
as an Iowa City Historic Landmark will require Commission approval of any significant changes to the
exterior of the building. Landmark status will also make the property eligible for special exceptions
that would allow the Board of Adjustment to waive or modify certain zoning requirements and for State
Tax Credit funding of rehabilitation work as well as funding through our Historic Preservation Fund for
eligible rehabilitation projects.
As the attached site inventory form describes, the cottage at 937 East Davenport was built as a side-
gabled one-room cottage with a loft above for the children to sleep. The front door is centered on the
house and there is a single window to the east of the door. A gable addition was added to the rear of
the house before 1882 and a second, smaller gabled addition was added prior to 1920. Also prior to
1920 an open porch was added to the EL created by the original portion of the house and the first
addition. The house has wood lap siding with corner boards, minimal flat casing surrounding double-
hung windows, and a brick chimney in the end of the first addition.
This house has had very few changes since 1920. At some point, rolled asphalt siding was installed,
covering the original wood. The asphalt siding was removed before 2012 and the roof, which was
originally wood shingle and likely replaced over time with metal, was also replaced by then with the
existing metal roof. The current owners extended the porch to the rear of the house, along the side of
the rear addition. New trim boards have been installed over the original trim which remains
underneath. This alteration could be reversed. Unlike similar small cottages in the area, 937 East
Davenport has not had the history of numerous additions and alterations that many other small
cottages have suffered. It is still recognizable in its historic configuration.
John Prybil was a Bohemian immigrant and a brick mason. Returning to Iowa City from Chicago in
1873, he married Anna Vrchoticky and by 1874 they were living in the one room Cottage at 937 East
Davenport Street. The cottage was likely built by them. It does not appear on the 1868 Bird’s Eye
View Map of the neighborhood. By the time of the 1880 census, the couple was living in the house
with their first two children. While living in the one-room house they built the first addition and
increased their family to four children. In 1882, the Pribyl family purchased 405 Reno Street, the
former district schoolhouse, moved there, added to that house, and grew to a family of ten.
In her June 2000 report on the area, Survey and Evaluation of the Goosetown Neighborhood (Phase
III), historian Marlys Svendsen wrote,
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The survey found that the patterns of development experienced in Goosetown over the
past 13 decades have produced a neighborhood that shows few remnants of its
earliest history as a semi-agrarian ethnic community. These surviving vestiges include
the dozens of 1 and 1 ½-story frame dwellings densely clustered along the 900-1100
blocks of Bloomington, Davenport, Fairchild and Church Streets.1
The area consisted of mostly long narrow lots with the house located near the street allowing for
gardens, orchards, and animal grazing in the yards. A large portion of the Goosetown area was home
to a largely working-class immigrant population from Bohemia and Germany.
The Woods addition was known for the density of the lots. When it was platted in 1855, Woods did not
include the continuation of Summit Street as the major North/south street separating the Outlots of the
original town plat from Woods Addition. This allowed him to create longer block with more lots. He
also reduced the width of the north/south streets in the addition. Despite Woods’ goals for increased
density, many of the original landowners purchased multiple lots where they only built one house. This
allowed them to utilize the rest of the property for subsistence farming. Additional houses were added
later as family members built houses on the larger lots or the original lots were sold off.
At the time the house was constructed at 937 Davenport the lot was a narrow, 20 feet wide, an
example of that density that Woods sough for his Addition. The small house and long lot would have
provided the family with space to grow food and tend animals. Eventually over time, a portion of Outlot
7 was added to the lot for 937 East Davenport, increasing the width of the lot to 50 feet.
Small houses such as this were often used as starter homes for young couples. In fact, as Svendsen
states in her report, “Rental housing had been a part of Goosetown’s history from its earliest days with
small cottages serving as first-homes for the young families who rented them. Some of Goosetown’s
most modest residences provided housing for multiple generations.”2 By 1892, the house at 937
Davenport was owned and occupied by James Solnar, a laborer and his wife Frances. By 1899, their
son, who was also a laborer, was boarding in their home and within a few years had married and the
house was occupied by the young couple. After 1915, the property became a rental house.
Landmark Designation
The Commission should determine if the property meets criterion A. and B. and at least one of the
criteria C., D., E., or F. for local designation listed below:
a. Significant to American and/or Iowa City history, architecture, archaeology and culture;
b. Possesses integrity of location, design, setting, materials and workmanship;
c. Associated with events that have made a significant contribution to the broad patterns of our
history;
d. Associated with the lives of persons significant in our past;
e. Embodies the distinctive characteristics of a type, period, or method of construction; or
represents the work of a master; or possesses high artistic values; or represents a significant
and distinguishable entity whose components may lack individual distinction;
f. Has yielded or may likely yield information important in prehistory or history.
1 Page 8
2 Page 9
Staff finds that the property is recognizable as a small, historic Goosetown Cottage and that the
history of Goosetown is a significant aspect of our community history, so the property meets Criterion
A. In addition, the property is located in its original location, retains most of the historic materials that
define its historic character, and surrounded by residential properties that are indicative of its original
setting even though the area is not farmed in the same way it was historically. Therefore, staff finds it
meets Criterion B.
This house is an intact example of the small cottages constructed by the immigrant population of
Goosetown. Its was owned and built by a Bohemian immigrant who worked as a stone mason and
was later occupied by multiple generations of one family and even became a rental property or starter
home that was common in the neighborhood. The house is also one of the only remaining relatively
unaltered cottages of this one-room side-gabled type. For these reasons, staff finds that this house is
associated with the Goosetown immigrant population, the historic housing types of the neighborhood,
and their living habits, so that it also meets Criterion C.
While information is known about the first occupants and later occupants of the house, none of these
occupants could be considered significant to Iowa City’s past as individuals or through their
occupations. So, Staff does not find that it meets Criterion D.
937 East Washington is intact, but the roof has been replaced, more modern trim covers the original
trim, and there have been changes to some rear openings and the rear porch. The windows are
historic wood windows but at least the front window was likely replaced from the original window.
While the house has integrity to be eligible for landmark designation, and may be considered to still
embody the distinctive characteristics of a type and period of construction, at this time, staff does not
find that the house meets Criterion E.
Criterion F typically involves the possibility that the property has the potential to yield archeological
information. Given the limited number of changes to the building and the rest of the property, it may
be possible for the property to contain archeological resources, but nothing is known about it at this
time. The use of brick in the wall as a form of insulation is evident in the house and does provide
information about some past building practices. Even so, staff does not find that there is enough
information to consider the property meeting Criterion F at this time.
Based on the information provided, staff finds that the property meets criteria A, B, and C, and
therefore qualifies as an Iowa City Historic Landmark. Attachments include Site inventory forms for
the property, a statement and history document created by the applicant, a location map, and photos.
Recommended Motion:
Move to approve the designation of 937 East Davenport Street (John and Anna Vrchoticky Prybil
Cottage) as an Iowa City Historic Landmark based on the following criteria for local designation:
criteria A, B, and C.
937 East Davenport – front façade (north)
937 East Davenport Street- NW corner
937 East Davenport – NE corner with porch to the right
937 East Davenport Street - south elevation showing the first addition (before 1882) with the
chimney, the later addition (before 1920) in the foreground and the porch on the left. The porch
originally only extended along the side of the first addition.
New Site Inventory form by applicant
1920 Sanborn Fire Insurance Map (first one to include this area) showing property
with all additions
Older site inventory form - prior to recent research on original owner
Older site inventory form with asphalt siding photo
937 E. DAVENPORT STREET
Applicant statement and history document
A FIRST GENERATION IMMIGRANT COTTAGE IN GOOSETOWN
About a half a block away from our house stands a tiny cottage at 937 Davenport Street, a cottage that I’ve always admired,
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pleased when I saw that a brand new metal roof had been installed in the prevailing style and thought it a good omen. I kept a
careful eye on the house, for if it came on the market, I wished to purchase and restore the home.
So when seeing a demolition sign on 937 a few years ago, I was distressed. It was one of only a handful of small cottages that
I knew of in the neighborhood and three of those had disappeared in the last six months of 2022. Developers continue to
send letters to owners asking to buy up these properties for redevelopment. And because the eastern half of Goosetown has
been given no protection by the city, these small historic homes are particularly vulnerable to demolition.
The Prybil Family
After we bought 937, I traced the history of the family that owned it back to the early 1870s. Originally, it had consisted of
a single room with a loft above. And to my amazement, I learned that this tiny cottage had been owned by John and Anna
Prybil soon after their marriage. The Prybils were old “friends” as they had moved over a block to the one-room schoolhouse
that my husband and I restored and I had interviewed their son, Edward in the 1990s. Like the schoolhouse, an additional
room had been built on the back of 937 by Mr. Prybil. It mirrored the one he built at the the schoolhouse, including match-
ing shelves in the chimney piece. (In both cases, a third bedroom was added, but it is not known when they were built or by
whom.)
As mentioned, the earliest known owner—though the house may date from an earlier period—is associated with John Pribyl/
Sybil (1850-1933) and his wife. Family history says that John’s ancester in Bohemia “had quite a bit of land. At that time a Bo-
hemian acre was the equivilent of 2.5 acres American. Bohemians were not allowed to own more than 25 acres in one place,
but John’s father, Joseph Prybil, had managed to accumulate a number of pieces in different locations, as well as fuel, oxen,
and a wagon for trips to the coal mines.
Traditionally, oxen would make the trip to the mines in one day and return home on the second, but Mr. Prybil had been able
to purchase horses that made the trip there and back the same day, lowering the cost of each trip. When three Prybil sons
decided to emigrate from the town of Pribyslav in the Pilsen region of western Bohemia, (thought to be named after their
father—though it’s more likely that they were named after it), their father gave each son some money before leaving—the
sum was remembered as $3,700. Because his oldest son, Frank, had already been conscripted into the Austrian army and the
Austrians would soon be at war with Prussia in 1866, it was not believed that Frank and his share of the money would make
it to America. His two brothers crossed the ocean with their gold coins, but their money was stolen from their trunk during
the seventeen-day voyage. On arriving in New York without money, they contacted the Shalla’s (their Uncle Mataj had married
Maria Shalla and came to America in 1857) and were able to borrow money to get as far as Chicago. But on arrival there, they
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—the details of how he escaped conscription were not recorded—and reached America before his brothers.
One of those brothers was Joseph, who with his wife, Katerina, came to America around 1865. Initially, they lived on the
northwest corner of Davenport and Governor. Their son John became the owner of 937 E. Davenport. Even with an uncle
in the brewery business in Washington, Iowa, John wasn’t interested in brewing, he wanted to be a mason. After the Great
Fire in Chicago in 1871, masons were in great demand, so he moved there looking for work, still with only rudimentary Eng-
lish. When needing a place to stay in the city, he looked up and saw a sign that said “Rooms for Rent.” The girl that answered
the door was from his home town (not clear if this meant Iowa City or in Bohemia) and knew John’s family. So he boarded
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money, John returned to Iowa City.
He met his future wife, Anna Vrchoticky (ca. 1856–1902) while she was waitressing at Rees’ wine garden at the corner of
North Dodge and Prairie du Chien. They married at St. Mary’s in 1873 and purchased the property at 937 soon after. Re-
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tion, and to discourage vermin, perhaps the work of John. Nine years and four children later, they moved a block away into
the recently vacated Old District School House #11 at the corner of Davenport and Reno. There he built on an addition, an
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property. This once double-lot also had a garden for raising geese, chickens, and a runt pig —when it was legal—and grew
cherries, apples and plums. Something similar can be imagined on their earlier property at 937.
A story was passed down that John’s young son Albert brought about the change in the spelling of their last name. While
attending kindergarten at the Third Ward School on Davenport St., the teacher asked for Albert’s name and, because he was
missing his front teeth, she heard and wrote Sybil rather than Prybil. Somehow, the name differentiated this branch of a large
family from the Johns, James, Josephs and Franks through many generations of Prybils. Conversations with Edward Sybil, Goosetown
Archives
One of two other small, extant cottages in the neighborhood is a “sister cottage” in the 900 block of Bloomington, placed to
best utilize two yards tended by family members for growing vegetables and raising geese. A second example is at 911 E. Dav-
enport St. Each must represent a familiar early model that has all but disappeared.
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1850s at 410 N. Lucas. It was in a very degraded condition when we bought it: mushrooms grew on the interior stone walls,
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the back. This now delightful building is on the National Register. The second project was the 1868 one-room schoolhouse
at 405 Reno St. It had been stripped of its plumbing, electricity, and heat by a former owner. The small amount of electric-
ity needed for him to play music was generated by a stationary bike. Again, cleaning, painting, stripping out and rebuilding
decaying walls, plumbing, etc. were all necessary to restore this historic, oldest one-room schoolhouse in Iowa City. An attempt
was made to get the building on the National Register, but to do so a glassed-in side porch would have had to be removed
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acquired it, it was left it in place. The third project was moving and restoring the Wetherby House from Market St. to 611 N.
Governor St. It, too, had been a rental property in very bad condition and was gutted, a new foundation laid, walls rebuilt, all
new utilities, painting, etc. and it is now on the National Register. We’ve worked on a second-generation Goosetown home at
the corner of Church and Governor Streets, now in the Conservation District and have restored the 1906 home that we live
in on Davenport Street. Most of these projects have involved near-demoliton buildings that have shown merit when restored.
All are located in Goosetown, grew out of living in the neighborhood, and were attached to its immigrant history. This led to
interviewing third generation Bohemian families and to writing a book called Small But Ours about the Goosetown neighbor-
hood. Wetherby’s GalleryIROORZHGDERXWWKHÀUVWSRUWUDLWSDLQWHUDQGSKRWRJUDSKHULQ,RZD&LW\,VDDF:HWKHUE\ZKRVHKRPHLV
preserved on Governor St.; The Burg, about the writing community at the Hamburg Inn; Finials, about our historic downtown
and recently, Remembrance Park, about the beginnings of our county. Rather than destroying these tiny, historic cottages, we
feel it is important to protect and highlight them, ideally as a historic district, for only the western half of Goosetown is now
under protection.
Ken and Marybeth Slonneger
WORK LIST FOR 937 E. DAVENPORT STREET
Work on the cottage is not completed for we are getting tired; we have done the following:
Painted the exterior & interior of the house
Added the new side porch & metal roof
Added the french doors in bedroom
Purchased a new stove, refrigerator, and water heater
Added a new kitchen sink, counter and cabinetry
Provided all new electricity, ceiling lights & exterior lights
Blew in insulation behind all new drywall including loft
Rebuilt & recapped chimney
Provided a new cement pad as a patio
Installed all new combination screen/storm windows
Added a new side door & a period-style front door
Installed new base-heating system
Installed antique, claw-foot bath tub, shower system, new sink & toilet
Had railings/banister installed in loft
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Added some new plantings
PLANT LIST FOR 937 E. DAVENPORT STREET
WILDFLOWERS:
Starry solomon’s seal
White trout lilies
Virginia bluebells
Wild ginger
Pink turtleheads
Violets
Ferns
DOMESTICATED PLANTS:
Allium
Pink Naked Ladies
Redbud trees
Elderberry bushes
Crabapple tree in front
Assorted hostas
Peonies
Assorted Dianthus/Pinks
Daylilies
SIDE PORCH UNDER RESTORATION
STAFF REPORT
To: Planning and Zoning Commission
Item: SUB22-0013 McGrath Subdivision
Prepared by: Parker Walsh, Associate
Planner
Date: October 19, 2022
GENERAL INFORMATION:
Owner and Applicant:Rick Sayre
Warrior Enterprise LLC
1040 Center Point Rd
Hiawatha, IA 52233
Contact Person:Jon Marner
MMS Consultants
1917 South Gilbert St
Iowa City, IA 52240
j.marner@mmsconsultants.net
Requested Action:Approval of preliminary and final plat
Purpose:Create 2 commercial lots
Location:1501 and 1515 Willow Creek Drive
Location Map:
Size:1.94 Acres
Existing Land Use and Zoning:Developed Commercial space, Intensive
Commercial (CI-1)
Surrounding Land Use and Zoning:North:CI-1, Intensive Commercial
South:CI-1, Intensive Commercial
East:CI-1, Intensive Commercial
West:CI-1, Intensive Commercial
Comprehensive Plan:General Commercial
District Plan:Southwest
Neighborhood Open Space District:SW4
Public Meeting Notification:Property owners within 500’ of the subject
2
property received notification of the Planning
and Zoning Commission public meeting. A
subdivision sign was posted on the site at
Willow Creek Dr.
File Date:September 13, 2022
45 Day Limitation Period:October 28, 2022
BACKGROUND INFORMATION:
The applicant, Warrior Enterprise LLC, is requesting approval of a combined preliminary and final
plat (Attachment 2) of 1501 and 1515 Willow Creek Dr, a 1.94 acre commercial subdivision
containing two lots. The plat shows the existing buildings and infrastructure. No public
improvements are required. Lot 1 contains the existing building at 1515 Willow Creek Dr. and is
1.02 acres. Lot 2 contains the existing building located at 1501 Willow Creek Dr. and is 0.92 acres.
Both properties contain existing buildings and parking areas. The applicant intends to subdivide the
property, creating two lots.
The applicant indicated they have not held a Good Neighbor Meeting.
ANALYSIS:
Compliance with Comprehensive Plan:The IC2030 Comprehensive Plan identifies the
subject property as appropriate for general commercial development. The Southwest District
Plan identifies the subject property within the Willow Creek Subarea as suitable for general
commercial development. Both the Comprehensive Plan and Southwest District plan have
similar goals to enhance streets, sidewalks, and trails, while also providing safe and pedestrian
friendly street systems. The Southwest District Plan states “Due to the location of this area near
the highway interchange these businesses serve a regional market rather than the surrounding
neighborhoods. Because this is a major entrance to the community from Avenue of the Saints
(Highway 218), the appearance of this corridor is an important component of its economic
development”. The Plan also mentions the importance of improving the landscaping in this
commercial area to unite land uses and improve the appeal for adjacent neighborhoods as well
as those traveling in this part of the City.
Although there is no redevelopment of the subject property proposed at this time, lots 1 and 2
may be redeveloped in the future. In order to meet the goals of the IC2030 Comprehensive
Plan, the Southwest District Plan, and the Iowa City Bicycle Master Plan, staff has requested
that at the time of redevelopment an 8’ wide sidewalk be constructed within the public right-of-
way along the northern property line as a means to close the existing trail gap identified in the
Bicycle Master Plan in this area of town. The preliminary and final plat notes “An 8 foot wide
sidewalk shall be required along the frontage of each individual lot upon redevelopment of the
lots as further specified in the subdivision documents” and the requirement for construction of
the sidewalk is outlined in the legal documents. Currently, the Willow Creek Trail ends at the
bulb of the Willow Creek Dr. cul-de-sac but is envisioned to extend the length of Willow Creek
Dr. and connect to the existing trail along Highway 1.
Subdivision Design:The proposed subdivision contains two lots zoned Intensive Commercial,
each lot with an existing building. When the property is subdivided, Lot 1 and Lot 2 will each
maintain their own access off of Willow Creek Dr., no additional curb cuts will be required or are
necessary. The lots are almost completely developed for the outdoor storage of vehicles, with
the exception of the existing buildings and Willow Creek, which runs through the southern end
of the property. Lot 1 proposes a lot area of 44,384 square feet (1.02 acres) and Lot 2 proposes
3
40,035 square feet (0.92 acres). The proposed commercial lots meet the minimum dimensional
requirements of a CI-1 zone. In the CI-1 zone there is no minimum lot area, width, or frontage
requirements. There are also no setback requirements, other than a 10 foot front setback
requirement. The buildings on Lot 1 and 2 meet the minimum front setback requirement as the
existing buildings are setback beyond the 10’ minimum. The outdoor storage and vehicle repair
uses are allowed within Intensive Commercial zones. However, the existing development does
not conform with the outdoor storage screening requirements of section 14-2C-6I-2. Any future
redevelopment would be required to comply with Title 14 Zoning of the City Code. Additionally,
Willow Creek Dr. does not have sidewalks on either side of the street. The Comprehensive Plan
encourages sidewalks and has the goal to “continue the existing sidewalk infill program to close
gaps in the sidewalk network”. By requiring the construction of an 8’ sidewalk in the right-of-way
along the street side property line at the time of redevelopment, the goals of the Comprehensive
Plan, Bicycle Master Plan, and Southwest District Plan are closer to being met as envisioned.
Environmentally Sensitive Areas: Due to the presence of sensitive features on the property
such as Willow Creek, a regulated blueline stream, the applicant has submitted a final sensitive
areas development plan. The final sensitive areas development plan meets the base
requirements of the sensitive areas ordinance, and therefore, it will be reviewed administratively
per section 14-8B-7 of the City Code. According to section 14-5I-7D-1b, along tributaries to the
Iowa River that have a delineated floodway, a 30-foot natural buffer must be maintained
between any development activity and the edge of the floodway. The final sensitive areas
development plan shows the regulated stream corridor and the 30-foot buffer from the edge of
the floodway. No development activity is being proposed for the subject subdivision at this time.
However, existing pavement on the lots currently extends into the buffer area. The portions of
the property that contain regulated sensitive features, such as Willow Creek and its associated
buffer, are located within a conservation easement, as shown on the plat, to protect the
sensitive areas from any future development.
Transportation: Vehicular access is provided from Willow Creek Dr. As previously mentioned,
the Bicycle Master Plan identifies a trail gap along Willow Creek Dr. Staff requests that at the
time the lots are redeveloped, an 8’ wide sidewalk be constructed within the public right-of-way
along the northern property line. Future completion of the trail connection will provide a
pedestrian route from Willow Creek Trail, Willow Creek Park, and Kiwanis Park to the existing
trail along Highway 1. There is currently no complete sidewalk connection along Willow Creek
Dr. to provide safe pedestrian connections.
Storm Water Management:Existing stormwater management is provided via storm sewer lines
along the northern and eastern property lines. No additional improvements are required.
Sanitary Sewer Service: Sanitary sewer service is being provided by existing lines. No
additional improvements are required.
NEXT STEPS:
Upon recommendation from the Planning and Zoning Commission, the Preliminary and Final Plat
will be considered for approval by the City Council.
STAFF RECOMMENDATION:
Staff recommends approval of SUB22-0013, an application submitted by Warrior Enterprises LLC
for a Preliminary and Final Plat, a two lot, 1.94 acre commercial subdivision located at 1501 and
1515 Willow Creek Dr.
ATTACHMENTS:
1. Location Map
4
2. Preliminary and Final Plat
Approved by: _________________________________________________
Danielle Sitzman, AICP, Development Services Coordinator
Department of Neighborhood and Development Services
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LOT 1LOT 2HIGHWAY #1 WESTWILLOW CREEK DRIVEBARKER'S FIRST ADDITIONBARKER'S SECOND ADDITIONLOT 9LOT 8BARKER'S SECOND ADDITIONWILLOW CREEK(319) 351-8282IOWA CITY, IOWA 52240www.mmsconsultants.net1917 S. GILBERT ST.10-06-22IOWA CITYJOHNSON COUNTYIOWA08-25-22JDMJDMDMV2080-004113451.94 ACRES10-11-2211"=50'NOT TO SCALELOCATION MAPMCGRATH SUBDIVISIONPRELIMINARY AND FINAL PLATIOWA CITY, IOWAPROJECTLOCATIONDESCRIPTION - MCGRATH SUBDIVISIONCommencing at the Northeast Corner of Section 20, Township 79 North, Range 6 West, of the Fifth PrincipalMeridian, Iowa City, Johnson County, Iowa; Thence S00°17'55"W, along the East Line of the Northeast Quarterof the Northeast Quarter of said Section 20, a distance 300.37 feet, to its intersection with the EasterlyProjection of the South Right-of-Way Line of Willow Creek Drive; Thence S89°47'10"W, along said EasterlyProjection and South Right-of-Way Line of Willow Creek Drive, 313.69 feet, to the POINT OF BEGINNING;Thence S35°16'31"W, 392.46 feet, to a Point on the Northerly Line of Lot 9 of Barker's Second Addition, inaccordance with the Plat thereof Recorded in Plat Book 17 at Page 62 of the Records of the Johnson CountyRecorder's Office; Thence N65°22'11"W, along said Northerly Line, 265.08 feet, to the Northern most Cornerthereof, and the Southeast Corner of Lot 8 of said Barker's Second Addition; Thence N35°17'26"E, along theEast Line of said Lot 8, a distance of 255.72 feet, to the Northeast Corner thereof, and a Point on the SouthRight-of-Way Line of Willow Creek Drive; Thence N89°47'10"E, along said South Right-of-Way Line, 319.88feet, to the POINT OF BEGINNING. Said Tract of Land contains 1.94 Acres, and is subject to easements andrestrictions of record.LOCATION:A PORTION OF THE NORTHEAST QUARTER OF THENORTHEAST QUARTER OF SECTION 20, TOWNSHIP 79NORTH, RANGE 6 WEST, OF THE FIFTH PRINCIPALMERIDIAN, IOWA CITY, JOHNSON COUNTY, IOWA.LAND SURVEYOR:DAVID M. WEST P.L.SMMS CONSULTANTS INC.1917 SOUTH GILBERT STREETIOWA CITY, IOWA, 52240PHONE: 319-351-8282SUBDIVIDER:WARRIOR ENTERPRISES LLC1040 CENTER POINT ROADHIAWATHA, IOWA 52233SUBDIVIDER'S ATTORNEY:RAYMOND R. STEFANI II425 SECOND STREET SE, SUITE 700CEDAR RAPIDS, IOWA 52401DATE OF SURVEY:05-26-2022PROPRIETOR OR OWNER:WARRIOR ENTERPRISES LLC1040 CENTER POINT ROADHIAWATHA, IOWA 52233ALL BEARINGS ARE BASED ONIOWA STATE PLANECOORDINATES (SOUTH ZONE),LIBRARY CALIBRATION USINGTHE IOWA REAL TIMENETWORK (RTN), THEDISTANCES SHOWN ON THEPLAT ARE GROUNDDISTANCES AND NOT GRIDDISTANCES.PLAT/PLAN APPROVEDby theCity of Iowa CityCity Clerk Date:Date:Date:Date:Date:Date:CENTURYLINKIMONMETRONETMEDIACOMMIDAMERICAN ENERGY CO.Notes on this plat are not intended tocreate any vested private interest inany stated use restriction or covenantor create any third party beneficiariesto any noted use restriction orcovenant.NOTE: AN 8 FOOT WIDE SIDEWALKSHALL BE REQUIRED ALONG THEFRONTAGE OF EACH INDIVIDUALLOT UPON REDEVELOPMENT OFTHE LOTS AS FURTHER SPECIFIEDIN THE SUBDIVISION DOCUMENTS.
MINUTES PRELIMINARY
PLANNING AND ZONING COMMISSION
SEPTEMBER 7, 2022 – 6:00 PM – FORMAL MEETING
EMMA J. HARVAT HALL, CITY HALL
MEMBERS PRESENT: Susan Craig, Maggie Elliott, Mike Hensch, Mark Signs, Billie
Townsend
MEMBERS ABSENT: Mark Nolte, Maria Padron
STAFF PRESENT: Sara Hektoen, Anne Russett, Parker Walsh
OTHERS PRESENT: Michael Welch, Scott Miller
RECOMMENDATIONS TO COUNCIL:
By a vote of 5-0 the Commission recommends approval of SUB22-0006, an application
submitted by Douglas Paul of Monument Farms LLC and Joe Clark of Monument Hills LLC for a
Preliminary Plat and Sensitive Areas Development Plan for Monument Hills, a 70.22 acre
subdivision containing 65 single family lots, one being the existing 3106 Rochester Avenue home
referred to as lot 67, lot 65 intended for a senior living community, and lot 66 an existing
communications tower located west of north Scott Boulevard and north of Rochester Avenue.
CALL TO ORDER:
Hensch called the meeting to order at 6:00 PM.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
None.
CASE NO. SUB22-0006:
Location: West of N. Scott Blvd and north of Rochester Avenue
An application for a preliminary plat for Monument Hills, a 70.22 acre subdivision containing 65
single family lots, an existing communications tower on lot 66, and lot 65 intended to be a senior
living community.
Walsh began the staff report showing an aerial map of the property and then the zoning map
showing what was approved at during a recent rezoning was to rezone approximately 64.38
acres of the property to OPD/RS-5 and 0.31 acres to OPD/ID-RS to accommodate the existing
communications tower. Walsh pointed out the northwestern portion this area that was not
included in the rezoning but has been added to the subdivision and will remain ID-RS. Also
approved were the planned development overlay and sensitive area development plan. Part of
the rezoning, the following conditions were placed: prior to issuance of a building permit the
owner shall dedicate a private access easement to the property hereby zoned OPD/ID-RS;
dedicated public access easement to allow a public trail from the proposed development to
Calder Park in the form of agreement approved by the City Attorney and install a 10 foot wide
trail; also dedicated to the City without compensation is a right-a-way along Rochester Avenue
Planning and Zoning Commission
September 7, 2022
Page 2 of 6
and North Scott Boulevard; and the final plat for any of the above described land shall
incorporate traffic calming generally in locations shown on the overall concept plan. Walsh
pointed out that all of these conditions are shown on the plat and proposed to be met.
The preliminary plat shows the 70.22 acre area, including 65 single family lots, which includes
the existing home on lot 67, lot 66 is the existing communications tower and lot 65 is the
proposed senior living community. Also shown are outlots A, B, C, D the site of the mailbox
cluster, and E. Outlots A, B, C and E are proposing mainly becoming conservation easements.
The conditions shown here are access to lot 66 to the trail connection to Calder Park, the right-
of-way dedication in the southeastern corner and traffic calming features long Allison Way in the
form of raised crosswalks. The sensitive areas shown include woodlands, steep slopes, critical
slopes, wetlands and the existing conservation easement. Outlot E is shown in the sensitive
areas development plan and is separate from what was shown in the rezoning and has been
included in the plat for being the site of the connection to Calder Park. Walsh also pointed out
the stream crossing as well as wetlands, woodlands, Ralston Creek, protected slopes along
Ralston Creek, critical slopes and steep slopes. He noted the stream crossing will be reviewed
by Public Works to ensure that the least impactful crossing on sensitive areas is constructed.
The Comprehensive Plan identifies this area suitable for conservation design and encourages
the protection and preservation of natural features, enhance and provide pedestrian friendly
connections such as bike paths, trails and sidewalks, and provide safe and pedestrian friendly
streets. The Northeast District Plan identifies the subject property in the Bluffwood Neighborhood
and also as a conservation design area. Similar to the Comprehensive Plan it encourages the
preservation of natural features, enhance or provide pedestrian connections, provide safe and
pedestrian friendly streets and also encourages single family residential, duplexes, townhomes
and small scale apartments along arterial streets.
According to section 14-5k of the City Code, dedication of public open space or fee in lieu of land
dedication is addressed at the time of final platting for residential subdivisions. Based on 64.37
acres in a RS-5 zone the developer would be required to dedicate 1.38 acres or pay a fee in lieu
of land dedication. The applicant intends to pay a fee in lieu.
The storm sewer system will capture runoff and convey runoff to existing drainage ways. Public
Works has reviewed and approved the stormwater management plan. Water pressure analysis
was recommended by Public Works due to the relatively low static pressure in this area. Public
Works reviewed the analysis integrated with the findings which concluded that the current
system would be capable of providing the necessary flows and pressures to accommodate
development of Monument Hills.
Staff recommends approval of SUB22-0006, an application submitted by Douglas Paul of
Monument Farms LLC and Joe Clark of Monument Hills LLC for a Preliminary Plat and Sensitive
Areas Development Plan for Monument Hills, a 70.22 acre subdivision containing 65 single
family lots, one being the existing 3106 Rochester Avenue home referred to as lot 67, lot 65
intended for a senior living community, and lot 66 an existing communications tower located west
of north Scott Boulevard and north of Rochester Avenue.
Planning and Zoning Commission
September 7, 2022
Page 3 of 6
Following the Commission's recommendation, the next steps include final plat, final sensitive
areas development plan, site plan and building permits.
Hensch asked about the length of the roads and the traffic calming features because those look
like pretty lengthy roadways. Walsh is not sure of the specific length but Allison Way before
intersecting with Heron Drive is exceeding the 300 to 600 foot recommendation and that is the
purpose of the traffic calming features. Hensch asked about the type of the two traffic calming
devices. Walsh explained the raised sidewalk is like a traffic hump with the crosswalk on top.
Hensch asked about Outlot E, that's Ralston Creek which he presumes is a blue line stream so
are there any impacts in the wetlands in that area. Walsh stated there will be no impacts, the
trail connection as well as the stream crossing and the proposed sewer line are allowable uses,
so any impacts were not calculated into the development plan.
Hensch asked if the Army Corps of Engineers will be consulted with the building of that footpath
bridge. Walsh is not exactly sure but noted the applicant can probably answer that question.
Elliott asked if the public will have access to the walkway. Walsh conformed they would once it's
constructed. Elliott asked who removes the snow and maintains the walkway. Walsh stated it
will be the responsibility of the City.
Hensch opened the public hearing.
Michael Welch (Welch Design and Development) is representing Monument Farms and
Monument Hills stated what they are seeing tonight is the preliminary plat, which is almost
identical to the concept plan that was in the rezoning. He did note Ralston Creek is a blue line
stream and it also has mapped floodway and floodplain on it so they will be required to get Corps
permits for the sanitary sewer crossing and that's in process. They are just starting the design of
the pedestrian crossing and they're showing a bridge right now but are hoping they can do it with
a culvert from an economic standpoint and long-term maintenance cost for the City would be
lower too, but all permits will have to go through the Corps. Regarding any wetland impacts,
although they're not part of City Code because it's an allowable use, they wouldn't need to
mitigate any wetland impacts.
Hensch noted it’s pretty far upstream for Ralston, is it in the 100 year or 500 year flood zone.
Welch replied it is actually in both, closer to First Avenue is where there are the impacts from the
dam in Hickory Hill Park, or the backwater from that, and in the other stretch, they're just in the
hydraulic analysis, the capacity of the stream and flows.
Craig noted there's a quite a bit in the report about waterflow and asked why they chose to test
that and they think it's going to be okay. Welch stated Public Works asked them to look at the
impacts of this development on the water system. Because Churchill Meadows is kind of on a
dead end on the water system there's not a loop system once east of Scott Boulevard and as
mentioned the static pressure that's there without water flowing is lower than ideal. So Public
Works asked them to look and see what happens to the water pressure when they add the 65
Lots. They went through that analysis using some per capita demand and found because they're
west of Scott Boulevard, where it is looped, there's very little impact. The pressure drops about
Planning and Zoning Commission
September 7, 2022
Page 4 of 6
half a psi, which is not a big impact and not something that's going to impact Churchill Meadows.
Additionally, the other part that helps is this development is lower than Rochester Avenue and as
they go downhill, that pressure increases.
Scott Miller had a question on the trail, it says 10 foot and is that going to be both concrete and
grass or just grass because Calder is all grass.
Welch confirmed the path will be 10 feet wide and paved to Calder Park and then from there, it'll
be a City project to determine what to do with it once it is inside Calder Park.
Scott Miller commented that Calder Park itself is a dead-end Park so they're not really
connecting into anything and he doesn’t understand the need to have that being a concrete path,
considering everything leading into Calder Park and out of Calder Park is either sidewalk or
grass. Putting the concrete in there will require City maintenance to clean it, keep it maintained,
etc, versus having grass, specially through a wetland area.
Craig noted however it gives that neighborhood pedestrian access to everything that's kitty
corner to this development, such as walking down to Blackstone’s at night. She is big sidewalk
person and this certainly looks like it improves the pedestrian access or bike access that people
have to get north and east.
Hensch closed the public hearing.
Signs moved to recommend approval of SUB22-0006, an application submitted by
Douglas Paul of Monument Farms LLC and Joe Clark of Monument Hills LLC for a
Preliminary Plat and Sensitive Areas Development Plan for Monument Hills, a 70.22 acre
subdivision containing 65 single family lots, one being the existing 3106 Rochester
Avenue home referred to as lot 67, lot 65 intended for a senior living community, and lot
66 an existing communications tower located west of north Scott Boulevard and north of
Rochester Avenue.
Townsend seconded the motion.
Hensch noted that during the rezoning application there was discussion and concern of the
limited pedestrian access and movement within the development and that was pretty persuasive
to him.
Townsend noted there was no report about a good neighbor meeting. Hensch noted there was
one at the rezoning application.
Craig noted she feels they have not seen very many of these preliminary plat since she has
joined the Commission, but they approve the preliminary plat and then Council approves the final
plat, but what if there are changes between the preliminary plat and final plat. Hekteon noted the
plats cannot change in any material way, just minor issues, otherwise it must come back before
the Commission as well.
A vote was taken and the motion passed 5-0.
Planning and Zoning Commission
September 7, 2022
Page 5 of 6
CONSIDERATION OF MEETING MINUTES: AUGUST 3, 2022:
Townsend moved to approve the meeting minutes of August 3, 2022.
Elliott seconded the motion.
A vote was taken and the motion passed 5-0.
PLANNING AND ZONING INFORMATION:
Russett noted City Council approved the Sandhill Estates Part Five final plat.
Hensch informed everyone that Mr. Nolte submitted his resignation from the Commission today
so if anybody knows a person who would be a good member of the commission, please
encourage them to apply. He believes in accordance to gender balance law, that appointment
would have to be a male.
Craig asked about the project the Commission approved some time back over on Riverside
Drive, just on the north side of the railroad crossing at North Myrtle and Riverside, and she
wondered when that project was going to start. Signs replied he is guessing soon because it
appears they did not release those apartment buildings and they're empty. Russett noted staff
has not received a design review application yet and all plans will need to go through staff design
review, site plan review and building permits so it may be months before anything happens at
that location.
Townsend asked regarding Forest View, have those families been relocated. Hekteon believes
some of the families have been relocated, those that have children that would have gone to
Horace Mann, but there's still quite a few people over there.
Townsend asked if on Prairie Du Chien, where they used to have the trailer courts which are now
all cleared out, are they going to do anything over there. Russett replied the City has not
received any applications for that property at this point.
ADJOURNMENT:
Craig moved to adjourn.
Townsend seconded.
A vote was taken and the motion passed 5-0.
PLANNING & ZONING COMMISSION ATTENDANCE RECORD 2022-2023 7/6 8/3 9/7 CRAIG, SUSAN X X X ELLIOTT, MAGGIE X X X HENSCH, MIKE X X X NOLTE, MARK O/E O/E O/E PADRON, MARIA X X X SIGNS, MARK X X X TOWNSEND, BILLIE X X X KEY: X = Present O = Absent O/E = Absent/Excused --- = Not a Member