HomeMy WebLinkAbout1993-07-06 Recommendation
....". -
.':'1
I
, ,
"'I
,
"
i
/
:1
\'. ~
"
-
'1~--:--""''''' ~ ;'.......:
-.-. .. -
( ',"" ' '- - I ' " ,
" "', " ,
:., " N I, ,''-1.: ,.-8, '1 "" I ' '
... ,~. - ~
.I
1\
/, 1
, ,
'"
"
~ A"_,__.
--~...... --'-.
3,
/11,
JulY7, 1993
Pat Meade, Chair
Johnson County Board of Supervisors
913 S. Dubuque St.
Iowa City, IA 52240
~:&....
CITY OF IOWA CITY
Dear Pat and Members of the Board:
An application hes been submitted to the Johnson County by Ann Ench to rezone approxi-
mately 2,16 acres from RIA, Residential District, to C2, Commercial. This property is located
in Fringe Area 8 directly southeast of the intersection of Mormon Trek Boulevard and Highway
1 West.
I
, '
I:
! i
Iii I
"
Iii i
" I
" -,
II' I..
!: ' If
il I
f\: f:
I".' '!
"
"
I .;(
j
r
I,
J
At its June 17, 1993, meeting, the Iowa City Planning and Zoning Commission recommended
that the City Council forward a comment to the Johnson County Board of Supervisors
re'commending denial of the requested rezoning, due to the proposal's inconsistency with the
mutually agreed upon Fringe Area Policy and the City's long-term interest in annexing and
controlling development in the Highway 1 West corridor. The Commission further
recommended that, if the County is inclined to grant the requested rezoning, that the rezoning
include the fOllOWing conditions: development of the property would comply with City zoning
standards; and an access road or right-of-way be reserved on this site for access to adjacent
properties, or thatthe County's Planned Commercial District be amended to include pet supply
and seed stores end the property be rezoned CP1, Planned Commercial.
Council disagreed with the recommendation of denial from the Commission, but respectfUlly
requests that if the County Is inclined to approve the rezoning, it be approved with conditions
as noted above or that the County's Planned Commercial District be amended and this
proposal zoned CPl.
The enclosed City staff memorandum further details the City's concerns ragarding this
rezoning raquest.
'-I
Sincerely,
~~
Mayor
Ene.
~1mtId.
.10 EAST WASIIINOTON STREET. IOWA CITY, IOWA 52240.1126 'll191 J56.,000. FAX flltl J".'OO'
:i
--~"' ,
1353
'I',
,I
" '
:'1
"
" ~.
",
i'I,!
'\1
~.
'I
!
!
.....-: -
..., ~::--~--
,,' - ~, /,'
r , -:" It"
'1'/ ' '" ,:I, ., , ',.,-
'_'0, ''-I -""
''':' ',. ..-' ~. '. ", ," /
/
/\,
~ ,.
. ,"'...-
"-----=-::::-.
_.~~---,-
'" ,
July 6, 1993
Pat Meede, Chair
Johnson County Board of Super~'sors
913 S. Dubuque SI.
Iowa City, IA 52240
~~
CITY OF IOWA CITY
Dear Pat and Members of the Board:
An application has been submitted to t e Johnson County by Ann Each to rezone approxi-
mately 2.16 acres from R1A, Residentiel D~trict, to C2, Commercial. This property ~16cated
in Fringe Area 8 directly southeast of the int,section of Mormon Trek Bou/evard a d Highway
1 West. \
At its June 17, 1993, meeting, the Iowa City Pla~ning and Zoning C isslon recommended
that the City Council forward a comment to t~e Johnson nty Board of Supervisors
recommending denial of the requested reZOning'~ll t~t roposal's inconsistency with the
mutually agreed upon Fringe Area Policy and the i s long-term interest in annexing and
controlling development in the Highway y est corridor. The Commission further
recommended that, if the County is inclil)edlo grant the requested rezoning, that the rezoning
include the fOllOWing conditions: deyelOpment of the pro~~ty would comply with City zoning
standards; and an access road,or1lght-of-way be reserved qn this site for access to adjacent
properties, or that the COUl)ty'$ Planned Commercial District 8~ amended to include pet supply
and seed stores and j'Je1lroperty be rezoned CP1, Plannad co\,ercial.
Council agree~ the recommendation of the Planning and 'Zoning Commission, end
therefore, respectfully forwards a comment to the Board that the ~ll..qUested razoning from
R 1 A to C2 is inconsistent with the mutually agreed upon Fringe Area,POlicy and should be
denied, but if the County is inclined to approve the rezoning, that ~be approved with
conditions as noted above or that the County's Planned Commercial Distric~be amended and
this proposal zoned CPl. \\
,
The enclosed City staff memorandum further details the City's concerns regarding this
rezoning request. \\
""".," \
Darrel G. Courtney
Mayor
Ene.
Ioll",..d.
410 EAST WASIlINOTON STREET. IOWA CITY. IOWA 52HO.IIU. Il19) )J6.5000. FAX (319) JJ6.500,
. ...----..~..-."."',..,J:,,,.. ,.,_.,..
1353
''', "
, .
--~.-..-._"
I
i
,
I'
i
I'
.1,
, I
I
II
Ii
,I
. II
iI
Ii -
, I, .~.
,II '
'I
I
I
1
1"
I,
v'
'j-
i,
j
"':"
, "T
", .
,"~I
',I:
,
,
i
I
I
....".-."
IlI!IlL~_~ _____
,." ~~IJ-~"'l""~' . ',' "".." ,. ~ . I'" :.~,,' ~
.;\,';:." :', :,< :/~' :'::' "'~'I"'" :~: ~~i;;" ",~' ";"1'< '-,' }:...~.: \. ",j:::'.', ;t~\'~.I~,~~l'J:~;' ;"'~':':R7.N~~~~~~;i".,
'/).J.;I:~~:J,!}t!,'.! )I~J,R,~JR. J~,~~ \ 1)';~{j,~4J! ]~~,:~I.t,~~;,!;\}W~' \~,::I~t-:'o}::t~ ::-:,~~~-:;Rj~~>(ht~\:j,
1 ..h, .~ it ~'l .-" ". ~ ',' ,"-t>.., ... " "~. " ~.......,~.';';."l <",'f,"".,.
, "'~~~\"l""~'~ .,t.'iS'.....::"i'!a.: )'h!...;t 'j ~~!~,I~" 'l,j;;;'ij-.\,~'{':,~ ~.~~J;"'l~;(!,\,,~.,;ic,,:~,:~);:t'::;'~~\
..' .. J- ......... " Z~, " '.~' ,... . ,,' .\ ,'" - .:,. . . ('." . -;:...' " ." ..
~
3
~
"
a
~
w
r
a
;:
1~5i \"
.,......... ~,.
~
..
~
-
~"1 ---
.'9\...... \.& ...-I_......~-
,..--.-,.....------------f" .....
'"r'~_.
f .' ....'. , ',-' . '":,, '-':',":' _,' ,'"," '
." :1 'I' ,(.-,. 'j t.t' , " '
" , 'I' , ' .' ," ' ,
';'':' '.~ M. .' ,..;..., " '. <',~, ,.\' ~ , .' . \ ,'(.
,
.
...
!', :s<. jJ>:
<'~',H}
;, ,11\'
,II..
'(: . .:;:i::t.:
~;:;:':'''~: '.[\1 j":fr-
0"_": Jll'::" ~
..:'.'_ ..\~1r;:: f,
'i';" '1"'" ..",...
~:.t1,:.;:..'.:i.,'I,'~, ' .. . "~. .';lV'.: ':
..(,1',:,'
':',d" ,', i'/ltf~1
t;/ ...j "".
.,;tt/::" ' . '.
':v;',', ',I hf
r:~~lr; J . .~.J" , .
-0':: iJ~--;-'-c
,,"!,_',,;,::;" ,,:' . ii (, !~l
,:(,t " EJf.!F' ' '.
~;\,i~~f .
'\,t";..,,,~,,!1; "'."''''
"'\<F:x [';(;i',\','
.~;J~..'f:~r;::j,'~!:::,
'.!~,;~rl,~':'t,";'i':'
t :ll:~~' I;~""P'
".", :',...r
i ,'\1 ,,,!,'I./
~,h;):,,\J:t.;::::~.,.: :'" .
.~~~~"-
r -~. ~--~
I
-
,r::.~ "
;i;~;;::
h:i':
~b
,,' ,:' "ii(:~J'
.,.;i;f1f:
.::L-," .,'j.\
';I'
~
"'iL"
.,,,"
:l..'
i,1 :'~
~:i .
'I
,.
'1
r
,.0 ~'
,
.,
,/
"
":/
~.
,..
,
(' ,,' " : wl',LI ",,:'/-t <,~.' ,: ': "".<>',
\ .'." ,':/.' .' ;" .''''. '\71' .." ,..~ . , ',' '. .
"J' "\"1 W j
~ i
f'
I
I;
to
~
...
~ I
I
I
,
i
,
:i
"
'I
"
"
J.
,
1\
:
i
i
,
i ,
,
, "
1 ,
, I.'
, \:
,
I
! Ii
1 I
! ,:
I "
I "
"
'!
, ,
I' "
:i 1
I
'i~i~i:;:~'~(
~.w\s,
"1;\.","
\" ]\~,,:.,
!.'l:~I.',
,::['1.",
"flt:'''-
;'l"~:'"
,:." \ ';t~i": <,:',
d!;,:,\:~(
''''"".,. "..,i'jJ';t.i't,o
. ..' r~ 'I' "",
J,', K 'H,
. ii! .,' )...
"lli~".'.'..' II
::~I;~i{~ \:~' .
"" .;:~t(""i!",,-
l':!I:" '~''',
'j" 1o~'\.'1 : ;,:.. (. \ If.
~,'""~,."',,.,:,:,,,,' . ~~~1"-
.. ; ,~^;\'.. .1 \ '.....
,I': '. lb;,t.,;.l. I~." "
I'" \:;".l 'I .{' t'\!~~';,""" .; I ':\
..: .. .;..; ., . ,\;,~"..,... .'..\. ... .J;" .,.::.
'~ ) 't;]l.i'l:"~'l,l. "
. ", \: "'1,1) f.'~ I' I I
",,' " < ' I (p '~{)" . \,.
'!!;:~;~., "~'l: ,11);,( ~~:~, r. \
,'n, / I; /\.\ :lr.f\' "
.~,.,..., . I~"
')II\'I.,'~):,. ,I ',','1' ,0
'....,1,.'/'.. '_'l,'\"
':1' ~\ 'I ':,;,:~)q...
~"",l,., '.'''\''' I'
!~l"';.',."-:jll"')\.' -"'.1'
.'; t. .:. h\;-;"{:,:~i.\L,:., 'j! 1 I
'e.'f:u...( , I- ,......\.......
. . ''I$'}J,:' .' ,'.; r.:::; .:/.,.J~-,
";,'~:;~\',/"",l"'V'
,T '~'j~', ,. (-::,,;y ~'\"
! " Ii: ': ',-'"., " , " '\
I ;-:;";';'r.'~'~: ''':',
. " ,/ \"T~l': .... I ~
)l':\::':d~JJ"r~)'" .."\. ~:. l ~ 0"
i' '~~}::'j'.?/i'f;;?\'~'.~[..I~}:~J~ ...~'.
. " -I J". ,,'J.~, .", .., . . '.. I , . .
1~. ',t. :.,. 'f i' 1. ,,\ ,:". '.' . . '. , .' '
,;,:
..;,.
'.\.:";,
..., :-...
.. .1. ~. .
\\
:,'(
.~ 'j..'
. ~"': I.
.r :.,.
...;;.,
.~ \ -.,:.
. _.\
:-::,~'r\ .
"L
' I:
,.c,
~.~,'
,
,
'.;
J"
.;.'
:~fi ;
."
/,
L\;
,I!
.....
"
I
r, ,"':"..1" " ",:'- ,,' ' "..~/'/ ::', ", ,:;':,,:,:":'~':I:':":"',:"',
I. "'I "*I,,, 8~1 ,y, v' ' " ", I, ,', '" ' "
'::: I,.,: ~.;> N' ", \ \_: . . . 'l1' . .' " ~l ',,: ;. . ,"J ' . ," . .
,
P.,."'u"'-.....""...~.....I\
...-.-
.-
-
.
n . I
~a
--~
,
............~ -, -,
.~
...... ....- - - - - -r,;"""
~
"
( , ," '
, .
'--"',":,:1,"', ,.d',' :LJ'",'.~I:'," ',: ,...,', ,'~,
~ . ,'I., / ,/o;l,~ " 1.,:J; ,~ '.'. J" . .':,~' ~.".J.oJ_,
t..: - . "".. .., \~-' .' " , ,. .:-' '. ....~~, :0": I I .; ~\. :. '.,.::;' /'~ . .~'
r
It
.....--.
,..~_.
.... ...
,
-
''1
..
,
~
I
"
"
I
I
I
I
1
.. , .
i
i
I
I !
I I
, I
,
I
I i
i
"" (/' '\,ir':/"\':J""/,,~ '-\' .i;'V{'.
..t . nT~ '::'- .'., J.,' 'l'!~}~: .',
~M,"flt '.. "c:" '''{,' ''-',', . " "
'~~~':""t" '~., "\'~i,jl~'i~1~ . ','> ',r'lf;" ':"i,y:: ":i,:,', iv-i",
) .'~ t"II~ ~ . l.r. ~t~J~' of~"~tJj l' .....t'LI:, Y" J' !c. ,.
j, '~" ~'/I.~,/Ir, :1 ,'i, I ~~~lm,' 'iJ,"'~:,' "','('1' \'1-"' " ~, ' .: 'I
' '.'.- .,.... "'" " '~I . ", ~ :" "" ~"\ '" , . \
!~'~~;i~i'f;:~t(1 'J ~l!;f~t~'~J~;:'I:P :::~~1{.!~:~\,~:i';':"~"\~"; I,', ':/:' P
""'", \' ,..: '~"r~ """'" q" ;','" I"
: :\, "~:I;" ,:~~jf, ';, . Jli~l\ \~' :~,~f! ::h1" ,t\, ,:- '~ .
~, :- ",~l{\(. ,.... ~ I'JW~' Jl ;);J;,:'" \ ,e\ ," ~ '" j ,.
";\\ " , .. ~"f' ~{~"'.r:" .. r
1,*.,. "t., \, -, ':''', .. .tri~~";,.,,, "~, j
:" . ',.' : .~ ht ~~ "i"1 ~.
.,+ ~,'. ' " ,\{, ~ ,"", " d '
.~?:~ '~",V;;! ,': JJ':f\~ ~;-!k'f ~~?" .~ 'I
).:r"'~\;t ,,", ~:di~l ' ilj"" ,
";r,,I',~11l , ''-\1 ,: 'r: >;-., " , " .' , ,\11 "
J.i'~ /1,. r~,~,. ~, ''I ,ft,q.; t ' ,',',. ,. . J ~ ,I 1\111\ ,
I,'I'~~ ,'!! "'f:~jkl : j',"(I,;J,: 1, '::'; ~ ',,' ", " 't., , j'
,'." , , ,'. 'll: "I,' ", I.. '''''' ",
i'i~.~{>l,''V,f';'Jf'f~\ '! ,~1 tt~. ~~'\~"i",' :"~ ;- "',' J, "~I'
:',,:,I;I,"'~" ',' ;"'ii(,\,~; ,.~:, i",'" (',(; 'I
'I' >, ,'" '\'v J I,. ", "0\" ,
~ :""/" ",I "'\',i, IN"""., l ('
...1 ,! \( '.\., li1iu\' ',6 ~~.t "~.A 'Il. ~ I
. , "" I\j"" 'I Ii' ,I,,' l~:,""., "'" ,
.,,' \ '~:j' .-t,. .~.: '~~Ir",. ~ ", -. ... I
;" "'~ f;'~ ::,"r ~l~"".., ,. 't,r'". ~,?lI__' 1
II ,. ~ r:,1:~1 ~,: Yf. ;:;. ,,' f;,i,;,~~. '~l~I.'L" '~!~~.~ j ,
l~ " r"': Ir'~ ;', ~t~ ,.~ ~-,~ ~"'l\~" .1,' . :!li~; '\\;
'~JV2....~::-:-..!t;i~\",. ~I, '.~".\.,l'..\' AI"., ,1
",,!~\(,7if.':.~, ' d ,liU?f:NJ ". ~ : ,"I~\t .'.~, ,- .i$-~f: 1
' !' "', ~ "'1")"\','1,." ,'..'..., I~ ", I' ,I " 1 ,f" ,.'1:. I,
l~ ~;: .~~~'t~ '.1 '~~i~t~.r,r;'tri~' ':>l~.;r:~~,,'-"',\;~~,f:/~, "V"'" i::
i u, / . , 'r l"", i " I." ".' " '/;.... '" , ,
,I,;', , ""10": '''I' ',\,",'1 "r1r,', , '~ .', ,.." It,
"".,' ',I.'" lilf.' "'''oJ' "".'"
K ~J. I" '.. ". f1:1f,,'E,:;"'. I. ,". '",' I." '1(".-";:'I'i:,t,~:,P;
~' , l' I " . ,,'1' ,'.. "y,,,.., \t'~r~
.,fJ..' ',!.. "f." ';)l~i:,i: ','," 'I', ,,' '~<i~f ~'I~'~"',
", ~'I , ',,',.. " " _II. ,(
"1.,," ".. I., ;,ti;"li\l, ",iI''';'''' '.'1'
.' "~'I' :;,:.(~\;;; ,', , ;" '.., 'i') ,
" , ,:y' . Ii',:,u, ,/, rk.!' \'j';i!'r~'w ~'i~
!I~"~;\"';:'l~' ':1:- :'lTi~;,J"" ;, ,', ~\li:lI~i\ift.'J (\~'1"1J.~~~~:.,
t'., ,',', i'h:,,; "" "h; .'. \'(:...;l~\l~~'~" '~~~; ~;1~ O!'~~'~', "
." '17, """,' " . "'~" 1\11'11>.. Co I- "
':" :,:;", '... '. ,:. ,'.,."',, , ~, , , ,
' i.'" '''\'.':''\''''.\,; '. '" ti \~', I'\.' ;, ,
,/ f. -_''f:r ..;: .....\1't".'~',':' ',ll':f\. .V~"~f'l' ' ~:I:\ ~'," " ~, ' ,
': ,\., " .. ,\ I
',,;~ "11~~':"'~ ~".., \:'f .
/.' :', .' ,',f:.~ ;";.;{~k'~:' '", \, 1 .
1.:1:")\"
..."., .
--
-
'1
-~----~ -'.....-'
- .
.....
...- -
- -
-~,.
...........-
. , . ,
' ,/' '::..:../ i "'1'..' "j-" .: " ',',oK '.:',...:
r, t' , , ,
:.' ", ,:1 ,'" ;,1..;., " ", "".-.',' " :, , " ,
,0 '
..~
;to'M
J~
"
~..' j
":'\',
, .....:..,.
',.,l..~;_..;~"
".:;:1~{
"":.N.~...
'....,..,':;:"...
"~;l;:>:: ',.
'.....
.
.
',' " ~ ~.. I:;...
..r....,
':('
J,
,
',..:..-',
~-"7".
'...
.
"',1.
;"'. ~.'.
.: ~.'"
, "~.' ...t!t.;.\..,o-.....,
.--. ...,U.~...~...~ '.". ...'....._... "I';lI~'3;f"""'"
~ ':;;i~.~~:::,.7l,~,:~;':'" : ",'" ".~.,r.J.!l:': ",', ' , , 'I'-;i..'",,"""
' " , ,,,. ,.-'-;>"'..,.-.;'-..~.. .,'-,- .....:.,', ,: '..',~",' ,~~" '''~'~;7''-,:' .'.,:.,t~,~1-'::6.~':~,-:7E,,:L<:,;O. ..-:
l.;;,i;:~{f'l"a\~ ~;,,~:i:..i\;:;'.lt~.~,..:.,.:..;;~,...;..~",.., l!;',:i~':-r.ti", ~(,':,';;;;.,..;,','~ I.'#J.t~.,".~~;,'. ~~~1T ]~
"'';,,'''-';'' ~ '''='..........'''-.."..,,.'-.~~~'1.~,.~;'''',;,';;,,,~, 1;,:'.'.'...:-.".,..''': ,"'" ""_" &~"";._~. .~-.:
";(:,;;:,:::." ' ''':';O'!.,~~,.:.::;';..-;:~, ""(~".,,,.,. '''''''~\ ".:-" '. _ ( ~.' "~ M, ". .....r
' f'" 0, '..!:..."'/\(.~~:-I:':: '.., ; ',:~ , ':':, "".. ;'.. V
. ~fI1lJ'I ' !gl~~; :~'
" " .:',,-
' ,
f\\l\ $c4us
.....~L".:~--
~
J.... \~,..... ..
. ...._-,J ..' ,J'
,---... -, ,
'-=;{; ~. ..
1~tJ-~,'f/,;: ,/ .
.~c~~~~
-'-'<:::'""~
..- .
'-'..:..;.'
t': ...--....., ._ '0':: ...._, ...i.
. .. . . .. .....,-.'...'''',-,.'.,._.,',-._, _._'.:.-.':';:' ::~_-';"::..'..:,-" ",.' "~ ,....~..,"',:.",'_::.~ .'"i::.., .:....._._... :-::-,.':,'.',','~.~,.,...:..~:.:..::. .
' "..:;: ,::~~~~'!..;~,~:::.-;-'::t;Z;.".:"::;,,.~~:';:-...:__ __ _ __ _ _"'" __
t
:~I
.!,:.'..e:,~':. <'n~~::)~'\:S';',,:, \~.'.
'I;~;~~:~/ '-,'.
I '<.\\~';'.
. , .... ';"" l(3~
: 't "I',' " ,',. ~"~. ..l ..zt'i/ _ ~.
.;..?;: ': {~';~ ..;{:::,.. :' 'r~:I~:'~'7"~':' ':;:l:~;';'(t.:. "i.
.'
,
..
'\',
.
,
1'53
..,.~
-<1 ....t>.
-'*f-
I
I
L
I
,
,
I
,
,
I
I
I
I
i
,
,
I
I
I
.
l
"
I:
I)
\i.
,(,
i:
Ii
..
!
I'
i'
11
"
I:
II
Ii
r
Ii
I
I
11
II
.'
:j
i:
{,
,
"
I
, ,
',\,
."p - -
-"'~_._-~--~ -.... ~
'" ........ ,
--~... -
-- ~-
..~,,~-
, '
.' > ' ',.' '.
r -, ",':'
" I "/ I lit ' , '
~:' :1. '.. ,''--, ' ,t_. &.. " " . '" ,. '.
\.: . t' w,' /: \ '_ .... .~ r.; ,. ,', ' .' . '" ' I
/
I, \1
..
Activities at ~
Nags ' n Bags Nature Emporium
,t1~
~ 'fj.otiCS
v~, Cat, g,. SU991ies "
,useeu u
\}lilu 'OIl ~ o~S, all ts
foeti, ?IOUuc
Cale
r\eal\.\l 'II Ctea\)ll~
fOI t" g,.SllIa\l
\,.a.ll!e
l#i/J '
. .1t18. Ii/Jft;
. !vCitc~/ret !vCit. 'L, rtl'J1l'
the 6 C'III) 11
Cii1)o' L irets . '{} StCiti
11" 'ICi6" II) '01)
s/Jq "the t ,ltCit thG! to
C~ Ci re~' l1.~tle'C/ r I)Citq
l1et"" ors' rill
leqth iltch ,/ In th
ereq "Ie eo
!lisit. Cil)ti", 'Pel)
o~, ""O/.
\\t~1~~
G~ 0\ allti(\ue
oUll!aluellS ~elllellt \.\Ie
\}lal';. \.\Itu u to co1ll9\j llIaculal
lOSes 91allte \j\ctoliall ; \a~olite
lesolatiOllallU \illU ~~~aluell
r\ouse \as\liOllell
olu \telllS,
Mobile pet grooming,.. Home and
route deliveries, Senior Citizen Days..,
Photo Days.., Seminars by renowned
experts.., School Tours..,.
Consulting and marketing
selVlces to International
and national clients,
A STORE FOR ALL TO ENJOY
A balance to the community of business.
For all the "critters" of Iowa City and
surrounds and their owners.
A SPECIAL PlACE TO VISIT
FOR TOURISTS AND
INTERNATIONAL VISITORS.
J""'ft..-...
1353
.......,..",.....
-
i
I
I
;
,
I
i
,
i
,
I
I
,
i
I
I
I
I
i
I
j
i;: I~
Ii! !
" ,
., "'I
Iii I"
I . 'I,
r::,., Ii
',I. 11
r: '.'
1 L:
il Ii
I',
i
ij
I
I
,I
I)
,
"
"
. .'
. " .." " ,~,~"..,,--- .' "
/.-- -' , . - ..
",' :'1 I '"d," L/' I~" ,": ,'", :~" :,'
" "I'" , ' ~:",
'" J, , .: ~. "_.:' . -'. . .~:- . '" .
:
~ - ~~~ ..
/
MU
/, ,
, '
, ,
/
/
, :
;
,
, ,
I,
" I
II ,
I,' I
.
ii
I;: ,,'
",
I I Ii
" I:
'I:
! f:i
, (
i
i "
I "
;1
I
I
i'
I
I
n
I:
'.
Exhibit C
, ,
, '
,i
~
1353,
i
I,.!
"
.".
-
-
...,~--;: --~....
.'
r' "~, If!' ,'/ ',', ' ' " ":,,.
"" 'I I ,(,... · '~" \ "", , ,
, ' "I'" , " , ,
"':: '. /.; ~'. ~_\. '..' _. "',,"
/
i\
'^ 1
, .
?;'
"----...-
-'-"~'--
-~
---'-" .-..
! ,
. .....:~...:::,. .
? ~fIP? i
~I
.....
.:,1 ~.
. ~:~;:-:~~t
';', '.:\~~~~
; I
i:
,
I
j: II
1,
II
'I
'I il:
:i
:1
:i Ii
',i
" Ii
t ,i
" "
ii ii
il I,
1,1
i
I
!\ i!
J
j
I
!I
\,
i'-
~
~
- -,
12.t1t~'
t>1>NE. T1I;I,'
.,j, -',
".
"
"
- \
Location Map
CZ-9320 )
3
/
"
.
.
~
,
W~
,~ .
/
..
"
i.......~.._. '-"~ ~""_"" ..."
.,.
......... -- - "'1~--~---
. ' , '. '.
:. , -, " - " ". ,
I " . '- II -t' " ," \ ,"
' '. . ,/". '. ".
"I "',~l",, - . , " , ' '"
"" , " I ,'I '," , ,', ,,',
t . I . , "" I _. ,
'"., '. ~ . , -. '. .
, .'
II
. . ~"
(
,-
.... [
'""",,';'iV::;I'!' <\'/'
:'L'[GEND
. }j ...~.
"
.; , ::~. '{"'~'1"I~":-;""'" '!';',"
, fI :flf.,SIP~NTIAL
~.~ ,(RS ' or RS-3)
, .. "-1 \'\~~< .
I,D A~RICUL TURAL
F7J GR.OWTH AREA
rLJ LIMITS '
~ 'COMMERCIAL AND, ~I
~ OR INDUSTRIAL ~
i
I
I
,
t
I
i
I
I
i
I
i
I
t
~
!
i
I !
I ! B-
i i'
A ~ Areas 213A
Areas 516
-..,
,
'"
I
I.
I I'
II oiL
--~
I "~"_
~/ ' t
r 1:."
I ,y,
- I'M~
rf; I
.'I', I
,I
~~-tT-..
I,..d......
i Ii
j;
I
II:
II' 1\
I,
I'i II
h'
r
I,
I:
I' ':
,,1 r:
Ii! "
I
I, i
i\
,
I
" I
I
I I
,
I 1\
"
Ii
.,.,..,... """ ".
,
"
"
\,'
"
-
-.._.".,~
..~
;".-.. ,"-' ~~-.".,-,
I
/
/1'
l
~
I...."..
9\-- ~ 'fIt-'........-r
~. ........-._~_..-
",... .
"
-...-vr
I '. '- . -' ." . './" .
'I " t~ It
,', ' ',' , ' "
", :/ ' " '_ ':'-, ,_, . l..; , "',',,'
\," . ',', _' ,,1_ ,
/
// .,
I
'"
,
--.-."-~
.
.
'.~ .
!
"
'-...
..
.t"':!1';~':i.~~;~~:":. "'(
'''''_..-..,,-,..J.~, UJldesT EDG:E
,>
_w..'
G-f Horse A.\~'Y aJrcs
IMMEP'Ip.Te JAl1\e I'Inio-a\ ~orse t e'J(o\lcs)
'~MEt>IP,Te onlle II' tC"'IO-N<ln ()IIlIlAL
Service (!tell, ,
.,
"..,
"
-"-
,r
?'
-
IJS!
. . .-_.. -.~..,.- .....
---"'" ._~
i,'
,
i'
I
,i
Ii!,:
"
\
h
i'l
t.:
r:
"
I'i
"
I
r
rl
J
i
.
,. 1 ~
s ~
I~
, ~" ~'
~ II It~ ~
'J ~"'-
Q
!)P
\
~,
~ .
, ~_..
"
.
, /'" ''''
r " " .
{ ",'-.., 'I~- " "
" , '/ I /';';'/" tJ", ," .:'
\.: ~~ _,". :0_'. ..',T1 :I~'" '"~I " ". . ..
,
,
,
!.
,
--_....".
, ",:",.
I " ",.,' ',"
,'~ i' /.,:i. '''',' .
j .'.. l ..:';:: ~:'~" _'~J' ,'.., .~.. ; ,
:!;rl'5'~ (i~; ~,~;\ ):1: :l':'i W' W, :~i:~;f )~:: ::i(' '"" A:,' ",,; '1:\.1 ie, 3;~. ),: .,'....:~ ',':ix .
! .~:: ,;' '~.I': "":'~, ":.:' '. , .' . . ,'" r ,I . ':': "
" '>',J:,,:O ", .,1, ' . ,1:1' ,t ~ t 1:\ ','I,
i'I'~: \~iI .:l't' 'U I ,,~I. . ,,:. 9.!, .. ,/,", ",".t. ,.,' . ", ,./ ': ". ." _. ;
I'~' m tfi Ii! ~~ \tlJ ~ ~ ~~~, ~~ ~ ~ ~ ,~ :~J l:W .~~ 11$ !i11 ~ ~ $ '11" f4 'f,<; ~ '~~ ~H r*Jf!
I!,,;t',;:!t( I,;;: ,!,i! :i:'!, ...,,';'; :""i; ';; ,\>' 'i{', ".' ,:,,' ',' ',I, "l ",. .'. : :..~.' '" '" :".... ," ."I..'-,..JI \. .
l}lii ~t t~~ \~:-i-';' '\'~\~~': ;',',- '.' :,', I' ,,~,:,','.': . _"" P 14J 1.1 : / ., ~" . "rlJ. 'J ~lQ"Jt ~JJ
ji(" ,"',;';::." I': ~, .
'.. ,i'" , 1
I 'I J I I 1 I I 'i i I i
I 1 ' I I
" I I ,I " I I I
· ,'i' ,,""'~:......I'" I, I~ I ',_
'i 1:, "
'p Ii
.
II
,
I
I
I
I
I
!
I 'I I
I I I
I
"
I
T
,I I
-. ;'~~i
i~:'! ,~(. ~
I
':, '",I ' "
'}.), :~/" I:~"'i. I.',
! ~,I
:,;1., "'~ ','
.,'
. ,
,
I
", I)
"
,:'
.
~i~:I;,,, ,~,i:~,
.',','1.j,,/ I;, ;t..,
,,,' ,:;'
,.,' I,,"
,L ,';,';'
i:' i;
;::, ,,' ',',......
., ",,(:-.1 "~
I"Y
d ;
'" ": I..
,
,.
. ::;, - " ~
I, I
.J,J I... .L
,
':. ",:
,
, ,
, '
'.
.;.
.
:...
i;
" r
i ~
I: Ii!,
Ii:
I! 'il
I'; Ir
I: ,(
I<
I'i' i';
Ii
II
I
,"" "
'_ r,.
,
1::-
~~l:,'"
., "".'
, '! '-n,
"1:;"
'l ~ OJ'''
"
:1
_\
'"
"
""
"
~ I
\
1 I
I
I I
I :"';1\
I ..... \!~
,=I \"t-,
~ .j~1
~l~
'? ~
I~ .:\
"; \
~
~I'
~
'\3 j I
1 I ,
,
,
I'
~ I
/'0
\
U I
i
,
I
I
I
I
I
1
,
!t
-l:
CO
" I\.
\.
I
I ' II
~
, .' '.
Cl
\II
t
0
'1..,
'"'K
I I" 1
\,
I
1 I I
1
1
I
I:
I
..
...
11'\
\1
\
I
)
'fi
r..: 4-
':
~- >.
'1~\1
),
I,
I
,I 1 I
I
I :'
I I.
I"
1 I
T
T
I
i'i I,
I~ I I I
i I
"\ \. . ~ c
,:
'~.'!' ,Y..l,,;, A..... .,) ",I
, :"", "" "~,t',, . I
~ \ '
--:-,\,. ~if1'
".'J" :!...~~.
L\
I !
I 1
I !
~
.
.
1 I
I
I I ......, -
1\ i ! ,
I' I \ I ! ! I'"
.~_.,"._---
-
,
,
\, ~
,
.
, ': : ':.:: ...: ~t" : i": :,:'"
I 'I \ "t 1', ' ,,': ,
", ,'I I ','~l' -t ' "f. ,', .' "'
\,. :" - -. -' ," -, . .
,.' '1
,
-~-._.._---
: \
"
I,' ....
:: r
I. "4 ~
~ . . I""
. ~"".~ -,..
i
~ .
111111; ^r:XISIINflIJIII~,F.X
111111111 r:XISIINfl'''''1 V^r.^lf:UIIOUSr:
111111; C ,NEW 2~ X "2 11r:r ML Sr^r.F. & S rOlMGE UIlIVE 11111\1
IlIllfllJ"NF.W,~ X 12 I1ETML Sr^cF.
,
/
fl. ."... '''''' ".. ..... ". ., ~
.
IIIl,
,,,"~"-'-"
-
-
; I
,
,
I.
"
,
II: ,
,
'I' I
1,1 I
,j
I" I"
I. :j
I Ir
,
.; p
"
, !.
I I,
"
i l'i
I 1'1
.
,
I
I
Ii
I' I
;1
,. --. -
I'
I,
"
"
I
"
r
!
I'
\.:
\./"
".'
'.,'..
:1
,l'
(j
,"^---.
...,~
~~
'-.I
~:o
("
.1. .
,
L -
"1
_:-:--............
..
, ' '
" ""1 I -I " ,
, ' " ,,~ I ' "
.., ',..' ':_1'" :""1~, ," t, " "" ,."
. I , .
/
//~
" ~: .
'::~_ 1
_:.::.:.::.:~.._--
. -'....
<"
~ .~
.. tl
iA'';::
r
I
~
:L
i
~ ~
~ ~
'l:O
",,-
......
~,
l(
"
-
...-.......-..
. t._. .,..
~ . _'0.-.._...
, ~~
. \
. 'I
- - ~~ - '
-...,
r- .......1.;.
. , "I ,-' - -' :::,:<'*,
I ,I., .. .." ,. ,..- ':::',':"." -"'.
I >) , ' I ".-" ,., , '
.. "..'.._,. ...".., "":"-I"'-'Il:-~' ".. I' ~,..~-''''~. '
too ....- · ::to ," ... ".., \
.._ ",-,t~:"'1 ,., Il.... ,. "'~'I":'~:'~'~~'"''':''' ., .
---- ..........
~ /' I-"" ,.' ,=~,..,:j ., '~,,:7"":'~:.....,'.'.."..I' 1,,-.,:,;,,--:.....
", ',.', ' ,_" ,P . U
.. ,..,.... ..-. " ..,.' ,",/" ':;: ". \.
-..... ...- ' ','" " '"
.. .':' _... .j; ~,}:r",~'" I' \
," ,......
'\'Y\ _'''nO
,
,...
i
!
I
.\
,
I
\"
ii") '"
, '
I
,.....-..
."...." ,_..
. ~ 41
~ ~
. \" ";)
~.e'
. .'Il,....
1...l!J '
,
, '
".,'i'
.of' ..,".J,.. :'
, .' .,
, .):',
~...~ .........' .--.-...
,.~ rG
,,:', 'fi\--"U j
,\: (
i 0V
l ~-
C '.0- - - - - - -
o
.. ':l: ;1
; 2.
..'
-
-
\
I
1_.. _....1
h
~ "
\
\
\
\
\,
-----
'....
or
1<
1"
; I
, I
[,;
I';
,/
II
,I
Ii
Ii
,I
"
Ii
Ii .-
"
"
!i ~
:1
I.'... '.
,..
I
, '
.. ,O.:i
~
I
1,
I!:
1\
.~i
I,'
i:
:',:
'.
~
(~
.'.r"
"
\
\~
, .
t
"
"
"
"
/
. 'j
"".,/,,' I
1 ~v,~ !,l,'
',: "!~iJi
."..... ,,::1
...; ~" '! ~:;': fl":"7\':
: .,;." ,":!:\~:~';41'
, ..' ,\) \') ",_;..'. :.'~~" .W;"".
." '.,'::.',,/,'C:!J;ftrl'
.,",.,' w''.'::.''-' <,,-(,,1-\".
. '::.>!';;'l
J l~:., 'l
. I
!,',
\
,-
, ,.
..
..
l.i.
....._:.1.
\, \
'I'
"
. j
\
"
y.
...,.". - '---"'IIE'I'--~~-
..,..
\.1
-----~._---------------
I,. '
i"'; "
,;.::., ,:.'
i~<>
':~J~.. .f~
.'
..
, " , , '/" '
! ,,' :1 I " ,'(.;../1, 't~ " ',':t: ,,, ' :. ' " ":
'.~: .' '< ~ '._ ..i:,.' _1:-' ,.':. ,~, ,,' ,
/
F'1,
'. {,
<~-- -.:-~:..:.-::::._.-
--~
....
~
.. ~' .
,'11. ',\.' . .
.1,
'"
"
j( 0,102 "
I
I
I .;/l/~
If'"
I I
\ I
Il:l
i~
I
~
\
-. ~~. - - ,
.\.;.....-..'.-..
.-L-
-.--.-.--
":". .1,
1.
.....,.
-, T' ", '~ I; . '...
0" I,,~.-i:
!,'.
,
( ..~
~. ~
~
.0 t' -' ~
, '~'
,,' - .,. :':"7i.:'~~:f:>">')::' !~~-:~.::>:(~~:~~;~'~:{;\:jt:~l~tiH~::;~;;\~;;;:.: ': "f\ .
';~"}:';'~;'" ,;:.:,/,. .:
~
'4~
( '2:'
.,J
'f:
'F
i
,
,
i
I
~ I
I
I
I
I
I
j
.,;,~;:g I
. .- ':','}~:t;~
"o,.A:/..'/
,.;.. ~;\.fi'R\
./ .
..., .(\
~~
-:r~
QtlIV
'kll1
If .
,... "
.~ ~
...
,
tw
c..
I
I.'
I
I
'11
~'@J
-
q,
~ II"d ....J>
~ I
~ 'I
.1
" I
"
-'
~
~
\
~
· 0
I
I
l,.'
II
I"
, '
Hi'
li:
Ii I
I I
Ii ,',!:
jl .j
:. ~ L,
"
i'l
I,
j:
. J~-"
" .
"Ii .
II
,1"
I,
j
I
J
~, Ii.:
;i:
'. ,
,r '.
j'
~)~ , (
\ i~ ,~ ."
\ . ~
fla ~~ : . I
--- \ ( )
'" ~ ( '/ ..,
(~ \ ' '\
, f r [' . .
, I \
\
(-r .' ,( 1 I
'\ J ' "'\
I"() \.. '"J-^-. i.
'-<!Il:3. I
.
J~R \ I ~
~a '__ / /J51
.t'
'n,.._.".",:. .''''
t
1 .' "
_I,.' ':...'" ~'., ',,~-, . 'I .':::,-" ":'.>"::';
( ", Ll' , .. " " "
..:;, .. :':~T1"',.': '-,',',' :;..,.> ','" ,
'"
': : ,"', ~
"
.
,
.;iI'
:'~':"~~" ;:~~=;,'::- ~"
"\.'~..~,,\....'
',,"... iI,'!:: ','
,
"
IOWA HORSE INDUSTRY FACTS.. By Iowa Horse InduslrY~ouriciJ (1989)
,
I
/,
I
!
[.
THE HORSE INDUSTRY: Horses make significant
conlri8ullons 10 our way of me, These conlribullons
are highly diverse and are ollen unappreciated, un.
'recognlied orurideresllmated, .-
" FACT: The horse InduSl1}' encompasses five
' millIon anImals and contnbules $15 billIOn 10 Ihe
", GNP of the Unlled States,
ESTIMATE: ACCOrding to the USDA, there are
210,000 horses In lowawlth a lolal value of over
, $240 million,
ESTIMATE: The horse populallon has Increased
from 81,000 In 195910 210,000 In 1989'159% In.
crease, , .,,'. ;:i
.u:-..,..,
ESTIMATE: $500 million Is spenl annually by hoise'
owners In Iowa, FACT: Horses sold al publIc auc.
lion; trucks, trailers and horse equipment; and horse.
related services are sUbJect 10 Iowa sales lax,
,Equine generated lax revenue go Into Iowa's
General FUnd, '
, AGRICULTURE: Horses are a major component of
Iowa agriculture, Horses are bred, raIsed, bought
and sold like olher agriculluralliveslock, ESTIMATE:
' 'Hay consumpllon by Iowa horses Is In excess of
" 600,000 Ions with a price tag of $48 millIon over
100,000 acres of hay ground,' ESTIMATE: Feed
and concenlraleconsumpllon by Iowa horses Is In
excess of 200,000 tons wilh a price lag of $24 mil.
. lion., II lakes over 100,000 acres of Iowa farmland to
producelhe graIn 10 reed our slate's horses.' FACT:
Iowa bred horses have been exported 10 Europe,
'Asia, South America and Auslralla.
. FACT: Iowa bred horses have been Judged as
Nallonal Champions In eveI}' malor breed Nallon.
alChamplonshlp Show.
' "
, ENTERTAINMENT: Spectators allend a wide
" variely of equine evenls In Iowa Including Horse
Shows, Drall Horse Pulls, Rodeos, Harness Races,
Jumping Compellllons, Thoroughbred Races, and
Polo Matches,
FACT: The two day Brilt Invllallonal Drall Horse
' Hilch Show draws more than 6,000 speclalors, ,
"
. FACT: The Iowa Ouarter Horse Fulurilles In
Sep'lember award over $150,000 In prize money,
. FACT: More Ihan 15 breeds of horses exhibit to
more than 40,000 speclalors at Ihe Iowa Slate
FaIr,
. FACT: Nearly ,1 0,000 speClators 'attend the
April Horse Fair. '
FACT: Thoroughbred races at Alloona draw an
average of 3874 (through March), Harness
races pack grandslands Ihroughoutlowa,
FACT: InOctoberthe five day Waverly MIdwest
Horse Sale will sell over 6,000 pieces of equIp.
ment, 500 saddle horses and 800 drall horses
to buyers from all over the World,
. FACT: The Iowa Games Include horse compell.
lion as one of Ihelr events, RECREATION:
People or all ages rIde and drive horses and .
enjoy the benefits of healthful outdoor aCllvllles, "
FACT: The average trail riding family owns five
horses. ThIs family averages ten trail rides per
year, spending $85 per ride ($850 annually). , ,
FACT: Over 12,000 families trail ride on Iowa's
private and slate land, FACT: In 19861here
were 5,448 horse projects In the 4'H program,
BUSINESS: The horse Industl}' Is a source of
employment for Ihousands ofIowa residents, '
FACT: The Prairie Meadows lrack employs
over 1200 people,
, .. FACT: Over 60 large animal veterInarians are
SUpported by Iowa horse owners,
,
FACT: ,There Is a wIde varlely of Iowa made
horse equIpmenllncludlng trailers, buggies,
slable equipment and fencIng supplies,
FACT: There Is a tremendous demand for
equIne relaled goods and services Including
Iralnlng, lessons, farrIers and lack,
EDUCATION: Equine degrees may be obtained al
~,KlrkwoodCommunilY College
and EilsworthCommunily COilege, EquIne Courses
are a/so offered Ihrough aduil educallon,
!
! .
I
I'
I
i
I
I
I".
,
I'
I
I
I
I
/
,
i
,
,
i
I
i
I
I
."-. --------
~... . . '-_.. -...~.
, '--------/-3B-
JI!'.li
II
Ii
II
I'
I
I
,
i
l
I:
i!
'f,
;)'
:'
I
I
I
I.
,
I
I'
i:
I
,
i
I:
I'
Ii
"
"
::
\;
i
I
"
,
,
,
,I
""IIfl"'.
...... -~
, ~\
~
,
2
f
(,
,
,
,
,
I
~
!
-, ......---~ ..-,......!
.....
, I ',,'. ',--'... i' '.', i
(' , '-, - ", 1 t ,', , , "
' ',I ,t ~', ,
.,'.~ :.. , '-
>, ,/ I, "I ,~, : /
I ' ,,. . I . . .1 ~ .
\.. .,'" ,~ -. t" . "
, '1
- ~ -----..,
~,~
----.. ---.
City of Iowa City
MEMORANDUM
Date:
June 17, 1993
To:
Planning & Zoning Commission
Iv.
Robert Mlk1o, Associate Planner
From:
Re:
CZ9320, County Rezoning Highway 1 West.
Ann Ench, who plans to purchase the property from Gary Slager, has submitted an appllcallon
to the Johnson County Board of Supervisors requesllng the rezoning of a 2.16 acre tract from
R1 A, Residential, to C2, Commercial, and CH, Highway Commercial, This property Is located
dlrecUy southeast of the IntersecUon of Mormon Trek Boulevard and Highway 1 West. The
applicant Is proposing to develop the property with a pet supply and seed business, as described
and Illustrated In Exhibits A, B, and C from the zoning appllcallon to the County.
The proposed C2 zoning allows general retail uses as listed in Chapter 8:1.15 of the Johnson
County Zoning Ordinance (attached). The proposed CH zone would allow more Intensive
commercial uses (see Chapter 8:1.16 of the County Zoning Ordinance attached), The Iowa City
Comprehensive Plan and the Fringe Area Agreement for Area 8,Indlcate that In the long-term this
area will be annexed Into the City for IndustrlaVcommerclal development. In conJuncllon with the
recenlly approved Dane annexaUon, the Commission discussed concept plans for long-term land
uses In the Highway 1 West corridor. This discussion focused on planned commercial and light
Industrial uses which would take advantage of the economic development opportunllles
associated with the Highway 1 WesV218 Interchange to the west of the subject property. During
those discussions, there was a consensus among the Commission that, If commercial
development Is to occur In this corridor, It would not be strip type commercial, but would be
limited to planned commercial developments that might Include commercial, light Industrial and
'office uses, Uses appropriate for a major highway Interchange, such as hotels, were also
discussed.
The proposed commercial zoning and development would appear to be premature and
Inconsistent with the long-term potenllal for this corridor. Development along the highway
frontage should be coordinated with limited access points to the highway Itself. The proposed
commercial development would be at the Intersecllon of Mormon Trek Boulevard and Highway
1 West and would hinder access via a future four-way Intersecllon to serve a larger area to the
south, If approved, the proposed rezoning would result In only one development haVing access
to Highway 1 West at this major potenllallntersecllon.
This and surrounding properties are subject to the regulallons of the airport overlay zone, Any
development of this site will require approval of the Federal Avlallon Admlnlstrallon. Because of
height restrlcllons within the overlay zone, It Is anllclpated that the development potenUal of this
and adjacent sites may be restricted regardless of a commercial zoning deslgnaUon. In the event
that the airport Is relocated, closed, or that Individual runways are reconflgured, the airport overlay
zone may be amended or removed, allOWing for a greater Intensity of development throughout
this area.
135~
I
I
, ,
1 :
:
, , ,
!, I
1,
lit II
ii , 'I
i' I"
i; I,
I!
I' n
, 1\
, 1;'
Ii I'
Iii :,
I' Iii
I Ii
,
I f
I' I j
i
J
I IJ
.
", . . .. ,
r ' _ _. .
" "-1'1' I' "'",,' ,
. t: . . j ". I
, ,':, :i I ./, ''-,' ,~t,. hi'" ' " , ',' ,
\,; " ~ . ,.,..;..,.;. -' '-- j'
,- ~ \--,
,~.
---..... ._~
-2.
Rather than allow piecemeal development along the highway, It may be appropriate to retain the
exlsUng zoning on the subject property until such Ume that the property Is annexed Into the City
and coordinated development can occur, The property owner has Indicated that he does not wish
to request annexation of the property due to the cost of extending water and sewer trunk lines
to the property.
If the County Is Inclined to approve the requested zoning, staff recommends that conditions be
placed on the rezoning to help assure that the proposed development Is compatible with the City's
policy of preserving and enhancing the appearance of entryways Into the city and provide for
future access to adjacent properties, We would also recommend that If the property Is going to
be rezoned by the County, that the enUre parcel be zoned C2, Commercial, rather than portions
being zoned C2 and portions being zoned CH, Highway Commercial, The proposed CH zoning
district would allow Intense commercial uses such as truck terminals, sheet metal and plumbing
shops, which may not be appropriate at this highly visible location and would be Inconsistent with
the City's plans for this area, Even though the applicant Is not proposing any of these
businesses, the proposed CH zoning would allow the establishment of such businesses without
further County or City review.
Given the past reluctance of the County to enter Into condlUonal zoning agreements, as an
alternative staff would recommend that the County's CP1, Planned Commercial District
regulations (Chapter 8:1.16B attached) be amended to allow the use proposed by the applicant
and that the property be zoned CP1, If the County Is Inclined to approve a rezoning at this
location. Through the slle plan process, concerns rsgardlng the design of the development and
access to adjacent propertJes could be addressed,
STAFF RECOMMENDATION
Staff recommends that the City forward a comment 10 the Johnson County Board of Supervisors
recommending that the proposed rezoning from Rl A to C2 and CH be denied, due to the
proposal's Inconsistency with the mutually agreed upon fringe area polley and the City's long term
Interest In anneXing and controlling development In the Highway 1 West corridor. If the County
Is Inclined to grant the requested rezoning, staff recommends that rezoning be limited to C2
zoning with conditions regarding design and access as discussed above, or that the County's
Planned Commercial District be amended to Include pet supply and seed stores and the property
be rezoned CP1.
ATTACHMENTS
1. Location Map.
2. Exhlblls A, Band C from the applicant's zoning request.
3. Excerpts from Johnson County Zoning Ordinance.
Approved by:
~.~
Monica Moen, Senior Planner
Department of Planning and
Community Development
, ,
"
1353
_____ __ ____~___ b. _
-.
: '
: ~
I ,
1;' ~
,
, Ii
i II II
,
; " ii
"
" I"
, j,
I: (;'
I] "
r: .
I i-
I ,'I I.;
, ')
1
"
I: I i
I!.
r Ii
I;,
I' II
'I
!:
f
I,
I
,
I
::,;'", :~ I'" :'-,' ' roo,' f' ' , ,
'" ", ,', 8' "~" "
....' :_" " i ,,,, " ' ' " "
. - ,,'
" '
/
//"'1
.i
"'C
,
::"-.:':-'
--..
-
I
,
"
i
"
j:
i!
, :
!:i
"
1.'
I' I
jI I
I!
ii 'il:
. :1
l
~
\:,
,
I;'
,~
I ~
I ,,"
I:!
:i
I I
I
I ! j
, i'
,
Location Map
CZ-9320
] :
, ,
: I
/
:!
tN j
1353 I
i
I
I
i\
I
. .....,\
i'.
,
, ,
\,;
~...,..,...~".
"'.::
,',j
',r,'!';/
',(
"I
.,.{t,
o ~i
"
"
\\'!
',I
I
I
'-1,
,
- -.~"" -~'.
--,-.... -,_...,-
"',".
...........---..-~.,
!", " -, -' ''':t/, : /", " ,
,I t, 'I .
. :, I '"-'-I -t" . , ,',"
\':' " "".- - ,_I ", . "
/
i1,
'\..', :r
'...::--:..:::.::-:::.-:.-----
........
'- ,
..' ~
,
)
THE NATURE PLACE EMPORIUM
INAGS AND BAGS ......WILD BIRD HABITAT)
HERITAGE GARDEN SEEDS
A ONE STOP SHOPPING STORE WITH DRIVE THRU SERVICE FEATURING PRODUCTS
REVOLVING AROUND A NATURE THEME AND COMPANION ANIMAL FEED AND SUPPLIES
IN AN UPSCALE BUILDING WITH PARK LIKE AND NATURE GROUNDS SURROUND,
INCLUDED AS PRODUCT LINES ARE FEEDS IN BAGS FOR ALL ANIMALS CATS, DOGS,
HORSES, BIRDS, EMUS, EXOTICS, ETC" ANIMAL CARE SUPPLIES AND
ACCESSORIESITOYS), HERITAGE GARDEN SEEDS AND SUPPLIES, PET GROOMING
PARLOR AREA, NATURE ORIENTED GIFTS, BOOKS AND EDUCATIONAL TOYS ANO
ITEMS, PERSONAL SERVICES INCLUOE PERSONAL SHOPPERS, NUTRITIONAL ON SITE
AND COMPUTER CONSULTING, PET GROOMING ,COUNTY WIDE DELIVERY SERVICE,
AND EMERGENCY SERVICES TO EQUINE VETERINARIANS
Exhibit A
...,.................__.
...-.......,....
.....,::.'.-"
- .....'
\
--.-.---.
i
i 1
i:
i i
Ii
I!
Ii
I
t
,
!
ri
I
I
I,
I
I
I
,
!
I
/ ass I
"""",...,\.,;...:1
I
i
I
,
I
I
i
"
I
!
:),
ii
I'
Ii
IJ
il.
"
iI :...
I II ,~
" H ~
H.
i,
.,'
L .'-
I
,0
'. :-,',
"
,
I
!'
I'.
"
,I
i
'/
,
,
\.)
~--
i
)
'.J.o.'d"~.'" ..
.
" ,
~ . . .
i .. " , , ' '" " - j..,. " I' ;"t ' " ,. " "
, I I, t ~, ,
' ",,-.'" ' ',"-,' .-,. - '
" ' I I' " '
. ". -.
..~ '.', ~ - ,- .
/
!
!
!/\
" ,
,I,
.,'
". "-.
.......---~---
--__.. h._
. >.
~..~~). \ " ',~ ".
,. ~-
1
"
I
"
1
,
,
i
i
!
, i'
,
I ,
I
I I
I I:
,
I ,: I
I
I "
I!
:i ii.
"
I !i ,I,
1" !
" ,
, "
" /:1 I
,
"
ii ~:,
" 'I l-
i "
II I
p';
" i' i.'
il , ,
I "
i
"
I ,
I,
1
I, I I
, ,
l ,
I '
:~~
"
/
'-': ::........--............. '
--.:;.~~............., -..~..,...
......('-~~-' ','
.-" ............. ...~..~..........:".
,.-- .\ ,.............'- '.. ~......, ".\
, ..,............... '" '.
f "" \ ......,.'., ",
I "', \<",-.
. (' ".
./
:,1
Exhibit B
1111111 ^ ,I'XmIINIIIJIII'IJX
111111111 r:XISIINIII ^I'I VM:^lW IIlJUSro
I
1.!'11
1111111 C"NEW 14 X 41 IIE/^II.5I'^cro ~ SlOlIMiE IJIIIVEIIIIIII
111111; IJ.NEW 14 X 31 liE 1M SP^r.E
"I IO.... .11... 'I" ..... ... ,,~ .
."",.., H' '.
......:1:l .
"
i
"
,
I
,
),
,',.
"
.........",_..
( .. ' '...:." - <,'
" '/ I "/;.-1' L, ,', ,Ll' , " : ,", ,
' , , " t', "" , '" ' " ..
I'" .. " . , I, '.
\,. .: M . '_, _.'. l'~ ,
..
.'
"
I
)
-'__m '_._.
... "
~
,/351
l,r
"
I
II,.
,:
~
I'
II
i: 'it
iI'
i'
"
I I
i :
, I
i
I I
i ;,
I ·
! '
i '
, '
!
, ,
: !
,
! .
I '
I ,
I '
,
i .
I
I'
"
I'
I
I
I;'
I.
! ~
I]
II
II
I "
:;
I; i
,I
',I'
, ,
,,;i
I
"
I
"
, ,
"
,',
I
~ ~-I,......:
, " '
i , " ::/ 1" ':(..;/ . t .'/;"t' , ", :"'" " '
, "." ., , . ..
',.; ,~' . - '''~',',... ", ' "~', ,,",
/
1/\
;' 1
I
.. :::
"-----.:."-.~---
'-
".'
28
8:1.15: C2 District Use Regulations
8:1.15. C2 District Use Regulations. Premises in the C2-
Commercial District shall be for the following purposes only:
1. For the uses set forth in article 8:1.9. (Suburban Residential-RS)
2. For the uses set forth in article 8:1.12. (Two-Family'Residential-R2)
3. For the uses set forth in article 8:1.13.. (Multi-FamilY Residential-R3A
4. For the uses set forth in article 8:1.14. (Local Commercia1-Cl)
5. For the following additional uses:
Sale of any goods and products at retail, including filling
stations.
Shops for repair and servicing of bicycles, electrical, radio
and television appliances', keys and similar articles where
not more than five persons are employed'on a premises at any
one time. '
all
similar
Restaurants, tea rooms, cafes, and
establishments.
Dressmaking, millinery, tailoring, shoe repair and similar
,trade, where not more than five persons are employed on the
premises at anyone time, and laundry and dry cleaning
establishments, where, not more than ten persons are employed
on the premises at anyone time excluding owners, and using a
cleaning fluid, the base of which is of a material other than
petroleum or one of its derivatives.
Animal hospitals and clinics where there are no open kennels.
Commercial schools.
Garages and parking lots.
Theaters, except outdoor.
Undertaking establishments.
New and used car sales.
Print, furnace, heating, sheet metal, plumbing and tire
,shops, employing not more than five persons.
[storagr" conditioning, sale or distribution of grain or seed
grain.] ,
1. Ordinance Ol-06-82-Zl
1353
"'-"--"'~'-""." ",;.';
,
: j
I'
,I
Iii!
II Ii'
: II'
I, '
(. i
;1 I'
, \ i . ~ ~
. !' ~
:11 i;,
: ,I.,
1',1
I ~
I
I
I
," r
,'/ .,r
i
"
:'
. ;'
il
I
I
I
,
I
I
~
i'
,I
~
,
I
'il
I
l'
I
.~
I
I
I
, ,'.1
I.
I'
,
.
.
.
I
1II!:___,u
,,'I
I
/,
)"
,
\, 1
h-
.,
.' '. P l _,'
, '- / '
r . I I ",,'
I '-;1' t' '., t. " ,,,'
" ',' - ,. . , ,
," ':::,' ''-I'_t ',:, , ",
I,. . _"
/
I
/''''1
, >\-.
"<:::._~ ::.::::....~:-----,,-
8:1.16: CH District Use Regulations
29
8:1.16 CD District Use Regulations. Premises in the CH-Highway
Commercial District shall be used for the following purposes
only:
Farms.
Public buildings arid uses.
Hospitals, clinics, and institutions.
Churches.
Clubs and lodges.
Creameries and bottling plants.
Office bUildings and studios.
Sale of goods and products at retail.
Filling stations.
Garages.
Banks.
Shops for
electrical
articles.
Dressmaking~ millinery, tailoring, shoe repair, laundry and
dry cleaning establishments.
repair and servicing of bicycles, typewriters,
equipment and aPPliances, keys, and similar
Furnace, heating, air conditioning, sheet metal, plumbing, and
tire shops.
Private schools.
Animal hospitals and clinics.
Truck terminals.
Undertaking establishments.
Parking lots.
New and used car sales.
Restaurants, tea rooms, cafes, and all similar establishments.
Theaters, provided that the location of any outdoor theater be
approved by th~ State Highway Department.
Hotels, motels, auto courts or motor hotels providing 2000
square feet of lot area for each hotel, motel, auto court or
motor hotel unit/ providing 20. feet or more between buildings/
providing lavatory, toilet and tub or shower, hot and cold
running water, and at least 200 square feet of floor space in
each unit.
......~, .'-,
1!53
14 '
--'-" ---.
.I
I
!
I,
,
,
I, ~
"
Ii
Ii
Ii
"
I' !I:
Ii
'I! "
Ii L
.i I ~
t .
~J
I.:
I'
II n
'I;
I u \
"
I "
!
I'.
I.! '
:!
I
~ - "I/Iff'fI.
'" ,
",:(
',I
"1
I
/,
r
\'.;1
"
....... -
I
I
i
I
II
i
-
,-
I
,
I'
I~
,II
,
~
~
~
II
I
.
.
'-
,-
I-
t
'1--C -.,-... - .... .-'
~" .. '
..... ...-- - ~-.:-- -~-
"
.
~'
, ,'.', ," t, .'.
( - ' -I ' ' "
'I r' " , ,
-f.' ,:1 '. ."-, , ' of.- .
",,;, , ',: _ " '....:1.,"1 "-_ ' " ;',,'
/
1,\
J' I
t'
""'--."
.....-.-
--.
8:1.16B: CPl and CP2 Planned Commercial District 31
[8:1.16B. CPl and CP2 Planned Commercial District. The purpose
of the CPl and CP2 Planned Commercial District is to provide for
the location of commercial businesses in a manner which permits
the review of specific development 'plans in order to ensure the
adequate provision of necessary services _and a compatibility
between adjoining land uses.
CPl - Permitted Uses:
1. Clubs and lodges
2. Office buildings
3. Printing and/or publishing houses
4. Hotels and motels
5. Restaurants, eating and drinking establishments
CP2 - Permitted Uses:
1. Restaurants, eating and drinking establishments
2. Filling stations and truck terminals
3. Automobile, motorcycle, truck and boat hire and sales
4. Farm implement and machinery sales
5; Warehouse and wholesale distribution facilities
6. Manufactured housing sales and service
7~ Greenhouses,- nurseries and the sale of plants and
related products
8. Plumbing, heating, or electrical contractors
9. Lumber yards, carpenter or cabinet shops
Accessory Uses:
In the CPl and CP2 District there may be any accessory use of
land or structures customarily incidental and subordinate to the
permitted uses, unless otherwise excluded.
Bulk Regulations:
Lot area:
Lot Width:
Front yard:
10,000 square feet
50 feet
40. feet
One side yard: 15 feet
Rear yard: 10 feet
Maximum height: 45 feet
Special Provisions:
1. A Site Plan Review in accordance with the provisions of
article 8:1.35 shall be required to obtain a building permit in
the CPl and CP2 - Planned Commercial District.]l
1. Ordinance 03-22-84-Z2
\
-.--'" ._~.
/3Sl.
!.
1
j
jl
I
II
'I:
11
Ii
l' ~
r
';1
. 'f"
II
,i
I
." ,/
.11'.
:
"
:1
I
,
,
i
"
).'
, i
I
,
-:
. !
i\~,
, ,
I,
I
~
. ' ~ .
'," -':"1" ,;:" "'-I, 'f:t,; ,';-'" , ' ' '
"" " " " I ' ' , " ' " '
I'" , 'I' , .
.. . - -... ~'. .'
/
//~ .
....., t
..... ------
_.. ----
--------
---
City of Iowa City
MEMORANDUrJl
Dale;
June 16, 1993
To:
Design Review Committee
David Schoon, Economic Development Coordinator -:P:J5--.
From:
Re: Old Capitol Mall Signs and Canopy Proposal
The Old Capitol Mall wishes to alter the existing entryways and signs to reflect the new name and
logo for the mall. Details are contained In the attached Information submitted by Mason
Proudfoot, Space Design Intematlonal . the design firm representing Old Capitol Mall. A color
sketch and samples of the materials to be used will be presented by Mr. Proudfoot, or his
representative, at the June 22, 1993 meeting,
,
The canopy and signs shown on the drawings must stili be examined by the Deparlment of
Housing & Inspection Services to determine compliance with applicable building and sign
regulations. To facilitate the approval process, the DRC can review this proposal and make a
recommendation to the City Council contingent on all City ordinances being met.
As a reminder, committee members should view the existing signs and entryways prior to the
meeting to help aid In the discussion,
1379
- .--...- .... --..........:..,..".-.\,'
.;,.i."...,...",........,
....c..., .,."......".,
...a:......
I
I
I
I
I
I
I
I
,
I
,
I
i
;
i
!
i
\
i
j
l
,
)
,
,
,
1
,
1
I
I I
!I,
I -
, "
.,
\
, ! .j'
'I'
I t:
i I,'
I
,
:1
!
:i
"~
;!
"j
;1
'~
"
'f;
:1
:Ii
:)
"
;j
~'I
~:
'.,.j
I!
J
.1
'> /'.
I ,.,,1,
iii"
. . .1._,.
!j
I
'I
.i:
"i
.'t
i)
';1
.J
,
;;
.
"
"
'r;
:.\
"
:1
I
:;
"
r."' .
"
. ,
i',
Ii
,
,
,
I
,
\
, ,
I ',' '.;':: '-, 'I':"t ' , ' ' /, '" '
, 'I 'I' \ ' ",
" ':i ' ,I;.. ," l.. , ' ,
. " \', , "
" , ,,' I, '. ' '. .." , ,
': " ~ -
/
,
/"',
<!.'
\., "1
'--., - -~ -::..-=. '
....-_.~----...---
; i,~
G g - ..
~'R ~! I" ~ ., I f H
9~~;: 1 a ~ i ~ " ~,~
~.J. ; R , , 6 I II
Hi t i i 11 j I ~ ij 1
fij g ~ I 11 ! h
~~~s O! { I) ~H .!'~ jj :~
~~ 6 8. 9... e B~ ~[
~ ~ ~] Ji 1 I~ II ia 0 ~
... 1 ~,i, -a f ~ U.B 1 Ii H f I
J:l.~'d ~ ,5 .lhHP1~
~ $~lJ' ~BII! 96 H~ ~t ii'
o I B ~ il- I ~ ! 6 ~ 'i .~ 'd'
u Ji ~ J," nO' 'I" L,~ ] i i. 1i i
=.SIi'" ..~ t! ~~l}"'J~
,~D Hi~ h 'Sa l h 'i~ ~i 'i!~
ifi ~~1~ ~., h li ~,~ l~ e~ "1
Q ;! If j 0 ~ l" ! 2." l ! ~ !@ ,,~ If
~ li~j ii j~ i~ Ii fl !! !J~
~ ~iJ! i i if d U ii i! ~i I
o !t~~ ~ 1~ -., ~~ ~~ I~ .j H~
~ ~!~~ i ~i H ~Illlt, Ii ~H
u ifi~g I ~1~1l I! i [I!~ lBl
8 hBt ~ ~~ H H ~~ ~1 ~~ !~I
I
i
I
(
/,
,
"
, ,
i
\,
\,;
'"
~ -,
t' ~
~
~ ~
~
-<
r"":l
...
.
--
.
<C
~ .
~ ..,:e
t' ~
----... .--
;
I
i;
i,
ill i
)I .
1'1,: 'I
,1,1:
:1
I' t
Ii \
~ ! f!
j 1,1:.
t 'i
"
.''i.
,I
I
I
, I
ii" '
, ,
, ~
,
I
i
I
13?'1
i!
. ......... .., ,,~.
..\' ,
: ',,: ;: ~-:.;
, ~,
'1
I
!~1
)~
" 'I '
'-J,!
\'1 ' ,
.,
i
i." '. :1 / ':~....r'., I.t / '.: ./,':"t .: '. .
. 'I ' I I . '
,." ',' .
~ ,,;',. ,'- ," ' '.
- .... .
/
1/\
/' 1
, J:.
"
'<:.:.-:--::::::-'
......~----.....
'-
'-
-~ '.
.-
.'
I
- 1
,
I
I
i
....t.!.
. ,
. I
~I
II
nj
1~
'.
.--.'-.....'.,....,..,.,;"..",'., 'u'_,
"",", ",", ...i. .""..
--_..,-- .
I...... .,
h ~ ~~ U ,..
~I'~~ U "I2J
~ ~l. \- I- f~I IU
- i~ l. II ~,,~
1i~1l ~ t ,5~~
l!lH ~ ~ P l\~ Ii
a!~~l..I 7 ~~ U~l
\ \ .
. \ .
\
;:J"
w~
..
'w~
.Q~
.-
. . en .
. i,
\.
.1 \
,
\
;
I
\
\
\
i
I
\
I
,
,
I
\
\
D [].
D D~[D
. . D~~ ~. z
. .cn~j~
D DC' ~i. [ij
.../
.W
>
D. . ,~
w~
, 1-"'
ur
'~~
-
~
. ~---,
I
1~?9 !
........,.-..,,' :,1
. I
I
,
I
I
I
. Ii, ~','
i .
Ii ..'
Ii - i,
i .1'
I"
"
'i "
'1\!" /:"
1 If'
I' ',j'
, "__. "L'
i'"
,\
"'j
I
'I."
i....
. i
I
I .
I I,'
i'
it
~ .'
I
) :,
I
"I,di'
, ",
I,
,
"';
.,.!
. i
;. "
, .
_\1~_______
'I/ff"'"
,
I
I
i
i
...,.....
-
"
"11 --- ,
-....-
'It,""
.II'
. ..,
. . ,
- -,':" r . .' ", .
(, . :1: .",:,1. t r '. " .~ "
-. '" '
,
I
1;
~.
Cl
~.
--- .~
.'
I,
I)
J" ':
'-" ,,'
'-..~~-,:c:.:..:______._.._ ,
,'),,) ,(1'I~ I,~,I)
a(PfI I~
II~ --
h"''j1lJ!
,.
t
.9
u
..
~~
,...
I
[-::]1
L..,
h [' .__
r'"
:L
,
,.
L
.,
-------~.-~
I
l"
.. .
. ..-.-..'-."'.".,.,...,...,;,. ','
'''.'...
-;,.' ,,'.....
".wl~
.~
'z
"0
~
>. ,
'W .
, "
..:I,'
:W .
. ,
>.'
0:,
~.
.W~ .
':C;'l!!'
...~
D:~
o
Z
,
,
\
;.-.-,.--.
/37'1
. ---. ~~~-...., '."" '''.''..','
1';'
i :
, ,
L , ~
" .
II! . .!
d.' I
II F
. i! '~
II _ \
ii, '. ~
.1\.
:1 -'
I
i
. .
,; i\1
,
. ,
;
,
Ii
.
i
\.
i
I
I
,
'1
';1
'. :r'
"'--
I
,
.'!
";,
. '
,
" , ~
i.; .
\\i
"
...... ~-.., ~. ~.... ~ .;',...... --,- ~ ---- -- ~ .... ,\.
, .'. " /'
I... :1,/ ''-1' ',tc.J ",.:t. . , . ".
" ~.' ',~', 'I.;' " ,~1.
': :". .' - -., -' \ .
,
-,--
~'
...1
1:,'
1;'
'h
t,
I
tl\.',
~'"
~.
t
'I
!
-,,'I.
I
..-......'...".>-/,'...-..;,........,
/
1/,-
I' I
... {,..
,>,:c ::.:::c..____.___
.-.","-
I
i
, .~
"
L...
I - 1
!
,
..l..'
,
;
L.....
...-
I
I' ,. I
,
I
" ~',
, ,,"
'.'
[~.._.
.'..z" .:
"'0 . .
. . .
.... ,
, '- '
t ;.... . "
~. :~. .
~ jJJ'.'
~" ...I .
, ',,< W'
. >
. ,'a:"
:.:.~~'.:: I
. W"
~.
10,' " I I
..'.,,1 L; .
I.".... 0(
, ~ .
. :.. ""11 .
,.. ,VI
cO,c(
. ,;W
. . ;,,~';."'''',;'':'''. .'
" ,,"
\
1.\
I \
.,
,
. \
\ ..
. .,....\".,....,
"
,....-
-. .
. ,
. "
..
".',
"
~~--.
13" I
.~ '_~""'W~' .:,',.
,
I
I
i
,.
I
,
!
,
,.
r
i
I
!lllli
I I:
t I~
11\".. 1.
I.'
'ii: (
i .,11
I
'1'
'\ r
.,
, ,
, l'
, i'
"
II
I
I
i
I.
'.
'.
.',/
\
, '
.,'}
I
I
'!
"
Ii
pl.
"
----- .~
""------..-: --~"W' ~ "'_.'_.....!
.-.-....~~,
- ,,' / ','
. /,. ,
' , - -(" -, ,
{ 1 '/-1' 'tl' :,-1 . ,',
." ' .:, .. ,'/''-, .' - " : ~ / , ' "
' ,,' . '.' I" _,.
.: .
/
//\
, ~,
\_- . ~
" :~"
- -:- ...------ ~-
-.--. ---
. 141'0'
1"1'
10t,tpll
,1'11
------~....
l'
.
\
,
,
,
,
,
.
!
.
!
.
.
,
.
.
~
.
~ 1
~ I
~ \
I
-' I
!;: 'll I
.;.-'t I
j
~
"
-'",
I~
~
~'&P YIN'l'~ i-IINi:t:>~
~I/:.VINyl,I"ro~
Hl'\.lSQ1:/ 1H9IPC<&l:> ~
1W'12(~t'I\'. "(J~
eow~)"Pl1l>I?i'<MD!l '
f'''T\-l!oAA tlM\2. ~H~
~
l'
I
I
ELEVATION WINDOW GRAPHIC
SCALE. 3"-1'-0'
... "."
~ 4'
r-rr
.
.,
"
.
u
.
!:
z
u
.
.
,JI'o?!)4H~~~PWM1Ii~
--
, , ,
~
.~
I 1
. '~ V"" ~
" , v....,_....'...~ -1:.:..':.
~' -
,
I V
,I
:1
:1
II
-....- .-. ...,., ...,
,
I--l ~ T ~:
c.wt>Pj' L6HrH\I.IlZlilll~T
~WT~B 'l> 8Nrl'./'NGl!6
P'~llII~o~ IitoV/>PI"'"
t;/.WI',.1tl /:Il1>!ilN'rcmP\!lofl.
1l~~"""1DI-l,
,........iJltfIPN' f'Itl/lWI1I'1~N
/' l<l//(I~~~1l:I N~ 1\1>",.
.
FRONT ELEVATION ENTRY CANOPY
SCALE. 110'.1'.(1'
"---'~"""h.."., 'h':',',,;
13"
'''''',- <,'.
.,......."'...",,
,
"
I
,
I
,
;~
I
,
II
I'
,I
Ii
Ii
"
I'
'II:
I,
11'
1\
Ii
"
! '
,I '
.j
,
!
',':1,
I' i !,
\1
;1
Ii'
"
\,
""",. --
" '\
I
I
,
,- - ~~--.;--~.....-
.' " . -:- CI " '- '1 't' .:'" :
" /. I' '. l... .
'. .~ ,
''', ,,1"_1, ,H..... " "
I~,
,..., .,
,-,..-...--:..-.:~~---~....
" ,
11411
l'
._.~. ".
___IUT' lUU/<! l<:w PI>N~\"
---
~'
~
-'
..
~ .
~
t- . ...~
~ ~-t
....
~
\
i\>
~-l
I=+ :~
, --?,INf ILWI-j,t~N~L-
--,., 1.1l!Tl!F>9
"
, ~PWI'f~~
~
~~.~,~J;VATJON ENTRANCE SIGNAGE (};j
i> ~
~
. . .
~ ~ ~
~ 1I "
\s
\ -', 1\ ~
I
I
I
.~;
!
,\ .",'
',\)
....1'
",1-0'
(}-----
f
"
Y"
;/..-"
~
/
~P'p.'H11l') ;'WM '~"'IN'
.- PrrU<1 To f>t~~
~i2llOTtJf'P!....r&&l..o
WM~ ".Mtlll>.lllitv.i~
~~',
.----
h'_ ~!#Ilw Nlit'wru&(>
T",",*Il'''i'I~r'' &/1
I.<<.lt(w ~I~~ fI'~
I'IJp jlIHHp1W'e1olJ'1'0
'TIl&lllLYITl~i.u.U-,
--~ epu(,~OP~LUM
. , lU&I>, TU~1l I(,T/I ~Mt
~ ~~f'I'PfGon\l8 '
~t-l!lp.c.I"Vtl~1C
~"JlI~!f,
.., ::~',"'.' "~i",'::l:'..:.
-.;...,.-..-
, ,
_ .. ~~!J.~!' AT ENTRY CANOPY (.6.'j.
--'."V_""'~'~.;"""..~.".,..,.,:l "..~~ \ ""'~",.., ;'..:,: '.' ,_ i"...'..",
-
---. --.
! I
!,
ii
"
,
.1 Ii I
I
!
I)' .. f
IJ r,
"
I il', 'I.
I ,
iI- i
'I
1 Ii. ~
]i
~ i I,
I
I
I "
I,
i
:1
I
I
,
,
I
,
ii,
131'
;'
,......,.'..,
'I/ff"'. - - "'-----.-....-
" , /' ,. '.. ~ ' I , " .
I .. "1' -,' . - --- /":" /: .' " '
'.. '. :1,,/ .",-, ,-t-:-/ '-';". ' , ',' ':'
, " I. ' 'I, .
, . . , ~
. ,'.. -, _.' '-", ' '.'.,
/
/^),
-.. - .
....'-.---
.., .,'
f, ~[!.~~~~~ ' '\~i ;
I
nl ,
r~~l '. I
\- iii\ ~ I
I
~U. I
I
I,
i
1 t~"!~6\ ~ U1
l~fi ,
~i! i? ~ ,
,
" :
.
, ,'"
.' I
I
I
I
;
L" ,
T ,'"
<:,' >-, ,: , .
& ' '~'cC ' ":',' , tn
1 ,="^2,:e.)i.:&&""g
~ ..0.... &x::A.' cs: D. >-',~ :c
~ ,'...:.....:'o-~.I-o,:C 11\ .' ~
" . :c:).,. .~'. Q ....', :E
:. ,'~,:e.'= ':e' =-::,:e': "'Z
"~:"'<C '.4 ,I- C' ::....~.,; ,',~
,~Q..O:'.c(''''O .0:".N:'::: .~~,.
, ':,' Z.. ....' '" ~. . ....:-::.~~ '
'C'~o'" ,', ',', w~"
" ',' ",,' ,,' , ":':i, ~~.
"IiI!'".,:&;'::' ",',.', ",,'.::i.: :,::o~~'"
.'C'" ',.' ,'" '0:'
',', " " ".: ::''; .' ':u., '
I '," '. .
{i
I,
:i
, I'
:;1 ~
" '
Ii ,'II:
Iii . \
Ii" I';
III! '
! i
i
I
, I
, r
I
I !
,I':
: ,~
.~I l~
!l I '
, I:' ~', ' ,
:1,
';, (
, I
'I,
"1llN<l!l~
" ~HJ.,.k:>d".l.
rJl1J.4J.ld'l~
""11
r'
II
I
,
.i
/1.7' I
--.,.....,.,
.-..~~.,'-,',," ".""-"'."
,
\,
,
~,. -- -
'1-------..----~----
.... " - '.
lit w--' ')
..... ...- -
--,- -~ -
.... ~- - ~
I -' '
'", "1 'I - "
, ," " . . '
\ ' ,''- .' ' '
" ';. ,:..:J' J f ',:' '17U'" - '",' ,,'. '
,-.... " . ' ,
;../
, D"'~' ~I~
,~~~
.
-I
~~~
_____~...dt
-
.... -
ii'
1379 '
, ,
i
;
i'
i'
I,:
".
(
I
I
r~
I
I
1
~
,I
I,
, "
J
I:'
I'
i.
I
Ii
II
I'i
'I
i
j
,I
"
Ii
,I
"
'I'
,
, I
\1.,.
"
-
-~..,..--.... ----~ -'...."j---
.- ....,. ","
~.
.,.- - --:.r- ~f ..
-
~
-.
.... ~
\ ..
~,
.
" , '.' , ,/
" , - . -'- ' "-t ' " , '
I. ' '1 I "~I'.' t-J.../' ,;f,' , ' " , "
:"':~: : ' _t ,/'1" '" . , ,
~~::' .,j","
,~,.~~.,
I
!/ '-,
/ I
\. ,.'
,''-... ,\
.:..-=- ~;:'::::::",~.---
, '~
,-.."
~[
~~
;,,'
~,
g:
(f)
...J
o
t-
o::
~
jo
~4
I /:l;~~ ',; ;~'h1' ....) ~":~~.\ , j ,
\:I\~'.l:; )\~t,\'I(1 .Q:.~ l\y'; .
!I~il' "l"l"/~"!~~i:'~r'..'U"'. '. 'iJ~1 'y...,
; ~~II;~~t~I~~;i]~\~:\' ~11~~~I'H :;~,i/~r ~~~/\ -: - - - :lilil~~'\)~~ ~'~I~;;,~fr~
"lilT tV.", l.,t. ,I ." r J'''' . ~ I I' '1J..'
'l~ H'~\ I ";I\,",,,...t;~.. ~'~l."""1 "~f~'" ~."\;I''!
:!~,"",b:";/,~~,\,.\,.I"!l~" '.\,~,' ,,' ';~'/:~:,:., '
\' 1j'1~.,'. ",~.".;\,. }~"";' ':. :"'1\1/1~:.' :',; .,
Ii' I ,t,"'". -" Ill"( '~l.l, .... ',t" t~'r" '.. j. .
, :;'t~ t\,' '.. ',~r,',(' ' 'I . '';'~'''~:''.'''~t:
",:~;~~T:~IK;,;l~l, .~.,?~~ ~)'!t ,~~ ,,' .:-.. .. :;. ;~'\';~ .~' ::t.,":,J.i~!';:;;
."'", ~ ! ".. '~"" ",.
t I' .t,,~(it ~l' ~ " t'l1,} oj ,I" ~. :I:t', " " ~ l~ :,t h "I':"':',\JI t
' 1"ll!"'i"'(."~1I':1 S'~'I.~.A.I, ),rl It'\'l,''~ "..,:~h~.lb~~':'''<
>- '~"t1)11",GI.'~I'I' "J~~ ":/'11"),'" f'!l""I""'~I.,
· I""," ';'1"'",1 ""(M~ ';'~""I".' ..' "I".i"i'~,\".',<
~ ~lf,f.t."",t:~ t~:^I.;.t(!~ 1\':I,I,r., i '. ' " "':"lh \:5.:. }:
.of .,.,r'1;l"~,11",'''''~i'3It'\'f ~I'<\\'~II:' ,)"",~l'''',r..:,.,, a.
U 1\\~1~t'iil"~~:.::!';^'l~''''''jI'~'''!,\,: . lil::r:l'\l~t" ':i' ~
W. .~ ''':'''!'#''''.l",;,''\''''J.,t//h\''l>'' ,. rT.1.11 .!.'L~'!,) 3
' ',.I. "J- I'"}' "r" ,.... -, \01'11 '\'J . I~'''''(' I I, ,..',
< ~', I " '. ~ I., , ,< t, ... .1 .
. 1,<" 'I' ,,' (\ . ,..' '\l:.I..1 ...'~i.\l' 1,\ < '.t"'~""""'" I I
> ~ \. . r .1 .',' ,'" " .... ',"" C', ,', ..~ II
d IJ :.~"~~ 11.'.~'1""1 ..,.:.:~I': .1;';'ri,I,,'.:':: ' ~l::,,',~,/," ,""
- - . . "..j. , ,','. ',; ,. I',.
~.\ ;<~H:~Jiil~r(..{ ((:\ii:~ ?J.~'~',t\l-' ' rn' :.'f;'?~/~\~,~:" ~ W
~ ~ ~\\*&~:~f~ ff:l~~illl~~~~~{~i .: ~ ':G:~~\~i~;i ~ ~
Jill,'~~t."~1 \,'\1 Wi'I~lrl.!d.~ 1(\{~i'J,~ ' . ,\r;%~~.~a~,~i r.
~; v.~n;. 1 I '~l ~,~~. ~j, It' 1,\ ~ ,t~l~UI ~"';" ~lk"
,.\;~ /h.; , , '" '1I . a: ' l:~' t\.(,
~;~~i!;~Hf~~ , I'Jl}~{t: ' ~ . ;lt~~\0~~~rrtll
.~r,,~\p.'i"&~" I" ' ,/., > tlll"~\"\\'IL
~lM'f~~~WN~~~1 II! \ lIt r, II\' l,}1~. ... .Jl.)~~wl':"fJ,tl.~.
}~1~.&/ ',,11 .. ,
.11 II.~.~~\." ..' "..,", '. .... '. :
If!; i ;fA" '. .,,'. " '"
' ',' .. ",' ,,,,' .:' " . ."...~
I ," " ' '.' .'.' i :,li\i}:Ii!
' ',.... . ,,'.' }\~~h,
~\~!1r:W~i;{I1;:tIW.' M{~~)f.lji:l~1.!~k~~~J~:~%~
11).~(j\I~~~l~!rltifi; ,,: ~i~it.M~t,~t'~\~l~~I'f.~J~1f.1,
""'~"'~'1.nt' ,,' 'i"M"J!!" 'Iiifl. ",~' ~
~1'(~~I:~~'j\~~:)~~W " .' MiWI:~I~\fjr~Lfl;~"~~~~~~.i~
li"t";:f'I~~ I "'I",\~,\ ,11' '~Il,\
I :\I~. ,41'" j" ('I ~ ...1_,,,, I" 1 jl \ I "," ,,,,
", . <l1'1{' . "JJI.. :;,,1-'\.- ~.. I. J.
v~ "I": ,1'~" . '\~,., \ ./1" . 1 fI 'j'"
:-'n;~\ l{'I'V:,:('il ,/ ~~i)f:>>~~'?~~'II:\"~i!;~~~'~
Il~.~.,\I~I.f!I.~ ~.;~" ','rS", '. ,~lt~l,t~I?~,t:".t:;iA'I:...,~(;,~i'~~" ~l
I r:tl~' ilt'~,:t"r).": ....~. . , ,r:\(.\,~~t,'~ J\},l~/'~"h~l.f; I.
, 'i~.',
..t,
---.-..,-,-.
133!:llS NOWNIHSV M
CJ
CJw
6;CJ
~~
Q.CJ
133l:l1S N01ElNIll:lna
-'-'''-~'_..,.,..~.. -.
i
!
i
,
;1
!!.
'i
, Ii I
I, Ii ,
I:
,\
n " j,
~ I i'
\ \.
" 1
,il
g: Ii "
I [I. (;
(f) I "
~ :
Z I
0 I
~ i
I
I
,
U ,
I,
i
i
,
!
I
I
1
1 (
'I
I, '
"
!",
/37'
....'..,,-."
"
LllIIL '