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Home My WebLink About1994-05-10 Bd Comm minutes '''' " , i:;~'1 \~ ) ./-'.., , I \, ('-,<,~ \\ " , i ~ ! I . ! : I i Ir, : i ! , \'.,; , \"t,'-~' , , I '.1 ~{~' 'f:~i\",'~,' 'r.x~~1~ : :'~I >"" . .~~f ~ ',',,,(, L_",,-_ (""0 . " i .' . " '~r; \'1 , '. , , ,~. 1 '., . MINUTES IOWA CITY PUBLIC LIBRARY BOARD OF TRUSTEES REGULAR MEETING 2ND FLOOR ADMINISTRATIVE CONFERENCE ROOM THURSDAY, APRIL 28.4:00 PM MEMBERS PRESENT: Margaret Cox, Stephen Greenleaf, Anne Hargrave (arrived 5:00 pm), Jeri Hobart, Philip Hubbard, Katherine Moyers, Jesse Singerman, Anne Spencer, Chuck Traw MEMBERS ABSENT: STAFF PRESENT: Black, Clark, Craig, Eckholt, Eggers, Green, Lubaroff. Spaziani CALL TO ORDER: 4:10 PM APPROVAL OF MINUTES: Special meeting of March 28, 1994 Moyers/Hubbard Regular meeting of March 31, 1994 - Noted misspelling of Board member Singerman's name, MoyerslTraw as corrected(Singerman) Special meeting of April 4, 1994 Moyers/Spencer Special meeting of April 18, 1994 Moyers/Spencer FINANCIAL REPORTS: FY94 Receipts year to date: Receipts are higher by almost 20% over last year at this time. This was evident in fines, especially, FY94 Expenditures: Expenditures are just about 75 % of our total budget which is where we should be at this time of the year. FY94 Gifts and Bequests: Most of the money in childrens and adult materials will be spent in June. The Walker Trust paid $8,900 this year, an all-time high, This trust has given the library over $100,000 since it was established 40 years ago. DISBURSEMENTS: Visa card expenditures for March 1994 were reviewed Disbursements for March 1994 were approved: Singerman/Cox STAFF REPORTS: Review of FY94 Third Quarter Statistical Report Eggers clarified some of the circulation figures, -- --.. ),',' ..." ".:' - .:.. , .0 , I "'. . '- . 1011 '\"". )t. , rt.. \) 10, ~:2~&;:! ,.'~ .. , I '''' '';'''~ , 1 , 'I '. \. '1 , ,,;.,~ " ;".V... , , I" , '~' , '. I , i i ) 0.'- "'. .' JI''fi , "~""'''''~' ~. ,1lr.,~,1 ',:\ ,I",h,l,"'" " "~.. ;:';i;'\,~, ',1';;1-1..1, , l,_..',, ., ~~- o \. i ,;> , ".' '1'1 ,I, ~ ", . .:.'. ' ICPL BOARD OF TRUSTEES MARCH 31,1994 PAGE 2 She pointed out that 17,700 new items have been added thus far this year. 14% were gifts. The net growth of the. collection was only 2,637 which means we're steadily discarding materials that are worn out or are out.of.date, Eggers noted that circulation of all types of fiction had all gone up considerably. In adult non.fiction materials, circulation of books on computers, religion increased at the greatest rate, Growth in childrens fiction circulation reflects the work of selector Katherine Habley who has been refurbishing the collection during the last 18 months. Development Office (Eckholt) Eckholt expects to meet the Sustaining Fund goal for the year. This would mean that overall giving this year will surpass $200,000 for the first time. Funding the Future campaign has essentially been completed. Some major gifts have not been finalized; followup is being done. Eckholt reported that three fourths of the food at the Funding the Future reception was donated by Bushnell's Turtle and Ed and Sherri Zastrow, The June 18 Book sale will be part of the official activities of the Iowa Arts Festival in conjunction with that day's outdoor Art Fair on the Pedestrial Mall, Eckholt noted the inclusion in the Board's packet of a letter sent to him from Hansen Lind Meyer, Inc. regarding contributions to the Friends Foundation City Code Revisions: Eggers included in the Board's packet a copy of the ordinance in the City Code that establishes and empowers the Library Board, This ordinance has been in existence for over 60 years years, first as part of the State code and since Home Rule in 1974, as a local ordinance. The City Attorney recently reviewed all ordinances and changed language to make the code relevant to current practice. The City cannot change the powers of the Library Board of Trustees as described in the ordinance without needing a referendum, There was some discussion by the Board regarding some of the deletions and changes, Board members asked Eggers to speak with City attorney about some of them, Iowa Communications Network Seminar Eggers reminded Board members about the ICN seminar scheduled for May 19, 1994. This is an opportunity to attend a workshop for Library Trustees and a demonstration of the Iowa Communications Network (fiber optics). This workshop will be given at 85 sites throughout Iowa including the Kirkwood Learning Center in Iowa City. Announcement to staff about Craig's appointment as Director Eggers described the events Wednesday morning when Susan Craig's appointment as Director was announced to staff, Board members Greenleaf and Moyers addressed the staff as well as Eggers and copies of their remarks were distributed and will be distributed to staff who weren't there. "'. . ~ ~ :~ I ttl , , r f. I I I ~ ~ l01C-\ liS r ~[J o ,\ SWJJ! ,I ....'-'~. , f-.}...." , I '\ . I i" I I i I ! :: Ii , , , , ! , ~, ' , I'. I , I ,I i 'i J: ;,t il' , ;> I " ~ ' :A-: :","'" ,", :r.'" " '1'~ . ., ";:',.N',' __ ,/,k i:lo);JJV", " :-~:""" L_.."\.~ Co i'l .'~t ~ , ,\ , . , ,;> . , " . ,..- ';~ .:,~...:.. ICPL BOARD OF TRUSTEES MARCH 31,1994 PAGE 3 COMMITTEE REPORTS: Strategic Plan: Craig reported that four staff task forces have begun working on the strategic plan writing objectives and tasks for each goal. Seven to nine members are on each. They comprise staff from all areas in the library; librarians for whom participation is mandatory, and other permanent and hourly staff for whom participation is voluntary. Facilities Planning: Greenleaf reported that the committee met and solicited written materials from three construction management firms. Two responded and the committee determined that CPMI was the firm of its choice, They are headquartered in Des Moines with an office in Coralville. The committee met with Richard Janssen who is president of the company and Daniel E, West, Senior Project Manager. Contracts for both CPMI and the architectural firm of MS&R will be developed and approved before July 1, They need to be coordinated to be sure responsibilities for each are distinct and not overlapping, CPMI has established a tentative time line for the project. Jhe committee was very impressed with the firm. Jeff Scherer, MS&R architect. is coming to meet with staff managers on May 9. The construction management firm will meet with him the next morning to begin to identify their areas of agreement regarding a contract, The Facilities Planning Committee hopes to have the written building program ready for Board approval in June. A packet of information regarding the status of and future plans for the building expansion has been prepared and will be distributed to City Council members. Search Committee: Moyers thanked all the members of the search committee: Hobart, Hubbard, Craig Johnson and Bill Burger, They finished at 7:20 pm on Tuesday night. Their nationwide search drew 22 applicants from whom they narrowed to a list of four. All four applicants were highly qualified professional librarians and the choice was difficult. Moyers stated that an "internal candidate has both particular advantages and disadvantages to deal with and Susan Craig waded through those complexities to emerge as the Board of Trustees unanimous choice for Library Director". Greenleaf asked for an motion to formally appoint Craig as the new Director, Moyers made the motion which was seconded by Hubbard. All Board members voted Aye enthusiastically, Greenleaf complimented the Search Committee on their diligence and quality of their presentation. Traw expressed his pride at servi(lg on a Board that worked through the process as thoroughly as this one. Hobart stated that she felt it strengthened the Board, Hubbard applauded the process. He stated that the Search Committee followed a procedure that allowed Craig to emerge as the top candidate, Make appointment to the Art Advisory Committee: Linda Dyer requested that the Board approve the reappointment of Suzanne Richerson and Jane Stone to the Library's Art Advisory Committee. She also requested $600 from the Gifts & Bequest Fund for the purchase of original art for the Art-to-Go collection. Moyers moved to accept Dyer's request. Hobart seconded. --.. -~,-_..~I!I' _:: o.~):", , , " -- ".. . (0'11.\ j' I) ~ i . ~d ,..'.'. ~i...::l" ..,. " ,';.;,' ',~ ," ' I I , I , , I \ \ \ I C,' 0'- ,,', . - .' . i'-~' j , "'" : ,....,~~\lj:. ' -'. ".. 1 ' ,,) . '~..,. ,....-,:;~,;~.~ ";~"h '-'.:....~ ,<".",-"~~~',:",,,,,--,..~~~,.___,__. .'u ICPL BOARD OF TRUSTEES MARCH 31.1994 PAGE 4 ADJOURNMENT: Hobart/Moyers at 5:45 pm " '-": " ," ,,' """, ,,'-, "', " ' _._ _,_~,__"~,~,,,,,,,,,,,,,,,,,,,,.^-",.,,,,,~.,,,~,,".'_',~ .M....___..._. . . Minutes taken and prepared by Martha Lubaroff. ,'-"" ."., , ,.- -. ,-' -~ .0: )",,'''''''''''' ',' i; : '," .-,' ;';', .~; :..".;;', ,,3~,J'.< , ," :~ ~ I ~7Lf '- , , P' '. .- .. ... , ',' J I I ',. .. I ,I Q) , ' " ,'!, . ',:'" ~"\ :l'~_"I:;~'-""'~':.."-""'r""''''''''''''r~~'~ , ' , ' ''it. ,~ ..) ,fO"';i. U,." ,,:' ~,i , ~Vld-) -~-'.." , ( .'.i.~ , 1 I \ \ \ ,\ ' \;\ . ~,If,;t rrJ . i' It.: I, ill: i 'I , I, I jl i' , , 1;, : I"ft '~~';\"'" '" ~ .~,I,j:m~ ;,~t.l' (, i":r':~t,;~~"~,, """"':;-'i , ' L._."\._ . \. j ,'~' ~ " . . , ..,; , MINUTES IOWA CITY HUMAN RIGHTS COMMISSION APRIL 25, 1994 CIVIC CENTER LOBBY MEETING ROOM MEMBERS PRESENT: Sara Mehlin, Dorothy Paul, Pamela Dautremont, Jason Chen, Alison Ames Galstad, Pat Harvey, Ann Shires MEMBERS ABSENT: Ken Gatlin, Rick Graf STAFF PRESENT: Alice Harris, Anne Burnside, Dale Helling RECOMMENDATIONS TO CITY COUNCIL: None. REQUEST TO CITY MANAGER FOR INFORMATION OR STAFF ASSISTANCE: None, RECOGNITION OF PUBLIC AND NEWS MEDIA: Professor Adrian Wing, U of I Law School. SUMMARY OF DISCUSSION AND FORMAL ACTIONS TAKEN: None. CALL TO ORDER: Galstad called the meeting to order. She asked for approval of the minutes of March 28, 1994. Shires made motion to approve and Mehlin seconded. Unanimous approval. Next meeting is May 23, 1994, in the Civic Center Lobby Meeting Room. Burnside reported on two housing discrimination cases: one was settled; the other one went to public hearing and is awaiting the ALJ report. Harris announced the public hearing on case E/S/RET 9-27.9012 is scheduled for June 7-10 at 9:00 a.m, in Room A of the Public Library. It is a retaliation and sex discrimination case, REPORTS OF COMMISSIONERS: Galstad congratulated Chen and Mehlin for getting on the task force. Chen is on the Housing Task Force and Mehlin is on the Social Services Task Force. Dautremont attended Wing's presentation in which Jim Brown from Amer-I-Can was giving a presentation. She was very impressed. Galstad spoke on a panel at the League of Women Voters forum on human rights and diversity issues. Shires reported on the housing forum that she helped coordinate and said that Gatlin was a skillful moderator. It will be televised. Paul's UNA organization gave ~. . '..- - - \o~S- _.~" '. ;G~~ ,0,) - ,.', I' ' ') ~ ' ...... 'h I ~ t' I~ I~ ~ ~~ ~ ~, ~,' ~ ~ \1 ~ , , 1 ~ d, ~~ -', If} ) '. \- ,\~'{j ',,-, J\ , r ~ '~'" I " \ '\ '. i~ , ( , I j. I I I ~' : I'. , , , .1 , , ,~ ;}'kt~' h\I.!1 r:i:ti1',' ," ~:;1, -" \a1S I/~~ ~ [], .. , ,;> , , ~ t :, \ !, .\ , ,~, ~ " ,:: ' MINUTES IOWA CITY HUMAN RIGHTS COMMISSION APRIL 25, 1994 CIVIC CENTER LOBBY MEETING ROOM MEMBERS PRESENT: Sara Mehlin, Dorothy Paul, Pamela Dautremont, Alison Ames Galstad, Pat Harvey, Ann Shires MEMBERS ABSENT: Ken Gatlin, Rick Graf "" STAFF'RRESENT: Alice Harris, Anne Burnside, Dale Hel' g ""- RECOMMENDATIONS TO CITY COUNCIL: " None, REQUEST TO CIT None. SUMMARY OF DISCUSSION AN None, CALL TO ORDER: \ Galstad called the meeti to order. She asked for a~\oval of the minutes of March 28, 1994. Shires made mo Ion to approve and Mehlin second d. Unanimous approval. Next meeting is Ma 23, 1994, in the Civic Center Lobby Me ting Room. Burnside reporte on two housing discrimination cases: one was e~ed; the other one went to public hearin and is awaiting the ALJ report. Harris annou ced the Stevens v, Profiles public hearing is scheduled r ~une 7.' 0 at 9:00 a.m, in Roo A of the Public Library. It is a retaliation and sex disc rim ation case. REPORT OF COMMISSIONERS: Galst congratulated Chen and Mehlin for getting on the task force. Chen is 0 t ~OUSing Tas Force and Mehlin is on the Social Services Task Force, Dautremont atte eWing's pre entation in which Jim Brown from Amer-I-Can was giving a presentation, Sh as very i ressed. Galstad spoke on a panel at the League of Women Voters forum on hum rights nd diversity issues. Shires reported on the housing forum that she helped coordina and said that Gatlin was a skillful moderator, It will be televised. Paul's UNA organization ga e ... - - .0) v-~-''r' \'L 0 -.--- -- .--------. ..~.~:.. ~ P' . " , I",. ~ r l .' r; ~tai " i (,J \ ,.At I,,' I I I ~ II U "~ ,,9 il~' '~; rl ,',., ',"~ , " L 'ro l, , " ~. i ,~ " , .. ~t: '\'1' ','I ~ , " . ".. . " ' , ,.. _.h_~_ ~"__,,,.__._._ ______,._.:., aD. Iowa City Human Rights Commission April 25, 1994 Page 2 Bob Hardy the Garst Award for media coverage on human rights issues and global issues. She announced a program coming in the fall will focus on the women in Beijing conference. She is looking for sponsors. Chen followed-up with Rogers at the International Center at the University and a representative from the Commission will be invited to be at the student orientation in August. He got suggestions from Dautremont on revisions in their handbook. It was suggested that all protected classes be included. Dautremont announced a movie called !'Warrior Marks" will be shown Thursday at 7:00, April 28 at EPB building. It is sponsored by Emma Goldman board and NOW on female genital mutilation. NEW BUSINESS: Harris reported that over 500 letters - approximately half the letters to be mailed - have gone out to landlords concerning the housing discrimination law. She is getting a lot of phone calls asking questions about the letter. She disseminated 75 brochures to the Board of Realtors, which they gave out at their luncheon. The Press-Citizen responded about the illegal ad that was reported and said they would be more careful in the future. She also reported a Professor Jim Button from the University of Florida is coming in June to do research on our ordinance in sexual orientation. Galstad and Mehlin will attend the Council meeting April 26 to give out the essay awards. PUBLIC DISCUSSION: Professor Adrian Wing spoke about her involvement with the Amer-I-Can Program. She said she became involved when she went to L.A. and looked at a truce that had come about between two gangs - the Bloods and the Crips. She was interested from the aspect of it being an informal legal system. She said the truce has remained in effect for a full two years now and involves Wats housing projects. She said she is working on bringing the program to Iowa to focus on youth at risk and it is being sponsored through the Iowa Peace Institute. It is a life skills management 15-unit curriculum and includes problem solving, emotional control, and other life skills, She said it is now functioning in eight states and the Oregon program has been very successful. She said she is going out to L.A. this summer and will be trained as a facilitator. She will then be able to train others to be facilitators here in Iowa, She is also working on bringing the program to Des Moines and Davenport, It is a 60-hour curriculum and has been used for law enforcement personnel also. The cost includes the facilitator and curriculum and varies based upon the number. She also stated that she is in the process of writing a book entitled "Beyond Bloods and Crips" and she will be the co- author with Jim Brown. She said there may be some money earmarked in the state legislature in conjunction with the youth crime bill that could go towards such a program. Costs can vary anywhere from $140 to $900 per student and classes can be for 20 pupils. Many of the staff that teach the program are ex-gang members. Harvey suggested that we follow-up with Wing in the fall to find out what progress she has made, ADA' -' Helling spoke about his involvement in the ADA coalition. He stated efforts of the coalition are to get a research grant for $450,000 and spearhead a model program that other groups could adopt relating to the ADA. He mentioned groups involved in the coalition are 'A 10 1 . l 0'1 ~ ,....... ..L - _I, ..'. ' ,.".,':':.....,.'1< '0, J,:.~.,.,'., . -" ' ' " .."",' '."',' - .. '>rq 15 rer '" ;',. ';:illm~3il':'. J;-::: "i'.' "'.i " " :i " ...'\.:-.: 1/-- [n 0 ., Y I .. " ,;> , , ,"...:, , :.~l" \ It: ','I , ,~. ", '\ , , "'Of: ".. ,~ ' . . .' ~ ,. . ,,__..-~,_.~_,"'C-,~ ":..',,~,,, . '_,_.,:...!-~...':""'_c,~",.,,-_,-,,,__,"~.....:...,..,~~...:_._. . . ' ,',' ~ ",_,__",_~""'~""'''n''''''''''~_co."~....\,,....,,..., . '.~,~.,.',' '.. Iowa City Human Rights Commission April 25, 1994 Page 3 businesses, the Institute for Social and Economic Development, advocacy groups and the City. He asked for volunteers from the Commission to become involved. Galstad will coordinate. Mehlin and Harvey agreed to volunteer. ORDINANCE REVISION: Four items were discussed and explained by Burnside. In regard to changing the time period for fiI\ing a complaint from 180 days to one year, Shires made a motion for the change; Dautremont seconded; unanimous approval. For changes on page 18 of the ordinance regarding procedures to be followed and written reports by the conciliation team, Galstad submitted a written revision. Mehlin moved adoption of submitted revision; Dautremont seconded. On page 14, the exception of athletic programs under education . Paul made motion to eliminate the exception so that athletic programs would be included; unanimous approval. The subcommittee on domestic partnership, which includes Galstad, Mehlin and Shires, explained the preliminary second draft revision submitted to the Commission. Shires explained the goal is to expand the definition of family to be more comprehensive by the domestic partnership provision that will hopefully be adopted as an ordinance revision, Galstad requested Commissioners call her with comments or changes soon so that the ordinance revisions can be finalized at the next meeting. " I ',I , Adjournment. civright\hrc4025.min " - ), ',',.,.-".,","""",,,..,""",., """.., ":\'" :',>:'- ,::.:,~''''', .' , , ..... . ,: ",\~ , ':' ',' I: , . \01S- "','~, """ """r;';"'I'''lo,''''''!, ,"1, " ,L,:: " ,0 - ..... ,'.,' '" ~t~' i , \I-;;j , ~{)~I( "~-'..~ , .k . '-'\ I ' \ \1 " 1 , I I , I j ~, 1 I'. WI , "~~ ',' f; ~iI,'~' t..~, !t !~\>Jffl;." y, 'J~ .....'\.".. '(,' ""'~';- .\ ._-,_.--.,--~-~ , i'i " , , '~t \\ I,', . , ',' ~ "'..,. . P' ',......,',.__001._._,___... . \O,~ ~;\ S' '~ ti ..-' p~EUr~~rjA~V Subject to Approval MINUTES IOWA CITY PLANNING AND ZONING COMMISSION THURSDAY, APRIL 21,1994 -7:30 PM CIVIC CENTER COUNCIL CHAMBERS MEMBERS PRESENT; Ann Bovbjerg, Pete Cooper, Dick Gibson, Jane , Jakobsen, Tom Scott, George Starr MEMBERS ABSENT: Sally Dierks STAFF PRESENT: Bormann, Miklo, Moen, Haring RECOMMENDATION TO COUNCIL: 1. Recommend approval, by a 6-0 vote, of SUB94-0003, an application submitted by James O'Brien for preliminary, plat approval of Longfellow Manor, an approximate 7.64 acre, 20 lot residential subdivision located in the RS-8 zone south of Sheridan Avenue and north of the Iowa Interstate Railway, subject to the rezoning of the former electric substation site from 1-1 to RS-8, and a determination from City Council as to whether an Ancillary Agreement regarding the possibility of PCBs on the site will be required as part of the preliminary plat approval, and if it is required, execution by the developer of the said agreement, and prior to the final plat approval, approval of the temporary lift station and the sanitary sewer main and the accompanying maintenance agreement. Recommend approval, by a 6-0 vote, of amendments to the Zoning Ordinance, Section 36-18, CN-1, Neighborhood Commercial zone, as outlined in version B of the staff report of April 18, 1994, subject to individual offices being limited to 2400 square feet. 3. Recommend denial, by a 6-0 vote, of REZ93-0012, an application submitted by Plum Grove Acres, Inc. to rezone four acres located west of Scott Boulevard and north of Court Street from CN-1 to RM-20. 2. 4. Recommend approval, by a 5-0 vote, of REZ94-0004, an application submitted by Joni Kinsey to rezone properties generally located on both sides of Church Street between Dubuque Street and Dodge Street from RM-12 t9 RNC-12. 5. Recommend approval, by a 5-0 vote, of amendments to the Zoning Ordinance Section 36-55(m)(1), Additional Regulations, to read, "religious institutions shall be located with access to arterial or collector streets, or on street pavements wider than twenty-eight feet". 6, Recommend approval, by a 3-2 vote (Cooper and Gibson voting in the negative), of a request submitted by David Long of Dave Long Protective Products, Inc" on behalf of Protein Blenders, 2420 Old Hwy. 218 South, to amend the sign regulations of the 1-1, 1-2, ORP and RDP zones to permit awning signs, and awning signage shall be limited to 25% of the surface of the awning, or 12 square feet, whichever is less, 7, Recommend approval, by a vote of 5-0, of City-initiated amendments to the Zoning Ordinance to permit minor modifications through administrative review. ~ WI__ -_.~- - ,0 ):., 11 . 'a1~ r .s t ~. '. ' ,( .' . , ,'::'k'ill' , ~ t, I "'.. '. , ,;> , " . , . , '. .., .~.:-:.', PLANNING AND ZONING COMMISSION APRIL 21,1994 PAGE 2 8. Recommend approval, by a 5-0 vote, of SUB94-0005, an application submitted by Jeanne Tack, and Tom and Marilyn Alberhasky for final plat approval of a subdivision of Lot 5 and portions of Lots 4 and 6, a resubdivision of part of Lot 4, Ohls Subdivision, located on the south side of Mall Drive, subject to legal papers from the City Attorney's Office. 9. Recommend approval, by a vote of 5-0, of VAC94-0003, a City-initiated application to repeal the vacation of the easterly ten feet of Maiden Lane located south of Court Street and north of Harrison Street. CALL TO ORDER: Chairman Scott called the meeting to order at 7:39 p.m, PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA: There was none. DEVELOPMENT ITEM: 1. SUB94-0003, Public discussion of an application submitted by James O'Brien for preliminary plat approval of Longfellow Manor, an approximate 7,64 acre, 21 lot residential subdivision located in the RS-8 zone south of Sheridan Avenue and north of the Iowa Interstate Railway, (45-day limitation period waived to April 21, 1994). .. I .\ -''\ I I \ " \ j~ rr i' I I Moen noted that the commission has received a revised copy of the plat, since the informal meeting of the commission on Monday. As discussed, the plan has been revised to eliminate Lot 21, which was shown to front Sheridan Avenue and was located immediately west of Ralston Creek. Additional open space has been dedicated; the allocated open space now amounts to 2.08 acres located along the creek bank. This plat differs from the previous plat in that the developer has added a private drive along the rear lot-lines of all 20 lots. There is a public cul-de-sac, Longfellow Drive, and along the perimeter is a private drive. This private drive will ,allow access for maintenance vehicles, pedestrians and bicyclists, A temporary means of providing sanitary sewer service to the area has been approved by the Public Works Department. At such time as the sanitary sewer system within the neighborhood is improved, the sewer of this particular development will be upgraded and made permanent at that time. Until then, a lift station will be constructed for the development and a forced main will deliver the sewage to the system located within the alley behind Rundell Avenue and south of Sheridan Avenue. The proposed connection at the existing manhole will be plugged until the downstream sewer system is upgraded, Should the forced main and lift station fail to perform, there will be an alternate temporary connection on the Grant Street line that will , . ~~. : I. Moen noted that the commission has decided to refer the issue of possible PCB contaminants on the site to the City Council for the Council to determine whether a study should be don,e to determine if, in fact, PCBs do exist on the site prior to dedication of the public right-of-way to the City. It has been determined that there are I ' ~~'j "> I , ,\;.i~", "':~" ,iJ~\.r\t VJ;l'~,'!' .",.\," L.,. ,IC'.O,___ - :.: ~-., - ~ '0 _)' b. " ~ ,.. . .' ,.'-..--" "-... . lID ~o :o'Z:z.::Dj , r I ,- "- -..\ I \ \ " \ i~ , ' I , I' I : ~. Ii. , , I I , I ~ , '~' , :;, ,l(.~~ ~:: '~\~1 ~~ ~I, ',"1''',''-' "C. ~_,:C~ -' , ':" , 'I.t .' ~ P' :: ' ... PLANNING AND ZONING COMMISSION APRIL 21, 1994 PAGE 3 no jurisdictional wetlands on the site. The grading and erosion plan has been resubmitted and approved. Staff feels item number 3 on the list of deficiencies, approval of a temporary lift station and sanitary sewer forced main maintenance agreement, would be more appropriate affiliated with the final plat. Staff, therefore, recommends approval of this particular plat, subject to Council approval of the rezoning of the location of the former Iowa-Illinois Gas & Electric electric substation site from 1-1 to RS-8; arid secondly, determination by the Council as to whether an Ancillary Agreement regarding the PCBs will be required with this preliminary plat. Public discussion: Randv Neprash, 426 Grant Street, said he lives about two blocks north and downstream of the . proposed sewer line connection. Has been in review of the development and issues concerning it for some time, and he wishes to commend staff and the developer on improvements made to the plat in the last month or so, One such improvement is the alleyway surrounding the development; this makes the strip of land along the creek, which is to be dedicated to the City, more accessible to pedestrians and bicyclists. Neprash's concern is to make certain that there will be public access to the alley and the strip of land. Bormann noted that there will be an easement agreement with the final plat. Neprash's other concern was in regards to the sanitary sewer lift station and its connection to Grant Street. Neprash said two things have concerned the people he has been in consultation with; one was the label "temporary", and the other is the bypass in to the Grant Street line. He noted, as the commission is already well aware, there is already significant sewage backup problems related to this line. The neighborhood is apprehensive about this in respect to; one, should the lift station break down this may go unnoticed and sewage may continually flow down the Grant Street line; and two, should the lift station break down and the bypass is in place, there is the possibility that the lift station may never get repaired before upgrades to the sewer line are to take place, Neprash noted that despite receiving an agreement and assurance from the developer that such maintenance would occur immediately upon breakdown, down the line should the property change ownership these agreements may then be null and void, Another interest the group Neprash has been in consultation with wishes to know whether an alarm system may be installed on the lift station should it fai,l. Moen noted that the developer's engineer has noted that some type of alarm system will be in place, Public discussion closed. Cooper moved to approve SUB94-0003. an application submitted by James O'Brien for preliminary plat approval of Longfellow Manor, an approximate 7.64 acre, 20 lot residential subdivision located In the RS-a zone south of Sheridan Avenue and north of the Iowa Interstate Railway, subject to the rezoning of the former electric substation site from 1-1 to RS-a, and, a determination from City Council as to whether an Ancillary Agreement regarding the possibility of PCBs on the site will be required as part of the preliminary plat approval, and if it is required, execution by the developer of the said agreement, and prior to the final plat approval, approval of the temporary lift station and the sanitary sewer main and the accompanying maintenance agreement. Jakobsen seconded. 10110 , ~':";"kl';1o -~l ""~ "'_ ._:_~~~ ' ., . ___ ~ 0_ J I )~ " ~ ;j r f '~ OJ fJ t,~ "I'" :::. " Ii " r f f ~ r, @ ~' \ ~ " ~ ~ [J, nfl.;i;g ;' l ,;> , . , '~t \ l " . ~ :,' , PLANNING AND ZONING COMMISSION APRIL 21,1994 PAGE 4 In regards to a question asked by Starr, Moen noted that the manhole cover will be bolted down in order to prevent overflow from popping off the manhole cover, Starr commended the developer and the engineer for coming up with such an agreeable development, especially with regards to an infill development. Bovbjerg seconded Starr's comments and noted that the plat appears to fit well with the rest of the neighborhood in terms of size, style, etc. As Bovbjerg was not present at Monday's meeting, she asked Schnittjer to describe the sewer route that is planned, Larry Schnittier. 1917 S. Gilbert Street. engineer for the developer. Schnittjer said the standard procedure with almost every lift station is to have an alarm built in to it, that through a telephone device will notify people responsible for the system that there is a malfunction. The system as planned will have an altemate route connection to the Grant Street sewer line; in the event the lift station and forced main line fail to function, sewage will go down the Grant Street line until the problem has been resolved. The lift station and forced main line will remain in place until the problems with the neighborhood sewage lines has been resolved, and then at that time sewage from the development will probably be routed permanently down the Grant Street line. The homeowners association for the subdivision will take care of the private drive and various other aspects of the subdivision, and will also be responsible for maintaining the lift station, Chuck Schmadeke, Public Works Director, has indicated that the maintenance agreement on the lift station will be a private, non-public, agreement, and the private citizens will be responsible for its maintenance. In regards to a question from Bovbjerg regarding the location of the hookup of the line, Schnittjer noted that the line will not be a direct connection to the Rundell Street line, but rather it will connect at a manhole in the alley behind Rundell Street and then this line connects on to Rundell Street. Jakobsen said she is very pleased to see action finally take place on this parcel of land as it is this land that got her interested in City government more than twenty years ago as she went door-to-door and petitioned to have the parcel downzoned for development at that time. The motion carried on a vote of 6-0. /~ Moen noted that Longfellow Manor will be considered by the City Council Tuesday, April 26, 1994, at 7:30 PM. ANNEXATION I REZONING ITEM: 2. ANN94-0004. REZ94-0006, Public discussion of an application submitted by Dean Oakes Construction Company and Hodge Development Company to annex an 18.6 acre tract of land located immediately south of the Iowa City corporate limits, north of Rohret Road and east of Slothower Road and rezone this tract from County RS, Suburban Residential, to RS-8, Medium Density Single-Family Residential; to rezone a 45,04 acre tract of land located west of Southwest Estates from RR-1, Rural Residential, to RS-8; and to rezone Lots 16 and 17 of Southwest Estates Part 2 from RR-1, Rural Residential, to RS-5, (45-day limitation period: May 16, 1994) Miklo noted there are several aspects in regards to this particular application. One area that is currently in the County and zoned RS, Suburban Residential, and contains approximately 18 acres. The proposal is to annex this property in to the City and : I I \.1 .~ j ",I.' I"'; ,'i .- l 107(, (7~"~"- - _.,-,"' . .m__._~________. ,v _ ,',0.) P' . :,..,- i~t,' ~ , I i CD ~iS ' I d ,..:, 3Z[,fz7i '/ ,....--.. , I . .\ (-", \ \ :, I \; ,,' ,,'~ 'f"IJ , ' I" ! , ' Ii; I I , II: , I' ,I , , I 1 , ~. I 'I. i ill \ ;-,"'. I' , :i I , i)~r.,~ll~' iif.)&ll',r 'V" I~"I~" ~ :'C~_ .,G-;.M ". " " , .' , '~t> ,.\1,: , ,', , ~ ~"', P' . _. .:.'.',-- , .,'~ .,.- PLANNING AND ZONING COMMISSION APRIL 21, 1994 PAGE 5 rezone it RS-8. An area to the north of this and within the City limits is currently zoned RR-1, which allows one housing unit per acre, is proposed to be rezoned to RS-8, as well. The area at the end of Phoenix Drive that contains Lots 16 and 17 is currently zoned RR-1; the proposal is to rezone this to RS-5. Staff believes the area was originally zoned RR-1 due to the lack of the City to provide sanitary sewer service. The area drains away from the water sheds within the City, and therefore, in order to provide sewage service, a lift station would be required. Miklo noted the possibility of the landfill lift station being sized to fit the requirements for the proposed development, or a separate lift station for this area alone would be needed. If the lift stations are installed here, there are still other problems in the City's ability to provide sanitary sewer service. The north waste water treatment plant currently is near capacity, therefore, staff does not wish to add additional burden to this facility. The City is in the process of connecting this plant to the south waste water plant, which eventually will improve the capacity of the north plant, however, this may not occur for two to three years. Once the capacity problems have been answered at the north plant, there are still questions about the Southwest Interceptor Sewer line and the West Side Trunk line. There needs to be a study of these lines to determine if there is sufficient capacity to handle waste water from this development and other areas on the west side. Miklo noted the commission may want to make a recommendation to the City Council that a study on these lines be conducted. Once these issues are resolved and it is possible to provide sanitary sewer service to the area in question, staff does believe it to be appropriate to consider the rezoning. In terms of the annexation, staff recommends that it be considered favorably at this time, but rather than having it zoned RS-8 as the applicant has requested, staff recommends that it be zoned ID-RS (Interim Development Single-Family Residential) which allows one dwelling unit per every five acres and basically puts the area in a holding pattern until further determinations can be made. In regards to the other areas requesting rezoning, staff does not recommend these be rezoned until the sanitary sewer issues have been resolved. Staff does feel the requested RS-5 zoning on Lots 16 & 17 would be compatible with the RS-5 zoning in the adjacent area, and once sewer issues are resolved staff would recommend approval of these lots. Should the sewer issues be resolved, staff does feel the prop'osed RS-8 zoning in the other areas does have some merit as it could introduce a variety of housing types in to the area, however, there will need to be some consideration that this area would be compatible with the existing RR-1 and RS-5 zones in the area. Staff may feel the entire 65 acres for proposed RS-8 development is too much and may wish to zone some of this RS-5. These zoning issues should be revisited once the sanitary sewer issues have been resolved, In terms of street access, Rohret Road will need to be improved adjacent to this property if it is to be developed. The City soon will be in the process of improving Rohret Road, and if the proposed area is to be annexed, the developer should petition the City to include this segment of Rohret Road in that project. Slothower Road will also need to be improved to provide future secondary access between Rohret Road and ,Melrose Avenue to the north. The staff report does also discuss issues regarding open space and potential wetlands, which would be looked at more in detail should the property be rezoned. Miklo noted two let\ers received today from property owners in the area. ';..o.IlWoj-"'fJ (~l. _... - ),",'.'.., ,0 " " ,,- , 1070 ~IS': ~'lj. - ,:;{;:D-'r:\ ,- j .' , ~f , \ I ; , " ,.. . <, ~- PLANNING AND ZONING COMMISSION APRIL 21, 1994 PAGE 6 Bovbjerg asked whether there may be any money available in the Capital Improvements Budget, or if there is an obligation to landowners in the area to extend improvements on Rohret Road up to the proposed annexation prior to the necessity of the ,developer requesting the road improvements? Miklo noted that public works has indicated that the area may be improved, but that the City Council would need to make that determination. Chairman Scott noted that the only item under consideration right now is the proposed annexation and the zoning of this tract ID-RS, as the sewer issues need to be resolved before the rezoning on the other tracts would be considered. Public discussion: , I , ..0.;' Robert Haqeman, 44 Tucson Place, said he lives adjacent to Lots 16 & 17. He wanted the record to reflect that he had received notice of this rezoning only five days ago and has little time to prepare for reaction, especially in regards to such an extensive change planned for the entire area. Hageman feels the precipitating event is not only the lift station issues, but also the sale of the property from the Seville Corporation to a different developer who has different ideas in regards to how to make profits off this area. He also wanted the record to reflect that this meeting is ocqurring on short notice and that there is a major Weber School meeting tonight as well, and affects the ability of many people to attend this meeting. Hageman said that when zoning is put in place, and people invest in property based on this zoning, this zoning should continue unless there is clear public purpose to change this zoning, He has heard no public purpose for changing the current zoning status. Hageman noted that continuity is so important that it is invested in Iowa law; should adjacent land owners that make up 20% of the surrounding area protest a rezoning, they have the right to a three-quarters vote by City Council. He noted this is a reflection of the importance of continuity as considered by other bodies, and these should not be taken lightly. He stated that higher development in the area is in conflict with the long range Comprehensive Plan. A proposed development needs to be considered in terms of planning. He noted in general more compact and more dense housing does serve many social purposes, but this serves these purposes when it is appropriately distributed within the city, Highly dense populations at far distances from the social and economic center from the city are not actually beneficial, they are a problem; they are a problem because it requires much more commuting expenses, much more pollution, much more sewer hookups, etc" and these increase the cost of maintaining a city. In general, regional and urban planning places dense development near the social and economic centers of a city and then decreases on the way out, it does not go way out to the edge of a city and then suddenly make the developments more dense. Another issue of importance is that there be a policy of transition; RS-8 next to RR-1 is not the sort of transition ,most Realtors would reflect is an appropriate transition. Another issue regards traffic. There are already few roads in and out of the area, and the development, as well as future developments, would produce an intolerable amount of high speed traffic right by an elementary school. o I \ " l?l ''( , , , Hageman feels that should the commission accept rezoning to the area, there should be a clear statement as to what the public policy reasons are for this change, Many people have invested resources in to this community and sought the area as their home, and they expect a continuity of policy unless there are valid public reasons for change, and this does not appear to be the case here, The only motive that seems apparent here are private profit purposes. Should a statement of validity for a zoning change not be made available, this will truly hamper the bond of trust between the private citizen and his public government. . ) 1 \",( ~:. ;~( '::'j" ,:; 7t , C,. ,t~=--o '"~~."- .,- .~_ LT" _~--, 0,), /07'0 I'j~ 80',"'" "4, ...._1 m " S';f:13 -' , ":r:,,\I; ~, ~ '''''1' ~. . . :.' . - PLANNING AND ZONING COMMISSION APRIL 21, 1994 PAGE 7 Edward Weqrzvnowicz. 1510 Phoenix Drive, opposes the proposed zoning changes mainly because he purchased his home for its rural character. He also agrees with everything that Hageman had said. He does agree with the proposed changes from RR-1 to RS-5 on Lots 16 & 17, however. Wegrzynowicz submitted a letter of opposition for the public record. Frank Zlatnik. 1531 Phoenix Drive, noted that much concern has been raised regarding the sewer capacity for the west side. He noted that already exists much land within the City limits to the north and east of the proposed annexation site that has already been allowed for development. He is concerned what the impact of these future developments, as well as the proposed developments, will be on an already near capacity sewage facility and nearly surcharging sewage lines. Zlatnik quoted the City Engineer Monday night at the informal Commission meeting as saying that he has no idea whether the sewer lines in this area are adequate. Zlatnik said if this is the case wouldn't it make the most sense to have a study done of the area before the issue proceeds any further. A study may find that it would not be feasible to add to these lines and that the area should remain zoned RR-1, He does not see the need to rush any rezoning and the sewer study should be done regardless, , r ,,\ I'''' \ \ Nancv Hitchon, 29 Tucson Place, said her property overlooks Lots 16 & 17, and area on the side and rear of her property touches areas proposed to be rezoned. She wanted on record that she and her husband, Patrick, oppose any annexation and rezoning. She feels it would be irresponsible to add any additional traffic prior to improvements Rohret Road. She does not see the sense in the planning that would allow more traffic to the area, prior to the repair of Rohret Road, as should Rohret Road be closed for improvements there would be inadequate roads in to the area for emergency vehicles for the existing housing; the roads are already inadequate for the present uses. When the residents of the area sent the City a petition calling for improvements of Rohret Road, the City's Engineer, Rick Fosse, responded by saying, "the City's intent in allowing the area to develop prior to improvement of Rohret Road was to allow a City subdivision constructed in somewhat of a rural setting. Full City design standards were required within the subdivisions, while allowing the surrounding area to maintain its rural character", Hitchon opposes rezoning from RR-1 to RS-8 as her home was an investment that was made in the intent of having a rural setting, and this intent was reinforced by the City Engineer's letter, ~I l' .~l ~ '" I,y ,;~ ~, c~ 61 f1 I,~ 11 I@! ,~ , i" Nick VanDuzee, 1429 Santa Fe Drive, read three paragraphs from a letter of protest he had written. He feels the zoning changes will negatively affect the character of the area and property values, He stated that it is unfair that properties bordering RR-1 properties should be zoned RS-8, when the RR-1 properties were purchased with the assumption that the surrounding properties would remain RR-1 as well. Stability and homogeneity of large areas, in lot size and character, provide stability and value to a neighborhood. He urges the P&Z Commission reject the proposal as presented and that it remain as currently zoned, VanDuzee feels that should the commission have indisputable evidence of a compelling need to rezone the area, he proposes no more than an RS-5 zoning. VanDuzee related ,a story of how he purchased his home with stability of character and investment in mind, He is not so sure this will be the case should further development be allowed in the area as it is a radical departure from the intent of the area, ,/'.'>1 '",.a,... ( i 'f I I'. , , , ; i l , i n~~" h~,;; Hj( I . ' l, Rorv Fischer, 53 Tucson Place, seconded Hageman and Hitchon's in regards to their opposition ,to this proposal. To Fischer, the plan appears to be a radical departure from its present rural character, the reason for which he had purchased his home. The area in question is fairly large, and should a rezoning occur this could mean a large number of additional 'C;~~. ,~.._---------,--- :. - ~ - .-.- . 0_1 I 'l r;;. "- IoJ I I I I , ;0 107 fo 3:"'..01' " l'i , .' . ":r:\, "" ~ ..,.. P' . :,' , PLANNING AND ZONING COMMISSION APRIL 21, 1994 PAGE 8 houses, not 15 or 20, but hundreds. Fischer noted that this would produce a large amount of additional traffic in and out of the area on Rohret Road, which as he understands, the improvements on Rohret Road are for only a two lane road. He feels without a road from Rohret over to Melrose Avenue, this will create an unreasonable amount of traffic by a newly created elementary school. Fischer also questions the rationale behind the proposed rezoning other than financial gain for the developer. He said continuity of zoning needs to be taken seriously, as the homes in the area were purchased for their rural setting, Fischer noted that the housing surrounding the proposed zones are executive homes resting on lots of one to three acres, and he feels high density housing bordering this would be inappropriate. Gail p, Zlatnik, 1531 Phoenix Drive, asked a question regarding Lots 16 & 17, and the reference in the City's Comprehensive Plan that these lots are not to develop before the year 2011. Miklo noted that the Comprehensive Plan shows these lots as developing at a density between 2 to 8 units per acre, and that these properties were not anticipated to develop before the year 2011. Miklo stated that the Comprehensive Plan is intended to be general and that he does not believe there is an area on the plan that is labeled at less than 2-8 units per acre. Zlatnik said they had purchased their present home purely on the basis of having a rural setting, as they no longer needed the elementary school's nearby and city bus service, however, she feels the luck she felt in finding her present home is turning against her, and she would like the Planning and Zoning Commission to make a gutsy decision and determine that it is not simply a matter of luck where a person ends up, but that it is a matter of, decisions that were made in advance. Chester Schulte, 1812 Rohret Road, wished to go on record as being in opposition to the proposals. Judv Rohrer. 3305 Rohret Road, SW, said her house is across the street from the proposed annexation and she wished to go on record as being in opposition to the proposals for aesthetic reasons and for the desire to bring her children up in a rural area. , [ ."\ I \ I , I '. I \\ if1 II ,_ I , I f I Ronald R. Roqers, 1507 Phoenix Drive, said his property borders Lots 16 & 17. Rogers wished to go on record as being in opposition to the proposals. . I , 1 Mike Maktabi. 20 Hunters Run, lives about a mile east of the proposed development. He noted he just heard about the proposal about an hour ago, and when he questioned about five of his neighbors, none had heard anything about this. He says the proposal would have an impact on those people who live right next to the development, but also any others on Rohret Road and the area, north, south, east or west, as the additional traffic would flow through their neighborhoods. His concern is that, he has two very active eight and ten year olds, who bike, run and play in the area, He also noted that Rohret Road is not exactly a place where driver's mind the speed limit and that, in fact, many driver's test the handling of their vehicles on Rohret Road. He said with the additional elementary school to be buill, some of the blind entries on to Rohretthat exist, and the continual construction that seems to occur on the road, this is a time-bomb waiting to happen, Public discussion closed. . Bovbjerg moved to defer annexation of ANN94.0004, an application submitted by Dean Oakes Construction Company and Hodge Development Company to annex an 18.6 acre tract of land located immediately south of the Iowa City corporate limits, north of Rohret (f~_-. ~- " 0 ',~. --- , - .. i' . ~~ "0'.) ," . I07~ \' ,,~"O"" 'i~ '" ...J -', " .' .' , ,':::ib"f;,:!j, "t ' \,1,. .. , " \ .~..' . . PLANNING AND ZONING COMMISSION APRIL 21, 1994 PAGE 9 Road and east of Slothower Road and rezone this tract from County RS, Suburban Residential, to RS-S, Medium Density Single-Family Residential, and the subsequent rezoning of this area to ID-RS, to the May 5, 1994, meeting of the Planning and Zoning Commission. Starr seconded. The motion carried on a vote of 6-0. Bovbjerg moved to defer consideration of REZ94-0006. an application submitted by Dean Oakes Construction Company and Hodge Development Company to rezone a 45.04 acre tract of land located west of Southwest Estates from RR-1, Rural Residential, to RS-S; and to rezone Lots 16 and 17 of Southwest Estates Part 2 from RR-1, Rural Residential, to RS-5, to the May 5, 1994, meeting of the Planning and Zoning Commission. Jakobsen seconded. Starr wanted to make clear, that at the time an annexation would take place, a zoning designation will be put on that annexation as well. Miklo stated for the record that as far as notification of rezoning is concerned, the applicant supplies staff with a list of all property owners within 200 feet of the proposed area, and once it is clear that the application will be placed on the agenda, staff notifies these parties. In some cases, the applicant fails to produce some names. This is usually recognized and these people in addition are then notified. Miklo said this was the instance in this case, and this is why a number of people were notified late. Bovbjerg asked what can be done in the instance of, for example, the gentleman outside the 200 foot zone from Hunter's Run? Miklo said anyone showing an interest in a project can notify the Planning and Community Development Department and be put on a mailing list. Scott said that although this item will, be back before the agenda on May 5, 1994, and the worksession meeting proceeding this, this does not mean that any action other than a deferral will take place at this time. r , I ,\ -''\ I \ \, ' \ ,,,..,..,.l Y"4':":~ , , I I j.. The motion carried on a vote of 6-0. Chairman Scott called for a recess at 8:43 PM. The meeting resumed at 8:53 PM, COMPREHENSIVE PLAN/REZONING ITEM: 1. Public discussion of an amendment of the Comprehensive Plan to change the land use map designation of property located east of Harlocke Streelfrom 16-24 dwelling units per acre to 2-8 dwelling units per acre, and, 2. REZ93-0007, Public discussion of a City;initiated application to rezone an approximate 17.08 acre tract of land located generally on the east and west sides of Harlocke Street and north of Highway 1 West from RM-44, High Density Multi-Family Residential, to RS-5, Low Density Single-Family Residential (5.5 acres), and RM-12, Low Density Multi-Family Residential (approximately 11.58 acres). . ~. : I" Miklo noted that based on requests from commission at Monday's informal meeting, staff has been reviewing an RS-8 designation for entire area, including the Jensen tract and the Ruppert tract. Miklo noted he was mistaken when he noted on Monday night that a zone change to RS-8 on the Ruppert tract would require a Comprehensive Plan change; this is not the case, as the Comprehensive Plan designates the area as appropriate for 8 to 16 dwelling units per acre. . , , 'l ,) '~~ l ~"(:'~' "','i I 'J'~' iJj,W ,"I/,l" " 1',- I...~.... I01b (~~~M_ 0,.)' ",..J ,._._-~~._- . _.- - P' 'I' "is . ~ I' I " i ; ~, ~ l~l I' ~ 1 Q I I I , i , I i leI T'Z';..1E1 , , r \ :~.~ [ ' \ \ '\ , i~ , r I ! 1< ~, l'l ~ i 0.W "(,'1 :' "'('~ ~ i" ,,:~,..., :;tW, ~...~I~' ':.l:,,~ "/" , '-,' t~~''''': ; , " , 'It "',\1,. , , " , ~ ". . :~, ' PLANNING AND ZONING COMMISSION APRIL 21, 1994 PAGE 10 Public discussion: Larry Schnittier, 1917 S. Gilbert St., just said he would like the zoning maps redrawn to where they accurately illustrate the area in question, in particular, the dimensions of Highway 1 west. William Knabe. 1101 Weeber Circle, said he was there this evening primarily as a representative of the Weeber-Harlocke Neighborhood Association. Knabe said the association understands the commissions desire to get the item off the agenda, however, the only alternative the association sees as feasible for the area is, in the words of commissioner Gibson, "to downzone the area to the lowest possible density, RS-5, until such time as a developer comes forth with a plan that can address the impeding traffic and terrain problems". Knabe noted that if the property is developed at RS-5, the association is willing to work with any developer who is interested in maintaining the integrity of the neighborhood, The association is disappointed, but certainly not surprised that the developer's could not come up with a plan. Knabe noted that the plan was initiated at the informal commission meeting of July 26,1993, yet no plan was forthcoming. The association realizes that the development requires some tough decisions, but under the present proposal, the traffic concerns have not been answered. Knabe noted the Harlocke-Weeber-Benton Streets route cannot be an acceptable thoroughfare, Moreover, Knabe noted that the terrain in question cannot possibly support high density development without completely destroying the natural topology of west Benton hill. The association was surprised to learn of some still lack of understanding among the commission members in regards to the nature and severity of the potential traffic problem. Knabe said this is perhaps a result of the association to communicate clearly, but the association cannot understand how anyone can look at the issue and arrive at a compromise decision. Knabe explained this in figurative terms: the development concerns 17.08 acres of land; if this were developed under an RS-5 zoning, this would result in about four homes per acre, or 68 homes. If developed under an RS-8 zoning, this could result in as many as 10 dwelling units per acre, or 170 homes. If developed under an RM-12 zoning, this could result in 20 dwelling units per acre, or 340 homes. The neighborhood association sees this as a significant difference in the zones, and as a consequence sees this as a great impact on the neighborhood in terms of traffic. Knabe noted that historically these properties have been zoned at lower densities. He noted that years ago when the issue first came before the commission, the commission publicly stated the need to have the area downzoned, that the area was inappropriately zoned and did not match the Comprehensive Plan. The association does not understand how an RS-8 zoning would meet the needs of both the developer and the neighborhood. The association could see merit in a RS-5 zoning, however, Knabe said, if the commission adopts an RS-5 zoning now, the association may be more receptive in the future to proposals the developer brings forth that may adequately address traffic and terrain issues, The association wishes to dispel any notions that the association will lose interest in the issue and allow it to fade away, Knabe noted that most of the people on hand tonight were involved in the issue ten years ago, and will be involved ten years from now if the issue is still not resolved, The association sees the only feasible solution to the issue being an RS-5 zoning, Jeffrev Garthier, 1108 Weeber Circle, voiced traffic concerns in comparison to those of Southwest Estates. He noted that, like Weber School to open this fall, they have Roosevelt School that faces many of the same issues, As he travels Benton Street frequently, he noted' that the traffic is already overtaxing, that it is increasingly difficult to pull out on to Benton Street, that there are blind intersections at the crest of hills; to encourage a development that is going to exacerbate this situation is clearly not a wise move, Gauthier noted that perhaps a duplication of the Applewood Development that lies to the west, would fit nicely into the area. - 10'" , '-'~~IY ~ , -...., :.-.. T -~ ) o "'. ij ~1 ~ ~ ~ .. ~ ~ I 'I~ l... ~o '01~ !/~) ij[J " , ::.8:'::2] '; t '. \ ~, . .' , \ :: . PLANNING AND ZONING COMMISSION APRIL 21,1994 PAGE 11 Gauthier says he hears or sees need every day for single-family housing, and the reasons that the people are clearly opposed to the Southwest Estates Development apply to the situation in this neighborhood. He noted that he does not wish to be back ten years from now, that he did not even want to be here this evening, but he would like to see someone take the initiative to move this in the direction of an RS-5 development. Dave Dierks, 905 Weeber Street. noted that during a recent discussion with the Roosevelt School principal, she had reminded him that as recently as 1982 Roosevelt School was under serious consideration for closing, as there simply was not the demographics for elementary students in the immediate area to support its remaining open. However, since then the boundaries have been changed and some bussing was done to bring kids from the surrounding areas. Since then, the area to the west has rapidly developed and now we're seeing the need for another elementary school on the west side, Dierks noted that it is a concern of theirs that the commission may feel that a base to support the school's may not exist in the area. Dierks noted a recent study done of the neighborhood found that on Harlocke Street, which contains 35 primarily multi-family dwelling units, only one child of elementary school age lived on the street. However, only one block over on Weeber Street and Weeber Court, there are 32 children of elementary school age living in the area; this is because the zoning is RS-5, Dierks said, an RS-5 zoning, therefore, provides the demographic strata and the base to provide the support for elementary schools, Dierks then asked, due to the topography of the area, especially in regards to the steep slopes, could, there be a possibility for clustered development? Miklo answered that it would be possible, but that this would require a planned development, which is a rezoning issue and would need to come back through the Planning and Zoning Commission. Dierks pointed out that the area does, in fact, contain some rough topography. r \, 1'"'\ \ I " , \,; (~ I ' I Victor Mashburn. 1100 Weeber Circle, noted he had recently purchased his home which is adjacent to the area in question and are proud new members of the Weeber-Harlocke Neighborhood Association. Mashburn pointed out that he would certainly oppose the rezoning to RS-8 and would encourage zoning at RS-5', His wife and himself had purchased their home with the surrounding area in mind, this was an attractive feature at the time and would hate to see this affected by an RS-8 zoning. Public discussion closed, I'"~ Gibson moved to defer the Comprehensive Plan Item. an amendment of the Comprehensive Plan to change the land use map designation of property located east of Harlocke Street from 16-24 dwelling units per acre to 2-8 dwelling units per acre, and, rezoninQ item, REZ93-0007, a City-initiated application to rezone an approximate 17.08 acre tract of land located generally on the east and west sides of Harlocke Street and north of Highway 1 West from RM-44, High Density Multi-Family Residential, to RS-5, Low Density Single-Family Residential (5.5 acres), and RM-12, Low Density Multi-Family Residential (approximately 11.58 acres), until the formal Planning and Zoning Commission meeting of May 5, 1994. Starr seconded. '~, , . ,Ii ,I \\711'''' "!If Scott noted that if in fact the commission is inclined to go with an RS-5 zoning on the Ruppert tract, the commission would need to set a date for a public hearing at the next formal meeting of May 5, 1994, for the hearing to take place at the May 19, 1994, meeting of the Planning and Zoning Commission. At that time, the commission can hold the public hearing and vote on both the Comprehensive Plan and the proposed rezoning to RS-5, If the commission is inclined to 'J~ ',',"FW,r:, ,,:~~\ :'~I/'::J~, ': ,.t~~l" , ".,:'!, I , ...... ~... C" ~- : 0 :' , -~-~ ..--.-.----" .,,--0-1 0) P' . - 11 ~~ ~ ,:~ .' r;. d ii t} II ; ~ ij , " , ,:t.:t.i(&'.:~2::i "I' '\.\I,t, ,;> , ~ ~" ~,.:~ :, ' PLANNING AND ZONING COMMISSION APRIL 21, 1994 PAGE 12 . ~. zone the south tract, or Ruppert tract to RS-8, then there would not necessarily be a Comprehensive Plan change required. Therefore, the commission could vote on May 5,1994, '. if the commission feels an RS-8 zoning is appropriate for the Ruppert tract, because the Comprehensive Plan already deems an RS-8 zoning appropriate for the north, or Jensen tract. Staff will do an analysis of the issues and will these ready for the informal worksession meeting of May 2, 1994, The motion carried on a vote of 6-0. REZONING ITEMS: Public discussion pf proposed amendments to the Zoning Ordinance, Section 36-18, CN-1, Neighborhood Commercial zone. Staff recommends that the proposed amendments outlined in version B, and included in the staff packets, be approved. Public discussion: There was none. Cooper moved to approve the proposed amendments to the Zoning Ordinance, Section 36-18, CN-1, Neighborhood Commercial zone, as outlined in version B of the staff report of April 18, 1994, be approved. Jakobsen seconded. Starr moved to amend the main motion to increase the allowable amount of office space from 2,000 square feet to 2,400 square feet. Bovbjerg seconded. .~-'.. Starr understands staff position, but he feels 2,400 square feet to be a reasonable compromise between the originally requested amount of 3,000 square feet and the number staff settled upon at 2,000 square feet. Starr feels market place issues will come in to play and will tell us whether 2,400 square feet is a reasonable amount. Scott feels 2,000 square feet, plus or minus a little either way, to be reasonable, and due to some of the public discussion for a need greater than 2,000 square feet, he would be willing to accept 2,400 square feet. The amendment to the main motion carried on a vote of 6-0. 'I ' I I. I'., i , : I' I " Ii p' d I' , Scott commended staff for its efforts on the issue. The main motion carried on a vote of 6-0. 3. REZ93-0012, Public discussion of an application submitted by Plum Grove Acres, Inc, to rezone four acres located west of Scott Boulevard and north of Court Street from CN-1 to RM-20. (45-day limitation period waived to April 21, 1994) Staff reiterates its recommendation to deny rezoning from CN-1, Commercial, to RM-20, Multi-Family Residential. "r I , I'. , 'I 'i j ',l.. \"'> ~ " , 9j f , J, 'l~ '~ ;,'tiJ';'I! 'I: "J_ , ~ ",,',l,.1,%lf, ..,.:.:t.~L'\#J ;:!!i"t~, ' I' \.~- ,,'\..'; Public discussion: There was none. I01~ fr===' ',,-. 0 ._.u-"_____.________ . ,0)""'" -n -It ~ t~ ,1'. ~ ~ ~~ "J [\ "f ~; ~ ij ~ I' ,/5 , ~d I01~ ?S ~d, X'Z1it-l " .. , ':t:\T" ,;> , " , , " . PLANNING AND ZONING COMMISSION APRIL 21,1994 PAGE 13 Starr moved to approve REZ93.0012. an application submitted by Plum Grove Acres, Inc. to rezone four acres located west of Scott Boulevard and north of Court Street from CN-1 to RM.20. Bovbjerg seconded. The motion was defeated on a vote of 0-6. Starr moved to deny rezoning REZ93-0012. public discussion of an application submitted by Plum Grove Acres, Inc. to rezone four acres located west of Scott Boulevard and north of Court Street from CN.1 to RM-20. Bovbjerg seconded. The motion carried on a vote of 6-0. 4. REZ94-0004. Public discussion of an application submitted by Joni Kinsey to rezone properties generally located on both sides of Church Street between Dubuque Street and Dodge Street from RM-12 to RNC-12, (45-day limitation period: May 2, 1994) (Starr excused himself from the meeting.) Moen noted the commission has already received a report on the issue, but to reiterate, staff does recommend that the area be rezoned from RM-12, Multi-Family Residential, to RNC-12, Single-Family Neighborhood Conservation zoning, due to the prominent character of the neighborhood being a single-family and duplex neighborhood, and the goal indicated in the Comprehensive Plan of preserving and protecting the existing housing stock of the northside neighborhood. Therefore, in the staff report dated April 7, 1994, staff recommends approval of the rezoning to RNC-12. Public discussion: ,'--', Karen Thielman, 525 N. VanBuren Street, noted that she had sent staff a letter and that sh~ is in support of the rezoning, Thielman noted that the northside neighborhood is a beautiful neighborhood, and she urges the commission to do what they can to preserve the beautiful parts of Iowa City. She also wanted to state the she had received a letter prior to the meeting indicating Kathryn Wilkinson's and Brian Thompson's interest in seeing the current zoning changed to protect the prevailing character of single-family housing and duplexes. , I .'\ 1-':1\ \ I . , ,1\ f'\ i- I ; I I I , i Joni Kinsev. 423 Church Street, noted that it is been a long night and that there were seven other people present in the audience, in support of the zoning change, Public discussion closed. Bovbjerg moved to approve REZ94.0004, an application submitted by Joni Kinsey to rezone properties generally located on both sides of Church Street between Dubuque Street and Dodge Street from RM-12 to RNC.12. Jakobsen seconded. i , , i r! I. : , , I I , , ) ,l ' ,;~-:; f)i ) Gibson noted that he had once lived in the neighborhood, some 30 years ago, and that he was happy to see the proceedings of tonight take place. Scott noted that an RNC-12 zoning contains many agreeable aspects, and that it may be used more frequently in the future for its protection of neighborhood qualities. The motion carried on a vote of 5-0. iil~' ~ 'j:",I,I,liW' .' Aill~;1 i'l ~;\l'-:N "'rl':;"i" ~":: 'i r~ ,,": ........ fr-==',' - :\.. 0 -- -_.._._-_._~ -' ~~_._.~ - " 0_,) . ~! . - P' ~ 'l r~ i~ ~~t ~ :.\ '. I'~ fi 11 [1. [j I ~ I I' . ,u.::'~.il .' , ' ..\' c---\ \. \ , \ ~ 11" i'>,:i:' " r \, , ' I" , I I i !r,' I N " . , . , I ; I ~'l..,;, \'\".' '1('; ~ ' , " "J~,' ", ~. ;.~, J ".J~," l"j~" ' ',/'.' ~f,! ,f \,-1!~' I" L,.,.... t~~.o " , '~r: II q., ,;> . , ~, ~ " . " , ,'".',,,; ',..... PLANNING AND ZONING COMMISSION APRIL 21, 1994 PAGE 14 5. Public discussion Of proposed amendments to the Zoning Ordinance to revise Section 36-20.5 and 36-58, Central Business Support (CB-5) zone parking requirements. Public discussion: There was none. ... . Bovbjerg moved to defer proposed amendments to the Zoning Ordinance to revise Section 36-20.5 and 36-58, Central Business Support (Ce-5) zone parking requirements, ~i..' to the May 5, 1994, meeting of the Planning and Zoning Commission, pending direction from Council. Gibson seconded. The motion carried on a vote of 5-0. 6. Public discussion of a City-initiated request to amend Zoning Ordinance Section 36-55(m)(1), Additional Regulations, to permit religious institutions to be established or expanded with access to a collector street. Moen stated that in certain zones, religious institutions are subject to the additional requirements of 36-55(m)(1), which indicate that they need to be located with access to arterial streets, identified on the Comprehensive Plan map, or on street widths with pavement wider than 28 feet. It has been staffs experience that there are several churches that are not located on arterial streets, but rather collector streets, and that these particular streets serve the churches and the neighborhoods, well, There is also a problem with the regulations of 36-55(m)(1), in that the Comprehensive Plan is not a good reference point to determine whether a street is an arterial street or a collector street, as these street designations do not appear on the plan. Therefore, staff recommends Section 36-55(m)(1), be amended to read that religious institutions may be located with access to either arterial streets or collector streets, or on street pavement widths wider than 28 feet. In instances, particularly within residential zones where this regulation applies, religious institutions also must pass the scrutiny of the Board of Adjustment. Public discussion: There was none. Jakobsen moved to amend Zoning Ordinance Section 36-55(m)(1), Additional Regulations, to read, "religious institutions shall be located with access to arterial or collector streets, or on street 'pavements wider than twenty-eight feet". Cooper seconded. The motion carried on a vote of 5.0. 7, Public discussion of a request submitted by David Long of Dave Long Protective Products, Inc., on behalf of Protein Blenders, 2420 Old Hwy 218 South, to amend the sign regulations of the 1-1,1-2, ORP and RDP zones to permit awning signs. Moen noted the purpose of this request is to amend the sign regulations of the predominantly Industrial zones, to make accommodations for awning signs. This is an instance of where the applicant was able to install an awning above the entryway, but was not allowed to place a sign I01b ...........- " -.- ~_. "1),",.,,,.'.., " o. ", ~. ' . .~r1~~"- 11..- I /5 D " " I , ~d' 101." I 1 fi is @O ~~.m " , ,;> o "I' . '.\!. ~ ~ ", . ~ -,..::: PLANNING AND ZONING COMMISSION APRIL 21,1994 PAGE 15 on that awning because regulations do not permit awning signs. Staff is forwarding a proposal to allow awning signs to be permitted within the 1-1, 1-2, ORP and RDP zones, with the restriciion that the sign be limited to 25% of the surface of the awning, or 12 square feet, whichever is less. Public discussion: Dave Lonq. 4848 Sand Road, SE. said he is owner of Dave Long Protective Products, and is appearing on behalf of Protein Blenders, 2420 Old Hwy 218 South, Long noted, as stated by staff, Protein Blenders has an awning in place and would now like to enhance this awning by putting the business name on the surface of this awning. Long's only question is that, in the other zones in which signage is permitted on awnings, a limit is in place of 25% of the surface area, but nowhere is it stated in the language of these zones that the sign be limited to 12 square feet. Long feels that if this is to be newly instituted that it would be pretty restrictive, especially in regards to an Industrial zone where most of the signs used are quite large. If compared to the facia signs of Procter & Gamble, Long said that the sign on the south side of the P&G building is approximately 3 feet by 50 feet, or 150 square feet, and the sign on the east side of the building is approximately 4 feet by 100 feet, or 400 square feet. Long could not conceive of an awning that would permit 25% of the surface of the sign, so 12 square feet is a limitation that would not be conducive to most situations, even a business downtown. With the exception to this 12 square feet limitation, Long would like to see this application approved. " Scott noted that the limitation may be an attempt to differentiate between a sign and an awning, and that staff is airing on the side of caution. This is partly in reaction to the Pizza Hut sign/awning in downtown Iowa City, as opposed to Protein Blenders, which Scott would call an awning/sign. Long said he understands this, but has yet to understand how the Pizza Hut sign/awning can continue to be permitted as it does not meet the regulations of the awning ordinance. Scott noted that he can probably get unanimous agreement from the commission on that. Long noted that he has done a lot of business on awnings in this town, and that if the City were to maintain limiting the size to 12 square feet, Long predicts there would be a lot of business people that would not be very happy, Long noted, the 25% limitation, however, has been quite workable. Moen noted that the zoning allows four options for signage: a facia sign; a window sign; and either a monument or a free standing sign, and that a person could have anyone or all four in use at anyone time. , I ''':'\ \ \ " \ ,1:' I , I" I i I Public discussion closed. Bovbjerg moved to approve a request submitted by David Long of Dave Long Protective Products, Inc., on behalf of Protein Blenders, 2420 Old Hwy 218 South, to amend the sign regulations of the 1-1, 1-2, ORP and RDP zones to permit awning signs, and awning signage shall be limited to 25% of the surface of the awning, or 12 square feet, whichever is less. Jakobsen seconded. , ~'. Gibson noted he was going to vote no on this issue as a form of symbolic protest, more than anything, due to City staffs (present staff not included) inability to come up with a reasonable definition of what an awning is, even though they have had the issue before them for over two months, Gibson is not opposed to an awning in an Industrial zone, nor the awning on Protein Blenders, he just does not wish to continue messing with a regulation which he already sees as imperfect, a regulation that allows things to be put up that are clearly not an awning, Cooper seconded Gibson's sentiments and noted that he does not feel 25% of the surface , " " \'~"," ". .. \ ( "'ff'ij .~:~"!, i+,.i. :'~ f,:' \"'w" . .(-=;-~-- ~ .. : -' ') 0 ..' . .. I' I ~, !'1 I' ;;,',~.. S , fi f r t o :cmn:.1! ( ,~, ( \ " ,.?:'l ~,:~? r I I, i I : ~: ! ~'" 1 i:l~ ~~l i. ". (~. 0 " , , ,;> , '~f ;,\ I" , . 'I: ~ '. ".. . . , ' " , PLANNING AND ZONING COMMISSION APRIL 21, 1994 PAGE 16 space to be adequate, although he is not sure how much this amount should be as he does ! . not have a detailed definition in front of him in which to accurately base his decision. The motion carried on a vote of 3-2, with Cooper and Gibson in the negative. 8. Public discussion of City-initiated amendments to the Zoning Ordinance to permit minor modifications through administrative review. Moen noted this particular proposal was recommended or initiated by Council member, Larry Baker, who had experience serving on the Board of Adjustment, and through this experience felt there were some minor modifications or adjustments that could be dealt with administratively, rather than necessarily through the Board of Adjustment. As a consequence, the Director of Housing Inspection and Services, Doug Boothroy, developed the proposal before the commission that would amend the zoning ordinance to permit minor modifications. Moen noted that prior to the meeting she had distributed a copy of the ordinance in ordinance format, and that ordinance does contain some changes that were suggested by the commission at its worksession meeting on Monday evening. The main change, in item (c), applicability, there is reference to a height of a wall or fence that may be increased by up to 25%, but there is a Iimit?tion that in no case, may a minor modification allow a fence greater than 8 feet in height. The second change, in item (e), there was a reference to producing a written decision in writing, and this redundancy has been amended, Staff recommends that these changes be approved. \1 ~,'., , ( Public discussion: 10 i I I There was none. Cooper moved to approve the City-initiated amendments to the Zoning Ordinance to permit minor modifications through administrative review. Bovbjerg seconded. The motion carried on a vote of 5-0. ANNEXATION I REZONING ITEM: 1. ANN94-0003, REZ94-0005. Public discussion of a City-initiated application to annex and rezone the City's south wastewater treatment plant site to P, Public zone. Miklo noted that annexation of this property will place the property and zoning control with the City, and the City would also have control of the adjacent future park land, and also the access road. Staff recommends approval of the annexation and the subsequent rezoning from County M-1 and A-1, to P, Public, and this be approved subject to the approval of the Sycamore Farms property, '" Public discussion: GreQ Apel, 4642 Oak Crest Hill Road, noted he represents Sycamore Farms, Apel noted that, although Sycamore Farms does not necessarily oppose annexation of this property, they just want to make the commission aware that they currently have their annexation on hold in Des '1 Moines due to a difference of opinion with City staff in regards to the arterial that cuts through the proposed annexation. This arterial road through the property will eliminate approximately 15-20% of their property, and Sycamore Farms feels that until this can be resolved with City t01(, ~o:--~.. -. ..", , , . o . ',," , ,.J li5' 80"" <l ,"" g n. -~__ ", " ... 'I ~ ,~... ~ " ",- - ,...-.... , I :.i.:\ ( , \1 ~, '''','''\ I i, \ i [) ; " "I II I II I, : I ' ., r i " , . :-~t:,\I", " , .' . ,~. , '~.,. . , "..',.',~,...,.-,'. ...;,,:,... -. . ,~..,' ,,,'''-' ..~..,' '. PLANNING AND ZONING COMMISSION APRIL 21, 1994 PAGE 17 ~taff, they would like to keep the annexation on hold, and thereby, make it non-contiguous with the proposed annexation. Aleda Kroeze-Feuerbach. Pleasant Vallev Golf Course, noted Pleasant Valley lies directly to the west of the City property and the Langenberg property, and Pleasant Vall~y has been concerned and on record for a number of years, as to what the City plans to do with this property. She noted Pleasant Valley also has pending litigation with the City, because of what the City has done on this property. Feuerbach does not feel they have been very well informed and noted that they had received notice of this meeting yesterday, and this does not give them a lot of time to prepare a response. Gibson asked whether the annexation of the property and its subsequent rezoning changes the City's ability in any way to do something to the property, or whether this is merely a housekeeping formality? Moen noted that there would be some advantage to having it in City control; it's presently zoned a Manufacturing zone under the County, and the City has been obliged to comply technically with the requirements the County and the zoning imposes on the M-1 or Agricultural zones. Scott added that if the City wished to develop for recreational uses, he did not feel that the M-1 zoning would be appropriate. Bovbjerg moved to defer ANN94.0003. REZ94-0005, a City.initiated application to annex and rezone the City's south wastewater treatment plant site to P, Public zone, until the May 5, 1994, meeting of the Planning and Zoning commission. Jakobsen seconded. Scott noted that it has been procedure to allow two public discussion sessions, and two work sessions, prior to the commission voting on an issue. It is his.personal preference that the item be deferred until after Sycamore Farms has been officially annexed within the City. Moen added that staff will also provide the commission with an accurate description of the restriction on the M-1 and A-1 zones. The motion carried on a vote of 5.0. DEVELOPMENT ITEM: 2. SUB94-0005. Public discussion of an application .submitted by Jeanne Tack, and Tom and Marilyn Alberhasky for final plat approval of a subdivision of Lot 5 and portions of Lots 4 and 6, a resubdivision of part of Lot 4, Ohls Subdivision, located on the south side of Mall Drive. (45-day limitation period: May 9, 1994) Moen noted the final plat conforms with the approved preliminary plat, and staff recommends the final plat be approved, subject to approval of the legal documents from the City Attorney's Office. Public discussion: There was none. Gibson moved to approve SUB94.0005, an application submitted by Jeanne Tack, and Tom and Marilyn Alberhasky for final plat approval of a subdivision of Lot 5 and portions of Lots 4 and 6, a resubdlvision of part of Lot 4, Ohls Subdivision, located on the south '07~ . -- ..:..~.. ']""" ."',' , "," '" ,',:,' " " ;,.1"-",";""'." 0., ~--- . P' , " . ~ ~, I '~".'D''''''",. "I"..'''..'' 1'5 ~' ,\ , ,,~, ~.-." ( \ '\ r-~ I I . ! ! i I i , I i i I I" I ~. . I i 1 '\\ ,~ ~/~,: :~"~,~,~ J1"~ ::r!l( \. n ..' !(~o .' ~ \' I ' .' , ':/;\1' " " " , ',' .:.,' ~ '.. . t...,;;.;,,, ' . ,. ..:.~ .-_-_:.~, '.'...- ; c,_, ...,,'. "...'..._~,.., ',. _,..~,~_, . P' "-' .,'..,'.._"._~_..,., PLANNING AND ZONING COMMISSION APRIL 21,1994 PAGE 18 side of Mall Drive, subject to legal papers from the City Attorney's Office. Jakobsen seconded. The motion carried on a vote of 5-0. VACATION ITEM: 1. V AC94-0003. Public discussion of a City-initiated application to repeal the vacation of the easterly ten feet of Maiden Lane located south of Court Street and north of Harrison Street. Miklo noted staff recommends approval of the repeal. Public discussion: There was none. Bovbjerg moved to approve VAC94.0003, a City.initiated application to repeal the vacation of the easterly ten feet of Maiden Lane located south of Court Street and north of Harrison Street. Cooper seconded. The motion carried on a vote of 5-0. CONSIDERATION OF THE MINUTES OF THE APRIL 7, 1994, PLANNING AND ZONING COMMISSION MEETING. ' Bovbjerg moved to approve the Minutes of the April 7, 1994, Planning and Zoning Commission meeting. Jakobsen seconded. The motion carried on a vote of 5-0. PLANNING AND ZONING COMMISSION INFORMATION: Ann Bovbjerg noted that she was pleased to have had the opportunity to have gone to the American Planning Association meeting in San Francisco; she learned a lot of applicable procedures and also found that Iowa City has good planning procedures in place. She thanked the Council for giving her the opportunity. Gibson moved to adjourn at 10:10 PM, Bovbjerg seconded. The motion carried on a vote of 5.0, George Starr, Secretary Minutes submitted by Jeff Haring. ppdadminlminsIP&Z4-21 107" . .)..,'.,':.. .', ,0 .',' ,. ..", ,.:' ',) ~, 1.' ll,~:M,_...u._"_._ . -. 'I" '/5 "', I', .... . I , I :\ ' r ~..tJ': "'. '!,' " E];~~~!A' ' t ,. " 1 , ~?: I ,\.. " . -' . " '-.. ~ . P' ., ..-'...-- ..'- . 41-/ riz R€9Ll.Lo.R ~ m€Eb~~ 1/:Zll~N 1':30 'P. m. '?itD.SE. Si~~ 1N: , , J 't~ ,. (r<<r ~ 7. ,Iv (I. t VM:i~ 17~" , '\ .~ , , I !, , I !~ 1 10. II. , '(.' , I" , I , " I 0.'_, "~ ;tl .~~ !~'j\" ,', , L. IJi. 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' I / / f) oJ [&13/212 Ct~. f/j, ~ {;ltd?!, ff 5.2S AJ /Ia'JI.-~~/U4J , /'11, v . '1gL!( S/rJ b Ro S:r J . 1'~.11,1 1'4 /ftkl1zf;:~( /l ' ! ~ " (AM4 ~ ItttUt-' :; I"~, . 101 ~ "I"," '~' """',' i)"S" ,0",'. \', " 01', .:' ,...,.. '.. v ", . ',,' """,,\\',,~~' , ~ _ " " . ,','" 0,.,.;;;.;1::: . :7J:i!iEJ , " ,\\ \ \ 0\_ , ' ~ , ( .~ 1- \ , '\ ~ ( : I I I" , I I i , ' I , . '(.' i :{,,~ , , , I, ! ,(, ~ ~j "~I. 'h~~ .f','j~!" "'f" ','. ~ ~ , , " l,_ ,',C__~, 'r- " _I' ~ ,;> o '\~ ' .,,-\!,, ....' ,,-, \ '., . " . ',< :.', - ~ MINUTES DESIGN REVIEW COMMITTEE APRIL 18, 1994. 4:00 P.M. CIVIC CENTER. CONFERENCE ROOM ~~"@W8J MEMBERS PRESENT: Gary Nagle, Clara Swan, Karyl Larson, Bill Nowysz, Craig Welt MEMBERS ABSENT: Laura Hawks, Gilda Six, Don Sinek, Kim Merker STAFF PRESENT: Schoon, Schmucker OTHERS: Mike White CALL TO ORDER: , Cnairperson Swan called the meeting to order at 4: 11 p.m., noting that a quorum was not present. The group introduced themselves to new members and staff. DISCUSSION OF COMMITTEE DESIGN STANDARDS: P' . r Schoon stated that this item had been tabled from the last meeting because there was no quorum. Schoon described that the subcommittee had encountered a number of issues. The first issue was whether the subcommittee should stick close to the Committee's current procedures and simply formalize them. As the subcommittee got into the process, however, 0 they started straying from this premise. Schoon reviewed the March 16, 1994, memo on this item. '011 I IS Swan stated that the subcommittee was asking for direction from the Committee on whether they want the subcommittee to stray from current procedures and for comments on the draft design guidelines. Nagle entered the meeting at 4:24 p.m. Schoon pointed out the Committee now had a quorum, Swan asked Schoon to talk about the draft design guidelines. Schoon said the basis of the draft was what the Committee had worked on a couple of years ago, and that the subcommittee went through it and refined some of the design criteria. Swan pointed out the definition of two key terms, "compatibility" and "harmony". Schoon commented that the Committee needs to be comfortable with the definition of these two terms. He noted the terms take on more meaning as they are used later in the guidelines. Welt stated the term "vicinity" in the definition of compatibility was too vague. He suggested the term "adjacent" instead. He suggested that vicinity could refer to an entire neighborhood, block, or both sides of the street. Nowysz said the subcommittee felt that" adjacent" was too narrow and all the buildings around the project will very much influence the look of the neighborhood. Welt suggested the use of the term of "streetscape" rather than adjacent or vicinity. The Committee members agreed that the term "streetscape" is a reasonable compromise. ''':'' .~ -~... ~~- 'l.'" ,H ,"", o ~ - ~o' ; , 011 ~ ' I 8' IS ~O . ' ., ?Z,v.it1. ,/; ;' I . , ":t\\ I, ~ , ,;> , ,~. 1 " . .:.~ ".. Design Review Committee April 18, 1994 Page 2 Swan asked what the subcommittee wanted from the Committee. Nowysz stated he would like the Committee's comments and their acceptance of the guidelines as a draft with the understanding that the subcommittee will illustrate what the subcommittee means by each one of the guidelines. Swan suggested defining the terms further as they look for examples. Nowysz referred to the Historic Preservation Committee's Neighborhood Design Book as an example of good design guideline graphics, Nowysz suggested Schoon clarify to the Committee why the Committee was working on this. Schoon explained that the Committee must have some standards to provide to developers so that when they come before the Committee they have some idea of what the Committee expects. Schoon stated the Committee now has no formally adopted guidelines, and that it is more difficult to deny an application when there are no formal guidelines. Schoon related the second reason was to clarify procedures for demonstrating that a project meets the guidelines. He stated the current procedure is for a developer to make an application, go to the Design Review Committee, the Committee makes a recommendation to the City Council, and then the City Council either approves or denies the application. Schoon said the Design Review Committee's ability is limited to projects that have been built on urban renewal land and those that impact the city plaza, and that it has been proposed for projects seeking tax abatement in the Near Southside Urban Revitalization Area. Nowysz said the guidelines would provide a clarification of the Committee's purpose to make a stronger Committee. Swan noted the guidelines were part of a step-by-step process. She noted first the Committee would define the criteria, and then add the procedures. She said then the Committee would adopt the criteria and procedures to give to the City Council for approval. c Nagle asked if it was realistic for the Committee to take on the role of making final decisions on the review process. Schoon commented that other committees, such as historic preservation, make final decisions that are appealable to the City Council. Swan said the Committee could consider making final decisions on minor reviews while continuing to make recommendations to the City Council for major reviews such as for projects occurring in the Near Southside Revitalization Area. " /" Larson asked for clarification of the Committee's role in the Near Souths ide Revitalization Area. She asked whether the Committee would have review authority over some projects in the area because they would receive tax abatement but other projects would be unreviewed because they did not receive abatement. Schoon responded that this was the case and that from the City Council's perspective, if the City was going to financially assist a project, then the City wants the ability to review the design of the project. Larson asked if the pedestrian mall businesses had to meet any design criteria. Schoon responded only those properties that had been acquired through urban renewal, where the city bought and disposed of parcels of land such as the Holiday Inn, Schoon remarked some other projects had been reviewed as a courtesy and any improvements that project out into the plaza must be reviewed. ~ . Schoon explained that some Committee members have expressed frustration, because they would review one building and not the one standing next to it and that this didn't make much sense if the Committee is concerned with the appearance of the entire downtown. "I :~':Ij , ~ " .c, ,."""". ;0;--- .. .._---.__._--------~ -.. )'" , , . - o P' . r ~, ;~ ;,1 I I I I 10 ~ . ". " ;:~iJ}:.;2 ~ , [ ,"'\ I \ , \ i~ I I I" i I I .Ir I I'. , i , I ~~ :'Ii'~ '~', , h: t~ ,,~"'< "',"''- l,., ,(:~-- \' . .' , . ~t \ j ,\'" ',' \ '. .... . . . ' ;.:~ . Design Review Committee April 18, 1994 Page 3 Swan suggested the subcommittee should continue working on the guidelines and the next step should include the sketches as examples for the definitions, Nagle stated he didn't understand the need to split up major and minor reviews, unless it would be as Swan stated earlier where the Committee would have final say on minor reviews and give recommenda- tions to the Council for major reviews. Schoon noted that the definition of major and minor reviews could also dictate the submittal requirements for each type of project, Nagle said that the Committee could have final say on minor reviews and act as an advisory body for major reviews. Nowysz asked Schoon if there was the potential to have the very small project reviews handled by staff at the building permit level once the guidelines are in place while the major reviews would go on to the Committee and then, if need be, to the City Council. Schoon said yes. Nagle stated this would probably put the Committee out of work because there aren't too many major projects available to the Committee. Welt stated there should be one body responsible for the design reviews, but that it would be nice to waive some minor reviews such as repainting the building the same color, Nowysz stated that the Committee would want to be involved if the project was to change the building's color. ~ Nagle asked if it would be fair to define major and minor reviews based on a dollar value for projects, because people have to provide an estimate of project costs when they apply for a building permit anyway. Nowysz stated the subcommittee looked at this from a different view in that they were looking at the presentation ,requirements to the Design Review Committee, He suggested a minor project such as an awning may suffice with an elevation and some drawings of it, but if the project is a new building, the Committee would want much more information. Nagle reiterated that he agreed with this but that there needs to be some standard for determining what is a major and a minor project, because people will try to argue that they want to be considered a minor project to avoid going to Council. ,I , , '0 Schoon stated he would have some problem with a dollar amount because it doesn't necessarily reflect the impact of the change. He asked if Nagle was talking about the dollar amount on the facade of the building. Nagle said he was talking about the amount the person was spending to make the changes, and the dollar amount would reflect the amount of work going on in the project. Welt stated that if there were some interior renovations, then the person would have to split up the costs between the interior and the exterior. Swan said she thinks the issue is what the Committee feels comfortable taking on. She said the Committee just reviewed the Fieldhouse awnings, and asked if the Committee would feel comfortable making the final decision on that project. She stated in her mind, the group would be comfortable with this. She noted also that Near Southside projects would definitely be major projects, and that the Committee's discussion was centering around drawing the line between major and minor projects. She commented that members of the Committee were simply drawing that line in different places, and that the subcommittee could investigate other options, Welt suggested the subcommittee find out what other communities were doing, Nowysz stated one approach the subcommittee was looking at was to develop a list of what were major projects and what were minor projects. Swan stated that, if there was a gray area in the application for review, the applicant could ask the Com,mittee to place them in one category or the other. Larson asked about using surface area or square footage of the change . ---- ~ v ) . --" 10 '11l . , I' m' i5 ' ~O . '~ ',0 - ~'. " .---"""':"" ), ' .,\' (-.~ \( ~ m,'" /:~-\ , I' I . ,., , I I I , I : I , , ; ! I k. I I~" lL, r;r ,,)I"j !t{ '~: l,'"l\~,~~,J" "I"~' !'~.. :IJ,~\~ l_~ :(('- 0 ., , , ~ . ". "'\\" '."j, .~, , ", . " , ",~ :"''':;.,~,~, _."l.., '..'...',,--',.'-,"','._.,;"., -~~--,~-... . Design Review Committee April 18, 1994 Page 4 to determine major or minor projects. Nagle stated he had suggested that the dollar amount because he knew the estimate was required on building permit applications and that this information would be easy to user but he did not know if the square footage information was provided. Nagle said he personally had no problem making a final decision on a remodeling project, but probably did not feel comfortable making a final decision on an entirely new structure. Chairperson Swan closed the discussion by summarizing the Committee' s acceptance of the major reviews and minor reviews as a concept and the subcommittee can go on to working on developing a list of major and minor projects as well as finding or making sketches to illustrate the design criteria. UPDATE REGARDING NEAR SOUTHSIDE COMMERCIAL URBAN REVITALIZATION AREA: Schoon updated the Committee. Schoon noted that the Planning and Zoning Commission had not submitted their recommendation on the parking and parking impact fee requirements. Schoon stated the Council deferred their decision until their April 26, 1994 meeting. Schoon stated that what will happen if the Council adopts the plan is they will go ahead and adopt it as it was originally written and then set a date for a public hearing to amend the plan. The Council would then make amendments to plan, including adding design review requirements. Swan asked if the Committee needs to have their criteria adopted by this time. Schoon said the Committee probably wouldn/t have the criteria done by then, because the procedures and criteria must be adopted by ordinance. Schoon said w~at the Committee could do, depending on the timing of the first project which would probably come shortly after the Council approves the plan, is to follow the design review process as it has been done in the past but use the proposed guidelines as a guide. UPDATE REGARDING AWNING REGULATIONS: Schoon stated that the Director of Housing and Inspection Services has yet to write his memo to the City Council so that there is nothing new to report on this topic. DISCUSSION OF DESIGN RECOGNITIONS AND AWARDS: Swan noted that the Historic Preservation Commission will hold its annual awards ceremony at 5:00 p.m. on May 11/ 1994 in the Johnson County Courthouse. She commented it would be nice for the Committee to set a schedule for when they want to have their award ceremony mechanism in placenfor instance, a year from now. This would-allow Committee members to attend various award ceremonies around the city and study other groups award criteria. Schoon commented that he had talked with Bob Miklo, Historic Preservation Commission staff assistant, who stated that the Commission liked the Sports Column renovations, but could not give an award because the renovations had not been under Historic Preservation Commission/s purview. Apparently there is an opportunity to recognize similar projects. -r-- u._~___::= ' ,v; _ '." 'j'~.:'":''''\''''' 'i',., 0, i" .,' .' ".~, ' . , , .1,':',..'" P' . '. (011 , r"""'" , 'J5' " '... .. ltJ , .,.", '. ;'" .. .' .~..," " ~\.-.. , :i. ~ ~ .--" c:' C~~\ i, ~ L .~,' 0 ,j. ., ",j .',"j .' ,', ' ." " , '. .":~J~~'I,! :r " 1 ~~, ,,. I" .' '~'-,:' ' l~' .~ , ", ""'"9'" to' '~, ~ . ~ ~ .. '.' ;,":" ,,' _< ,./~ 'w~~. .'L..",:::'_:'-,-,,_ _____"'..__~._....H...'._.,_ , ' ".. " , ' " , . . . ' ,,_h'__'_ ".....,.~.............~.~,.....,.".'"".'~" ~_, ..~,'.' ""_"",,,.,r,,"',,',,"",..;', ',,,",:,..;h'"' o..~.u_."_''''''~-''''~~~'''_'''''''''-'''-''''~M."_ ,", ' Design Review Committee April 18, 1994 ' Page 5 Schoon also stated he had spoken with Gilda who said she talked with Nancy Seiberling from Project Green, and Project Green does give out design awards. 'I , ). Nagle asked whether the design review award would be limited to the downtown plaza area, or would it be necessary to get approval to give an award to projects occurring in the entire downtown area. Schoon said the Committee could give awards for projects in the entire downtown because they would simply be giving recognition and not requiring a property owner to do something. Swan suggested that perhaps the Committee could put together an award in less time than a year and perhaps the Committee could think about a six month time frame. CONSIDERATION OF THE MINUTES OF THE FEBRUARY 22. 1994 AND MARCH 21. 1994 MEETINGS: Nagle stated he had a correction to page 2 of the February 22, 1994 minutes where it stated "Nagle requested that the Committee's review of developments begin at the end of the design concept development, but before any construction permits are applied for" should read "Nagle requested that the Committee's review of developments begin at the end of the design development, but before any construction documents are complete. Welt moved the to adopt the minutes as amended by Nagle. Nowysz seconded. The motion carried 5-0. COMMITTEE DISCUSSION: In response to Nagle's question regarding poor attendance at meetings, Swan stated that the Committee would address the meeting time in July after new Committee members are appointed. ADJOURNMENT: Chairperson Swan adjourned the meeting at 5:24 p.m, ecodev\mlns\drc4.18 , . ~-~p __ . .. 1077 j ...."..,'"'",...,.".""'..,"""".....1......"........ 'i' ' ,,'" ,.,.', ...""..," ;:':,,:,,"':':'<',:,O',~':':>,' ';i';:,,' , . "\," "'., I" ' -'~': "" ' ',' ",,' )" , .-, '; .":" ',' <", " ;"1"" ,,~,.;,';:::'" ,'I,::: ,.:",,,:_,,. " ~'. ~' ,.. "0\ - '. ",-': -~ " . ' ,< ~~~11 ((..) ~~\~ \ " , r , ,~) \ ,\ \ ,,/1 "~("'! I I" ,(., , Il-, , , I , , , , , ~~ ",', , ...'. '~.: .j 1:' ~, ;':'~ " ~ ,.. . . ;.,,-- .., .." r PRELIMINARY - I S~bject to Approval 1017 ~/s ' 10', . , , ,;> . ". "1\\1" , .:.' .. MINUTES DESIGN REVIEW COMMITTEE MAY 3, 1994 - 5:00 P.M. CIVIC CENTER - CONFERENCE ROOM MEMBERS PRESENT: Gary Nagle, Clara Swan, Karyl Larson, Bill Nowysz, Craig Welt, Laura Hawks, Gilda Six, Don Sinek MEMBERS ABSENT: Kim Merker STAFF PRESENT: David Schoon OTHERS: Daniel Black RECOMMENDATIONS TO THE CITY COUNCIL: Recommended, by a vote of 8-0, approval of sidewalk improvements located at 102 South Clinton Street as follows: (1) the tile located in the sidewalk path be replaced with concrete and (2) the brick pavers located along the street remain in place, Recommended, by vote of 8-0, that the City Council appropriate additional funds to adequately maintain the City Plaza area and associated downtown streetscape improvements, and that particular attention be given to the area in front of 102 South Clinton Street. CALL TO ORDER: Chairperson Swan called the meeting to order at 5:00 p.m. CONSIDERATioN OF IOWA STATE BANK & TRUST COMPANY'S SOUTH CLINTON STREET SIDEWALK REQUEST: Daniel Black, Property Management Officer for Iowa State Bank & Trust Company, presented to the Committee the bank's proposal to replace the tile and brick located in the front of 102 S. Clinton Street with concrete. He stated the comments in his letter dated April 28, 1994, that were attributed to the Director of Public Works were incorrect. There was a misunder- standing and that similar bricked areas in the urban renewal area have not been removed or replaced with concrete. Nowysz arrived at 5:05 p.m. In response to a question from Nagle, Black stated that he believes that there are several layers of concrete and a rubber membrane located between the underground vaults and the tile. In response to a question from Sinek, Black stated that he did not know if the tile was installed after the brick had been installed, In response to a question, Nowysz stated the brick pavers are placed on an asphalt overlay. Black stated that the tiles in the bank entry way will remain. Nagle asked if the bank had experienced problems with the tile in the entryway. Black stated no, there appears to be less freezing and thawing in that location and the bounce from heavy trucks on the street doesn't :,G.'~' :,: ... if. ]~,' -: -.~. ~ ,0 f t I " I ~ r "I I '., :' , ,,,,,,,e.J ....'_...; .( ("'''\ \\ , I' i I ,I I II! I ' I ,t I', I I I i '! : i ' : ~'. i " ' I 1 i )' i: I,,; \ .::;/ .,(~o ~~..... ., 1-' . '" . . ~t.. '.\ l,'~ . ,~, , ", . , . ..: .. ,..:~l, .:". Design Review Committee May 3, 1994 Page 2 appear to reach this area. Six stated that the tiles in the walkway should be replaced because they are extremely slippery in bad weather. Welt stated that the streetscape improvements are not being well maintained throughout the downtown. Welt suggested that maybe a motion should be made to recommefld that the City Council either better maintain areas such as the subject area or that the Council consider replacing the brick along the entire street with another material. Black recommended ,the use of exposed aggregate concrete like what has been used in other areas of the downtown. Larson arrived at 5:10 p.m. In response to comments of Black, Schoon stated that the Parks and Recreation Department has a crew that maintains the central business district public grounds and improvements. The Department budgets approximately $3,000 a year to maintain the brick areas. Swan stated that this amount seemed woefully inadequate. In response to a question of Nagle, Black stated that the bank has not considered replacing the tiles with tiles, Since 1984, they have already replaced the tiles once and they are often repairing them. The bank would like to correct the problem with a more permanent solution. Swan stated that the brick along the street should remain as it is part of the streetscape theme along Clinton Street, but that the tile could be replaced with concrete. Nagle agreed and added that he does not believe that the brick along the street are in that bad of condition. Nagle moved to recommend approval of sidewalk improvements located at 102 South Clinton Street as follows: (1) the tile located in the sidewalk path be replaced with concrete and (2) the brick pavers located along the street remain in place. Welt seconded the motion, The motion carried 8-0, Welt moved to recommend to the City Council that the City Council appropriate additional funds to adequately maintain the City Plaza area and associated downtown streetscape improvements, and that particular attention be given to the area in front of 102 South Clinton Street. Nowysz seconded the motion. The motion carried 8-0. Welt left the meeting at 5:20 p.m. CONSIDERATION OF THE MINUTES OF THE APRIL 18. 1994 MEETING: Nagle moved to approve the minutes of April 18, 1994. Sinek seconded the motion. The motion carried 7-0, COMMITTEE DISCUSSION: Nowysz noted the large white board underneath the Fieldhouse Bar's front windows, He said the board appears to be used to display daily specials. He asked if this sign met the City's sign ordinance requirements, Schoon stated that he would check with the Building Division, ~~~ ' '= o "),:" ,'," '\" ... . IO~l ,,' I....'" .. '" )5 ~ . ,10, ". ';r";,:",:-l,,,.~ ~.': ,i::,.. ~,,'~ :' ,0' , ,....-;-:.... '" ' (' " .,"! .:,\"\ r''\, \ \, ~ ~, , \ I i ~ I I III i I If'; i ! l) ~,,,ii ,r;rr I' l~:,,,,',":,,,j ;"'~ Vi, ,II', r;'I' '.' !' ",.-" -........ t:-~ , ," '" 0 ) ,,' " .' --~. ., , '", . ':,,;:i '; ,<.~~~,'\'l. . . ':~~'.. . ',1.'..,' .. " , " ~ ~ . ;' " '. . , , ',-, , ';", I . P' " , ","':-,""",' . <' ;.'" 1.-",. " . _.. _ _'___ ..',. :.,..~.. ;.-;;...,'~...'..~';I:-~,..;~:~~~-,,~4.'<,~, .""":-'.::-;.,, ....,'~:~ ~~~...~;.'~ _,.;.;. __,.: :' , ;_._ __.~_"".........,n. -....-.;. ,..','......,.,-b.'~ ,~.'..~"......' ,. '~'''I , , ,.' .:..,,,':.;~..:.',,. ~"',\,,"",,, ",~ ..'..rr"c'.",'-....L"..."'..~~,.-:......_.;:~__:... Design Review Committee May 3, 1994 Page 3 Swan asked all Committee members to make every effort to attend the upcoming Committee meetings as the Committee will be discussing the propesed guidelines and procedures. " ' PUBLIC DISCUSSION: There was none, ADJOURNMENT: Chairperson Swan adjourned the meeting at 5:30 p.m. ecodev\mins\drcS.3 ,'.' I , I . . ,I..,' , ,==- , 1011 ~..:~~:,"~:,,;,:'..'",.r'.''..'^'n''' "m.c,,':,:'..'..r,..'~T~""'"',..: ,,'f,.O" I'~ ,:;,',,0..';::, ,:\:'\,:' <, "',' . ,'15,' 8 ~- ,,' ",'- '- .(, , ,,"',., /'- ".. "..,".',,'," ""