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HomeMy WebLinkAbout11-2-2022 Planning and Zoning CommissionPLANNING AND ZONING COMMISSION Wednesday, November 2, 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 Comprehensive Plan and Zoning Code Amendments 4. Case No. CPA22-0002 A request to set a public hearing for November 16, 2022 on a proposed amendment to the Southwest District Plan. 5. Case No. REZ22-0011 Consideration of an amendment to Title 14, Zoning to enhance land use regulations related to solar energy systems and further climate action goals. 6. Consideration of Meeting Minutes: October 19, 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(oo)iowa-city.org. Early requests are strongly encouraged to allow sufficient time to meet your access needs. Upcoming Planning & Zoning Commission Meetings Formal: November 16 / December 7 / December 21 Informal: Scheduled as needed. Ir , �ni�lilr 4 CITY OF IOWA CITY CITY OF I O WA CITY MEMORANDUM Date: November 2, 2022 To: Planning 81 Zoning Commission From: Kirk Lehmann, Associate Planner, Neighborhood 81 Development Services Re: Comprehensive Plan Amendment (CPA22-0002) to update the Southwest District Plan, including background information and the future land use map for the Rohret South Subarea Introduction First adopted in 2002, the Southwest District Plan guides future development for land south of Melrose Avenue, west of the Iowa River, and north of Highway 1, to the western edge of the City's growth area. The Southwest District is divided into 4 subareas as shown in Figure 1. Of these, the Rohret South subarea has experienced the least development due to a lack of urban infrastructure. In 2023, the City will extend wastewater infrastructure west of U.S. Highway 218 which will allow development at urban densities in the Rohret South subarea. For a full version of the current plan, visit www.icgov.org/districtplans. Figure 1. Southwest Planning District Subarea Map `;w Rnmccell tiu b;uca NFchcr tiuba rra 1N illms (1vv k SIIImI va n.n 610 Huhret South Subarea 1 ,itGM�PY.1.5W I ♦t 1 I •; 1 Staff developed the proposed Comprehensive Plan Amendment (CPA22-0002), shown in Attachment 1, to incorporate form -based land use patterns into the Rohret South subarea future land use map as well as to update background information. The purpose is to help ensure the plan continues to align with the policies, preferences, and circumstances in Iowa City today prior to development. In addition, the amendment will help encourage a diversity of housing types at a compatible scale and the development of compact and connected neighborhoods. It also supports other goals of City Council, including those related to equity and climate action. November 2, 2022 Page 2 Background The Southwest District Plan is one of 10 district plans incorporated into the City's Comprehensive Plan, Iowa City 2030, which serves as the roadmap for directing growth and development in Iowa City. Adopted in 2013, IC2030 describes a broad vision for the future of the City and provides guidance on planning issues to achieve that vision over time. District plans provide more detailed direction to address the unique issues and opportunities in each of the City's planning districts. One of the City's primary tools in implementing its Comprehensive and District Plans is the Zoning Code, which provides rules for how land can be used and developed, including what structures can be built where, and how they will be used. Conventional zoning codes focus first on regulating land use (e.g. residential, commercial, or industrial), and secondly on related standards such as density of dwelling units, maximum heights, lot coverage, and minimum on -site parking. Form - based codes differ by focusing less on land use and more on the scale of development (e.g. bulk and height) and its relationship to the public realm. The intent is to produce neighborhoods that: • Are safe for pedestrians and encourage walking; • Will preserve important environmental resources; • Contain a connected network of streets and paths; and • Allow for a variety of housing types and price -points. The City adopted a form -based code for use in undeveloped areas in 2021 after multiple years partnering with Opticos Design. However, the City must amend its district plans to implement form -based future land use categories in its growth areas. The South District Plan was the first to incorporate form -based land use categories, and staff identified the Southwest District as an appropriate next step because growth is anticipated once sewer infrastructure is extended in 2023. Due to this and the current plan's age, an update utilizing a form -based future land use map is prudent prior to annexation and development. Process The City's targeted update of the Southwest District Plan focuses on background information and the concept for the Rohret South Subarea. Figure 2 summarizes outreach conducted as part of this process. Full summaries of the survey, focus group, and public open house responses are included in Attachment 3. Regular correspondence and additional interviews and group conversations were also conducted throughout the planning period. Over the course of the project, staff developed a contact list which now exceeds 225 email addresses. Figure 2: Public Outreach Summary Public Events Date Approx. # Participants Focus Group Meetings (Property owners, city-wide stakeholders, government & neighborhood organizations, Iowa City Community School District, and Development Community) Dec. 2020 & Jan. 2021 31 Public Survey Dec. 2020 — Jul. 2022 168 Parks & Recreation Commission Jan. 2021 7 Additional Meetings with Landowners/Stakeholders Apr. 2021 -Present 11 Party in the Park Aug. 2022 41 Public Open House Sep. 2022 117 City Staff Technical Committee Throughout 8 Note: Many individuals likely participated in multiple public outreach events. November 2, 2022 Page 3 Initial outreach was conducted through winter 2020 and spring 2021. The City began the process by engaging the public through a mix of surveys, individual interviews, and focus group meetings. The survey was publicized by mailings to nearly 800 owners and occupants near the subarea and word-of-mouth. Focus group participants were selected to include representatives from the local development community, local government entities, property owners, neighborhood organizations, and other area and city-wide stakeholders. Staff also met several times with the Iowa City Community School District to understand future facility needs in the area, as well as with property owners and others that indicated an interest in the process. Following initial outreach efforts, staff reviewed the plan's original concept map and identified a need to incorporate form -based future land use categories and the new fringe area adopted in 2021. However, planning efforts paused following the unsuccessful Carson Farms annexation until more direction was available regarding the area's future. Upon resuming work in 2022, staff again collaborated with Opticos Design to develop a land use and street framework. After drafting a future land use map, staff attended the Party in the Park event at Hunter's Run and held a public open house on September 1, 2022 which was attended by approximately 117 participants. Following the open house, staff made several revisions in response to public input, including - Removing some through -streets; - Adding alleys along certain primary streets; - Redesignating the 100-year floodplain to the west as private open space; - Reducing the size of the northeast neighborhood center's Transect 4 Main Street area; - Shifting the locations of neighborhood centers in the southeast and northwest; - Expanding Transect 3 Neighborhood Edge areas near Weber Elementary and Kitty Lee Road and adjusting some other boundaries; and - Reconfiguring road networks for efficiency and in response to other changes. Following the meeting, staff published the public adoption draft plan on October 19, 2022. Written comments received throughout the process are discussed later in the correspondence section of this memo. Written comments will continue to be accepted until a decision by City Council. Pr000sed Amendment: The proposed amendment includes changes to the Southwest District Plan that help ensure the document contains up-to-date information and a refreshed vision for the Rohret South subarea that is consistent with current City policy and preferences prior to development. First, background information was updated throughout the plan. Changes in the introduction are limited to a description of the update process and references to the 2013 Comprehensive Plan. Updates to the Past and Present section include new maps that reflect the 2021 Fringe Area Agreement, and revisions to subsections on Housing, Public Institutions, Transportation, Commercial Development, and Parks and Open Space reflecting changes in circumstance over the past two decades. Updates to background information in the Planning for the Future section are similar to those made to the Past and Present Section, including revised descriptions in the Transportation and Public Services and Facilities subsections, in addition to updated subarea maps. There are some minor modifications in the Planning Principles subsection, but they are limited to a reference to IC2030 and to removing a reference to the Carson Lake concept plan. The more substantive changes to the plan are to the subsection on the Rohret South subarea. Goals for the subarea were not changed, but the future land use map was revised to utilize categories based on form rather than land use and the area was expanded to reflect the 2021 Fringe Area Agreement. A subsection was also added to explain the land use philosophy and its implementation in the Southwest District. The new future land use map, which includes a thoroughfare map, continues to meet the goals of the original plan but will guide development in November 2, 2022 Page 4 a way that better reflects current land use policy. The text in this section was also modified to better achieve intended outcomes in the subarea, including changes to the subsections on public services and facilities, new neighborhoods, housing, transportation, and neighborhood centers (formerly commercial development). While form -based standards generally align with the existing policies in the Southwest District Plan, these changes address any discrepancies between conventional and form -based development and better align with more recent policy decisions regarding future development in Iowa City. Analysis The Iowa City Comprehensive Plan serves as a land -use planning guide by illustrating and describing the location and configuration of land uses envisioned throughout the City; providing notification to the public regarding intended uses of land; and illustrating the long-range growth area limit for the City. The City Council may consider amendments to the City's Comprehensive Plan after a recommendation by the Planning and Zoning Commission. For a Comprehensive Plan Amendment to be approved, evidence must be provided that the request meets the following two approval criteria in Section 14-8D-3D of the City Code. 1. Circumstances have changed and/or additional information or factors have come to light such that the proposed amendment is in the public interest. Since the Southwest District Plan's adoption two decades ago, there have been numerous changes within Iowa City. In addition to the City's continued growth and development, City regulation and policy has also evolved significantly. From 2000 to 2020, Iowa City added more than 12,600 new residents of which more than 2,700 occurred west of Mormon Trek Boulevard. This growth included subdivisions such as Galway Hills, County Club Estates, Wild Prairie Estates, and West Side Estates. Consequently, almost all land in the Southwest District east of Highway 218 is now fully developed, and some areas near Riverfront Crossings West are even experiencing redevelopment. Additionally, new major street connections have been built since the plan was adopted, including Camp Cardinal Boulevard to the north and McCollister Boulevard to the south, and other changes have also occurred such as the closure of Roosevelt Elementary School. At the same time, annexations with a residential component decreased from 825 new acres in the 1990s to 115 new acres in the 2010s with most recent development occurring on previously annexed land. Growth is expected to continue in the future with an estimated 19,265 new residents moving to Iowa City between 2020 and 2040.' As residential land previously annexed continues to develop, and as sewer service expands under Highway 218, it becomes prudent to review future development patterns in the Rohret South subarea, which remains largely agricultural with some rural residential and institutional uses. These factors constitute major changes since the plan was adopted in 2002. In addition, the City has adopted several major regulatory changes. The City overhauled its Zoning Code in 2005 and updated its Subdivision Code in 2008. In 2021, the City also expanded its growth area through the Fringe Area Agreement with Johnson County and adopted a form - based code with the intent of applying it in greenfield growth areas. Changes to land use regulations have a direct impact on what can be built where, and how it can be built, so these changes alone make it worthwhile to review and revise the plan to ensure its consistency with the current regulatory framework. Furthermore, other policy changes since 2002, including a new Comprehensive Plan update and an increased focus on climate action and equity, constitute additional circumstances that have occurred and that demonstrate the proposed amendment is in the public interest. I Future Forward 2050: Long Range Transportation Plan, Metropolitan Planning Organization of Johnson County, adopted May 25, 2022. November 2, 2022 Page 5 The City adopted the IC2030 Comprehensive Plan in 2013. While it maintains the planning framework of the previous Comprehensive Plan, it incorporates sustainability as foundational to the plan's structure and includes revised goals and strategies related to growth, land use, housing, economic development, and transportation, among others. In 2018, the City adopted a Climate Action & Adaptation Plan with goals to reduce carbon emissions by 45% by 2030 and to achieve net zero emissions by 2050. Form -based land use can help address issues associated with conventional land use planning that have historically led to separated land uses and low density spawl. The development patterns associated with conventional land use planning encourages auto -oriented development and increases traffic congestion and greenhouse gas emissions. On the other hand, form -based land use planning can improve the building and transportation systems through compact neighborhoods with destinations that are easily accessible by foot, bike, and bus in addition to cars. In 2020, the City adopted actions in Resolution 20-159 to enhance social justice and racial equity in the community. Historically, conventional zoning regulations have been used to enforce racial and class segregation through exclusionary practices such as single-family only zoning and large minimum lot sizes, along with other policies such as redlining, restrictive covenants, and the demolition of "slums" where persons of color lived. Form -based land use helps address these past wrongs by permitting a diversity of housing types and price points. While it does not solve this complex issue, it mitigates one barrier to providing housing options that are more affordable and allows for a broader range of housing choices for all residents, including those still recovering from generations of targeted exclusion and disinvestment. 2. The proposed amendment will be compatible with other policies or provisions of the comprehensive plan, including any district plans or other amendments thereto. The proposed amendment aligns well with the existing goals and objectives in the Southwest District and Comprehensive Plans. The adopted future land use map of the Comprehensive Plan shows the area as containing residential land uses, primarily at a density of 2-8 dwelling units per acre, but with some areas shown as rural residential. It also includes a small area with neighborhood commercial and mixed use development, along with some public/semi-public uses and open space, though this is limited to only a small portion of the Rohret South subarea. Similarly, the current Southwest District Future Land Use map shows a mix of land use categories in the subarea, including Large Lot/Rural Residential, Single-Family/Duplex Residential, Narrow Lot/Townhouse Residential, Mixed Use, Neighborhood Commercial, Open Space, and Public Services/Institutional Uses, among others. The proposed future land use map maintains many of the same land use and building types but allows a mix of them throughout the area instead of segregating different housing types by area. It also looks at the full subarea rather than only those areas expected to develop first. However, the new map does not include rural residential uses as it is now expected that these land uses will be annexed into the City over time. The proposed amendment also supports several goals from the IC2030 Comprehensive Plan: • Ensure a mix of housing types within each neighborhood, to provide options for households of all types (singles, families, retirees, etc.) and people of all incomes. • Encourage pedestrian -oriented development and attractive and functional streetscapes that make it safe, convenient, and comfortable to walk. • Plan for commercial development in defined commercial nodes, including small-scale neighborhood commercial centers. • Support preservation of valuable farmland, open space, and environmentally sensitive areas. • Ensure that future parks have visibility and access from the street. • Discourage parks that are surrounded by private property; encourage development of parks with single -loaded street access. November 2, 2022 Page 6 Similarly, the plan continues to use the same goals of the Southwest District Plan for the Rohret South subarea, which align with proposed changes to the text and future land use map: • Encourage housing diversity in new neighborhoods. • Preserve natural features and topography. • Build streets that enhance neighborhood quality. • Encourage commercial development that serves local residents. • Reserve space for neighborhood parks and trails that connect to other areas of the City. • Provide adequate street and pedestrian access to recreational facilities and other public amenities. • Establish a public focal point for new neighborhoods, such as a lake or park. On the other hand, amendments related to the background section are relatively minor or simply provide more accurate context due to the significant changes since 2002. In addition to being compatible with the IC2030 Comprehensive Plan and existing goals of the Southwest District Plan, the proposed amendment aligns well with other more recent policy efforts of the City, including the City Council's Strategic Plan, the Climate Action and Adaptation Plan, and the City's Black Lives Matter & Systemic Racism Resolution. As other District Plans are updated in the future, incorporating these elements is essential to ensuring consistency in all City documents. Public Comment Staff received several comments regarding the proposed amendment to the Comprehensive Plan. These comments are included Attachment 2. Next Steps At an upcoming meeting of the Commission, a public hearing must be held on the proposed Comprehensive Plan Amendment (CPA22-0002) to update background information and the section on the Rohret South Subarea. Following the hearing and recommendation from the Planning and Zoning Commission, City Council will set and then hold a public hearing at two subsequent meetings, after which Council will determine whether or not to adopt the proposed amendment. Staff Recommendation Staff recommends that the Planning and Zoning Commission set a public hearing for November 16, 2022 on CPA22-0002, a proposed amendment to the Southwest District Plan to update background information and the section on the Rohret South Subarea. Attachments 1. Proposed Changes to the South District Plan 2. Correspondence 3. Open House Comments & Survey Results 4. Public Input Summary Approved by: • �� T Danielle Sitzman, AICP, Development Services Coordinator Department of Neighborhood and Development Services Attachment 1 SOUTHWEST DISTRICTPLAN ADOPTED OCTOBER 8, 2002 AMENDED NOVEMBER 30, 2021 AMENDED XXXXXXXX XX, 2022 • "'r®•'� CITY OF IOWA CITY Department of Planning and Community Development 410 East Washington Street, Iowa City, Iowa 52240 SOUTHWEST DISTRICT PLAN ADOPTED OCTOBER 8, 2002 AMENDED NOVEMBER 30, 2021 AMENDED XXXXXXXX XX. 2022 � r ._. p m V"Nrl CITY OF IOwA CITY Department of Planning and Community Development 410 East Washington Street, Iowa City, Iowa 52240 www.icgov.org City Council of Iowa City Ernest W. Lehman, Mayor Dee Vanderhoef, Mayor Pro Tern Connie Champion Steven Kanner Mike O'Donnell Irvin Pfab Ross Wilburn Iowa City Planning and Zoning Commission Ann Bovbjerg, Chair Dean Shannon, Vice Chair Jerry Hansen, Secretary Donald J. Anciaux, Jr. Benjamin Chait Ann Freerks Elizabeth Koppes Department of Planning and Community Development Karin Franklin, Director Jeff Davidson, Assistant Director Robert Miklo, Senior Planner Karen Howard, Associate Planner Shelley McCafferty, Associate Planner John Yapp, Associate Planner John Adam, Associate Planner Kay Irelan, Graphics Tech Erin Welsch, Intern INTRODUCTION The Iowa City Comprehensive Plan presents a vision for Iowa City, provides a strategy for realizing the vision, and sets policies for the growth and development of specific geographic areas of the city. Since the adoption of the Comprehensive Plan in 1997, and its update in 2013, the City has embarked on a series of District Planning efforts in order to provide vision and guidance for development that is more closely tailored to specific areas of the City. District plans are intended to promote patterns of land use, urban design, infrastructure, and services that encourage and contribute to the livability of Iowa City and its neighborhoods. District plans are advisory documents for directing and managing change over time. They serve as guides to decision -making, public deliberation, and investments. The Southwest District Plan establishes planning principles, goals and objectives that relate specifically to the history and existing conditions of specific areas within Southwest Iowa City. The plan addresses issues of housing, transportation, commercial development, public and neighborhood services, and parks, trails and open space. Since the Southwest Planning District includes older neighborhoods, new subdivisions, and also areas that have yet to be developed, it is difficult to establish specific goals and objectives that would apply to all areas of the district. Therefore, the plan divides the district into four subareas: the Roosevelt Subarea, the Willow Creek Subarea, the Weber Subarea, and the Rohret South Subarea. While there are basic planning principles that apply to the entire Southwest District, the plan highlights specific issues and corresponding goals and objectives for each of the four subareas and illustrates a vision for future land use on plan maps for each subarea. The planning principles, goals, and objectives within this plan are intended to be consistent with community -wide goals and policies that are embodied in the Iowa City Comprehensive Plan. Establishing sound planning principles and a vision for the future will benefit citizens living or working in the Southwest District as well as citizens in Iowa City as a whole. The Plan is divided into two sections: The Southwest District: Past and Present, which describes the location, history and existing conditions in the Southwest District; II. The Southwest District: Planning for the Future, which sets forth the planning principles, goals and objectives that will act as a framework on which to base future development decisions. This section includes a discussion of district -wide issues such as transportation and public infrastructure as well as more detailed guidelines for each of the four subareas in the district. Plan maps and concept plans in this section help to illustrate plan goals and objectives. Southwest District Plan 10/08/8210/19/22 1 Planning Process The Southwest District Plan is based on the input of many individuals, neighborhood groups, — and other interested organizations. During the summer and fall of 2001, staff from the City's Department of ��— Planning and Community Development collected background information about the area through historical research, interviews, and 1 site visits. To kick off the public process, the City sent over 5,000 individual notices to invite area residents to a planning workshop on November 8, 2001. The workshop was also promoted through area schools, on the City's website and in the local newspaper. Over 200 citizens responded to this outreach effort and requested to be kept informed of the planning process as it unfolded. At the first workshop, participants used the background information gathered by city staff to inform their own knowledge and experience as they worked to formulate a vision for the district. Approximately 100 citizens spent the evening examining issues relating to housing, commercial development, transportation, parks and open space, and discussed ways to make the district more livable over time. On February 5, 2002, citizens met at a second workshop to build on the work accomplished in November. Participants worked in small groups to develop more specific goals and objectives for the plan. It became apparent during the workshop process that more specific direction was needed for different geographical areas in the district. A plan for the development of new neighborhoods was needed for the outlying areas of the district, while existing zoning, traffic, and redevelopment issues are a priority for inner neighborhoods and commercial areas. In addition, specific recommendations were requested by the City Council for the area bounded by Miller Avenue, Benton Street, Harlocke Street, and Highway 1. This area was placed under a development moratorium to allow time to complete a planning study to determine the most appropriate zoning and land uses for the remaining undeveloped land. A Southwest District Plan 10/0W0210/19/22 2 smaller working group of citizens and planning staff was formed to help identify specific concerns and discuss possible scenarios for future development. The planning principles, plan maps, and concept plans contained in this document were developed from the public input gathered throughout the planning process. Citizens generated many of the specific policies and design concepts in the plan. A draft plan was presented to the public in July of 2002. The Planning and Zoning Commission reviewed and discussed the plan with citizens at several public hearings in August and September and forwarded their recommended draft to the City Council for review and adoption. The City Council discussed the Planning and Zoning Commission's recommended draft at a public hearing in September. After consideration of public comments, the City Council adopted the Southwest District Plan on October 8, 2002, making it an integral part of the City's Comprehensive Plan. In winter 2020, the City began a targeted update of the plan focused on background information and the Rohret South Subarea. The goal was to vision what future development may look utilizing form -based zones for greenfield sites in light of the planned wastewater service extension under Highway 218 in 2023. Public input was gained throughout the project timeline, including a public open house on September 1, 2022. The draft plan was posted in October 2022, after which the Planning and Zoning Commission reviewed and recommended XXXXX of the draft update at a public hearing in November. After considering public comments at a public hearing, City Council XXXXXX the Plan Update on XXXXX XXX, 2022. How Will the Southwest District Plan Be Used? The Southwest District Plan is intended to be a guide to development within the district for the next twenty to twenty-five years. As the City reviews subdivision and rezoning requests, the plan will be consulted to help ensure that new development fits into the surrounding neighborhoods. The City will refer to the Plan when setting funding priorities for public projects and services. Property owners, developers and others may also use the plan when making decisions regarding investment in the Southwest District. Continued citizen input will be important during the implementation of the plan. Private investment and neighborhood initiatives to enhance or improve housing and commercial areas and to protect valuable environmental and historic resources will be essential to the implementation of the Southwest District Plan. Southwest District Plan 10/08l9210/19/22 Southwest District Plan 10MM210/19/22 The Southwest District Past and Present ♦ Location ♦ History & Existing Conditions Southwest District Plan 10/08/9210/19/22 5 LOCATION SouXPlanning g District The Southwstrict extends from the Iowa River west tot ity's western th area limit. It is bounded on the north by Melrose Avenue Grand Aven nd on the south by Iowa Highway 1. In the mid-1990's the City's gr h are it was expanded westward to the future alignment of Highway 965, whi ntually skirt the eastern edge of the Iowa City Landfill. Southwest District Plan a 9/08/9210/19/22 LOCATION �WKlrysoH 1-- IFIF 1 \ zu�/ rr 6--N sr \ I c 1 o — a I L/ i i Southwest Planning District The Southwest Planning District extends from the Iowa River west to the City's western growth area limit. It is bounded on the north by Melrose Avenue and Grand Avenue and on the south by Iowa Highway 1. In the mid-1990's the City's growth area limit was expanded westward to the future alignment of Highway 965, which will eventually skirt the eastern edge of the Iowa City Landfill. The growth area limit was further expanded in 2021 to account for new anticipated growth, which added iust over 712 acres of land in the western and southern Dortions of the Southwest Planning District Southwest District Plan 10/08/0210/19/22 6 Southwest District Plan 10/08/0210/19/22 HISTORY AND EXISTING CONDITIONS The Southwest District consists primarily of residential development, although it also contains important commercial areas along Riverside Drive, Highway 1 and Mormon Trek Boulevard. The residential neighborhoods and commercial areas are linked to the rest of Iowa City by a network of arterial streets and regional trails, including Melrose Avenue, Benton Street, Rohret Road, Mormon Trek Boulevard, Riverside Drive, the Willow Creek Trail, and the Iowa River Corridor Trail. Along Melrose Avenue the District abuts University Heights, which is incorporated as a separate city. The land use map on the previous page is provided as a reference. It indicates the various land uses in existence at the time this plan was updated in August 2022. Land uses remain similar to when the plan was originally drafted in June 2002devek ped. Housing The map on the following page illustrates the existing development pattern in the Southwest District. As one can see from this map, the residential uses in the District range from low -density single-family homes to high -density apartments in areas along the north side of Benton Street and along Mormon Trek Boulevard. While the area located east of Highway 218 is nearly completely developed, the area west of the highway contains low -density single-family subdivisions bordering large areas of agricultural land. While much as farmland, of the land south of Rohret Road and west of Highway 218 is still used vestiges of early country living still remain in the eastern part of the district along Melrose Avenue and Benton Street. The earliest -known house of record is at 817 Melrose Avenue. Two blocks east is the Billingsley-Hills-Widness house at 629 Melrose Avenue, which was originally a 34-acre country estate. Constructed in 1870, this Italianate structure is one of three former estates on Melrose Avenue listed on the National Register of Historic Places. The other two houses are the Cannon -Gay and Pratt -Soper houses at 320 and 503 Melrose Avenue, respectively. Southwest District Plan 10/19/2210/08102 There are also a number of historic houses on Benton Street, including the Williams- Unash house located just east of Roosevelt School at 602 W. Benton Street, and the Cyrus S. Ranck house at 747 W. Benton Street, which was recently designated an Iowa City Landmark. Built at the turn of the century, the house was originally surrounded by a 22-acre orchard. The current owners continue to maintain a large part of this property as natural woodland. The vacant property across from the school was once occupied by another historic brick structure, the William Butterbaugh house, which was built in 1884 on a 160-acre farm. Behind the house were several barns and other farm structures. In 1925 Charles W. Ruppert, Sr. purchased the property and rented it to William Sanger who operated a dairy farm at this location. The Rupperts still own portions of the original farm heweyer fh^ house was abandoned and eventually demolished. It is now developed and includes the Prairie Hill Co -Housing project and a new public parkT-le Ruppert pmpeFty is one of the few IaFge, undeveloped traGtS FemaiRiRg on the easteR4 pa Ft of the DistFiGt The earliest subdivisions within the Southwest District were developed between 1921 and 1924 in the area south of Melrose Avenue and north of the former Rock Island Railroad and Myrtle Avenue. These included Melrose Place, Circle and Court, as well as Brookland Place, Brookland Park, and Triangle Place. This neighborhood has narrow streets, and a wooded, rugged character that makes it intimate and distinct. Another early subdivision occurred along Miller and Hudson Avenues south of Benton Street. Many of the homes along these streets were built as a part of the Baily and Beck Addition, which was platted in 1927. Much of the area along Benton and Orchard Streets was platted in the late 1940s. A World War II aviation manufacturer constructed the small ranch -style homes along Douglas Street and Douglas Court, which was platted in 1954. Further development in the 1950s took place between Myrtle Avenue and the Iowa Interstate Railway (formerly the Rock Island Railway). Others areas south of Melrose Avenue and north of Highway 1 continued to develop through the 1970s in a rather ad hoc manner. Another factor in the development of Southwest Iowa City was an increasing need to house university students. The University expanded its west side dormitory space with the construction of Rienow Hall and Slater Hall in the late 1960s. In addition, a number of apartment blocks were developed among the small subdivisions. The Seville, Carriage Hill and Benton Manor apartment complexes were constructed at the top of the Benton Street Hill. Apartment complexes were constructed around "University Lake" between University Heights to the north and Southwest District Plan 10/19/2210/08102 10 1960s-era single-family neighborhoods to the south. Additional apartment blocks were built along Oakcrest Street. Larger subdivisions in the Southwest District were not platted until after the 1960s. From the late 60s through the 70s, most of the area south of Benton Street and east of Willow Creek Park was platted and built. The subdivisions west of Willow Creek Park were all platted in the last two decades of the twentieth century. In the western portion of the Southwest District, development is occurring primarily in the area north of Rohret Road. The Galway Hills subdivision ^^^" -to-was developed north of{lear the intersection of Highway 218 and Melrose Avenue. A new retirement community was recently constructed in this vicinity, directly adjacent to West High School. West of Highway 218, Wild Prairie Estates and Country Club Estates continue their build -out near Weber Elementary School. Urban development is ROt likeslowly te-expanded ve7-guien y-south of Rohret Road due to the difficulty in providing sanitary sewer service. Maay-effleSome homes in this area are located outside the city limits in Johnson County. These residences have private wells and their own septic systems. Since this plan was original adopted in 2002, the Southwest District experienced additional development. Almost all land east of Highway 218 is now built out, and areas near the Iowa River and University have seen significant redevelopment following adoption of the Riverfront Crossings Form -Based Code in 2013. West of Highway 218 and north of Rohret Road, Country Club Estates and Wild Prairie Estates continued to grow, and additional development is expected in the Rohret South Subarea following the planned extension of sewer service under Highway 218 in 2023. Public Institutions The Southwest District is home to a number of public institutions that serve the community. These institutions are markers of the district's individuality. Not only do they serve the citizens of the Southwest District, but they also bring people from other areas of the city to the district. The University of Iowa has a significant presence in the northeast part of the district, including the Boyd Law Building overlooking the Iowa River, several parking lots, and scattered properties along Melrose Avenue used as rental property and child daycare. In addition, the University influences development in the Southwest District because it owns much of the property directly north of the District, including the University of Iowa Hospitals and Clinics, the Colleges of Medicine, Pharmacy, Dentistry, and Nursing, the university's athletic facilities, and several dormitories. The Iowa City Community School District has a number of schools in southwest Iowa City. RAth osa,V^'�,f-a:,-Horn elementary school is are located along Benton Street. Southwest District Plan 10/19/2210,108/02 11 Roosevelt elementary school was also on Benton Street until 2012, after which it was converted into an education center and was subsequently decommissioned in 2019. West High School has a large campus along Melrose Avenue and Weber Elementary School is located in the western part of the district along Rohret Road. These schools serve both educational and community purposes and are often a gathering place for people in the surrounding neighborhoods. One of the Southwest District's largest undeveloped properties is owned by Johnson County and was formerly the site of an important public institution. Located on Melrose Avenue near Slothower Road, the Johnson County Poor Farm provided care to those who were unable to care for themselves, including both the indigent and the mentally disabled, from the 1850s until the 1960s. The intent was for the farm to be partially self-supporting. From its earliest days, farming was an important part of its operations. Residents of the poor farm were expected to do what farm chores they could manage in order to compensate the county for their care. In 1964, a newer facility was built on the site. Chatham Oaks, a privately run institution for persons with mental illness, is currently housed in this building. Johnson County continues to own and maintain the property and leases the remaining farmland to a local farmer. In 1977, the remaining wing of the original 1859 asylum building was listed on the National Register of Historic Places. This structure was restored by the County and opened to the public in 1990. In addition to the historic asylum building, a number of early farm buildings and the Poor Farm cemetery are notable features of the site. Since a master planning effort in 2016, the County has also leased space to various nonprofits including GROW: Johnson County, which grows and donates foods to local pantries, and the Iowa Global Food Project, which provides garden spaces for immigrant communities to grow their native foods. Southwest District Plan 10/19/2210,108/92 12 Transportation Melrose Avenue, Benton Street, Highway 1, Riverside Drive, Mormon Trek Boulevard and Rohret Road form the backbone of the transportation network in the Southwest District. These arterial streets serve two important functions, to provide travel routes for vehicles, bicyclists and pedestrians through and to different parts of the community, and to provide access to adjacent properties via collector and local streets. Highway 218, which cuts diagonally through the district, also provides access to the southwest portion of Iowa City, although its primary function is to serve motorists travelling through the metropolitan area. Many of these streets were also important in the early development of the district. Melrose Avenue was once called Snooks Grove Road and known popularly as the Poor Farm Road. Snooks Grove was a settlement located on Bear Creek in Poweshiek County. The residents of Snooks Grove Road eventually rebelled and it was renamed Melrose Avenue. This name became the basis for the naming of Melrose Place, Melrose Circle and Melrose Court. However, the origin of "Melrose" is not known. The topography in certain areas along Benton Street is quite steep. For years, what is now referred to as the Benton Street Hill was called Ranck Hill. The steep hill has always been difficult in the winter months. Irving Weber notes accounts of Roosevelt schoolteachers having to "gun" their engines and push their vehicles to reach the school. To the children living in the area, however, the hill was a popular location for sledding until 1952, when the City paved it. Rohret Road was named for Bavarian immigrant Wolfgang Rohret. He, his wife Katrina, and four sons had staked out a claim along Old Man's Creek in 1840. Wolfgang and his sons traveled the early road daily to and from Iowa City and their employment as construction workers on the new state capitol building. The Rohret sons were later hired by Lyman Dillon to plow the 100-mile-long Dillon's Furrow between Iowa City and Dubuque. In 1856, Iowa City was the westernmost stop for the railroad. During that year, five parties of Mormon converts from England, Scotland, Wales, Norway, and Denmark passed through Iowa City on their trek to Salt Lake City, Utah, which they believed to be the promised land. The first party arrived in May and they spent four weeks at a camp along Clear Creek. While encamped, they built handcarts for hauling their belongings on the continuation of their journey. By the end of July, the last party left Southwest District Plan 10/19/2210/08102 13 Iowa City for Utah with their handcarts in tow. Because of the late start, however, they encountered severe winter weather, and between 135 and 150 died en route. Legend has it that five Mormon graves are located near their Iowa City camp, but none have yet been discovered. The Mormon Handcart Park and Trail commemorate this camp and Mormon Trek Boulevard was named in honor of their journey. Mormon Trek Boulevard The decision in the late 1970s to construct Highway 218 as a diagonally -routed, limited -access highway through southwestern Iowa City has had, and will continue to have, a major influence on development in this part of the city. Highway 218 forms part of %Atha+ i.ymll eventually be the "Avenue of the Saints," an expressway between Saint Paul, Minnesota and Saint Louis, Missouri. While providing an important transportation route, Highway 218 is a substantial barrier separating the neighborhoods southwest of it from the rest of Iowa City. Melrose Avenue, Rohret Road, and Highway 1 are the only streets that bridge across the highway. Integrating and connecting the neighborhoods west of Highway 218 to the rest of the community will remain a challenge as the City develops westward. Trail connections under the roadbed may help to integrate new neighborhoods into the community and provide connections to important destinations, such as West High School, on the east side of the highway. Additional north -south street connections between Melrose Avenue, Rohret Road and Highway 1 will improve traffic circulation within the area and will help to connect these westernmost neighborhoods with neighborhoods east of the highway. Improvements to Melrose Avenue, Mormon Trek Boulevard, and Rohret Road in the past decade have improved the capacity of the arterial street system in western Iowa City. While there is some congestion on portions of Benton Street and Mormon Trek Boulevard near the University of Iowa campus during peak hours, level of service is generally adequate. However, there are still opportunities to better control access to improve safetyi^6"f+'^'^^+ GapaGity and PGGF aGGeGS ^^+.^l al ng streets 's,,.ti Beinto-in easst of Sunset Street and along portions of Riverside Drive contribute to ^^^^es+;^^ delay, ,^a aGGide^+6_. As development continues west of Mormon Trek Boulevard and along Highway 1, the demands on the arterial street system will increase. High vehicle speeds have been reported along long curvilinear streets near West High and in Southwest Estates, especially on Weeber Street and Wylde Green Road. As a result, plans to connect Edingale Drive to Highway 1 have been met with some Southwest District Plan 10/19/2210F88/02 14 concern. As the property at 1160 Highway 1 West redevelops, attention must be -given to traffic calming and connectivity to Horn Elementary, West High, and the University. Commercial Development The Southwest District contains extensive commercial development along Highway 1 and on Riverside Drive. Much of this development is in the form of commercial strips. Larger businesses line the Highway 1 corridor and provide goods and services to the greater Iowa City area. South Riverside Drive is composed of smaller commercial lots with many individual access drives off of the roadway, making it seem busier and more congested. The Riverside Drive commercial area has a long history and is in many ways the very model of post - World War II commercial strip development. The area was annexed in the 1920s and remained mostly residential for the next couple of decades. Following the war, households began moving out and businesses began moving in, finally outnumbering homes by 1959 and reaching saturation around 1970. Contributing to this was Riverside's changing transportation role over the years. It served as the converged route of State Highway 1 and U.S. Highways 6 and 218 and as the southern entryway into Iowa City. This made it an attractive place to locate filling stations and other auto -service uses and auto -oriented uses, such as fast-food restaurants. The growth of residential neighborhoods in areas to the west, the expansion of commercial uses along Highway 1 West and Highway 6 East, and the reorientation of Highway 218 far to the west in the 1980s effectively displaced Riverside Drive from its former entryway role. Since the adoption of the Riverfront Crossings Master Plan in 2013, several redevelopment projects have occurred on Riverside Drive which have improved the appearance and functionality of the street, provided additional commercial amenities, and new added residents along the corridor. Southwest District Plan 10/19/2210/08102 15 The Southwest District also contains a smaller neighborhood commercial area called Walden Square. This compact shopping center is located on Mormon Trek Boulevard near its intersection with Benton Street. Walden Square includes a neighborhood grocery store, several retail shops and restaurants, and a credit union. Unlike commercial development along Highway 1 and Riverside "t2-k-.1U- I Drive, which relies primarily on attracting Walden square drive -by customers from the entire Iowa City area, the primary focus at Walden Square is to provide for the everyday shopping needs of the surrounding neighborhoods. While parking spaces are prevalent at Walden Square, neighborhood residents can also ride their bikes or walk to these shops via the Willow Creek Trail, which runs adjacent to this development. In addition. the Southwest District has seen sianificant commercial development at the intersection of Highway 1 and Highway 218. These developments, which are primarily large commercial uses including car lots and home and garden stores, were driven by the extension of Mormon Trek Boulevard from Hiahwav 1 to South Riverside Drive Parks and Open Space The Southwest District contains a number of regional and neighborhood parks. Willow Creek Park and Kiwanis Park together provide a large regional park facility that not only serves the surrounding neighborhoods on the west side of the City, but also attracts users from other parts of town. The Iowa River Corridor Trail skirts the eastern boundary of the district. The newly developed Ned Ashton Park, located at the corner of Benton Street and Riverside Drive, provides a neighborhood access point and resting area for the Iowa River Corridor Trail. Brookland Park, at the intersection of Greenwood Drive and the Iowa Interstate Railway, provides both active and passive recreational opportunities for the surrounding Melrose and Miller - Orchard neighborhoods. The City has reGeRtly acquired property along Benton Street Hill Park across from the former Roosevelt Elementary te-was developed into a small park with play equipment and a shelter. Discussions continue as to how this park might best be developed to serve the surrounding residents. Tower Court Park is a small pocket park that is enjoyed by residents living along Tower Court and Oakcrest Street. Similarly, Harlocke Hill Park, acquired in 2004, is a small park serving its Southwest District Plan 10/19/221 M8102 16 neighborhood at the function of Harlocke Place and Harlocke Street. Villa Park, located west of University Heights, contains both active and passive areas and also doubles as a stormwater detention facility. Hunters Run Park serves the westernmost neighborhoods of the district. It is located west of Highway 218 along Duck Creek Drive. While this park consists largely of natural areas with trails, improvements have recently been made to provide more active park space. Southwest District Plan 10/19/221-0/08102 17 The Southwest District Planning for the Future ♦ Planning Principles ♦ Transportation ♦ Public Services and Facilities ` ♦ Southwest District Subareas " • Roosevelt Subarea • Willow Creek Subarea • Weber Subarea • Rohret South Subarea Southwest District Plan 10/19/2210F08/02 18 PLANNING PRINCIPLES During the planning process, citizens discussed what was most valued in the Southwest District and those aspects that could use improvement. They also discussed principles that should be followed as new neighborhoods are developed in the future. Many of the specific ideas, concepts, and goals generated at the citizen planning workshops are included in the remaining sections of the plan. These principles also mirror those in the IC2030 Comprehensive Plan. The following citizen -generated principles provide the underlying framework for the plan: • Citizens stressed the importance of providing a diversity of housing in the District, including homes for first time buyers, mid -sized homes, estate -style homes, townhouses, condominiums and apartments. The appropriate design and mix of housing types is important to the creation of livable neighborhoods. • Citizens emphasized the importance of preserving and stabilizing close -in, diverse neighborhoods. Citizens expressed a desire for better enforcement of existing zoning and nuisance laws and a re-examination of existing zoning patterns in the older parts of the District. There is also concern about the encroachment of university uses into the neighborhoods south of Melrose Avenue. • Design issues are important to citizens. There was a desire expressed to establish design standards for higher density uses so that these uses would be well integrated into existing and future neighborhoods. Variety in building design is a desirable goal. Monotonous repetition of the same building along a street frontage or in a neighborhood should be discouraged. Citizens emphasized that buildings should be designed to be sensitive to the environment, the topography, and the surrounding development. • Citizens feel it is important to design new neighborhoods around a focal point such as a neighborhood commercial district, community center or park. The Carson bake seaseptilanFuture Land Use Map was developed with this principle in mind. • Citizens want to prevent sprawl and preserve the rural character of the far western and southern portions of the district. Although these areas are not likely to remain permanently in farm use, the plan encourages orderly growth. Urban densities should not occur until public facilities are in place and until areas adjacent to existing urban development are built out. • A safe, efficient network of streets is important to neighborhood residents. Emphasis should be placed on designing street networks that prevent cut -through traffic on local streets and provide safe travel routes for bicyclists and pedestrians. • Citizens emphasized the importance of providing good access to public transit. Expansion of transit service should be considered in areas where higher densities develop. • Trails, wide sidewalks, and bicycle lanes are viewed as important transportation links to neighborhood destinations. • With regard to parks, open space and trails, there is overwhelming support for creating an interconnected system of neighborhood and regional parks throughout the district. • Citizens expressed support for attractive, well -designed commercial areas that serve the daily needs of the surrounding residents. Design, accessibility, and types of commercial uses were important topics discussed at the workshops. Southwest District Plan 10/19/2210F88/02 19 TRANSPORTATION The transportation system in the Southwest District includes arterial streets, trails and wide sidewalks, and public transit. More detailed information about neighborhood transportation issues is included in the subarea sections below. Arterial Streets The only new arterial street corridor planned for within the Southwest District is the future extension of Highway 965 from Highway 6 to Melrose Avenue, and eventually to Highway 1. North of Melrose Avenue, the Highway 965 corridor will be located along the Hurt Road alignment and along the east side of the Iowa City Landfill south of Melrose Avenue. Highway 965 will not only provide an additional north -south link between Iowa City and Coralville, it will create an additional link in the regional arterial street system by connecting Highway 1 in Iowa City to Highway 6 in Coralville and beyond to North Liberty. While it's identified as a project in the most recent Long Range Transportation Plan, he extension of Highway 965 through the district is not expected to receive funding through at least 2045 ide.ntified -as; a le 20 to 25 years On thpf, fi rp. Other plaaaed arterial street extensions that w4kaffected traffic patterns in the Southwest District included the extension of Mormon Trek Boulevard from Highway 1 through the South Central Planning District to Riverside Drive, and Camp Cardinal Read Boulevard from Melrose Avenue north to Highway 6 in Coralville. The extension of Mormon Trek Boulevard to Riverside Drive in 2008 will created an additional east -west arterial street link, .,rd_ tFaff, , f r, GAE;tS hAVe SlIGAA,n it %Vile likely result in a reduction in traffic on Benton meet. The extension of Camp Cardinal Read Boulevard between Melrose Avenue and Highway 6 in 2007 will -created an additional north -south link between Iowa City and Coralville and will help r.,,,UGe .,,,..,,..d,,nGe an Mormon Trek Boulevard and Highway 218 fo ReFth sa th traffic. The construction and improvements to these roads facilitated additional growth in the area. The City has also recently converted some 4-lane roads into 3-lane roads, including much of Mormon Trek Boulevard. New traffic counts are not vet available to show the impact of these changes due to the onset of the COVID-19 pandemic which substantially reduced traffic from 2020 to 2021. For existing arterial streets, segments of Benton Street and Riverside Drive have been identified as needing improvement. Sidewalk gaps and inadequate bicycle Southwest District Plan 10/19/221-0/08/02 20 facilities make the area less safe for pedestrians and bicyclists. In addition, peer access control can be improved GGntri butes to the higher than average Gellision rates along these streets. As opportunities arise through redevelopment projects, a concerted effort should be made to fill in the sidewalk gaps, consolidate driveways and/or shift the location of driveways to safer locations. While the addition of vehicle travel lanes is not currently being contemplated, both Benton Street and Riverside Drive will periodically be evaluated for improved turning lanes, bicycle facilities, and traffic control. Traffic control devices, such as traffic signals or signs, may be warranted if they improve safety and/or traffic flow without having a negative impact on other neighborhood streets. Because traffic control devices have the potential to increase the collision rate and/or increase traffic on surrounding streets, a traffic engineering study needs to be completed before additional traffic control is added to an intersection. Public Transit As a result of the City's major transit study and overhaul of the bus lines in 2021, tThe Southwest District is now served by a number of Iowa City transit routes, including the 8=Oakcrest, ` Vest 'i;d6 Plaen View, ` estp^h apA 10 - West Side i eep Iowa City, and 12 - Highway1 routes. The University of Iowa's CAMBUS provides service to the Hawkeye Park commuter lot and the University of Iowa Campus. The 8 - Oakcrest route serves Melrose Avenue, Sunset Street, and the residential areas along Oakcrest and Benton Streets with headways of 15 minutes during peak hours, 30 minutes during off-peak hours, and 60 minutes on Saturday. The 10 -West Iowa Citvpert-Route fesuses directly serves residential, commercial, and institutional areas along Melrose Avenue, Mormon Trek Boulevard, and Rohret Road with headways of 30 minutes on weekdays and 60 minutes on Saturday. The 12 - Highwav 1 serves Riverside Drive/Highway 6, the Highwav 1 commercial area, Sunset Boulevard, Benton Street, and en -the commercial/employment serriders ales, Riverside DFiy, and Highway 1 Westareas . The ether r..,,tes pFevide general oeveFage to the predominately resideriti-A.1 -A.reas -of the Southwest District, including the Anrnrn^r^m^' Redes ^'^^^ on Mormon Trek Boulevard north of Benton Street with headways of 30 minutes during peak hours and Saturdays, and 60 minutes during off-peak hours . Each of these routes terminates at the Downtown Transit Interchange in Iowa City_; and-tTransfers between routes can be made wherever routes overlap. As growth occurs in the Southwest District west of Highwav 218 and south of Rohret Road, additional changes to transit service may occur. Southwest District Plan 10/19/2210F88/92 21 Bicycle and Pedestrian Facilities Pedestrian trails within the city are used both for recreation and as transportation routes. Three twe regional-maior trails in -serve the Southwest District: ine', OP the Iowa River Corridor (IRC) Trail, the Highway 1 Trail, and the Willow Creek Trail. The IRC Trail, is Dart of a reaional trail system that extends more than 12 miles, GUFFently extends from Terry Trueblood Recreation Area to Renton Street An the ,. not side of the lewa Ri„er ..,horn it eressps to the east side and GGRt'Rues south to NapoleOR Rafkthe Macbride Nature Area. Future plans insWde-will extending the IRC Trail along the west side of the river from Benton Street south to Sturgis7 ParkMcCollister Boulevard. The Hiahwav 1 Trail runs from Orchard Street to Mormon Trek Boulevard. where it connects with a side path that extends north to Coralville. A short on -street connection from the Highway 1 Trail links to tThe Willow Creek Trail, continues on through Kiwanis Park, Willow Creek Park, Walden Square shopping area, and on currently provides access to West High School, Walden Square commercial area, \Millnw Greek Dort and Kowanio Dart and then nhherheerls west of S. inset Street Future plans include extending the Willow Creek Trail under Highway 218 to Hunters Run Park and the County Poor Farm property, and eventually to Melrose Avenue. A side path is also provided along Rohret Road. To the south, the `Mille,•, Greek Trail i^ Ply e-pedestrians can cross andeFHighway 1 eFat a signalized intersection to which connects to the commercial properties on the south side of Highway 1. Ultimately, the \Mille,., Greek Trail is planned ton Fall, fellow \Mille,., Greek- to the I e,..a Ri.,nr ,..here it Will n eet to the IRG Trail in the ViGiRity of Naneleen Dark Bike lanes are provided on Mormon Trek Boulevard and Rohret Road. Iowa City's Bicycle Master Plan calls for bike lanes and/or sidepaths on the following Streets: Benton and Sunset Streets; west of University Heights on Melrose Avenue; and south of Highway 1 on Mormon Trek Boulevard. Southwest District Plan 10/19/2210/08102 22 Wide sidewalks within arterial street corridors enhance the pedestrian/bicycle network and are used to help connect neighborhoods to the trail system. An important objective of the plan is to continue lling in the existing gaps in the sidewalk network in the district, as well as expanding connectivity throughout the pedestrian and bicycle network. As arterial streets in southwest Iowa City are reconstructed, it will be important to continue adding features such as wide sidewalks, bike lanes or wide travel lanes for bicyclists, and pedestrian -friendly bridges and underpasses. While many gains have been made since 2002 including trails and crossings along Highway 1, the City should continue to P-prioritizes sheuid be gi:ea to the following pedestrian facility improvements: • Fill in the gaps and improve the sidewalks along Riverside Drive; • Fill in the gaps and improve in -the sidewalk network along Benton Street; • Widen the sidewalks en ene side ef Benton Street where possible—, • As the district continues to develop, evaluate the need for new or improved pedestrian crossings; • Construct wide sidewalks or trails along Highway 1 in order to create MariestFiaR GYGle e o to the Highway 1 n al n er iec well -travelled areas such as near the University of • �. Southwest District Plan 10/19/2210/08102 23 PUBLIC SERVICES AND FACILITIES Fire Protection The Iowa City Fire Department provides fire protection to the Southwest District. Fire Station No. 2, located at 301 Emerald Street, provides primary response to the District. Secondary response is provided by Fire _ Station No. 1, located downtown at the Iowa - — City Civic Center. First response times for the developed properties in the District average between four and eight minutes. Fire station No. 2 However, response times for properties located on the periphery of the Southwest District can exceed eight minutes. As the Southwest District continues to develop westward, it is likely that response times will increase. To help keep response times low, it may -will be necessary to secure land to relocate develop a new Fire Station nln 2 farther rA, ftwp�+ c;A that + e r +e the n nhin n rater of on the far west side of the city. Arterial street continuity and secondary access are important to ensure adequate fire and emergency protection. A location on Rehret Reada primary street with good access to the area would be appropriate. Sanitary Sewer Service Sanitary sewer is essential for development within Iowa City. Without public sewer service, development is limited to one house per acre. In such situations a private septic system is required and is controlled by the Johnson County Health Department. Because it greatly increases the allowable intensity of development, the construction of a sewer line can have as much influence on development as zoning laws. Sanitary sewer service in the Southwest District is provided by a series of major interceptor/trunk sewer lines and the lateral sewer lines which feed into them. Interceptor and trunk sewers are large pipes that provide service to an entire drainage basin and are usually constructed by the City. The City has a standing policy of recouping the cost of trunkline construction by collecting "tap -on" fees from developments that later hook into the sewer. In the Southwest District, the primary sewers are the Westside Trunk, Willow Creek Interceptor, and Southwest Trunk. Lateral sewer lines are smaller sewers that feed into trunk and interceptor sewers. Individual houses and buildings have service lines that hook into the lateral sewer lines. All of the city's sewer lines flow to one of City's twe-wastewater treatment plants. The ISIer+h %A.Ias+euin+er Treatment Plant is Insn+eri ernenen+ +e the Iewaa Riser ner+h of Highway R The Ceu th \AFns+eyVater Tren+rnen+ Plant is located to the north of Southwest District Plan 10/19/2210/98102 24 Napoleon Street on the far south side of the city. Thiese WA) -plants treats raw sewage according to Federal and State requirements so that the treated wastewater can be released into the Iowa River. All of the existing developments in the Southwest District are adequately served by the existing sanitary sewer system. There are properties in-thpsouthern peNieRof the Country Club Estates area Rohret Road and west of Highway 218 that cannot be further developed until the Abbey Lane Trunk Sewer is extended to the west side of Highway 218 . Until theise improvements axis made, there will be no further expansion in this part of the subdMsiengLty. Development in the area west of Slothower Road can utilize the landfill lift station to pump sewage to the Westside Trunk as a temporary measure until additional trunk lines, a lift station, and the Abbey Lane Trunk sewer are constructed to serve the larger growth area south of Rohret Road. The provision of sewer service to the area south of Rohret Road and west of Highway 218 will require the Abbey Lane Trunk Sewer to be extended under Highway 218 and, for the far westerly portions of the growth area, the construction of a lift station. The Abbev Lane Trunk Sewer is scheduled to be extended in 2023.13ue --------------------------- Water Service As development occurs, water lines are extended from adjacent subdivisions to serve areas of new growth. Individual developers are responsible for installing water mains within their subdivisions. Developers are also charged a water main extension fee that is applied to their share of the cost of building the city-wide distribution system. The City installed water main along Slothower Road from Melrose Avenue to the water main in the Country Club Estates Additions. The water main in the Country Club Estates Additions extends to the water main in Rohret Road and creates a looped system that r,,,.eRtly R6tF G_tP_d a Y.fatp.rstn.rage tank in the Sl thn..AV .r R_nad vicinity to improves the resilience of the water supply system pressure on the far west side of the city. For the same reason, it will be necessary ^ the near', it, ireto loop the existing dp;4d Pad mains along Highway 1 and fesaied alengRohret Road-aad Melrose Avenue. Solid Waste The Iowa City Landfill and Recycling Center abuts the western boundary of the Southwest District and is directly west of the proposed future alignment of Highway 965. The landfill has been in use since 1972, serving all of Johnson County and the communities of Riverside and Kalona in Washington County. The landfill has an estimated site life of 25 to 30 to-35-years. The current cell 200 ao:e site has about Southwest District Plan 10/19/2210F88/02 25 1300 out of 411 acres buried in refuse mainly on the eastern portion of the property. Much of this area has been capped and grass has been planted to stabilize the banks. The land on the west of the site and plans a tG GeRtiRue ^ FGhaG;..,, land IRGIORg the created a buffer between the landfill and any futwFe developm surrounding properties. Portions of the buffer area could be used for recreation and the landfill itself could be used for recreational purposes in the distant future. Besides landfilling operations, the City manages multiple recycling programs and a commercial compost facility at this site. Southwest District Plan 10/19/2210/08102 26 SOUTHWEST DISTRICT SUBAREAS The following sec above. The goals Southwest District Plan 10/19/2210/08102 27 SOUTHWEST DISTRICT SUBAREAS , 1 �, ENgp'D TVF 1 1 . fdFLROSE � 1 1 IY LL C Weber Subarea Koosc�clt Subarea ' � illoN1 Creek Subarea LL V'I'eervmn s7 1� 1� 1 Y.%% CRohretSo.: 1 : 1 1 The following sections of the plan refer to the four subareas illustrated on the map above. The goals and objectives for each of these areas are highlighted in the text and illustrated on a -conceptual plan maps. These plan maps are color -coded to indicate the types of land use or types of development intended for specific areas. In addition, future road extensions and possible new street configurations are illustrated using dashed lines. The red lines on the plan maps indicate existing and future trails and wide sidewalks. Southwest District Plan 10/08/8210/19/22 24 ROHRET SOUTH SUBAREA The Rohret South Subarea extends west from Highway 218 and south from Rohret Road to the City's growth area limit. The vast majority.Most of the land in this subarea is currently outside Iowa City's corporate limits and is used primarily for agriculture. The non -farm uses in the area can be characterized as large -lot semi - rural homes. These "ernes- are located pr#aarily along the south side of Rohret Road, along Kitty Lee Road, and -in the Rohret Court and Kessler Road area and in scattered locations. Topographically, the eastern pmuch of the subarea consists of rolling hills with some flatter areas along the hills' crests. TheJLand in the northeast portion of the subarea generally drains into the th^�^ ;;•^ Middle Branch Willow Creek which flows east through two per; semi -wooded drainageways leading to a low area directly west of Highway 218. As -In the southeast portion of the subarea, the watershed drains south. West of Maier Avenue, water sheds west and then south to Old Man's Creek. The topography provides scenic vistas for the area but also creates rrxre�--------------- - Public Services and Facilities in order -tTo develop at urban densities, city services such as sewer and water will have to be extended to the Rohret South Subarea. Once Tthe Abbey Lane trunk sewer project in 2023 will is -extend sewer servicesed west of Highway 218, which will make the northeast portion of this subarea will-becemesuitable for urban development. It is, therefore, important to plan now for the future orderly growth of this part of the Southwest District. Once the northeast portion of the subarea develops, sewer will need to be extended west to the Old Man's Creek watershed via Southwest District Plan 10/08/0210/07/22 51 a pressurized sewer main and lift station, according to the 2011 Sewer System Master Plan. To the southeast, sewer can be provided by a pressurized sewer main and lift station south of Highway 1. Both proposed lift stations to the west and south are planned, but not expected to be constructed in the near future. f 4=Storm water management is also required is lewa Gity-to offset the detrimental effects of urbanization on downstream land use. The FepeFt states that �'9;;c;Oh'P to rAnstri -At , In this subarea, stormwater should be managed at the regional , p6tFe. rn of High . ay o, Q n.. the Ga. o.. , e..,, allewlevel with fewer, larger detention basins, which would reduce the number of smaller basins needed. This creates several benefits, including provide -more efficient use of land resources, lower total maintenance costs, and aNewf for additional multipurpose uses. For example, the future land use map shows a regional stormwater detention lake in the northeast portion of the subarea which could accommodate recreational uses such as water activities, Amenities 66IGh rails, and other FeGFeatiOR faGilitieS GOUId be deve Rew lake amenities thate serve surrounding residential neighborhoods. It is based on a study Ire 199r} addition to recreational uses, Ssuch a regional facility would provide safe and efficient control of drainage from the undeveloped watershed and would reducetien of flood risk and damaae in the downstream, developed areas. Additional study is reauired for the southeast and west portions of the subarea to evaluate future regional stormwater management options Form -Based Land Use The future land use map on D. 60 illustrates the potential future uses of propertv within the Rohret South subarea. It utilizes form -based land use categories to demonstrate characteristics desired in this subarea, including neighborhood centers, a mix of housing types, public parks, pedestrian routes between amenities, an interconnected street network, and adequate public services. There is some flexibility in interpreting and applying the future land use vision to this subarea depending on engineering constraints, environmental factors, and the preferences of individual Property owners. However, any development must be consistent with this vision and City regulations. 3 2 Preliminary Design Report for Carson's Lake, Regional Storm Water Management Plan for Iowa City, Iowa. City of Iowa City, Iowa Public Works Department, October, 1996. Southwest District Plan 10/19/2210/08f02 52 Form -based land use represents a paradigm shift from more conventional use -based maps. Traditional land use maps are organized into four major categories: residential, commercial, industrial, and institutional. In other words, they identify areas for houses, for stores and offices, for factories, and for schools and civic buildings respectively. However, this future land use map utilizes form -based categories to determine what may be built where. This means that it focuses on how the built environmental may look and function first, and then the land use secondly. As a result, it reflects the intended physical character of places, such as describing a "main street" area rather than a "commercial" or "mixed use" area. In addition, form -based land uses incorporate other elements of the built environment to create vibrant walkable urbanism, including the interaction of uses, civic spaces, thoroughfares, frontages, and building types. Iowa City's form -based land use categories are organized by the Natural -to -Urban designation of each transect along this hierarchy is determined first by the type of place and intensity of development, and secondly by the mix of uses. This hierarchy replaces traditional use categories as the organizing principle for most of this subarea. Because the subarea is on the edge of Iowa City, it includes only designations from the T3 Suburban and T4 General Urban transects. RURAL I I I I I I I I I I TRANSECT I I I I I I I I I I URBAN - NATURAL TRANSECT ZONES IIIURBAN TRANSECT ZONES DISTRICTS MEN MI ru - Anv future annexations. rezoninas. and subdivisions must be consistent with the vision in this Plan. In 2021, the City developed form -based zones for greenfield sites at Article 14-21-1 Form -Based Zones and Standards. The Article has zoning districts and reaulations that are aeneraliv consistent with this Plan and may be used to help in the implementation of its vision New Neighborhoods Given the GUrrent pattern of existing development and infrastructure constraints in the Southwest District, it is likely that new neighberheed-development in the Rohret South Subarea will begin near the intersection of Southwest District Plan 10/19/2210,108/02 53 Rohret Road and Highway 218. This area is in -closer proximity -to existing services than areas further west or south and development is expected to continue following the Abbey Lane trunk sewer as it extends west. As noted above, this area has -may been md8Rt� as suitable for a regional stormwater detention facility. This nd along with iis-associated amenities which would further encourage new development in the ^^'theast ^^hO^^ remainder of the Rehret S;A, ith Subarea. The'µ'^hPd Carson Lake r^^^^^t P''^ future land use map illustrates how a regional stormwater facility can be integrated into the design of a new neighborhood. The following elements should be included to maximize the benefit of this public facility to all area residents and visitors to this part of the City: • A park should be created around the entiFelake with appropriate recreational facilities to allow for easy public access, views, and recreational enjoyment. Amenities may include areas for a playground, picnic tables, and restrooms. —A public street and bicycle/pedestrian trail ring the entire lake. The street wshould define the edge of the park: . • o"h"^ str^^f '^ ' ^^ '^cfr"^ while the trail aGGe6s to the ^'r'- should also be loGated on the south sidde of. the- k-+ke-. n L.'G.,..'. l....deStr'.... fry." should . ^ the eRt'Fe la ^ run through the park and tie into the broader trail system that omendj.; which connects to other city neighborhoods. Areas fer a r.layg FG Rd POGROG table andFestreems the ld be n „i` Pd ,.,i+hm^ t .^ park. Parking for these recreational faGd' ities should be located on the public street ^r OR sF:nau^r ^.,r' ^^ Ldc f..r 10 15 ^'r,Other civic uses such as an indoor recreation center and/or elementary school should be located near the future park to provide mutual benefit to all uses involved. Southwest District Plan 10/19/2210/08102 54 Given the drainage issues in this area, if a stormwater lake is not constructed, a public park with a smaller water feature and public amenities, including trails, picnic tables, playground and restrooms, sheald-may be considered in lieu of the lake. The GORGept6 f9F development aFGURd +~° lake design considerations above shwould also apply to the park if it does not include a lake. Regardless, a regional park of some sort is needed in the Southwest Planning District. This Plan also shows neighborhood centers spread throughout the subarea, along with an interconnected street and pedestrian network. Neighborhood centers serve as a focal point for nearby residents and can include a mix of commercial, residential, and institutional uses, such as schools, parks, fire stations, or other civic buildings. Interconnected streets and pedestrian routes diffuse traffic and make it easier to get around the area using multiple modes of transportation. These centers help to promote walkability and address the needs of those living nearby. Care must be given to the design of new neighborhoods to preserve the natural features of the area, including woodland areas, streams, potential wetlands, and steep slopes, and minimize the need for extensive grading. The Git y's ce. 604ve Areas Map shows a SigRifiGant vie Zene . +tie ^A Ati ..e The impact of development on these features should be minimized in compliance with the City's Sensitive Area's Ordinance and significant trees preserved. It weuld-may be appropriate to use th4ssemi-wooded ravines for trail corridors and open space which .. These tFails could also provide connections between future neighborhood parks in the Rohret South Subarea and to other neighborhoods in the Southwest District. In addition, other public parks and private open space areas may be appropriate for recreational use of nearby residents and for stormwater management as the area continues to develop. Southwest District Plan 10/19/2210,108/02 55 U. ® LIVIA ivirlimil Ka 1 4nf I It, �T e Housing It is likely that a4najerity-much of the housing developed in the Rohret South Subarea will be low deRS'ty,single-family, homes due to market forces. However, a variety of housing types and styles should be provided for persons of various incomes and family types, including singles, couples, families and retired persons. In addition, development should be compact and orderly to help preserve agricultural uses until such property is developed and to help ensure the efficient provision of public services. As illustrated in the future land use map, much of the subarea is proposed to be Transect 3: Suburban (T3). Neighborhood Edge areas - which allow single-family, duplex, and cottage court building types - are located near existing, large lot development. Much of the remainder of the subarea is designated Neighborhood General, which also allows townhouse and small-scale multi -family uses. All T3 development requires a mix of building types, though it must be at a scale that is consistent with typical single-family homes. Other areas are designated Transect 4: General Urban (T4), which allows denser building adjacent to neighborhood centers and maior thoroughfares. Neighborhood Small areas provide a transition from T3 areas by allowing house -scale multi -family and cottage court building types. Neighborhood Medium and Main Street areas comprise the core of neighborhood centers and located are along manor thoroughfares, especially where a street only has buildings on one side and open space on the other (called "single -loaded" streets). These areas allow block -scale multi -family buildings up to 3.5 stories, which the area north of the proposed lake and sni nth of Rehret Ream is est appropriate fGr a mix of rnedi irn- to high .nand+., c gle- family hGLIS'Rn nnl„rl!ng ngnd9min'--.v.c and tg..,nheusec and fer le.., den6it.. multifamily housing. Allowing greater housing densities in specific areas around the lake .will n virle a eater number of residents a ) increases access to this significant public amenities and supports y in additien the higher fend«y hg„�;ng should be located near artereal streets, SUGh as Rohret Road, and with good access commercial areauses. Main Street areas are also identified near Highway 218 as a noise buffer for residential areas.r_,,,nn thn nharantgr of thg topography, lower density single family homes may be more appropriate on the south cirlce gf thce Ia Le c avvrn�mc. When sewer service is extended under Highway 218 it will be possible for some of the large lot residential properties to connect into the City sewer system upon annexation. When these properties have better access to City services, the existing large lots could be further subdivided in accordance with T3 Neighborhood Edge standards if property owners decide to do so. Southwest District Plan 10/0W0210/19122 56 Neighborhood Centerssenmremial A npmf PnmmFhrGla' Neighborhood centers with a mix of commercial residential, and institutional uses are ideally located throughout the subarea to provide a focal point for nearby residents. Areas designated as "open" would allow but not require a wider variety of uses, including small-scale commercial uses that are compatible with adjacent properties. Areas shown as T4 Main Street are intended for commercial uses on the ground floor. These should be constructed as a more traditional to ^p,^ fL n n Jinn nL l nri,nn do Innadp.d An. the rA Ah rl.dp of R-Ahrnd Dna.d c ill, icfraf^(! pn then npd plan\ Th+s "main street' raedei area with in Whinh buildinas afe o ste -at the front lot line and parking is -provided on the street or_. behind the -buildings. Ideally, The commercial buildinas should be at least two stories high ie-erdeFto give definition to the street with residential or office uses located above where appropriatesoaGe. Attention should be given to p€ublic amenities such as benches, garbage to help support Because -the viability of commercial development which depends in part on the residential density of the immediate area. ennn,,r;mp d in the r Invnlc of the .. al La dl.dinnc C,,rthefrner^ I.,..._ Civic and institutional uses can also be an important component of neighborhood centers, which may include places of worship a fire station, or a recreational center i ndn dhn ^ al grag And nn, "d hp - '.;P d tp nyorlp a h, Aer hnfi..n^n Southwest District Plan 10/19/221 M8102 57 frnrn WPhnr Clmmen4a n. nn Onhrnt Rnad If a fire ^4i 4ann icc s 4pd a4 nation ad'anont 4o n nemehhorhood n al are a Oho r`ifi, hag ihn o or4„niia. 4 Goh a cit.vn and infl unntial AmvmA nrPrPnAP 4mh n M6W.tnoinn And 4h innl„ninn of ^„nh ^,nln ^„h'i^ a n"inn a ^inch ta,a,nr. The future land use map shows a recreation center and elementary school near the proposed regional stormwater lake and park. Another civic center is located on the future alignment of Slothower Street/Landon Avenue which proposes space for a park, fire station, an elementary school, and possibly a junior high school. While a fire station is needed in this subarea, it may also be developed sooner in another neighborhood centers if the neighborhood grows quickly. Similarly, an emergency siren will be needed for this area as it continues to develop west and south. Transportation The thoroughfare map is a component of the future land use map included on P. 61. It shows a potential hierarchy of streets that support the goals of this Plan, including a well-connected street network with multiple routes to destinations, pedestrian connections between neighborhood centers and parks, and smaller block sizes and thoroughfare types that support the form -based land use categories. It also includes streets that directly abut major parks and the lakefront to help ensure a highly visible and substantive means of public access and high -quality of public spaces and view corridors. TheFnajGFity Most of the arterial -major street framework in this subarea is established between Rohret Road, Highway 1, and Highway 218. The only new major arterial street planned for -is the extension of Highway 965 ea-- hrough the west side of the subarea, which will provide an additional north -south link for arterial -high volumes of traffic. As land is annexed to the City and is -developed in the Rehrnt Se- A &„h.,.^a improvements to the existing arteFial-major street system will likely be needed. For example, as residential rin•.nlopmeR4 nnntiRues west along Rohret Road must continue to be improved to City standards, including pavement, storm sewers, and sidewalks, . As traffic patterns develop, turning lanes may be needed at key intersections such as Roh.rpt Roa.d.lMerrnon Trek Boulevard and Rohret Road / Maier Avenue. A nallestestreet should PFOY'do A GORRoGtOOR between the Proposed StOFFnwateF lake and H4 , ' ' " -nnal orientation that follows the topography of the RrP;3 WGI I'd he. appropriate. Other important through Major seNesieFstreets in the Rohret South Subarea will -must include a -new north -south and east -west connections to serve the future neighborhood centers and planned commercial,-/ institutional, uses and recreational areasuses a Rd the proposed steFm .,atnr lake Maier Avenue is an existing north -south link between Rohret Road and Highway 1 that—,cfld will continue to be an -important link to allow FeSident'S Af this area in facilitating access to beth between Highway 1 and Rohret Road. As land eventually develops to urban densities '^ 4� area and Maier Avenue is paved, it will be subject Southwest District Plan 10/19/2210,108/02 58 to additional traffic pressure. To keep traffic moving at appropriate speeds for a residential area while allowing for traffic circulation between Rohret Road and Highway 1, the future land use map proposes realigning Maier with Wild Prairie Drive to the north and incorporating a neighborhood square, ^tt set ^'^�^^^' ^^ ^• and median improvements should be designed into Maier Avenue. These physical changes to the roadway should ^^� whelp controAfng the speed of traffic, while still allowing for circulation between Rohret Road and Highway 1. Additional north - south collector streets along the Slothower Street / Landon Avenue alignment to the west and parallel to Highway 218 to the east will further help distribute traffic which will reduce impacts on all through -streets. East -west connections are shown throughout the subarea for the same reason. In all cases, attention must be paid to street design to ensure appropriate speeds. For local streets, traditional neighborhood design with an integrated system of narrew streets alleys, sidewalks, trails, and street trees should be the model for anaRy 9 tthp npw Rohret South neighborhoods. The traditional grid street pattern will discourage high traffic speeds and disperse traffic. Wherea urban residential densities are proposed, alleys in the rear may be used to relocate wi" aNew-utilities to he Innated in the Fear, thereby allowing Fnere spaGe fnr the planting of Fight of vie.. trees ^'^^^ r ^'d^^tial Streets^lle ^'^^ and reduce the impact of driveways and garages on the streetscape, which de-emphasizes the automobile and creates a more people -friendly neighborhood. However, direct property access from Rohret Road, Highway 1, and the future Highway 965 should not be allowed, so alleys or an alternative point of access will likely be necessary. The use of architectural features such as front porches and other frontage types further contributes to this goal. In addition, pedestrian connections should be provided to promote walkability and linkages between neighborhood centers, school sites, parks, and within longer blocks. Because of the rolling hills and drainageways in -throughout the ViGiRity Of the stermwater akesubarea, an integrated street grid may need to be somewhat modified to respond to the topography, though connectivity must continue to be prioritized in this area. VVhefe-Aalleys should be encouraged, but where they are not feasible, the impact of driveways and garages should be minimized to the extent possible, such as by locating garages behind or to the side of the front fagade of the house or by utilizing shared driveways. Where the topeg ph„ is flatter, the ^nniilin^^r streets ^ ,nd th„ lakp sha, J'I tmnc.ltinn +n possible, a more traditional grid system should be utilized to maximize connectivity, which makes an area easier to navigate, disperses traffic, reduces traffic spaces, and encourages walkability. Southwest District Plan 10/19/2210,108/02 59 1111,111 Care should be given to ensure the accessibility to and quality of public spaces and view corridors. With aRy new s bdiVic°^^ Fe est, 'It will be important to ensure that a highly visible and substantive means of public access to the lake is provided such as using.- Ssingle-loaded streets along the lakefront aFe StF49Rgly eRGOUFaged. Because of the rolling hills in this area, care should also be given to the design of the buildings that can be seen from across the lake or other public spaces. ------------ Southwest District Plan 10/19/2210F88/02 60 .x-rsg�Kx �---- ----.'.'—°.--'--="--'.,-- M=N_ III 111111-M F4ture-Timing of Development `^yest of hfinier.A.venue- The far western pGFtiGR of Development in the Rohret South Subarea is d8Velen OR the sh-arF term due to the le^I of will largely depend on the provision of public services and fasilitfesthe demand for new housing. This aFea is desigRated "fiatareurbA.n. Qevelepment" GR the plaR Fnap GthHOWORgpageWhile a small area near the intersection of Highway 218 and Highway 1 could develop currently, much of the rest is dependent on the expansion of the sanitary sewer system, watersheds boundaries, and development interest. Prior to development, land must be serviceable by City infrastructure and must be annexed, zoned, and subdivided. In general, dgevelopment should occur in a compact manner with properties adjacent to existing urban development are built out first. When develepment at „Than densities hennmec n sihle and appropriate Fnere detailed plaRs should be developed fOF this aFea. Goals for the Rohret South Subarea • Encourage housing diversity in new neighborhoods. • Preserve natural features and topography. • Build streets that enhance neighborhood quality. • Encourage commercial development that serves local residents. • Reserve space for neighborhood parks and trails that connect to other areas of the City. • Provide adequate street and pedestrian access to recreational facilities and other public amenities. • Establish a public focal point for new neighborhoods, such as a lake or park. Southwest District Plan 10/19/2210,108/02 61 U I ODD ❑q} o ra� oa +e 0'�sm 6 B o44O@�I�e ea e 0 e o • �• �p 4 a a' (off i o u °o 0 <Po � o �g .0 ov � omaa O m 6 0' D Ib o ado. �•' Q N O 0 0 0 o' o D�®o c if Al I■® �o a � o 0 ° eo veopme S Woap . m.pgb 1 pe � � 1 s ■ aAs$Ba � o E f f e $ g y 8 8 8.9 O w C 0 O= 3' ==— E E q a i i i i i $ u 6 5 11 111 111 NEU �r ■ ■ u 7i Z@ Z J 3 N a (j) N L N W Np N J N S 4+ M .c 0 O Q O 3 U N W LL 0 - ;m°a° uUa � ooa 0 UP UT D p°Pomo o rmm�dymm0 O a RIM 'o �IIb �O�D m�$oA Do° o00 fa b i�ru.wr• , •'�� % sue' •� o �� r 4 % • •� 11 ■'00,• o. w • m E d m E m a w W w w ¢ `E 0333=_3_ o m o 0 0 z 37, ^ ♦TT Q 3 6 0 yN C$ Sal z f¢ a 4 n f 12 ¢e¢ lb ❑ do. 0 0n�J,JnJ �• rrr5555 1 a iQ of 1 Appendix A Southwest District Plan Map Designations Larne Lot/Rural Residential Suitable for large lot single family development in areas not suited for more intensive development due to natural limitations, i.e. soil, slope, unavailability of sewer and water utilities. Development Density: approximately 1 dwelling unit/acre Single-Family/Duplex Residential Intended primarily for single family and duplex residential development. Lower density zoning designations are suitable for areas with sensitive environmental features, topographical constraints, or limited street access. Higher densities are more appropriate for areas with good access to all city services and facilities. Development Density: 2-12 dwelling units/acre Narrow Lot/Townhouse Residential Suitable for medium to high density single family residential development, including zero lot line development, duplexes, townhouses, and narrow lot detached single family housing. Development Density., 6-12 dwelling units/acre Low -Density Multi -Family Residential Intended for low -density multi -family housing. Suitable for areas with good access to all city services and facilities. Higher density zoning designations may not be suitable for areas with topographical constraints or limited street access. Development Density: 6 -15 dwelling units/acre Medium- to Hiah-Density Multi -Family Residential Intended for medium- to high -density multi -family housing. Suitable for areas with good access to all city services and facilities. Higher density zoning designations may not be suitable for areas with topographical constraints or limited street access. Development Density: 1644 dwelling units/acre Future Urban Development Areas within the growth limit that are not yet served by City services and may not experience substantial development within the lifetime of this district plan. As development becomes imminent in these areas, the City will develop more detailed land use and street layout concepts to supplement the current plan. Public/Private Open Space Indicates existing open space that is important for the protection of sensitive natural features and/or to provide for recreational opportunities and protect the aesthetic values of the community. An open space designation on private land may indicate that an area is largely unsuitable for development due to environmental or topographical constraints. While these areas are best reserved or acquired for private or public open space, development may occur on privately held land if a proposal meets the underlying zoning requirements and the requirements of the Iowa City Sensitive Areas Ordinance. Veaetative Noise and Staht Buffer Useful public facilities, such as limited -access highways or landfills, can produce undesirable side -effects. In these areas a substantial vegetative buffer should be maintained or established to separate residential development from these uses. Alternatively, when: appropriate, nonresidential uses can be used to buffer residential areas from highways, landfills, and other such uses. Public Serviceslinstitutional Areas intended for civic, cultural, or historical institutions; public schools; and places of assembly or worship. Iowa City does not have a zone that designates institutional uses as the primary, preferred land use. However, there are a number of zones where these uses are permitted or provisional uses. Development proposals are subject to the requirements of the underlying zoning designation. Land that is owned by a public entity is typically zoned Public (P). Neighborhood Commercial Areas intended for retail sales and personal service uses that meet the day-to-day needs of a fully developed residential neighborhood. A grocery store or grocery store/drug store combination is preferred as the primary tenant in a Neighborhood Commercial (CN-1) zone. Specific site development standards will apply in these areas to ensure that commercial development is pedestrian -friendly and compatible with surrounding residential development. Office Commercial Areas intended for office uses and compatible businesses. In some cases these areas may serve as a buffer between residential areas and more intensive commercial or industrial uses. General Commercial Areas intended to provide the opportunity for a large variety of commercial uses that serve a major segment of the community. Mixed Use Areas intended for development that combines commercial and residential uses. An area may be primarily commercial in nature or may be primarily residential depending on the location and the surrounding neighborhood. Commercial uses will typically be located on the ground floor with housing above. Development is intended to be pedestrian - oriented with buildings close to and oriented to the sidewalk. Appendix A Southwest District Plan Map Designations Intensive Commercial Areas intended for those sales and service functions and businesses whose operations are typically characterized by outdoor display and storage of merchandise, by repair businesses, quasi -industrial uses, and for sales of large equipment or motor vehicles, or by activities or operations conducted in buildings or structure not completely enclosed. Retail uses are restricted in order to provide opportunities for more land -intensive or quasi - industrial commercial operations and also to prevent conflicts between retail and industrial truck traffic. Special attention must be directed toward buffering the negative aspects of allowed uses from any adjacent lower intensity commercial areas or residential areas. FORM -BASED LAND USE CATEGORIES TRANSECT3:SUBURBAN Neighborhood Edge A walkable neighborhood environment of detached, low - intensity housing choices, supporting and within short walking distance of neighborhood -serving retail, food and service uses. Building types are house -scale with a small -to -large building footprint, which may include single-family homes, duplexes, and cottage courts. Building height should typically be up to 2.5 stories. Neighborhood General A walkable neighborhood environment of detached, low - intensity housing choices, supporting and within short walking distance of neighborhood -serving retail and services. Building types are house -scale with a small building footprint, which may include single-family homes, duplexes, cottage courts, townhouses, and small multiplexes. Building height should typically be up to 2.5 stories. TRANSECT 4: GENERAL URBAN Neighborhood Small: A walkable neighborhood environment of attached and detached, moderate -intensity housing choices, supporting and within short walkino distance of neighborhood -serving retail and services. Building types are primarily house -scale with a small -to -medium -footprint, which may include cottage courts, townhouses, small multiplexes, and larger multi -family buildings with courtyards. Building height should typically be up to 2.5 stories. Neighborhood Medium A walkable neighborhood environment of attached and detached, moderate -intensity housing choices, supporting and within short walking distance of neighborhood -serving retail and services. Building types are primarily house -scale with a small -to -medium -footprint, which may include townhouses and larger multi -family buildings. Building height should typically be up to 3.5 stories. Main Street A walkable, vibrant district of attached, moderate -intensity, mixed -use buildings, supporting neighborhood -serving ground floor retail, food and services, including indoor and outdoor artisanal industrial businesses. Building types are block -scale with a medium -to -large -footprint, which may include townhouses (and stacked townhouses), large multi- family buildings, and main street buildings. Building height should typically be up to 3.5 stories. Open Subareas: Open subarea designations may be applied to T3 Neighborhood General, T4 Neighborhood Small. or T4 Neighborhood Medium land use designations. The subarea indicates that a wider range of uses should be allowed. However, buildings must maintain the same form and character of the base land use category. As such, open subareas provide additional flexibility that can allow them to function as a neighborhood center of non-residential uses. Public or Private Civic/Park(Open Space Indicates existing or potential civic or open spaces on public or private land that is important for a variety of reasons, which may include the protection of sensitive natural features, the management of stormwater, the provision of private, shared passive or recreational opportunities for adjacent properties, or the protection of the aesthetic values of the community. This designation may indicate that an area is unsuitable for development due to environmental or topographical constraints. Development may occur if a proposal meets the under- lying zoning and subdivision standards.. Attachment 2 Kirk Lehmann From: V Fixmer-Oraiz<vfixmeroraiz@astigplan ning.com> Sent: Tuesday, October 25, 2022 10:14 AM To: Kirk Lehmann Subject: Re: Draft Southwest District Plan Update Available Online ** This email originated outside of the City of Iowa City email system. Please take extra care opening any links or attachments. ** Hi Kirk, Thanks for this update, it was great seeing you in Ottumwa! I was wondering if it's possible to change the name of the farm on the maps and throughout the document to read :" Johnson County Historic Poor Farm". Without the'historic' qualifier, it makes it sound like the county is still utilizing this practice and we've gotten push back from vocal county residents :) For example, on page 12, it would be great to change it on the map there and also in the text. I would add that not only are there local non profit organizations, but the county hosts the Land Access Program, which leases smaller land plots (1/8 acre- 2 acres) for small farming operations. Thanks! V On Mon, Oct 24, 2022 at 10:02 AM Kirk Lehmann <KLehmann(aiowa-citv.or¢> wrote: Dear Stakeholders, Thank you for your interest in the Southwest District Plan update. The draft plan is now available on the project website at www.icgov.org/sw-plan-update under "Schedule & Input". You can find two versions of the draft update: 1. Tracked Changes (redlined): This version shows proposed changes to the Southwest District Plan, including additions (which are underlined) and deletions (which are notated by stri ke-th roughs). 2. Simple Changes (not redlined): This version shows what the text of the Southwest District Plan would look like with if all proposed changes are accepted. This version is easier to read, but may make it difficult to determine which changes were made. The project timeline has also been updated. Staff currently anticipates that the Planning and Zoning Commission will hold a public hearing on November 16, 2022 at 6:00 pm in Emma Harvat Hall, City Hall, 410 East Washington Street, Iowa City. This update has been assigned case number CPA22-0002. Because the meeting is subject to change, you may wish to call 319-356-5247 or check the City of Iowa City's website, www.icaov.orp/p&z, the week of the meeting to confirm the meeting agenda. City Council will hold another public hearing after a recommendation by the Planning and Zoning Commission. You are welcome to attend all public meetings to present your views concerning this update. You may also submit written information to me in advance of the meetings, and I will include your comments in the information to be considered by the Commission. If you know of any interested party who is not on the Southwest District Plan contact list, we would appreciate it if you would inform them of these updates. Please do not hesitate to contact me at klehmann@iowa-city.org or 319-356-5247 if you have any questions or comments about this plan update or if you would like more information on the plan update process. Regards, Kirk Lehmann, AICP Associate Planner 10WA CITY A TN SCC -i:Y OF iI rLPA, VRE 410 E. Washington Street Iowa City, IA 52240 Main: 319-356-5230 Direct: 319-356-5247 www.iceov.ore 0000 Disclaimer The information contained in this communication from the sender is confidential. It is intended solely for use by the recipient and others authorized to receive it. If you are not the recipient, you are hereby notified that any disclosure, copying, distribution or taking action in relation of the contents of this information is strictly prohibited and may be unlawful. V Fixmer-Oraiz, AICP (they, them) CEO & Founder 319.243.3426 astieplannine.com U - Kirk Lehmann From: richard schmidt <ontheroad56@hotmail.com> Sent: Monday, October 24, 2022 1:10 PM To: Kirk Lehmann Subject: Re: Draft Southwest District Plan Update Available Online ** This email originated outside of the City of Iowa City email system. Please take extra care opening any links or attachments. ** Thank you , Kirt A lot of thought went into this proposal From: Kirk Lehmann <KLehmann@iowa-city.org> Sent: Monday, October 24, 2022 10:01 AM To: Kirk Lehmann <KLehmann@iowa-city.org> Subject: Draft Southwest District Plan Update Available Online Dear Stakeholders, Thank you for your interest in the Southwest District Plan update. The draft plan is now available on the project website at www.icgov.org/sw-plan-update under "Schedule & Input". You can find two versions of the draft update: 1. Tracked Changes (redlined): This version shows proposed changes to the Southwest District Plan, including additions (which are underlined) and deletions (which are notated by strike-throughs). 2. Simple Changes (not redlined): This version shows what the text of the Southwest District Plan would look like with if all proposed changes are accepted. This version is easier to read, but may make it difficult to determine which changes were made. The project timeline has also been updated. Staff currently anticipates that the Planning and Zoning Commission will hold a public hearing on November 16, 2022 at 6:00 pm in Emma Harvat Hall, City Hall, 410 East Washington Street, Iowa City. This update has been assigned case number CPA22-0002. Because the meeting is subject to change, you may wish to call 319-356-5247 or check the City of Iowa City's website, www.icgov.org/p&z, the week of the meeting to confirm the meeting agenda. City Council will hold another public hearing after a recommendation by the Planning and Zoning Commission. You are welcome to attend all public meetings to present your views concerning this update. You may also submit written information to me in advance of the meetings, and I will include your comments in the information to be considered by the Commission. If you know of any interested party who is not on the Southwest District Plan contact list, we would appreciate it if you would inform them of these updates. Please do not hesitate to contact me at klehmann@iowa-citv.org or 319-356-5247 if you have any questions or comments about this plan update or if you would like more information on the plan update process. Regards, Kirk Lehmann, AICP Associate Planner = 1©WA CITY A UNISCC Ci:Y OF [I f EPA U SE 410 E. Washington Street Iowa City, IA 52240 Main: 319-356-5230 Direct: 319-356-5247 www.iiceov ore Disclaimer The information contained in this communication from the sender is confidential. It is intended solely for use by the recipient and others authorized to receive it. If you are not the recipient, you are hereby notified that any disclosure, copying, distribution or taking action in relation of the contents of this information is strictly prohibited and may be unlawful. To Whom it May Concern, With the new 20-year plan being developed for the southwest planning district, we wanted to provide written concerns and opinions as a neighborhood about the plan specifically as it relates to Kitty Lee Road (KLR). The drafts of the plan available to us so far have shown that KLR is planned to be made into a through road, with the current cul-de-sac being removed and turned into a continued roadway. As Kirk Lehman has further explained, in this scenario, it is likely that KLR would be the only road connecting to new development for an undetermined amount of time, making KLR into what is realistically an arterial road. While we realize that KLR is likely to have new roads connected to it closer to Highway 1, we are strongly against the plan to turn the cul-de-sac into a through street because; the road is not set up well to have increased traffic, KLR could be the only connection point to development in the area for an unforeseen amount of time, and because cul-de- sacs offer their residents relative quiet and privacy that we'd wish to maintain. KLR is not set up well for increased traffic because of the design of the road. In other words, KLR is not a good candidate for an arterial road. The road itself has two steep hills that it is possible to get air on going only around 50mph on. Lexington Ave was another road that people could get air on, and the ultimate solution for that road was to turn it back into a dead end. We are concerned that people would travel over whatever the posted speed limit would be, especially at the crest of the hill. Additionally, KLR has many driveways connecting directly to it which is a feature that the city has elsewhere tried to avoid on newly developed arterial roads. Not only are there many driveways that connect directly to KLR, several of them are quite close to the steep hill and are blind to traffic on the other side of the hill (this problem exists traveling in both directions). These homeowners would experience a dramatic increase in risk of accident pulling out of their own driveways. Slowing traffic down with speed bumps is a likely solution to speeding that we also do not favor. Speed bumps are a band -aid to the problem of drivers not being able drive the speed they want, where they want. Conversely, city planning is the solution to drivers being able to drive the speed they want, where they want. Speed bumps are never an ideal solution and are not desirable in any situation. Our request is that the city doesn't impose a traffic load that merits speed bumps or opens the door for dangerous traffic patterns. An arterial road that is independent of KLR is a solution that solves both of these potential problems. The development of land west and north of KLR depends on landowners annexing and/or selling to developers. As of right now, there are two landowners who seem to be eager to annex in this area, but neither of them connects to Highway 1. And with the city seeming unwilling to connect more development to Rohret Road until more through roads connecting to Highway 1 are constructed, KLR is the only existing road to connect new development to. It is not right for the residents of KLR (a dead-end road) to get stuck with the increased traffic that Rohret can't handle. (As explained above, KLR can't handle the increased traffic either.) Until other landowners who do border Highway 1 sell/annex, KLR could be the only connection to new development near it for an indeterminate amount of time. It's not an exaggeration to say that it could be a decade or more until another arterial road is able to be put in between Highway 1 and Rohret, relieving traffic from KLR. Even if a new arterial road is constructed, KLR is likely to have sustained increased traffic because people will get used to using it, and if KLR in some way connects to Rohret, even indirectly, KLR will be the most tempting route to take because it would be the first connecting road leaving town on Highway 1 or the last connecting road before Mormon Trek on Rohret. The appropriate way for the city to develop, therefore, is to wait until a new, separate arterial road is able to be put in before developing. KLR residents shouldn't have to bear the burden of development that has gotten ahead of its own connecting infrastructure. Langenberg Ave is an example of development getting ahead of itself. Before McCollister Blvd connected, Langenberg was used as the arterial road, even though it was an indirect path between South Gilbert and Sycamore Street. I was one of the people who used Langenberg as an arterial road before McCollister connected —showing that people will use the routes available to them even if that route is not the intended traffic pattern. The residents of Langenberg had to put up with traffic for years that their road was not intended to handle, and still have to put up with the speed bumps to this day. It is much better to wait until a true arterial road can be constructed rather than hoping that KLR can be used as a stop -gap to access new development. KLR residents chose the street for the low traffic and relative quiet that it has offered residents for nearly 40 years, and we would like it to stay that way. As Kirk has explained, the city has a general preference to avoid cul-de-sacs in new development because while the people at the back end of the cul-de-sacs have low traffic and quiet, the people at the front end take on all the traffic and noise. But this reasoning doesn't hold up for existing cul-de-sacs like KLR because they've been that way for years, and it especially doesn't hold up because KLR connects directly to a state highway. The entity suffering from the increased traffic and noise from the cul-de-sac that is KLR is Highway 1, which can handle all the traffic and noise that KLR can give it. Therefore, the main reasons for the city to avoid cul-de-sacs don't really apply in KLR's case. Additionally, the noise from 218 makes KLR not as quiet as a typical cul-de-sac to begin with. The last thing the neighborhood wants is more traffic noise. Finally, as an anecdote, my fiance and I were house shopping this time last year, and settled on a house on KLR. While we liked houses and could afford them on streets like Kirkwood, Rochester, Court, and Sunset, we specifically avoided streets like those because of the amount of traffic on them. While development is likely to raise property values on KLR in a monetary sense, that same development devalues homes in a personal sense to people like me and other KLR residents. People choose the type of street they live on for good reason and it is unfair for homeowners to have the type of street they chose dramatically changed. It is therefore inappropriate to take away the cul-de-sac at the end of KLR. As the city has presented and talked about future development between Highway 1 and Rohret near 218, it seems clear that KLR is currently intended to be used as the first arterial road to this intended development, even if only for a period of time. The residents of KLR would not be in favor of the road connecting or being extended up at the cul-de-sac for any amount of time. We are not asking or saying that there should be no other roads connecting to KLR, but that the appropriate place to make such connections is south of the existing neighborhood. As a neighborhood we feel strongly about not removing the existing cul-de-sac and creating a through street using KLR. Signed, Mark Alatalo, 4053 KLR Co -signed, Karalee Smith, 4053 KLR Matt and Jill Tentinger, 4047 KLR Vicki and Del Concha, 4086 KLR Dave and Regina Alatalo, 3671 Olde Oak Ln Patti Davis, 4059 KLR Mary and Gary Ott, 4056 KLR John and Regina Arthur, 4104 KLR Barb Hulme, 4090 KLR Justen Concha, former resident Jarod Concha, former resident Kirk Lehmann From: Jill Tentinger <jill.tentinger@gmail.com> Sent: Friday, September 16, 2022 1:09 PM To: Kirk Lehmann Subject: Questions/Comments for SW Development Plan A ** This email originated outside of the City of Iowa City email system. Please take extra care opening any links or attachments. ** Questions - Will Kitty Lee Road be annexed into the city limits? Will curb, gutter and utilities be added? At whose expense? The city's? Or the individual homeowner's? • If Kitty Lee is connected to the new neighborhood, will the concrete bus turn -around be torn out? • Are there contracts in place for the city to purchase all the farm ground in the development areas? Or will private developers be purchasing the land and doing all the infrastructure for development? • What does Phase 0 mean? I would not assume that this area is ready to be developed. Oaknoll owns some of that land and was possibly going to put a retirement community on that site. Is Oaknoll selling this tract (or part of it) to the city? Or another developer? Is Oaknoll still possibly planning on a retirement community in this area? • What is the duration of this plan? Starting date, if approved? How many years till the entire area is completely developed? "Timeline based on demand", so this would all be dependent on if farmers will sell? If developers will develop? • Was Jesse Allen's development idea not approved by the county? Is his plan going back to Iowa City P&Z? • Does Iowa City have a new rule against cul-de-sac streets in residential neighborhoods? When Teg was connected to Aber, it became a very busy cut -through, but the streets off Teg were cul-de-sacs therefore maintaining a quiet, safe, neighborhood feel. Your new plan with hundreds of city blocks looks like downtown Chicago. I feel like traffic will be heavy even on your "neighborhood" streets. Comments - • We do not want Kitty Lee Road to connect to any new or existing streets/roads. • We do not want to be annexed into the city limits. • We do appreciate the city considering the survey feedback and scaling back the density of development between our house and Rohret. But we don't want park traffic or cut -through traffic coming down Kitty Lee Rd. Have you considered, or are you willing, to meet with us from Kitty Lee Road? Quite a few of the homeowners are original owners and can let you know firsthand how busy and dangerous our road was back when it was a thoroughfare. The hills are very dangerous at any speed above 30 mph and with driveways on both sides, we all usually drive about 20 mph on our road just to be safe. Thanks, Jill Tentinger 191 319.631.5152 "❑ 6ill.tentinaer(rDamail.com Kirk Lehmann From: Tack, Richard A <rich-tack@uiowa.edu> Sent: Tuesday, September 6, 2022 10:48 AM To: Kirk Lehmann Subject: Re: [External] RE: Please add me to the contact list for SW subarea updates A This email originated outside of the City of Iowa City email system. Please take extra care opening any links or attachments. Hi Kirk, Thank you so much for your response. I really do appreciate it. I was able to find the PDF document of the posters. If you are still accepting comments from the public I'd like to add one if I may. I do think you've done a great job with the initial plan. I know it must be difficult to weigh all the competing considerations. But I was wondering, regarding the North end of Maier Ave., if you could offset it off the centerline more to the East (just the part from just south of Kessler Dr. to Rohret Rd.)? Our house is at the intersection of Maier Ave. and Kessler Dr. and it is very close to Maier Ave. already. A wider Maier Ave., plus a sidewalk would put it very close to our walkout basement door. Since you have to jog Maier over to the East to line up with Wild Prairie anyway, and completely rebuild Maier Ave. I don't think it would add anything to the cost of the project. Thank you so much for your consideration. Sincerely, Rich Tack From: Kirk Lehmann <KLehmann@iowa-city.org> Date: Tuesday, September 6, 2022 at 7:57 AM To: Tack, Richard A <rich-tack@uiowa.edu> Subject: [External] RE: Please add me to the contact list for SW subarea updates Hello Richard, Thank you for your interest in the Southwest District Plan update. You have been added to the contact list. You can find the posters on the project website at www.icgov.org/sw-plan-update under "Schedule & Input". Let me know if you have any issues or questions in the meantime. Regards, Kirk Lehmann, AICP Associate Planner City of Iowa City 319-356-5247 From: Tack, Richard A <rich-tack@uiowa.edu> Sent: Friday, September 2, 2022 1:17 PM To: Kirk Lehmann <KLehmann@iowa-city.org> Subject: Please add me to the contact list for SW subarea updates A " This email originated outside of the City of Iowa City email system. Please take extra care opening any links or attachments. Could you please add my email address to your contact list for updates to the IC SW subarea plan update. Also, they said at the meeting at Webber last night that all of the materials presented were available on your website. I can't seem to find anything. Can you send me a link to the visuals, maps, and information presented on the posters that were on display? Thank you so much. Disclaimer The information contained in this communication from the sender is confidential. It is intended solely for use by the recipient and others authorized to receive it. If you are not the recipient, you are hereby notified that any disclosure, copying, distribution or taking action in relation of the contents of this information is strictly prohibited and may be unlawful. .� C, 6: • -I, v a- dL I� ( `A�C4-X/)/.,,(JG' SOS%h' tt;e�5 S J/ O5 A/ 0 % .-Z N 7-� c o ,mil ��17� 7'�-- �E✓7�9-i�/ �'�ai e�/�d� �' iv d E� Eiv e �r/ 7 �"� v /7 �o /-rJ s T,v Wc- WIOZ- C lVo % &c- /�7oz ccc( `1 1 fell •���w� c/7y i �. o� c�2). 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It is critical that Highway #1 be included in this district plan, both north and south sides. Highway #1 serves as a major East/West route accessing Highway # 218 as well as Iowa City proper, it needs improvement and needs to be a major element for consideration for this planning process and future growth. The future development of the Oak Knoll parcel further suggests need for Highway #1/ Kitty Lee improvement. • Recommend consideration be given to designation of the Burns parcel located west of the intersection of Kitty Lee and Highway #1 for public use, schools, fire stations, park, etc. • Referencing the "Future Land Use Map" and the accessing of the Carson Lake Project via Kitty Lee road; going straight North on Kitty Lee and angling northwest across Burns and Black Hills is the best alternative. The North West angle road is the safest due to topography and accessing Carson Lake at a more central location. Discussion/Questions Per Power point a. Like/Dislike about Area? Like the rolling hills, sunsets, and vista views, yet close proximity to Iowa City. Designs to maximize these features are a positive. Dislike the heavy traffic and the speed it travels on Highway #1. b. Opportunities and Challenges? Both an opportunity and a challenge is the topography. We have B slope ranging to F slope. One opportunity is to use good old fashioned contour lines to guide road and street locations. c. See in the next 20 years? —An adequate and safe road system, both in developments as well as major access roads. A logical and comprehensive reworking of Highway #1. d. What Distinguishes this Area? The vistas and rolling hills. Its westside location, near U of IA and U of IA Hospital's, as well as ICSD schools including Weber and West High. e. Pervious Concept? I like the Lake; water features are positives. Lot density seems high. f. Other considerations? Look for opportunities to include parks and trails. 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(select all that apply) Answered: 168 1 Skipped: 0 I live in or next to the subarea 1 87.5% I am an interested resident of Iowa City 29.8% I own land in or next to the subarea 20.8% 1 am an interested employee in Iowa City ■ 7.7% 1 work in or next to the subarea ■ 7.1°% Other (please specify) . 5.4% 1 am a business owner in Iowa City , 4.2% 1 participated in a focus group for the Southwest District I Plan update 1.8% I am a public official in Iowa City 0.0% 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% Note: Qualitative answers are available in the Appendix Southwest District, Rohret South Survey July 13, 2022 Q2: What kinds of development would you like to see as this area grows? (select all that apply) Answered: 162 1 Skipped:6 Parks and outdoor recreational areas 87.7% Housing for small families 53.7% Small-scale commercial services (such as stores, 41.4% restaurants, offices, etc.) Housing for large families 41.4% Educational facilities (such as childcare services, schools, etc.) 3 8.3% Indoor recreational facilities 33.3% Housing for seniors 33.3% Public facilities (such as facilities providing fire or police protection, etc.) 30.3% Small-scale health services (such as clinics, dentists, etc.) — 26.5% Housing for individual persons 22.2% Housing for young adults 17.9% Facilities for public assembly (such as community centers, churches, mosques, etc.) 15.4% Other (please specify) - 11.7% 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100°% 2 Note: Qualitative answers are available in the Appendix Southwest District, Rohret South Survey July 13, 2022 Q3: What opportunities do you see for future development in this area? (select all that apply) Answered: 156 1 Skipped: 12 A neighborhood that provides amenities such as parks and open space A neighborhood that is safe for children to walk, such as to school or a friend's house A neighborhood that is safe and easy to bike in with trails and other amenities A neighborhood that preserves and celebrates the natural environment and features like woods, streams, wetlands,... A neighborhood that promotes a healthy and sustainable lifestyle Housing that is energy efficient and environmentally friendly A neighborhood that has well-connected streets with multiple route options to other areas of town An equitable neighborhood that welcomes people from all backgrounds and incomes A neighborhood that is well-connected with transit to other areas of town A neighborhood that welcomes people at all stages of life with a mix of housing types (single-family homes,... A neighborhood that provides a variety of transportation choices A neighborhood that celebrates and protects culturally significant people, places, and events Housing that is accessible for seniors or persons with disabilities Housing that is affordable for first-time homebuyers Other (please specify) - 10.3% 72.4% 71.2% 70.5% 69.2% 57.7% — 50.0% _ 40.4% ■ 35.3% ■ 34.6% . 32.1% 28.2% 26.3% 26.3 % 25.6% 0% 10% 20% 30% 40% 50% 60% 70% 80% 3 Note: Qualitative answers are available in the Appendix Southwest District, Rohret South Survey July 13, 2022 Q4: What concerns do you have for future development in this area? (select all that apply) Answered: 161 1 Skipped:7 Development that is too dense (i.e. buildings are too close together) 66.5°% Lack of road capacity on Rohret Road 63.4% Lack of green space in new development 63.4% Increased traffic on neighborhood streets 62.7% Loss of open space 59.0% High traffic speeds 37.9% Loss of agricultural land 36.7% Lack of road capacity on Highway 1 23.0°% Lack of access to transit - 20.5% Lack of adequate public services 20.5% Other (please specify) 10.6% Development that is not dense enough (i.e. buildings are too spread apart) 9.9% Distance from jobs 8.1% Distance from commercial uses 7.5% 0% 10% 20°% 30°% 40°% 50°% 60°% 70°% 4 Note: Qualitative answers are available in the Appendix Southwest District, Rohret South Survey July 13, 2022 Q5: If you selected more than one kind of development on the previous page that you think is important for the area as it grows, please rank them by priority with 1 being most important. Answered: 132 1 Skipped:36 Parks and outdoor recreational areas Housing for small families Housing for large families Small-scale commercial services (such as stores, restaurants, offices, etc.) Educational facilities (such as childcare services, schools, etc.) Housing for seniors - Indoor recreational facilities Public facilities (such as facilities providing fire or police . protection, etc.) Small-scale health services (such as clinics, dentists, etc.) . I Housing for individual persons . Housing for young adults , Facilities for public assembly (such as community centers, I ' churches, mosques, etc.) Other ■ ■ Top 3 Middle ■ Bottom 3 0 5 Note: Qualitative answers are available in the Appendix 50 100 150 Number of Responses Southwest District, Rohret South Survey July 13, 2022 Q6: If you selected more than one opportunity for future development on the previous page that you think is important in this area, please rank them by priority with 1 being the greatest opportunity. Answered: 125 1 Skipped:43 A neighborhood that provides amenities such as parks and open space A neighborhood that preserves and celebrates the natural environment and features like woods, streams,... A neighborhood that is safe for children to walk, such as to school or a friend's house A neighborhood that is safe and easy to bike in with trails and other amenities A neighborhood that promotes a healthy and sustainable lifestyle Housing that is energy efficient and environmentally friendly A neighborhood that has well-connected streets with multiple route options to other areas of town A neighborhood that is well-connected with transit to other areas of town ■ An equitable neighborhood that welcomes people from all - backgrounds and incomes A neighborhood that welcomes people at all stages of life with a mix of housing types (single-family homes,... A neighborhood that provides a variety of transportation choices . A neighborhood that celebrates and protects culturally I significant people, places, and events Housing that is accessible for seniors or persons with disabilities ■ Housing that is affordable for first-time homebuyers . Other , ■ Top 3 Middle ■ Bottom 3 0 20 6 Note: Qualitative answers are available in the Appendix 1 40 60 80 100 Number of Responses Southwest District, Rohret South Survey July 13, 2022 Q7: If you selected more than one concern regarding future development in the area on the previous page, please rank them by priority with 1 being your largest concern. Answered: 138 1 Skipped:30 Development that is too dense (i.e. buildings are too close together) Lack of road capacity on Rohret Road Increased traffic on neighborhood streets Lack of green space in new development Loss of open space High traffic speeds Loss of agricultural land Lack of road capacity on Highway 1 Lack of adequate public services I Lack of access to transit ' Development that is not dense enough (i.e. buildings are . I too spread apart) Other ■ Distance from commercial uses . Distance from jobs ' I ■ Top 3 Middle ■ Bottom 3 0 20 40 60 Number of Responses 80 100 Q8: If you have other thoughts, ideas, or additional information to share that the City should consider during this plan update, please let us know below: Answered: 62 1 Skipped: 106 Qualitative answers are available in the Appendix 7 Note: Qualitative answers are available in the Appendix Southwest District, Rohret South Survey July 13, 2022 Q9: If you would like to receive future updates on this project, sign up for the contact list below (your information will remain confidential and will only be used for this project): Answered: 100 1 Skipped:68 Q10: Where do you live? Answered: 146 1 Skipped: 22 90% 84.3% 80% 70% 60% 50% 40% 30% 20% 10.3% 10% 4.1% 1.4% 0% � In Iowa City In another city in Johnson Outside city limits in Johnson Outside Johnson County County County Q11: What is the zip code of your home address? Answered: 142 1 Skipped:26 90% 85.2°% 80% 70% 60% 50% 40% 30% 20% 9 2% 10% 2.1% 2.1% 0.7% 0.7% 0% 52240 52241 52245 52246 52333 55317 Q12: How would you describe your living situation? Answered: 145 1 Skipped:23 100°% 93.8% 90% 80% 70% 60% 50% 40% 30% 20% 10°% 0% Live in a home owned by you or someone in your household 4.8% Live in a home rented by you or someone in your household 8 Note: Qualitative answers are available in the Appendix 1.4% Other (please specify) Southwest District, Rohret South Survey July 13, 2022 Q13: How many people currently live in your household? (include all persons living in your dwelling)? Answered: 144 1 Skipped:24 35% 31.9% 29.9 % 30% 25% 20% 15% 12.5% 11.8% 1% 5_ . ■ 2 0% � 0.7% 1 2 3 4 5 6 7 8 Q14: How many children (under 18 years) currently live in your household? Answered: 142 Skipped:26 45% 42.3% 40% 35% 30% 28.2 25% 20% 15% 11.3% 9 9% 10% 5.6% 0% M 2.1% 0.7% % � 0 1 2 3 4 5 6 Q15: Where do you work or go to school? Answered: 146 1 Skipped:22 80% 71.2°% 70% 60% 50 % 40% 30% 20% 9.6% 13.0% 10% 6.2% 0% In Iowa City In another city in Outside city limits in Outside Johnson Not currently working Johnson County Johnson County County or going to school (retired, between jobs, etc.) 9 Note: Qualitative answers are available in the Appendix Southwest District, Rohret South Survey July 13, 2022 Q16: What is the zip code of your current work or school address? Answered: 121 1 Skipped:47 40% 35% 33.9% 30% 28.1% 25 % 20% 14.9 % 15% 10% 8.3% 5% 1111 3■ 1� 0=% 0.8% 0.8% 0.8% 0.8% 0.8% 0.8% 0.8% 0.8% 0.8% 0.8% 0.8% 0% . 522425224652240522415224552402522285223552243523195234052404524055249852556553175590560603 Q17: What is your age? Answered: 135 1 Skipped/Preferred not to answer: 33 35 30% 25% 20% 15% 10% 5% 12.6% 32.6% 0.0% 0.7% _ 0% <18 18 to 24 25 to 34 35 to 44 Q18: With which gender do you most identify? Answered: 129 1 Skipped/Preferred not to answer: 39 60% 50% 40% 30% 20% 10% 0% 48.1 % Male 51.9 % Female 23.0% 19.3 % 8.9% 45 to 54 55 to 64 65 to 74 75+ 0.0% 0.0% Non-Binary/Non-Conforming Not Listed (please specify) 10 Note: Qualitative answers are available in the Appendix Southwest District, Rohret South Survey July 13, 2022 Q19: Are you of Hispanic, Latino, or of Spanish origin? Answered: 117 1 Skipped/Preferred not to answer: 51 100% 80% 60% 40% 20% 0% 2.6 % Yes 97.4% Mr Q20: What is your race? (select all that apply) Answered: 112 1 Skipped/Preferred not to answer: 56 100% 87.5% 80% 60% 40% 20% 2.7% 1.8% 10.7% 1.8% 0% White Black or African American Indian or Asian or Pacific Some other race American Alaska Native Islander (please specify) Q21: What was the total combined income for all persons living in your dwelling in the past 12 months? Answered: 104 1 Skipped/Preferred not to answer: 64 30% 27.9% 25% 20.2% 19.2% 20% 14.4% 15% 12.5 10% 5.8% ■ M 5% 0.0% 0.0% 0% _ Less than $15,000 to $25,000 to $50,000 to $75,000 to $100,000 to $150,000 to $200,000 or $15,000 $24,999 $49,999 $74,999 $99,999 $149,999 $199,999 more Q22: Are you currently enrolled at an institution of higher education? (for example, University of Iowa, Kirkwood Community College, etc.) Answered: 132 1 Skipped:36 100% 93.2 % 80% 60% 40% 20% 6.8% 0% 1 M Yes No 11 Note: Qualitative answers are available in the Appendix Southwest District, Rohret South Survey July 13, 2022 APPENDIX: FULL QUALITATIVE ANSWERS Q1: "Other" Responses Children attend nearby school I live on Hunters Run, close to the area In the neighborhood. I live in Coralville and my husband and I are looking to move to Iowa City. I live by it. mms Ty'n Cae Nieghborhood President Curently live out of state but family owns land impacted by the plan. I am an employee of Johnson County Planning Q2: "Other" Responses additional connecting streets/roads to Melrose Avenue Low income housing for poorer residents and university students. very low density residential development I prefer it as it is. Traffic is already heavy on Rohret and the quality of the road is exceptionally poor. None -no development needed DO NOTHING Public Hunting Area This is a valuable area with abundant water and other natural resources. It should be left as a nature reserve. Single family homes only! public pool and tennis courts, maybe even a par 3 golf course with kids activities None Large scale commercial such as IKEA, Hy Vee, Whole Foods. Not interested in seeing this area developed. Single family homes Very dependent on specific areas within plan update No development No more development that requires the loss of farmland and cutting down of trees do nothing with it the Rohret road would need some serious repairs Q3: "Other" Responses this is a weird list - who's going to say no to any of these? additional streets to Melrose Dedicated bike paths that are safe and segregated from car lanes. A quiet neighborhood where people's right to peace in their own homes, on their own schedules, is respected as much as people's right to recreate. 12 Note: Qualitative answers are available in the Appendix Southwest District, Rohret South Survey July 13, 2022 Leave it as is Wild -life Game Area with wetlands and public use Same building requirements, costs, min building sq ft, No low cost housing to bring property values down! Connect Rohret to Melrose directly on the West side NO bike lanes. Please. a focus on neighborhood schools for building community and coordinating recreation and activities None mixed -use & sustainable, walkable, transit -served, pls Bringing more traffic to our peaceful neighborhood is not desired. No development An area that maintains it's rural heritage More stressed resources our water presser is next to nothing now and Rohret road is like a washboard fix the streets we have now. Q4: "Other" Responses Terrible planning with plastic barracks subdivision houses like we have everywhere else on this side of town Commercial buildings( ie gas stations) that hinders the beauty of area. Also the speed limit is too high and traffic drives 50 mph on Rohret in the evening. Traffic is very heavy during in morning and evening due to limited streets and only one street to get over across 1-218. We can barely get out onto Rohret in the morning. It is unacceptable to put more housing in until this is remedied. Increasing urban sprawl which makes public transportation more costly. Further development of suburbs which encroach on agricultural land and dig the city into greater debt in the near future. Ugliness, kit buildings that don't account for continental -climate temperature swings and insulation needs, giant houses, deathtrap parking lots where sight lines are bad (like Walden Square), absence of bike lanes separated physically from car paths, minivan caravans waiting to make a left onto Rohret twice a day (build the road -separated bike paths in now) Loss of animal habitat The small crime area near Heartig drug creating a dangerous atmosphere that could turn the area bad. The lack of space at the elementary school for such expansion Lack of access on Morman Trek with Road Diet! Adding bike lanes that would further congest traffic lack of public community amenities lack of accessible housing for lower income or diverse family groups no more mcmansions Low affordability and use of exclusionary restrictive covenants (e.g., lot size, # of garages) Overcrowding in schools- having to redistrict the boundaries again Commercial uses of land The potential cost of the homes when all is said and done... Loss of natural land and native Iowa species in the area 13 Note: Qualitative answers are available in the Appendix Southwest District, Rohret South Survey July 13, 2022 QS: If you have other thoughts, ideas, or additional information to share that the City should consider during this plan update, please let us know below: The guy applying for subdivision approval is the same guy who destroyed the area across from the Co- op and City Hall, and has had similar problems elsewhere. Steer him very hard on design if you're approving his plans, because otherwise it'll be soulless and horrible and we'll have to live with it forever while he waltzes off with a lot of money in his pocket. I think the existing area of north of Rohret Road has been ignored. The city refuses to acknowledge and address the high traffic to and from Weber Elementary School and the high number of cars that travel on Rohret Road as it is the ONLY access people have to Mormon Trek and crossing the interstate. You CAN NOT add additional housing without fixing this. Also, older property owners on the south side of Rohret do not maintain their property and make the area look trashy. There should also be a fire station on Mormon Trek to have faster access to these neighborhoods across the interstate. In addition, the speed limit of 35 mph is too high in the areas of Rohret before and especially further west of the school. There are many that use Rohret from the countryside west of the city limits that travel at very high speeds with no regard for present neighborhoods. Also, Rohret Road has been ruined by cement trucks, semi truck, dump trucks and other large construction equipment that travel and speeds greater than 35 mph to their construction sites. This occurs all day long many days of the week. I ask for diversity of housing and transportation options, and for a housing policy that encourages an abundance of housing. Developing out instead of in leads to real estate bubbles. Because the DOT pays for paving new roads the city thinks that they'll make nothing but profit when building new homes on these streets through taxes. However once these streets become the responsibility of the city to maintain these profits quickly become a net loss and in order to keep an influx of revenue, the city must keep expanding. But this will always lead to an inevitable crash. The only thing that prevents this from happening is a federal bailout. This is a forseeable and avoidable problem that will not only prevent the city from crumbling but change it into a beacon for the future of our changing climate in the U.S. Access this area should not be off Rohret Rd but from Mormon Trek and Melrose Try to find some middle ground between current SW district and pennisula neighborhood Slothhower Road improvement? Poor Farm development Hwy 1 improvement or parallel auxilary road Rohret road needs to be connected to Melrose Ave. where the current Slothower Rd. is. This would shave several minutes off people's drive from the existing and proposed new developments to points north. Currently, people have to weave through neighborhoods east of the highway, which is not safe. This area also needs more neighborhood retail (restaurants, supermarkets). My opinion is that this area should not be developed for city use and should remain agricultural. There are other areas around the city that will be much easier less costly to develop The destruction of green space in Iowa City and Coralville is troubling to me, as is the thought of massive development near my home. I doubt my thoughts will do anything to halt what is probably already a fait accompli. I'm sure you've already got developers salivating at the opportunity. Myself and many neighbors enjoy seeing the wildlife nearby & do not want to have any more development in this area. The infrastructure is not there to support an new neighborhood/development in this area. 911 response would be stressed and/or decreased There is only one way in and out of any neighborhood west of Shannon Drive 14 Note: Qualitative answers are available in the Appendix Southwest District, Rohret South Survey July 13, 2022 Iowa City has incentivized the overbuilding of apartments. Iowa City does not need more apartments or condominiums for young people. There are already too many empty apartments. The city already destroyed a lake to build a Menards a mile from an old Menards. Further destruction of the natural beauty of this area would disgust me; use land that is already in the sphere of influence of Iowa City and stop expanding urban areas. If Iowa City claims to be a progressive and green city, it will reconsider the annexation of this land. Weber Elementary has become one of the highest capacity schools in the district. The school district would have to do new boundaries for the west side of Iowa city if this turns into a housing development. I would like to acknowledge that Weber Elementary is already crowded with very large class sizes and not enough resources to meet the needs of our diverse population. I would like any increase in student enrollment to be addressed. I want to maintain the diversity at Weber Elementary while bringing class sizes down and having appropriate staffing to meet student needs. I would also love to see easier access to Coralville from the neighborhood but with much though and consideration to the effects on current residents and traffic patterns/flow. stop sprawl I cannot stress how worried I am as a prospect buyer to the area and a worker about the crime area near Heartig. Coffee shop in a park Making Slothower Road a through street would go a long way to helping reduce traffic congestion on Mormon Trek, Highway 1, and Shannon Drive. It would also significantly reduce travel times to 218, 1- 80, and Coralville. I think this is the single most important improvement for this area and should be considered essential prior to any additional development. If we allow more construction in South Rohret, the traffic in the Rohret-Mormon Trek crossing would be terrible. With the substantial size and land available, an additional school(s) should be included as part of the development. Weber is already very large and will likely reach capacity in near future. Have another elementary school would be ideal. Thank you for letting us be involved. This area very susceptible to soil erosion with light soils and steep slopes making it undesirable for extensive development. A high priority should be given to maintaining these areas as natural as possible, such as wetlands, prairie and woodlands Make Morman Trek 4 lanes! NO Low income housing! Would rather not see high density housing. Loss of open area is concerning as there are no parks west of the highway. Increased traffic is worrisome. Please conned Rohret road to Highway 1 and to Melrose Avenue with roads that do not have speed bumps or stop lights. More development out Rohret road needs more access from roads other than Rohret rd. If Rohret were widened it would further divide the neighborhood from the neighborhood and Weber Elementary, on the north side of Rohret Rd. Dog park and a pool. This part of town is under -served with parks and trails. Not a good space for commercial development given the limited vehicle access and low capacity level for Rohert. This area with more growth NEEDS a better connection to main roads. There is so much traffic from Rohret up through Shannon Drive and on to Melrose. Need a better connection to Melrose from the west side. We recently moved to this area after living 48 years in SE Iowa City. The reason we moved was because of increased crime, and decreasing property values due to rental property and lack of police 15 Note: Qualitative answers are available in the Appendix Southwest District, Rohret South Survey July 13, 2022 presence. We do not want to see that happen in this area so proper planning and development is extremely important. It would be nice to focus on community activities public and commercial. For example Colonial Lanes is in that area, but it really needs a boost - I wouldn't want to see it go out of business with a new bowling alley, but we need it to improve for families and communities. How can the development in this area improve and build upon some of what's already there/nearby Avoiding "streets of nothing to nowhere" is good for getting people to use feet, breaks up monitony. Owen has it right in Green Metropolis. Also pis require thicker walls, 2x4 studs not adequate for insulation. The rolling hills of the farm directly south of Rohret and directly west of the 218 would be the greatest loss for the area if developed into condos, apartments, or even houses. I would prioritize this as green space or parkland (or retaining it as farmland). Having lived in this area for 26 years, I am concerned about the environmental impact developmental will have on the spring -fed lake and all the deer, pheasants, birds and other animals that live here. I am concerned about the increased traffic on our road given the hills and history of speeding that makes for a dangerous combination. Need to diversify housing options and price in the expansion. Don't want this to increase or maintain existing levels of housing segregation (by income, race, age, etc.) on the west side. As the area grows, an elementary school adjacent (perhaps accross Rohret Rd) to Weber would allow more flexibility and efficiency for the district and should be considered. One building could be PK-3 for instance and one building 4-6. This could change year to year as class sizes fluctuate. It would be really nice to have at least a small commercial area for coffee shop/restaurant/pharmacy etc. that blends in well with the neighborhood. The Fareway complex is a little to far to be easily walkable for most of the Weber neighborhood. Tremendous potential! Would be wonderful to expand on this direction as opposed to continue toward the landfill. One concern would be roads, traffic, accessibility. Would help to add connecting road from the west end of Rohret. Alleviate the one way in/out traffic. BIGGEST CONCERN IS ELEMENTARY SCHOOL. Weber is already over capacity and suffering from being under resourced with the level of student need. School expansion at this point would be impractical and unsafe, especially with exposure concerns that are likely to continue. Another west end elementary would allow for continued residential development while alleviating some of Weber's overcrowding. Plus increase walk -ability for many of the students. This area needs greater access adjacent main roads such as Highway 1 and Melrose Ave. Emergency services for the proposed add on area. Please add commercial businesses zoning to area, such as convenient/gas store, grocery, office building, mini mall, and so on. We could also use road access to Slothower Road. Would like to see Slothower Rd paved, and extended to connect Melrose Ave. to Hwy 1. Need street connection with Melrose Ave. for area north of Rohret and west of 218 -- via expanded Slothower St. or northbound extension of Wild Prairie Dr. Additional access road from Mormon Trek to the area to be developed other than Hwy 1 and Rohret Rd. Proposed path of connection between Hwy 965 at the Lowe's intersection in Coralville on to Melrose, and then again to Hwy 1. Where that road goes will set the stage for completing a "square" around the whole area from an access standpoint. Depending on square mileage, might be room for an elementary school in addition to Weber. Also, would like to know what the future of Meyer Rd at the border of Rohret Rd and current city limits. Focus on prairie and wetland restoration; traffic speed control (speed bumps) on neighborhood roads; dog park 16 Note: Qualitative answers are available in the Appendix Southwest District, Rohret South Survey July 13, 2022 I would just love to see a large outdoor park, with hiking and biking trails. No homes or stores. Please don't add any commercial properties. Please don't include ramps on or off of Rohret to hwy 218. Would like a nice park with open space to play and take walks. You should send a survey asking about improving and extending Slothtower Rd from Rohret Rd to Melrose Ave. I think most people would be in favor of this development. The families on Kitty Lee road are concerned that their neighborhood will be connected to a larger neighborhood or businesses, therefore causing there to be more traffic in this currently quiet and private neighborhood. Please consider that they value their home and neighborhood for this reason, it's why they chose to live their. The same goes for the other "country' homes and subdivisions in this area. Please don't develop this. For those of us that live west of 218, it would be great if there was an easier way to access 218 going North. If Slothower went through from Rohret to Melrose it would help out a lot. Iowa City Please make sure to include the park, lake, and walking trails from the original plan. Rohret Rd is already quite congested at certain times of the day. Most people turn right off of Rohret when heading west, which helps, but I'm concerned about traffic back-ups if a lot more people are turning left into the area south of Rohret. The Rohret area already has tons of housing. Would be good to break it up a bit with some parks, clinics or stores. Not sure how much space there is to have more kids attend Weber, so maybe senior housing is best option. The development should be similar to what is already in this area. Please don't connect this development, if approved, to Kitty Lee Road. Connecting all west side to melrose with a main road that doesn't go through neighborhoods I have concerns about the safety in the neighborhood when the future development is too dense. A new elementary school is a must if any land is going to be developed for residential purposes. I would love to see small, local businesses join the neighborhood! An ice cream shop tops my list. consider the interface with Highway 1 as another opportunity to provide commercial development utilizing existing infrastructure, and also to allow transition off the highway into more residential uses to the north. This will also be important as the plan considers developing up to - and possibly incorporating - the existing intensive commercial uses on the south side of the Highway just west of Sharon Center Rd. Q12:"Other" Responses Rent a home. Apartment Q20: "Other" Responses Mexican Multiple 17 Note: Qualitative answers are available in the Appendix Southwest District Plan Update Stakeholder Meeting Summary Attachment 4 ' r .� CITY OF IOWA CITY UNESCO CITY OF LITERATURE This document summarizes public input heard throughout focus group and technical committee meetings held in December 2020 through January 2021 for the South Rohret Subarea update to the Southwest District Plan. In total, 46 stakeholders were engaged, as shown below in Table 1. The document includes overarching themes heard throughout focus group meetings, and a summary of comments which provides additional details and specific thoughts and concerns. A questionnaire is available online as a forum for broader public input. As of January 14, 2021, 130 responses have been received. A summary of those results will be provided when the survey closes. The questionnaire is currently available on the project website at www.icgov.org/sw-plan-update. Questions can be directed to Kirk Lehmann, Associate Planner, at kirk-lehman n(o)iowa-citv.org. Table 1: Focus Group Meetings and Attendance Group Date Time Attending City -Wide Stakeholders December 15, 2020 10:30 am 5 Area Organization Stakeholders December 15, 2020 1:30 pm 4 Owners December 15, 2020 3:00 pm 3 Owners December 15, 2020 4:00 pm 1 Owners December 16, 2020 1:30 pm 2 Iowa City Community School District December 17, 2020 3:00 pm 3 Development Community December 22, 2020 10:30 am 9 Development Community January 6, 2021 9:30 am 4 Parks & Recreation Commission January 13, 2021 5:00 pm 7 Technical Committee Ongoing 8 Total 46 Meetings included representatives from: Neighborhood Associations (Tyne Cae & Country Club Estates), Johnson County (Planning/Development/Sustainability & Poor Farm), ICCSD, ICAAR, HBA, Owners (including Oaknoll), Affordable Housing Coalition, City of Iowa City (Climate Action Commission, Parks and Rec Commission, NDS, PW, MPO, ICFD) OVERARCHING THEMES: Several recurring themes were heard throughout the focus group meetings. They included: Access and Connectivity. The westernmost portion of the Southwest District has limited access to the City across Highway 218, specifically at Rohret Road, Highway 1, and Melrose Avenue. North/south connectivity between these roads is essential to future development in this area. Traffic Concerns. Rohret Road is the current primary street to access existing development west of US-218. It experiences some congestion during peak traffic hours. Future development may require improvements to Rohret Road, Highway 1, and/or routes between them to address congestion, especially at choke points like Weber Elementary. Adequate transit access, and bicycle and pedestrian infrastructure, can also help reduce congestion. Building a New Neighborhood. The area is desirable for a mix of housing types and price points due to potential access to amenities like parks, new schools, and trails, and due to proximity to the University as a large employment center. This provides unique future opportunities for development, such as clustered residences or "agri-hoods". Regional Amenities and Trails. Stakeholders are supportive of a regional stormwater management system surrounded by park space. It would function as a neighborhood and city- wide amenity, provide a new attraction to this part of town, and preserve existing habitat. Trails should surround the park and connect to other areas of the City. Importance of Public Services. With the potential for new development, fire protection and additional schools must be planned. As development progresses west, sewers may become a limiting factor for development, largely due to topographic constraints. Neighborhood Commercial. Commercial development on Rohret Road and Highway 1 could serve the neighborhood, though commercial areas would likely need to be small in size and targeted in scope, with appropriate transitions to residential neighborhoods. SUMMARY OF COMMENTS Comments from all meetings are organized and consolidated by topic below. As a summary, it does not include every comment made during these meetings. Road Access • The Southwest District has limited access from the west due to Highway 218, with Rohret Road being the primary connection for most existing development. Highway 1 provides access for some limited existing development as well. • While physically close, it takes a while to travel to destinations, which can make the area harder tc market and/or develop. • North/south road connections between Rohret Rd, Melrose Ave, and Highway 1 are essential, and making those connections are as important as the trunk sewer being extended under Highway 218. Slothower Road is a good candidate to connect Rohret to Melrose. • A direct route to Coralville along the planned 965 extension will encourage development, though the plan should not be contingent on it because it will not occur for a long time. • Kennedy Parkway crossing 218 would also provide an additional route for traffic. Traffic Concerns • Traffic for development on Rohret Rd is manageable, but it takes time to cross US-218. o Traffic can bottleneck at Weber Elementary during school drop off and especially pickup when everyone arrives at the same time; the school district is trying to mitigate this by utilizing side streets and encouraging walking. o Turn lanes on Rohret by Weber may increase safety and reduce traffic congestion • There are concerns about development affecting traffic on Benton Street. It can be challenging to get on Highway 1 at uncontrolled access points from 7 am — 9 am and 3:30 pm — 5 pm due to traffic; in the future, it will likely need stoplights and possibly turning lanes. Active Transportation Access to sidewalks, trails, and parks have become increasingly important with COVID. Trails and bicycle infrastructure could be an asset for the area to attract residents and promote walking. Trails should connect to adjacent parks and other areas of the City. As development occurs south of Rohret Rd, safe crossings to Weber Elementary should be considered, such as an underground pathway. The need may decrease depending on the location of future schools, the growth of the area, and catchment areas. Transit • Transit is an important source of transportation and should be extended as this area grows. • Changes to transit service has resulted in some areas in the Southwest District experiencing reduced access. Further possible service reductions are a concern, including the Melrose Express that runs to the Poor Farm. • Transit should be considered an essential service for this area as it will help reduce reliance on personal automobiles and reduce greenhouse gas emissions. Public Services • The sewer extension under Highway 218, currently planned for 2023, is needed for urban -scale development; as such, development will likely follow the sewer line. • Fire protection primarily depends on access and ability to respond. It will become more important as the area grows, so a future fire station should be considered west of US-218, either on Highway 1 or Rohret. • Enrollment at Weber may reach capacity in 1-2 years. Given the amount of potential growth west of Highway 218, 2 additional elementary schools and possibly a junior high should be considered (15-18 acres for the elementary site and 50-60 acres for the elementary/junior high site). • The City should consider Green infrastructure, like the Sycamore Greenway in the South District. Housing and Neighborhoods • People want to live in this area (and send kids to West High), but housing is not always available; this indicates a large demand for housing. o A neighborhood close to outdoor recreation is great, which along with new schools, scenic rolling hills, and proximity to the University will drive demand in this area. o COVID has increased the desire for housing with good access to trails, nature, and other recreational opportunities (such as fishing, birding, hiking, and biking). • There are currently only single-family homes west of Highway 218 o A diversity of housing types and price points with more density should be considered. o The City should strive to maintain Weber at its current free and reduced lunch rates. • There may be an opportunity for alternative developments which can promote affordability. o May be able to develop micro or pocket neighborhoods it is difficult to place streets. o May be able to develop agri-hoods with small lots around a common ag-related space. • Affordability is important because nothing will be built if people can't afford it, even with low interest rates; if it costs more to develop (such as through required alleys or longer, more complicated review processes), homes become less affordable. • The affordable housing requirement should be clarified and implemented at the time of annexation rather than later in the development process; staff should take a more active role in deciding if housing should be onsite or paid as a fee in lieu of units. • Equity is one of the most important considerations for sustainable development, and there are also opportunities to use green construction technique on larger buildings. Commercial Development Commercial developments would be nice for residents in this area to avoid crossing US-218. o Businesses searching for space typically ask for high traffic counts and turning movements; Rohret Rd and Highway 1 are the two most likely locations. o Businesses often need more than the local neighborhood for support, though there is some opportunity for targeted commercial with limited square footage. o Lower demand means lower prices, so buildings must be thoughtful of the end user. For commercial development on Rohret Rd, there is good visibility but limited access. o Could support local services/offices but maybe difficult to attract big businesses. o Commercial will be more attractive with north/south routes to Melrose and Highway 1. Commercial uses may be more successful on Highway 1 near other existing commercial. o There is existing intensive commercial development in unincorporated Johnson County on Highway 1, near Sharon Center Rd; if that use expands, it will likely be for flex space or other intensive commercial uses rather than neighborhood commercial uses. o Will need to carefully transition between commercial areas and residential areas. In denser markets, COVID is increasing commercial vacancies due to new online demand and telecommuting options. o It may affect office space, but attendees don't believe it will impact Iowa City as much. o There may be some demand to convert vacant commercial space into residential units outside of the South Rohret Subarea, but many realtors are currently experiencing high demand. Parks, Open Space, and Stormwater Management • There is a need for a recreation center on this side of town, with space for indoor sports and aquatics, and possibly outdoor recreational uses. • Flash flooding affects neighbors east of 218 after the stream crosses under Mormon Trek; improvements upstream can affect that negatively (through construction of impervious surfaces) and positively (through thoughtful stormwater management) • Green infrastructure like the regional stormwater lake in the 2002 plan would be great. o Something like Terry Trueblood is more advantageous as a selling point compared to multiple ,.puddles' in subdivision -level stormwater systems. o It could provide biking, hiking, and birding opportunities and preserve the natural landscape, including any native prairies and bird habitats • A regional lake concept depends on the City to take ownership, in addition to landowners. o Impact or development fees should offset losses for landowners that cannot develop, but the City should meet with stakeholders to determine the best approach. o City should own the stormwater basin and promote it as a recreational area. • The Johnson County Poor Farm is another nearby unique amenity that plans on becoming more integrated with neighborhoods to the south. o They have plans for trail connections to the south and some affordable housing. o They would like to host more activities and events (festivals, bike rides, summer series, movies, etc.) and provide a different venue than downtown. • The University has lots of nearby outdoor recreational space; the City should enhance connections for residents and strive to avoid duplication of services where possible. Other Development Considerations • There are lots of steep hills, so creative roadway design is needed, though not a concern. • Topography could be a challenge for sewer lines because the cost of lift stations may limit some developments due to their expense (such as in the southwest part of the subarea). • Where constructed, lift stations will require a certain level of density to support the cost. • Form -based development standards are being considered for the area to promote affordability, density, and livability regardless of age or ability. Ir , 4 CITY OF IOWA CITY CITY OF I O WA CITY MEMORANDUM Date: November 2, 2022 To: Planning & Zoning Commission From: Kirk Lehmann, Associate Planner, Neighborhood & Development Services Parker Walsh, Associate Planner, Neighborhood & Development Services Re: Zoning and Subdivision Code Amendments (REZ22-0011) to enhance land use regulations related to solar energy systems and to further climate action goals Introduction Upon completion of the community -sourced solar feasibility study by the Johnson Clean Energy District in January 2022, staff convened a working group of Climate Action Commissioners to identify high -priority solar activities that align with the City's climate adaptation and mitigation goals. As part of this process, the working group recommended that staff assess the current zoning code for solar readiness and friendliness, review best practices, and develop code updates to address any gaps that are found. Historically, the City managed solar energy systems as accessory mechanical structures and/or basic utility uses rather than by creating separate use categories. This meant rooftop and ground - mounted solar energy systems that were accessory to another use were allowed administratively. Meanwhile, larger solar arrays were reviewed as a principal basic utility use, which in some cases required additional processes such as a special exception. The zoning code was updated in 2019 to define solar energy systems and to distinguish utility - scale ground -mounted solar energy systems from basic utility uses. The goal was to expand solar projects into public zones without more broadly allowing basic utility uses, but it did not change how smaller scale, accessory solar facilities were allowed. While this approach was generally successful, staff has since identified additional code changes to further encourage the use of renewable energy after reviewing best practices and policies of other cities. In addition, staff identified other code changes to help further the City's climate adaptation and mitigation goals. As a result, the proposed amendments to Title 14 Zoning and Title 15 Subdivisions (Attachment 1) were developed to enhance land use regulations related to solar energy systems and actions to further climate action goals. Specifically, this includes clarifications to the code, voluntary regulatory incentives which provide increased density and reduced parking in exchange for implementing climate action goals (e.g. solar), and Electric Vehicle Readiness parking requirements. Staff also consulted with the Climate Action Commission's working group to ensure the amendment aligns with their initial recommendations. Current Regulations The Zoning Code (Title 14) defines a solar energy system as a device, array of devices, or structural design feature which provides for the generation of electricity and the collection, storage, and distribution of solar energy. The code distinguishes between accessory solar energy systems, which are allowed with few restrictions in conjunction with all uses, and utility - scale solar energy systems, which are allowed in most commercial and all industrial, research, and public zones. The City also uses streamlined review processes in local historic and conservation districts for low -impact solar installations. Specific requirements are detailed below. November 2, 2022 Page 2 Accessory Solar Energy Systems The City classifies accessory solar energy systems as mechanical structures, which are allowed in every zone with another principal use where the criteria in Table 1 are met. Rooftop solar energy systems are always considered to be accessory. This process is administrative (i.e. staff -level review and approval), which is considered a best practice. Table 1: Requirements for Accessory Solar Energy Systems Zones I Roof -Mounted Requirements Ground -Mounted Requirements Single- • Integrated into building design; • Located at least 2 feet from side/rear lot lines Family • Screened behind building • Not located between the principal dwelling Residential features; or and the street • Set back from the edge of the • Screened from public view by landscaping to roof so it is not visible. the S2 (Variable Height) standard or by wall • Rooftop panels on homes are or fencing materials complementary to the considered integrated into the principal structure unless accessory to a building design. single-family use Industrial • May be visible from the ground. a Located at least 2 feet from any lot line in compliance with any additional standards that apply in certain zones or for certain uses e Screened from public view by landscaping to the S2 (Variable Height Screen) standard or by wall or fencing materials complementary to the principal structure unless accessory to a single-family use All Other * • Integrated into building design; • Located at least 2 feet from any lot line in • Screened behind building compliance with any additional standards features; or that apply in certain zones or for certain uses • Set back from the edge of the a Screened from public view by landscaping to roof so it is not visible. the S2 (Variable Height) standard or by wall • Rooftop panels on homes are or fencing materials complementary to the considered integrated into the principal structure unless accessory to a building design. single-family use * Solar energy systems in Form -Based zones are exempt from screening requirements. Code Citations: 14-4C-2N Utility -Scale Ground -Mounted Solar Energy Systems Ground -mounted systems over an acre in size are classified as a utility -scale ground -mounted solar energy system, which is a principal use. Such systems may be for on -site and/or off -site energy consumption. The requirements for this use in each zone are shown in Table 2. Similar to other basic utility uses, larger solar energy systems are allowed provisionally in industrial and public zones and by special exception in commercial, research, and Riverfront Crossings zones (except for Mixed Use). However, utility -scale solar systems are not allowed as a principal use in residential, Mixed Use, or Form -Based zones. Table 2: Re uirements for Ground -Mounted Utility -Scale Solar Energy Systems Zones I Ground -Mounted Utility -Scale Solar Requirements Industrial • Allowed provisionally and Public • Located 200 feet from any residential zone and set back the greater of its minimum setback or 20 feet from property lines • Enclosed by security fencing 6 to 8 feet in height and typically screened from public view/view of adjacent residential zones to the S3 (High Screen) standard; • No taller than 15 feet in height • On -site lighting must be equipped with full cutoff fixtures, shielded away from adjacent properties, and positioned downward to minimize light spillage; and November 2, 2022 Page 3 • Exterior surfaces of solar panels must have nonreflective finish and be designed and installed to minimize glare towards vehicular traffic and adjacent buildings Commercial • Allowed by special exception (approved by the Board of Adjustment) (except • Meet all provisional requirements for public and industrial zones Mixed Use), • Must be screened from public view/view of adjacent residential zones to the S3 Riverfront (High Screen) standard and compatible with surrounding structures/uses based Crossings, on safety, size, height, scale, location, and design and • Must not be detrimental to or endanger public health, safety, comfort or welfare Research • Must not injure the use and enjoyment of other property in the immediate vicinity • Must not substantially diminish or impair property values in the neighborhood • Must not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district in which it is located • Must have adequate utilities, access roads, drainage and/or necessary facilities • Must have adequate measures to provide ingress or egress designed to minimize traffic congestion on public streets • Must conform to applicable regulations of the zone in which it is to be located • Must be consistent with the Comprehensive Plan of the City, as amended Residential, • Not Allowed Mixed Use, and Form - Based Interim Dev't • Allowed provisionally in interim development — industrial (ID-1) zones • Allowed by special exception in interim development — commercial (ID-C) and interim development — research park (ID -RP) zones • Not allowed in interim development — single-family or multi -family residential ID-RS or ID-RM zones Code Citations: 14-2A-2, 14-2B-2, 14-2C-2, 14-2D-2, 14-2E-2, 14-2F-2, 14-2G-3, 14-2H-3, 14-4B-4D-18 Local Historic & Conservation Districts and Landmarks Solar energy systems in Historic District Overlay (OHD) or Conservation District Overlay (OCD) zones must apply for historic review. This is typically conducted by the Historic Preservation Commission, but a streamlined process is approved where the following criteria are met: • Installed on an outbuilding roof or the rear facing roof of a primary building (if other locations are not possible, it may also be on a non -street facing elevation not impacting the street view of the house). • Installed close to the roof surface and at an angle that is like the roof surface. • The frame and brackets are a color that blends with the building roof materials. • Any equipment is away from a street -facing elevation, preferably on the structure's back. If a project meets these standards, staff can administratively review and approve the solar energy system. For projects that do not meet these standards, applicants in an OHD/OCD zone must still present their project to the Historic Preservation Commission. Proposed Amendments The proposed amendment (Attachment 1) helps to enhance land use regulations related to solar energy systems and to implement strategies aligned with the City's climate action goals. Specifically, the proposed amendment: 1. Adds and clarifies definitions; 2. Limits regulatory barriers to solar energy systems; 3. Provides regulatory incentives (i.e. density bonuses and parking reductions) for projects that incorporate certain practices aligned with the City's climate action goals; and 4. Requires that some spaces in parking areas be Electric Vehicle -Ready. November 2, 2022 Page 4 Definitions The Zoning Code does not specify that solar energy systems (including related battery storage) accessory to a principal use are considered mechanical structures. The proposed amendment adds clarity by discussing solar energy systems in the definition for mechanical structures, by noting in the definition for solar energy systems that they are accessory mechanical structures, by amending the accessory standards for mechanical structures to reference solar energy systems, and by discussing mechanical structures and solar energy systems in the use category descriptions for household and group living uses. This will improve understanding of the code. Removal of Potential Regulatory Barriers The proposed amendment seeks to address several potential barriers to solar projects. In the dimensional standards, it specifies that roof -mounted solar energy systems are included among other roof structures that are exempt from maximum height limits. With regards to ground -mounted solar energy systems, it clarifies that they are not buildings, and therefore do not count towards the maximum lot coverage requirements. In addition, the amendment removes the requirement that ground -mounted solar energy systems be screened to the S2 (Variable Height Screen) standard to help improve solar access and align standards regarding solar energy systems for other uses with those for single-family uses. Similarly, it removes the requirement that roof -mounted solar energy systems be concealed from public view which brings the code into line with current practice where solar panels are typically found to be integrated into the design of the building. It also includes a new minor modification process for solar energy systems which provides flexibility for unusual situations where strict application of the regulations is impractical. To attain a minor modification, staff must find that the following criteria are met: 1. Special circumstances apply to the property, such as size, shape, topography, location, surroundings, or characteristics, or preexisting site development, which make it impractical to comply with the subject regulation or which warrant a modification and/or waiver of the subject regulation. 2. The minor modification will not be detrimental to the public health, safety, or welfare or be injurious to other property or improvements in the vicinity and in the zone in which the property is located. 3. The minor modification does not exceed the minor modification standards or allow a use or activity not otherwise expressly authorized by the regulations governing the subject property. 4. The minor modification requested is in conformity with the intent and purpose of the regulation modified. 5. The requested minor modification complies with other applicable statutes, ordinances, laws and regulations. This change helps address unforeseen barriers where special characteristics apply to a site. For example, it may be possible to allow a solar energy system in the front setback if the lot is heavily forested and other locations are not feasible for such a system. Furthermore, the proposed amendment addresses private deed restrictions, often in the form of homeowner association covenants, which can be a potential barrier to solar energy systems. It includes a new clause prohibiting property deeds in new subdivisions from containing restrictive covenants that unreasonably restrict the use of solar collectors, in accordance with Iowa Code Section 564A.8. Voluntary Regulatory Incentives The proposed amendment includes residential density bonus and parking reduction options for projects that further certain climate action goals to indirectly incentivize such practices. The November 2, 2022 Page 5 practices selected were identified by sustainability staff as important priorities. The purpose of the regulatory incentives is to off -set the financial costs of incorporating solar panels or other sustainability measures into projects by reducing the number of parking spaces and/or increasing the allowable number of dwelling units. Both regulatory incentives would be administered by staff through the site plan or building permit process, or by City Council through the Planned Overlay Development (OPD) rezoning process if it is used instead. A residential density bonus would allow a reduction of the minimum lot size or minimum lot area per unit by 10% for each of the provisions below that are met. The bonuses can be used for all residential uses in all zones, except for Central Business Support (CB-5), Central Business (CB-10), Riverfront Crossings, and Form -Based zones which do not regulate density. Bonuses can also be stacked up to a total of 25% (i.e. meeting two provisions would allow a 20% bonus and meeting three would allow a 25% bonus). The bonus provisions include: • Installation of a solar energy system equal to 40% of the roofs' surface area of all buildings; • All uses within the development utilize electricity for 100% of their regular energy consumption after construction; and/or • All buildings are constructed to the most current edition of the International Energy Conservation Code standards published by the International Code Council. The amendment also allows a reduction in the minimum parking requirement that equals the equivalent density bonus provided, up to a total parking reduction of 25%. Unlike the density bonus, this would be available in all zones for all use types. Because parking areas cost money to build and displace more valuable land uses, this provides an additional indirect incentive that can be utilized by both residential and non-residential uses to offset the costs of improvements. Electric Vehicle (EV) Readiness Another climate action goal supported in the proposed amendment is the expansion of electric vehicle (EV) charging infrastructure across the City. It does this by requiring that parking areas with at least 5 spaces have 20% of those spaces ready to accommodate Electric Vehicle charging stations (i.e. be EV-ready). EV-ready spaces need not include actual charging stations, but they allow for the future inclusion of standard charging stations and avoid costly retrofits to install chargers in the future while having minimal impacts on the cost of the parking area. While this will primarily effect new development, it will also be required with substantial expansion and redevelopment projects. Requiring that a percentage of parking spaces be EV-ready helps the City proactively plan for future growth in the demand for electric vehicles. Analysis Current City policy is in line with many best practices encouraging the creation of solar energy systems but can be improved. The intent of the proposed amendment is to address gaps in the code. For a more detailed review of best practices and research, see Attachments 2 and 3. Best Practices and Local Jurisdiction Research One of the most effective practices to encourage solar energy systems is streamlining the review and permit processes and limiting barriers to implementation. For example, SolSmart's Model Solar Ordinance (Attachment 2) advises allowing solar by -right and using administrative review for solar projects. This helps reduce the time and effort to approve solar projects. Iowa City already administratively allows accessory solar uses in all zones and utility -scale solar in industrial and public zones. However, the City does require a special exception for larger, stand-alone systems in commercial and research zones and prohibits such uses in residential zones. Staff does not recommend modifying standards for utility -scale solar at this time due to it being recently adopted. Other best practices revolve around reducing potential zoning barriers, such as ensuring that setbacks, height limits, and coverage requirements do not act as barriers to solar energy systems. November 2, 2022 Page 6 Staffs proposed changes clarify requirements from which solar energy systems are already exempt and provides a minor modification to address atypical situations. Additional best practices include promoting solar -ready development. Solar readiness does not require that solar energy systems be installed on buildings, but rather that structures can easily integrate renewable energy sources later. This includes aligning structures for maximum sun exposure and minimum shading and providing the electrical capability and space for future installation, among other roof design considerations. Building solar ready development is cost effective and reduces the need for infrastructure upgrades should solar or other renewable energy sources be installed after development. At this time, staff proposes to incentivize the installation of solar energy systems rather than solar readiness because it produces a greater benefit in return for zoning bonuses and non -solar ready buildings can still have solar energy systems regardless. Another way jurisdictions promote solar and renewable energy involves incentives for development (Attachment 3), though these appear less common. Cities with incentives tend to have solar friendly codes that allow solar by -right and provide additional flexibility from zoning standards for solar energy systems. Incentives are often tied to climate action goals, such as encouraging development of a range of renewable energy sources. Examples include: • Density and height bonuses; • Lot coverage bonuses; and/or • Parking reductions. Incentives are typically granted where a defined level of renewable energy is provided within a development. For example, bonuses may be granted where on -site renewable energy will accommodate at least 15% of a development's total anticipated energy consumption, with larger bonuses granted for a higher percentage of energy provided renewably. Finding a balance between the incentive and requirements to achieve the incentive is an important factor in whether developers utilize them. Many communities only recently implemented these policies, so their effectiveness is still unknown. However, the proposed amendment includes development incentives for renewable energy, electrification, and using a higher energy conservation code. Staff reviewed Electric Vehicle (EV) ordinances, as well as resources from the Great Plains Institute. The goal of EV ordinances is to begin the support and transition to electric vehicles and to reduce carbon pollution produced by transportation. Some cities require that a specified percentage of parking spaces either be EV-Ready and/or contain Type II charging stations, which provide 10 to 60 miles of range per hour of charging and are preferred for daily charging. Other best practices include allowing charging stations in most zones, which Iowa City does. As electric vehicles become more popular, it will remain important to provide access to charging stations. Anticipated Impact Some anticipated impacts of the proposed amendments will be educational, while others remove potential barriers to the installation of solar energy systems. Changes that help increase clarity for those interested in solar on their property including enhanced definitions that make it easier to search the zoning code and understand how solar energy systems fit into the broader code framework. In addition, the amendment will increase flexibility by reducing barriers to where solar energy systems may be located and by allowing waivers where they would otherwise not have been feasible before. Similarly, it would codify State law that prevents homeowner's associations from imposing unreasonable restrictions on solar collectors. A larger change is the new zoning bonus for projects incorporating renewable energy, electrification, and/or higher energy conservation standards. Density bonuses and parking reductions provide a financial incentive for sustainable practices in new development and redevelopment. While the density bonuses apply primarily to residential projects, the parking reduction can be utilized by non-residential uses as well, which should improve design flexibility where parking has been a barrier. However, the parking reduction may also be used in the November 2, 2022 Page 7 Downtown and Riverfront Crossings Parking District, which may negatively impact fee -in -lieu payments for downtown parking improvements. This is a trade-off where less parking is provided downtown in exchange for forward movement on climate action goals. New EV-ready parking requirements are also a significant change. Requiring EV-ready spaces will help support the adoption of EV transportation options by proactively planning for the needs of the future. Altogether, the proposed amendment should increase renewable energy sources, including solar, and further several of the City's climate action goals, while improved clarity and flexibility improve understanding of the code and allow modifications where they are warranted. Consistency with Comprehensive Plan The vision of the Comprehensive Plan supports protecting and enhancing the environment and encouraging the responsible use of our natural energy resources. To that end, the plan includes a goal to "[c]ontinue to track, measure, and reduce energy consumption and greenhouse gas emissions". Strategies that support this goal include the following: • Monitor community -wide greenhouse gas emissions. • Provide public education to residents, businesses, and industry to promote water and energy efficiency, recycling, and other resource conservation efforts. • Identify and seek opportunities to create incentives for the private sector (including residential and commercial sectors) to increase energy efficiency and emission reductions through funding and building code mechanisms. Since the plan was adopted in 2013, the City has increasingly focused on climate action. The City adopted a Climate Action and Adaptation Plan in 2018, declared a Climate Crisis in 2019 and adopted the Accelerating Iowa City's Action Plan in 2020. The goal set by these plans is to reduce carbon emissions by 45% from 2010 levels by 2030, which the City reached in 2020, and to achieve net zero carbon emissions by 2050. The proposed amendments would help further these goals by encouraging on -site renewable energy systems, electrification, and higher energy conservation standards as discussed in the community -sourced solar feasibility study. It will also facilitate adoption of electric vehicles throughout the community as encouraged in the City's Climate Action and Adaptation Plan. Taken together, these planning efforts continue to demonstrate the City's strong desire to encourage the development of new sources of renewable energy and to create compatible development through increased energy efficiency and electrification with the goal of reducing greenhouse gas emissions. The proposed amendment does this by helping to clarify code language for solar energy systems, to reduce potential barriers to solar development, and to incentivize sustainable practices for new development. Staff Recommendation Staff recommends that Title 14 Zoning and Title 15 Land Subdivision be amended as illustrated in Attachment 1 to enhance land use regulations related to solar energy systems and to further implement the City's goals related to climate action. Attachments 1. Proposed Zoning Code Text Amendments 2. Iowa Solar Model Ordinance (by the Great Plains Institute) 3. Solar and Electric Vehicle Readiness Best Practice Research Tables Approved by: i • St ^' Danielle Sitzman, AICP, Development Services Coordinator Department of Neighborhood and Development Services Attachment 1 Page 1 Draft Zoning Code Text Underlined text is suggested new language. Strike -through notation indicates language to be deleted Amend 14-2A-4C-1c, Exemptions from maximum height standards in single-family residential zones, as follows: (9) Roof structures, including solar energy systems, elevator bulkheads, stairways, ventilating fans, cooling towers, and similar necessary mechanical and electrical appurtenances required to operate and maintain the building. Amend 14-2A-7, Special provisions for single-family residential zones, as follows: E. Sustainability Bonus Options: The following bonuses may be granted through the process set forth in Title 18, "Site Plan Review", or the building permit process where a site plan is not required. 1. Modifications to Dimensional Standards: The minimum lot size or minimum lot area per unit may be reduced by ten percent (10%) of the applicable requirement for each of the following provisions that is met, up to a maximum of twenty-five percent (25%). a. A solar energy system is installed onsite where the size is equal to 40% of the surface area of the roofs of all buildings. b. All uses within the development utilize electricity for one hundred percent (100%) of their regular energy consumption after construction. c. All buildings within the development are constructed to the most current edition of the International Energy Conservation Code standards published by the International Code Council. 2. Parking Reduction: Where any of the above provisions modifying dimensional standards are met, the minimum parking requirement may be reduced as allowed in section 14-5A-4F-10. Amend 14-2B-4C-1d, Exemptions from maximum height standards in multi -family residential zones, as follows: (9) Roof structures, including solar energy systems, elevator bulkheads, stairways, ventilating fans, cooling towers, and similar necessary mechanical and electrical appurtenances required to operate and maintain the building. Amend 14-2B-8, Special provisions for multi -family residential zones, as follows: E. Sustainability Bonus Options: The following bonuses may be granted through the process set forth in Title 18, "Site Plan Review", or the building permit process where a site plan is not required. 1. Modifications to Dimensional Standards: The minimum lot size or minimum lot area per unit maV be reduced by ten percent (10%) of the applicable requirement for each of the following provisions that is met, up to a maximum of twenty-five percent (25%). a. A solar energy system is installed onsite where the size is equal to 40% of the surface area of the roofs of all buildings. b. All uses within the development utilize electricity for one hundred percent (100%) of their regular energy consumption after construction. c. All buildings within the development are constructed to the most current edition of the International Energy Conservation Code standards published bV the International Code Council. Attachment 1 Page 2 2. Parking Reduction: Where any of the above provisions modifying dimensional standards are met, the minimum parking requirement may be reduced as allowed in section 14-5A-4F-10. Amend 14-2C-4C-1c, Exemptions from maximum height standards in commercial zones, as follows: (10) Roof structures, including solar energy systems, elevator bulkheads, stairways, ventilating fans, cooling towers and similar necessary mechanical and electrical appurtenances required to operate and maintain the building. Amend 14-2C-11, Special provisions for commercial zones, as follows: E. Sustainability Bonus Options: The following bonuses may be granted through the process set forth in Title 18, "Site Plan Review", or the building permit process where a site plan is not required. 1. Modifications to Dimensional Standards: The minimum lot size or minimum lot area per unit may be reduced by ten percent (10%) of the applicable requirement for each of the following provisions that is met, up to a maximum of twenty-five percent (25%). a. A solar energy system is installed onsite where the size is equal to 40% of the surface area of the roofs of all buildings. b. All uses within the development utilize electricity for one hundred percent (100%) of their regular energy consumption after construction. c. All buildings within the development are constructed to the most current edition of the International Energy Conservation Code standards published by the International Code Council. 2. Parking Reduction: Where any of the above provisions modifying dimensional standards are met, the minimum parking requirement may be reduced as allowed in section 14-5A-4F-10. Amend 14-2D-4C-3, Exemptions from maximum height standards in industrial and research zones, as follows: j. Roof structures, including solar energy systems, elevator bulkheads, stairways, ventilating fans, cooling towers and similar necessary mechanical and electrical appurtenances required to operate and maintain the building. Amend 14-2F-48-2, Exemptions from maximum height standards in public zones, as follows: i. Roof structures, including solar energy systems, elevator bulkheads, stairways, ventilating fans, cooling towers and similar necessary mechanical and electrical appurtenances required to operate and maintain the building. Amend 14-2H-2C-4a, Height, Footnote 3, as follows: Typically measured from average finished grade along the frontage. Solar energy systems shall not be included in the maximum building height measurement. See Building Height in Article 14-9A (General Definitions). Amend 14-2H-2D-4a, Height, Footnote 3, as follows: Typically measured from average finished grade along the frontage. Solar energy systems shall not be included in the maximum building height measurement. See building height in article 14-9A (General Definitions). Attachment 1 Page 3 Amend 14-2H-2E-4a, Height, Footnote 3, as follows: Typically measured from average finished grade along the frontage. Solar energy systems shall not be included in the maximum building height measurement. See building height in article 14-9A (General Definitions). Amend 14-2H-2F-4a, Height, Footnote 3, as follows: Typically measured from average finished grade along the frontage. building height in Amend 14-2H-2G-4a, Height, Footnote 2, as follows: Typically measured from average finished grade along the frontage. Solar energy systems shall not be included in the maximum building height measurement. See building height in article 14-9A (General Definitions). Amend 14-3A-4D, Maximum Residential Density for Planned Development Overlay Zones, as follows: 1. The city will approve a residential density based on the underlying density allowed in the base zone and what is compatible with the natural topography of the site and with surrounding development. The residential density for a planned development may not exceed the value specified in table 3A-1, located at the end of this subsection, except as allowed by subsection 14-3A-4D-3. Actual residential density allowed, however, may be less than the maximum expressed in the table due to the topographical constraints of the property, the scale of the project relative to adjacent development, and the dimensional, site development, and other requirements of this title. 2. For purposes of this article, "net land area" is defined as total land area minus public and private street rights of way. When calculating net land area, the land area devoted to alley and private rear lane rights of way need not be subtracted from the total land area. (Ord. 05-4186, 12- 15-2005) a. A solar energy system is installed onsite where the size is equal to 40% of the c. All buildings within the development are constructed to the most current edition of the International Energy Conservation Code standards published by the International Code Council. Table 3A-1: Maximum Residential Density Underlying Base Zone Dwelling Units Per Acre Of Net Land Area RR-1 1 RS-5 5 RS-8 8 RNS-12 8 RS-12 13 Attachment 1 Page 4 M U 24 CO-1 15 CN-1 24 CC-2 15 RM-12 15 RNS-20 24 RM-20 24 RM-44 43 PRM 49* *Density bonuses are available in the PRM zone that would increase the allowed density beyond the figure in this table. Amend 14-4A-3A-3, Residential Use Categories, Household Living Uses, as follows: Accessory Uses: Private recreational uses; storage buildings; parking for residents' vehicles. Home occupations, accessory dwelling units, childcare homes, mechanical structures such as rooftop solar energy systems, and bed and breakfast facilities are accessory uses that are subject to additional regulations outlined in article C, "Accessory Uses And Buildings", of this chapter. Any accessory use of the property shall remain secondary to the principal use of the property for residential living. Amend 14-4A-3B-3, Residential Use Categories, Group Living Uses, as follows: 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; mechanical structures including solar energy systems; off-street loading areas. Amend 14-4B-1A, Minor Modifications, Applicability, as follows: 24. For solar energy systems, modifications to the accessory mechanical structure standards contained in section 14-4C-2N and other accessory development standards contained in section 14-4C-3. Amend 14-4C-2N-2, Specific Approval Criteria for Accessory Uses and Buildings, Mechanical Structures, as follows: a. All ground level mechanical and utility equipment, such as heat pumps, air conditioners, emergency generators, electrical vehicle charging stations, and water pumps, must be screened from public view to at least the S2 standard. (See chapter 5, article F, "Screening And Buffering Standards", of this title.) If it is not feasible to use landscape screening, the mechanical equipment must be screened using wall or fencing materials complementary to the principal structure. Mechanical structures accessory to sSingle-family uses and solar energy systems accessory to any uses are exempt from this standard. b. In all zones except I-1 and I-2, rooftop mechanical equipment must be concealed from public view by integrating equipment into the design of the building, screening equipment behind building features, such as parapets, or by setting the equipment back from the edge of the roof so that it is not visible from ground level. Solar energy systems are exempt from this standard. 2. Setbacks: Attachment 1 Page 5 a. Single -Family Residential Zones: Mechanical structures must be set back at least two feet (2') from the side and rear lot lines. However, mechanical structures may not be located between the principal dwelling and the street. b. All Other Zones: Mechanical structures must be set back at least two feet (2') from any lot line. Additional location standards may apply in certain zones or for certain uses. 3. Minor Modifications for Solar Energy Systems: A minor modification for solar energy systems may be requested according to chapter 4, article B of this title. Amend 14-5A-4F, Off Street Parking and Loading Site Development Standards, Alternatives to Minimum Parking Requirements, as follows: 10. Sustainability Parking Reduction: The minimum parking requirement may be reduced by ten percent (10%) where each of the following provisions promoting sustainable development is met, up to a maximum reduction of twenty-five percent (25%). This parking reduction will be administered through the process set forth in Title 18, "Site Plan Review", or the building permit process where a site plan is not required. This reduction may be used in conjunction with the Sustainability Bonus Options specified in sections 14-2A-7E, 14-2B-8D, 14-2C-11E, and 14-3A-4K-1d. a. A solar energy system is installed onsite where the size is equal to 40% of the surface area of the roofs of all buildings. b. All uses within the development utilize electricity for one hundred percent (100%) of their regular energy consumption after construction. c. All buildings within the development are constructed to the most current edition of the International Energy Conservation Code standards published by the International Code Council. Amend 14-5A-5F, Standards for Structured Parking In Multi -Family and Commercial Zones, The Eastside Mixed Use District, And The Riverfront Crossings Zones, as follows: 8. Electric Vehicle -Ready (EV-Ready) Parking: At least twenty percent (20%) of the number of parking spaces within the parking area must be EV-ready. An EV-ready space must be provided with a dedicated branch circuit that is not less than 40-ampere and 208I240-volt that is assigned for electric vehicle supply equipment terminating in a receptacle or iunction box located within charging distance of the proposed EV parking space. For two adjacent EV-Ready spaces, a single branch circuit is permitted. Amend 14-5A-5G, Standards For Structured Parking In Industrial And Research Zones, as follows: 3. Electric Vehicle -Ready (EV-Ready) Parking: At least twenty percent (20%) of the number of parking spaces within the parking area must be EV-ready. An EV-ready space must be provided with a dedicated branch circuit that is not less than 40-ampere and 208/240-volt that is assigned for electric vehicle supplV equipment terminating in a receptacle or 'unction box located within charging distance of the proposed EV parking space. For two adjacent EV-Ready spaces, a single branch circuit is permitted. Amend 14-5A-5H, Design And Layout Of Surface Parking Areas. as follows: 208/240-volt that is assigned for electric vehicle supply equipment terminating in a receptacle or 'unction box located within charging distance of the proposed EV parking space. For two adjacent EV-Ready spaces, a single branch circuit is permitted. Amend 14-9A-1, Definitions, as follows: Attachment 1 Page 6 BUILDING: Any structure with a roof and designed or intended to support, enclose, shelter or protect persons, animals or property. Solar energy systems are not considered buildings. MECHANICAL STRUCTURES. A mechanical structure is an accessory use which includes any equipment that is powered by electricity, gas, or other similar method. This may include plumbing, electrical, or other similar utility equipment that serves a property. Mechanical structures may be located on the ground level, attached to a structure, or on the rooftop level. Examples include, heat pumps, air conditioners, emergency generators, water pumps, Electric Vehicle (EV) charging stations, and solar energy systems. SOLAR ENERGY SYSTEM: A device, array of devices, or structural design feature, the purpose of which is to provide for generation of electricity, the collection, storage and distribution of solar energy. Rooftop solar energy systems are considered accessory mechanical structures. SOLAR ENERGY SYSTEM, UTILITY -SCALE GROUND -MOUNTED SOLAR ENERGY SYSTFAn: A solar energy system that is structurally mounted on the ground and is not roof mounted, and the system's footprint is at least 1 acre in size. Utility -scale ground -mounted solar energy systems may be used for both on -site and off -site consumption of energy. Ground - mounted energy systems with a footprint of less than 1 acre in size must be accessory to another principal use as an accessory mechanical structure. Amend 15-3-6, Land Subdivisions, Energy and Communications Distribution Systems Design Standards and Required Improvements, as follows: D. In subdivisions approved after [effective date of this ordinance], no restrictive attempt to impose unreasonable restrictions on the use of solar collectors. as defined by Attachment 2 Iowa Solar Model Ordinance v 1 1\ G { j. A 1{11 Photo by Katharine Chute Prepared by Great Plains Institute with support from Sunshot and the Energy Foundation ® GREAT PLAINS Better Energy. INSTITUTE BetterWodd. Last Updated August 2020 Model Solar Ordinance — Iowa Introduction Iowa's solar energy resources are high quality and cost effective —as good as many states to the south and consistently available across the entire state. As solar energy system components have become more efficient and less costly, an increasing number of solar energy systems have been installed in Iowa. Market opportunities for solar development have dramatically increased in Iowa over the last five years, such that communities must now address solar installations as land use and development issues. Solar energy components continue to improve in efficiency and decline in price; large-scale solar energy is expected to become the least expensive form of electric energy generation within a few years, surpassing wind energy and natural gas in levelized cost of energy. But solar energy is much more than just low-cost energy generation. Households and businesses seeking to reduce their carbon footprint see solar energy as a strong complement to energy efficiency. Agricultural producers see solar energy as an economic hedge against price volatility in commodity crops. Utilities see solar's declining cost, high reliability, and free fuel as a means to put downward pressure on electric rates. Corporate, institutional, and municipal buyers are actively acquiring carbon -free solar generation to meet climate and clean energy goals. And innovative solar site designs are capturing habitat and water quality co -benefits by using solar with habitat -friendly ground cover to restore eco-system functions. Solar Energy Issues Local governments in Iowa are seeing increasing interest by property owners in solar energy installations and are having to address a variety of solar land uses in their development regulation. Given the continuing cost reductions and growing value of clean energy, solar development will increasingly be a local development opportunity, from the rooftop to the large-scale solar farm. Three primary issues tie solar energy to development regulations: 1. Land use conflicts and synergies. Solar energy systems have few nuisances. But solar development can compete for land with other development options, and visual impacts and perceived safety concerns sometimes create opposition to solar installations. Good design and attention to aesthetics can address most concerns for rooftop or accessory use systems. Good siting and site design standards for large- and community -scale solar can similarly resolve conflicts and create co -benefits from solar development, such as restoring habitat, diversifying agricultural businesses, and improving surface and ground waters. 2. Protecting access to solar resources. Solar resources are a valuable component of property ownership. Development regulations can inadvertently limit a property owner's ability to access their solar resource. Communities should consider how to protect and develop solar resources in zoning, subdivision, and other development regulations or standards. 3. Encouraging appropriate solar development. Local government can go beyond simply removing regulatory barriers and encourage solar development that provides economic development, climate protection, and natural resources co -benefits. Local governments have a variety of tools to encourage appropriately sited and designed solar development to meet local goals. Iowa Model Solar Ordinance I Last Updated August 2020 Components of a Solar Standards Ordinance Solar energy standards should: 1. Create an as -of -right solar installation path for property -owners. Create a clear regulatory path (an as -of -right installation) to solar development for accessory uses and - if appropriate - for principal uses such as large-scale solar and ground -mounted community shared solar installations. 2. Enable principal solar uses. Define where community- and large -solar energy land uses are appropriate as a principal or primary use, set development standards and procedures to guide development, and capture co -benefit opportunities for water quality, habitat, agriculture. 3. Limit regulatory barriers to developing solar resources. Ensure that access to solar resources is not unduly limited by height, setback, or coverage standards, recognizing the distinct design and function of solar technologies and land uses for both accessory and principal uses. 4. Define appropriate aesthetic standards. Retain an as -of -right installation pathway for accessory uses while balancing design concerns in urban neighborhoods and historic districts. Set reasonable aesthetic standards for solar principal uses that are consistent with other principal uses that have visual impacts. 5. Address cross -property solar access issues. Consider options for protecting access across property lines in the subdivision process and in zoning districts that allow taller buildings on smaller (urban density) lots. 6. Promote "solar -ready" design. Every building that has a solar resource should be built to seamlessly use it. Encourage builders to use solar -ready subdivision and building design. 7. Include solar in regulatory incentives. Encourage desired solar development by including it in regulatory incentives; density bonuses, parking standards, flexible zoning standards, financing/ grant programs, promotional efforts. Different Community Types and Settings The model ordinance language addresses land use concerns for both urban and rural areas, and thus not all the provisions may be appropriate for every community. Issues of solar access and nuisances associated with small or accessory use solar energy systems are of less consequence in rural areas, where lot sizes are almost always greater than one acre. Large-scale and community- scale solar (principal solar land uses) are much more likely to be proposed in rural areas rather than developed cities. However, urban areas should consider where community- or large-scale solar can add value to the community and enable economic development of a valuable local resource. Rural communities should address rooftop and accessory ground -mounted development, although the standards used in this model are designed more for the urban circumstances. This ordinance includes language addressing solar energy as an accessory use to the principal residential or commercial use in an urban area and language for principal solar uses more typically seen in rural communities. Communities should address both types of solar development. Iowa Model Solar Ordinance I Last Updated August 2020 Model Ordinance I. Scope — This article applies to all solar energy installations in Model Community. II. Purpose —Model Community has adopted this regulation for the following purposes: A. Comprehensive Plan Goals — To meet the goals of the Comprehensive Plan and preserve the health, safety and welfare of the community by promoting the safe, effective and efficient use of solar energy systems. The solar energy standards specifically implement the following goals from the Comprehensive Plan: 1. Goal — Encourage the use of local renewable energy resources, including appropriate applications for wind, solar, and biomass energy. 2. Goal — Promote sustainable building design and management practices to serve current and future generations. 3. Goal —Assist local businesses to lower financial and regulatory risks and improve their economic, community, and environmental sustainability. 4. Goal — Efficiently invest in and manage public infrastructure systems to support development and growth. B. Climate Change Goals — As a signatory of the Cool Cities program, Model Community has committed to reducing carbon and other greenhouse gas emissions. Solar energy is an abundant, renewable, and nonpolluting energy resource and its conversion to electricity or heat reduces dependence on nonrenewable energy resources and decreases the air and water pollution that results from the use of conventional energy sources. C. Iowa Smart Planning — Iowa Smart Planning principles must be considered when local governments make planning, zoning, development, and resource management decisions. Model Community has adopted Principle 3 —Clean, Renewable, and Efficient Energy — to encourage the promotion of clean energy use through increased access to renewable energy resources. D. Infrastructure — Distributed solar photovoltaic systems will enhance the reliability and power quality of the power grid and make more efficient use of Model Community's electric distribution infrastructure. E. Local Resource — Solar energy is an underused local energy resource and encouraging the use of solar energy will diversify the community's energy supply portfolio and reduce exposure to fiscal risks associated with fossil fuels. F. Improve Competitive Markets — Solar energy systems offer additional energy choice to consumers and will improve competition in the electricity and natural gas supply market. Iowa Model Solar Ordinance I Last Updated August 2020 III. Definitions Agrivoltaics — A solar energy system co -located on the same parcel of land as agricultural production, including crop production, grazing, apiaries, or other agricultural products or services. Building -integrated Solar Energy Systems —A solar energy system that is an integral part of a principal or accessory building, rather than a separate mechanical device, replacing or substituting for an architectural or structural component of the building. Building -integrated systems include but are not limited to photovoltaic or hot water solar energy systems that are contained within roofing materials, windows, skylights, and awnings. Community -Scale Solar Energy System — A commercial solar energy system that converts sunlight into electricity for the primary purpose of serving electric demands off -site from the facility, either retail or wholesale. Community -scale systems are principal uses and projects typically cover less than 20 acres. Community Solar Garden — A solar energy system that provides retail electric power (or a financial proxy for retail power) to multiple community members or businesses residing or located off -site from the location of the solar energy system. Also referred to as shared solar. Grid-intertie Solar Energy System — A photovoltaic solar energy system that is connected to an electric circuit served by an electric utility company. Ground -mounted — a solar energy system mounted on a rack or pole that rests or is attached to the ground. Ground -mounted systems can be either accessory or principal uses. Large -Scale Solar Energy System — A commercial solar energy system that converts sunlight into electricity for the primary purpose of wholesale sales of generated electricity. A large- scale solar energy system will have a project size greater than 20 acres and is the principal land use for the parcel(s) on which it is located. Off -grid Solar Energy System — A photovoltaic solar energy system in which the circuits energized by the solar energy system are not electrically connected in any way to electric circuits that are served by an electric utility company. Passive Solar Energy System — A solar energy system that captures solar light or heat without transforming it to another form of energy or transferring the energy via a heat exchanger. Photovoltaic System — A solar energy system that converts solar energy directly into electricity. Renewable Energy Easement, Solar Energy Easement — An easement that limits the height or location, or both, of permissible development on the burdened land in terms of a structure or vegetation, or both, for the purpose of providing access for the benefited land to wind or sunlight passing over the burdened land. Iowa Model Solar Ordinance I Last Updated August 2020 Roof -mount — a solar energy system mounted on a rack that is fastened to or ballasted on a structure roof. Roof -mount systems are accessory to the principal use. Roof Pitch — The final exterior slope of a roof calculated by the rise over the run, typically but not exclusively expressed in twelfths such as 3/12, 9/12, 12/12. Solar Access —Unobstructed access to direct sunlight on a lot or building through the entire year, including access across adjacent parcel air rights, for the purpose of capturing direct sunlight to operate a solar energy system. Solar Carport — A solar energy system of any size that is installed on a carport structure that is accessory to a parking area, and which may include electric vehicle supply equipment or energy storage facilities. Solar Collector — A device, structure or a part of a device or structure for which the primary purpose is to transform solar radiant energy into thermal, mechanical, chemical, or electrical energy. The collector does not include frames, supports, or mounting hardware. Solar Daylighting— Capturing and directing the visible light spectrum for use in illuminating interior building spaces in lieu of artificial lighting, usually by adding a device or design element to the building envelope. Solar Energy — Radiant energy received from the sun that can be collected in the form of heat or light by a solar collector. Solar Energy System — A device, array of devices, or structural design feature, the purpose of which is to provide for generation or storage of electricity from sunlight, or the collection, storage and distribution of solar energy for space heating or cooling, daylight for interior lighting, or water heating. Solar Hot Air System — (also referred to as Solar Air Heat or Solar Furnace) — A solar energy system that includes a solar collector to provide direct supplemental space heating by heating and re -circulating conditioned building air. The most efficient performance includes a solar collector to preheat air or supplement building space heating, typically using a vertically mounted collector on a south -facing wall. Solar Hot Water System — A system that includes a solar collector and a heat exchanger that heats or preheats water for building heating systems or other hot water needs, including residential domestic hot water and hot water for commercial processes Solar Mounting Devices — Racking, frames, or other devices that allow the mounting of a solar collector onto a roof surface or the ground. Solar Resource — The design and construction of a building that facilitates and makes feasible the installation of rooftop solar. Solar Resource — A view of the sun from a specific point on a lot or building that is not obscured by any vegetation, building, or object for a minimum of four hours between the hours of 9:00 AM and 3:00 PM Standard time on all days of the year, and can be measured in annual watts per square meter. Iowa Model Solar Ordinance I Last Updated August 2020 IV. Permitted Accessory Use — Solar energy systems are a permitted accessory use in all zoning districts where structures of any sort are allowed, subject to certain requirements as set forth below. Solar carports and associated electric vehicle charging equipment are a permitted accessory use on surface parking lots in all districts regardless of the existence of another building. Solar energy systems that do not meet the following design standards will require a conditional use permit. A. Height — Solar energy systems must meet the following height requirements: 1. Building- or roof- mounted solar energy systems shall not exceed the maximum allowed height in any zoning district. For purposes for height measurement, solar energy systems other than building -integrated systems shall be given an equivalent exception to height standards as building -mounted mechanical devices or equipment. 2. Ground- or pole -mounted solar energy systems shall not exceed 15 feet in height when oriented at maximum tilt. Solar carports in non-residential districts shall not exceed 20 feet in height. B. Setback — Solar energy systems must meet the accessory structure setback for the zoning district and principal land use associated with the lot on which the system is located, except as allowed below. 1. Roof- or Building -mounted Solar Energy Systems - The collector surface and mounting devices for roof -mounted solar energy systems shall not extend beyond the exterior perimeter of the building on which the system is mounted or built, unless the collector and mounting system has been explicitly engineered to safely extend beyond the edge, and setback standards are not violated. Exterior piping for solar hot water systems shall be allowed to extend beyond the perimeter of the building on a side -yard exposure. Solar collectors mounted on the sides of buildings and serving as awnings are considered to be building -integrated systems and are regulated as awnings. Ground -mounted Solar Energy Systems — Ground - mounted solar energy systems may not extend into the side -yard or rear setback when oriented at minimum design tilt, except as otherwise allowed for building mechanical systems. C. Visibility — Solar energy systems in residential districts shall be designed to minimize visual impacts from the public right-of- way, as described in C.1-3, to the extent that doing so does not affect the cost or efficacy of the system. Visibility standards do not apply to systems in non-residential districts, except for historic building or district review as described in E. below. 1. Building Integrated Photovoltaic Systems — Building integrated photovoltaic solar energy systems shall be allowed regardless of whether the system is visible from the public right-of-way, provided the building component in which the system is integrated meets all required setback, land use or performance standards for the district in which the building is located. Iowa Model Solar Ordinance I Last Updated August 2020 2. Aesthetic restrictions — Roof- or ground -mounted solar energy systems shall not be restricted for aesthetic reasons if the system is not visible from the closest edge of any public right-of-way other than an alley, or if the system meets the following standards. a. Roof -mounted systems on pitched roofs that are visible from the nearest edge of the front right-of-way shall have the same finished pitch as the roof and be no more than ten inches above the roof. b. Roof -mount systems on flat roofs that are visible from the nearest edge of the front right-of-way shall not be more than five feet above the finished roof and are exempt from any rooftop equipment or mechanical system screening. 3. Reflectors —All solar energy systems using a reflector to enhance solar production shall minimize glare from the reflector affecting adjacent or nearby properties. D. Lot Coverage —Ground-mounted systems total collector area shall not exceed half the building footprint of the principal structure. Ground -mounted systems shall be exempt from lot coverage or impervious surface standards if the soil under the collector is maintained in vegetation and not compacted. 2. Ground -mounted systems shall not count toward accessory structure limitations. 3. Solar carports in non-residential districts are exempt from lot coverage limitations. E. Historic Buildings — Solar energy systems on buildings within designated historic districts or on locally designated historic buildings (exclusive of State or Federal historic designation) must receive approval of the community Heritage Preservation Commission, consistent with the standards for solar energy systems on historically designated buildings published by the U.S. Department of Interior. F. Plan Approval Required — All solar energy systems requiring a building permit or other permit from Model Community shall provide a site plan for review. 1. Plan Applications — Plan applications for solar energy systems shall be accompanied by to -scale horizontal and vertical (elevation) drawings. The drawings must show the location of the system on the building or on the property for a ground -mounted system, including the property lines. Iowa Model Solar Ordinance I Last Updated August 2020 2. Plan Approvals —Applications that meet the design requirements of this ordinance shall be granted administrative approval by the zoning official and shall not require Planning Commission review. Plan approval does not indicate compliance with Building Code or Electric Code. G. Approved Solar Components — Electric solar energy system components must have a UL or equivalent listing and solar hot water systems must have an SRCC rating. H. Compliance with Building Code — All solar energy systems shall meet approval of local building code officials, consistent with the State of Iowa Building Code, and solar thermal systems shall comply with HVAC-related requirements of the Energy Code. I. Compliance with State Electric Code — All photovoltaic systems shall comply with the Iowa State Electric Code. J. Compliance with State Plumbing Code — Solar thermal systems shall comply with applicable Iowa State Plumbing Code requirements. K. Utility Notification — All grid-intertie solar energy systems shall comply with the interconnection requirements of the electric utility. Off -grid systems are exempt from this requirement. Iowa Model Solar Ordinance I Last Updated August 2020 V. Principal Uses— Model Community encourages the development of commercial or utility scale solar energy systems where such systems present few land use conflicts with current and future development patterns. Ground -mounted solar energy systems that are the principal use on the development lot or lots are conditional uses in selected districts. A. Principal Use General Standards 1. Site Design a. Setbacks— Community- and large-scale solar arrays must meet the following setbacks; 1. Property line setback for buildings or structures in the district in which the system is located, except as other determined in 1.a.5 below. 2. Roadway setback of 150 feet from the ROW centerline of State highways and CSAHs, 100 feet for other roads, except as other determined in 1.a.5 below. 3. Housing unit setback of 150 feet from any existing dwelling unit, except as other determined in 1.a.5 below. 4. Setback distance should be measured from the edge of the solar energy system array, excluding security fencing, screening, or berm. 5. All setbacks can be reduced by 50% if the array is fully screened from the setback point of measurement. b. Screening — Community- and large-scale solar shall be screened from existing residential dwellings. 1. A screening plan shall be submitted that identifies the type and extent of screening. 2. Screening shall be consistent with Model Community's screening ordinance or standards typically applied for other land uses requiring screening. 3. Screening shall not be required along property lines within the same zoning district, except where the adjoining lot has an existing residential use. 4. Model Community may require screening where it determines there is a clear community interest in maintaining a viewshed. Iowa Model Solar Ordinance I Last Updated August 2020 10 c. Ground cover and buffer areas — the following provisions shall apply to the clearing of existing vegetation and establishment of vegetated ground cover. Additional site -specific conditions may apply as required by Model Community. 1. Large-scale removal of mature trees on the site is discouraged. Model Community may set additional restrictions on tree clearing or require mitigation for cleared trees. 2. The applicant shall submit a vegetative management plan prepared by a qualified professional or reviewed and approved by a natural resource agency or authority, such as the Natural Resources Conservation Service of the United States Department of Agriculture, the XXXXX County Soil and Water Conservation District, the XXXXX County Conservation Board, Iowa State University Extension and Outreach, the Iowa Department of Natural Resources, and the Iowa Department of Agriculture and Land Stewardship. The plan shall identify: a. The natural resource professionals consulted or responsible for the plan b. The conservation, habitat, eco-system, or agricultural goals, which may include: providing habitat for pollinators such as bees and monarch butterflies, providing habitat for wildlife such as upland nesting birds and other wildlife, establishing vegetation for livestock grazing, reducing on -site soil erosion, and improving or protecting surface or ground water quality. c. the intended mix of vegetation upon establishment d. the management methods and schedules for how the vegetation will be managed on an annual basis, with particular attention given to the establishment period of approximately three years. 3. Soils shall be planted and maintained in perennial vegetation for the full operational life of the project, to prevent erosion, manage run off and build soil. 4. Vegetative cover should include a mix of perennial grasses and wildflowers that will preferably result in a short stature prairie with a diversity of forbs or flowering plants that bloom throughout the growing season. Blooming shrubs may be used in buffer areas as appropriate for visual screening. Perennial vegetation (grasses and forbs) are preferably native to Iowa, but where appropriate to the vegetative management plan goals, may also include other naturalized and non-invasive species which provide habitat for pollinators and wildlife and/or other ecosystem services (i.e. clovers). 5. Plant material must not have been treated with systemic insecticides, particularly neon icontinoids. d. Foundations —A qualified engineer shall certify that the foundation and design of the solar panel racking and support is within accepted professional standards, given local soil and climate conditions. Iowa Model Solar Ordinance I Last Updated August 2020 11 e. Power and communication lines — Power and communication lines running between banks of solar panels and to nearby electric substations or interconnections with buildings shall be buried underground. Exemptions may be granted by Model Community in instances where shallow bedrock, water courses, or other elements of the natural landscape interfere with the ability to bury lines, or distance makes undergrounding infeasible, at the discretion of the zoning administrator. f. Fencing — Perimeter fencing for the site shall not include barbed wire or woven wire designs, and shall preferably use wildlife -friendly fencing standards that include clearance at the bottom. Alternative fencing can be used if the site is incorporating agrivoltaics. 2. Stormwater and NPDES —Solar farms are subject to Model Community's stormwater management and erosion and sediment control provisions and NPDES permit requirements. Solar collectors shall not be considered impervious surfaces if the project complies with ground cover standards, as described in A.l.c. of this ordinance. 3. Other standards and codes — All solar farms shall be in compliance with all applicable local, state and federal regulatory codes, including the State of Iowa Uniform Building Code, as amended; and the National Electric Code, as amended. 4. Site Plan Required — The applicant shall submit a detailed site plan for both existing and proposed conditions, showing locations of all solar arrays, other structures, property lines, rights -of -way, service roads, floodplains, wetlands and other protected natural resources, topography, electric equipment, and all other characteristics requested by Model Community. The site plan should show all zoning districts and overlay districts. 5. Aviation Protection — For solar farms located within 500 feet of an airport or within approach zones of an airport, the applicant must complete and provide the results of a glare analysis through a qualitative analysis of potential impact, field test demonstration, or geometric analysis of ocular impact in consultation with the Federal Aviation Administration (FAA) Office of Airports, consistent with the Interim Policy, FAA Review of Solar Energy Projects on Federally Obligated Airports, or most recent version adopted by the FAA. 6. Agricultural Protection — Solar farms must comply with site assessment or soil identification standards that are intended to identify agricultural soils. Model Community may require mitigation for use of prime soils for solar array placement, including the following: a. Demonstrating co -location of agricultural uses (agrivoltaics) on the project site. b. Using an interim use or time -limited CUP that allows the site to be returned to agriculture at the end of life of the solar installation. c. Placing agricultural conservation easements on an equivalent number of prime soil acres adjacent to or surrounding the project site. d. Locating the project in a wellhead protection area for the purpose or removing agricultural uses from high risk recharge areas. Iowa Model Solar Ordinance I Last Updated August 2020 12 Decommissioning — A decommissioning plan shall be required to ensure that facilities are properly removed after their useful life. a. Decommissioning of the system must occur in the event the project is not in use for 12 consecutive months. b. The plan shall include provisions for removal of all structures and foundations, restoration of soil and vegetation and assurances that financial resources will be available to fully decommission the site. c. Disposal of structures and/or foundations shall meet the provisions of the Model Community Solid Waste Ordinance. d. Model Community may require the posting of a bond, letter of credit or the establishment of an escrow account to ensure proper decommissioning. B. Community -Scale Solar — Model Community permits the development of community -scale solar, subject to the following standards and requirements: 1. Rooftop gardens permitted —Rooftop community systems are permitted in all districts where buildings are permitted. 2. Community-scaleuses— Ground -mounted community solar energy systems must cover no more than ten acres (project boundaries), and are a permitted use in industrial and agricultural districts, and permitted with standards or conditional in all other non-residential districts. Ground - mounted solar developments covering more than ten acres shall be considered large-scale solar. 3. Dimensional standards —All structures must comply with setback and height, standards for the district in which the system is located. 4. Other standards — Ground -mounted systems must comply with all required standards for structures in the district in which the system is located. C. Large -Scale Solar —Ground -mounted solar energy arrays that are the principal use on the lot, designed for providing energy to off -site uses or export to the wholesale market, are permitted under the following standards: 1. Conditional use permit — Solar farms are conditional uses in agricultural districts, industrial districts, shoreland and floodplain overlay districts, airport safety zones subject to A.1.5 of this ordinance, and in the landfill/brownfield overlay district for sites that have completed remediation. Iowa Model Solar Ordinance I Last Updated August 2020 13 Special Use Type Residential Mixed Business Industrial Agricultural, Shoreland Floodplain (Conserva- Use Rural, Landfill tion, Histor- ic Districts) Large-scale solar Communi- ty -scale solar Accessory use ground -mount- ed solar RooftoD solar Solar as a Land Use The above use table shows four types of solar development that are distinct types of land uses (two kinds of accessory uses, two principal uses), and a group of districts or overlays that are commonly used in Iowa. • Rooftop system are permitted in all districts where buildings are permitted, with recognition that historic districts will have special standards or permits separate from the zoning permits. • Accessory use ground -mount are conditional where potentially in conflict with the primary district or overlay goal. • Community -scale solar principal uses are conditional where land use conflicts or opportunity conflicts are high, permitted where a 10 acre development can be integrated into the landscape, and requiring special consideration in shoreland and floodplain overlay districts. • Large-scale is prohibited in higher density districts and conditional in all other districts. Both community- and large-scale solar is allowed in shoreland and floodplain overlay districts, because the site design standards requiring beneficial habitat ground cover not only ensure a low -impact development but in most cases result in a restoration of eco- system services from the previous (usually agricultural) use. Homeowner Installation Rights Protected "City councils and county boards of supervisors may include in ordinances relating to subdivisions a provision prohibiting deeds for property located in new subdivisions from containing restrictive covenants that include unreasonable restrictions on the use of solar collectors." Source: Iowa Statutes, 564A.8 Covenants and HOA Design Standards One of the most common barriers to solar energy in developing areas are restrictive covenants in new subdivisions. The covenants are intended to maintain the appearance of homes, property values, and saleability. If, however, the local government provides solar design standards that protect against poor design of solar accessory uses, it is reasonable to limit the developer or homeowner's association from creating unwarranted restrictions on a sustainable source of energy. Iowa law (noted above) allows communities to protect individual home owners'solar development rights from restrictive covenants in new subdivisions. Some language is provided here, but the language should be included in the subdivision ordinance, consistent with state law. Communities should, for clarity, ensure that covenants requiring design review of improvements (even though the design review covenant does not mention solar) must make reasonable provisions for allowing solar development by homeowners. Iowa Statutes 564A.7 SOLAR ACCESS EASEMENTS. 1. Persons, including public bodies, may voluntarily agree to create a solar access easement. Asolar access easement whether obtained voluntarily or pursuant to the order of a solar access regulatory board is subject to the same recording and conveyance requirements as other easements. 2. A solar access easement shall be created in writing and shall include the following: a. The legal description of the dominant and servient estates. b. A legal description of the space which must remain unobstructed expressed in terms of the degrees of the vertical and horizontal angles through which the solar access easement extends over the burdened property and the paints from which these angles are measured. 3. In addition to the items required in subsection 2 the solar access easement may include, but the contents are not limited to, the following: a. Any limitations on the growth of existing and future vegetation or the height of buildings or other potential obstructions of the solar collector. b. Terms or conditions under which the solar access easement may be abandoned or terminated. c. Provisions for compensating the owner of the property benefiting from the solar access easement in the event of interference with the enjoyment of the solar access easement, or for compensating the owner of the property subject to the solar access easement for maintaining that easement. Vill. Renewable Energy Condition for Certain Permits A. Condition for Planned Unit Development (PUD) Approval — Model Community may require on -site renewable energy systems, zero -net -energy (ZNE) or zero -net -carbon (ZNC) building designs, solar -synchronized electric vehicle charging or other clean energy systems as a condition for approval of a PUD permit to mitigate for: 1. Impacts on the performance of the electric distribution system, 2. Increased local emissions of greenhouse gases associated with the proposal, 3. Need for electric vehicle charging infrastructure to offset transportation -related emissions for trips generated by the new development, 4. Other impacts of the proposed development that are inconsistent with the Model Community Comprehensive Plan. B. Condition for Conditional Use Permit — Model Community may require on -site renewable energy systems or zero net energy construction as a condition for a rezoning or a conditional use permit. IX. Solar Roof Incentives — Model Community encourages incorporating on -site renewable energy system or zero net energy construction for new construction and redevelopment. Model Community may require on -site renewable energy or zero -net - energy construction when issuing a conditional use permit where the project has access to local energy resources, in order to ensure consistency with Model Community's Climate Action Plan. A. Density Bonus — Any application for subdivision of land in the _ Districts that will allow the development of at least four new lots of record shall be allowed to increase the maximum number of lots by 10% or one lot, whichever is greater, provided all building and wastewater setbacks can be met with the increased density, if the applicant enters into a development agreement guaranteeing at least three (3) kilowatts of PV for each new residence that has a solar resource. Iowa Model Solar Ordinance I Last Updated August 2020 B. Solar -Ready Buildings— Model Community encourages builders to use solar -ready design in buildings. Buildings that submit a completed U.S. EPA Renewable Energy Ready Home Solar Photovoltaic Checklist (or other approved solar -ready standard) and associated documentation will be certified as a Model Community solar ready home, and are eligible for low-cost financing through Model Community's Economic Development Authority. A designation that will be included in the permit home's permit history. C. Solar Access Variance— When a developer requests a variance from Model Community's subdivision solar access standards, the zoning administrator may grant an administrative exception from the solar access standards provided the applicant meets the conditions of 1. and 2. below: Solar Access Lots Identified — At least _% of the lots, or a minimum of _ lots, are identified as solar development lots. 2. Covenant Assigned — Solar access lots are assigned a covenant that homes built upon these lots must include a solar energy system. Photovoltaic systems must be at least three (3) KW in capacity. 3. Additional Fees Waived —Model Community will waive any additional fees for filing of the covenant. 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HARVAT HALL, CITY HALL MEMBERS PRESENT: Susan Craig, Maggie Elliott, Mike Hensch, Maria Padron, Mark Signs, Billie Townsend MEMBERS ABSENT: STAFF PRESENT: Emani Brinkman, Sara Hektoen, Anne Russett, Parker Walsh OTHERS PRESENT: Marybeth Slonneger, Mike Oliveira, Kevin Boyd, Jon Marner RECOMMENDATIONS TO COUNCIL: By a vote of 6-0 the Commission recommends approval of REZ22-0013, an application to designate 937 East 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). By a vote of 6-0 the Commission 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 Drive. 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. 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. Brinkman began the staff report showing an aerial map and zoning map of the property for the proposed rezoning. The zoning map showed how the property fits in with the surrounding area. The property was constructed around 1874 as a simple single -story ell style cottage and is in the style of other Goosetown cottages from the same period. Brinkman showed photos the cottage noting a gable addition was added to the rear of the house before 1882, and a second smaller gable addition was added prior to 1920 as show in the Sanborn Insurance fire maps. Since 1920 Brinkman stated this property has not had many changes unlike similar small cottages in the area. Another addition prior to 1920 was an open porch added to the L created by the original portion of the house and the first addition and that porch has been extended by the current property owners. Planning and Zoning Commission October 19, 2022 Page 2 of 10 The Historic Preservation Commission met on October 13, 2022 and conducted a public hearing at which they reviewed and evaluated the historic significance of the property located at 937 East Davenport. The Commission determined that the property met the requirements for landmark designation and voted to recommend approval of the local landmark designation. The Historic Preservation Commission determined that the property met the required criteria that it's significant to American and Iowa City history architecture, archaeology and culture and possesses integrity of location, design, setting materials and workmanship, and is associated with events that have made a significant contribution to the broad patterns of history, and has yielded information important in history. This property is one of the few intact examples of early Goosetown cottages that show the area's semi agrarian history. This area consists of many 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 in Germany. The property is currently zoned medium density single family residential, the purpose of RS-8 zoning primarily provides for the development of small lot single family dwellings. The proposed zoning will retain the RS-8 base zoning and add an overlay historic district which will require the building to go through the Historic Preservation Commission for any approval of changes to the exterior of the building. Landmark status will also make the property eligible for special exceptions that allow the Board of Adjustments 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. Brinkman next reviewed the rezoning criteria and how the proposed development fits in with the policy vision of the City. The Planning and Zoning Commission reviews the proposed landmark designation of a zoning overlay and therefore requires recommendation to City Council. The Commission's role is to review the proposed designation based on its relation to the Comprehensive Plan and the proposed public improvements and plans for the renewal of the area involved. 937 East Davenport Street is in the Central Planning District which 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 the neighborhood. This property is almost 150 years old, has seen very few changes and is one of the remaining examples that show Goosetown's early history. The Comprehensive Plan also has language about preserving historic features of a site to add character and amenity value to neighborhoods. Landmarking this property allows the City to preserve a part of the Bohemian heritage of Iowa City and Iowa. The Iowa City 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 plan improvement per the 2022-2026 Capital Improvement Program are renovations to Reno Street Park, which is approximately two blocks east from the proposed rezoning. The designation of this property will not impact the ability of the City to make these park improvements. Staff recommends approval of REZ22-0013, an application to designate 937 East 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). Planning and Zoning Commission October 19, 2022 Page 3 of 10 Brinkman noted the landmark designation was voted unanimously by the Historic Preservation Commission to recommend approval of the landmark designation and City Council has set the date of the public hearing for the property for November 1. Brinkman noted after the packet was submitted, staff received one late correspondence from Maeve Clark, president of Friends of Historic Preservation, urging the designation 937 Davenport Street as historic landmark. Elliott asked if a good neighbor meeting is not required for this type of application. Russett stated that's correct, typically staff does encourage the applicant to hold a good neighbor meeting but didn't encourage the applicant in this case since there's no proposed change or development project that was being proposed, it's basically keeping the building status quo. Elliott asked what's the difference between the historic and a conservation district. Russett stated local historic districts are typically also listed in the National Register and are districts that have a larger concentration of properties that are historically significant. The conservation districts are still important districts, but they have fewer homes that are historically significant, so they can't be designated in the National Register. Hensch noted the base designation of zoning, RS-8 remains the same, the only thing that will change would be the addition to the historic district overlay. Brinkman confirmed that is correct. Hensch opened the public hearing. Marybeth Slonneger (937 E. Davenport Street) is the owner of the house and was available to answer questions. She has been working on Goosetown history for a very long time. Elliott asked about how it looked like there was a box above the front door and wondered if that significant. Slonneger replied there's a cement goose in there, sitting on some hay and when her husband and her first started this restoration, they hadn't thought about this part of it and just wanted to set this house aside so that people would know that it isn't just a little Goosetown cottage so she wrote the name of the man that built it and his wife and the date as a way of augmenting the culture in history that they wish to preserve. Hensch noted in the report it said that bricks were added to the wall to act as insulation so did they open up the existing construction and place the bricks in there and then close it up. Slonneger is unsure, John Prybl built the house and she assumes he just put the framework up first as he was a brick layer. He went to Chicago for the Chicago Fire to help there and she assumes when he came back he wanted a cozy house and he just stuck a bunch of brick in before they plastered the inside. They came across those bricks in the basement where the outside external pieces were missing so they could see where the brick insulation was. Townsend noted it was very interesting to read the history of the home. Mike Oliveira (owner, Prestige Properties) wanted to address the Commission from a different perspective. He can tell from the committee that everybody is pretty gung-ho about making Planning and Zoning Commission October 19, 2022 Page 4 of 10 things historic in Iowa City, but there's a different perspective. When Bob Miklo was in this City office, they discussed the pros and cons of conservation districts and the impact that it has on neighborhoods, and it's not always favorable. In this case, taking a home in an area that is being revitalized for single family homes with some lots that are under construction right now that are being built to have larger family homes in the area, to help revitalize the neighborhood. Having a house like this in such an area, even though it's a labor of love, will not fit. His company has remodeled 14-15 houses in the north side and own over 120 properties in the 10-block radius of campus. The challenge they have with taking a piece of property and making it historic, for the current owner it may be fine but when a new owner comes in they are burdened with the cost of trying to keep a house up to the historic standards and that is not easy. This Commission needs to think about that because there's other things that can be done, this house can stay in an area but not be designated historic. The other thing is the surrounding properties are being redeveloped and the area is going to change, and this house is going to be next to properties that have families that don't want to move into the smaller houses. This house would be better serviced if they pick up this house and maybe move it to another area. That's an option this Commission should think about if they want to keep that style of house, but Goosetown is changing and changing quickly. People want to live there, but they can't afford the right type of housing for their families to live. He hears it all the time, especially with parents with two or three kids, they don't want to have the kids on one floor and they're living on another floor. Goosetown has a good mix of different types of housing but to take the Goosetown from that block and start a designated historic area is a problem for the area. Iowa City has done a good job making the Northside historic, they got huge conservation districts in area, but to start taking individual properties and making them historic is problematic. He has two of them that he has bought that got railroaded into this thing and now he can't do anything with them because of the historic designation and it's very expensive to remodel or even improve on those properties. Oliveira noted two houses nearby that are slated to be demolished and an empty lot across the alley where a four -bedroom home is going in, and another house nearby already on the market that is a five -bedroom house, so the Commission needs to know what's going on in the neighborhood before they designate this house as a historic house. They can preserve it or just keep the same designation on it without making it historic. Kevin Boyd (Chair, Historic Preservation Commission) urges the Commission to make this a local landmark and move it forward to City Council. As a community they have lost so many small Goosetown cottages and are scheduled to lose a whole bunch more. This is a restored example of what this neighborhood once was, the cottage owner literally wrote the book on Goosetown, uplifting stories of immigrants, the neighborhood, small bars, etc., while development pressures are actively buying up these small houses demolishing them and part of the City's shared heritage as they do. The owner saved this cottage, and her work is commendable. Let this small cottage stand for generations as a living symbol of what once filled this neighborhood, this is shared heritage and shared history. While the structure may be small, is worth landmark status. Hensch closed the public hearing. Craig moved to recommend approval of REZ22-0013, an application to designate 937 East 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 Planning and Zoning Commission October 19, 2022 Page 5 of 10 Historic District Overlay (OHD/RS-8). Townsend seconded the motion. Craig appreciates the perspective from Oliveira and the other side of it because they do need housing in Iowa City and families today want larger houses, but this is not a district, it's not the whole district, it's one piece of property that is very special and has history. To not move ahead and do this, they would be losing something that they'll never get back and she doesn't want to drive down that street and see nothing but five -bedroom houses. To drive down that street and see a few bigger houses, along with some smaller houses will maintain the character of the neighborhood and continue to serve people in Iowa City who like history, and a few who want to live in a bigger house. Townsend added that someone buying a home that is designated historic knows what they're getting into when they buy it and they know that they have to keep certain standards and the costs involved. Hensch agrees the mixture of the new houses being developed and the retention of some historic properties is exactly the mix that they want. They're always looking for balance and mixture and it's not always pretty, but in the end, they end up generally with what the community wants. A vote was taken and the motion passed 6-0. 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. Walsh began the staff report showing an aerial of the proposed subdivision and the zoning map which showed it's primarily intensive commercial. For a little bit of background, the existing lot and building on 1515 Willow Creek Drive was constructed in the early 1980s. A site plan for 1501 Willow Creek Drive was approved and construction began in 2017 and in September of this year, staff received the application for preliminary and final plat for the subject properties. Looking at the preliminary plat, it is approximately a total of 1.94 acres, with lot 1 being approximately 1.02 acres with an existing building and lot 2 being approximately 0.92 acres with the existing building that was constructed in 2017. They also have Willow Creek at the base of the property as well as the proposed conservation easement. A Sensitive Areas Development Plan was submitted that meets the base requirements of a level one sensitive areas review and will be reviewed administratively. What is shown is Willow Creek as well as its 30-foot buffer. Staff has requested that the portion of the property with the sensitive areas be placed in a conservation easement. The Comprehensive Plan recommends general commercial as well as encourages interconnected system of open space with sidewalks and trails to connect the community and safe and pedestrian friendly street systems. The Southwest District Plan shown in the Willow Planning and Zoning Commission October 19, 2022 Page 6 of 10 Creek subarea also identifies this as general commercial and identifies the area as a regional market due to its location off of major highways. Because of this location, the Southwest District Plan states the importance of the area's appearance and landscape to unite the neighborhood and improve the appeal to travelers. The Iowa City Bicycle Master Plan identifies the trail along Willow Creek Drive as an existing gap, however the gap along Highway One has been filled with a 10-foot-wide sidewalk and staff has requested that an 8-foot-wide sidewalk be connected along the length of the property at the time of the lot's redevelopment. Walsh noted there is existing stormwater water management via storm sewer lines along the northern and eastern property lines and no further improvements are required. 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 Drive. Next steps following the Commission's recommendation would be City Council consideration of the preliminary and final plat as well as staff review of the preliminary and final site plan and building permits. Hensch noted it must be in the 100- and 500-year floodplains since it's right on Willow Creek and asked how much of the property is in the floodplain. Walsh stated since that was not a sensitive areas they did not require that they included that so he's not exactly sure how much of the property is within the floodplain. Signs noted it looks like some of the conservation easement area is covered by asphalt and wonders what the expectations are and if that goes away as part of the conservation. Craig had a question about the sidewalk and that sidewalks are only required if they redevelop something, does redevelopment mean a new property put on there, because they have still have a gap in the sidewalk. Walsh confirmed that's correct, there is no sidewalk along this southern line but if one of those properties decides to redevelop and build something new on the property, the owner would be required at that time to provide a sidewalk along the front of their property line. It would take both of these properties to redevelop before there's a consistent sidewalk along both property lines. Hensch opened the public hearing John Manner (MMS Consultants) added that on the lot line there's an existing fence between the properties right now. To answer a couple of the questions, there's a significant portion of the property that's both within the 100-year and the 500-year floodplains but both buildings are outside of that elevation and as Walsh mentioned they're not classified as a sensitive areas feature so that's why they're not shown on the plan. Regarding the proposed conservation easement and the existing asphalt, the intent is to provide the conservation easement on the Willow Creek floodway buffer and stream quarter buffer so if there is future development on this property that easement already exists, and it would restrict any potential future development. So, there would be no changes to the existing features that are there but in the event that something were to be proposed in the future that easement is already in place and restricts any Planning and Zoning Commission October 19, 2022 Page 7 of 10 development in that area. To the question about the sidewalks, on this particular side of Willow Creek Drive there's nothing for sidewalk currently, along that entire stretch, there is some sidewalk on the north side, so as the properties would redevelop the sidewalk would be required. There's a drainage way along that side right now and it is an open ditch, there's a curb and gutter on the west side of the building, and there's an outlet that gets into the stream that then the stormwater drains down into the Willow Creek corridor. Therefore, any development of a sidewalk or footpath in the future needs some thought about how the property sits down below the curb. It will make sense when doing any of that sidewalk development in the future to look at the entirety of the site and what makes sense for the property. There's also power poles and some other utilities in that location as well that will need to be addressed at the time a site plan were to be presented. Hensch asked about the function of that asphalt there on Willow Creek, was it for bank stabilization efforts at one time or something. Marner doesn't think so, they do have storage back there and there's a chain link fence at that property line and there's a dumpster in the southeast corner as well. Hensch closed the public hearing. Signs moved to recommend 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 Drive. Elliott seconded the motion. Signs noted it seems pretty straightforward; Hensch concurred. Craig wishes they could build sidewalks all over town. A vote was taken and the motion passed 6-0. CONSIDERATION OF MEETING MINUTES: SEPTEMBER 7, 2022: Elliott moved to approve the meeting minutes of September 7, 2022. Townsend seconded the motion. A vote was taken and the motion passed 6-0. PLANNING AND ZONING INFORMATION: Russett stated the Cardinal Heights rezoning and preliminary plat out on Camp Cardinal Boulevard was approved by City Council. The Monument Hills preliminary plat for the rezoning and development with the senior living component on Rochester and Scott was also approved by City Council. Planning and Zoning Commission October 19, 2022 Page 8 of 10 The new commissioner applications for Mark Nolte's vacancy are due on the 25`h so they should have a new commissioner appointed at the next City Council meeting on November 1. Russett noted the planners went to Ottumwa for the APA Iowa conference and was it was a really great conference where they got to connect with planners all across the state. They had great keynote speakers and Ottumwa is doing a lot of great things, so it was nice to see their area. Signs noted they had shared a new news article about the proposed redevelopment at Myrtle and Riverside and signs are up for a major site plan review so who does that go to before, is it staff only. Russett noted there are several applications that they've applied for with the final plat because they're going to be combining all of those parcels in into one lot and that will go to City Council. It goes to the form -based code committee for design review and then the site plan will be also staff level review. They've also applied for a vacation of public right of way along South Riverside Drive just north of the railroad, and that will come to this Commission. Craig noted also it's not a senior housing development anymore, it's student housing. Hensch noted this is a good reminder that when they rezone property, the concept they bring forth they're not tied to that because anything that's eligible under that zoning base zoning they can do. Signs totally understands that, but it does feel like they were sold a bill of goods so wants to know if there are any protections they can put into place when they approve something or make a change like that, it won't change uses drastically like that. They were told it would be a very diverse area with a hotel, senior living, commercial space, apartments, condos, restaurants, and now it's being replaced with good old student housing. Russett noted it's really hard to restrict future development to certain uses, like to say it can only be hotel or can only be senior housing, any uses that are allowed in that zone could be proposed. There have been some rezonings where they've attached a condition to the rezoning that it must substantially comply with the concept attached to that conditional zoning agreement and rezoning ordinance, but there's pros and cons to that too as they've had some rezonings that were approved years ago to concepts that are just not moving forward. Hektoen noted the challenge with presenting concepts to the Commission is it anchors expectations a certain way but under the code they're allowed to use the property for the uses that are specified therein. The Commission can impose conditions, but they have to be directly tied to a public need being created by the rezoning and it's a challenge to do that. Signs understands he just feels they deserve to be called out on it because it seems like they also were given height bonuses and stuff based on the concept they presented. Hensch noted the Commission will see them again for their vacation of public property. Planning and Zoning Commission October 19, 2022 Page 9 of 10 ADJOURNMENT: Townsend moved to adjourn. Padron seconded. A vote was taken and the motion passed 6-0. 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