HomeMy WebLinkAbout2013-01-22 Public hearingCITY OF IOWA CITY
MEMORANDUM
Date: January 22, 2013
To: City Council
CC: Tom Markus, City Manager
Geoff Fruin, Assistant City Manager
Marian Karr, City Clerk
Jeff Davidson, Planning and Community Development Director
Doug Boothroy, Housing and Inspection Services Director
From: Sara Greenwood Hektoen, Assistant City Attorney
Re: City- initiated Rezoning Northside- Motion Setting a Public Hearing to rezone certain
properties along North Dodge and North Governor
On Thursday, January 17, 2012, the Planning and Zoning Commission approved a
recommendation to Council to approve rezoning certain properties, including 906
and 902 North Dodge and 911 North Governor, consistent with Staffs
recommendation. You will not have the meeting minutes prior to your consideration
of this motion to set a public hearing on the rezoning, so I thought I'd provide you
with additional information.
Power to Rezone:
In 1978, City Council approved a rezoning for this land, which resulted in litigation
that made its way to the Iowa Supreme Court. Ultimately, in 1987, the Court ruled
that the owner had vested rights in a site plan showing development that would not
have been allowed under the 1978 rezoning, and therefore the rezoning was
arbitrary and capricious as to certain properties. The Court came to this conclusion
based upon the owner's significant site improvements that had been made in
reliance on a site plan that had been approved prior to the 1978 rezoning. In issuing
its ruling, however, the Iowa Supreme Court noted that "existing zoning restrictions
are `subject to reasonable revisions with changing community conditions and needs
as they appear "'. In the 35 years since the previous rezoning, community conditions
have changed and the comprehensive plan has changed accordingly. Therefore,
notwithstanding the Iowa Supreme Court's ruling, it is within your power to set the
public hearing and consider rezoning these properties.
Moratorium:
As noted in the Agenda comment, setting the public hearing establishes a 60 day
moratorium on the issuance of any building permits for projects that would
contravene the proposed rezoning. In particular, no permit or license could be
issued a) for the enlargement of any use that could be counter to the proposed
rezoning or b) for any land clearing, grading, construction, demolition or other
development activity that would be counter to the proposed amendment.
On January 10, 2013, a site plan was submitted to HIS for further development on
the properties locally known as 902 and 906 North Dodge. There are two existing
apartment buildings on these lots- one is 12 units, the other is 29 units. The site
BE
January 22, 2013
Page 2
plan proposes construction of a third 30 -unit apartment building on the site, with
access from North Governor. This density would exceed the density contemplated by
the proposed rezoning, and thus the moratorium would prevent the issuance of any
permits for the work shown on the site plan.
In any event, HIS has reviewed the January 10 submission and determined that it
is an incomplete submission. Staff has provided to the applicant, TSB Holdings,
LLC, its initial comments identifying the deficiencies. To date, no permits have been
issued for the work that would be necessary to construct the proposed building and
no work has been done in anticipation thereof.
M
NOTICE OF PUBLIC HEARING
Notice is hereby given that a public hearing will
be held by the City Council of Iowa City, Iowa, at
7:00 p.m. on the 22nd day of January, 2013, in
Emma J. Harvat Hall, 410 E. Washington Street,
Iowa City, Iowa, or if said meeting is cancelled, at
the next meeting of the City Council thereafter as
posted by the City Clerk; at which hearing the
Council will consider:
An ordinance repealing ordinance no. 12-
4507 and conditionally rezoning
approximately 1.02 acres of land located on
1 Avenue north of Rochester Avenue from
Low Density Single Family Residential (RS -5)
to Low - Density Multi- family Residential (RM-
12).
Copies of the proposed ordinances and
resolutions are on file for public examination in the
office of the City Clerk, City Hall, Iowa City, Iowa.
Persons wishing to make their views known for
Council consideration are encouraged to appear
at the above - mentioned time and place.
MARIAN K. KARR, CITY CLERK
b,�
Prepared by: Karen Howard, 410 E. Washington Street, Iowa City, IA 52240; 319 -356 -5251 (REZ12- 00025)
ORDINANCE NO.
AN ORDINANCE REPEALING ORDINANCE NO. 12 -4507 AND CONDITIONALLY REZONING
APPROXIMATELY 1.02 ACRES OF LAND LOCATED ON 1sT AVENUE NORTH OF ROCHESTER
AVENUE FROM LO DENSITY SINGLE FAMILY RESIDENTIAL(RS -5) TO LOW - DENSITY MULTI-
FAMILY RESIDENTIAL RM -12). (REZ12- 00025)
WHEREAS, the applic t, Jeff Miller, Inc., has requested a rezoning of a proximately 1.02 acres of
property located on 1st Avenu north of Rochester Avenue from Low Density Si gle Family Residential (RS-
5) to Low Density Multi-Family( M -12); and
WHEREAS, the applicant int ds to develop this site with a multi - family uilding that is compatible and
consistent with the surrounding mul ' family and duplex development; and
WHEREAS; the comprehensive n acknowledges the ownership of t property by Regina Foundation
with the potential use for access to Reg a School; and
WHEREAS, Regina School no long intends to use the property a part of the school campus and is
selling the property for private development; nd
WHEREAS, development of the prope for multi - family use is c sistent with the comprehensive plan
designation for similar adjacent properties alon 1st Avenue;
WHEREAS, members of the public and th Planning and Zo ing Commission expressed a concern
about the potential impacts of the development Hickory Hill rk, specifically the view of parking and
drives from public trails within the park, and therefor reco
foot buffer area be established and landscaped to pro 'de
WHEREAS, there is no other feasible means of v is
an arterial street, and before the City will grant access t
that public safety will not be compromised; and
WHEREAS, City transportation planning staff have
access to 1st Avenue is on the north end of the property, c
and closer to the middle of the vertical curvature of the
curve, which would increase overall sight distance for
mmend d as a condition of the rezoning that a 20-
a visu screen; and
ular ccess to this property except for 1st Avenue,
an rterial street, the applicant must demonstrate
nined that the safest location for driveway
that it would be nearer the bottom of the hill
,ay and nearer the outside of the horizontal
ks so as a condition of rezoning staff has
recommended, and the Planning and Zoning Commis on has c curred, that development of the property
be consistent with the submitted conceptual site plan at indicates a general layout of building and parking
area with the driveway location near the north end of a property; an
WHEREAS, Iowa Code §414.5 (2011) provi es that the City Iowa City may impose reasonable
conditions on granting an applicant's rezoning r quest, over and ab ve existing regulations, in order to
satisfy public needs caused by the requested c nge; and
WHEREAS, the owner and applicant hav agreed that the property hall be developed in accordance
with the terms and conditions of the Conditio al Zoning Agreement, attach d hereto, to ensure appropriate
development in this area of the city; and
WHEREAS, Ordinance No.12 -4507 w s intended to rezone the subject p operty, but due to an error in
the legal description erroneously rezoned ertain land not owned by applicant or wner.
NOW, THEREFORE, BE IT OR AINED BY THE CITY COUNCIL OF T CITY OF IOWA CITY,
IOWA:
SECTION I APPROVAL. Subj t to the Conditional Zoning Agreement attached ereto and incmorated
herein, property described below s hereby reclassified from its current zoning desig atioi >as LoW,°Density
Single Family Residential (RS -5 o Low Density Multi - Family Residential (RM -12): _
Q L,7
Ordinance No.
Page 2
LEGAL DESCRIPTION
Conmera LV3 at the nOrthweat Corner of Section 12, Township 79 North, Range 6
West of the Fifth Principal Meridian; the- ce 5004021260N, 600.07 feat along
Me west line of said Section 12; theatre S89 "09'37wW, 25.38 feast to a point
on the west right of way line of First: Avwma and the point of beginnings
thence southeasteNth=ce eet along said westerly right of way line, an
a 530.00 foot radncave tha�asterly, whose 300.31 foot ebord
boars 8040 48' 29+'8 easterly corner Of Lott 3 of first and
Rochester Additiohence 899023+49'Wt 57.x8 fe along the north
line of said Lot 3°36'20"9, 122.87 feet al amid north lane;
thence N00°3a'36 "St; thence N89O09'37 "8, 15 .02 feet to the
point of i egi xu,►ing
SECTION II. ZONING MAP. The building fficial is hereby author
map of the City of Iowa City, Iowa, to confor to this amendment
publication of the ordinance as approved by law.
SECTION III. CONDITIONAL ZONING AGRE EN
sign, and the City Clerk attest, the Conditional Zonin
City, following passage and approval of this Ordinance.
SECTION IV. CERTIFICATION AND RECORDING.
City Clerk is hereby authorized and directed to certify a
Office of the County Recorder, Johnson County, Iowa,
approval and publication of this ordinance, as provided by
SECTION V. REPEALER. Ordinance No.12 -4507
ordinances in conflict with the provisions of this Ordinan e
The m
at
are
and directed to change the zoning
i the final passage, approval and
is hereby authorized and directed to
preen the property owner(s) and the
4ssage and approval of the Ordinance, the
this ordinance, and record the same in the
Owner's expense, upon the final passage,
repealed. All ordinances and parts of
repealed.
SECTION VI. SEVERABILITY. If any section, pro ision or part the Ordinance shall be adjudged to be
invalid or unconstitutional, such adjudication shall t affect the validN of the Ordinance as a whole or any
section, provision or part thereof not adjudged inv d or unconstitution
SECTION VII. EFFECTIVE DATE. This dinance shall be in
and publication, as provided by law.
Passed and approved this day of
MAYOR
ATTEST:
CITY CLERK
Approved by
City Attorney's Office
2013.
after its final passage, approval
Cn
-
f_ =3
Publish 12/27
NOTICE OF PUBLIC HEARING
Notice is hereby given that a public hearing will
be held by the City Council of Iowa City, Iowa, at
7:00 p.m. on the 8th day of January, 2013, in
Emma J. Harvat Hall, 410 E. Washington Street,
Iowa City, Iowa, or if said meeting is cancelled, at
the next meeting of the City Council thereafter as
posted by the City Clerk; at which hearing the
Council will consider:
A resolution to amend the Comprehensive Plan to
include the Downtown and Riverfront Crossings
Plan.
Copies of the proposed ordinances and
resolutions are on file for public examination in the
office of the City Clerk, City Hall, Iowa City, Iowa.
Persons wishing to make their views known for
Council consideration are encouraged to appear
at the above - mentioned time and place.
MARIAN K. KARR, CITY CLERK
d o w n t o w n &
r i v e r f r o n t c r o s s i n g s
m a s t e r p l a n
DRAFT
iowa city. is
december 2012
table of contents
Executive Summary 1
Project Background 3
Analysis 5
Visioning Process 13
Market Analysis 17
Master Plan 21
Framework Elements 27
Development Opportunities 51
Development Standards 103
Next Steps 115
Appendix 117
ZfVLRFRO \T I `
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Cuvof IOWA Cur
acknowledgements
City Council
Matt Hayek, Mayor
Susan Mims, Mayor Pro Tem
Connie Champion
Terry Dickens
Rick Dobyns
Michelle Payne
Jim Throgmorton
Planning and Zoning Commission
Ann Freerks, Chair
Carolyn Stewart Dyer
Charles Eastham
Phoebe Martin
John Thomas
Paula Swygard
Tim Weitzel
Staff
Tom Markus, City Manager
Geoff Fruin, Assistant to the City Manager
Jeff Davidson, Planning Director
Robert Miklo, Senior Planner
Karen Howard, Associate Planner
Sarah Walz, Associate Planner
Steve Long, Community Development Coordinator
Wendy Ford, Economic Development Coordinator
John Yapp, Transportation Planner
Brad Neumann, Assistant Transportation Planner
Kris Ackerson,Assistant Transportation Planner
Rick Fosse, Public Works Director
Ron Knoche, City Engineer
Mike Moran, Parks and Recreation Director
Chris O'Brien, Transportation Services Director
Project Tea m
HDR Engineering, Inc.
Douglas Bisson, Project Manager
Troy Henningson, Landscape Architect
Peter Kisicki, Intern
Lindsey Leibold, Land Planner
Eric Pohlmann, Urban Designer
Brian Ray, Traffic Engineer
Steve Schukraft, Urban Designer
S.B. Friedman Development Advisors
Geoff Dickinson
Fran Lefor
A special thanks to all of those who attended the visioning sessions and charrette; called, emailed, or visited with suggestions and ideas; provided insights, thoughts, and guidance; and assisted through the
course of the planning process. If your name has been inadvertently omitted, we apologize and thank you for your contribution.
executive summary
executive summary
The Downtown and Riverfront Crossings Master Plan was
developed with significant public input gathered through a series
of workshops and focus group sessions that took place over the
course of several months.The Master Plan will serve as a framework
to guide future public and private investment in a manner that will
benefit citizens living or working in the core of the city as well as
citizens in Iowa City as a whole. The planning process began with a
Master Plan for the Riverfront Crossings District Sub Area that was
developed during 2010111. This sub area is located at the southwest
corner of the much larger Riverfront Crossings District. In order
to address planning issues within this much larger area, as well
as the adjacent Downtown District, a new planning process was
initiated in the fall of 2011. The Study Area forthis plan extends
from Iowa Avenue on the north to U.S. Highway 6 on the south, and
generally from Gilbert Street on the east to South Riverside Drive
on the west. The Study Area, which includes the original Sub Area
plan boundaries, spans both the Iowa Riverand Ralston Creek, and
includes Downtown Iowa City.
The planning process was guided by a market analysis and a
visioning process. The market analysis examined the mix of uses
within the Study Area and projected market demand for these uses
into the future. This established the future development program
for the entire district, and was referred to throughout the remainder
of the planning process. The visioning process helped to establish
the overall vision for the Study Area. It was developed following
consultations with the local development community, interviews
with key stakeholders, and two visioning workshops, each of which
included a Strengths, Weaknesses, Opportunities, and Threats
(SWOT) Analysis and geographic mapping exercise.
The results of the market analysis and the visioning process were
then merged during a three day design charrette, in which ideas
for the Study Area were developed, tested, and revised — all based
on participant input - over a three day period. The concepts that
advanced through the end of the charrette were then detailed
during the post - charrette refinement period and included in the
final Master Plan.
The Master Plan developed key framework elements that will guide
redevelopment within the entire Study Area. These Framework
Elements address Primary Streets and Required Retail Storefronts,
Mobility Enhancements, Green Space, Public Art, and Student
Housing. Diagrams and text within the plan outline where and how
these elements should be implemented.
As part of the Framework Elements section, the Study Area is
divided into eight Sub- Districts. These include:
downtown and riverfront crossings plan
The Downtown District
) The South Downtown District
) The Central Crossings District
) The Gilbert District
) The West Riverfront District
) The University District
) The Park District (included in the original Sub -Area Plan)
) The South Gilbert District (included in the original Sub -Area
Plan)
Each Sub- District has its own chapter, which provides an overview
of the district and key Development Opportunities that were
identified for it. Primary Development Opportunities identified in
the plan include:
) Infill Development that is Contextual in Nature
) Housing Options throughout the Study Area, including
Condos, Townhomes, Apartments, Live Work Units, Cottage
Homes, Senior Housing and Student Housing
) A New Regional Park on the Site ofthe North Waste Water
Treatment Plant
) Restoration of Ralston Creek
) Enhancements to the Burlington Street Pedestrian
Environment
) Transforming Clinton Street into a Multi -Modal Promenade
) ANew Plaza (Clinton Plaza) along the Clinton Promenade
) Transit Oriented Development adjacent to Transit Stops
) A Plaza (Station Plaza) Connecting the Regional Passenger Rail
Station with a Light Rail Stop
) An Arts District within the Gilbert District
) Transforming Gilbert Street into a "Main Street"
) Redevelopment of Commercial Uses along Riverside Drive
) Improving the Aesthetics and Pedestrian Environment along
Riverside Drive
In addition to discussing Development Opportunities, each chapter
calculates the yield of all proposed development for its respective
district. This includes square footage by use and associated parking
yield, and provides a sense of how much development could occur
over time.
In order to provide a framework for new development within
the Study Area, a brief set of Design Guidelines was developed
for the plan. These guidelines address land use, building
heights, frontages and setbacks, parking and access, and special
requirements, and were included in order to provide design
guidance before the Form Based Code for the district is adopted.
The Plan concludes with a brief section on "next steps," with
discussion focusing on operational initiatives and implementation
steps that will be necessary to move the Plan from vision to reality.
Detail from facade of the former Press Citizen Building ar319t. Washington Street
project background
project background
Following the completion of the Riverfront Crossings District
Sub Area Plan in the spring of 2011, the City of Iowa City
embarked upon a similar planning effort forth e remainder of the
Riverfront Crossings District and Downtown Iowa City. This effort
encompasses land on both sides of the Iowa River, and extends
from Iowa Avenue on the north to U.S. Highway 6 on the south.
The Study Area includes the remainder of the Riverfront Crossings
District, West Riverfront, and Downtown Iowa City, in addition to
the previously completed Riverfront Crossings District Sub Area.
The completed Rivertront Crossings District Sub -Area Plan, which
is incorporated into this new, larger planning effort, is located at
the far south end of the overall Study Area. It is 76 acres in size,
and designed to accommodate up to 900 residential units and up
to 220,000 sq. ft. of ground Floor retail /office space. Community
goals leading to the development of the Sub -Area Plan included
the following:
> Develop anew mixed -use, pedestrian- oriented district
> Create a resilient rvertront park system
> Enhance Ralston Creek to become a community asset
> Develop a multi -modal transportation system
> Create a network of green streets throughout the district
> Promote sustainable design practices within the district
Planning efforts for the new, expanded area, incorporate these
same goals, thus ensuring that the Sub -Area Plan and the new plan
for Riverfront Crossings and Downtown Iowa City are compatible
and fit seamlessly together.
downtown and rivemont crossings plan
PnifectLocation Diagram, showing location of Downtown, Riverfront
Crossings, Riverfront Crossings Sub Area, and West Riverfront Districts
within Iowa City,
the Riverfront Crossings DistactSub -Area Plan, showing the proposed
regional Tiverfront park and newmixed -use, pedestrnan-onented
development framework
analysis
site context
naturalfeatures
physical features
redevelopment opportunities
6
site context
The Riverfront Crossings District and Downtown Iowa City are
located near the center of Iowa City. The Study Area is generally
bounded by Iowa Avenue on the North, U.S. Highway 6 on the
South, Gilbert Street on the East, and South Riverside Drive on the
West. The Iowa River bisects the southern portion of the Study
Area.
Map of the Study Area showing Downtown Iowa City, the Riverfront
Crossings District, and the approved plan for the Riverfront Crossings
DlstactSubArea.
Right Walkshed diagram showing the proximity of the Study Area to
Downtown and the University of Iowa campus
lowntown and rivemont crossings plat
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vicinity map
Uofl Campus Center
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Riverfront Crossing
District Boundary
Downtown Boundary
Rlvedront Crossings
Sub -Area Boundary
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natural features
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Diagram identifying the existing topography within the Study Area
In June of 2008, the Iowa River crested almost 10 feet above
flood stage, inundating portions of the Study Area. This included
properties north of U.S. Highway and along both sides of the
Iowa River and Ralston Creek. The flood prompted Iowa City to
plan for the relocation of the wastewater treatment plant, which
would free up land in the floodplain for a future regional park.
This green space wil I be used as an amenity and catalyst for
redevelopment of the entire Study Area. In addition, the park will
help mitigate against future flooding.
Topography Downtown Iowa City and the northern portion of
the Riverfront Crossings District are situated on a small plateau
above the Iowa River. The topography of the Study Area drops
from Capitol Street west to the river and from Dubuque Street
east to Ralston Creek. In addition, the topography drops south
of Wright Street, towards the confluence of the Iowa River and
Rai strain Creek. Away from these areas of elevation change, there
is relatively little change in topography, whether on the top of the
plateau or at the bottom along the rivertront.
Iowntown and rive rfront crossings plar
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Diagramidentifying the existing floodesay, 100-yearfloodplain,and500-
yearfloodpk in.
Fl OOd pl a I fl Because if its location adjacent to the Iowa River
and Ralston Creek, a portion of the Study Area is located within
both the 100 year and 500 year floodplain. The plan transitions
development within the 100 year floodplain to open space, while
allowing development within the 500 year floodplain as long as it
meets all pertinent city codes and ordinances.
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Diagramidentifying the existing floodesay, 100-yearfloodplain,and500-
yearfloodpk in.
Fl OOd pl a I fl Because if its location adjacent to the Iowa River
and Ralston Creek, a portion of the Study Area is located within
both the 100 year and 500 year floodplain. The plan transitions
development within the 100 year floodplain to open space, while
allowing development within the 500 year floodplain as long as it
meets all pertinent city codes and ordinances.
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Diagram identifying the existing Green Space network within the Study
Area
Green Space Existing green space, with the exception of the
lawn around the courthouse and the pedestrian mail, is limited to
"leftover "open space situated along the banks of the Iowa River
and Ralston Creek. This space is, forthe most part, unplanned and
covered with "volunteer "trees and shrubs. The addition of new
green space, including the proposed regional park, is a key goal of
the plan.
physical features
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Diagram identifying the existing built form within the Study Area
BU I It FO r Cities contain a number of physical features
including buildings, streets, and utilities. Combined, these help
define a community's built form. In order to develop a greater
understanding of the Study Area's urban fabric, a figure ground
diagram was created for the Study Area. This diagram shades
in all building footprints, and is useful in order to gain a greater
understanding of an area's built form. The analysis identifies not
only the location and density of the existing development pattern,
but also identifies buildings of historic value. In particular, key
historic buildings, contributing historic buildings, and potential
buildings of historic significance are identified. These buildings
provide character and ambiance to the Study Area, and as such
are important to identify and take measures to actively protect.
This diagram should be utilized to help determine where infill
development should, and should not occur, and identity properties
that could receive density bonuses in return for the protection of
adjacent, or nearby, historic structures.
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Close up showing the built form and historic buildings in Downtown. Diagram identifying the existing transportation nemorkwithin the Study
Area.
Tra n S p0 rtat I 011 There area number of ways to move around the
Study Area. These include vehicles, transit, bicycle, and walking.
The street networkwithin the Study Area is designed as a grid,
which provides a number of options for traveling in, and through,
the district. Major streets include Burlington Street, Benton
Street, Kirkwood Avenue, U.S. Highway 6, Gilbert Street, and South
Riverside Drive.
Bus routes, including City routes and the University's Cambus,
also traverse the area. Most locations within the Study Area are
typically no more than 2 or 3 blocks from the nearest route. In
addition, two rail lines bisect the Study Area — the Cedar Rapids
and Iowa City (CRANDIC) Railroad runs north -south through the
district and the Iowa Interstate Railroad runs east -west though
the district. Both rail lines are designated as future transit lines,
with the east west line becoming the route of a passenger
rail -line connecting Chicago with Omaha, including Iowa City
and Des Moines, and the north -south line being considered as
a light -mil line connecting Riverfront Crossings to important
employment destinations within the Iowa City Metro Area, such
as the University of Iowa main campus, University of Iowa Medical
campus, Veterans Hospital, and Oakdale Research Park. This line
also has the potential to eventually connect to the Eastern Iowa
airport and beyond to Cedar Rapids.
The Iowa River Corridor Trail, which parallels the Iowa River, runs
north -south through the Study Area. This trail is 6 miles in length
and provides access to major points in Iowa City. Several on- street
bike routes, all located north of Burlington Street, provide bicycle
connections to Downtown and the University of Iowa campus.
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Close up showing the built form and historic buildings in Downtown. Diagram identifying the existing transportation nemorkwithin the Study
Area.
Tra n S p0 rtat I 011 There area number of ways to move around the
Study Area. These include vehicles, transit, bicycle, and walking.
The street networkwithin the Study Area is designed as a grid,
which provides a number of options for traveling in, and through,
the district. Major streets include Burlington Street, Benton
Street, Kirkwood Avenue, U.S. Highway 6, Gilbert Street, and South
Riverside Drive.
Bus routes, including City routes and the University's Cambus,
also traverse the area. Most locations within the Study Area are
typically no more than 2 or 3 blocks from the nearest route. In
addition, two rail lines bisect the Study Area — the Cedar Rapids
and Iowa City (CRANDIC) Railroad runs north -south through the
district and the Iowa Interstate Railroad runs east -west though
the district. Both rail lines are designated as future transit lines,
with the east west line becoming the route of a passenger
rail -line connecting Chicago with Omaha, including Iowa City
and Des Moines, and the north -south line being considered as
a light -mil line connecting Riverfront Crossings to important
employment destinations within the Iowa City Metro Area, such
as the University of Iowa main campus, University of Iowa Medical
campus, Veterans Hospital, and Oakdale Research Park. This line
also has the potential to eventually connect to the Eastern Iowa
airport and beyond to Cedar Rapids.
The Iowa River Corridor Trail, which parallels the Iowa River, runs
north -south through the Study Area. This trail is 6 miles in length
and provides access to major points in Iowa City. Several on- street
bike routes, all located north of Burlington Street, provide bicycle
connections to Downtown and the University of Iowa campus.
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Diagram identifying the locations of existing parking structures within
the Study Area
Parking
The Study Area contains a significant amount of parking located
on- street, on surface parking lots, or in parking structures. This
parking is required as long as the majority of downtown users
arrive by car. Over the course of the planning period, it is desired
that a more even split occur between vehicles, transit, bicycles,
and walking. When this occurs, the significant amount of space
required for parking cars can be transitioned into higher and
better uses. Until then, the City should continue to address
parking needs through a parking district approach. The existing
parking structures identified on this diagram (and those proposed
in the plan) play a significant role towards this end.
10 downtown and rivemont crossings plat
development potential
A number of development projects have been recently completed,
or are currently under construction or design, within the Study
Area. As part of the planning effort for Riverfront Crossing and
Downtown Iowa City, a number of one -on -one interviews were
held with City staff, developers, and key stakeholders. The purpose
of these meetings was to gain a greater understanding of the
development potential within the Study Area. Based on these
discussions, a number of preliminary development categories /sites
were identified, including:
Under Construction
) Proposed
) Planned
) Potential
) Long -term Existing Use
) Jurisdictional Use (State, University, County, etc.)
For purposes of the planning effort, the categories /sites were
then reclassified into short -term redevelopment opportunities
and long -term redevelopment opportunities, and located on a
diagram. This diagram was then used during the design charrette
to identity areas for potential redevelopment. It should be
noted that designation as a potential development site does not
necessarily mean that a property owner will choose to redevelop
their property.
Right Diagram identifying the development potential of various
properties within the Study Area
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11
12 downtown and riverfront crossings plan
visioning process
introduction
data analysis /context assessment workshop
specific interviews
visioning workshops
13
14
visioning process
Introduction
A key element of the planning process was the establishment of a
consensus driven vision forth Study Area. Because of previous
efforts that covered a large portion of the Study Area east of the
Iowa River, the vision in processfocused on Downtown Iowa
City and the West Riverfront District. The vision, when combined
with the Residential and Office Market Analysis, helped form the
principles necessary to guide the effort and was manifested in
the development program that was followed during the design
charrette. To guide this planning effort, a thorough process for
soliciting public input and establishing a consensus driven vision
was undertaken, and is highlighted on the following pages.
Data Analysis /Context Assessment Workshop
A day long workshop was held on September 23rd, 2011. This
workshop was attended by City staff and key stakeholders,
including residents, property owners, business owners, and
developers, who provided insight into a number of key elements
pertaining to the planning effort. Four sessions were held during
the course of the day, including:
Session I — Review existing, planned, and potential
development within the Study Area
) Session 2- Examine Public Realm Conditions: Streets, Rights
-
of -Way, and Public Spaces
) Session 3- Review key infrastructure within the study area
) Session 4- Discuss local, regional, and national precedents
The results of these sessions provided detailed knowledge and
direction for the consulting team, and led to a new round of data
collection and analysis.
downtown and riverfront crossings plan
Specific Interviews
A number of one -on -one interviews were held with key
stakeholders over the course of two days (October 11th and
12th, 2011). These interviews provided insight into a number of
issues and opportunities relating to the Study Area. Interviewees
included City staff, County staff, University of Iowa representatives,
local developers, architects, and representatives of the local arts
community.
Visioning Workshops
Following the Specific Interviews, two visioning workshops were
held the evenings of October 11th and 12th, 2011. Property and
business owners, developers, neighborhood associations and
the general public were invited to attend. The first workshop
focused on Downtown Iowa City and the second workshop
focused on the West Riverfront. Participants were provided an
overview of the planning process and then participated in a SWOT
Analysis (Strengths, Weaknesses, Opportunities, and Threats)
and performed a Geographic Mapping Exercise for each of their
respective districts. The SWOT Analysis allowed participants to
identity and vote on their top priorities in each category. The
numbers next to each response on the following pages identity
the top vote receivers based on workshop participants. A summary
of each Visioning Workshop is provided on the following pages:
downtown visioning workshop
SWOT Analysis
Strengths
> Locally owned shops
> Proximity to the University of Iowa
> Lots of activities
> Great civic spaces
Weaknesses
> Lack of diverse housing
> Perception of "college town" only
> Lack of way find ing signage
> Money /investment loss to Coralville
Opportunities
> More non - student housing opportunities
> More public /private partnerships
> Arts campus moving to Downtown
> Sharing retail space to combat high rent
Threats
> Alleys are underutilized and ugly
> Rent is not going down in price
> Encroachment on historic structures
> Drunken bar patrons
> Need more neighborhood- serving
businesses
Geographic Mapping Exercise
9
7
4
3
7
5
4
4
8
7
7
4
10
5
5
4
4
> There are a number of infill /development sites Downtown
> Extend downtown north and south
> Examine possible demand for childcare & dog care
> Utilize alleys as green space
> Freshen up the pedestrian mall
> Utilize public art throughout Downtown
> Burlington Street is a barrier - address it
3 4
Downtown Geographic Mapping Summary Diagram.
Photos of Downtown S WOI Analysis and Geographic Mapping
Exercise
15
16
west riverfront visioning workshop
SWOT Analysis
Strengths
> Proximity to the University of Iowa
10
> The Iowa River
8
> High volume of traffic at low speeds
8
> State highway makes for easy access
8
> Walking distance to downtown
5
> Available space for business growth
5
> Variety of community serving
businesses
5
Weaknesses
> No pedestrian access under rail bridge
along Riverside Drive
9
> Lack of green space /landscaping
9
> Homeless population nearby
8
> Need to stabilize the riverbank
on both sides
8
> Poor lighting /securityand associated
vandalism
7
Opportunities
> 8eautifythe area
8
> Cityfinancing
8
> Bury utilities /add sidewalks on
both sides
7
> Gateway opportunity
5
> Extend riverfront trail to the south
5
> Enhance pedestrian crossing safety
5
> Local flair - "mom and pop" stores
5
Threats
> Flooding
16
> City of Coralville - competition
13
> New low- income housing
12
> Adverse impacts of traffic expansion
9
Geographic Mapping Exercise
> New trail connections
> Green /beautify corridor
> Redevelopment opportunities along entire corridor
> Hotel development
downtown and riverfront crossings plan
_ 1f
i
I
West fterfront Geographic Mapping SummaryDlagram.
market analysis
overview
residential market findings
office market findings
priority development areas
incentive and policy goals
17
18
overview
A key element of the planning process was a housing and office
market assessment that informed the development of the
conceptual design framework and area plan for Downtown and
Riverfront Cross! ngs.This assessment included an analysis of
demographic, market and historical development factors that
impact the housing and office markets in the two districts, and
included site visits, an analysis of existing data, key stakeholder
interviews, a competitive analysis, public workshops and a design
charrette.
Within the project study area, the City desires to preserve and
enhance the historic buildings and character of Downtown,
while encouraging appropriate infill redevelopment with a mix
of building uses. For the Riverfront Crossings District, the City
desires more substantial redevelopment of underutilized parcels
or blocks throughout the area. Given the ongoing success of the
market in producing rental housing throughout the studyarea,
primarily oriented to undergraduate students, City staff and key
stakeholders identified a need, and desire, for additional housing
products in the studyarea.
Another key purpose of the analysis was to assess the office and
residential markets to determine existing supplyand expected
demand for new office space and a variety of housing options
— particularly higher quality, higher amenity residential rental
not primarily targeted to undergraduates and attached for
sale housing. The market findings will aid the City in defining a
development strategy and prioritizing development sites over the
near term and also inform the vision of Downtown and Riverfront
Crossings development over the longer term. Key findings
are summarized belowand discussed in detail in the detailed
market analysis (Available from the Planning and Community
Development Department).
Birds -eye view looking sourh from Downrown.
downtown and riverfront crossings plan
residential market findings
Based upon the desires of the City, residents and stakeholders, the
market feasibility of condominiums and higher quality higher
amenity rental housing in the Downtown and Riverfront Crossings
District was analyzed. Higher quality higher amenity (HQHA)
residential rental product is distinct from the rental product
targeted primarilyto undergraduate students based on the
following characteristics:
Higher quality design, construction and finishes
) Close access to dedicated parking
) On -site security or staff in larger buildings
) Insulation from concentrations of undergraduate students
) Provision of or proximity to amenities
Existing and Planned Residential Product
Existing HQHA rental product primarily consists of higher
end loft spaces Downtown; no HQHA rental product was
identified in Rivertront Crossings. HQHA apartments Downtown
achieve premium rents, ranging from $1.75 to $2.15 per foot,
approximately 40% higher than rents for typical Iowa City
apartments.
A limited number of condominium developments have been
brought to market in the study area, with one project each in
Downtown and Riverfront Crossings. These condominiums are at
the higher end of the local housing market, with prices ranging
from $250 to $400 per square foot, or from $250,000 to over
$600,000. Condominium projects have been absorbed slowly, with
only few units placed on the market at a time.
Approximately 400 units of HQHA rentals and condominiums are
in various stages of planning in the Downtown and Riverfront
Crossings District, primarily in the northern portion of Rivertront
Crossings.
Projected Demand Indicators for Residential Product
Vacancy rates for rental apartments in Iowa City are quite low (3.2
percent) and even lower (1.3 percent) in the Downtown and the
Riverfront Crossings District near the University of Iowa campus,
where undergraduate students prefer to live. Vacancy rates of
5 to 10 percent are considered normal, so it seems demand for
residential rental product could support additional development
in the area.
Furthermore, the number of relatively affluent households in
Iowa City is projected to grow by 2015, with the most growth
in the $50,000 to $75,000 and $100,000 to $149,000 income
brackets, providing a potential market for HQHA rental units and
condominiums. Primarilyyoung professionals and empty nesters
or recent retirees are likely to provide demand for these types of
products.
Residential Market Potential and Challenges
The construction and absorption of higher end rental
developments and limited condominium development Downtown
suggests some amount of unmet demand for the HQHA rental
and condominium product Downtown and in the northern half of
Riverfront Crossings. Given the limited number of units that have
been built in recent years and the relatively slow absorption pace,
it is projected that the market in the near term may be capable
of absorbing 30 to 40 unit developments until further demand
can be proven. The redevelopment of the City's waste water
treatment facility in the southern portion of Riverfront Crossings
is likely to increase the potential for larger market -rate residential
developments and condominiums in the southern end of the study
area. Larger scale garden -style rental developments could also be
feasible and appropriate (especially to the west of the Iowa River).
Despite this market potential, there are likely to be continued
challenges to providing higher quality higher amenity rental
developments and condominiums in the studyarea. Land prices
are relatively high, due to the value of undergraduate student -
oriented rental housing in the area, and the density of existing and
planned rental developments targeted primarily to undergraduate
students may make the area unattractive to professional adults or
retirees. There are relatively few sites available for development,
and assembly of parcels may be difficult. Furthermore, the need
to provide on -site parking in certain areas may make the product
type less profitable for a private developer.
office market findings
Limited Class A office space currently exists Downtown, and
speculative office space is rarely constructed in the Iowa City
market. Much of the existing downtown office product is older,
upper story, Class B or C space, with tenants that tend to require
proximityto Downtown institutions. This downtown office space is
distinct from the more common highway oriented office product
in the area, which is generally new construction, one- to two -
stories, built -to -suit and offering ample surface parking. Triple
net rents (net of utilities, propertytaxes and other proportional
building expenses) for Downtown office space range from $16 to
$25 per square foot, while highway oriented rents in Iowa City and
neighboring Coralville tend to range from $14 to $15 per square
foot.
New office development is planned in the Riverfront Crossings
District, but the majority of space developed is likely to be
leased to already identified anchor tenants. This planned Class A
development does suggest that there is some unmet demand for
higher quality space in the Downtown and Riverfront Crossings
District. Future demand for additional Class A space is likely to
depend on local business growth, formation of new businesses
and attraction of outside office tenants.
Office Market Potential and Challenges
A proposed co -work business incubator in Rivertront Crossings
could foster the development of new local businesses that
may utilize Downtown or Riverfront Crossings office space.
Furthermore, the attraction and growth of creative businesses,
such as software and game programming companies, could fuel
additional demand for downtown office space, since the generally
younger employees of such companies often wish to work in
close proximity to vibrant downtowns. The density of amenities,
existing businesses and secondary infrastructure in Downtown
and Riverfront Crossings are important for certain industries and
employees. Projected growth in the computer and mathematical
industries and in business and financial operations could also spur
demand for new downtown office space. In addition, the attraction
of regional or national anchor tenants could generate additional
office demand.
As with residential development potential, the lack of available
development sites could challenge the potential for new office
development Downtown or in Riverfront Crossings. The time and
money costs of infill development as opposed to highway oriented
greenfield office development, including the cost of providing on-
site parking for certain tenants, could make attracting new office
development difficult.
priority development areas
Based upon market research and the sub - district identified in the
plan, there appear to be specific priority areas, redevelopment
of which could help provide momentum for achieving the
new vision outlined for these districts. Furthermore, limited
public resources available for development support will require
prioritization of development projects that are likely to need
some form of financial assistance. Based on the sub - district plans
and market research, four priority development areas that could
lead redevelopment of the Downtown and Riverfront Crossings
District have been identified. These development projects would
leverage existing assets without diluting the core of development
Downtown. Furthermore, there is likely to be synergy among
these priority developments, with each subsequent development
building upon the others and moving the study area closer to the
planned vision.
The priority development areas are described more fully in the
market analysis report and include:
1. Downtown
2. Clinton Street Corridor
3. Wright Street Transit- Oriented Development
4. Park District Sites
incentive and policy goals
The City has used a variety of development incentives and
regulatory mechanisms, including Tax Increment Financing,
parking regulation and zoning, to shape development in the Study
Area. In orderto meet its stated goals of diversifying housing
options and expanding the office market in Downtown and the
Riverfront Crossings District, the City may wish to consider the
more expansive use of these tools in the form of
Land cost writedown (City elects to sell or lease land to a
developer at a price lower than the market price in order to
achieve public goals)
) Financial support for privately owned on -site parking
) Site preparation (Land assembly and provision of
infrastructure)
) Business attraction
The expanded use of economic development tools as well as
moderately expanded use of Tax Increment Financing could
better position the Downtown and Riverfront Crossings District to
capture higher end residential and office product development. In
addition, site - specific feasibility studies and planning for proposed
development could help drive impl ementation of the City's
development vision for the Downtown and Rivertront Crossings
District.
Rendering of new mixed use building with 3 floors of office space.
Birds -eye view looking north from Downtown.
E
20 downtown and riverfront crossings plan
master plan
design charrette
plan
21
design charrette
The focal point of the Downtown and River rant Crossings District
planning process was the Design Charrette held from November
29th — December 1 st, 2011 at City Hall. The Charrette merged
the results of the Visioni ng Process with the Market Analysis
developed by S. R. Friedman Development Advisors.
The Charrette was staffed by professionals in a variety of fields,
including urban planning and design, landscape architecture,
architecture, and market and real estate advisors. Held over three
days and attended by well over 100 participants, the iterative
process continually tested ideas and concepts and made revisions
based on input from the participants. Ideas were continually
refined, so that by the end of the final day, general consensus
on the key elements and development concepts to be included
in the master plan had been achieved. The results of the Design
Charrette are included on the following pages.
Day 1- November 29, 2011
Leering pin -up session on Day One
22 downtown and riverfront crossings plan
General I ramework Concepts developed during the first day of the design charrette /he left image identifies preliminary sub- disrricts and key features
the right image identifies primary streets and pedestrian walk shed.
Day 2- November 30, 2011
Refined concepts developed during the second day of the design charrette the left image identifies potential open space sites and acquisitions along
Ralston Creek /he image on the right examines potential development at the intersection of Benton Street and S. Riverside Drive
Day 3- December 1, 2011
1 inal pin -up session on Day Iwo
I inal concepts developed during the third day of the design charrette the left imageportrayspotential redevelopmentat theintersection of Benton St
and S. Riverside Drive, while the image on the Tight shows Will redevelopment along South Gilbert Street
tvening pin -up session on Day Ihree
23
24
the plan
The Downtown and River ront Crossings District plan was driven
by several key project goals that were based on City, Stakeholder,
and community input obtained during the previously discussed
Visioning Process.
Maintain Downtown Iowa City as the focal point of the
region
Provide opportunities for strategic and contextual infill and
redevelopment within Downtown
) Encourage a variety of uses and activities within the downtown
core
) Preserve and enhance the historical integrity of the district
Encourage pedestrian- oriented, mixed -use
redevelopment
Maintain and enhance the pedestrian- oriented urban fabric of the
district
) Encourage a mix of housing, office, retail, and civic infill
development within the Study Area
) Ensure that new development and infrastructure investments
are contextual with the goals of the plan
Create a resilient riverfront park system
) Create a community park and open space system along the
Iowa River that balances both active and natural open spaces
) Use flood mitigation measures and stormwater best
management practices to protect against future flooding
) Allow views of the Iowa River from publ is open space, right-of
-
way, and private development
Enhance Ralston Creek to become a community asset
) Protect Ralston Creek and restore it as a naturally functioning
waterway
) Utilize the restoration of the creek as a catalyst for the
redevelopment ofadjacent properties
) Provide access to the creek by developing a multi -use trail
adjacent to, and along it
downtown and riverfront crossings plan
Develop a multi -modal transportation network
) Reduce the dependence on the automobile by providing
access to a variety of transportation options
) Create a frameworkthat accommodates transit, bicycles, and
pedestrians, in addition to personal vehicles
) Develop a transit- oriented development node at the
intersection of the proposed light rail line and Regional
Passenger commuter rail line
Create a network of green streets in the district
) Activate and improve streetscapes by providing enhanced
pedestrian amenities
) Provide ecological benefit, pedestrian comfort, and aesthetic
interest along sidewalks by incorporating landscaping and
street trees along key corridors
) Complete the street grid by reconstructing segments that have
been removed and by reverting one -way streets backto two -
way
Incorporate art throughout the district
) Develop a frameworkfor locating public an at key locations
throughout the study area
) Consider incorporating an into infrastructure and other
functional systems, such as streets furnishings, bridges, power
substations, etc.
) Develop an arts district where artists can live, create, and sell
their work and act as a creative stimulus to the local economy
Promote sustainable design practices throughout the
district
) Encourage low- impact development (LID) approaches to
design and development
) Create a system of stormwater best management practices
(RMP's) to control and cleanse runoff
) Encourage the reuse and preservation of historic structures
and the development of a walkable development within the
study area
txamples of pedestrian friendly environments.
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26 downtown and riverfront crossings plan
framework elements
sub - districts
primary streets and required retail storefronts
mobility
green space
public art
student housing
27
28
sub - districts
During the course of the planning process, several prominent
features were discussed on a recurring basis. Due to either their
prominent role in the plan or their relevance and impact on other
elements, these features became to be known as Framework
Elements. Framework Elements consist of Sub - Districts, Primary
Streets and Required Retail Storefronts, Mobility, Green Space,
Public Art, and Student Housing. These Framework Elements will
be discussed in further detail on the following pages.
The Downtown and Rivertront Crossings Master Plan Study Area
is very large in size and contains a number of neighborhoods and
settings, each with their own identity. Instead of combining them
into one homogeneous district, it was determined that it would be
more useful, and appropriate, to break the Study Area into sub -
districts These sub-districts would be identified based on their
location, primary use, scale, and other identifying features. In all,
eight districts were identified:
> Downtown
> South Downtown
> Central Crossings
> Gilbert
> West Rivertront
> University
> Park
> South Gilbert
Many of these sub - districts existed in a geographic sense, but
were unnamed and given "formal" names as part of the planning
process. Other times, the sub - districts were known by their
formal names, but did not have defined geographic boundaries.
Each sub - district will be described in more detail in the following
chapter.
Right Sub - Distract Diagram
lowntown and rivemont crossings plat
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primary streets and required retail storefronts
Every great city has great streets. Great streets are not streets
that just move vehicular traffic. Instead, they are known for their
pedestrian activity, retail vitality, connectivity, and desirability as
a sought -after address. In other words, they become destinations
in their own right. The downtown blocks of Iowa Avenue,
Washington Street, College Street, Clinton Street, and Dubuque
Street best fit this definition.
As the plan for Downtown and Riverfront Crossings comes to
fruition, additional street corridors will be added to this list.
Outside of downtown, future primary streets should include key
east west streets such as Burlington and Court, and north -south
streets such as Gilbert, Linn, Dubuque, Clinton, Capitol, and
Riverside Drive.
Overtime, these streets will transform into special "places ".
Streetscape enhancements will improve pedestrian comfort,
buildings — many with active street -level uses — will address the
street, and sidewalks will teem with life. In order to encourage
the amount of street -level activity desired by participants in
the planning process, retail storefronts will be required at key
locations. These storefronts will have minimum floor to ceiling
height requirements, as well as opacity requirements. Initially,
these storefronts can be utilized for residential uses. As more
"rooftops "are added, this market will transition and residential
uses will migrate to retail uses. These storefronts, and the stores
they represent, will draw activity to key nodes within the Study
Area (Clinton Plaza, Rock Island Train Depot TOD, etc.). Care has
been taken to minimize the amount and location of required retail
storefront so as to not negatively impact the existing Downtown
retail market.
Right Primary Streets and Required Retail Storefronts Diagram
�. ®.
I lair
primary streets & storefronts
Primary Street
Required Retail Storefront
Existing Waterways
Study Area Boundaries
M1
0' 400 600' I600'
29
30
mobility
Many people within the District arrive by car. In order to be
successful in creating the vibrant, pedestrian- oriented, mixed -
use environment that is desired, the area's modal split will need
to change. Surface parking lots will need to be transformed into
buildings, traffic will need to be calmed, transit options should
be enhanced, commuting by bicycle will need to be encouraged,
and the pedestrian experience will need to be enhanced. The
following Mobility Elements are a part of a complete package of
enhancements that will alter the way people move within, and
through, the District, resulting in increased accessibility and an
improved quality of life for all.
Pedestrian Existing pedestrian routes within the district will be
enhanced in order to create the walkable, pedestrian- oriented
environment that is envisioned for the District. Currently, sidewalk
connectivity is limited in many locations, which creates an
uninviting place for pedestrians. The design of the public realm,
including streets and the placement of buildings, will greatly affect
the quality of place for pedestrians.
Pedestrian comfort and safety should be placed at a premium
during design phases. Per city requirement, sidewalks are required
on both sides of the street. They should be a minimum of 6' wide
where possible, and trails and significant pedestrian routes, should
be a minimum of 8' wide, and in the highest volume pedestrian
areas, such as Downtown and South Downtown Districts, 10'-
12' wide. The circulation pattern should continue the gridded
network of streets already in place, while connecting to the larger
trail network along the Iowa River and Ralston Creek. Enhanced
connections over the Iowa River should be considered, including
a new pedestrian bridge and new side paths along street bridges
when they are reconstructed.
The Clinton Street corridor should be turned into a pedestrian
promenade, connecting Downtown Iowa City with the new
regional riverront park. Enhanced pedestrian amenities, including
street trees, furniture, and landscaping, should be added to
the auto - oriented Gilbert Street, Burlington Street, and South
Riverside Drive corridors.
Right Pedestrian Network Diagram
lowntown and rivermint crossings plat
a
pedestrian
— Pedestrian Network
°• °) Possible Pedestrian Network
_ Existing Waterways
Study Area Boundaries
rel
0' 900' 800' I600
Bicycle Bicycle facilities should be integrated into the designI]- -'
ofthe District in orderto promoteavariety of mobility options. �II�
The facilities shown here are conceptual in nature, and will be
designed and installed over time as the City and MPO implement
the Metro Area Bicycle Plan. Currently, the bicycle network withi n
the District includes the off- street Iowa River Corridor Trail that
parallels portions of the Iowa River, but few on -street bicycle
facilities.
Overtime, multiple north -south options connecting Highway6 {
and Downtown Iowa City may be provided. On -street facilities r
include sharrows on Gilbert Street, a bike boulevard on Maiden -
Lane, and bike lanes on Madison Street, Capitol Street, and
Clinton Street. Off -street north- south options include the future
Ralston CreekTrail and an extended Iowa River CorridorTrail. This _ t
redundancy in north -south routes allows cyclists multiple options, t
and takes into consideration their destinations and skill /comfort
level. � t
East west options within the District include the Highway 6 trail, t
bike lanes on Court Street and sharrows on Washington Street
and Benton Street. Because connectivityacross the Iowa River is
limited, future bridge replacement (Highway 6 and Benton Street)
should incorporate enhanced bicycle facilities. In conjunction
with future improvements to the Highway 6 bridge, a new
trail along the north side of Highway 6 should be considered. -
Additionally, bike /ped crossing enhancements should be made at
the intersections of Benton Street and Gilbert Street, and Highway = \1
6 and Gilbert Street, in orderto make it safer and easier for
pedestrians and bicyclists.
The provision of both on- street and off - street bicycle facilities
throughout the district will provide multiple options for bike
riding and commuting. Bike parking, lockers, and otheramenities
should also be provided.
Right Bicycle Network Diagram
E—
I
I
aw
bicycle
I EvistingTrail' Network
I 7 Proposed Near Term Trail Network
> Proposed Long Term Trail Network
I - — — — sharrows
Bike Lanes
- - - -- ------ Bike Boulevard
O Crossing Enhancements for
- - Bicyclists and Pedestrians
1 i
I _ _ . n. �t Exist[ng Waterways
Study Area Boundaries
i
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I
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1
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3
a' 400' Sao W111
32
Trans It In the future, the District will be served by regional
passenger rail and light rail service. The prospect of this service
allowed forth e creation of a transit - oriented development (TOD)
framework forth e district. The focal point will be a transit hub
located between Wright Street and Lafayette Street. The proposed
regional passenger rail station, to be housed in the former Rock
Island Station, will be located on the north side of the transit hub
and will serve the entire city. The south side of the transit hub
will house a light rail stop, which will provide access to the central
portion of the district. Two additional light rail stops are proposed
-one to the north of Burlington Street, which will provide service
to Downtown and the University of Iowa, and a southern stop,
located along 1st Street, which will provide access to the Gilbert
Street corridor and adjacent river rant park.
In addition, bus service will be expanded within the district in
order to provide an additional layer of access for residents and
visitors. Bus stops are proposed for key locations, and will be
integrated with rail stops in order to provide enhanced coverage.
Existing bus lines will be revised to accommodate modifications
in the street grid, and anew route is proposed for the Clinton
Street Promenade, which will be the primary connection between
Downtown and the new regional park.
Right Iransit Network Diagram
lowntown and rivemont crossings plat
p
_ I
- I
�.wn.nn.mrrq��...mm...i inuu�.....
i
transit
Bus Routes
- - Proposed Bus Routes
rr�...^. ...... Regional Passenger Rail /Stop (future)
numnnnm Potential Light Rail /Stop (future)
Existing Waterways
Study Area Boundaries
���� �..s��:• 0 400' 800' 1600'
St reetS The Riverfront Crossings District Sub -Area Plan identified
several recommended modifications to the street network,
including the Capitol /Kirkwood Connector, south Gilbert Street,
and south Clinton Street. The plan for the remainder of the District
recommends several additional modifications, including the
following:
Burlington Street
The pedestrian safety/ appeal of this heavily travelled corridor
should be enhanced overtime by securing 10' of additional
setback on all new buildings, making modifications to the existing
roadway, providing additional sidewalk width, and enhancing the
streetscape (details are addressed in the street section on page 35
and in the Development Opportunities chapter on page 56).
Court Street
A pedestrian and bicycle alternative to Burlington Street will be
provided by enhancing this key east -west corridorwith bike lanes,
on- street parking, and an enhanced streetscape, including 8'
sidewalks.
Riverside Drive (North of Benton Street)
The pedestrian environment north of Benton Street is fairly hostile
to pedestrians. The sidewalk is narrow, often directly adjacent
to traffic lanes, and rarely has a buffer (landscaping and /or street
trees) between pedestrians and traffic. As redevelopment occurs,
additional right -of -way, or alternatively, a greater building setback,
could be provided in order to improve the pedestrian environment
with enhanced landscaping and street trees, a wider sidewalk,
pedestrian - scaled lighting, and safe passage through the railroad
abutment.
Riverside Drive (South of Benton Street)
Similarto Riverside Drive North, this segment currently offers little
in the way of pedestrian comfort or aesthetics. As redevelopment
occurs over time, additional right -of -way or, alternatively, a
greater building setback, could be provided. This will allow for a
continuous center turn lane, an enhanced landscape strip on the
west side, and a slip lane /drive aisle on each side to serve adjacent
new commercial development. An enhanced connection under
the railroad bridge should be considered in orderto connect north
and south segments of Riverside Drive.
Right. Street Network Diagram
streets
Street Network
— Existing Waterways
Study Area Boundaries
on
d 4100' 600' 1600'
33
34
Capitol Street
When the superblock bordered by Burlington Street, Court Street,
Madison Street, and Clinton Street redevelops, Capitol Street
should be extended through the site in order to reconnect the
grid. This new street segment will increase connectivity between
Downtown and the remainder of the district, and re- establish the
view corridor north to the Old Capitol.
Clinton Street
The plan designates Clinton Street as the primary link between
Downtown and the new regional park. This multi -modal corridor
to be designed to function as a civic promenade, will be the
central spine of the district. In addition to travel lanes in each
direction, it will have bike lanes, on- street parking, 8'sidewalks,
and a 12'landscaped parkway strip on each side. In addition, it
maybe one of the north -south bus routes within the district.
Compared to the auto - oriented character of the current streets
in the district that contain sidewalks, but few dedicated bicycle
amenities, the proposed street network will create urban
street sections that provide safe and convenient movement for
pedestrians, bicycles, transit, and automobiles. The illustrative
street sections/ plans for General Residential (80'ROW) Streets
and General Commercial (80' ROW) Streets detail the preferred
configuration of these streets. Existing barriers include the
railroad, creek, and Burlington Street. While most existing streets
have sidewalks, some improvements are needed to overcome
barriers, and an additional traffic study will be needed to finalize
the roadway design recommendations, as achieving the intended
street character must balance the transportation goals for
pedestrians, bicycles, transit, and automobiles.
lowntown and rivelfront crossings plat
Street Section Locator
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Burlington Street (A -A)'
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will be necessary for trees on Burlington Street
35
Court Street (B -B')
36 downtown and rivedront crossings plan
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37
38
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General Residential (D -D')
downtown and rivedront crossings plan
General Commercial (E -E')
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39
Riverside Drive South (G -G')
40 downtown and rivedront crossings plan
Capitol /Kirkwood Connector (H -H')
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1 st Street section (1 -1')
42 downtown and riverfront crossings plan
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44
e T O Cib 16 4 4 (Sb O Y e'
Sticwalk Iznazcape/ Metlu^ landscape/ Sticwalk
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Clinton Street section (K -K')
lowntown and riverfront crossings plar
green space
The Riverfront Crossings District Sub -Area Plan identified several
recommended green space enhancements, including the new
regional park, enhancements to Ralston Creek, and integrated
stormwater BMP's, such as pervious pavement, stormwater
planters, and bioswales, located throughout the sub - district.
The plan for the remainder ofthe District recommends several
additional opportunities, including the following:
1: Iowa River
Utilize environmentally sensitive methods to modify the
Burlington Street Dam and stabilize and enhance the banks ofthe
Iowa River. Done correctly, these enhancements will improve the
health of the river system, provide access to the river, recreational
opportunities, such as a white water course and serve as a
catalyst for adjacent redevelopment projects. Along with these
improvements, the riverfront trail should be extended north along
the east bank of the river, and a new trail connection should be
constructed along the west bank of the river south of Benton
Street to Hwy 6.
Z: Ralston Creek
Full fledged restoration of Ralston Creek should be undertaken
from its mouth at the Iowa River north and east to the limits of
the Study Area. Years of urbanization and stormwater runoff
have degraded the creek and significantly eroded its banks.
An important aspect of the new riverfront park should be the
implementation of bank stabilization and restoration of Ralston
Creek. Rather than structural solutions for the creek, "soft"
methods should be used, including channel shaping and restored
riparian corridor vegetation. This vegetative buffer will help to
filter and treat runoff prior to entering the creek, enhancing the
water quality and function ofthe stream, while also providing
wildlife habitat This will help Ralston Creek become a multi-
functional community asset for Iowa City.
In order to accomplish this, it will be necessary for the City to
purchase strategic property along the creek. The City should
explore mechanisms for open space fees to create a fund for open
space improvements, such as park development, land purchases,
etc. Developers, who abide by open space requirements, could
donate land or fees in lieu of these requirements. The fees from
this could be utilized to help fund land purchases along the creek.
This would allow for construction of a parallel trail along the west
side ofthe creekand a consistent setback of 30'from the top of
the bank. Doing so would vastly improve the health ofthe creek,
turn it into an amenity instead of a liability, and encourage new
development along its banks.
y i
T�� a_JJ
o�tiL public realm
s f
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Development Blocks
P
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Naturalized Landscape
Trees
_ Existing Waterways
Study Area Boundaries
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Public Realm Diagram
G�
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0' 400' 300' 1600'
IS
3: Clinton Street Promenade
The Clinton Street Promenade is the primary link between
Downtown and the new regional park. It is designed to
accommodate vehicular, transit, bicycle, and pedestrian mobility
options. In addition to its travel lanes, bike lanes, on- street
parking, and wide sidewalks, it will have 12' wide landscaped
parkway strips on each side of the street. The wide swath of
landscaping will provide a place for street furnishings, art, and,
most importantly, will symbolically pull the park northward into
Downtown.
4: C I I nto n P I aZa As Cl inton Street transforms into a grand
multi -modal promenade linking Downtown Iowa City with
the new regional park to the south, a ceremonial plaza should
be constructed along it between Court Street and Harrison
Street. This plaza will incorporate land on each side of the street
(including a portion of the courthouse's east lawn), and will
function as a focal point and "outdoor room "for key community
events. The South Downtown section will describe this in more
detail.
5: Station PIaZa The block bounded by Wright Street,
Lafayette Street, Dubuque Street, and Clinton Street has
strategic importance. The train station for the passenger rail line
connecting Chicago and Omaha will be located on the north side
of this block. In addition, a stop for the proposed light rail line
connecting Iowa City with Cedar Rapids will be located on the
south side of this block. Connecting these two key transit nodes
will be a grand civic plaza that wil I be fronted by new mixed -use
buildings and street level retail bays. The plaza will be designed
to encourage interaction among, and between, these facilities and
adjacent uses.
6: Riverside Drive Enhancements Anumberof
improvements are proposed for the Riverside Drive corridor. These
enhancements will be catalysts that will encourage redevelopment
and help it transform from its current auto - oriented condition to
one that is more pedestrian friendly. Improvements consist of
enhanced streetscaping along the corridor, entrance monuments
at the U.S. Highway 6 intersection, a small "attached square "at the
northwest corner of Riverside Drive and Benton Street, and two
"greens "designed to allow views of the river from the street.
46 downtown and rivemont crossings plan
Creek Restoration to return Ralston Creek to an amenity for the area.
Ralston Creek restoration showing channel snapping and restored riparian
corndor vegetation.
Proposed section showing Ralston Creek Restoration.
7: Maiden Lane Me W S A series of green mews should be
developed on the east side of Maiden Lane between Kirkwood
Avenue and Lafayette Street. These mews will be a defining
feature of the artist neighborhood, and will act as a canvass upon
which artists can display their work. Details will be discussed in
the Development Opportunities chapter.
8: Pedestrian Mall Enhancements Several participants
of the Visioning Process mentioned that the Pedestrian Mall
was beginning to look dated. Because of its iconic nature, the
community should begin a dialogue to determine what, if any,
improvements shoul d be made in order to "freshen "it up.
9: Reg l Onal Park The public parks and open space plan consists
of different types of green space that will respond to both
community and environmental needs. The riverfront park will
contain both passive and active green space. The plan illustrates
a spatial layout that provides opportunities for a variety of park
amenities, such as public plazas, outdoor gathering spaces,
trails, community gardens, river overlooks, access ramps to the
Iowa River, and areas used for stormwater management. A large
constructed wetland is proposed on the southern end of the
new river rant park. A boardwalk provides close encounters with
the diverse vegetation and habitat. This wetland will provide
a full range of ecological services for polluted runoff, including
retention, infiltration, and treatment as well as educational and
aesthetic benefits for surrounding communities. Constructed
wetlands are man -made but are designed to replicate the natural
system. They enhance water quality and provide flood storage.
Depending on the size of catchment, constructed wetlands are
typically large in scale to provide enough area for water storage,
vegetative cover, and wildlife habitat. Vegetation should consist of
a variety of native species well- suited for wet soil conditions.
Additionally, passive recreation areas with sidewalks, trails,
informal green space, and natural areas will be located in flood -
prone areas along the Iowa River and Ralston Creek. The large
green space at the center of the park is an appropriate location
for more active uses, such as a playground, amphitheater, and
community gardens. A parking area for visitors is located in this
central, higher activity area. The plan illustrates how the east west
connections to the park from the Gilbert Street corridor extend
all the way to the river providing easy access for boating and to
overlooks for bird watching, fishing and views up and down the
Iowa River.
Streetscape enhancements to create an inviting public realm.
A pedestrian bridge across the headwaters of the Mlsslsslppl Rlverin
Itasca State Park, MN provides access and views of creekhabltat
Boardwalk in Woodinville, WA that is sensitive to the adjacent
wetland habitat
47
48
public art
Artists have pioneered the redevelopment of neighborhoods
across the country. Whether activating an area by occupying t IV -rte._ "-� "•';
marginal buildings or vacant storefronts, enhancing the perception
of an area by publicly displaying art and holding gallery nights/
walks, or building a "creative class "that helps stimulate the local p•a?p14Dp
economy, art is a key element in any progressive community, and
will be a key element in the Downtown and River ront Crossings _
District. Many opportunities exist for incorporating an into the
- -
District,including: _ •• oti 1
•... ...i .....:
I :
Art Incu barer Program Develop an incubator program to ,. •••• ••�•�•� '
place artists (both studio and gallery space) into vacant buildings R _ 2 ■••, 'Sd -
onatemporary basisinordertofillemptystorefrontsandprovide •'.� �,�( .
low -cost opportunities for starting artists. •••••. •••. : "•'�" "�':���•� •.- ^s
�'h a
Public fart Place an in public spaces, such asthe new regional
park, the pedestrian mall, Clinton Plaza, Station Plaza, Riverside "' • "'; ; �n �,; "'r,i ..... "4
Drive entrance monuments, riverview greens, and along the
Clinton Street Promenade.
Cent murllry Arts Center Explore the possibility of developing vi, '
a Community Arts Center in the administration building at the �•�y 5^c .- .,*,4' i _ ". i
former wastewater treatment plant or other suitable location ,i
..
within the Riverfront Crossings District or Downtown.
F U nctl a n l fart Establish a policy to integrate art /design into 1; ��i�- � ;_ _
functional infrastructure , such as street furniture, streetlights, Imo•'•_•:;' °.,
bridges , power substation fencing, etc. .. • ( • • -
Gl l bert Street Arts District Create an Arts District within the
Gilbert Street District. This district would be low scale and organic
in nature, and be incorporated into the existing building stock, R �•., rot
keeping artist live /work/sell space functional and affordable. As
the district matures, the Maiden Lane Mews could be developed, .W: °•�, 4 "'1y'' 1'1
and lined with live work studios and galleries.
Right Public Art Location Diagram en,kc •V` -
1 �
lowntown and rivedront crossings plat
public art
— Public Art Locations
— Existing Waterways
Study Area Boundaries
no
0' 400' ®00' 1600'
student housing
As the home of the University of Iowa, student housing is an
issue of key importance to the community and to the health of
Downtown and the Riverfront Crossings District. The Visioning
Process undertaken as part of the planning process identified a
number of questions relating to student housing, including:
, Who should provide student housing?
> What is the right amount that should be provided?
> Where should it be located, and where should it not be
located?
> What form should it take?
To date, a considerable amount of private, off campus housing
has been produced in and near the Downtown. However, this
has led to challenges and conflicts within downtown and the
adjacent neighborhoods, where students compete with longer
term residents for housing. Lifestyle differences and the transiency
of the student population have caused stability problems for the
residential neighborhoods north and east of downtown and the
University campus. Some have called for the University to play a
more active role in providing for or guaranteeing, through publ ic-
private partnerships, healthier living environments for students
that do not compromise neighborhood stability.
In response to these issues, and in order toad dress them in a
proactive manner, the Plan encourages the University to consider
possibilities for new on- campus dormitories within the University
subdistrict. In addition, the Plan encourages a housing option that
has been successful in a number of campus towns nationwide -
dormitories or student apartments that are university sponsored,
but privately developed, owned and operated. These "private
dormitories "are typically delivered at an urban density and
designed with amenities and recreational spaces in tune with
student needs but in a manner that is sensitive and in context with
adjacent development.
New privately owned student housing should meet the following
locational considerations:
> Locations within the University, South Downtown, orthe north
portion ofthe West Riverfront Districts;
> Location should not adversely impact adjacent residential
neighborhoods;
> Directly adjacent to or within a 5 to 10 minute walkto campus;
> Easyaccess to the trail network, usable open space, and
recreational amenities; including the University Recreation
Center;
> Proximityto existing and proposed transit lines.
Development of private dormitories will require an ongoing
relationship with the University, an enforceable plan for on -site
management, provision for off site parking and full amenities.
Equally as important will be the provision of usable open space for
students, of which there is a serious lack in many of the exisitng
student housing areas in Iowa City. In an urban setting, this space
can take the form of interior courtyards or forecourts, attractively
designed and maintained to create a safe and inviting space for
students, as demonstrated bythe photos of student housing,
below.
Studen r Housing Prototypes found at University of Nebraska - Lincoln, Creighton
University, and University of Michigan
49
50 downtown and riverfront crossings plan
development opportunities
introduction
downtown district
south downtown district
central crossings district
gilbert district
west riverfront district
university district
park district
south gilbert district
51
52
introduction
A key element of the Downtown and Riverfront Crossings
District Master Plan is the identification of future development
opportunities. These opportunities emerged from the Visioni ng
Process, were tested during the Des! gn Charrette, and further
refined and vetted during the refinement period following the
Charrette. They are grounded in the Market Analysis prepared for
this plan, and have been developed to the level of detail possible
in a long -range plan. It bears emphasizing— the Development
Opportunities identified on the following pages are conceptual i n
nature. Like their predecessors in previous planning efforts, thei r
value is to identify visions and ideas for specific areas. Successfu
visions will endure, but details will change and evolve as projects
are implemented. The plan is simply avision, highlighting certain
areas. The decision to redevelop is ultimately up to the property
owner. Likewise, any areas not shown as redeveloped, could have
ideas implemented. The Development Opportunities are listed
bytheir respective Districts, with brief descriptions of each major
project or intervention.
!.. \ '1.• ..., � � •. Syr. ;•1'`,:.
Following the discussion of development opportunities for each
district, a brief yield analysis is provided. This yield analysis
summarizes the development opportunities identified in each
district. This includes conceptual buildings, building types,
footprints, stories, square footage, parking demand, and parking
provided. The yield analysis is provided in orderto offer a sense of
the development potential, and its impact, in each district. In many
districts, parking demand surpasses provided parking stall counts.
As the study area urbanizes, centralized parking facilities will be
required, and the City will need to plan for, and construct, these
facilities. Construction of centralized parking facilities should be
tempered by the increased walkability, and enhanced accessibility,
produced by future transit improvement.
downtown and rivemont crossings plan
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54
downtown district
Downtown Iowa City is the heart of the region. The City's
most dense area is home to businesses, civic venues, condos,
apartments, and the University of Iowa. Historic buildings can be
found next to new buildings, and streets are active throughout the
day and into the night. The focal point of the district is the iconic
and popular City Plaza, which is often referred to as the pedestrian
or ped mal I. The area has experienced a significant amount of
development in recent years, including the Plaza Towers and
Vogel House mixed use buildings, and the Iowa City Public Library.
Even with all of this new development activity, including several
projects that are currently in the development pipeline, there are
many opportunities to strategically enhance the area.
Downtown District Summary
Master Plan Objectives:
Protect historic character and key historic buildings
) Promote quality infill and redevelopment
) Build on existing strengths (locally owned shops, proximity
to the University of Iowa, farmer's market, adjacent
neighborhoods, etc.)
) Maintain balance of uses and activities
) Improve competitive position of downtown
) Improve connectivity to surrounding districts
Development Character
) Regional destination forarts, culture, and entertainment
) Most dense urban district
) High quality streets, public spaces, and architecture
Development Program:
) Residential Options— new construction and rehab
) Retail infill and redevelopment (national retailers; incubator
space; entertainment - bowling, movie, theater; childcare)
) Office
) Hospitality
lowntown and rivelfront crossings plat
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DT -1: Historic Preservation— Downtown Iowa City contains
a number of buildings of historic value. In the Analysis section
of this document, these buildings were identified as key historic
buildings, contributing historic buildings, and potential buildings
of historic significance. The high concentration of these buildings
within the District provides character and ambiance, and gives
Downtown Iowa City its own unique sense of place. In order to
maintain this, the City should take measures to preserve and
actively protect these buildings. The aforementioned diagram
should be utilized to help determine where infil I development
should, and should not occur. In addition, it should be utilized
to help identity properties that could receive density bonuses
in return for the protection and renovation of these historic
structures. In order to facilitate preservation of historic structures,
density bonuses, waiver of parking requirements, and other
entitlements will be considered. Another option to be considered
would be the formalized protection of these resources by
designating them as local landmarks or including them within a
local historic district.
DT — 2: Fa4ade Enhancement Program —As mentioned in the
previous section, protection and preservation of Downtown's
historic building stock should be a key priority. One way to
accomplish this is through the implementation of a fa4ade
enhancement program and programs to encourage the use of
upper Floors. The City is exploring incentives to make these
buildings more usable and therefore make existing buildings
more economically viable and less likely to be torn down. These
programs typically offer grants and /or loans for the historically
correct restoration of a building's exterior fa4ade. Implemented
over time, a program such as this can make a significant impact on
the appearance of Downtown.
DT -3: Strategic lnfill— In order to reinforce the existing fabric
that currently exists in Downtown Iowa City, new development
should be mixed -use and pedestrian- oriented in nature. In
addition, it should follow a list of very basic rules that are
consistent with the existing character of Downtown. The following
guidelines were developed following a thorough analysis of the
patterns and framework that make Downtown special. These
include:
New development should be located on sites that do not
contain historic buildings.
) Active uses, such as ground floor retail (and not blank walls),
should front onto the street frontages and the City Plaza.
Aerial view of the Downtown District
DI -3: Strategic lnfill on Linn Street
D1 4: Washington Street Panting Garage
55
56
Upper floors should contain office, commercial, and residential
uses.
) Buildings should be built to the property line.
) Corner locations should be reserved for taller buildings,
creating a block structure with taller buildings on the corners
and lower scale, historic buildings between them.
) The taller buildings on the corners should have a lower base
consistent with adjacent historic buildings to make them'feel'
contextual with the rest of downtown, while also limiting the
perceived height of towers.
) Parking should be located both on- street and behind
storefronts in parking structures.
The buildings shown in the master plan embody these rules.
Departure from these guidelines will erode the special qualities
that make Downtown so unique. Ultimately, the City should
pursue the creation of a form -based Code to regulate all new
development Downtown.
DT-4 Washington Street Parking Garage — Construct anew
parking structure on the south side of Washington Street between
Dubuque Street and Clinton Street. This structure would cause
the removal of two or three contributing historic buildings. Any
loss of historic structures should not be taken lightly. However, in
this case, it may be necessary in order to encourage the adaptive
reuse and thus, the long term preservation of two more significant
historic buildings - the Jefferson Building and the MidWest One
Bank Building. The Jefferson Building could be restored for such
uses as a hotel or housing with adjacent parking. The parking
structure would also support reuse of the Mi dWest One Bank
building to the west.
A key element of this project would be to require a retail liner
building between Washington Street and the parking structure.
This liner building, designed to look like a series of retail bays,
would mask the parking structure from the street and sidewalk,
and help keep the existing rhythm and scale of the street. Curb
cuts would not be all owed from Washington Street. Access would
be required from the all ey to the south.
DT -5: Burlington Street— Burlington Street acts as a barrier for
pedestrian traffic between Downtown and the South Downtown
District. This is due to multiple traffic lanes and heavy traffic,
both of which combine to make crossing the street difficult, and
limited right -of -way, which results in extremely narrow sidewalks
and limited streetscape enhancements. In order to remedy this,
two things need to occur. The first is to redevelop the adjacent
downtown and riverfront crossings plan
properties on both sides of the street utilizing the infill guidelines
mentioned previously. This would not only help "bridge" the gap
by providing active storefronts and human -scale architecture on
both sides of the street, it would also provide an opportunity to
implement a Unbuilding setback along each side of the street,
thereby allowing room for future streetscape enhancements.
Once this occurs, the second round of improvements could
occur. This would consist of implementing new streetscape
enhancements, allowing Burlington Street to become a safe,
pedestrian route to and from campus. Ideally, the new pedestrian
section would consist of 15'sidewalk and 5'furnishing zone,
which would contain pedestrian scale lighting, bollards and chain
to reduce mid -block crossings, and landscaping, such as columnar
trees and taller grasses, to create a vertical living buffer. Where
redevelopment of adjacent parcels does not occur, the streetscape
enhancements could still occur, with the sidewalk zone reduced
from 15'to 5'.
DT — 6: The City Plaza (Ped Mall) —The Visioning Process revealed
that several key stakeholders felt that the pedestrian mall was
beginning to look dated. Because of its iconic nature, the City
should begin an inclusive community process to determine
what, if any, improvements should be made. The outcome of this
process would determine if the mall should be "freshened up "or
not.
DT -7: Parking District— In order to achieve the desired level
of development within Downtown, the City currently addresses
parking demand through a parking district approach. Instead of
addressing parking on a project -by- project or site -by -site basis,
which dimini shes the urban nature of a particular area, parking
is provided on a district -wide basis. This means utilizing district
serving parking structures, on- street parking, and demand pricing
to address parking demand.
DI -5. Burlington Streetscape Concept
downtown yield analysis
• °Y
Y 40
:IOTTICE ST
L - - -- ay - -- - - -�J
BO kLIN GiON Si-
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° a °
° .. e e e n e° s a°. °° u° • Q u e ••• •
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57
58
DOWNTOWN DllWMIT
-
ill
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UT-1 Mixed Use
6,045
5
30,225
-
-
6,045
20,180 -
-
-
16
- 06
3
-
3
-
UT-2 Mixed Use
6,500
5
32,500
-
-
6,500
26,000 -
-
-
16
- 48
3
-
3
-
UTJ Mixed Use
11 }90
5
56,950
-
-
11 390
45,560 -
-
-
32
- 90
34
28
6
-
U14 Mixed Use
11,320
8
90560
-
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11 320
- -
-
-
-
- 305
0
-
-
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UT-5 Mlxetl /Pkg Gar
2,525
5
2,525
-
-
2,525
- -
-
-
-
- 9
250
-
-
250 Retail Liner Building; 53/floor
U16 Mixed Use
1,830
12
21,960
-
-
1,830
20,]30 -
-
-
22
- 40
0
-
-
-
D17 Mixed Use
3,090
5
15,450
-
-
3,090
12}60 -
-
-
8
- 23
0
-
-
-
UT-8 Mixed Use
2,7B0
4
10,880
-
-
2,7B0
8,160 -
-
-
6
- 19
0
-
-
-
U19 Mixed Use
12,935
9
116,415
-
-
12,935
103,480 -
-
-
64
- 143
0
-
-
DL In Mixed Use
8715
9
78435
-
-
8715
69,80 -
-
-
48
- 104
0
-
-
DT 11 Mixed Use
7,800
4
31,200
-
-
7,800
23400 -
-
-
15
- 51
0
-
DT 1B Mixed Use
8475
8
67,800
-
-
8475
59325 -
-
-
42
- 94
12
12
-
DT 13 Mixed Use
6,835
5
34,175
-
-
6,835
27340 -
-
-
20
- 55
Be
9
18
-
UT -14 Mixed Use
7,235
5
36,175
7,235
2,.R
Bu
56
9
9
DOWNTOWN DISfRIRTOTAIS
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�- :♦ VniYersiry
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Central Crossings
jI Gi[bert
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West ♦ Park District 11
IL
Seuth
It ttt i Gilbert
60
south downtown district
The South Downtown District is the most urban district outside . n 1 - I _ _
of Downtown Iowa City. As an extension of Downtown, the area :za .: ffif
is currently in transition, with several new mixed -use buildings ° °' • h-1
•z• •`
recently completed, and several new ones on the drawing board.
As development continues, it should retain and enhance its urban u` •u•
° . n n °..e . ° o
form. Residential and office uses should predominate, with retail COLLEGE ST
�•�" ° • °•PI °•. �7••°O .. .:i ••• .. •••v -.. °. --
uses kept to a minimum and located only at strategic locations. As ry) % • • • �.• •
Burlington Street redevelops it will take on more ofa pedestrian i y
feel, while bicycle traffic will transition south to Court Street. _�
Clinton Street will become the focal point ofthe district with its ,°e•... - ° i(
Promenade, which will run north - south through a grand civic Y - 4 Vim
plaza on the east side of the Courthouse. On the east side of the
district, a meadow created in a bend in Ralston Creek will act as a
catalyst for adjacent residential development and be an amenity for
local residents.
South Downtown District Summary
Master Plan Objectives:
Extension of Downtown to the south
Bridge the Burlington Street divide
Provide a mix of residential, office, retail, and civic, uses
Leverage the Clinton Street mobility spine
Create new civic spaces as focal points- Clinton Plaza and
Ralston Creek Meadow
Development Character
) Similar intensity to downtown
Improved Clinton and Court Street streetscapes
Build on the on -going efforts to improve quality residential
design
Development Program:
) Multiple housing option typologies
Student housing in areas with good access to campus
Office
Convenience retail limited to key corners and Transit Oriented
Development (TOD) area
Potential entertainment uses
lowntown and rivelfront crossings plat
- - -- 31� _-
Ttl�u
19aye• CQUFT.ST. •s° -° J ^ °
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weicHT ST_
SD -I : Clinton Street Gateway— The visual gateway to the
South Downtown District is the intersection of Clinton Street and
Burlington Street. Two new buildings will be constructed at this
location -the University's new Music School will be constructed
on the west side of Clinton Street and the mixed -use Hieronymus
Square project will be constructed on the east side of the street.
Together, these new projects wi II forma grand gateway to the
Clinton Street Promenade, which will link Downtown with the new
regional park.
SD - 2: Clinton Street Promenade — As mentioned above
Clinton Street will be the primary route between Downtown
Iowa City and the new regional park to the south. As such, it will
be designed to accommodate pedestrian, bicycle, and vehicular
traffic, including transit. The street will be well adorned, with bike
lanes, on- street parking, 12'landscaped parkway strips, and an 8'
sidewalk on each side. It is anticipated that this grand promenade
will feature pedestrian lighting, grand street trees, and public art.
The parkway strips are wide enough to gracefully accommodate
stormwater BMP's, such as pervious pavement and stormwater
planters, if desired.
SD - 3: Clinton Plaza —The focal point of the South Downtown
District is Clinton Plaza. This grand ceremonial plaza will Flank
both sides of Clinton Street between Court Street and Harrison
Street, and will incorporate property on each side of the street
(including the Courthouse's east lawn). It will function as a focal
point for the District and act as an outdoor area for community
events. Buildings surrounding the plaza will be designed to
address the plaza and help "enclose "the space. Mid -rise towers
with ground Fl our retail would be appropriate for future building
sites on the southeast and southwest corners of the intersection of
Clinton Street and Harrison Street.
Some day in the future it may make sense, from an operational
perspective, to relocate the post office to another, better suited
location. If this happens, the site occupied by the post office
should be redeveloped to take advantage of its prime location
and plaza frontage. Potential uses might include a movie theatre
complex or other commercial recreational uses, ground Floor
retail and restaurants could front the plaza with residential units
on upper floors. These uses could mask a new parking structure
situated in the middle of the block. This potential parking structure
could accommodate district -wide parking needs. Apartments
and /or multi -level townhouses could line the north and east sides
of the garage, so that adjacent uses would not front on to this
structure.
SD - 4: Capitol Street Student Housing — As the superblock
bounded by Burlington Street, Court Street, Clinton Street, and
Madison Street redevelops, Capitol Street should be extended to
connect Burlington Street and Court Street. This would reconnect
the original street grid in this location, and make two development
blocks with prime street frontage. Due to its close proximity to
campus and the student recreation center, this site would be ideal
for student housing. In particular, university sponsored, off
campus, privately developed (owned and operated) efficiency or
suite style apartments would be appropriate on this site. Situated
internally, this site could accommodate up to 6 buildings (urban
frontage surrounding internal courtyards), and yield well over 700
rooms. Additional building height and density may be possible if
parking demand is accommodated underground or off site.
SD - 5: Court Street Corridor —With Burlington Street taking
on a greater role as an east — west pedestrian route, Court Street
will assume the role as the primary east — west bicycle corridor,
connecting Gilbert Street and the Ralston Creektrail with points to
the west. The corridorwill be enhanced with bike lanes, on- street
parking, 8'sidewalks, and an enhanced streetscape.
SD - 6: City Mixed -Use Parking Facility — The City is considering
a mixed -use parking facilityto be located on the west side of Linn
Street between Court Street and Madison Street. This facility
will contain a mix of uses, including retail, office, residential and
parking. The parking structure will be sized to accommodate
district parking needs. The City should continue taking steps to
implement this project.
iii v
SO-
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-yr
SD -2, Clinton Street Promenade
., 4� ..:•r •.0•.��•�•.
SD -4, Capitol Street Student Housing
61
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a
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SD -2, Clinton Street Promenade
., 4� ..:•r •.0•.��•�•.
SD -4, Capitol Street Student Housing
61
SD - 7: Parking District -In order to achieve the desired level of
development within the South Downtown District, the City must
address parking demand through a parking district approach.
Instead of addressing parking on a project -by- project or site -by-
site basis, which diminishes the urban nature of a particular area,
parking must be provided on a district -wide basis. This means
utilizing district serving parking structures, shared parking, and
demand pricing to address the demand. Two parking structures
are shown in the South Downtown Plan, and would help address
the high demand in the district.
SD-5. CourtStreet Corridor
kit
i_
SD -B. City Mixed -Used Parking 1 adlity
62 downtown and riverfront crossings plan
SD -4 Before and After Renderings Showing Clinton Plaza and the Clinton Street Promenade
south downtown yield analysis
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SOUTH DOWNTOWN DISTRICT
SOUTH DOWNTOWN DISTRICT TOTALS Rd.'BO B,696 136B15 xl,sgB Rhou xSB 0 zolpsB 171 569 D 2,166 l . I act m
64 downtown and rivefiont crossings plar
BuIINK
Building
Sol
Comm.
ORke
Mood
BNE
rotor MB[
Sudan
BNEemlal
Hahl Parkng
Parking
Building ID
TyPe
Pommunt
Sbrles
FooGK
SF
SF
SF
SF
SF SF
Unitt
Unitt
Baome Bemand
PrwldM
%rvole
Vkglol
Gkg Go,
Nales
361
Residenaal
12,360
0
31,080
-
-
-
37,080
- -
20
-
- 77
02
02
-
-
park ng on grow ntl floor
362
Resident al
12,390
4
37,170
-
-
-
37,170
- -
24
-
- 77
42
42
-
-
park ng on grow ntl floor
3D3
Resident al
15,940
7
46,240
-
-
-
461
- -
36
-
- 111
58
58
-
-
park ng on grow ntl floor
364
Resident al
15,920
4
63,680
-
-
-
63,680
- -
30
-
- 96
58
58
-
-
park ng on grow ntl floor
365
Govern men[
34,600
2
34,600
-
-
-
-
- 34,600
-
-
- ll5
28
28
-
-
John son Con my lu Rod Center
366
Resident al
13,720
4
54,880
-
-
-
54,880
- -
27
-
- 86
60
47
13
-
park ng on grow ntl floor
361
Resident al
12,520
7
391
-
-
-
391
- -
30
-
- 96
47
41
6
-
park ng on grow ntl floor
S.
Un versTy
41,620
4
166,480
-
-
-
-
- 1661
-
- 166
0
-
-
-
Muslcscbool
369
Mixed Use
sins,
6
48,930
-
40,775
8 ,155
-
- -
-
-
- 166
0
-
-
-
30.10
Mixed Use
6,570
6
39,420
-
-
6,570
32,850
- -
-
25
- 61
0
-
-
-
30.11
Mixed Use
6,050
4
20,290
-
-
2 ,140
18 ,150
- -
-
12
- 26
24
10
14
-
30.12
Mixed Use
15,890
15
229 ,135
8,696
96,040
-
95,340
- -
-
83
- 479
28
21
7
-
H leronym us 3q hard
30.13
Mixed Use
5,450
4
21,800
-
-
5,450
16,350
- -
-
12
- 38
0
-
-
-
30.14
Mixed Use
4,225
8
33,800
-
-
4,225
29,575
- -
-
28
- 51
0
-
-
-
30.15
Mixed Use
18,440
8
133,975
-
-
4,895
1291
of
- 144
58
41
17
-
30.16
Mixed Use
20,450
8
132,500
-
-
20,450
112,050
- -
-
71
- 181
0
-
-
-
Center port, on is 8 stories, rest 156 stories
30.17
Mixed Use
6,575
4
26,300
-
-
6,575
19,725
- -
-
15
- 46
0
-
-
-
30.18
Parking Garage
-
3
-
-
-
-
-
- -
-
-
- -
311
-
-
311
105 /fl, serves 30.16 ,11 ,18
30.19
Residential
10,190
4
43 ,160
-
-
-
49,160
- -
-
28
- 42
0
-
-
-
30.20
Residential
5,405
4
21,620
-
-
-
21,620
- -
-
16
- 24
0
-
-
-
30.21
Residential
1,540
4
30 ,160
-
-
-
30 ,160
- -
-
20
- 30
0
-
-
-
30.22
Parking Garage
-
2
-
-
-
-
-
- -
-
-
- -
76
-
-
76
Go bottom flool 32 above, serves CC 2021
30.23
Mixed Use
11,400
11
125,400
-
-
8,000
111,400
88
- 161
0
30.24
Parking Garage
-
6
-
-
-
-
-
- -
-
-
- -
600
-
-
600
Rural serve s30.23,25
30.25
Residential
6,570
4
261
-
-
-
261
- -
-
24
- 36
0
-
-
-
30.26
Residential
Russel
5
58,500
-
-
-
58,500
- -
-
38
- 51
49
35
8
-
30.27
Mixed Use
9,135
5
38,065
-
-
1,525
361
- -
-
24
- 42
18
18
-
-
30.28
Mixed Use
9.995
4
33.885
-
-
3900
29.985
- -
-
21
- 46
25
20
5
-
SOUTH DOWNTOWN DISTRICT TOTALS Rd.'BO B,696 136B15 xl,sgB Rhou xSB 0 zolpsB 171 569 D 2,166 l . I act m
64 downtown and rivefiont crossings plar
central crossings district
Gilbert
District
West
Park District
d
Aiverfront
11
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65
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65
central crossings district
Located directly south of the South Downtown District, the
Central Crossings District is currently transition Ing from a low
to mid - density urban neighborhood to a high- density urban
neighborhood. The district is divided in half by the Iowa Interstate
Railroad and the CRANDIC Line. These two rail lines currently act
as a barder between the northern half and the southern half of
the district. In the future, these rail lines may support regional
passenger rail and light rail, with stops located one block apart
from each other. The activity created by these stops, along with
the associated development they will generate, should help "link"
the two halves of the district. This will be supported by the Clinton
Street Promenade, which runs north to south through the heart of
the district.
Rai ston Creek forms the eastern boundary of the district. This
creek wi II be restored and turned into a community amenity over
time. The restoration will act as a development catalyst, leading to
new residential infill development. New residential development
should include a variety of typoiogi es, ranging from condo and
apartments to townhouses and small cottages. Infill development
should be contextual in nature, and may include office space and
neighborhood serving retail.
Central Crossings District Summary
Master Plan Objectives:
Encourage contextual infill
Leverage future investments in transit - TOD
Restore and enhance conditions along Ralston creek
Provide a mix of residential and retail uses
Promote new housing options
Leverage the Clinton Street mobility spine
Create a new Civic space as a focal point– the transit plaza
Development Character
Integrate with South Downtown and Park District
Build on on -going efforts to improve quality residential design
Enhanced public realm (Clinton Street Promenade, Ralston
Creek, etc.)
) Maintain moderate scale and intensity of use
Development Program:
) Multiple housing option typologies
Office
Limited convenience retail in TOD area
Civic, such as future regional passenger rail station and light
rail stop
66 downtown and riverfront crossings piar
e
ire. °.°
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r T.... 'HARRISON Si. �T.T —•7
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CC -1: Ralston Creek Restoration— Over time, Ralston Creek has
been degraded to the point that it is no longer a healthy waterway.
In order to address this, and turn it into an amenity, a full- Fledged
restoration of the creek should be undertaken from its mouth at
the Iowa River north and east to the limits of the study area, or
beyond. In order to accomplish this, it will be necessary for the
City to purchase strategic propertyalong the creek. This includes
at least 6 parcels along the west side of the creek, from Benton
Street to Harrison Street, totaling approximately 2.68 acres. These
properties would allow for creek restoration and habitat, a more
gradual creek bank slope, a consistent 30'development setback
from the top of the creek bank, and the construction of a trail
along the west side of the creek. Restoration would vastly improve
the health of the creek, turn it into an amenity instead of a liability,
encourage new development along its banks, and help with flood
management.
CC -2: Rai ston Creek Meadow —As part of the Rai stonCreek
restoration project, a new wet meadow should be constructed
near the intersection of Harrison Street and Linn Street. This
meadow would be designed to accommodate high water during
the heavy rains, yet function as an open space amenity the
remainder of the year. Heavily landscaped and adorned with
public art, this feature would be a catalyst for new residential
development on adjacent parcels and provide much needed open
space for neighborhood residents.
CC -3: Ralston Creek Redevelopment— Beyond restoring
Ralston Creek to good health, one of the key goals is to turn it
into an asset that will stimulate redevelopment along its banks.
A naturalized creek, along with small park areas, meadows, and a
trail will provide amenity value and much needed neighborhood
open space. This in turn will encourage new residential
development along its banks, catedng to a demographic that
desires ownership adjacent to downtown, but with direct access to
nature and recreation.
As existing apartments reach their lifespan, condos and
townhouses will replace them along the creek. Their design will be
more urban in nature, and take advantage of the views of the creek
instead of turning their back on it. In many cases, parking will
be provided on the ground level in order to raise habitable space
above the floodplain and to provide views up and down the creek.
-
,L
rye•• .�
nm
fill
Sol
41 I
A "'
=. = -i: Ralston Creek Restoration
� 4 i
t� ♦O
•. s r .
=leek Redevelopment
CC -4 Clinton Street Promenade
67
S
}' �
1 ♦: }t}f 1
y A' �
'
3 zi
)� ....�
...
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CC 1: Ralston Creek Land Purchase Diagram
fill
Sol
41 I
A "'
=. = -i: Ralston Creek Restoration
� 4 i
t� ♦O
•. s r .
=leek Redevelopment
CC -4 Clinton Street Promenade
67
CC -4: Clinton Street Promenade — SimilartotheSouth
Downtown District, the Clinton Street Promenade will traverse
the Central Crossings District. However, unlike its northern
and southern sections that require diagonal parking in order
to maximize on- street parking for the adjacent higher intensity
mixed -use development, the Central Crossings segment will
incorporate parallel parking. This section is more in line with the
lower scale and intensity residential uses that will line the corridor
within this district. In other words, the Clinton Street Promenade
responds to the different contexts that it traverses.
CC — 5: Sabin School —The master plan recommends that
the Sabin School be preserved and redeveloped for office or
residential uses. The goal is to accommodate new uses within the
historic building. The preferred way to accomplish this is through
the transfer of development rights, which would allow an increase
in density for a new building in a specified receiving area, such as
one of the sites located to the west or south of the school.
CC -6: Station Plaza— The key focal point of the Central
Crossings District is the Station Plaza located between the
Regional Passenger rail station and the light rail stop. This plaza
would be both ceremonial and functional in nature, and would
physically connect the two transit stops with a large green space.
It would be designed to be programmed for a variety of outdoor
uses, as well as accommodate outdoor dining from adjacent
restaurants. In addition, it would facilitate interaction between the
two modes of mil transit. As noted below parking could be located
under the plaza.
CC — 7: Transit Oriented Development (TOD)— Transit oriented
development will Flank both sides of the Station Plaza and be
within easy walking distance of the train station and light rail
stop. These mixed -use buildings will have limited amount of
retail (restaurants, cafes, neighborhood service, etc.) on their
ground floor, and cater to both transit riders and neighborhood
residents. The upper levels of these buildings may contain offices
or residential units. A 3 -bay parking garage will be located under
the plaza, taking advantage of the 20'change in grade. Parking
will be used by transit riders, residents, and shoppers. Additional
apartments and condos, which take advantage of the transit rich
environment, are shown on adjacent blocks surrounding the plaza.
68 downtown and rivemont crossings plan
CC2 Before and After Renderings Showing the Ralston Creek Meadowand Adjacent Development
CC -8: Cottage Preservation — Threehistoricbrickcottages
are located on the east side of Dubuque Street between Prentiss
Street and the Iowa Interstate Railroad line. Because they are
unique 19th century buildings, preservation of these structures
should be a goal In order to encourage their preservation,
it is recommended that a density bonus be granted for their
preservation and renovation The bonus would grant additional
height allowances for the future building, located at the southeast
corner of Prentiss Street and Dubuque Street, as incentive to
preserve the historic cottages. Parking for this building would be
provided off of the alley to the east of the cottages. The cottages
could be used for residential or commercial purposes. The green
space in the back yards would be a nice amenity for public or
private uses. The City would also consider allowing additional
residences to be constructed in the rear yard of the existing
cottages.
CC -9: Tate Arms— Similar to the three brick cottages above, the
Tate Arms building at 914 S. Dubuque Street is historic and in need
of preservation. The Tate family, one of the few African - American
families living in Iowa City in the 1930s, opened their home as a
boardinghouse for African American male students, who were
not allowed to live in the dormitories at that time. To provide for
its preservation, the City would allow a density bonus for anew
building to be located directly to the north. In addition, a parking
waiver would be granted due to Tate Arms small lot size and the
likelihood that non - residential use would need to utilize the
building.
IPA
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•
CC 9, Ia[e Arms
CGS Sabin School
CC6 and B Station Plaza and Iransit Oriented Development
CC 8: Cottage Preservation
59
central crossings yield analysis
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CENTRAL CROSSINGS DISTRICT
Building ID
BuIINK
Come
Bul ng
from mint
Stares
Square Comm.
Damage SF
OHke M..
SF SF
Rand Here
SF SF
Mx Suitt Resklen[UI
SF Units Units
Heel Parking
Res ms Demand
Parking
Provided
Prepare
Vk !al
An Gar
Nales
cc 1
Parking Garage
-
2
- -
- -
- -
- - -
- -
200
-
-
200
120 /fl, serves CC 2
CC -2
Mixed Use
]8$00
5
70,075 -
- 7,855
66620 -
- - 40
- 95
0
-
-
-
CC3
Residential
8,070
0
32,280 -
- -
32,280 -
- - 20
- 30
26
-
26
-
CC4
Residential
8,220
0
32,880 -
- -
32,880 -
- - 20
- 30
26
-
26
-
cG5
Residential
8,650
0
30,600 -
- -
30,600 -
- - 20
- 36
0
-
-
-
cc R
Residential
8,640
0
30,560 -
- -
30,560 -
- - 20
- 36
0
-
-
-
CC 7
Mixed Use
4,790
4
]9,160 -
- 4,790
14,370 -
- - 9
- 31
0
-
-
-
cc D
Mixed Use
101
5
53,200 -
- 101
42,560 -
- - 28
- 81
0
-
-
-
cc 9
Mixed Use
10,120
5
49,855 -
- 3,375
401 -
- - 28
- 54
43
15
28
-
parking on partial ground level
cc 10
Parking Garage
-
2
- -
- -
- -
- - -
- -
232
-
-
232
116 /level, serves CC 5,6,7,8and Meg
cc 11
SF Detach
1,110
AS
2,775 -
- -
2,775 -
- - 1
- 2
2
2
-
CC 12
SF Detach
1,110
AS
2,775 -
- -
2,775 -
- - 1
- 2
2
2
-
-
CC 13
Mixed Use
3,050
2
5,065 -
- 2,015
3,050 -
- - 2
- 10
5
-
5
-
CC 14
Residential
5,650
3
11,300 -
- -
11,300 -
- - 8
- 12
15
15
-
-
parking on ground level
cc is
Mixed Use
8,020
3
19,580 -
- 3,540
16,040 -
- - 10
- 28
21
9
12
-
parking on partial ground level
cc is
Residential
8,275
4
25,430 -
- -
25,430 -
- - 20
- 30
26
-
26
-
CC 17
Mixed Use
2700
4
10,800 -
- 2700
8 ,100
6
- 19
19
-
19
-
cG18
Residential
6,500
8
35,900 -
- -
35,900 -
- - 22
- 33
41
-
-
41
cc 19
Residential
9,090
4
27,885 -
- -
27,885 -
- - 18
- 27
25
25
-
-
parking on ground level
CC 20
Mixed Use
2,790
6
13,950 -
- 2,790
11,160 -
- - 8
- 23
28
7
21
-
Height bon,,for n ngthe, :t g,, plggrou nd lrvel
CC 21
Mixed Use
1,065
6
5,325 -
- 1,065
4,260 -
- - 4
- 10
14
4
10
-
PIM under bug (2 deep), other spaces dmn the alley
CC 22
Residential
2625
3
6,075 -
- -
6,075 -
- - 4
- 6
8
8
-
-
CC 23
Residential
2625
3
6,075 -
- -
6,075 -
- - 4
- 6
8
8
-
-
CC 24
Residential
2625
3
6,075 -
- -
6,075 -
- - 4
- 6
8
8
-
CC 25
Mixed Use
11,520
4
41,015 -
- 11,520
29,495 -
- - 20
- 72
84
36
48
-
parking on ground level
CC 26
Mixed Use
5,675
3
17,025 -
- 5,675
11,350 -
- - 8
- 33
29
29
-
-
Height bonus for saving Tate Arms
CC 27
To- manses
3,600
3
8,640 -
- -
8,640 -
- - 3
- 6
6
6
-
-
CC 28
Townhomes
3,600
3
8,640 -
- -
8,640 -
- - 3
- 6
6
6
-
-
CC 29
Townhomes
4,400
3
10,560 -
- -
10,560 -
- - 4
- 8
8
8
-
CC 30
Residential
4,200
3
9,720 -
- -
9,720 -
- - 6
- 9
12
12
-
-
CC11
Residential
4,200
3
9,720 -
- -
9,720 -
- - 6
- 9
12
12
-
-
CC32
Residential
12,050
4
36 ,150 -
- -
36 ,150 -
- - 24
- 36
61
37
24
-
parking on ground level
CC33
Residential
8,300
4
24,900 -
- -
24,900 -
- - in
- 27
39
22
17
-
parking on ground level
c C34
Residential
10,025
4
40,100 -
- -
40,100 -
- - 28
- 42
0
-
-
-
CC35
Residential
10,345
4
41,380 -
- -
41,380 -
- - 28
- 42
0
-
-
-
CC36
Parking Garage
-
2
- -
- -
- -
- - -
- -
250
-
-
250
125 /floor serves CC34,35,37,38and future transit
c C37
Residential
10,025
4
40,100 -
- -
40,100 -
- - 28
- 42
0
-
-
-
CCdB
Residential
10345
4
41380 -
- -
41380 -
- - 28
- 42
0
-
-
-
CENTRAL CROSSINGS DISTRICT TOTALS myD B 0 55,98. m,B. 0 B B s1B B 981 L.
71
72 downtown and riverfront crossings plan
gilbert district
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1
i - I
I - Downtown j
I I
wnunl
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iffmr"
1 � j South Downtown ����
� 4
District 7/
1 II CentralF Cross, . 5 1!i -1
111 11
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West \I\ Park District
Piverfranl
1
t1
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I 1 I
73
74
gilbert district
The northern portion oft he Gilbert District (north of the railroad)
contains a number of recently constructed mixed use and high
density apartment buildings. It is unlikely to experience significant
redevelopment. The souther portion of the Gilbert District is
comprised primarily of lower scale and intensity residential and
commercial uses. Its defining feature is the Gilbert Street corridor,
and to a lesser extent Ralston Creek. For the most part, this district
is built out, especially the northern portion of it. As a result, the
district will experience gradual i nfiI I development, as opposed
to major transformation. The plan seeks to build on the district's
informal and eclectic character. Commercial redevelopment
will be more urban in nature, and residential infill development
will consist of a variety of typo) ogles, including apartments,
townhouses, live work units, and small cottages. The intent of the
district is to attract artists and creative types by offering a variety
of affordable and Flexible live, work, and sell spaces.
Gilbert District Summary
Master Plan Objectives:
> Manage lnfill
> Restore and Enhance Conditions along Ralston Creek
> Improve pedestrian and bicycle connectivity
> Maintain informal, eclectic character of neighborhood
> Promote artistic and creative class uses
> Retrofit suburban development form
Development Character
> Character shaped by recent development
> District largely built out, no major transformation north of the
railroad
> Maintain smaller scale and lower intensity of use south of the
railroad
> Live work emphasis
> Promote varietyand diversity of form and materials
> Creative and adaptive use of existing structures
Development Program:
> New residential options, including small cottage homes, live-
work units, townhouses, and apartments
> Limited convenience retail, transition to urban typology
> Arts oriented affordable housing, studio, and /or gallery space
lowntown and rivemont crossings plan
B RLINGION iI. � xx y
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IRIGIN ST
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GD -1: Commercial Redevelopment—The Gi Ibert Street
corridor is characterized by its conventional development pattern,
with buildings. As sites along Gilbert Street are redeveloped,
they will be required to be more urban in nature, with buildings
fronting the street and parking located to the side or rear of the
building. Over time, this development pattern will allow the
district to transition into a more walkable, pedestrian- oriented
neighborhood.
GD -2: Gilbert Street — Sharrows(shared bicycle and vehicle
lanes) will be extended north on Gilbert Street to Downtown Iowa
City. These will provide more experienced riders with a north
— south route connecting the Highway 6 corridor to Downtown
and campus. For those less experienced riders, the Ralston Creek
trail, Clinton Street Promenade, or the Maiden Mews will provide
alternative routes for commuting north and south through the
study area.
G — 3: Maiden Lane Mews -A series of green mews (small
central green spaces) are envisioned along the east side of
Maiden Lane, between Kirkwood Avenue and Lafayette Street.
Townhouses and live -work units will front onto these mews,
helping to activate the space and encourage interaction among
the residents and artists. The mews will act as a canvas upon
which the artists can display their art for the public. Inexpensive
pre - engineered metal buildings (with enhanced fronts) will
terminate the mews and provide affordable collaborative studio
and gallery space for the resident artists. The mews are designed
to be a defining feature of this creative neighborhood.
G D — 4: Gilbert Court Redevelopment —The east side of Gilbert
Court between Kirkwood Avenue and the Iowa Interstate Rail
line is suitable for redevelopment. In keeping with the proposed
lower scale and intensity character of the district, a number of
small cottage homes and a small apartment building could be
contextually built around three historic houses that are located at
the intersection of Gilbert Court and Benton Street.
a; IF
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GD 3: Malden Lane Mews
G04: Gilbert Court Redevelopment
75
GD- 3:Maiden Lane Mews at the Artist's (Workhouse) Court
Plan
76 downtown and riverfront crossings plan
Pro
Large workshop built from
inexpensive materials for
artists
Parking for visitors and customers
located around the workshop
Entrance for retail area for sale of
items
Tuck under to mhomes use a
small footprint and house each artist
using the workshop
Display garden showcasing
sculptures and crafts
gilbert yield analysis
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77
GILBERT OISERIIET
Builain,lit
BuiMi,
ryga
Buildi,
Fno[prin[
Stang
Square
Foot ;e
foram.
SF
Mice Mxetl
SF SF
Reid
SF
Ho[el Mtt Suite Rgidan[al
SF SF all lints
Botal garl Vahing
Raurm cemaM VrovNetl
Cnvote
Gkg Wt
Pkq Gar Notes
60 -1
Mixed Use
".R
2
11,660
-
- 5,.R
5,.R
- - - 0
- 27
Is
-
Is
-
6p -2
Mixed Use
7,700
3
16,055
-
- 575
15,080
- - - 10
- 17
20
20
-
- parking on ground level
60 -3
r -monies
sli
3
9,610
-
- -
9,610
- - - 5
- 10
10
10
-
-
60 -0
TownM1Omes
3,600
3
7,200
-
- -
7,200
- - - 0
- x
x
x
-
-
60 -5
TownM1Omes
3,600
3
7,200
-
- -
7,200
- - - 0
- x
x
x
-
-
60 -6
TownM1Omes
3,600
3
7,200
-
- -
7,200
- - - 0
- x
x
x
-
-
Gw
Commercial
0,1FR
1
sli
sli
- -
-
- - - -
- 16
12
-
12
-
Go -B
Townnomes
3,7.
sF5
9,050
-
- -
9,050
- - - 3
- 6
6
6
-
-
Go -9
Townnomes
3,7W
sL5
9,050
-
- -
9,050
- - - 3
- 6
6
6
-
-
Go -10
Townnomes
3,7W
sL5
9,050
-
- -
9,050
- - - 3
- 6
6
6
-
-
Go -11
Townnomes
3,7W
sL5
9,050
-
- -
9,050
- - - 3
- 6
6
6
-
-
Go a2
Townnomes
3,6FR
3
7,mo
-
- -
7,mo
- - - o
- B
B
B
-
-
GD 13
Townhomes
3,6FR
3
7,2DO
-
- -
7,mo
- - - o
- B
B
B
-
-
GD10
11 Detach
1,110
sL5
2,n5
-
- -
2,n5
- - - 1
- 2
2
2
-
-
GD15
IF Detach
1,110
sL5
2,n5
-
- -
2,n5
- - - 1
- 2
2
2
-
-
GD16
IF Detach
1,110
sL5
2,n5
-
- -
2,n5
- - - 1
- 2
2
2
-
-
GD17
IF Detach
1,110
sL5
2,n5
-
- -
2,n5
- - - 1
- 2
2
2
-
-
Go-mm
IF Detach
1,110
sL5
2,n5
-
- -
2,n5
- - - 1
- 2
2
2
-
-
GD19
Residential
11,1FR
0
33 }00
-
- -
.3sh
- - - 21
- 32
R
-
-
- parking on ground level
GD an
Commercial
sli
2
9,1FR
9,100
- -
-
- - - -
- 36
1B
-
1B
-
Go -21
Resa mlal
z53o
0
2z590
-
- -
2z59)
- - - 15
- 23
35
19
16
- oarume on around level
GILBERT OISrRILT TOTALS 19489 13 10 o yids laggi o 0 o M o zBS ns I w n o
78 downtown and riverront crossings plar
west riverfront district
Dewntewn 1
I
I
I I
1 Ij 1
jij South Downtown
— I /
VniYersiry Ir I
❑isirict 11
1\ `I`I Central Crossings II I
11 ±J! I
II j� Gi €6eri Ij
District
Park District
1�1 I
South
Gilbert j
t
1 ! I
^/ 1
80
west riverfront district
The West Riverfront District is a high traffic, auto - oriented corridor
situated on the west side of the Iowa River. South Riverside
Drive bisects the district and connects U.S. Highway 6 with the
University of Iowa campus. It is lined by commercial uses set
back behind surface parking lots. Pedestrians are typically an
afterthought. Unlike the rest of the study area, this district plays by
different rules in terms of achieving an urban, pedestrian friendly
environment.
As redevelopment of the district occurs, new development
should capitalize on the Iowa River and its close proximity to the
campus. In addition, it should take advantage of the access and
visibility provided by Highway 6. It is envisioned that overtime,
the commercial development on the west side of South Riverside
Drive will take on a more pedestrian - friendly framework, or it will
transition to urban apartments and mixed -use development. In
the development of gas stations and drive thru businesses, the
building should be anchored at the corner, with vehicular access
and amenities moved to the back to create a pedestrian oriented
street frontage (See Appendix A). Redevelopment on the east side
of the district will take advantage of river views, and will consist
of either pedestrian - friendly commercial uses or niche residential,
including higher end townhouses or mid -rise condo towers.
West Riverfront District Summary
Master Plan Objectives:
) Capitalize on Highway6 access and visibility
Improve pedestrian and bicycle circulation
) Capitalize on the Iowa River
) Extend the riverboat trail
) Capture the football crowd
Development Character
) Temper auto orientation
) Open views and access to river
) Enhance the streetscape and overall aesthetics
Development Program:
) Multiple housing typologies, including condo towers,
apartments and townhouses
) Destination river view restaurants
) Commercial, possible small to midsize box
) Hospitality
downtown and rivemont crossings plan
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WR -I Riverfront Enhancements — In order to help encourage
development within the district, a program to enhance the west
bank of the Iowa River should be undertaken. This would include
utilitarian elements, such as stabilizing the riverbank to prevent
further erosion, functional elements, such as extending the
riverfront trail to the north and south, and aesthetic elements,
such as providing additional landscaping. Included in this would
be interpretative stations along the river to provide educational
opportunities relating to the river and its plant and wildlife,
including the many Bald Eagles that frequent this stretch.
WR -2: Riverside Drive Enhancements— Riverside Drive is very
auto - oriented, with few pedestrian amenities and unappealing
aesthetics. As the district transitions into a more urban setting,
the right- of-way will need to be redesigned in order to provide
enhanced aesthetics and a more walkable environment for
pedestrians.
Enhancements to the pedestrian environment should include the
following:
> Reduce the number of curb cuts along the street
> Provide a wider sidewalk that is setback from the curb
minimum of six feet and preferably more
> Provide enhanced pedestrian crossings across Riverside Drive
and its cross streets
> Provide a safe pedestrian connection on the west side of
Riverside Drive under the Iowa Interstate Railroad bridge.
Aesthetic enhancements should include the following:
> Gateway signage and landscaping at the intersection of U.S.
Highway 6
> Buried utilities
> Streetscape enhancements, including street trees and other
forms of landscaping
WR -3: Westside Redevelopment— Located along the west side
of Riverside Drive and north of Benton Street, the car dealership
site provides a large and strategic site for redevelopment. As
shown in the plan, the northwest corner of the intersection is
reserved for an attached green, which would double the amount of
available frontage for neighborhood retail or restaurant uses. This
landscaped green could provide outdoor seating for restaurants
or cafes, and is the "identity "of the site. The remaining buildings
on the site would be pedestrian oriented, with street frontage
and parking in the rear. Theyare designed to accommodate retail
uses on their first floors, and apartments on the upper Floors. This,
as well as the area north of the railroad, could be an appropriate
location for dormitory style housing as discussed earlier. There is
the possibility for a higher room count if housing developed with
a private dorm, provided there is an agreement with the University
to provide car storage offsite.
WR -4: Riverside Commercial Redevelopment— The commercial
property on the west side of Riverside Drive and south of Benton
Street will take on a more pedestrian friendlyformat. In order for
this to occur, a slip lane will need to be constructed. This lane will
provide access to the retail uses, as well as "on- street "parking.
In addition, it will be the organizing feature of the site, and help
provide a common "build -to" line for new development to address.
New commercial buildings will be adorned with enhanced facades
and improved landscaping, and overflow parking will be provided
to the rear of the buildings.
WR -5: Sturgis Corner Redevelopment— The commercial uses on
the Sturgis Corner site were developed in a conventional manner,
with multiple architectural styles, buildings set back behind large
surface parking lots, and limited pedestrian amenities. As this
area begins to redevelop, development guidelines will establish a
new development framework, one that is much more pedestrian
friendly. New commercial buildings will front onto Sturgis
Corner Drive, sidewalks will connect buildings, and parking will
be provided on- street and to the rear of buildings. In addition,
a new building site has been proposed for a new condo tower
overlooking the river and future regional park.
WR 3. Westside Redevelopment
WR 4. Riverside Commercial Development
WR 5. Sturgis Corner Redevelopment
81
WR -6: Riverview — Anew neighborhood is designated for
the north side of Benton Street. This neighborhood, which will
overlook the Iowa River and river rant trail, will contain anew
mid -rise condo tower and townhouses that front onto greens
that provide access and view corridors to the river. All buildings
will be designed with parking on the ground Floor in order to
raise habitable space above the flood plain. This design also
allows residents to get a more commanding view of the river. A
restaurant or retail site is located at the intersection of Benton
Street and Riverside Drive. This restaurant would have trail access
and is designed with a large patio with views of the river.
82 downtown and riverfront crossings plan
WR 6 Before and After Renderings Showing the New RivewiewNelghborhood Developmentln the WestRlverrrontDlstact
west riverfront yield analysis
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AY 6
83
84
WEST RIVERFRONT OISTRIICT
Buildinglis
Building
Type
Btimirg
Faa[pnst
sari¢
Square
Foil
foram. Mi[e
SF SF
Mil
SF
Reaid
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acted
SF
Mi. Sit. Rai,... l
SF Unih Units
Bo[el parking Vahing
Ra- cemaM Provided!
4nvote
Ag tot
Ag Gor Notes
WR1
Commercial
3,900
1
3,900
3,900 -
-
-
-
- - -
- 16
18
-
18
-
WR 2
Commercial
1,000
1
5,000
5,000 -
-
-
-
- - -
- 20
26
-
26
-
WR3
Commercial
16,805
1
16,805
16,805 -
-
-
-
- - -
- 67
os
-
45
-
WR4
Commercial
23 ,365
1
23 }65
23365 -
-
-
-
- - -
- 93
68
-
68
-
WFS
Commercial
10350
1
10350
10350 -
-
-
-
- - -
- 41
42
-
42
-
WR 6
Commercial
1,RR
1
1,400
1,400 -
-
-
-
- - -
- 6
5
-
5
-
WR -7
Commercial
1,RR
1
1,400
1,400 -
-
-
-
- - -
- 6
5
-
5
-
WRA
Commercial
1,RR
1
1,400
1,400 -
-
-
-
- - -
- 6
5
-
5
-
WR 9
Commercial
1,400
1
1,400
1,400 -
-
-
-
- - -
- 6
5
-
5
-
WR -10
Commercial
4,2Ru
z
8,400
8,400 -
-
-
-
- - 3
- 38
26
-
26
-
WR -11
Mixed Use
2111
z
6,110
- -
2111
2111
-
- - z
- 1z
10
-
10
-
WR -1z
Mixed Use
11,711
4
41,070
- -
11,711
33,761
-
- - z1
- 73
41
-
41
-
M .
Mixed Use
]$831
4
11340
- -
13,831
41,101
-
- - n
- 91
16
-
16
-
WR -14
Residential
11,640
4
46,560
- -
-
46,560
-
- - 32
- 48
61
-
61
-
WR -1s
Residential
11,710
4
41,000
- -
-
411
-
- - z8
- 4z
53
-
53
-
WR -16
TownM1Omes
2881
3
6,675
- -
-
6,671
-
- - 3
- 6
8
6
2
-
WR -17
Townhomes
1330
3
12,460
- -
-
12460
-
- - s
- 10
u
10
3
-
WR -18
Townhomes
4,080
3
9,660
- -
-
9,160
-
- - 4
- 8
1z
8
4
-
WR -19
Townhomes
6,080
3
14,070
- -
-
141
-
- - 6
- 1z
14
1z
2
-
WR -z0
Townhomes
6,080
3
14,070
- -
-
141
-
- - 6
- 1z
u
1z
1
-
WR -21
Resl tle nil al
20315
8
68875
- -
-
68875
-
- - 40
- 63
40
30
10
- parking on ground level
WR -22
Commercial
5,185
1
5,185
5,185 -
-
-
-
- - -
- 21
14
-
14
-
WR -23
Mixed Use
10355
5
451
- -
3,665
41,42)
-
- - 2H
- 55
34
17
17
-
WR- 24
Commercial
8835
1
8,835
8835 -
-
-
-
- - -
- 35
-
WR- 25
Commercial
7,195
1
7,195
7,195 -
-
-
-
- - -
- 29
36
-
36
-
WR- 26
Commercial
6,575
1
6,575
6,575 -
-
-
-
- - -
- 26
-
WR- 27
Commercial
1,000
1
1,000
5,000 -
-
-
-
- - -
- 20
-
WR -28
Resl tle nil al
141
7
68940
- -
-
68940
-
- - 38
- 57
57
37
20
- parking onground level
WR -z9
Hotel
13.620
4
54an
- -
-
-
54A80
- - -
108 108
90
-
90
-
WEST RIVERFRONT OISTRIICT TOTALS 597 ,a55 106,210 a 31310 4051 Shea a a x8 lag 1,026 me 182 758
downtown and riverfront crossings plar
university district
II Central Crossings
I
Gi €bert
r'! District
West \ ♦ Park District 11
IL1
(l ! I
Suuth
11 tt\ i Gilbert
. ,
� Dewntewn I _ 1
•------------ - - - - -u
jSouth Downtown 11 1
I
rfII
II Central Crossings
I
Gi €bert
r'! District
West \ ♦ Park District 11
IL1
(l ! I
Suuth
11 tt\ i Gilbert
86
university district
The University District is located south of Burlington Street
"
between Capitol Street and the Iowa River. The district contains
�
the University Power Plant, the new Student Recreation Center, a
- -
number of back office and University facility-related buildings, and
several parking lots. Because the property in the district is owned
— "° - -
by the University, it is anticipated that new buildings in the district
D
will be institutional in nature. The on -going collaboration between
2
the City and the University should continue, with a continued goal
J
• °
of enhancing the public realm (i.e. landscaping and streetscape),
o I
continuing the promotion of high quality design, (such as the
(
Student Recreation Center), and ensuring that the design of blocks
within the district are in character with the adjacent districts.
1
: ° • °
° e c e . .
The planned Burlington Street Dam modification project is an
_
• ° Ju - _ �. — — —
,
• . _ ° °
opportunity to improve riverfront access and recreation in this
area. The University District may bean appropriate location
•�
°•O 3 z
•°
��°
• `
for dormitory style housing developed by the Universityorin'e
I o
cooperation with a private developer on University owned land.
•°
Seniorhousing marketed toalumni would also beappropriate in
this district.
University District Summary
o
£ \� • y
_
,
°
Master Plan Objectives:
°"
) Continue collaboration with the University
r _° • •
+►
° ' ' °
Partnerto extend the riverfront trail
) Explore TOD potential north of Burlington Street
-
I
) Implement plans to mitigate the Burlington Street Dam
1
e
Development Character
8
r
) Continue to promote high quality design
\
e
) Enhance the public realm
`"� `
- \
I
', °•
Development Program:
L' —
^��I
-
) Institutional uses (University driven)
e'T�; �,.a•
1,
'�
) University related housing
°
° \ •,
yy e ,. �
. t
� ,p
•y
J
.. 1- 1 • °'L Syr
B
downtown and rivemont crossings plan
UD-1: Rivertront Trail —The City and University should partner
to extend the riverfront trail to the north. This long -term project
would provide a key link in the regional trail system, and would
help connect the University with the new regional park. Because
of the presence of the power plant and CRANDIC rail line, trail
extension in this area will be very difficult. Options include
squeezing it in on available land on the riverbank, shifting it
further "inland"or placing it on a Floating boardwalk.
UD — 2: Light Rail Stop —The future light rail line will run down
the west side of the University District. It is projected that there
will be a future stop adjacent to Burlington Street. This stop will
serve both the University and Downtown Iowa City. Because of the
importance of this stop, the City and the University should partner
in determining the best location for this stop.
UD - 3: Iowa Citywas recentlyawarded funding from the
Environmental Protection Agency Urban Waters Program, to
conduct a feasibility study and preliminary design of dam
modification and stream bank improvements downstream from
the Burlington Street Dam. The project entails maintaining the
existing 9 -foot dam and placing fill below the dam. This approach
will maintain the upstream pool that is used bythe University. The
riverfront park, which may include a whitewater component, will
be a major recreational draw for citizens of the community and
visitors alike, and provide additional opportunities for outdoor
classes at the University of Iowa.
The objectives of this project include 1) modifying the Burlington
Street Dam to enhance water quality, improve fish habitat, Flood
mitigation, public safety, and public access to the Iowa River, 2)
coordinating the dam modification project with other community
plans to build a resilient riverfront park system that will store,
absorb and afilter polluted urban run -offand Floodwaters, and 3)
developing educational components to enhance understanding of
the environmental benefits ofthis initiative.
UD -1: Rivertront bail in Atlanta, Georgia
00 -2, Light Rail Stop in Plano, lexas
UD -1: Rivertront bail in Omaha, Nebraska
A senior housing development Merrill Gardens is located in Seattle
near the Universityof Washington campus the community consists
of 123 independent retirementand assisted living apartments with a
combination ofstudios, one bedroom and two bedroom apartments
87
88
university yield analysis
Iowntown and rive rfront crossings plar
C.
a
as
° ° o
a° • °a
BURLINGTON IT
��
"
°
��
nne
a
° ee•
a°
.. "e
e•.
°
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e e e e
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0
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ex
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.
U
e
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q ♦
it
q
negi
ll
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Y
o
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e e
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\
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:.W IT
e.�
Lie, -rr-�
.° •...
-_� ef' ° ; \\ \°• \•\ �•J q o ° LAr AYETTE IT n °
Note -All future buildings in the University District are anticipated to be institutional in nature, and will occur on an as- needed bases. Asa result, no newbuildings are shown and the yield
analysis does not apply.
UNIVERSITY DISTRICT
Building Building Square Comm. Office Mixed Resid Hotel Misc Suite Residential Hotel Parking Parking
UNIVERSITY DISTRICT TOTALS
89
90 downtown and riverfront crossings plan
park district
Dewntewn 1
I
I '
I
I
1�
1 South Downtown
i l
\ I
t li
\ VniverSllY
iDistrict - - ^ — ^—
I I /
\I II
It Central oossings
i €pert
r= ,l D� ... - 1 ! District
m !
-: II
West \ \I � Park Dist i<t It
AEvertront 1 i ti 31 /� G=
\ =•n��•�F 1 Seeth
1 a l',�i / � 1 Gilhert j
92
park district
The Park District is located south of the Iowa Interstate Railroad
on the east bank of the Iowa River. The district contains the City's
wastewater treatment plant, and is predominantly industrial in
nature. This will change when anew regional park replaces the
treatment plant. This regional park will contain active and passive
use areas, and will be designed to accommodate large crowds
for programmed events. The amenity value of the park will be
a catalyst for redevelopment oft he adjacent Park Blocks. These
blocks will develop with mixed -use buildings and structured
parking. Uses in these buildings will consist of a small amount of
street level retail, new housing options, and office space.
Park District Summary
Master Plan Objectives:
> Complete park design and construction
> Leverage amenityvalue of park
> Promote new housing options
> TOD adjacent to depot and light rail stop
> Improved circulation and enhanced mobility
> Flood mitigation and stormwater quality improvements
Development Character
> Enhanced public realm (park and streetscapes)
> Greatest height and intensity along park edge
Development Program:
> Multiple housing typologies, including condo towers,
apartments, and townhouses
> Office
> Retail
lowntown and rivelfront crossings plat
' f o
r- - - - - -- rAtA.ErrESr
�S °E E °�•l" r � • • . I i .
Ns
• o : a I °e
�. �. °..°
r• a
• °.S
AIR rwogri'L'S€a �
III .•gY •: :.°.a E•s..« iIF ° : a
4 • ° .. a .. �..
EY:°Yt BttS:I
N �
a.0 .k
u.� °e I h'• 1
per.''• ; •z i ....% 1
PD -1: Block 2 Redevelopment- The mixed use redevelopment
on this block includes residential, civic, mixed use, and a parking
structure. The residential tower at the corner of Benton and
Capitol Streets will "hold "the corner with a larger residential
building fronting onto Capitol Street. The Ambulance Center
should also be designed to "hold" the corner at Benton and Clinton
Streets. The apparatus bays should beset back from Clinton
Street. The parking garage will be three levels in height, lined by
buildings along Capitol and Clinton Streets. An access drive to the
garage will be located long Benton Street.
PD -2: Block 3 Redevelopment- Large residential build ingswilI
front onto the Capitol /Kirkwood connector street with two towers
rising from the base. These buildings would act as a gateway to
the area and provide extensive views of the river corridor and park.
Smaller residential buildings will front onto Clinton and Benton
Streets. A three level parking garage will be located mid -block and
provide parking for the entire development block. Access drives
will be sited along Clinton Street and Benton Street to create a
continuous street wall on the Capitol Street /Kirkwood Avenue
connector street.
PD -3: Regional Park— As discussed previously, the riverfront
park will contain both active and passive green space that
responds to the community and environment. The riverfront park,
as well as Ralston Creek provide an opportunity for the City to
address water quality and quantity issues at a regional scale, as
well as flood control during larger storm events. The area becomes
a focal point and catalyst for redevelopment in the park district,
creating an amenity for neighborhood residents and a destination
for the community and visitors.
PD -1 Block Redevelopment Massing
RD Block 3 Redevelopment Massing
PD -3: Rendering showing riverfront park
H +
Rendering showing proposed developmentand
along the Iowa River.
93
park district yield analysis
94 downtown and riverfront crossings plar
'
:
LA E A YET
TESi_• i
;
• I
• • 9
�'a
1
00
Is
t �.:.
'' d I
... •z
•
M
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BEyTON 9 St
'•y99iY• '. iI
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e , 1
iii'
•
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_ e
j
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e
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V
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o
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sis
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ae
1 • °.7§
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g;•
.'. ! lSS�iE!!S�
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94 downtown and riverfront crossings plar
PARK DISTRICT
95
BuilBim
BuilBi,
Square
Olamm.
Office
Mxetl
Reid
Ho[el
Mtt Su[e Rgitlen[al
Noted parking
Vahing
BuildinglO
Type
Footprint
Stories
Foote
SF
SF
SF
SF
SF
SF Unite UN.
Roorm cemand Vrovitletl
Grote
AS, Lot Pkg GOr
Notes
PD
Mixed Use
33, E35
10
207,990
-
-
8600
199 }90
-
- - 131
- 228
25
25
- -
parking on partial ground floor
PO -2
Mixed Use
19,685
10
156,270
-
-
10,290
105,980
-
- - 91
- 170
0
-
- -
PD3
Residential
9,735
0
31
-
-
-
3B940
-
- - 20
- 36
0
-
- -
PDI
Parking Garage
-
3
-
-
-
-
-
-
- - -
- -
600
-
- 600
Serves PD 2},10 200 /a
P0.5
Mixed Use
10 }70
10
103,700
-
-
10 }70
93330
-
- - E3
- 132
0
-
- -
PO -6
Residential
16,260
6
FRGRR
-
-
-
89,380
-
- - So
- 90
0
-
- -
PD7
CNIC
9,005
3
2H,215
-
2$215
-
-
-
- - -
- 94
7
-
7 -
Johnson Countyscmbulance
PD R
Residential
0,080
0
161
-
-
-
161
-
- - 12
- 18
0
-
- -
PD9
Parking Garage
-
3
-
-
-
-
-
-
- - -
- -
.1
-
- 285
95/11
PD 10
Residential
8,160
0
32,640
-
-
-
32,640
32,600
- - 20
- 36
0
-
-
PD 11
rJ
Ro
1
72o
Ro
0
o
Future Light Rail Stop
PARKDISTRIRTMALS ,
a76v5
a
29,215
NF?60
9151
32,949
no -
0 999
917
ss
95
south gilbert district
96 downtown and riverfront crossings plar
I -
Downtown 1 I
I
E
I -
1 11
11 1
South Downtown 11 1
L %
° tt
Uni•er.ity
District
central6ossings
E 1 1
II
11 \
Gilbert j
� Zc- 1�___- 1'1..- ._. -� -1; District
1 1
11 11
1
\
1 West
Park District
Ij 1 j :
j Riverfront ! j
II ![— IP1
L-1 -- •I
I t 1
1
r r ---
\
11
i i - - --
1
14
t
/2 L " South = 1
It
�Gil6enl j
96 downtown and riverfront crossings plar
south gilbert district
The South Gilbert District is located between Benton Street and
U.S. Highway 6 on the east side of Ralston Creek. The district
contains an eclectic mix of industrial and commercial uses. Similar
to the Park District, this district will utilize the future regional park
as a development catalyst. In addition, it will also benefit from
the future light rail stop that will be located on the east side of
the district. Gilbert Street will redevelop as a "main street"with
mixed use buildings fronting on the street and structured parking
located to the rear. Retail will be located on the first Floors of
these buildings, and residential and office uses will be located
above. Smaller residential courtyards will be located along these
east /west connections and provide green "fingers" into the Gilbert
Street corridor. In addition, upper end condos will overlook
the regional park and Ralston Creek, which will be restored and
enhanced.
South Gilbert District Summary
Master Plan Objectives:
> Capitalize on Highway 6 access and visibility
> Leverage future transit orientation
> Leverage amenity value of the proposed park
> Improve pedestrian and bicycle connectivity
> Restore and enhance conditions along Ralston Creek
Development Character
> Urban frontage conditions
> Building heights complywith FAA regulations
> Emphasize connections to proposed regional park
Development Program:
> Multiple housing typologies, including condo towers,
apartments, and townhouses
> Limited office
> Possible small to mid -sized box
> Convenience retail
S
BE N a o
• • _ . u
N ei . .
e ± e e o
• .
°
DoE
!``�
°'aa•a KIkKW00D
AVE -D
• • .I
a.
♦••�
3�sa aaalsaaaas`
:.
( �� „� _�
�:a,:::e ......•. ;°
Irf
W1
,�•�';
I
....'
`Y= HIGHLAND AVE.
IN
ill
97
98
SG -1: Block 4 Redevelopment -A larger residential building will
front onto Ralston Creek and provide wide views oft he riverfront
park. Smaller town houses should front onto the lst Street
courtyard. Gilbert Street should be defined by lower rise mixed -
use buildings. Architectural treatments can help define prominent
corners along Kirkwood Avenue and Gi Ibert Street. A three level
parking garage is attached to buildings fronting Ralston Creek
and the 1 st Street residential courtyard, accessed by an alley that
connects 1 st Street with Kirkwood Avenue. This alley will also
provide surface parking spaces for visitors.
SG — 2: Block 5 Redevelopment - Low -rise mixed -use buildings
should define Gilbert Street, 1st Street, and Kirkwood Avenue.
Enhanced architectural treatment should occur at the corners of
Gilbert Street and 1 st Avenue and Kirkwood Avenue. A surface
parking lot is concealed by buildings from Gilbert Street and
Kirkwood Avenue will provide parking for the block. A potential
light rail stop would provide access to South Gilbert and adjacent
districts.
SG -3: Block 6 Redevelopment- Similarto the blockto the north
a larger residential building will front onto Ralston Creek to give
wide views of the riverfront park, and smaller townhouses should
front onto the northern and southern courtyards. A four level
parking garage located mid -block will provide parking, which
should be hidden on all sides by buildings and accessed by an
alley running north /south.
downtown and riverfront crossings plan
5G -I Block4RedevelopmentMassing
5G -2 Block 5 Redevelopment Massing
• h
577V` 7*1
7�AZA
5G -3 Block 6 Redevelopment Massing
SG - 4: Block 7 Redevelopment -The development of this block
follows the same concepts as the block directly to the north,
utilizing low -rise mixed -use buildings to conceal a surface parking
lot, and utilizing enhanced architectural treatments to define the
corner of Gilbert Street and 1 st Street.
SG -5: Block 8 Redevelopment -Low -rise, mixed -use buildings
should define Gilbert Street, the residential courtyard and Ralston
Creek. Enhanced architectural treatment can help define the
corners of U.S. Highway and the new street off of Gilbert Street.
The U.S. Highway intersection should include an entry feature
into the new district from the south. A large surface parking lot
located mid -block should be concealed from Gilbert Street by
liner buildings and accessed by drives located off of Gilbert Street
and the new east /west street located to the north of the block.
Townhouses fronting onto the courtyard will have tuck under
garage spaces accessed by an alley to the rear of the buildings.
SG - 6: Block 9 Redevelopment -Liner buildings should be used
to establish an active frontage along Gilbert Street. Enhanced
architectural treatment should be provided on the southwest
corner of the small box store. The small box retail store should
be enhanced to give a more pedestrian scale and character that
would correspond with the rest of the development. A surface
parking lot will be located at the corner of Highland Avenue and
Gilbert Street. This parking lot should be well concealed from
Gil bert Street using landscape and architectural treatments.
SG4 Block 7 Redevelopm ioseleg
%
I'
4
io
r t• ��
J • • � �1 P
% c
SG-6, Bic _ _ c- -
100
south gilbert yield analysis
lowntown and riverfront crossings plar
eo. . - aeNeoN er. �..�� •s.. ...y'e
7-1
e
KIkKW 00D AVE- �y� . • l i'�
. «.. ..« a �.`.��• 1 I r=aw.. -. \..
« %Y Y:YY Ett�tt ttY88e�!y tg I �,,
i•e• .Hy ••S• N I
• i
W1
Al ','�' O
�M
tl lRb
t
HIGHLAND AVE -__1
HIGH yAy"
SOUTH GREERT OISERILT
SOUTH GREERT OISERIICTTOTALS gRii asses a 13),138 "'m o eeo 0 310 0 Li" LM 1 v M sv
101
Building
BuilBi,
Square
famm.
Mice Mxetl
Reid Hotel
Willis
Suits Rgitlen[al
Bobal Vahing
Vahing
Buildi,ID
Type
Footprint
Stang
Foote
SF
SF SF
SF SF
SF
Units Units
Rog- Cesreitl
Pra itletl
Grote
4kg Lot
Ag Gor
Notes
5G -1
Residential
10,980
2
21,960
-
- -
21,960 -
-
- 10
- 21
21
-
21
-
5G -2
Residential
11,790
3
35 }70
-
- -
35 }70 -
-
- 20
- 36
36
-
36
-
SGJ
Townbomes
0,200
3
8,000
-
- -
8,000 -
-
- 0
- 8
8
8
-
-
5G-0
Mixed Use
10,A35
2
20,870
-
- 10,A35
10,A35 -
-
- 7
- 09
09
-
09
-
5G -5
Mixed Use
11,500
2
23000
-
- 11,500
11,500 -
-
- 8
- 50
50
-
50
-
SG 6
Mixed/Comm
02900
1
02,900
36,600
- 6 }00
- -
-
- -
- 169
153
-
153
-
Big box retail with liner
5G -7
Mixed Use
11,970
3
28,860
-
- 11,970
16,890 -
-
- 11
- 60
12
-
12
-
5G -8
Townbomes
0,200
3
12,600
-
- -
12600 -
-
- 0
- 8
0
-
-
-
sG 9
Residential
16}30
0
611
-
- -
611 -
-
- oo
- 66
0
-
-
-
sGID
Residential
14, 64s
5
sB FaR
-
- -
sB FaR -
-
- 38
- 57
0
-
-
-
SG 11
Townbomes
2700
3
8,ID0
-
- -
8,ID0 -
-
- 3
- 6
0
-
-
-
SG12
Parking Gaage
-
3
-
-
- -
- -
-
- -
- -
305
-
-
305
115/ti ;s a,a, 5G 7,8,9,10,11,13
5G -L3
Mixed Use
11,970
3
28,860
-
- 11,970
16,890 -
-
- 11
- 60
12
-
12
-
5G -10
Mixed Use
11,850
2
23,700
-
- 11,850
11,850 -
-
- 8
- 55
66
-
66
-
5G -15
Mixed Use
15,965
3
00,570
-
- 15,965
20,605 -
-
- 16
- 82
98
-
98
-
SG 16
Townbomes
2700
3
8,100
-
- -
8,100 -
-
- 3
- 6
0
-
-
-
SG 17
Residential
15,875
5
53,115
-
- -
5U115 -
-
- 01
- 62
0
-
-
-
SG18
Parking Garage
-
3
-
-
- -
- -
-
- -
- -
172
-
-
172
serves SG- 16,17,19,2➢
SG 19
Mixed Use
8,630
3
25,890
-
- 8,630
17,260 -
-
- 12
- 09
6
-
6
-
SG20
Mixed Use
9,995
3
29,985
-
- 9,995
19,990 -
-
- 10
- 57
6
-
6
-
SG -21
Mixed Use
12,050
3
37 }50
-
- 12,050
20,900 -
-
- 16
- 69
60
-
60
-
SG -22
Mixed Use
10,120
3
30 }60
-
- 10,120
20,200 -
-
- 10
- 58
51
-
51
-
SG23
Mixed Use
6,055
2
12910
-
- 6,055
6,055 -
-
- 0
- 30
18
-
18
-
SG20
Commercial
2105
1
2105
2105
- -
- -
-
- -
- 8
0
-
-
-
SG25
Mixed Use
0,830
1
0,830
-
- 0,830
- -
-
- -
- 18
-
SG26
Mixed Use
7,575
3
12,235
-
- 0,660
7,575 -
-
- 10
- 32
25
11
10
-
parking on partial ground level
SG27
Townbomes
3,600
3
10,800
-
- -
10,800 -
-
- 0
- 8
8
8
-
-
SG28
Commercial
3,880
1
3,880
3,880
- -
- -
-
- -
- 16
12
-
12
-
SG29
CNIC
880
1
880
-
- -
- -
880
- -
- -
0
-
-
-
Future light all stop
SOUTH GREERT OISERIICTTOTALS gRii asses a 13),138 "'m o eeo 0 310 0 Li" LM 1 v M sv
101
district -wide yield analysis
Square Comm. nHkw Mixed pesld Hotel Mlsc Sun. Resldemlal Hotel Parklns Parking
LEN IRA L CROSSINGS UISIHIC€
133,350
0
0
551965
777,335
n
o
0
513
0
Sgt
1,196
171
767
763
DOWNTOWN DISTRICT
625,250
0
79,240
97,415
948.595
0
0
0
309
0
1.013
338
58
30
250
GILBERT DISTRICT
194,090
13,200
0
6,905
174,485
0
0
0
92
0
235
199
127
72
0
PARK DISTRICT
674,175
0
28,215
29,260
61S,990
32,640
710
0
405
0
908
917
2s
Y
885
SOUTH DOWNTOWN DISTRICT
1,542,790
8,696
136,815
71,865
1,095,255
0
201,080
271
589
0
2,466
1,522
461
70
991
SOUTH GILBERT DISTRICT
650,970
42,585
0
137,130
470,37S
0
880
0
310
0
1,145
1,234
27
690
SO
WEST RIVERFRONT DISTRICT
597,455
106,210
0
31,310
405,455
54,480
0
0
243
108
1,026
390
132
758
0
UNIVERSITY DISTRICT
uses In Slid UniuersO Olstria will
be determined tay University of Iowa policies and are not Included in this plan
PLAN TOTALS
5,116,060
170,691
244,270
929,370
3,987,530
87,120
204680
171
ZA61
106
7,744
6,396
11101
11889
3,406
MSUMPnoxs
ylEld
parltin9
I1151r
2spacas /unit
apt /condo
1600sF /unit tames)
1.5 spaces /unit
Student Suite Units
383 sf/ bed lgross). 4 beds /unit
3.2 spaces /unit
Hotel
500sf /seem (gwss)
Lspace l mom
OIOce
l space 1300
pk3 gar
30001indkingspace
cpmmercial
4 spaces / 1000 A
3rpcery
l space / 200,f
gas station
Lspace 12110 s€
library
t space 1300 sf
mixed use
3.65 spaces 71000 sf
102 downtown and riverfront crossings plar
development standards
land use
heights
frontages and setbacks
parking and access
special requirements
103
Land Use The land uses within Downtown Iowa City and
Rivertront Crossings range from residential, office, and commercial
to governmental, civic, and university - related. In many cases,
multiple uses occur within the same building, most often with
commercial uses on the ground level and residential uses on
the upper Floors of the buildings. Commercial uses help create a
pedestrian friendly environment, while the residential uses above
provide new opportunities for people to live within walking
distance of jobs, schools, shopping, recreation, and cultural
amenities within downtown and adjacent areas. The variety, size,
and design of residential units should further the goal of creating
a neighborhood with a stable population of long -term residents of
all incomes and ages, ratherthan solely focusing on the market for
university student housing.
Each subdistrict within the plan has a different look and feel as far
as the particular uses that are envisioned within its boundaries.
Within the Downtown District, most of the buildings are designated
as mixed -use buildings to provide the widest variety of potential
uses to be located there. Parking is thought about on a district basis
and not at the level of the individual building. Proposed parking
structures will provide an ample amount of parking to serve the
district, while only being a few blocks away from destinations.
Further south, in the South Downtown District, many of the uses
are compatible with the adjacent sub districts. Supplemental
parking for downtown uses is provided, and University sponsored
off campus student housing is located along Burlington Street for
an easy bike or walk to the campus. In addition, local and county
government uses are supported with the Johnson County Justice
Center. Further to the south, the Central Crossings district contains
a fair amount of residential space, while also providing parking
that will support future transit opportunities related to the future
addition of regional passenger rail and light rail.
The area on the east side of Ralston Creek, within the Gilbert
District, has a more residential character and lower density, with
townhomes and artist studios, as well as single family residential
along Gilbert Court. This contrasts with the higher density uses in
the adjacent South Gilbert district, where the uses are envisioned
to be a little more intense, with Gilbert Street designed as a main
street with frontages and ground floor building spaces that are
attractive to retailers, restaurants, and other desired commercial
uses.
The high traffic volumes at the intersection of U.S. Highway 6 and
Gilbert Street will be important for retail to function properly.
There is the potential that the high volume and visibility of this
intersection may support a small box retail store, which would
provide goods and services to the adjacent neighborhoods. A
considerable amount of residential is also encouraged within this
district in order to maximize the economic potential of the area,
create the threshold of consumer demand necessary to attract
neighborhood- serving businesses, and to realize the desired return
on investment in additional transit service, park amenities, and
street infrastructure.
Examples of Land Useappropnate forstudy area is (from left to right). Cottage Homes in St Charles, Missouri, lownhomes In Southlake, texas, and Apartments in Portland, Oregon
104 downtown and riverfront crossings plan
The Park District is appropriate for mid rise residential towers along
the new Kirkwood Avenue /Capitol Street connection. The height
provided by these towers allows views into the parkas well as the
Iowa River. West ofthe river, in the West Riverfront district, the
uses begin to transition to a higher concentration of commercial
buildings. With a new hotel locating on Sturgis Corner Drive, this
area would be suitable for retail uses and restaurants. Immediately
adjacent to the river, there is the potential to develop residential
towers to take advantage of the river views and of the downtown
skyline on the opposite side of the river.
Main Street Retail fn Southlake, lexas
4 4T u
1 i
- al
�I
i
- It 400' 800' 1600'
105
sM A=101"
land use
�,� -.
Residential
_
�rll� �s �.
Civic
TV
"�"-� no
-� `� - u AB
Mixed Use
Commercial
,�--
M
Government
University
Parking Structures
-
Man
_
Existing Waterways
Study Area Boundaries
_
�
-.0m Oy
1
r
■''
♦ 0 1 t�
4 4T u
1 i
- al
�I
i
- It 400' 800' 1600'
105
106
HelghtS The building heights in the plan are based on the desired
urban form of each district, market analysis of the residential
and commercial demand, FAA airport height restrictions, and the
desire to protect views towards the Old Capitol Building. In the
Downtown district, buildings are compatible with the surrounding
uses, with several locations identified fortaller structures.
There are several height categories that have been identified
within the plan. These indicate minimum and maximum building
heights for proposed buildings in order to create an attractive
urban form. Buildings shown to be in the one -level category are
typically commercial uses, and are mainly concentrated in the West
Rivertront district as well as along Ralston Creek and Gilbert Street.
The 2 -3 level category is intended for areas that are desired to have
a more residential character, and are appropriate for townhomes
and single family detached structures. The Gilbert District, in
particular, is one location where this category applies, as the
buildings decrease in height as they transition into lower density
units in the Oak Grove residential neighborhood south of the
railroad. The 2 -3 level category is also appropriate in the downtown
area, where new pedestal buildings would fit within the context of
the many historic structures that currently exist there.
Many of the proposed buildings within the plan are shown in the
46 level category, which is appropriate along Burlington Street,
and especially concentrated in the Central Crossings and South
Downtown districts. These buildings have a mixture of uses at the
ground level, with apartments or condos on the upper Floors. These
buildings are well situated in the center of the plan and would
reinforce its pedestrian friendly intent.
The South Gilbert district is located within the Flight path and
transition zone of the Iowa City Municipal Airport. These areas are
regulated by the FAA and provide vertical height limits. In response,
building heights will transition from 1 -3 levels on the southern
end to 46 levels on the northern end of the Gilbert Street blocks.
Developers will need to work with the City to ensure that proposed
building heights meet FAA airport height regulations. The Park
District, which is north of the Flight path and transition zone, can
support buildings in the range of 7 -15 levels. These would rise from
lower rise residential pedestal buildings. These residential towers
would take full advantage of the rivertront park and views of the
Iowa River.
lowntown and rivelfront crossings plat
Aff
di
I MID
=
±
y
T
L.3 L= L will IN
L fill
■■J
o �
r 41
i�
I '
i
ri
jP
�A
heights
1 Level
_ 2 -3 Levels
_ 4-6 Levels
- 7 -15 Levels
Existing Waterways
Study Area Boundary
01
0' 400' 800' 1600'
107
108
Frontages and Setbacks Guidelinesfor building setbacks
help to ensure the proper engagement between bull dings and the
public realm. This will help to ensure that the interface between
buildings and the sidewalk is detailed appropriately and has the
proper feeling of enclosure and privacy. There are generally three
setback categories identified: 2 -8; 10 -16; and 1020'. A 50'+
setback is proposed on South Riverside Drive to accomplish a slip
lane with parking.
Block frontages that are in the 2 -8 foot category are meant to be
very urban, and are intended for an active street level. The range
within the category will allow for desired architectural articulation
of building far ades, recessed doorways, outdoor plaza or cafe
spaces, public art features, or other pedestrian amenities. This
category will ensure that ground Boor commercial spaces will
be properly designed to activate the street. Shopfronts should
be designed with a high percentage of glazing and prominent
pedestrian entrances at or near grade. Storefront windows should
be clear glass to allow views into building interiors.
Awnings or canopies are encouraged and should be allowed to
encroach into the public ROW a minimum distance to provide
pedestrians with shade and shelter from inclement weather, to
protect window displays from sun damage, and prevent excessive
glare that may obscure views to or from shop interiors.
Residential units will be designed with a 10 -16 foot setback. This
setback will allow for landscaping and architectural treatments to
help give privacy to the ground Boor unit. Stoop, porch, and terrace
encroachments will be allowed within the setback zone to allow for
an interface with the sidewalk. Lower density residential areas and
one story commercial areas are intended to fall within the 1020
foot setback category.
Along Gilbert Street in the South Gilbert district, all frontages
should be built with shopfront features to encourage commercial
uses on the ground Boor. However, as illustrated on the diagram,
the mid -block locations may also be suitable for live -work units
where 10 -16 foot residential setbackwould allow for additional
landscaping, outdoor seating, and /or other amenities attractive to
both residents and businesses located on the ground level.
lowntown and rivemont crossings plat
■
I�I
�1
SII Ir fir' IEE II 1pp.
❑FILIFT
IF
�...... J L
L
r
An AW
I V �(' � I I I I . L.
—, L
91
building setbacks
50'+ setback
10- 20'Setback
10- 16'Setback
—
—
2- B'Setback
®
Existing Waterways
Study Area Boundaries
rel
fi 400, 800' Was
I
1. In Sesole, WAresidental unitsare setbackmallow
fora priass walland small stoop frontagealong the
Sitlewalk.
8. larger setbacks for these residential units allow for
stoopfrontage and! IaMscaping in Southlake, TX
g. Ground Floor resldentia l units share stoop entrances
aM hoot onto a green space in AM eon, U
10. Storefronts with oropies protect window shoppers in
Seattle, WA
4-- k_
t
I
'4l�E, 1 !• .e'
wa 1_
r in FA
1
1 1-
i
1'
1. Thiscampy in Omaina,NEpmtedsthoentrancl.1h,
9
6
,
grounc�Floor commercial use
2. Formal, fercMinoutdoorseatinghelpstocrea tea
I
wvibrant
sidewalk in Washington D.C.
3. Town houses with ertentl N setbad in Omaha, NE.
L)
f�
f �1
u'
4. Outdoor seating along this sidewalk pmvicles interaction
in SC Loui; MO
W
with pedestrian
Mined- usewithvarizblesetbackin KellegTX.
6. Town houses setbxk from the sidewalk allow for
sath iron
p rage in Atanta,GA
an
it
NON,
I
1. In Sesole, WAresidental unitsare setbackmallow
fora priass walland small stoop frontagealong the
Sitlewalk.
8. larger setbacks for these residential units allow for
stoopfrontage and! IaMscaping in Southlake, TX
g. Ground Floor resldentia l units share stoop entrances
aM hoot onto a green space in AM eon, U
10. Storefronts with oropies protect window shoppers in
Seattle, WA
4-- k_
t
I
'4l�E, 1 !• .e'
wa 1_
r in FA
1
1 1-
i
Parking rig d Ind AcceSS The type of parking and how it is accessed
should be addressed for proper development of the River rant
Crossings and Downtown districts. Entries to parking areas and
drive though lanes should be minimized from the street to ensure
a comfortable, pedestrian- oriented environment. Typically, the
more entries, the more unsafe and inconvenient an area becomes
for pedestrians. Parking should generally be located to the rear of
buildings on the interior of the lots and accessed through alleys.
Notable exceptions to this occur in the West Riverfront District and
the small box building along Gilbert Street.
The access to, and location of, utilities, loading docks, and
dumpsters should be located to the rear of buildings so as not to
detract from the pedestrian experience. On- street parking should
be provided where possible to activate the street and provide a
buffer for pedestrians. The general intent of the plan is to provide
enough parking within each district to accommodate its adjoining
uses.
On- street parking spaces are not included in the yield analysis,
but will supplement the parking spaces provided for each block.
Ultimately, the number of parking spaces will be determined by
the density of development, with higher density blocks requiring
structured and district parking solutions. Within the Downtown
district, existing structures are intended to be utilized in orderto
satisfy the parking needs within the district.
110 downtown and rivemont crossings plat
r
r 1:771
�o
r
I 1 10
c'
1
parking and access
- On- Street Parking
Surface Parking
— Parking structures
- Access
- Existing Waterways
Study Area Boundaries
0' 4100' 940' 1600'
I�'�`'��
'v
1. Parallelorstreet parking istlelineated by permeable
It
pavers in Washington D.C.
1
J4
2. Parking structure tucked behind liner building; in
SouthblkeM
n
cn,W garage entry baccess tl tryan alley
3. Inane ison,ne
lomted totbe rear of resitlen[blbuiltlings
rear
"r
4. Parking for these townMUSes in Camas City MOb
located to the rear of the bu Hint ngs in a Ihed gamges
Y
r
whim are aaessd via an al ley
5. Mireduse Inikinge in Falcon Heights, MN Surround the
y
parking lot to conceal it fmm the street
Fr
6. Surf parkirgbtaae thmughasmallbreakin
tine streetwall in Dubuque, N
7. Parking Garage with Retail Liner in lowa<hy, IA.
8. Pamilelonstreetparkingbelpstoprovitlesafery
for pedestrians and directannessto neighborhootl
businesses in Portbnd,OR
9. Angled parking in Sarasota, FL provides, moreonstreet
spacesthan parallel parking
10. Surface parking brzsndnd be designed with ertensive
landscaping, assbown in Southlake,U
P
al.
1
_ 1 Y
A
i
Y• �, a h
,t 4 !
PIMP
Ilk
�Y
K l
Special Require me r1tS The plan is designed to create a well
connected environment. Axial relationships help to reinforce the
public realm network and to provide areas of civic importance.
Vertical elements, such as buildings, statues, fountains, gateways,
or other public art should be designed to be located within
these areas. Individual buildings should be designed to respond
to key functional and aesthetic cues. Important corners should
receive special architectural features to respond to the increased
visibility. These features include facade enhancements, turrets,
and /or entrance embellishments. All buildings facing the street
must utilize quality materials and have a high level of detailing.
Buildings fronting onto key streets, corners, parks, plazas, and
other special spaces will have even higher standards than those in
other locations.
Terminated vistas with axial views to take advantage of include
the Old State Capitol Building in the Downtown district, an 1870's
era mansion at Prentiss and Gilbert, the County Courthouse in
the South Downtown district, the Artist's Mews within the Gilbert
district, and the historic Chicago, Rock Island and Pacific Railroad
Passenger Station within the Central Crossings District.
112 downtown and rivelfront crossings plat
r-
i
I
_ J
I1' -
I F- "l
J L_
L
,
I
r _
ji
F _i
1
L
Special Requirements
Enhanced Facades
Axialviews
— Terminating Vistas
Existing Waterways
Study Area Boundaries
a, aao' OD01 16m,
ol%°
114 downtown and riverfront crossings plan
next steps
115
Form Based Code Concurrently with the planning process, a
new form based code for the Riverfront Crossings District is being
drafted. This code will guide the transition of the study area into
the mixed -use, pedestrian- oriented district that is envisioned.
The code will beg mph ic in nature, and will prescribe standards
for building form, use, frontages and setbacks, and parking
placement. Its adoption should occuras soon as possible, and the
City should consider drafting a second form based code for the
Downtown District.
Detailed Traffic StUdy This study would conduct existing
traffic counts and assess future traffic growth, pass -by trips,
internal trip reduction, and transit usage. The study intersections
would be considered as part of a network of intersections in order
to assess traffic signal cycle lengths and coordination. Micro,
simulation analysis, in addition to Synchro, would help determine
design recommendations such as storage bay lengths. In order to
assess safety, crash analysis and bicycle /pedestrian traffic should
also be a part of any additional study.
Integrated Stormwater Master Plan This master plan
would incorporate ecological and engineering principles to
simultaneously address both water quantity and water quality,
with an emphasis on the consideration of the full water cycle;
infiltration -based techniques; multi -use landscape features;
including recreation and wildlife; and education and outreach
opportunities.
River /Creek Habitat Restoration Plan This plan should
examine both the Iowa River and Ralston Creek. It should focus
on the soft stabilization of river /stream banks, protecting water
quality, and restoring the riparian corridors with native species.
This plan should be integrated with the Integrated Stormwater
Master Plan.
Park Master P Ian As the North Wastewater Treatment Plant
is relocated, a Park Master Plan should be created in order
to formalize the ideas created during the Sub -Area planning
process. This Park Master Plan would establish a more in -depth
development plan for the new regional park, creating construction
documents within a specified budget. All effort should be made to
incorporate the Integrated Stormwater Master Plan and the River/
Creek Habitat Restoration Plan with this new Park Master Plan.
116 downtown and riverfront crossings plan
Exist) ng BUS In ess Placement As the Study Area transitions
from its current conditions to a more refined mixed -use,
pedestrian- oriented neighborhood, tools and strategies should be
developed to help existing businesses remain in the area or assist
them in finding new locations that better meet their business
goals.
H lsto nc Prese rvatlon The Study Area has a number of historic
structures that are in need of preservation. As plans for the area
move forward, development incentives (such as density bonuses)
and policy options that encourage preservation, should be
implemented.
Parking Facilities Parking within the Study Area should be
based on a district approach. Shared parking, demand pricing,
and district parking structures can playa key role. As development
within the area begins to occur, key policy decisions relating
to parking management ad the provision of strategic parking
facilities will need to be addressed.
St reetsca p Plan A streetscape plan will provide guidelines
for the creation of an inviting public realm that is consistent
throughout the entire Riverfront Crossings District. The use of
light fixtures, public seating, and landscaping are just a few of the
elements that will contribute to the Streetscape Plan for Riverfront
Crossings. The City invested extensively in Downtown streetscape
improvements approximately 15 years ago. Now is a good time to
review those improvements for updating.
Creation of an Urban Renewal District An Urban Renewal
District will allow the City the opportunity to utilize TIF and other
funding to use for public improvements and to support the
desired development throughout the district.
appendix
117
appendix a: auto - oriented uses
On the periphery of pedestrian- oriented, mixed -use districts, it may be possible to have utilitarian type
uses. Where these auto - oriented uses, such as gas stations, drive -thru restaurants, pharmacies, and
banks are proposed, they will need to be designed in a pedestrian- oriented nature. Principal buildings
should meet setback and build to requirements and have prominent street -side pedestrian entrances
with vehicular use areas properly designed and located behind buildings or along secondary
frontages. These types of enhancements maintain the desired aesthetic and pedestrian- orientation
of the area. In particular, these types of uses should not be located along frontages designated as
warranting enhanced fa4ades or detract from important pedestrian routes or residential frontages.
Because access is important, they are often sited on corner lots.
The plan and photo here show examples of how gas stations can be contextually designed to front
onto the street and activate the corner. One potential location fora gas station in the Sub -Area is the
small box store site at the northeast corner of the intersection of Gilbert Street and Highland Avenue.
This site is highly visible and provides easy vehicular access. Thesgas backwards' concept shown
positions the pumps behind the convenience store, which fronts onto Gilbert Street and Highland
Avenue. Pedestrian access to the store is provided from both the street and the pumps. The concept
to the right shows a smaller retail box footprint with additional parking located to the east of the
building.
In Milwaukee, Wl, this mixed -use gas station locates the convenience store on the ground f oor with offeeabove.
118 downtown and riverfront crossings plan
Publish 1/7
NOTICE OF PUBLIC HEARING TO CONSIDER APPROVAL OF
A PROPOSED AMENDMENT TO THE CITY - UNIVERSITY
PROJECT I URBAN RENEWAL PLAN FOR A PROPOSED
URBAN RENEWAL PROJECT IN THE CITY OF IOWA CITY,
IOWA
The City Council of the City of Iowa City, Iowa will hold a public hearing at its meeting on
January 22, 2013 which commences at 7:00 P.M. in the Emma J. Harvat Hall, City Hall, Iowa
City, Iowa, or if said meeting is cancelled, at the next meeting of the City Council thereafter as
posted by the City Clerk. to consider adoption of the City- University Project I Urban Renewal
Plan, Amendment No. 11 (the "Plan ") which adds the following project to the Plan: a developer's
agreement for the renovation of the former Fieldhouse Bar located at 111 and 113 E. College
Street, Iowa City, Iowa so that it may be used for office and commercial purposes.
A copy of the plan is on file for public inspection in the office of the City Clerk, City Hall,
Iowa City, Iowa.
The City of Iowa City, Iowa is the local agency which, if such Plan is approved, shall
undertake the urban renewal activities described in such Plan.
The general scope of the urban renewal activities under consideration in the Plan is to
assist qualified industries and businesses in the Urban Renewal Area through various public
purpose and special financing activities outlined in the Plan. To accomplish the objectives of
the Plan, and to encourage the further development of the Urban Renewal Area, the plan
provides that such special financing activities may include, but not be limited to, the making of
loans or grants of public funds to private entities under Chapter 15A of the Code of Iowa. The
City also may install, construct and reconstruct streets, parking facilities, open space areas and
other substantial public improvement, and may acquire and make land available for
development or redevelopment by private enterprise as authorized by law. The Plan provides
that the City may issue bonds or use available funds for such purposes and that tax increment
reimbursement of such costs will be sought if and to the extent incurred by the City.
Any person or organization desired to be heard shall be afforded an opportunity to be
heard at such hearing.
This notice is given by order of the City Council of Iowa City, Iowa, as provided by
Section 403.5 of the State Code of Iowa.
Dated this 7th day of January, 2013.
s /Marian K. Karr
City Clerk, Iowa City, Iowa
(END OF NOTICE)
�1 r_ CITY OF IOWA CITY
_�.
MEMORANDUM
To: Tom Markus, City Manager
From: Jeff Davidson, Director of Planning and Community Development
Wendy Ford, Economic Development Coordinator
Date: January 16, 2013
Re: Jan. 22, 2013 Agenda Item: Amendment #11 to City- University Project I
Urban Renewal Area
Introduction
The City desires to pursue a potential urban renewal project in the City- University Project I
Urban Renewal Area. Due to recent state code changes, the Urban Renewal Plan must be
amended to include any potential project before the City can enter into a developer's
agreement for the project.
History /background
The original City- University Project I Urban Renewal Area was established in 1969 and has
been amended ten times to accomplish various urban renewal projects. An application for
TIF incentives was submitted to the City council Economic Development Committee for the
redevelopment of a building formerly home to the Fieldhouse bar in downtown Iowa City into
office and retail space. At their meeting on November 19, 2012, the Committee recommended
the project developer proceed with the application and directed staff to draft a development
agreement for Council's consideration with a not -to- exceed amount of $400,000, based on
preliminary gap analysis. While a development agreement will be presented to Council at a
future Council meeting, the preliminary step of amending the Urban Renewal Plan is the action
before you today. A development agreement with the owner of the Fieldhouse would stipulate
the interests of the Council in converting the building from a large bar to retail and Class A office
space uses.
Discussion of Solution
Each time a plan is amended, Council must first pass a resolution of its necessity, which
was done on Dec. 18, 2012 with Reso. 12 -530. Following that, a consultation with affected
taxing entities may be held and a public hearing is set. The taxing consultation was
publicized with the required notice and held on Thursday, January 3, however no
representatives from the taxing entities attended.
Recommendation
Staff recommends Amendment #11 be approved to help facilitate the potential
redevelopment of the former Fieldhouse Bar building. Once amended, the plan will allow for
consideration of an urban renewal project to renovate the building for office and retail uses.
Section 1 - Introduction
The City- University Project I Urban Renewal Plan ( "Plan ") for the City- University Project I Urban
Renewal Area ( "Area "), as amended, is being further amended herein to add a proposed project
to be undertaken within the Area.
Of the pre ious amendments to the Plan, the 2001 and 2012 Amendment No. 10 added land to
the Original rea. The Original Area, the 2001 Amended Area, and the 2012 Amendment No.
10 Amended Area, comprise the Area.
Except as modifi6q by this Amendment, the provi ons of the original City- University Project I
Urban Renewal Plah,,as previously amended, ar ereby ratified, confirmed, and approved and
shall remain in full fo a and effect. In case any conflict or uncertainty, the terms of this
Amendment shall contro
Section 2 \Descriptio)h of Urban Renewal Area
The legal description of the Area dqd map tlereof are attached hereto as Attachment No. 2.
Section 3 - Proo*ed Urban Renewal Projects
Although certain project activities may c r over a period of years, in addition to the projects
previously proposed in the City -Uni ersit Project I Urban Renewal Plan, as previously
amended, the Proposed Urban Rene al Proje is under this Amendment include:
1. Economic Development
Project
Dat
Estimate
Cost
Rationale
Developer's Agreement
20 3 -2014
Not to exceed
Economic Development:
for the provision of Class
$400,000
Tehabilitate a vacant building that
A office space at 111 and
s formerly used as an alcohol
113 E. College Street
sa s venue to an office and
com ercial
Section 4 - DEBT
1. (FY13) ConstitVtional Debt Limit: $ 230,776,387
2. Current genial obligation debt: $ 75,320,000
3. Proposed ount of indebtedness to be incurred: A specific amount of tax 'ncrement debt
to be inc rred (including direct grants, loans, advances, indebtedness, b nds or other
incentiv ) for projects over time has not yet been determined. The City Council will
consid each request for financial assistance or a project proposal on a case -b -case basis
to det rmine if it is in the City's best interest to participate. It is estimated that th City's cost
for i tial anticipated Proposed Projects discussed in Section 3 will be in the $6.4 million
2
range. This is only an estimate and covers projects to be implemented over a period of time.
In no vent will the City Council exceed this estimated amount of indebtedness without
amens megnt to this Plan. This estimation is merely meant for planning purposes.
ion 5 — Urban Renewal Plan Amendments
If the City of Iowa CityAesires to amend this Plan, it �ay do so in conformance with applicable
state and local laws. \
ion 6 — Effektive Period
This Urban Renewal Plan Amend ent No. 11 ill become effective upon its adoption by the
City Council of Iowa City Notwithsta ing any ing to the contrary in the Urban Renewal Plan,
any prior amendment, resolution, or d um t, the Urban Renewal Plan shall remain in effect
until terminated by the City Council, an use of incremental property tax revenues, or the
"division of revenue," as those words ar sed in Chapter 403 of the Code of Iowa, will be
consistent with Chapter 403 of the Iowa C de.
Seotion 7: Repealer
Any parts of the previou/is reviously amende in conflict with this Amendment are
hereby repealed.
8: Severability Cla e
If any part of this Amendrmined to be invalid or uncons 'tutional, such invalidity or
unconstitutionality shall nvalidity of the previously adopte Plan as a whole or the
previous amendments to r any part of the Plan not deter ined to be invalid or
unconstitutional.
3
7
Section 1 - Introduction
The City- University Project I Urban Renewal Plan ( "Plan ") for the City- University Project I Urban
Renewal Area ( "Area "), as amended, is being further amended herein to add a proposed project
to be undertaken within the Area.
Of the previous amendments to the Plan, the 2001 and 2012 Amendment No. 10 added land to
the Original Area. The Original Area, the 2001 Amended Area, and the 2012 Amendment No.
10 Amended Area, comprise the Area.
Except as modified by this Amendment, the provisions of the original City- University Project I
Urban Renewal Plan, as previously amended, are hereby ratified, confirmed, and approved and
shall remain in full force and effect. In case of any conflict or uncertainty, the terms of this
Amendment shall control.
Section 2 - Description of Urban Renewal Area
The legal description of the Area and map thereof are attached hereto as Attachment No. 2.
Section 3 — Proposed Urban Renewal Projects
Although certain project activities may occur over a period of years, in addition to the proposed
projects in the City- University Project I Urban Renewal Plan, as previously amended, the
Proposed Urban Renewal Projects under this Amendment include:
1. Economic Development
Project
Date
Estimated
Cost
Rationale
Developer's Agreement
2013 -2014
Not to exceed
Economic Development:
for the provision of Class
$400,000
Rehabilitate a vacant building that
A office space at 111 and
was formerly used as an alcohol
113 E. College Street
sales venue to an office and
commercial
Section 4 — DEBT
1. (FY13) Constitutional Debt Limit: $ 230,776,387
2. Current general obligation debt: $ 75,320,000
3. Proposed amount of indebtedness to be incurred: A specific amount of tax increment debt
to be incurred (including direct grants, loans, advances, indebtedness, bonds or other
incentives) for projects over time has not yet been determined. The City Council will
consider each request for financial assistance or a project proposal on a case -by -case basis
to determine if it is in the City's best interest to participate. It is estimated that the City's cost
for initial anticipated Proposed Urban Renewal Projects, as amended, will be in the $5.2
2
million range. This is only an estimate and covers projects to be implemented over a period
of time. In no event will the City Council exceed this estimated amount of indebtedness
without amendment to this Plan. This estimation is merely meant for planning purposes.
Section 5 — Urban Renewal Plan Amendments
If the City of Iowa City desires to amend this Plan, it may do so in conformance with applicable
state and local laws.
Section 6 — Effective Period
This Urban Renewal Plan Amendment No. 11 will become effective upon its adoption by the
City Council of Iowa City Notwithstanding anything to the contrary in the Urban Renewal Plan,
any prior amendment, resolution, or document, the Urban Renewal Plan shall remain in effect
until terminated by the City Council, and the use of incremental property tax revenues, or the
"division of revenue," as those words are used in Chapter 403 of the Code of Iowa, will be
consistent with Chapter 403 of the Iowa Code.
Section 7: Repealer
Any parts of the previous Plan, as previously amended, in conflict with this Amendment are
hereby repealed.
Section 8: Severability Clause
If any part of this Amendment is determined to be invalid or unconstitutional, such invalidity or
unconstitutionality shall not affect the validity of the previously adopted Plan as a whole or the
previous amendments to the Plan, or any part of the Plan not determined to be invalid or
unconstitutional.
NOTICE OF PUBLIC HEARING ON PLANS,
SPECIFICATIONS, FORM OF CONTRACT AND
ESTIMATED COST FOR THE
FY09 LANDFILL CELL RECONSTRUCTION
PROJECT AT THE IOWA CITY LANDFILL AND
RECYCLING CENTER
TO ALL TAXPAYERS OF THE CITY OF IOWA
CITY, IOWA, AND TO OTHER INTERESTED
PERSONS:
Public notice is hereby given that the City Council
of the City of Iowa City, Iowa, will conduct a public
hearing on plans, specifications, form of contract
and estimated cost for the construction of the
FY09 Landfill Cell Reconstruction Project in said
city at 7:00 p.m. on the 22nd day of January,
2013, said meeting to be held in the Emma J.
Harvat Hall in the City Hall, 410 E. Washington
Street in said city, or if said meeting is cancelled,
at the next meeting of the City Council thereafter
as posted by the City Clerk.
Said plans, specifications, form of contract and
estimated cost are now on file in the office of the
City Clerk in the City Hall in Iowa City, Iowa, and
may be inspected by any interested persons.
Any interested persons may appear at said
meeting of the City Council for the purpose of
making objections to and comments concerning
said plans, specifications, contract or the cost of
making said improvement.
This notice is given by order of the City Council
of the City of Iowa City, Iowa and as provided by
law.
MARIAN K. KARR, CITY CLERK
ponq
CITY OF IOWA CITY $
-�0R M E M O RA N
DUM
DATE: January 14, 2012
TO: Tom Markus, City Manager
FROM: Ron Knoche, City Engineer °
RE: Landfill FY09 Cell Reconstruction Project — Revised
January 22 and February 19.
Introduction:
The City of Iowa City owns and operates the Iowa City Landfill and Recycling Center.
During the summer of 2012 a fire destroyed almost 2/3 of the recently opened FY09
landfill cell. The Landfill FY09 Cell Reconstruction Project is the final step to re -open the
area damaged by the fire.
History /Background:
The fire damage was assessed to understand the extent of the damages so repairs
could be made. The entire cell area was damaged, but the majority of the damages
occurred in the leachate collection trench along the west edge of the FY09 cell. The
damaged area was cleaned up so reconstruction could begin in 2013.
Discussion of Solution:
The FY09 Cell Reconstruction Project has been designed and is ready to be
constructed. The base bid for this project utilizes tire derived aggregate (TDA) as part of
the leachate collection system, but fire risk is controlled by using a thinner layer of TDA
that will include stone aggregate separation lanes. In addition, the TDA will not be left
exposed. It will be covered by the first layer of refuse as a part of the construction
project. The refuse used for cover will have been stored on site to assure it does not
include any hot materials. Alternate bid options are also included that substitute sand or
crushed quarry stone for the TDA component in the leachate collection system.
Financial Impact:
The total estimated cost of construction of the base bid is $1,670,000. The estimated
cost of the alternatives range from $1,781,000 to $2,295,000. Funding will be provided
by landfill revenues.
Recommendation:
Staff recommends proceeding with the project at the next city council meetings.
January 22 - Hold Public Hearing
February 19 - Award Project
cc: Rick Fosse, Public Works Director
Daniel Scott, Project Engineer
`l
NOTICE OF PUBLIC HEARING
Notice is hereby given that the City Council
of Iowa City will hold a public hearing on the 22 "d
day of January, 2013, at 7:00 p.m. in the Emma
J. Harvat Hall of the Iowa City City Hall, 410 E.
Washington Street, Iowa City, Iowa, or if said
meeting is cancelled, at the next meeting of the
City Council thereafter as posted by the City
Clerk; at which hearing the Council will consider
a Resolution Authorizing Conveyance of 828
East Market Street, also described as part of Lot
8, Block 6, Iowa City, Iowa, to an income - eligible
family.
Copies of the proposed resolution are on
file for public examination in the office of the City
Clerk, City Hall, Iowa City, Iowa. Persons wishing
to make their views known for Council
consideration are encouraged to appear at the
above - mentioned time and place.
MARIAN K. KARR, CITY CLERK
w^ ! p
CITY OF IOWA CITY
MEMORANDUM
DATE: January 10, 2013
TO: Tom Markus, City Manager
FROM: Claire Richmond, Community Development Intern
RE: January 22nd City Council meeting agenda item: sale of UniverCity Neighborhood
Partnership house
Introduction
On January 22 "d, City Council will hold a public hearing and vote on a resolution authorizing the
conveyance of 828 E. Market St. as part of the UniverCity Neighborhood Partnership Program. This will
be the first UniverCity Neighborhood Partnership home sold in Phase 2 of the program. Twenty -six
homes were sold in Phase 1 and three additional homes are currently under renovation in Phase 2.
History/Background
The City purchased four properties for Phase 2 of the UniverCity Neighborhood Partnership Program, all
located in designated neighborhoods surrounding the University of Iowa and downtown. City funds of
$40,000 were used to rehabilitate and sell this property as a single - family owner occupied home to an
income - eligible buyer. The cost of renovations is not included in the sale price but is forgiven once the
homeowner has lived there for seven years. The home must also be owner- occupied for 20 years.
Under the UniverCity Neighborhood Partnership, the City proposes to sell 828 E. Market St. for $105,000
plus carrying costs of $3,770. "Carrying costs" are all the costs incurred by the City to acquire, maintain
and sell the home, including abstracting and recording fees, interest on the loan to purchase the home,
mowing and snow removal, utilities, real estate taxes, and any costs in excess of $40,000 in repair and
rehabilitation.
Built in 1900, this home has over 920 square feet of living space including 1 bedroom and 1 full
bathroom. Other features of the property include a front porch, hardwood floors, and a new kitchen.
The buyer is a University of Iowa employee and will be receiving down payment assistance provided by
the University in the amount of $5,450.
Over a dozen volunteers from the Northside neighborhood, community members and City staff came
together on November 17, 2012 to remove metal siding and help with exterior renovations of the home.
Statement of Fiscal Impact
There will be no impact on the General Fund for ongoing operating expenses.
Recommendation
This home was in need of repair and updates and had been a rental property for over 30 years. After the
renovation it has become an asset to the neighborhood and community. Staff recommends approval of
the resolution to authorize the conveyance of 828 E. Market St. as part of the UniverCity Neighborhood
Partnership program.
January 10, 2013
Page 2
828 E. Market St. — before renovations
828 E. Market St. — after renovations
Prepared by: Susan Dulek, Assistant City Attorney, 410 E. Washington St., Iowa City, IA 52240 (319) 356 -5030
RESOLUTION NO.
RESOLUTION AUTHO ZING CONVEYANCE OF A INGLE FAMILY HOME
LOCATED AT 828 EAST ARKET STREET.
WHEREAS, the UniverCity Neigh orhood Partnership Pro ram is a joint effort between the
University of Iowa and the City to courage home owners ip and reinvestment in designated
neighborhoods surrounding the Univ sity of Iowa; and
WHEREAS, the City purchases rental nits located in d signated neighborhoods surrounding
the University of Iowa, rehabilitates them, and then sells t em to income - eligible buyers; and
WHEREAS, the City purchased and reha ilitated a syhgle family home located at 828 East
Market Street, Iowa City; and //
WHEREAS, the City has received an offer to pL�
sum of $105,000 (the amount the City paid to
approximately $ , which are all costs incur
and sell it, including abstracting and recording fi
mowing and snow removal, utilities, real estate
repair and rehabilitate the home; and
e 828 East Market Street for the principal
Kre the home), plus the "carrying costs" of
by the City to acquire the home, maintain it
.nterest on the loan to purchase the home,
and any costs in excess of $40,000 to
WHEREAS, this sale would provide affordabld housings a designated area surrounding the
University of Iowa; and / \
WHEREAS, on January 8, 2013, the City C uncil adopted a kEesolution proposing to convey its
interest in 828 East Market Street, authors ing public notice o the proposed conveyance, and
setting the date and time for the public he ing; and
WHEREAS, following the public hearin on the proposed co
that the conveyance is in the public inte est.
NOW, THEREFORE, BE IT RESOL ED BY THE CITY COUNCIL
CITY, IOWA, that:
1. Upon the direction of the ity Attorney, the Mayor and the City
execute a warranty deed onveying the City's interest in 828 Ea
described as part of Lot X, Block 6, Iowa City, Iowa.
, the City Council finds
THE CITY OF IOWA
2. The City Attorney is hereby authorized to deliver said warranty deed
actions necessary to consummate the conveyance required by law.
rk are authorized to
larket Street, legally
�nd ta. cam out,au
7'�