HomeMy WebLinkAbout1989-06-13 Info PacketCity of Iowa City
MEMORANDUM
DATE : June 6, 1989
TO : City Council
FROM: City Manager
R E : Pending Development Issues
An application submitted by Michael Evans for final plat approval for
Ty'n Cae Subdivision, Part 5, a 5.84 acre, 20 -lot residential subdivision
located south of Plaen View Drive and east of Mormon Trek Boulevard.
City -initiated vacation of the First Street right-of-way west of Gilbert
Street.
An application submitted by Robert and Erma Wolf for preliminary and
final plat approval of the resubdivision of Block 45 East Iowa City,
a 0.48 acre tract located in the southwest quadrant of the intersection
of "H" Street and Sixth Avenue.
Proposed amendments to the Zoning Ordinance to define "used merchandise
store" and to permit the establishment in the CI -1 zone.
An application submitted by Deborah Wilson for a special exception to
establish a childcare facility at 802 Wylde Green Road.
An application submitted by the Islamic Society of Iowa City for a
special exception to establish a religious institution at 114 East
Prentiss Street.
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City of Iowa City
MEMORANDUM
DATE : June 6, 1989
TO : City Council
FROM: City Manager
R E : Pending Development Issues
An application submitted by Michael Evans for final plat approval for
Ty'n Cae Subdivision, Part 5, a 5.84 acre, 20 -lot residential subdivision
located south of Plaen View Drive and east of Mormon Trek Boulevard.
City -initiated vacation of the First Street right-of-way west of Gilbert
Street.
An application submitted by Robert and Erma Wolf for preliminary and
final plat approval of the resubdivision of Block 45 East Iowa City,
a 0.48 acre tract located in the southwest quadrant of the intersection
of "H" Street and Sixth Avenue.
Proposed amendments to the Zoning Ordinance to define "used merchandise
store" and to permit the establishment in the CI -1 zone.
An application submitted by Deborah Wilson for a special exception to
establish a childcare facility at 802 Wylde Green Road.
An application submitted by the Islamic Society of Iowa City for a
special exception to establish a religious institution at 114 East
Prentiss Street.
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City of Iowa City
MEMORANDUM
Date: June 6, 1989
To: City Council
From: City Manager
Re: Curb and Gutter Program
We are about to complete the plans for the upcoming curb and gutter replacement program.
With the improvements in the Road Use Tax, we feel we can again reinstitute the program.
Our efforts this summer will be concentrated on the north side and the Summit Street area.
The following represents our preliminary plans for the replacement effort.
1. Brown Street hill
2. 200 Block of Ronalds
3. Summit between Burlington & College
4. 400 Block of North Gilbert
5. 500 Block of North Gilbert
6. 100 Block of South Lucas - east side
SJA/sp
cc: Chuck Schmadeke
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City of Iowa City
MEMORANDUM
Date: June 6, 1989
To: City Council
From: City Manager
Re: Curb and Gutter Program
We are about to complete the plans for the upcoming curb and gutter replacement program.
With the improvements in the Road Use Tax, we feel we can again reinstitute the program.
Our efforts this summer will be concentrated on the north side and the Summit Street area.
The following represents our preliminary plans for the replacement effort.
1. Brown Street hill
2. 200 Block of Ronalds
3. Summit between Burlington & College
4. 400 Block of North Gilbert
5. 500 Block of North Gilbert
6. 100 Block of South Lucas - east side
SJA/sp
cc: Chuck Schmadeke
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City of Iowa City
MEMORANDUM
Date: June 7, 1989
To: City Council
From: City Manager
Re: Capitol Street Railroad Bridge
You may recall I recently Informed you that the Iowa Interstate Railroad would be proceeding
with the Capitol Street railroad bridge maintenance. This was a follow-up from a City Council
complaint as well as observation made by the Department of Public Works. It appears now
that the Iowa Interstate Railroad will not perform any repairs until September of this year.
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City of Iowa City
MEMORANDUM
TO: Steve Atkins, City Manager.
FROM: Larry Donner, Fire Chief �`
DATE: June 7, 1989
RE: Proposal To Study Enhanced 9-1-1 And Emergency Communications
Last year, the State of Iowa passed legislation requiring every county in
the state to prepare a plan dealing with enhanced 9-1-1. Enhanced 9-1-1
automatically routes the call for help to the appropriate dispatch center
and gives emergency dispatchers the caller's address.
Currently, Iowa City, Johnson County, and the University of Iowa maintain
24 hour per day dispatch centers; Coralville contracts with the County for
evening and weekend dispatching service. These dispatch centers serve as
communication hubs for emergency medical services, fire departments, and
law enforcement agencies within the County, The E9-1-1 legislation gives
us an opportunity to assess our emergency communication needs and study
the possibility of County -wide dispatching.
As you recall, the City and County agreed to split the cost of hiring a
consultant to do a formal evaluation of our current system and to evaluate
the feasibility of combining dispatch centers in conjunction with E9-1-1
service.
A committee was formed to solicit proposals and recommend a consultant to
to the Iowa City Council and the Johnson County Board of Supervisors.
Committee representatives from Iowa City, Johnson County, Coralville, and
North Liberty reviewed six proposals and Interviewed three finalists,
The E9-1-1 Ad -Hoc Committee on Communications Consultants recommends
that Ronald Vegemast Engineering, Inc. be hired to do our study. Public
safety communication system areas to be addressed in the study include:
• Consideration of implementing a County -wide Enhanced 9-1-1
emergency telephone service.
• Preliminary design of a multi -agency public safety communications
center to the detail required to assess performance and to generate
credible cost estimates.
• Consideration of existing public safety radio systems to determine how
they would interface with a central dispatch system.
E9-1-1 page 2
There are two outstanding issues to be addressed, First, there is a question
of whether or not a 28E agreement between the City and the County is
required, and second, a local project manager will need to be named for the
project. The committee feels these issues are minor and can be resolved
administratively.
At the conclusion of the study, Ronald Vegemast Engineering will provide a
report of all data, findings, and recommendations based on Information and
interviews conducted on-site with all agencies involved in emergency
communications in Johnson County. The study should be completed within
five months of the consultant receiving an executed copy of a contract.
A firm fixed fee for the professional services to be performed is $33,250.
This total Includes professional services plus travel expenses for an
estimated seven trips to the Iowa City area. Iowa City's share of the cost
will be $16,625. In-house staff time is not included In the cost estimates,
As Iowa City's representative on the E9-1-1 Ad -Hoc Committee on
Communications Consultants, I strongly support the recommendation to hire
Ronald Vegemast Engineering, Inc.
City of Iowa City
MEMORANDUM
Date: June 9, 1989
To: City Council
From: Rosemary Vitosh, Finance DlrectorQwU [ >
Joe Fowler, Parking Systems Supervisor -j A��—z
Re: Recommended Preventive Maintenance - Capitol and Dubuque Street Parking Ramps
The City of Iowa City financed the construction of the Capitol and Dubuque Street Parking
Ramps ten years ago with Parking Revenue Bonds. Bond covenants require that the City set
aside $60,000 each year for necessary maintenance and Improvements to parking system
facilities.
To preserve the structural Integrity of the Capitol and Dubuque Street Parking Ramps the City
of Iowa City Parking Systems has carried out a program of preventive maintenance. Initial
maintenance programs were directed by a report prepared by Walker and Associates of
Minneapolis, Minnesota, original designers of both ramps. Beginning in 1985 the City retained
the services of Shiva Haftery Engineers and Architects of Iowa City for a parking ramp
evaluation and maintenance report. The repair work recommended by that report was done
between 1985 and 1987.
In April of this year we requested that Shiva Hattery examine both the Capitol and Dubuque
Street Ramps to determine what maintenance was needed. This study was conducted under
the direction of Dale Moore and Phil Larson. They have prepared a report detailing
recommended repairs in both facilities. These repairs include action they feel is necessary at
this time and a long range maintenance program. A brief summary of their recommendation
for each ramp follows.
CBgitol Street Perking Ram,
The Capitol Street Parking Ramp is in 'Very good structural condilion.We found little evidence
of visual deterioration of the concrete surfaces and did not identify any areas of Immediate
structural concern.- Several areas of minor spelling were detected.
High levels of chlorlde-Ion contamination (salt penetration Into the concrete decks) were
detected in several areas of the ramp. This condition could result in concrete failure in the
future if it continues. Core samples should be taken again in 1990 to determine if chloride
penetration has Increased. At a minimum, the ramps will require resealing every three to five
years. Based upon current data, resealing is recommended for 1991-1992.
The anticipated life of expansion joints is seven to ten years. A program of major replacement
was recommended beginning in 1992, This program will take three years to complete. Minor
repairs are recommended this year for deteriorated sections of control joint materials and
expansion joints.
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Dubuaue_Street Parkina Ram
The Dubuque Street Parking Ramp "is in good structural condition." Several areas of concern
were detected in the deck surfaces of the lower levels of the facility. Surface popouts and
spelling continue to be a problem in several areas. The area of immediate concern is the north
east end of level 2. Repairs have been made to this area previously. An epoxy overlay was
applied during the summer of 1980. In addition spalls were repaired and resealed in 1985. At
the present time the surface is scaled and water run off is being trapped. This has increased
the chloride -ion content in this area to the level that action must be taken to prevent
contamination of the structural steel.
To restore the east end of level 2 Shiva Hattery recommends that we remove the top 1/2" of
concrete and replace it with either an epoxy grout or a dense concrete, This work should be
performed during the 1989 construction season.
The deck surface of the 4th level, east end, and the 2nd level, west end, also show signs of
spelling. These areas will be reevaluated in future years to determine if they also warrant
surface removal and replacement.
In addition to the surface repair It is recommended that steel connection points on the
expanded decks be repainted at this time to prevent rusting, a cracked drain pipe be replaced,
and repair work be done on spelled concrete and to deteriorated expansion Joints.
Concrete core tests showed high levels of chloride -Ion contamination in the scaled concrete
area of Level 2, while all other readings were relatively low. it is recommended that core
samples be taken again in 1990 to determine N chloride penetration has Increased. At the
current time, resealing is recommended for 1990.
The estimated cost for the repairs necessary at this time is $77,000. This Includes the following:
Recommended 1989 Repairs
Capitol Street Parking Ramp:
Spelled Concrete
$ 800
Control Joints repair
4,000
.Expansion Joints repair
1.500
$ 8,100
Dubuque Street Parking Ramp:
Spelled concrete
$ 500
Expansion Joints repair
1,500
Connection plates modification
7,500
Drain pipe repair
500
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Concrete restoration, Level 2 East
54.000
54.000
$70,100
Contingency
8.900
TOTAL
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In addition, the cost for Shiva to prepare bid documents and oversee the project is $9,500.
Funding is available in the FY89 budget to complete the repairs recommended at this time.
$100,000 has been budgeted in the Improvement Fund in anticipation of this report. Shive-
Hattery's report also provided a future repair and maintenance program for the two parking
ramps (See Exhibit A). This would phase-in the remaining concrete restoration in the Dubuque
Street Ramp, and for both ramps the reapplication of deck sealers and the replacement of all
expansion and control joints. Please note that these estimated costs do not Included
engineering fees.
The periodic evaluation of the parking ramps and their repair is necessary. Both ramps are
structurally sound at this time, but repair and maintenance expenses are expected to increase
each year as the structures age.
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In addition, the cost for Shiva to prepare bid documents and oversee the project is $9,500.
Funding is available in the FY89 budget to complete the repairs recommended at this time.
$100,000 has been budgeted in the Improvement Fund in anticipation of this report. Shive-
Hattery's report also provided a future repair and maintenance program for the two parking
ramps (See Exhibit A). This would phase-in the remaining concrete restoration in the Dubuque
Street Ramp, and for both ramps the reapplication of deck sealers and the replacement of all
expansion and control joints. Please note that these estimated costs do not Included
engineering fees.
The periodic evaluation of the parking ramps and their repair is necessary. Both ramps are
structurally sound at this time, but repair and maintenance expenses are expected to increase
each year as the structures age.
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EXHIBIT A
The City of Iowa City 1989 Parking Ramp Evaluation
Construction Description Probable
Season of Yerk
Costs
1990 Ramp 8 Concrete Restoration, Level 4 East $ 21,600
Ramp B Concrete Deck Sealer 82.000
Subtotal $103,600
10% Contingency 10.400
Total f114.000
1991 Ramp A Concrete Deck Sealer,
Levels A, B, C $ 59,000
Ramp B Concrete Restoration, Level 2 West 68.000
Subtotal $127,000
10% Contingency 13.000
Total $140.000
1992 Ramp A Concrete Deck Sealer,
Levels D, E, F' $ 59,000
Ramp A Expansion Joints ' 67.200
Subtotal $126,200
10% Contingency 12.800
Total $139.000
1993 Ramp A Control Joints,
Levels D, E, F $ 65,000
Ramp B Waterproofing Membrane 12,800
Ramp B Expansion Joints 28.800
Subtotal $106,600
10% Contingency 10.400
Total $117.000
1994 Ramp A Control Joints, Levels B, C f 53,040
Ramp A 8 B Miscellaneous Repairs , 10.000
Subtotal f 63,400
10% Contingency 6.600
Total S 70.000
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City of Iowa City
MEMORANDUM
Date: June 9, 1989
�l A
To: Steve Atkins, City Manager
From: Patt Cain, Economic Development Coordinator K
Re: Downtown Association June Membership Reception
The Downtown Association has scheduled discussion of the development of Parcel 64-1a as
the topic for the June Membership Reception. At this time DTA members will have an oppor-
tunity to voice their Ideas and opinions about the future of this parcel and the type of develop-
ment that will contribute to the downtown.
The DTA is extending a special invitation to CRY Council members to attend this meeting and
be apart of the discussion. The meeting is scheduled for 5:00 p.m., June 20 in the lower
level of the Holiday Inn Hotel.
You and I are also invited, and we should be prepared to answer questions about the process
and current plans for sale of the parcel. I will have a brief update ready, if necessary, as an
introduction for the program.
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City of Iowa City
MEMORANDUM
DATE : June 8, 1989
TO: Mayor and City Council JJ
FROM: Marian K. Karr, City Clerki„�
R E : Referendum Proceedings
Late the morning of June 8, 1989 an Affidavit To Commence
Referendum Proceedings was filed in my office with Res.
89-102 attached. Petitions will be circulating effective
immediately asking Council to reconsider their action on
that resolution. A petition containing 2500 registered
voter signatures must be received by my office no later
than close of business July 14, 1989'for the process to
continue.
cc: City Manager
City Attorney
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AFFIDAVIT TO COMMENCE "Rihii 4 -QR REFENENOUI PROCEEDINGS
STATE OF IOWA )
COUNTY OF JOHNSON )
The undersigned pellllooer(s) hereby propose(s) to wmnr��; �crHerandum
Proceedings Pursuant 10 Article VII Of the Choler of low City, '
I. ESM of the undersigned Is ■ voter who is regislered b vote In lows Clry,
2 The undersigned will wpervi" lu drarletfon Of M 1rtW,arspr nfuerllum
Petition and will be responsible for fI h N proper form with the Cly CMM of Iowa Cly,
G. The name(s), addreu(u), And Phone number(,) of to peftm(s) is (are) as
blows (Print or type):
A/9 R .nd r•ll
Tc•a C r s�avc - - � -
35111 -66s/
GGr?YTd�
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3S y-7ltd `
e• An relevem 11011m reladrq to the hddathm or referralen P OPoeal BW beIjVI
"6 'Q^ Mame of redplent) j
S�tr�e�.Y et Addraauu ar Post Office Box
city.
A Cif TN S" /0 M. StW.�tale
Q The Or fIrWICe Proposed w Sought to be reconsidered Is attached hereto u an i
esf U and by M rafrrMum made a pert hereof, c j
Wibrsa my (eta) hend(s) ft �_ tjey of _'—�_. 1D A't
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/Pl95ubenAad y sworn b G1we nw, a Notary
Public, on ft O` dsy of /�ow��mJ
b be iM person( j��DanD Affidavit aM (w es
of wham) -
2*WM*/W d that hoWw executed the was as NyMr voFmtry act aM deed,
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8 wo ConvNasbn expl ee
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RESOLUTION No. _ 89-102
RESOLUTION AMENDING THE COMPREHENSIVE PLAN UPDATE BY CHANGING THE LAND USE
CLASSIFICATION OF A 28 ACRE TRACT OF LAND ALONG HIGHWAY I WEST, NORTH AND
WEST OF THE IOWA CITY MUNICIPAL AIRPORT FROM INDUSTRIAL TO GENERAL
COMMERCIAL.
WHEREAS, the City's Comprehensive Plan is a statement of goals and policies for the
community; and
WHEREAS, in order to be an effective guide for a vital community, the Plan is flexible
and amendable within the context of set goals and objectives described in the Plan;
and
WHEREAS, the industrial land use designation for the tract of land under consideration
was based on a desire to provide industrial development opportunities at a time when
such development was constrained in other parts of the city; and
WHEREAS, those constraints are being eliminated in other areas of industrial land use
designation; and
WHEREAS, the market has not supported industrial development of this site; and
hasRfoundtth ticommerciaand
se of theessiteion has Is deemed tobein the best interestPlan
of the
community.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF IOWA CITY, IOWA,
THAT:
1. The land use designation of a 283 acre parcel of land along Highway 1 West, north
and west of the Iowa City Airport be reclassified from industrial to general
commercial.
It was coved u _ Amb 0 and seconded by —Balmer the Resolution be
adopted, and upon roll ca t ere were:
AYES: MAYS: ABSENT:
X Ambrisco
X Balmer
X Courtney
Horowitz_X_ Kubb
—X— Larson
—X McDonald
Passed and approved this 16th day of _ Mav 1989.
App eve as to Form
w i i 6LtRl ega par nt �.
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The Emergency Housing Project, Inc.
331 North Gilbert Street RE CE I V E D) UPJ 9
Iowa City, Iowa 52240
A non profit agency providing hospitality and shelter to those in need.
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June 4, 1989
Iowa City Council
410 E. Washington
Iowa City, la. 52242
Members of the Iowa City Council,
On behalf of the Emergency Housing Board, we would like to
thank you for your assistance in our application for the Emergency
Shelter Grant. Without your support we would not have received
the $24,100 granted by the Iowa Dept. of Economic Development.
We sincerely appreciated your kind help!
Sincerely, /y n �
Jeanne Cadoret, Pres.
Teresa Duling, Secy. 'J
1077
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EARL M. YODER
BOX 247
IOWA CITY, IOWA 32240
oPIIG[ PHONE
(319) 300-7515
RECEIVEDJUN 9
R[�IOINC� PNOMs
(319) 330.3535
June 8, 1989 n ,/ ,�( �;I/� Vol , A ,o
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Stephen Atkins, City Manager !
City of Iowa City
Civic Center
410 East Washington Street -
Iowa City, Iowa 52240
Dear Steve:
II ,
As you know, I have an interest in real estate near the new
proposed Walmart shopping center. You might know that I I 4
attempted over a period of a year or two to get the Walmart + i�
center located upon Mormon Trek Boulevard, but without
success.
Even though we failed to get the center on our property, we
felt at that time it would be a very welcome addition to
Iowa City,,would promote competition, and would attract
large numbers of people to the community for shopping
purposes. This would be a distinct advantage to everyone in
the community and to businessmen like myself. i
On behalf of the business community, would you please convey
to the City Council my feelings that it would be a serious
mistake not to permit this center to come to Iowa City.
Thank ,
Earl M. oder
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EARL M. YODER
BOX 247
IOWA CITY, IOWA 32240
oPIIG[ PHONE
(319) 300-7515
RECEIVEDJUN 9
R[�IOINC� PNOMs
(319) 330.3535
June 8, 1989 n ,/ ,�( �;I/� Vol , A ,o
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Stephen Atkins, City Manager !
City of Iowa City
Civic Center
410 East Washington Street -
Iowa City, Iowa 52240
Dear Steve:
II ,
As you know, I have an interest in real estate near the new
proposed Walmart shopping center. You might know that I I 4
attempted over a period of a year or two to get the Walmart + i�
center located upon Mormon Trek Boulevard, but without
success.
Even though we failed to get the center on our property, we
felt at that time it would be a very welcome addition to
Iowa City,,would promote competition, and would attract
large numbers of people to the community for shopping
purposes. This would be a distinct advantage to everyone in
the community and to businessmen like myself. i
On behalf of the business community, would you please convey
to the City Council my feelings that it would be a serious
mistake not to permit this center to come to Iowa City.
Thank ,
Earl M. oder
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RECEIVEDJUN 61989
824 N. Gilbert
Iowa City 52245
5 June 1989
Dear City Council Members:
First, I want to say how pleased I am that action was finally
taken against the properties of Miriam Young. Her penalty
was much too small, however, and will do nothing to prevent
other landlords from similar inconsiderate behavior. I
rented an apartment from that woman in downtown Iowa City
in 1971-72, and I'm sorry to see that she hasn't changed in
the least. Anything that the city can do to prevent land-
lords from turning neighborhoods into eyesores is appreciated.
Second, I'd like to add my negative response to the re -zoning
of the property that is destined to become a Wal-Mart. I
know that this will win final approval, and I'm sure your
intentions are honorable. However, I find it hard to believe
that you don't, deep in your heart and mind, have doubts about
..the damage that Wal-Mart will do to what is currently a thriving
.retail market. Specifically, I want to address two comments
that I have heard several times from Council members:
"Wal-Mart will attract shoppers from the small towns
near Iowa City." I contend that those shoppers al-
ready come to Iowa City to shop. Heaven knows, if
discount shopping is what they want, they have plenty
of discount shops to choose from already.
"Wal-Mart will keep Iowa City shoppers from going out
of town." Hogwash. The items sold by Wal-Mart will
not differ 'enough from the other discount stores to
keep people in town. Do Iowa Citians really need to
leave town to do discount shopping?! I don't think so.
Though we do 951 of our shopping here, when we do leave
town to shop elsewhere it's to find unique things we
can't find here --like furniture that isn't like everyone
else's, or clothing for women over the age of 21. Or,
for achange of scenery, to combine shopping with a
movie or dinner somewhere new, or as part of a rendez-
vous with out-of-town friends. People go out of town to
shop for lots of reasons --but Wal -Hart, I'll bet, isn't
-one of them.
Someday, you'll say "Whoops! Guess we goofed on that decision."
And it will be too late.��
P
Mayor's Youth Employment Program
410 Iowa Avenue • Iowa City, IA 52240 • 356-5410
YOU ARE CORDIALLY INVITED TO ATTEND
THE 2ND ANNUAL MAYOR'S YOUTH PIZZA PARTY
Godfather's Pizza Parlour
Corner of Washington and Dubuque Sts.
Tuesday, June 13,1989
6:00 P.M.
Awards Ceremony Follows
City of Iowa City Council Meeting
Council Chambers - Civic Center
7:30 P.M.
Honoring the outstanding enrollees and worksite supervisors of the in.
school and Transition Programs, the students of the Behavorial Learning
Center, their supervisors and the outstanding worksite and students
participating in the Volunteer Program.
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Mayor's Youth Employment Program
410 Iowa Avenue • Iowa City, IA 52240 • 356-5410
YOU ARE CORDIALLY INVITED TO ATTEND
THE 2ND ANNUAL MAYOR'S YOUTH PIZZA PARTY
Godfather's Pizza Parlour
Corner of Washington and Dubuque Sts.
Tuesday, June 13,1989
6:00 P.M.
Awards Ceremony Follows
City of Iowa City Council Meeting
Council Chambers - Civic Center
7:30 P.M.
Honoring the outstanding enrollees and worksite supervisors of the in.
school and Transition Programs, the students of the Behavorial Learning
Center, their supervisors and the outstanding worksite and students
participating in the Volunteer Program.
E .
The era from the end of the Civil War to World War I is often
considered The Golden Age of American Railroading. Before
World War I, railroads were supreme and had little competition
from other forms of transportation. Trackage increased from
35,000 miles in 1865 to 254,000 in 1916. The period was also one
of technological innovation, consolidation of smaller lines into
larger roads, and the rise of labor unions. Materials have been
drawn from holdings in the Special Collections Department and
the Main Library. The exhibition will be on view in the North
Lobby, Main Library, from June 21 through August 11, 1989.
H. Shelton Stromquist is an Associate Professor in the
Department of History of The University of Iowa and the author
of A Generation of Boomers. The Pattern of Railroad Labor
Conflict in Nineteenth -Century America (1987).
The Friends
of The University of Iowa Libraries
cordially invite you to a
presentation and reception in honor
of the opening of the exhibition
THE GOLDEN AGE OF AMERICAN RAILROADING
on Thursday, June 22, 1989.
The presentation on the human face of railroading by Professor
Shelton Stromquist, Department of History of The University
of Iowa, will be held in Shambaugh Auditorium, Main Library,
at 4:00 P.M. Recorded railroad folk music will be played before
and after the program.
Reception following in Main Library North Lobby
5:00.6:00 P.M.
Sponsored by
The Friends of The University of Iowa Libraries
SOUTHEAST IOWA
MUNICIPAL.
a a SOUTHEAST IOWA MUNICIPAL LEAGUE
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6� P.O. Box 1010 Oskaloosa, Iowa 52577 (515) 673-8746
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— PRESIDENT —
LEROY PETERSON
Council Member. Oskaloosa
— VICE PRESIDENT —
REBECCA REYNOLDS -KNIGHT
Mayor, Bonaparte
— DIRECTORS —
RAY GASPERI
Mayor, Keoman Village
JEANETTE PHILLIPS
Council Member, Muscatine
CARL RADOSEVICH
Mayor, Ottumwa
ROBERTA SOITSCHA
Mayor, Hillsboro
IMMEDIATE PAST PRESIDENT —
JERRY RIGDON
Council Member, Burlington
SECRETARY -TREASURER —
JIM HUFF
City Manager, Oskaloosa
ATTENTION: Southeast Iowa City Officials and Associate Members
The June, 1989 meeting of the Southeast Iowa Municipal League will be
hosted by the City of Bonaparte.
Meeting Date: June 21, 1989
Where: Bonaparte Retreat, Front Street on the river
Social Hour 6 Registration: 5:30 P.M.
Dinner: 6:30 P.M. Cost $6.50
Program: Lt. Governor Jo Ann Zimmerman, Legislative Summary of 1989
Legislation
Business Meeting: Amend Bylaws per attached proposal
need to be a member to attend. Please distribute this notice to
Mayor, Council Members, City Clerk and Manager or Administrator.
Next Meeting: August 16 at Lake Rathbun
Hosts: Coralville, Moulton, Moravia, Mystic
- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -
Please fill out and mail (or telephone) your reservation by June 19
to:
City ClerkI
City of Bonaparte
City Hall
P.O. Box 251
Bonaparte, IA 52620
(319) 592-3400
Number of Reservations
City or.Associate Member
I
tmple garbage remains a complex
problem. In two recent articles,
FORBES suggested that paper recycling'
and degradable plastics could ease
Pressure on overburdened U.S. land.
fills. So far, the results have been
mixed.
First, paper. Today ten states, in-
cluding Connecticut, New Jersey,
Pennsylvania, Oregon and Rhode Is.
land, as well as scores of big cities
have instituted mandatory paper recy-
cling programs. Local governments
are happy enough to see neat bales of
wastepaper carted off, but the new
recycling programs have glutted the
market, especially for old newspapers
and other mixed -grade paper. What
used to be a profitable recycling prod•
uct is now all but valueless junk as far
as the market is concerned. Prices for
newspaper scrap in the Northeast
have dropped from as high as S30 a
ton to S5 or less. Especially hard hit
are thousands of schools and charities
and other nonprofit groups that count
on funds raised by recycling newspa•
Pers. Thousands of paper -collection
was a big advance over conventional
Plastics, which can take centuries to
more important, Goodyear followed
up with faster bias ply tires than the
break down—particularly important
because plastics take up some 23%
ones Newton makes. This forced driv.
of
the space in landfills.
ers to desert Hoosier in droves,
squeezing Newton out of racing's ma -
The big boys have indeed jumped
jor leagues.
on the bandwagon. Archer Daniels
Midland, the largest com processor in
The withdrawal leaves Goodyear as
the sole supplier to stock car racing's
the U.S. 11988 sales, S6.8 billionl, is
pushing hard to market the com.
big money series. It also takes the
luster off General Tire's plans to roll
based polymer mixture to plastics
manufacturers in the U.S. AOM is also
out a new Hoosier brand tire for pas•
talking to businesses in Israel, Japan
senger cars. Newton, whose company
remains profitable by selling on the
and Australia about sublicensing the
minor-league circuits, says he wants
technology. Soviet leader Mikhail
Gorbachev wants U.S.
to roar back—maybe next year—with
companies
such as ADM to introduce degradable
a new tire and a well-heeled partner to
help pay the bills.—John Harris
technology into the Soviet Union.
ible under tax reform.
"This is the only real estate in Park
In addition to environmental bene•
ning 9 of the 29 Winston Cup stock
car races run last year. Newton
his
fits, increased use of biodegradables isPuts
@
good news for com growers and tax-
Noe. 17, 1986
payers. Plastics made with com
starch could boost the use of com by
Ugpy
tendo ouner
some 250 million bushels, or 3% a
October 1987 that major plastics
year, and thus could cut farm subsi•
rise S105,000 to SI50,000,
in the past two years.
dies by upping demand for the crop, g
In early May he pulled his tires from
the Winston Cup stock car racing
But even degradables are problem• i
tainers from a com starch -polyethyl.
ene mixture that could degrade in as
atic.Thosethatendupinlandfillscan j
tional. Pronsky says he's gotten inqui-
nes from people in the U.K., Japan and
leach into the water table as they
much
than expected in its test run. Perhaps
break down. In March an environ.
Might parking in urban areas was
mental group in Iowa proposed a ban
on degradable plastics in the state.
+giving rise to a new form of real
estate fever, the garage condominium,
—Paul Klebnikov and Greg Burks
FORBES wrote 2t/a years ago. In Brook-
lyn's trendy Park Slope district, devel-
al ntst
oper Howard Pronsky was peddling
Z_Z• - t 1,w r
parking spaces at S25,000 a pop. Cra-
.4m:
0 e 77A•lxmorw 9iar zy' Not at all. Renting monthly space
in a garage gets expensive. We did
sou d
companies have also been hit.
Paper mills are mad at city trash
n a cautionary note: Car condos
didn't seem likely to appreciate in
collectors, too. The mills complaint
that the qquality of wastepaper bas de-
jc
t
value rapidly or to retain tax breaks
equal to those of home ownership.
Our caution unnecessary.
teriurated sharply since the munici•
palitfes got involved. It seems that the
'
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proved
Though Black Monday knocked the
cities are not nearly so careful in sep• •
wind out of Park Slope's realty boom,
pushing apartment down by
arating various grades of paper, and ',
they allow a lot of other garbage to get
It was a David and Goliath story,
♦ but we should have her
prices
15% or more, spots in Pronsky's Park
mixed in,
With prices collapsed and demand
on the big
guy. Bob Newton and his tiny Hoosier
Tire Co. )estimated 1988
Slope Garage now cost S39,000—a
56% gain in less than three years.
for wastepaper growing relatively
slowly, the recycling rate may be
sales, S20
million) came out of northern Indi.
Impressive, even though interest on
car condo loans is no longer deduct -
not
able to rise much more. According to
Herschel Cutler of the Institute
ana s comfields to humble mighty
Goodyear Tire & Rubber Co. by win.
ible under tax reform.
"This is the only real estate in Park
of
Scrap Recycling Industries, much of
what the municipalities so zealously
ning 9 of the 29 Winston Cup stock
car races run last year. Newton
his
Slope that's gone up," brags Pronsky,
whosays investorsaccount for25%of
collect for recycling may have to be
dumped in the landfill
matched big feat with big talk,
tellingFoxeEsthe tirewar"will never
the I00 units he has sold. Meanwhile,
the Brimmer Street Garage in Bos -
after all.
On the plastics front, FosBEs said in
be over,"and that his tires would beat
Goodyear's newest radial technology.
ton's ritzy Beacon Hill has seen prices
43%, from
October 1987 that major plastics
Then Newton skidded off the track.
rise S105,000 to SI50,000,
in the past two years.
companies should jump on the
degradables bandwagon, making con.
In early May he pulled his tires from
the Winston Cup stock car racing
Now the concept could go intema-
tainers from a com starch -polyethyl.
ene mixture that could degrade in as
se•
ries. One reason: The Goodyear radial
he had disparaged did better
tional. Pronsky says he's gotten inqui-
nes from people in the U.K., Japan and
little as six months. The new formula
much
than expected in its test run. Perhaps
Australia.—Eric Schmuckler
to
FORBES, KINE la, 1989
/4093
THINK
RECYCLE
Rely RECYCLE?
e protasis our natural resources for our children
e riles" vistas and landfill space is eased
I by not ladfilling or incinerating, vater and air pollution is reduced
I tarn ewrty and energy mets
e wen you, the tanpayer, coney by reducing city landfill costs Z
�y C4U?
Z
Nationally, it costs $20-30/ton to run a curb -side recycling program
$10-60/ton to haul trash to a landfill
$70-120/ton to incinerate trash
SOBS OF OUR HOUSEHOLD TRASH IS RECYCLABLE!
I 23% OF OUR TRASH CAN BE COMPOSTED!
DADDY, WHAT HAPPENS TO OUR RECYCLED MILE JUGS?
' 1) your milk Jugs and other recyclables are collected at the drop-off
center, 2) then sold to a private contractor who, 3) then sells the Items
to remanufacturing plants which make usable end products from your
recycled items such as:
- new aluminum cans and glass bottlesIE THE RECYCLING CORMlSSION SELLS OUR HIPPING,
— newsprint, insulation, egg cartons YMY MAPPENS TO INE HONEY?
— drainage pipe, flower pots, benches a the Roney goes for projects is Iettodorl sReh as:
— trash cans, plastic lumber, etc. - blacks along the bite path
d) for you to purchase again - papers for the police dylptanat
- inprovaests at the Childres's $aside,
USA RECYCLES 10% the parks aid the hand still
WESTERN EUROPE RECYCLES 30%
JAPAN RECYCLES 50% OF THEIR TRASH
a R=rCLEI
• compost yard and vegtable wastes
AN vote for candidates who are active In environmental concerns
• volunteer to help, the Bettendorf Recycling ComenlssIon for 3 hours
(E61s came a family project)
• call and/or write national and local businesses and companies and ask
that they use containers which are recyclable or reusable
e ask for and use recyclable and reusable Items such as:
- paper bags Instead of ones made with plastic
- pulp fiber egg cartons Instead of styrofoam ones
- reusable plastic cartons for leftovers instead of plastic wrap
- use less aluminum foil, and if possible, clean and reuse it
- leave a livable world for your children
AMERICANS PRODUCE 3.5 LIENS OF TRASH/PERSON/DAY
Ke�RECYCLING IS A HABIT
MAKE RECYCLING YOUR HABIT.
/00
RECYCLE
EVERY SATURDAY 9 am to 3 pm 8 �—
The Bettendorf_Recycling Commission will accept recyclable;
at drop-off centers located at:
• BETTENDORF MAINTENANCE CENTER - 4403 Devils Glen Rd.0179W NOW
• DUCK CREEK PLAZA - behind Younker; - wlty Ovem 1w ata� `—
The following materials will be accepted:
We gannet accept the following for recycling at this time:
window glass aluminum foll styrofoam -Junk mair office paper computer paper cereal and diaper boxes
tin caro cat food cars plasticbaps other plastics light bubo cNna and pottery egg carloro Ores magazines
• closed holldays end holiday* weekends
• winter recycling will be at the Maintenance Center only (December 1 to March 31)
for more Information call:
Bettendorf Recycling Commission Central Recycling and Transfer, Inc.
344-4093 782-3238
OGila RECYCLING IN
Tne.scott County LandfillSCOTT COUNTY '
acts as a collection. center'for
,Be Part of the
NEWSPAPERS
PAPER; PRODUCTS Sohitlon, f
CARDBOARD
WASTE OIL _
L
BATTERIES •. `roll
APPLIANCES.
PLASTIC JUGS: Stoves, Dryers,
1
(ie., milk,,juice, other Washers, Water •rA i .t�
"drinkable liquids). Heaters; Dish
Washers, Air
Rinse clean and'oa
. '
flatten: o Conditioners,
Refrigerators, .
Microwaves, etc
f ALUMINUM �Not Part of the -
and LEAVES .'
SCRAVNIETALS• \ ' , Problem .
AAND,GRASS:le
. - j
Bag leav0s and grass
In recyclable paper or.
plastic bags wich will
Idecompose.
fI BROWN BAGS:
Fold Flat.'.'
\Q , r ' 1
�_ 11 FOF MORE INFORMATION_.CALL 319-381-1300 ` p
Pritifed.on recycled paper
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WHY SHOULD WE RECYCLE?
In 1968, over 400,000 yards of solid waste'
was disposed of in the Scott County Landfill. This,
reflects only a portion of the total solid waste
• • generated within the county. With the volume of
waste escalating each year, the' landf ll.is nearing
capacity. As the county becomes Increasingly '
developed. little space is available near urban
areas for new site.
Recycling helps save our beautiful land from
the dangers of pollution; saves energy, preserves
HOW YOU CAN HELP
The challenge of any kind of recycling effort is
to encourage individuals and businesses to
separate and save recyclable materials so they :
can be recovered..
Once recovered, the.recyclable undergoes pro-
*ceasing, turning the material into a reusable
form.
i
YARD WASTE constitutes about 20% of all
solid waste. A comprehensive composting project
is operational at the Scott County landfill. Brush, !
.leaves, and grass are combined with sewage''
sludge and processed to create a reusable pro-
duct.
natural resources (such as trees) and reduces
solid wale. PAPER is a good example. Ii constitutes 37% u:
of all solid waste. Less energy Is required to pro-
• Unlike landfilling, recycling allows a material - duce paper from recyclable material than is re -
to be removed from the solid waste stream and 9uired when paper is made Irom bees.'
reused an indefinite number of times: By reduc : �• - .
Ing the amount of waste buried in landfills we
can help control rising disposal costs.'
I \
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EVERYONE WINSI
Some of the benefits of recycling Include: '
OIL is another example, Oil never wears out, it
Extends the lite of the landfill
Just gets dirty. Used oll can be cleaned of water
Helps keep collection cost down
and other contaminates, It can then be used as a
tHelps keep'product costs down
lubricant or as heating oil.
'Saves our natural resources
*Makes a more beautiful, safer and healthier
environment for all.
�.
+
TAKE A STAND .,
The Scott County Landfill encburages everyone
to participate In recycling efforts. Managing the
solid waste problem should, be everyone's con.*
OIL
cern.:If you support such measures, contact your.. .
State Legislators and Local Officials to express'
OIL
your Interests. If you are Interested in par.
. r
ticipating In our recycling programs, bring your
sorted waste to the landfill.
City of Iowa City
MEMORANDUM
Date: June 7, 1989
To: City Council
From: City Manager
Re: City Manager Performance Review
I have attached a copy of the performance appraisal information I directed to your attention
last year. This Information should be helpful In your questioning and general comments
concerning my performance appraisal. The memorandum is self-explanatory.
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City of Iowa City
MEMORANDUM
Date: June 7, 1989
To: City Council
From: City Manager
Re: City Manager Performance Review
I have attached a copy of the performance appraisal information I directed to your attention
last year. This Information should be helpful In your questioning and general comments
concerning my performance appraisal. The memorandum is self-explanatory.
tp3-6
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City of Iowa City
MEMORANDUM
Date: May 25, 1988
To: City Council
From: City Manager
Re: City Manager Performance Review
I have attempted to prepare evaluation information which will hopefully
assist the City Council in conducting my annual performance appraisal. In
preparing the attached evaluation information, I met with some difficulty
in designing a weighted criteria, that is some type of numerical system to
determine whether criteria are being met. I purposely avoided the
weighted criteria and have developed information which is more general in
nature and hopefully by way of your notes and comments will be helpful as
a performance review instrument.
Evaluation is obviously a touchy subject, whether it is an evaluation of
some type of a product or an individual. Traditionally, personnel evalua-
tion has often been a critical and/or negative look at an individual's
performance rather than the process of developing and improving relation-
ships between the employer and the employee. Evaluation is a critical
look at what an employee has accomplished during a given period of time,
but also I believe it is a communication process, thereby allowing a
method of discussion apart from the more formal decision-making process.
Despite the close working relationship between the City Manager and the
governing body, opportunities for personal discussions are very rare.
Through regular evaluation, I believe we can begin to learn more about
what everyone is doing, what everyone expects from the other, and what are
the strengths and weaknesses in the relationship.
Before beginning an evaluation, I think there are a number of basic prin-
ciples that need to be understood to make the process successful. Those
principles are as follows:
/10
rA
i. An evaluation must have a defined purpose. Evaluation is an opportu-
nity to discuss and improve upon the working relationship between the
governing body and the City Manager as well as to help define goals
and objectives for future performance of the organization. We cannot
assume that everyone understands the official purpose of an evaluation
and, therefore, we need to take opportunities to identify just what
each would like to see secured from this communication process.
2. The evaluation should begin with a mutual agreement and acceptance.
Ideally, I believe the evaluation process is a joint undertaking,
which means both the governing body and the City Manager want to do it
and have a hand in figuring out how it should work. By working on it
together, and coming up with mutual understandings, I believe we can
meet the overall goals of improving performance and maintaining commu-
nications.
3. The evaluation process should be regular. I believe that as the City
Manager and governing body we have gone a long way toward making the
evaluation a standard of performance in the relationship between the
Manager and the City Council. If it is not done on a regular basis, I
believe it could become ineffective, possibly threatening and suspi-
cious.
4. The evaluation should be open and constructive. When the evaluation
process is actually underway, it is a process of sharing - talking
openly. It is important in the process we try not to waste our time
on the areas that a City Manager can do very little about, such as a
City Council's disagreement with a personality quirk in an individual
employee. This is not to say that personality quirks can and do not
often affect job performance, but we must be able to identify in this
process we are trying to deal with the actual work and not an individ-
ual's personality. If, however, the personality, such as erratic
behavior of an employee continues, it can and should be a subject of
discussion. I believe at all costs we should recognize that we are in
the process of communicating and not one of combat.
/0006
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5. The evaluation should be based on objective criteria. If the criteria
for evaluation is well thought out and positive, I happen to believe
we will end up with a positive and effective evaluation. The best
evaluation criteria for a position such as the City Manager is crite-
ria that is comprehensive and identifies skills, achievements and
results. In other words, if you try to review and evaluate every
dimension of your chief administrator, it may be difficult to come up
with objective criteria, specifically when the chief administrative
officer is required to wear many hats. I think we each need to think
about expectations and then expand on those expectations.
6. The evaluation should lead to positive action. To be effective there
must also be a follow-through to successful evaluation. You need to it
make sure in your planning that action steps are required on the part I '
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of the City Manager and/or the governing body. It is critical in each
of the follow-up evaluations we ask ourselves "How did we dol" An
evaluation should lead to opportunities to better the organization and
the relationship with the governing body.
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5. The evaluation should be based on objective criteria. If the criteria
for evaluation is well thought out and positive, I happen to believe
we will end up with a positive and effective evaluation. The best
evaluation criteria for a position such as the City Manager is crite-
ria that is comprehensive and identifies skills, achievements and
results. In other words, if you try to review and evaluate every
dimension of your chief administrator, it may be difficult to come up
with objective criteria, specifically when the chief administrative
officer is required to wear many hats. I think we each need to think
about expectations and then expand on those expectations.
6. The evaluation should lead to positive action. To be effective there
must also be a follow-through to successful evaluation. You need to it
make sure in your planning that action steps are required on the part I '
,E
of the City Manager and/or the governing body. It is critical in each
of the follow-up evaluations we ask ourselves "How did we dol" An
evaluation should lead to opportunities to better the organization and
the relationship with the governing body.
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CITY MANAGER PERFORMANCE EVALUATION:
ADMINISTRATION (Factor I):
1. Manpower Development: Does he appoint and train effective subordinates.?
Has he retained excellent people who were tempted to go elsewhere?
2. Supervision: Does he direct his group and control their efforts? Does
he encourage their initiative? Is he available to his employees for
guidance and counseling? Does he evaluate his key personnel and suggest
ways for them to improve?
3. Execution of Policy: Does he understand and comply with the overall
policy, laws and philosophy of the organization? Do his efforts lead
toward successful accomplishment of goals?
4. Dudget: Is his budget realistic? Is it prepared in a good format? Is
it reasonable? Does he control expenses within the set levels of the
budget?
5. Re ortin : Doe he submit complete Staff Reports on schedule? Are they
rea a e. Are Staff Reports concise, to the point and submitted with
appropriate recommendations when necessary?
6. Plannin : Is he familiar with the City's policies, objectives and
practices? Does he translate these policies, objectives and practices
into specific programs?
7. Leadershi : Does he motivate others to maximum performance? Is he
respecte as demanding, but fair? Does he get enthusiastic response to
new ideas and needed reorganization?
8. Job Organization: Does he delegate responsibility, but handle job
details efficiently? Does he use the time productively? Does he pro-
gram activities in an orderly and systematic way, and within Council
policy directives?
9. Communication: Does he keep appropriate people informed? Does he
present s oughts in an orderly understandable manner? Is he able to
convince people to adopt his viewpoint? Is his written correspondence
clear and concise?
EXTERNAL RELATIONSHIPS (Factor !I):
10. Crit Re utation: What is the general attitude of the community to
this man? Is ie regardedd1gs man of high integrity, ability and devotion
to the City?
11. Professional Re utation: Now does he stand among others in the Public
mins ra ion pro ess on? Is he respected by other professional and
staff representatives?
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12. Intergovernmel Relations: Does the City Manager work closely with
other Federal,ntatate an local government representatives? Is his
relationship with others friendly? Does he provide requested assistance
to other governments?
13. Comnunit Relations: Does he skillfully represent the City to the
press, ra o an television? Does he properly avoid politics and
partisanship? Does he show an honest interest in the community? Does he
Properly defend the City and its residents?
PERSONAL CHARACTERISTICS (Factor III):
14. Imagination: Does he show originality in approaching problems? Does he
creaTe--eTrective solutions? Is he able to visualize the implications of
various approaches?
15. Ob ectivit : Is he unemotional and unbiased? Does he take a rational,
mpersona viewpoint based on facts and qualified opinions?
16. Drive: Is he energetic, willing to spend whatever time is necessary to
do—a good job? Does he have good mental and physical stamina?
17. Decisiveness: Is he able to reach timely decisions and initiate action,
but not ba compulsive?
18. Attitude: Is he enthusiastic? Cooperative? Willing to adapt?
19. Firmness: Does he have the courage of his convictions? Is he firm when
convic ed, but not stubborn?
City of Iowa City
MEMORANDUM
Date: June 8, 1989
To: City Council
From: City Manager
Re: Transit Report
I mentioned to you during the budget review process that we would be preparing an extensive
overview of the finances with respect to transit. It is my intention to wait until shortly after July
1 so that I will have an additional year of ridership and financial data. I expect that we will be
able to provide you with the transit report sometime shortly after August 1.
bc4.2
cc: Rosemary Finance, Director of Finance
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City of Iowa City
MEMORANDUM
Date: June 8, 1989
To: City Council
From: City Manager
Re: Transit Report
I mentioned to you during the budget review process that we would be preparing an extensive
overview of the finances with respect to transit. It is my intention to wait until shortly after July
1 so that I will have an additional year of ridership and financial data. I expect that we will be
able to provide you with the transit report sometime shortly after August 1.
bc4.2
cc: Rosemary Finance, Director of Finance
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CITY OF IOWA CITY
June 9, 19e9
Johnson County Board of Supervisors
C/o Chairman Bob Burns
P.O. Box 1350
Iowa City, Iowa 52244
Dear Bob:
On Monday, June 26, at 7:30 p.m., the Iowa City City Council will be meeting in informal
session. At that meeting, Robert Bamsey, of Brice, Petrides -Donohue Co., will be presenting
to the City Council their status report on the regional comprehensive solid waste management
plan. As you are aware, the East Central Iowa Council of Governments is under contract with
Mr. Bamsey's firm to prepare the study and the status report has been recently released.
Please feel free to invite other members of the Board of Supervisors to attend the briefing.
H you have any questions, please feel free to give me a call.
Sincerely yours, rr
Step J. Atk s
City nager
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cc: . City Council
Chuck Schmadeke
010 OAST WASHINGTON $TA111 0 IOWA CITY. IOWA 11500 0 (310( 1)0.1000 0 VAI (SIV( 110.1000
/o8p
ECE IVE0 JU1il1 9 1989
JOSEPH
111,
COMPANY eel
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5001 NORTH UNIVERSITY STREET / PEORIA, ILLINOIS 61614 / TELEPHONE 309/6June 8, 1989
tephen J. AtkinsManagerOf Iowa City. Washington St.City, Iowa 52240Joseph Company Project; Highway 1, Iowa City
Mr. Atkins:1 am in receipt of your letter o£ June 1, 1989, requesting
we agree to pay part of the cost of installing a traffic
l On Highway 1 at Carousel Motors if one should prove
ary within the next three years. We have had an
unity to analyze this request, and in this letter will
ize our position on this matter.
s the City staff can attest, we have tried to be as
cooperative as possible in developing this center to foster the
City's best interests. For example, not only have we agreed to
bear 100% of the cost of installing the traffic light at the main
entrance of our project,, but we have also agreed to pay the cost
of installing the roadway on the east side of our project as a
secondary entrance. It is likely that future developments to the
north of Highway l will benefit from the light at our entrance,
and future developments on the Airport property east and south of
our new eastern roadway will benefit from that roadway. Both of
these improvements will be quite costly to install. However, we
have not asked for future developments that benefit from these
improvements to reimburse us for a portion of the costs of
installing these improvements. Instead, we have agreed to bear
the entire economic burden ourselves.
We do not believe a light at the Carousel entrance on
Highway 1 will be necessary because of Our project. As such, we
do not feel we should be required to contribute to the cost of
signalizing this intersection, especially since we are bearing
the entire cost of the signal on Highway 1 and the eastern
roadway. Nonetheless, we have always been flexible with the
City, and needless to say will do so again if required on this
matter.
1NIVERSITY SQUARE Fnunla en o. .�.
MUMIA EAST PEORIA -' NUTwme VILLAGE SARTONVILLE SQUARE
PEORIA BARTONVILLE
Mr. Stephen J. Atkins
Page Two
June 8, 1989
Thus, if the City still feels that we should bear some
portion of the cost of a light at the Carousel entrance if one is
required in the future, we will work with the City to arrive at a
fair arrangement. However, in this case, we will ask the City to
assist us in arranging a program which will allow us to recoup a
portion of the costs of the signal on Highway 1 and the eastern
road, from future developments that also utilize and benefit from
these improvements.
IWe will be happy to discuss this matter with you and the
City Council, and answer any further questions you may have. We
look forward to hearing from you.
MJW:7J
Yours ve trul ,
I* 1- ��w
J.
Vice Presidenit and General Counsel
99
OFFICIAL PUBLICATION
NOTICE OF SOLICITATION OF OFFERS AND
RECEIPT OF BIDS TO PURCHASE FOR PRIVATE
REDEVELOPMENT, CERTAIN PARCELS OF LAND
KNOWN AS PARCELS C AND D IN THE LOWER
RALSTON CREEK AREA OF IOWA CITY, IOWA.
The City of Iowa City hereby gives
notice that sealed bid offers to purchase
for private redevelopment certain land
known as Parcels C and D located in the
Lower Ralston Creek Area of Iowa City,
Iowa, will be received at the Iowa City
Department of Planning and Program
Development until 1:30 P.M. on the 2nd day
of June, 1989.
Parcels for sale are located as follows:
Parcel C is located west of Ralston Creek
and north of Lafayette Street. Parcel D is
located on the southeast corner of Linn and
Harrison streets adjacent to Ralston Creek.
Additional information regarding the
solicitation, including a complete
description of Parcels C and D, is
contained in the Prospectus, and the form
and content of an Offer to Purchase is
detailed in the Bid Packet. The Prospectus
and Bid Packet will be available at the
office of the Iowa City Department of
Planning and Program Development, 325 E.
Washington Street, Iowa City, Iowa, 52240,
on May 3, 1989.
All bids must be received by the
Secretary of the Iowa City Department of
Planning and Program Development, as set
forth in the Prospectus, no later than 1:30
Pm June 2, 1989, at which time and place
all bidding shall be considered closed.
The City of Iowa City reserves the right
to accept or reject any or all bids and to
waive any irregularities.
MARIAN K. KARR, CITY CLERK
May 3, 1989
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OFFICIAL PUBLICATION
NOTICE OF SOLICITATION OF OFFERS AND
RECEIPT OF BIDS TO PURCHASE FOR PRIVATE
REDEVELOPMENT, CERTAIN PARCELS OF LAND
KNOWN AS PARCELS C AND D IN THE LOWER
RALSTON CREEK AREA OF IOWA CITY, IOWA.
The City of Iowa City hereby gives
notice that sealed bid offers to purchase
for private redevelopment certain land
known as Parcels C and D located in the
Lower Ralston Creek Area of Iowa City,
Iowa, will be received at the Iowa City
Department of Planning and Program
Development until 1:30 P.M. on the 2nd day
of June, 1989.
Parcels for sale are located as follows:
Parcel C is located west of Ralston Creek
and north of Lafayette Street. Parcel D is
located on the southeast corner of Linn and
Harrison streets adjacent to Ralston Creek.
Additional information regarding the
solicitation, including a complete
description of Parcels C and D, is
contained in the Prospectus, and the form
and content of an Offer to Purchase is
detailed in the Bid Packet. The Prospectus
and Bid Packet will be available at the
office of the Iowa City Department of
Planning and Program Development, 325 E.
Washington Street, Iowa City, Iowa, 52240,
on May 3, 1989.
All bids must be received by the
Secretary of the Iowa City Department of
Planning and Program Development, as set
forth in the Prospectus, no later than 1:30
Pm June 2, 1989, at which time and place
all bidding shall be considered closed.
The City of Iowa City reserves the right
to accept or reject any or all bids and to
waive any irregularities.
MARIAN K. KARR, CITY CLERK
May 3, 1989
IOWA CITY COMPREHENSIVE PLAN
1989 UPDATE
CITY COUNCIL OF IOWA CITY
John McDonald, Mayor
Darrel Courtney, Mayqr Pro -Tem
William Ambrisco
John Balmer
Susan Horowitz
Karen Kubby
Randy Larson
IOWA CITY PLANNING & ZONING COMMISSION
Thomas Scott, Chair
Kyran Cook, vice -Chair
Kenneth Cooper, Secretary
David L. Clark
Sally Dierks
Donald J. Hebert
Mary Ann Wallace
CITY MANAGER
Stephen J. Atkins
DEPARTMENT OF PLANNING & PROGRAM DEVELOPMENT
Donald Schmeiser, Director
Karin Franklin, Senior Planner
Monica Moen, Project Planner
Barry Beagle, Associate Planner
Patt Cain, Economic Development Coordinator
Jett Davidson, JCCOG Transportation Planner
Marianne Milkman, CDBG Coordinator
Marge Penney, JCCOG Human Services Coordinator
Dennis Mcldm, Graphics Production
Word Processing Center, Document Production
City Engineering Division
City Legal Department
ICCSD Board: Fran Malloy
Table of Contents
Introduction...................................................1
Policies.....................................................2
Population Projections ........................................... 8
Land Development
Developable Land Analysis ........................... . . . . . . . . g
Development Sequence.....................................17
Annexation Policy..........................................23
Fringe Area Policy ......................................... 26
Policy Issues
Economic Development....................................29
Environmental Policies .............. . ............ . ..... . . . . . 35
Housing................................................39
Human Needs/Services......................................44
Neighborhood Commercial Centers ......... . ..... . . . . . . . . . . . . . . 45
Neighborhood Open Space ...................................
Schools................................................58
Transportation.......................................... .62.
Implementation...........................................72
Area Studies
Northeast Area Study ......... . . . . . . . . . . . 80
EastArea Study ........................................... 88
SouthArea Study .......................................... 92
Southwest Area Study ...................................... 96
Northwest Area Study ....................................... 101
Peninsula Area Study ....................................... 108
NorthArea Study ..........................................114
Inner City Area Study ....................................... 118
Fringe Area 5 Study ............... 124
Fringe Area 6 Study ........................................130
Appendix....................................................
Fringe Area Policy Agreement between Johnson Co, and Iowa City
Neighborhood Open Space: Methodology
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Table of Contents
Introduction...................................................1
Policies.....................................................2
Population Projections ........................................... 8
Land Development
Developable Land Analysis ........................... . . . . . . . . g
Development Sequence.....................................17
Annexation Policy..........................................23
Fringe Area Policy ......................................... 26
Policy Issues
Economic Development....................................29
Environmental Policies .............. . ............ . ..... . . . . . 35
Housing................................................39
Human Needs/Services......................................44
Neighborhood Commercial Centers ......... . ..... . . . . . . . . . . . . . . 45
Neighborhood Open Space ...................................
Schools................................................58
Transportation.......................................... .62.
Implementation...........................................72
Area Studies
Northeast Area Study ......... . . . . . . . . . . . 80
EastArea Study ........................................... 88
SouthArea Study .......................................... 92
Southwest Area Study ...................................... 96
Northwest Area Study ....................................... 101
Peninsula Area Study ....................................... 108
NorthArea Study ..........................................114
Inner City Area Study ....................................... 118
Fringe Area 5 Study ............... 124
Fringe Area 6 Study ........................................130
Appendix....................................................
Fringe Area Policy Agreement between Johnson Co, and Iowa City
Neighborhood Open Space: Methodology
INTRODUCTION
j A comprehensive plan Is a compendium of policy statements which deals with various facets
of a community's growth and development. The plan looks to a definable future and attempts
_ to project the community's rate of growth and image. The plan and its policies are the
framework for public and private decisions relating to the maintenance and growth of the city.
Once adopted, the plan provides notice to present and future governing bodies and to the
citizenry of what to expect in terms of such Issues as land use, economic development, the
construction of public facilities, the approval of development projects, the availability of public
recreational opportunities, the general location of schools, and the possible future costs of
. living in the community. The comprehensive plan also serves as a legal basis for development
regulations and decisions.
In 1978, Iowa City adopted a Comprehensive Plan which has served as a guide for Iowa City
since that time. The 1978 Plan was adopted after extensive community involvement through
'-! a citizen's coordinating committee, surveys, and neighborhood discussions. The goals,
! objectives and policies adopted in that Pian are carried forward, as amended, in the 1983
( Update and in this Update. The Update completed in 1983 was the first of periodic reviews
which are intended to take place every three to five years. The 1983 Update was concerned
_ primarily with land use Issues, particularly the timing or sequencing of development as it relates
I to constraints in the City's sewer system. The 1989 Update is the second periodic review and
again evaluates the community's sequence of development as circumstances have changed
_ since 1983.
With this Plan Update, a new format is used in an effort to compile, in a single document, the
development policies adopted and amended since 1970 and to have a plan which can be
easily reviewed and can be changed when appropriate. It is also the intent of the City to
refocus long-range planning efforts by engaging in a continuous process of long-range
planning rather than the traditional approach taken in the past of plan adoption, and periodic
— review and revision. Every effort will be made to strike a balance between the predictability
_ of a static plan and the flexibility of a plan which responds to a vital community. Long-range
planning will be done annually and will involve the participation of various City departments,
I — boards, commissions and the Council, community leaders, members of the development
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community and the public in general.
The 1989 Plan begins with a summary of the policies adopted for various aspects of the City's
growth. Guidance for the development of specific areas of the City are Included in the
recommendation sections of the Area Studies at the end of the Plan document. Following the
-- policy summary are discussions of the rationale for particular policies, background informa-
tion, a sequence of development which projects timing of growth in given areas of the city, and
discussion of the ways in which this plan can be Implemented. Specific implementation
measures will evolve from the Plan and be adopted by the City Council over time.
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POLICIES
The policies listed below were adopted as part of the 1978 Comprehensive Plan and have
been revised by the 1983 and 1989 Pian Updates. These policies continue to govern the
actions of the City. Many of the policy statements listed under a specific heading are
applicable in different topical areas. It is critical, when using these policies to guide decisions,
that all relevant policies to an issue be considered and balanced in the decision-making
process.
Land Use Policies
a. Existing Land Use
j 1. Encourage the relocation of incompatible and obsolete land uses.
2. Re-evaluate zoning districts in neighborhoods where identified conflicts exist.
3. Zone undeveloped land areas adjacent to existing uses in such a way as to
maximize compatibility.
4. Acquire and redevelop areas where change is imperative to residents' health and
safety.
b, Soils. Topography. Vegetation
_ 1. Utilize woodland areas, flood plains and creek headwaters as positive locational
criteria for parks and open space, and similar low intensity land uses.
2. Encourage the use of Planned Developments in areas where soils, topography,
or vegetation are limiting factors.
C. Core Areas
1. Locate new businesses, industries, health and education facilities in existing core
J - areas where appropriate, to facilitate the provision of city services and maximize
efficiency, Limited commercial development to provide essential services and
commodities for day-to-day living is appropriate in neighborhood commercial
centers.
2. Provide higher density housing opportunities adjacent to core areas.
d. Trafficways
1. Locate high intensity commercial and industrial land uses adjacent to major
trafficways.
2. Locate moderate Intensity land uses (such as multi -family residential or junlor and
senior high schools) in areas with direct access to collector or secondary arterial
streets,
3. Locate low density residential uses along local streets.
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e. Physical Barriers
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1. Utilize streams, railroad lines, arterial streets and similar features to define
residential neighborhoods for the provision of parks, schools, and other
j neighborhood -serving facilities.
2. Use ridge lines between watersheds to define the limits of urban development.
3. Utilize physical barriers such as parks and linear greenways as transitions or
buffers between different land uses.
f. Utilities
1. Zone areas within the city which cannot be served by sanitary sewers for low
intensity uses.
_ 2. Discourage the use of sewage lift stations. When used, lift stations should be
designed to serve an entire drainage area to maximize efficiency.
3. Discourage Intense development which cannot be adequately served by existing
or proposed City services and facilities.
g. Land Use Compatibility
I 1. Where possible, zone to achieve gradual land use change.
4J 2. Require architectural or natural buffers between incompatible land uses.
3. Encourage or require, as appropriate, changes between incompatible land uses
uto occur along the rear lot lines or along physical barriers.
h. Energy
1. Locate new employment centers in existing cores.
2. Provide for housing adjacent to employment areas.
3. Encourage energy efficient development practices and patterns.
4. Designate land areas within the city for large lot single-family residential
development to encourage residents to locate in the city as an alternative to rural
Johnson County and to permit the more efficient provision of services.
J Transporfatlon Pcllciea
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a. Trafficways
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1. Provide trafficway Improvements which will facilitate the safe, uncongested, flow
of traffic.
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2. Minimize the negative Impacts of arterial traffic on residential neighborhoods.
3. Designate potential arterial streets prior to development to assure adherence to
all the arterial street standards, particularly those standards addressing limited
access, adequate buffers, and sufficient rights-of-way.
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! 4. Assure the provision of adequate sidewalks and walkways to allow the sate
movement of pedestrians throughout the city.
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5. Provide adequate sidewalk widths along arterial streets to enable the use of
bicycles as a transportation alternative.
b. Subdivision Design
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1. Preserve to the maximum extent possible the desirable characteristics of existing
residential neighborhoods through appropriate street design.
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2. Locate high-intensity commercial and industrial uses near major trafficways.
w„ 3. Provide for adequate secondary access to residential subdivisions through the
i f subdivision approval process.
4. In Instances where development is deemed desirable and land ownership
restricts provision of the necessary secondary access, the city may Intervene to
condemn land for access.
5. Provide for the extension of trafficways to complete the street network.
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C. Transit and Parking
-; 1. Develop a coordinated policy to address the continued support of the mass
transit system and the provision of publicly owned parking in the downtown.
» Economic Policies
7i a. Encourage commercial activity to take place in existing core areas or neighborhood
_I commercial centers and discourage the proliferation of new major commercial areas.
b. Where possible, locate commercial and industrial activities in such a way that energy
resources are conserved.
C. Diversify and Increase the property tax base by 1) encouraging the retention and
expansion of existing Industry and, 2) attracting industries that have growth potential
and are compatible with existing businesses and Industries.
d. Increase employment opportunities consistent with the available labor force,
1 e. Continue and enhance downtown revitalization.
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f. Provide and protect areas suitable for future Industrial and commercial development.
g. Provide for the extension of Infrastructure which will Induce development in areas
designated for industrial and commercial growth.
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h. Continue to cooperate with existing local and regional organizations to promote
economic development.
i. Work with the University of Iowa to enhance and establish avenues for technology
transfer and to develop mutually beneficial programs for encouraging economic
development.
J. Consider financial incentives and programs to facilitate the City's economic policies.
Community Facilities Policies
a. Purchase or acquire through dedication future sites large enough to accommodate
schools, parks, and other public facilities prior to the development of the neighborhoods
which they are intended to serve.
b. Establish a system of walkways in Iowa City and provide safe passageways for
bicyclists.
C. Require a minimum open space allocation as part of the subdivision process. I'
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d. Locate neighborhood parks within walking distance of all residents living in areas where I `
housing densities are greater than two dwelling units per acre.
e. Locate community parks so that recreation opportunities are available in all areas of the
city.
I. Locate any new government offices central to the population they serve, and preferably
within an existing government complex.
g. Protect airport approaches.
h. Provide public facilities, accessible to the handicapped.
1. Allow, through the Zoning Ordinance, for the appropriate placement of the requisite
facilities to better meet the needs of Iowa City's special populations.
Housing Policies j
a, Consider the diverse needs of renters and homeowners in making residential
development decisions.
b. Incentives, such as density bonuses In planned developments, may be provided to
produce a mix of housing types.
C. Incentives, such as density bonuses In planned developments and public participation
in Infrastructure improvements, may be provided to provide more affordable housing.
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d. High-density housing and mixed use developments are appropriate close to the Central
Business District.
e. Rehabilitation and investment in existing neighborhoods should be encouraged to
maintain existing housing stock and preserve desirable neighborhood characteristics,
particularly in older neighborhoods. Older neighborhoods provide a considerable
portion of the City's affordable housing stock and should be preserved for that, among
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other reasons.
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The creation of desirable living environments should be encouraged with the provision
of open space and proper site design through a new planned development process.
g.
The housing needs of low -moderate income households and special populations such
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as people with disabilities and the elderly should be accommodated.
Environmental Policies
wa.
Preserve and protect environmentally sensitive areas, as identified by the City, by
accepting land dedications and easements where desirable, by purchasing threatened
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environmental areas where no other means of protection is available, or by other means,
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as appropriate.
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b.
Encourage the use of Planned Developments in fragile environmental areas,
C.
Preserve and protect stream channels and their headwaters.
d.
Acquire land or defray clearance costs when existing structures in the floodway
deteriorate.
e.
Establish a continuous green area on both sides of the Iowa River through Iowa City.
f.
Use stream corridors, ridges, open space, and parks to maximize the edge effect of the
available open space.
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g.
Encourage the use of mass transit, bicycles and walking by providing appropriate
services and facilities in order to reduce pollution from motor vehicles.
h. Encourage the use of alternative sources of energy, recycling, and the use of
vegetation, to Improve the environment.
1. Develop measures to protect the public for those sites Identified as environmental
hazards by appropriate State or Federal agencies.
�. Preserve and promote the creation of buffer areas and open space as Identified by the
City.
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k. Preserve and protect the unique attributes of Iowa City's public and private
neighborhoods, as Identified by the City, for the general welfare of the community at
large.
1. Preserve and enhance the entranceways to Iowa City.
M. Ensure that certain unique features within Iowa City remain perpetually accessible to
public view.
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k. Preserve and protect the unique attributes of Iowa City's public and private
neighborhoods, as Identified by the City, for the general welfare of the community at
large.
1. Preserve and enhance the entranceways to Iowa City.
M. Ensure that certain unique features within Iowa City remain perpetually accessible to
public view.
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POPULATION PROJECTIONS
An increase or decrease in Iowa City's population is an Important determinant of City-wide
development pressures. From 1970 to 1980, Iowa City experienced slow but steady growth
at a rate of approximately 500 people/year. From projections done for 1990, 1995 and 2000,
It appears that the rate of growth may diminish to result in a loss in population by the year
2000.
Iowa City's population is unique in that there is a significant number of college students
residing here. In calculating population projections, the student and non -student populations
were separated and projections were made for each group. Projections for the university
population were obtained from the University of Iowa Office of Academic Affairs. The
projections for the general population were made using the cohort -component method. This
method is the most commonly used and accepted technique for making local area population
projections. The method assumes that past trends in the "components of change" - birth,
death and migration - will continue Into the future. If the projection period is not too far Into
the future, then this assumption is not unreasonable. Summarized below are population
estimates and projections for the student and non -student segments of the population.
Summary: Projected Iowa City Population
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Estimated
Non -student Student
Population Population
7ota1
Iowa City Population, 1980 census
32,209 18,299
50,508
Estimated Iowa City Population,
1985 32,492 23,286
55,778
Projected Iowa City Population,
1990 32,661 21,845
54,506
Projected Iowa City Population,
1995 32,029 18,859
50,888
Projected Iowa City Population,
2000 30,836 19,201
50,037
The projections for the year 2000 are
subject to the greatest degree of error since the time
period forecasted is farthest from the original base data collected In 1980.
New data collected
In the census of 1990 may reveal
that Iowa City's population has
remained relatively
unchanged or has in fact, Increased.
For the purposes of this Plan, a slow rate of growth of
100 people/year has been assumed,
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DEVELOPABLE LAND ANALYSIS
Knowing the amount and location of undeveloped land within the corporate limits is useful in
determining whether adequate space exists to accommodate future urban growth and in
identifying areas where development pressures may arise. While many factors come into play
in planning urban land uses, development of any land requires access to sanitary sewer
service. This analysis is framed, therefore, in the context of availability of that service. Once
the location of developable land is determined, the projected timing of development will be
proposed based on a number of factors including the availability of sewer service.
Available Acreage
Of approximately 13,950 acres within the present corporate boundaries, about 4,450 acres
remain undeveloped. Except for vacant lots within the Business Development, Inc. (BDI)
industrial suvisio
bdin, this number does not Include any land platted prior to January, 1988,
that remains undeveloped. Over 92% of the undeveloped land, or 4,120 acres, is ultimately
sewerable by means of gravity -flow sewers. Certain Infrastructure improvements, including
construction of a new wastewater treatment plant, will be necessary to achieve full develop-
ment. Approximately 325 acres, or 7% of the undeveloped land within the corporate limits, Is
located in watersheds that drain away from the city and will, most likely, be dependent upon
the installation of mechanisms that pump sewage into the municipal disposal system.
Approximately 30% of the entire city, then, remains undeveloped and eventually serviceable with
gravity -now sewers.
Based upon existing zoning, about 73% of the sewerable undeveloped land is expected to
develop for residential purposes, 21% for commercial use and 6% for industrial development.
About 2,808 acres are zoned for single-family residential use while 193 acres are designated
for multi -family residential development. Based solely on unconstrained sewer cepscIty, this
amount of land could accommodate 31,830 people (Iowa Wastewater Facilities Design
Standards: single-family - 3 to 3.5 units/acre, 3 people/unit or 10 people/acre; multi -family
(medium density) - 4.5 units/acre, 3 people/unit or 15 people/acre),
At the present rate of growth, the city has adequate developable land to serve growth needs
well Into the future. By applying the 1983 Comprehensive Plan Update growth rate projection
Of 500 Persons/year, It appears sufficient developable land exists for about 64 years of growth.
Long-range population estimates project a loss in population due to a reduction in University
enrollment and a decline in the non -student population. Even at a hypothetical growth rate of
100 people per year, Iowa City would have enough sewerable undeveloped land within its
existing corporate boundaries to enable 318 years of population growth. All in all, sufficient
undeveloped land exists within the City to accommodate the Increase in population anticipated
within the 20 year planning period of this Comprehensive Plan Update,
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Sewer Capacity
This analysis assumes that solutions to certain sewer capacity problems will be accomplished
r within the 20 year timeframe of this Update. Easing certain existing development constraints
is expected to occur with construction of a new Water Pollution Control Plant (WPCP) south
of Iowa City, improvements to sewer lines, and with upgrading the existing sewer plant. It is
the intent of this analysis to Identify developable areas of the city within the confines of the
{ vj proposed sanitary sewer Improvements and without a commitment to additional municipal
f!; capital Improvement funding beyond that provided for in the wastewater system Improvements
plan.
Lilt Station Policy. This analysis focuses on the developability of land which is sewerable by
I means of a gravity -flow, system. As has been noted, approximately 325 acres of land generally
�? located in northern Iowa City and in the southwestern part of the community are in watersheds
Ll that drain away from Iowa City. These areas will, most likely, be dependent upon the
installation of mechanisms that pump sewage into the municipal disposal system. Where lift
i stations are necessary, the City prefers the use of mechanisms that are designed to serve an
entire drainage area and not a limited number of lots within a subdivision. This design
consideration reduces the cost of operating and maintaining the City's sewer collection system
f' and makes the use of lift stations more cost-effective. The 325 acres which will require a lift
station are not included in the developable land totals; however, these acres do supply
additional land within the corporate limits for future growth,
Proposed Improvements. The wastewater system Improvements plan proposes upgrading
the existing "north" plant, generally located Immediately east of the Iowa River between
J iOrkwood Avenue and Highway 6, to Increase Its capacity from B million gallons per day (mgd)
to 9.4 mgd and constructing a new plant south of Iowa City and east of the river. The "south"
plant, would have a capacity of 5 mgd. In conjunction with these improvements, a new
Interceptor sewer is planned in southeast Iowa City, and a series of relief sewers within the
Ralston Creek watershed and on Benton Street are expected to Improve certain existing
capacity constraints.
The net effect of these Improvements is to generate a proposed excess sewer capacity of 2.42
mgd. The City's Public Works Department estimates that, based upon average per capita use,
this excess capacity could serve a 12,475 person Increase In the clty's population. However,
this estimate does not consider contributions from infiltration and inflow as a result of an aging
and expanding sewer system. Without consideration given to this component and to
commercial and Industrial sewer needs, at a hypothetical average population Increase of 100
people per year, this excess capacity could accommodate almost 125 years of growth.
As noted, this estimate does not consider the impact of future industrial growth. Additional
j Industrial development within Iowa City will reduce the amount of residential population that can
be served by the proposed Improvements. Existing Iowa City industries are typically dry uses
that do not demand an excessive amount of sewer service, If new Industries locating within
the city are characterized as wet versus dry uses, a considerable portion of the proposed
— excess sewer capacity could be consumed by these uses. Based upon the type of Industries
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that have historically located within Iowa City, however, the excess capacity of the improved
sewer system is expected to accommodate both residential and industrial development within
the community well Into the future.
Although the upgraded and expanded sewer system will relieve several development constraints
and is expected to accommodate significant growth within the community, it must be
" emphasized that the proposed Improvements will not allow full development of the city.
Additional commitments to relieve limitations within individual sewers and to expand the
capacity of the proposed sewage treatment plant would have to be made to permit full
development of land within the existing corporate boundaries.
Impact of Proposed Improvements. Within the confines of the proposed sewer system
Improvements, the extent to which areas of the city may develop will be limited by restrictions
within individual sewers serving unplatted land. In conjunction with the 1983 Update of the
City's Comprehensive Plan, the Engineering Division completed six sewer capacity studies in
which density of development was determined for unplatted land within the service areas. The
studies consist of determining the most restrictive sewer sections, the existing flows and the
corresponding excess capacity in the trunk sewers. Using a peak flow average of 300 gallons
per capita per day for residential development and developable acreage totals, the people per
acre development potential for the unplatted areas was determined.
To date, these studies have not been evaluated in the context of the proposed wastewater
system improvements. Development in areas of the city with sewer constraints that will not be
alleviated with the proposed sewer system Improvements will continue to be limited by those
restrictions. On the other hand, the Impact of the proposed improvements on the developabil-
fly of land affected by those Improvements is difficult to assess until the new system is on line
and actual flows can be measured. The following discussion describes municipal sewer service
capabilities within specific areas of the city and Identifies those areas that will most predictably
benefit by the sewer system Improvements.
Assumptions
The following assumptions establish the parameters used to determine the sewer service
capabilities that affect development of land within the city. It should be noted that these
assumptions simply provide a basis from which to reasonably estimate developable areas; any
changes in the following assumptions will change the number of developable acres available.
The wastewater system Improvements, at current design specifications, will be completed
by June, 1991. The north plant will be upgraded by November, 1989. Construction of the
south plant, the outfall sewer leading from the south plant to the Iowa River, and the Snyder
I — Creek segment of the Southeast Interceptor Sewer are expected to be completed by August,
1990. Phases I and II of the Ralston Creek segment of the Southeast Interceptor will be
completed by June, 1991.
- The existing sewer between Dubuque Street and Prairie du Chien Road will not be upgraded
to a larger size.
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The "Oakes lift station," required for the development of portions of land east of Prairie du
Chien Road, will not be built.
Municipal funds will not be expended to upgrade a segment of the 10" main in the Willow
— Creek Trunk Sewer to a larger size.
. The "Eicher lift station," required for the development of portions of land in southwest Iowa
City, may only be built in conformance with the City's out -of -sequence development policy.
- Currently, sewer lines over eight inches in diameter require capital improvement funding;
therefore, land which requires oversized lines not included in the Wastewater System
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Improvements Plan is not included as developable.
- Land which may be sewered with eight Inch line extensions provided by the developer is
j Included as developable.
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. Land platted prior to January, 1988, which has not yet been fully developed is not included
i t as undeveloped land.
- The surcharge problem in the Rundell Street Trunk Sewer, Jefferson Street Relief Sewer and
the Outfall Relief Seweraka "the horseshoe" sewer) will be resolved with construction of the
Southeast Interceptor Sewer System.
Annexation/deannexation of land for residential uses is not contemplated.
Potential Growth Areas
J East Area. The pivotal Issue affecting future development of the East Area is the impact of
the proposed sewer system improvements on resolving wet -weather surcharging conditions in
the Rundell Street Trunk downstream from the study area and in the Lower Muscatine Trunk,
_ conditions that have been a deterrent to full development of the area. Construction of the
WPCP and the Southeast Interceptor System are expected to alleviate sewer capacity problems
i - in this area. The approximate 130 acres available for development south of Muscatine Avenue
plus the Industrial park would be developable with city sewer service at a density equivalent
to 13 people/acre (1983 Update estimate). This assumes that the Village Green lift station will
ibe expanded to accommodate development within the Village Green subdivisions.
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J Developable land north of Muscatine Avenue and east of First Avenue is serviced by the
Southeast Trunk Sewer. With completion of the Southeast Interceptor relief lines and upgrade
of the 18" South Branch Dam Sanitary Sewer, there exists enough capacity to provide
sewerage to all of the unplatted lands within this part of the East Area. The development
ipotential reaches 88 people/acre for the land lying along Scott Boulevard between Muscatine
and Rochester avenues and 34 people/acre for an area south of Rochester Avenue and west
of Amhurst Street; the lower density in this area is due to a local restriction in an eight Inch
i line. The South Branch Dam Sanitary Sewer would have to be further upgraded to allow any
(_ development beyond the existing corporate boundaries. No commitment to make these
additional Improvements is proposed.
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Inner CHy. This area is adequately sewered to permit redevelopment even at an increased
density.
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North Area. The 124 acres west of Prairie du Chien Road, within the present city limits, are
within the Immediate watershed of the Iowa River and could be serviced by the existing
Bjaysville Lane Sewer which empties into the River Corridor Trunk. The 119 acres east of
_ Prairie du Chien Road are in the Rapid Creek watershed that drains north, beyond the Iowa
City corporate limits. To serve this eastern area, a lift station is required to bring the flowage
Into the serviceable watershed to the west. To do so, however, decreases the capacity in the
_ Bjaysville Lane line available for the development of land to the west of Prairie du Chien.
' I The 1983 Comprehensive Plan Update estimated that the remaining capacity in the Bjaysville
Lane Sewer translates to a 12 people per acre development potential when considering the
undeveloped area within the current city limits and the natural drainage basin served by this
1 I sewer. If, on the other hand, all the undeveloped land in the North Area is serviced without
future capital improvements, the overall density of development west of Prairie du Chien which
can be served is, according to the 1983 Update, decreased from 12 people per acre to 6
j people per acre, a density which is more restrictive than the densities proposed in the current
Zoning Ordinance for that area west of Prairie du Chien. The 1983 Update suggests that, if
development of the area is to be encouraged at densities higher than 6 people per acre, the
sewer serving this North Area should be upgraded to 24 inches to accommodate long-range
growth projections.
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More current information from the City's Public Works Department, however, indicates that, in
wet weather conditions, the Bjaysville Lane Sewer surcharges. The 12 people/acre
development potential estimated for the western portion of the North Area is, therefore,
= overestimated. To allow residential development at urban densities within the portion of the
North Area in the natural service area of this sewer, the sewer must be upgraded. While the
1983 Update suggests that, since a proposal on the part of a private developer to construct
a lift station to serve the land In the North Area located outside the service area has not
materialized, the capacity exists in the Bjaysville line to permit full development In the west at
12 people per acre. More recent Information Indicates, however, that development of land
within the sewer's service area is constrained by its inadequate size regardless of development
i
to the east.
J Northeast Area. Extension of a 21 -Inch trunk line along Ralston Creek as part of the North
Branch Ralston Creek Dam project has made approximately 200 acres in the Northeast Area,
--- generally located adjacent to the north and east borders of Hickory Hill Park and the Ralston
Creek slormwater detention facility, sewerable.
While capacity in the Northeast Trunk Sewer which services this area is not a constraint,
development has been hindered, in part, by a surcharge problem downstream in the Jefferson
Street section of the "horseshoe" trunk sewer. Proposed wastewater system Improvements,
Including construction of the Southeast Interceptor Sewer, will relieve the surcharging condition
experienced In the area served by the "horseshoe" sewer. The proposed Interceptor sewer
system and plant Improvements could accommodate the sewage treatment needs of the
1
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remaining 700 acres of sewerable land in the eastern half of the area; however, additional
capital improvements in the form of trunk line extensions will be needed for development to
occur.
Peninsula Area. Presently, approximately 60 of the 530 acres within the Peninsula Area are
_j sewerable without major capital Improvements. These sewerable areas are located adjacent
to existing development on the Peninsula and would, therefore, permit compact and contiguous
growth. Capacity for most of this developable area is unconstrained as a 36 -inch line extended
Into the Peninsula Area ties in directly to the 36 -Inch River Corridor Sewer.
The short-range development limitation of the Peninsula will not be alleviated with the proposed
construction of a new WPCP. Construction of a sewer extension to serve the remainder of the
Peninsula is not scheduled to occur concurrent with the WPCP construction and is not
anticipated in the short-range, Full development of the Peninsula can only occur following
I extension of a trunk line westward from its present terminus near the Taft Speedway/Calibria
Court intersection.
f ( South Area. While construction of the WPCP is Intended to solve many city-wide sewer
restrictions, the South Area will not benefit substantially from projected improvements to the
system. Present sewer design does not call for extending a trunk line to the South Area
ri concurrent with construction of the WPCP, That decision, therefore, restricts development
J within the city limits to the area which is presently sewerable. Full development may occur
I _ only if a trunk line is extended westward into the South Area from the proposed Southeast
Interceptor Sewer.
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^ Southwest Area. The capacity of the Willow Creek Trunk Sewer is limited by a bottleneck
situation which effectively limits sewerage capacity at the present time. The bottleneck situation
Is the result of an 18 -Inch line flowing into a 10 -Inch sewer line. Although sewerage from
i_ approximately 438 acres of undeveloped land could naturally drain to the 10 -inch trunk line,
this line has the ability to accommodate development at only two people per acre for this
entire area due to current constraints, Two people per acre is an extremely low density for
urban development and would result in Inefficient use of public services. No public
commitment of funds to relieve this constraint or to remedy restricted sections of the Southwest
Interceptor Sewer are proposed in the short-range. As a result, full development of the
Southwest Area is not anticipated in the short-range; development may occur on approximately
95 of the available 438 acres at a development density of about 11 people per acre.
While it is anticipated that much of the Southwest Area will develop for residential uses within
the long-range, residential development should be confined to areas east of U.S. Highway
218 in the short-range. Undeveloped land east of this highway is in closer proximity to existing
development and, therefore, closer to the services needed to support that development. The
net effect of proximity to existing development Is that the cost to the City and to current City
residents of providing the required services Is less. For this reason, because sewerable,
undeveloped land is available east of the highway, upgrading sewer system constraints in the
— Southwest Area to accommodate development west of the highway is not appropriate.
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In January, 1988, the City Council amended the 1983 Comprehensive Plan Update by Including
— a policy which addresses out -of -sequence development. The basis of this policy is to permit
development out -of -sequence with the City's phased growth management policy provided that
j development approximates the efficiency of development upon which the growth management
policy is based. This is achieved by requiring non-sequent development to absorb all of the
costs associated with that development, including costs typically subsidized by the City.
In the same month, the City Council conditionally rezoned approximately 85 acres of a tract
iknown as Southwest Estates from ID -RS and RR -1 to RS -5 in conformance with the out -of -
sequence development policy. Subsequently, about 22 acres of this rezoned tract were
subdivided Into 55 low-density, single-family residential tots. As a result, until existing sewer
constraints are relieved in the Southwest Area, residential development opportunities east of
Highway 218 are diminished.
Because the balance of the Southwest Estates tract lies within a watershed that drains away
from Iowa City's sewer system, it cannot physically develop at urban densities without a lift
station to pump sewage Into the municipal sewer system. While the maintenance requirements
of lift stations are not cost-effective to a city if such a system serves only a few properties, that
system is more cost-efficient if a large area is served. At such time as the balance of the
Southwest Estates tract is developed, then, a lift station of sufficient capacity to serve
°j Southwest Estates and property west of Slothower Road which is located within the corporate
limits and which drains toward the subject tract should be employed. Sewage from this entire
area would then be pumped to the collection lines leading to the City's sewage treatment plant.
i This assumes, however, that the municipal sewage collection and treatment facilities can
accommodate the Increased demand.
Constraints within the Willow Creek Trunk Sewer and the Southwest Interceptor Sewer preclude
full development of the Southwest Area. Unless development of the eastern portion of the
Southwest Area alone necessitates Improving the sewer system, the City will make no
commitment of public funds to relieve existing constraints to full development of the entire
Southwest Area. Any residential development occurring west of Highway 218, with the
exception of the already platted Hunter's Run Subdivision, must comply with the City's out -of -
sequence policy, including setting aside a prorated amount of funds toward Improvements
required within the sewer system serving the Southwest Area.
Northwest Area. The topography of the Northwest Area has discouraged its development.
Of the approximately 1,100 acres in the Area, none are presently served by existing sewer
lines, Any trunk lines extended Into the Area, which would be funded In large part by the
developer, would most likely utilize the Hawkeye lift station to pump sewage from this area into
the Willow Creek watershed which drains toward the existing municipal sewage treatment plant.
While this lift station has enough reserve capacity to allow full development of the Northwest
Study Area, development is constrained by the lack of capacity existing downstream In the
Southwest Interceptor Sewer. The Southwest Interceptor Sewer, therefore, determines the
development potential of the Northwest Area,
15
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Before full development of the Northwest Area may take place, sewer lines from the Hawkeye
lift station must be extended to the area and the Southwest Interceptor Sewer must be
upgraded to eliminate existing constraints in that system. Because problems in the Southwest
Interceptor Sewer may have to be remedied regardless of development of the Northwest Area,
the critical factor in determining the availability of sewer service to this Area rests in the
extension of the trunk lines from the Hawkeye lift station to serve the developing area.
MAJOR FINDINGS
1. At the current rate of growth, sufficient developable land exists within the corporate
limits to accommodate residential growth needs well beyond the 20 -year timeframe of
the plan.
2. Constraints within the "horseshoe" sewer will be alleviated by proposed wastewater
facility Improvements and will enable full development of the East and portions of the
Northeast areas.
3. Growth areas which are not dependent upon proposed improvements to the City's
wastewater treatment facility are generally located in the northern and western parts of
the city.
4. Potential growth areas in the north may aggravate problems in the Bjaysville Lane Sewer
by adding additional flowage to lines whose capacities are currently exceeded during
wet weather. This problem may dictate that development of the North Area be
postponed until the surcharge problem can be alleviated.
S. Growth areas which are dependent upon upgrading segments of the Southwest
Interceptor Sewer are the Northwest Area and the portion of the Southwest Area west
of U.S. Highway 218.
6. The extension of trunk sewer lines will determine the rate of development of the South
and Northwest areas and the eastern portion of the Northeast Area.
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DEVELOPMENT SEQUENCE
i A land use development sequence schedule serves as a policy guide for public decisions
I
relating to the growth patterns of private development. Sequencing development is a growth
r management technique that allows the City to anticipate and phase the expenditure of funds
to provide the municipal services and the public share of capital improvement costs needed
to accommodate new development. This technique prevents overloading existing public
r facilities and services and provides a framework in which to program and budget the
f { ' improvements needed for existing and proposed development. The development sequence
schedule is intended as a guide for establishing a capital improvements program that will
predictably and cost-effectively allow the City to expand in an efficient manner while, at the
l i same time, allow developers an opportunity to anticipate the community's future growth pattern
{ and to plan accordingly.
�j A sequence of development for residential land uses is presented in this Plan in Table 1.
r Commercial and industrial uses are not Included within this development sequence proposal.
The timing of development for these uses will be determined, to a great extent, by economic
factors beyond the City's control. The timing of development for these uses should,
nevertheless, be determined in the context of a given area's capability of supporting proposed
commercial and industrial uses. Future studies are expected to analyze commercial and
Industrial development within Iowa City and to offer a development sequence schedule for
j 1 these uses as well.
"1 Assumptions
To determine the sequence of residential development, the following assumptions are made.
-, These guidelines were used to analyze the various areas within the City and to derive a
development sequence schedule appropriate for the community.
-7 1. Proximity to existing development governs the sequencing of development.
2. Areas which can accommodate the greatest population for the least cost in capital
7 Improvements (i.e. available sewer capacity, street accessibility, existing school capacity,
etc.) are considered highly developable.
3. Extension of sewer and water services and streets at the least public expense adds to
the development potential of an area.
-; 4. Major capital Improvement requirements in an area detract from Its development
potential.
'1
S. Proposed wastewater system Improvements are complete.
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j Methodology
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This Plan divides the community into various study areas. To determine the appropriate
sequence for residential development, undeveloped areas within each study area that are
expected to develop for residential purposes, were further grouped on the basis of characteris-
tics that influence their developability. Each of the 20 residential subgroups thus Identified
were evaluated in terms of the criteria listed in the following table. A portion of Fringe Area
5, the extraterritorial area east of Iowa City and Fringe Area 6, located south of Iowa City, were
also evaluated. Proximity to existing development, infrastructure and municipal service
availability and physical/locational characteristics of a site were the factors taken into
consideration. A weighted score was assigned to each of the 20 residential subareas located
within the corporate limits and to the two fringe areas. A low score Indicates a higher
development potential and Implies that the area can develop in a manner that fosters cost-
effective, compact and contiguous urban growth.
Table 1
DEVELOPMENT SEQUENCE CRITERIA
Criteria
(1) Infrastructure Requirements
Sewer
Lift Station
Main Trunks
Upgrade Lines
Water
Main Trunks
Upgrade Lines
Streets
Arterial Standards
Upgrade Existing Streets
Proximity to Existing Development
Compact and Contiguous Development
Compact, Contiguous and Infill Development
Non -Compact and Non -Contiguous Development
Service Facility Requirements
Schools
Parks
Transit
(2)
(3)
(4) Physical/Locational Factors
Commercial Areas Lacking
Topographic Constraints
Environmental Constraints
Natural/Manmade Barriers
Welch
3.5
2.0
3.0
1.0
2.0
1.0
1.0
-4.0
-6.0
6.0
1.0
0.5
2.0
0,5
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The following table ranks the developabilily of each of the residential subgroups and fringe
areas 5 and 6 in terms of the weighted development sequence criteria.
Table 2
SEQUENCE OF RESIDENTIAL DEVELOPMENT
RESIDENTIAL SUBGROUP SCORES
Subarea
Score
1. Highway 1
-4.5
2. N of Muscatine, S of Court
Ll
3. N of Court, S of Rochester
-2.5
4. E of Mormon Trek
-2.0
5. N of IOmball
-1.5
6. East Peninsula
0
J
0
8. Near South Area
�J
9. S of Rohret Road
1.5
10. W of Mormon Trek
1.5
11. W Central NE Area
1.5
12. South Area
2.0
J
2.0
14. W of Prairie du Chien
6,5
15. E of Prairie du Chien
8.0
16. Melrose/218
10.0
17, E Portion of NE Area
10.5
18. SW Area
14.0 I
19. Peninsula
14.5
20. NW Area
20.5 !
21. Fringe Area 6
21.5 `
22. Fringe Area 5 (One Mile)
22.0 l
,
have been Identified. Phase I consists of growth areas which are in close proximity to existing
development and which require few, if any, capital Improvements. Phase II of the develop-
ment sequence schedule generally identifies areas
i
available for development as certain infrastructure
Improvements are installed. Phase III
encompasses those areas where development is
dependent upon major infrastructure
Improvements which, due to the distance of these
areas from developed parts of the city,
The following table ranks the developabilily of each of the residential subgroups and fringe
areas 5 and 6 in terms of the weighted development sequence criteria.
Table 2
SEQUENCE OF RESIDENTIAL DEVELOPMENT
RESIDENTIAL SUBGROUP SCORES
Subarea
Score
1. Highway 1
-4.5
2. N of Muscatine, S of Court
-3.0
3. N of Court, S of Rochester
-2.5
4. E of Mormon Trek
-2.0
5. N of IOmball
-1.5
6. East Peninsula
0
7. Willow Creek
0
8. Near South Area
0
9. S of Rohret Road
1.5
10. W of Mormon Trek
1.5
11. W Central NE Area
1.5
12. South Area
2.0
13. S of Muscatine
2.0
14. W of Prairie du Chien
6,5
15. E of Prairie du Chien
8.0
16. Melrose/218
10.0
17, E Portion of NE Area
10.5
18. SW Area
14.0 I
19. Peninsula
14.5
20. NW Area
20.5 !
21. Fringe Area 6
21.5 `
22. Fringe Area 5 (One Mile)
22.0 l
Based upon the development sequence criteria identified, three phases of residential growth
have been Identified. Phase I consists of growth areas which are in close proximity to existing
development and which require few, if any, capital Improvements. Phase II of the develop-
ment sequence schedule generally identifies areas
near existing development which are
available for development as certain infrastructure
Improvements are installed. Phase III
encompasses those areas where development is
dependent upon major infrastructure
Improvements which, due to the distance of these
areas from developed parts of the city,
would not be cost-effective to operate and maintain.
Table 3 lists this three -phased develop-
ment sequence schedule. Figure 1 identifies the location of the residential subgroups and
Illustrates their phases of development.
19
Development
Sequence
I Phase I
(1989-1999)
Table 3
RESIDENTIAL DEVELOPMENT SEQUENCE SCHEDULE
PPA
Sewer Potential
Location Acres Capacity Population
• Highway 1 52 Unlimited 780*
• N of Muscatine, 32 Unlimited 480*
Infrastructure
Improvements
Needed
• Water extension
S of Court
i
N of Court, S
71
1065*
Sewer upgrade, water
of Rochester
extension
• E of Mormon Trek
36
540*
• N of Kimball
74
Unlimited
1110*
• East Peninsula
80
Unlimited
1200*
• Willow Creek
41
615*
• Near South Area
50
12
600
r
..�
Total
436
6390
Phase
ot RohretRoad
r•
(2000-2010)
• W of Mormon Trek
95/38
11/*
1615
,!
• W Central Portion
200
• Sewer, water, street
of NE Area
extensions
• South Area
519
• Sewer, water, street
extensions ..
• S of Muscatine
133
• Lift station upgrade
• W of Prairie du
124
• Sewer upgrade; water
Chien
street extensions i
J
• E of Prairie du
119
• Lift station; sewer
Chien
upgrade; street
extensions
Total
1271
Phase
(2011 +)
a rose
• E portion of
397
ewer upgrade
• Sewer, water, street
NE Area
extensions l
• SW Area
412
• Lift station; sewer
upgrade; water, street
extensions
J
• Peninsula
330
• Sewer, water, street
extensions
• NW Area
450
• Sewer upgrade; sewer
W ater, street
extensions
• Fringe Area 6
• Sewer, water, street
extensions
• Fringe Area 5
• Lift station; sewer
(One Mile)
upgrade; sewer, water
street extensions
L
Total -Existing
Corporate Limits 1633
orpora a m s3340
PPA - People Per Acre
Computed at 15
people per acre.
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Findings
The development sequence schedule reveals that the City has 436 acres of land within close
ment
Proximity
existing
lc presently
developable residential y sgnificantcaptal impro ments.This stphae of the development sequence could
support a 6,390 person Increase in the Iowa City population. While population estimates
project the City may lose population by the year 2000, at the hypothetical growth rate of 100
persons per year, the City currently has sufficient land to accommodate over 63 years of
residential growth. Within the 20 -year timeframe of this Comprehensive Plan, then, yearsuffics
undeveloped residential land exists within Iowa City to accommodate the population anticipated
nt
In that period. At an average development density of 15 people per acre, the 2,904 acres of
undeveloped residential land located within the existing corporate limits and identified in Phases
II and III could support 43,560 residents, if the City were growing at the rate of 100 people
per year, this land could support over 435 additional years of growth.
Out of Sequence Development Policy
From time to time, certain factors may encourage private developers to develop tracts of land
out of phase with the development sequence determined to be appropriate for the City and
Illustrated in Table 2. Those developments will require the extension of municipal services In
a manner that is Inefficient and not anticipated in the City's capital improvements program. To
approximate, as much as possible, the cost-effectiveness of development upon which the City's
growth management policy Is based, out of sequence development would be required to
absorb all of the costs associated with the development, Including costs typically
subsidized by the City. Costs customarily paid by the City may be recouped at such time
as sufficient intervening development occurs to resemble the cost/benefit balance upon which
sequential development is based.
ANNEXATION POLICY
Annexation is the process by which land abutting an existing municipality is made part of that
municipality. The prospect of future annexation is implicitly recognized in Iowa City's
extraterritorial review of planning, zoning and subdivision activities within two miles of its
existing corporate limits. The development policies for this extraterritorial area are set forth in
the Fringe Area Policy Agreement between Johnson County and Iowa City. These policies
offer some assurance that development within close proximity of Iowa City will proceed in a
manner compatible with municipal development standards. That way, at such time as it is
determined to be in the public interest to annex this territory, existing development within that
area will conform with Iowa City development standards and practices.
Cities generally annex land to provide area for growth, or for a particular public benefit such
as controlling the development of land. The City, for example, may wish to annex land at
major entrances to the community to control and direct the type of development that can occur
there. The City may also annex land and furnish municipal services to that area as a means
of providing readily available land to accommodate either industrial or commercial development.
Whatever the motivation, annexation generally occurs when it is in the public Interest to
exercise local control over a tract of land. Annexation is achieved either involuntarily (without
the explicit consent or request of the owner of land to be annexed) or voluntarily (at the
owner's request),
Residential Growth
Presently, approximately 4,450 acres of undeveloped land exist within the City to accommodate
future growth. if an average residential development density of 15 people/acre (the ratio used
for sizing sanitary sewers) and the 1983 Comprehensive Plan Update growth rate projection
of 500 people per year are applied to the 4,120 acres of sewerable undeveloped residential
land available, there is sufficient land area for about 123 years of growth. The Developable
Land Analysis notes, however, that current population trends show that the City may be losing
residents. By the year 2000, the Iowa City population may be slightly less than the 1980
Census count of 50,508. At a hypothetical growth rate of only 100 people per year, Iowa City
would have enough sewerable undeveloped land within Its existing corporate boundaries to
enable development well Into the future.
With all other factors, such as the desirability of undeveloped land and property owners'
inclination to develop, being equal, undeveloped land within the existing corporate boundaries
appears to be capable of accommodating growth well Into the future. For reasons of
providing area for expected residential growth, sufficient land exists within the community
to accommodate new development; annexation of land for that purpose Is, consequently,
not justified.
23
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Even though sufficient land exists to meet the overall residential needs of a city, annexation
may sometimes be desirable to complete existing neighborhoods. A residential neighborhood
unit is generally focused on a common facility such as a school and is delimited by the
distance from the facility that Is walkable and unimpaired by physical barriers such as arterial
_ streets which Inhibit interaction among the neighborhood residents. Typically this distance is
a half -mile in any direction. By encouraging the development of complete neighborhoods,
sufficient population exists to support the services required within that neighborhood and to
make the provision of infrastructure and other municipal services cost-effective. As cities grow,
i it is desirable, therefore, to annex land abutting an existing corporate limit where complete
' neighborhoods are permitted to develop. There is no justification, on the other hand, to annex
land to establish new neighborhoods if suircient land exists within a community to accom-
modate growth.
Land Use Control
i
{ Annexation of land may be a desirable option in areas where the City wishes to exercise
greater land use control than permitted under the Fringe Area Policy Agreement. Control of
" development beyond the corporate limits becomes necessary when there are specific municipal
-� concerns that the County may not have the propensity or inclination to consider.
In some instances, for example, the City may wish to exert zoning control along existing
highway corridors or interchanges within close proximity to the City. This type of control allows
the City to regulate the type of development permitted in a manner that does not detract from
the development or redevelopment of properties within Iowa City, that does not burden local
streets and other public facilities, that is sensitive to the environmental Interests of land within
close proximity and that enhances the Image of the community. In Instances in which local
control of development is desired, annexation, then, is the most effective means by which the
City can protect its interests.
Cost/Benefit Considerations
There are municipal responsibilities and financial implications associated with annexation of
land adjoining the City. The City must have the physical and financial capability of extending
essential municipal services and benefits not formerly enjoyed by the residents of annexed
— areas within a reasonable period of time. As a result, the direct and indirect public benefits
of annexation should be measured and, at a minimum, these benefits should equal the cost
of public services provided.
The City should be cognizant of the Impact Its actions may have on inducing annexation
_ pressures at the City's margins, The location of certain capital Improvements such as major
roadways and sewer lines and the timing of those Improvements may create growth pressures
_ in areas outside the community but close to those amenities. Capital Improvements which
promote scattered development waste land, foster pressures to annex land where growth is
not currently appropriate, and ultimately result in overextended city services which are a
... financial burden to the taxpayers at large.
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FRINGE AREA POLICY
r1 State enabling legislation permits a city to regulate the subdivision of land within two miles of
its corporate boundaries. The extension of municipal powers beyond the corporate limits of
a city into unincorporated territory is known as extraterritorial Jurisdiction. This extraterritorial
Power authorizes a city to prescribe reasonable rules and regulations governing the
development of land within the "urban fringe area."
Fringe Area Policy Agreement
In December,
and
ohnson
�!
that provided forrtthe IowaCity
growth) and development of landentered lnto a withinland usethe two-milelextraterritorial
fw Jurisdiction of Iowa City. Both jurisdictions deemed that the policies within the fringe area
agreement were necessary to protect and preserve the area's natural and agricultural
� resources, to provide for orderly and efficient development patterns, and to more effectively and
.i economically provide services for future growth and development. On the basis of these
objectives, the fringe area policy agreement set forth development policies for nine designated
t1 ry areas within the urban fringe.
P9
The
icies
d for the urban
hichelesidentialtdevlelopm development Iseencou aged andrareas areasinagricultural differentiate etween areas in
use se is preferred.
Commercial and Industrial land uses are recommended, on only a limited basis, within the
fringe area.
r,
Residential development is generally encouraged on land that is accessible by existing
roadways capable of accommodating this use, in areas in which services can be efficiently and
-1 cost-effectively provided, and in areas that are less suited for agricultural purposes. It is in the
I Interest of the City that residential uses be restricted to certain areas within the urban fringe
to concentrate residential development and, therefore, maximize the efficiency of services that
must bultimatelyepresults Inoove overextended servcesScattered
whl hresidential
a financialburdenden t ment, ontheaother had,
taxpayersnat
large.
All rezoning requests and development proposals are to be consistent with the development
policies and design standards adopted for each designated area. While zoning of the
unincorporated territory within the urban fringe remains under the authority of Johnson County,
—i the fringe agreement establishes that requests to rezone land within the extraterritorial area
mus_ t
conform withCity is permitted to evidevelopment
comment formulatedicies hf the i
ment nheconsistencyofeach fringenaeeafeeS. Th
ning
request with the policies Identified for the area in which the requested change is located.
— Unlike the authority given the City to approve or deny subdivision plats in the urban fringe,
I however, the City's participation in reviewing rezoning requests In the fringe area is strictly
advisory,
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Since adoption of the fringe agreement, land northeast of Iowa City has been rezoned by the
County to permit residential development in spite of the fringe area policy to discourage
residential development in this fringe area (Area 4). Subsequent to this action, the City and
County reassessed the development policy for Area 4 and, in response to development pres-
sures in the area, amended the policy to provide for limited residential development in that
portion of Area 4 east of Highway 1.
Efficient Municipal Service Extension
i As noted, limiting residential development within Iowa City's fringe area to certain developing
areas allows for the effective and economical provision of the full complement of municipal
services a community must provide at such time as those areas are annexed. Concentrated
residential development versus scattered development makes the extension of those services
71 more cost-effective. Once the pattern of development Is set by the layout of streets and lots,
that pattern is established for perpetuity. It is in the City's best interest, therefore, to be aware
of the permanency of land use decisions and to restrict residential development to areas of the
urban fringe that are developing for residential purposes and that can be efficiently served with
municipal services at some future point in time.
Financial Inequities
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Within the past few years, the City has witnessed considerable residential development within
the portion of the urban fringe north of the corporate boundaries. Although the County reaps
_I the financial benefits of this development via increased property tax revenue, there are few
services the County provides the development and, hence, few costs the County must Incur
as a result of this growth. This development, on the other hand, due to Its proximity to the
city, relies upon Iowa City for some of the services a municipality offers its own residents,
Including access to parks and other recreational facilities.
Iowa City residents contribute toward the operation of the County government. In fact, except
for tax revenue collected from County residents to pay for a portion of the cost of accessing
the Iowa City Public Library and Landfill, and for maintenance of the County's secondary road
system, Iowa City and Johnson County residents pay the same tax levy for services provided
by the County. Although the County contributes toward the library's budget, the County's
contribution, on a per capita basis, Is significantly less than the per capita support provided
by the City. Except for taxes paid to the County to access the municipal library and landfill,
County residents may utilize all other municipal facilities and services without paying the taxes
necessary to support these services and facilities. All in all, City residents subsidize County
residents' opportunity to utilize municipal resources. Until this inequity is resolved, there will
continue to be financial factors encouraging residential development outside the corporate
limits but within close proximity to the city and the city will continue to experience pressures
to permit residential development within its urban fringe.
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Conclusion
The Fringe Area Policy Agreement is Intended to provide for orderly and efficient development
patterns. While agricultural uses are preferred In the fringe area, certain areas are encouraged
todevelop for residential purposes. Parts of the urban fringe In proximity to existing
commercial and Industrial development are expected to develop for these uses and
incorporated, at some time, Into Iowa City.
It Is to the City's benefit to establish specific policies for the urban fringe which expressly limit
non-agricultural development to certain areas within the fringe. That way, the needs of future
concentrated residential, commercial and Industrial
development In the fringe area can be
anticipated and provided at the least cost to taxpayers at large and the financial Inequities
experienced by the City as a result of extraterritorial development can be minimized.
The Fringe Area Policy Agreement between Johnson County and Iowa City, adopted on
December 22, 1983 and amended by the City and the County through November 19, 1987, Is
made a this Comprehensive
part of Plan Update and Is amended by the City In accordance
with the policies adopted In this Plan Update for Fringe Areas 5 and 6.
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ECONOMIC DEVELOPMENT
The 1978 Comprehensive Plan lists three economic development policies:
Encourage commercial activity to take place in existing core areas or neighborhood
• commercial centers and discourage the proliferation of new major commercial areas.
• Expand the non-residential tax base in Iowa City by seeking new industries and other
I7 major employers.
• Where possible, locate commercial and industrial activities in such a way that energy
resources are conserved.
i.�
The 1983 Update added to or expanded these policies as follows:
I "1
j Iowa City should pursue the attraction of industries within the context of the specific
characteristics of the Iowa City labor force.
+I Iowa City should pursue the attraction of industries that are compatible with existing
industries within Iowa City and which have growth potential. However, constraints in
the forms of the ability to provide services and an adequate amount of land must be
resolved,
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These statements provide the skeleton for the policies and objectives presented in this section.
As "economic developmenrl has become more and more an activity of state and local
governments, the incorporation of specific economic development goals into planning
documents and processes has likewise expanded.
Since the 1983 Comprehensive Plan Update, the City has pursued the policies stated above.
Changes have been Incremental and major shifts have not occurred in the municipality.
According to a recent analysis done by the City's Department of Housing and Inspection
Services of building permits Issued from 1981 to 1968, 115 acres have been developed for
commercial and industrial use. Of those acres, 54 developed for commercial and office use
and 61 acres were put Into Industrial usage.
Commercial/Retail Development
The location of new commercial establishments, including offices, has occurred primarily within
existing commercial areas In the U.S. Highway 6, Riverside Drive, and Gilbert Street areas.
New commercial/commercial office areas have begun developing on Mormon Trek Boulevard
near Highway 1 and in the Northgate Corporate Park, north of 1.80.
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According to the Iowa State University Extension Service, total retail sales in Iowa City from
1984-1987 have Increased in constant dollars by a factor of 10%, Land available for additional
growth should be assessed to respond to assertions from the development community that
insuincient commercially zoned land exists. The location of commercial uses near existing
commercial cores should be encouraged. The existing commercial cores, as identified in the
1978 Plan, are downtown, the Lower Muscatine/First Avenue shopping area, the U.S. 6/Keokuk
Street commercial area, and the U.S. 6, Riverside Drive and Highway 1 intersection.
1 Industrial Development
The City has encouraged light Industry, emphasizing high technology and University -related
industries, to locate in Iowa City to expand its non-residential tax base. The City has worked
with start-up firms in the University's Technology Innovation Center and has also worked with
existing industry to facilitate expansions, Most of the industrial growth in the past eight years
within Iowa City has been in the Business Development Inc. (BDI) Industrial Park and along
Commercial Drive in Streb's Industrial Park in south Iowa City. Approximately 50% of this
growth, in terms of acres consumed, has been in warehousing and distribution activity.
The City Assessor's records show that in 1987 Iowa City's primary source of property tax
revenue was from residential properties (55.1%) with commercial and industrial property
i contributing 36.8% and 7.1%, respectively. In 1984, residential property contributed 55,9%,
commercial property 35.9% and Industrial property 6.8% to the taxable property values in Iowa
City (after correcting for the elimination of personal property taxes in 1986).
j Employment and Labor Force
Iowa City is noted for having a highly productive and well educated labor force. Total
employment in the Iowa City Standard Metropolitan Area (SMA) which Includes all of Johnson
County has Increased approximately 2.6% per year from 1981 through 1987. Since 1984
-� government sector employment has Increased by 540 jobs, retail/wholesale employment has
Increased by 1020 jobs, service/construction has increased by 2700 jobs, finance/insurance/real
estate has Increased by 510 jobs, while manufacturing and transportation/utilities have shown
— smaller gains.
Trends indicate that public employment, particularly at the University of Iowa, will remain fairly
stable or decline in response to anticipated decreases in enrollment. Losses In government
employment between 1985 and 1987 have so far been offset by expansion in the private
sector, primarily service and construction.
In 1988 the Iowa City SMA's average annual labor force was estimated to be 62,000, In terms
— of available labor force, in FY88 there were 12,200 job applicants: 52% male and 48% female;
66.6% between the ages of 22 and 39, 14.2% over 39; 52% with over 12 years of education,
35,7% with 12 years of education,
Unemployment in the Iowa City SMA Is consistently low, averaging 2.0% in 1987. Iowa City
usually has one of the lowest unemployment rates in the state and often one of the lowest
— rates for metropolitan areas in the U.S. The low unemployment rate is consistent with the
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highly educated and skilled workforce — if employment is not available locally, these people
can and do compete successfully for jobs elsewhere. (Labor data source: Iowa Department
of Employment Services.)
An undocumented but often mentioned issue is "underemployment," i.e. when the workforce
is over -educated and by inference, over -skilled for the work available. According to data from
the local Jobs Service office, during the year ending March 31, 1988, the largest category of
jobs available was services but the highest number of job applicants for each job opening was
for the professional/technical/managerial category. Also, a 1986 survey completed by the Iowa
City Chamber of Commerce of Johnson County households showed that about half of the
approximately 9500 individuals responding, or 4,474, said they were interested in employment
in new or expanding industry. Thus, the employment issues facing Iowa City are not the
traditional concerns of unemployment and/or an unskilled labor force but of providing the
number and type of employment opportunities to utilize the available skills.
Economic Development Policies
Iowa City should attempt to diversify and Increase the property tax base by (1)
encouraging the retention and expansion of existing Industry and (2) attracting industries
that have growth potential and are compatible with existing businesses and industries.
While dependence on tax revenues from residential property in Iowa City is not unduly high
as compared to other cities of similar or larger size in Iowa, expansion of the industrial and
commercial property tax base should decrease the tax burden on residential properties.
Expansion of the local economy to Include diverse Industries will also provide protection
against downturns in any given sector of the economy.
The City should concentrate Its efforts on recruiting new firms that complement existing
Industries and that can take advantage of technology transfer opportunities with the University
of Iowa. The City should also focus on industries that would not harm the environmental
quality in the area and would contribute to the overall standard of living.
Iowa City should work to Increase employment opportunities consistent with the available
labor force.
One purpose for encouraging the expansion and attraction of industry is to provide jobs that
are compatible with the highly educated labor force and that require a range of employment
skills. Industries which require highly technical skills could also employ University graduates
who would like to remain in Iowa City but are unable to find jobs commensurate with their
expertise. Consistent with this policy, the City should target firms which will Increase
Industrial/research employment rather than focus on commercial establishments which increase
retail/service positions.
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Iowa City should continue and enhance downtown revitalization.
As part of the policy of encouraging commercial activity to take place in existing core areas,
the City should assess the market for additional high density commercial development,
especially that which would be appropriate for the Central Business District area. As the City's
iUrban Renewal Program is nearing an end, thought should be given to next steps to allow and
enhance commercial and service development in the core area. This includes consideration
_ not only of the market for such development, but also of the areas available for infill
development, redevelopment and more intense usage.
As part of the legacy of the Urban Renewal Program, the City should continue to be concerned
with the spatial arrangement and design of downtown development to minimize conflicts
between pedestrians and vehicles and to add to the aesthetic environment already created.
The City should ensure provision of pedestrian and streetscape amenities and should
iencourage a mix of uses to provide both daytime and nighttime activities.
Iowa City should provide and protect areas suitable for future industrial and commercial
development.
The City should determine what areas are suitable for future expansion of the non-residential
isectors of the economy in a manner that would protect and be compatible with existing
development. Care should be taken to ensure that a proper balance is maintained in the
amount of land that is designated for commercial and Industrial use to avoid the blight of
unused property.
The City should identify (and annex, if necessary) areas suitable for industrial and
research/office development. Areas which should be assessed are those contiguous with
existing industrial development to the south and east and with existing research/office
development or zoning to the north, west and east.
Iowa City should provide for the extension of Infrastructure which will induce development
In areas designated for Industrial and commercial growth.
Progress on the City's new and upgraded wastewater treatment plants Is a major step in
providing services necessary to accommodate industrial growth. Extensions of water and
- sewer services should be Included in the Capital Improvements Plan as necessary to serve
areas designated for growth.
The City should also continue to provide transportation corridors to serve existing and future
industrial/research areas. The two recent RISE projects (Scott Boulevard/Local Road and
Highway t North) are good examples of such planning.
Generally the City's role should be directed toward construction of Improvements for which it
Is customarily responsible and which provide an area -wide benefit. Stili, the City can influence
development locational decisions by providing essential capital improvements to direct market
demand and accommodate It in a specific location. This may mean paving a major street,
extending utllitles, or removing obstacles such as a lack of parking.
Iowa City should continue to cooperate with existing local and regional organizations to
promote economic development within Iowa City.
With the relatively recent Increase in the importance and level of activity associated with
economic development, there are now a number of organizations and groups with
responsibilities in this area. The City should cooperate with these groups and use their
77 strengths in encouraging local development, both to be more effective and to augment limited
resources.
The City should work particularly with the Iowa City Area Development Group, Inc. ([CAD), in
I I promoting and recruiting of new industries and, with the Iowa City Chamber of Commerce, in
j assisting existing businesses and industries. in addition, the City should cooperate with the
Cedar Rapids/Iowa City Corridor group and the Region 10 Satellite Center at larkwood
j (( Community College.
Iowa City should work with the University of Iowa to enhance and establish avenues for
y technology transfer and to develop mutually beneficial programs for encouraging
economic development.
With the University of Iowa as the dominant employer in the region and one major factor in
attracting economic development of the type compatible with the City's labor force, the City
and the University must communicate and coordinate their actions to place both entities in a
competitive position relative to other university/city economic development efforts. Not only is
the University a likely source of new business and Industry from spin-offs of faculty and staff
research, other firms find proximity to the University attractive for sharing expertise and
technology and for educational opportunities for employees. Construction of the new Laser
Facility at the University provides even more Impetus for technology -related economic
development in the local area.
_I Steps that would aid the City and University in coordination and cooperation Include
identification of mutual concerns and types of assistance that can be offered by each party.
7 Establishment of a joint City/University committee should be a priority to realize the economic
development goals of the community.
Iowa City should consider financial incentives and programs to facilitate achieving the
above objecOv".
Iowa City is encouraging economic development to improve the standard of living of Its
residents (diversify the tax base, better utilize labor force skills) while controlling the negative
aspects of such growth (Incompatible land uses, decline in environmental quality). Any
Incentive to facilitate economic development should consider these purposes and should be
carefully chosen to promote the desired effect.
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Care must also be taken not to place existing businesses at a disadvantage in competing with
new businesses. In general, preferred incentives are those which benefit the entire area (like
capital improvements). Also, Incentives should be available to both existing and new
businesses and should be administered uniformly.
Economic development Incentives can be offered through private organizations, joint
public/private ventures, and public agencies and governments. In Iowa, as in virtually all states,
there are a variety of Incentive programs. In addition, more and more individual communities
offer incentives to complement and leverage state and federal programs. Indeed, Iowa's
economic development programs require local participation in the Incentive package.
In Iowa City, appropriate Incentives could be designed through public/private partnerships or
solely by the City and might Involve establishing a revolving loan fund, land banking or even
constructing a building for speculation. Each of these examples Involve repayment or
reimbursement by the benefitted party.
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ENVIRONMENTAL POLICIES
The features which make Iowa City such an attractive place to live and work have been
identified and it has been determined that the following elements are of importance when
— considering what features of Iowa City should be protected and preserved:
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-- 1. Iowa City is a very special city combining many of the benefits of small town living with
the cultural and recreational opportunities of a large cosmopolitan area.
2. A number of elements both natural and constructed, contribute to the atmosphere of
I this community, and it is important to protect and preserve these elements.
3. These elements include not only natural features but also neighborhoods, scenic vistas,
entranceways to Iowa City, public areas and buildings.
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i47 4. These elements and the interaction between these elements provide a sense of
j community and integrity to the City and contribute to the general aesthetic and visual
impression projected by the City.
5. The economic and social welfare of Iowa City is sustained and enhanced by the sense
�. of community and aesthetic values provided by the natural and constructed
environment.
Since the City Council Is vested with certain powers to foster the healthy, safety and general
r welfare of the public, and to protect public Interests, the policies listed below are adopted to
maintain and enhance the quality of life in the Iowa City community and to protect the public
Interest as it is affected by the elements described below.
Envlronmenfalty Sensitive Areas
Environmentally sensitive areas are geographical areas containing natural, ecologic,
archaeological or aesthetic resources or features which are of value to the public and the
destruction of which might result in the permanent or long-term loss of Important public
resources (such as mature woodlands), In economic loss, In hazards such as landslides or
— flooding, and in the long-term degradation of the environment, Examples of such
environmentally sensitive areas Include, but are not limited to, uncommon or unique geologic
formations, natural stream corridors including floodplalns, floodways and greenbelts of the Iowa
— River and associated creeks, natural stormwater detention areas, bottom land and upland
._ woods, steep slopes, areas of high passive recreational value for bird watching and observation
of flowers and other plants and animals and areas containing a high concentration of ecologic
— and aesthetic features,
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Environmentally sensitive areas may also be those Identified as hazardous sites by an
appropriate State or Federal agency. These sites may require special consideration and
restriction in their development in order to protect the public health, safety and welfare.
_ Iowa City was originally chosen as the seat for the State Capitol because of the natural beauty
of the area with Its steep wooded slopes and river bluffs. The exposed limestone bluffs along
the Iowa River are geologic formations which are rare in Iowa City, and which also provide
_ interesting vegetation and wildlife habitat. Their destruction would result not only in the loss
of this unusual landscape feature, but would also accelerate the erosion of the steep wooded
slopes in the area, with possible resultant landslides and siltation.
The Iowa City area was once heavily wooded, particularly along the river and creek beds. Few
wooded areas now remain to provide diversity and other benefits. Northern Iowa City is one
area where steep wooded slopes and ravines remain relatively untouched. Intensive
development of such slopes destroys not only vegetation and wildlife habitats, but frequently
• results in erosion, mudslides, the filling in of ravines, and severe changes in drainage patterns.
A crucial factor in the stabilization of steep slopes is the development of a stable drainage
system. Degree of slope, soil type, vegetative cover, underlying geology and precipitation
patterns determine the run-off patterns. Approximately 35.40% of precipitation is not retained
by the soil or used by plants, and will run off steep, wooded slopes. As the vegetative cover
is disturbed by development, new drainage patterns develop which may result in the erosion
of neighboring private and public property and cause downstream siltation affecting water
quality. As a result costs may be Incurred by private property owners and by the City to
correct the problems created.
Woodlands themselves are Important moderators of climactic phenomena such as high winds
— and flooding, and help to protect watersheds from siltation and erosion due to heavy runoff
or wind. The woodland floor acts as a filter to water percolating into groundwater reservoirs
or rivers. The woods also improve air quality by absorbing some air pollutants, and serve as
— noise buffers between residences and heavy noise generators such as Interstate highways.
Finally, woodlands in an urban environment provide recreational opportunities, and visual relief
from the built landscape, adding to the quality of life and therefore the general welfare of any
community.
Rivers and creeks are the natural drainage channels of any area. As development Increases
and the Impervious surface area Increases, more and more surface water runs off directly Into
the creeks and rivers. The floodway, and floodplain of streams are the natural corridors for this
water and should be maintained for its flow. If, in addition, vegetation is maintained along the
river and creekbanks, more water can be absorbed and the risk of flooding Is reduced. Also,
the filtering affect of the floodplain soils will reduce the amount of sediment and chemicals
` entering the creeks and rivers and help to maintain water quality and to reduce the risks of
flooding and erosion.
If greenbelts are maintained along rivers and creeks they provide diversity of habitat and by
their linear nature extensively affect adjacent development. Protection of the Iowa River and
Ralston and Willow Creek floodplains will reduce the need for further extensive modifications
of their channels in order to reduce flooding.
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policy: It Ia the policy of the City of Iowa City to preserve and protect environmentally
sensitive areas as Identified by the City, and to develop measures to protect the public
from those sites Identified as environmental hazards by appropriate State or Federal
agencies.
Buffer Areas and Open Space
Buffers between land uses, such as commercial and residential, serve to screen one use from
another, and help to decrease the adverse affects - such as noise, traffic, air pollution - of one
use upon another. Buffers may also help to provide a transition between land uses.
Buffers may be vegetative, such as a greenbelt of trees between an Interstate highway and
residential development; a solid fence screening a commercial use from a neighboring
residential area; or a structure designed in such a way that the structure itself is oriented to
act as a buffer to the adjacent land use. Transitional buffers provide an attractive transition
between land uses such as those seen on Rocky Shore Drive with the gradation from river,
to plantings along the sidewalktbicycle trail, to single-family residential development.
Buffers provide diversity within the City, and, if vegetative in nature, have many of the beneficial
effects of woodlands but on a smaller scale.
Open space provides relief from urban development and opportunities for recreation. Open
space may be unimproved natural areas, pocket parks, playgrounds, neighborhood or city-
wide parks, stormwater detention facilities, stream corridors or greenbelts. All these provide
relief from continuous, contiguous development and the intensified extremes of temperature,
Increased air and noise pollution and the psychological stress associated with such
development. As the City grows and develops, noise, water and air pollution Increase and
areas of open space and vegetation which help to alleviate these pollution problems decrease
In size and number. protection of existing open space is therefore vital in preventing the
degradation of the Iowa City environment,
policy: It is the policy of the City of Iowa City to preserve and promote the creation of
buffer areas and open space as Identified by the City.
Neighborhoods and Structures
Neighborhoods provide familiar surroundings - buildings, places to walk, people - a sense of
security and community stability. Neighborhoods may be private - a place where groups of
individuals live; or they may be public - places where many people gather to enjoy the
surroundings or to Interact, it Is within Iowa City's "private" neighborhoods that people find the
benefits of small town living and in the "public" neighborhoods that one can enjoy the diversity
often found in a larger city.
There are within Iowa City historic neighborhoods and structures which provide roots for the
residents of the neighborhood and perpetuate a legacy of historic, architectural and cultural
achievement for all of Iowa City. Some of Iowa City's neighborhoods and structures, though
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not historic, provide an identity for their residents which adds to the residents' sense of well-
being. Likewise, there are public places within Iowa City which have become unique gathering
places for the people and add to the entire city's sense of community.
Policv: It is the policy of the City of Iowa City to preserve and protect the unique
l attributes of Iowa City's public and private neighborhoods, as Identified by the City, for
the general welfare of the community at large.
-I Entranceways to Iowa City
LlEntranceways to Iowa City are all the major thoroughfares along which people approach our
city. These entranceways often provide the first Impression one has of the City, informing the
visitor and resident alike of the aesthetic values of the community. The visual impression
projected of the City through its entranceways can contribute to the economic and social
welfare of Iowa City by making it a more attractive place to live and work.
Policv: It is the policy of the City of Iowa City to preserve and enhance the
entranceways to Iowa City.
Scenic Matas
There are elements of Iowa City, both natural and constructed, which are unique to the city
�l and are open to public view. People are reminded through these scenic vistas of the heritage
J of the community and the natural beauty of the land,
Policv: It Is the policy of the City of Iowa City to seek to ensure that certain unique
features within Iowa City remain perpetually accessible to public view.
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HOUSING
The housing goal of the City of Iowa City is to meet the varied housing needs of its citizens
and to ensure, to the extent possible, safe, healthy and affordable housing in a pleasant
!I environment. The involvement of City government in housing usually takes two forms: through
the City's regulatory powers and through programs which help people acquire or maintain
I housing. The housing Issues which are presented below may be addressed through the City's
ability to zone land making housing opportunities more or less varied; through building,
housing, and subdivision standards affecting the cost of housing; through federal, state or local
funding of housing assistance, rehabilitation programs, or housing for special populations; and
through private/public partnerships to assist first-time homebuyers and foster the provision of
w adequate and affordable housing.
i.!
In the 1983 Comprehensive Plan Update, a number of policies from the 1978 Plan were carried
iforward. Three policy statements addressing the location of housing and housing for specific
groups were added based on a Housing Market Analysis completed in 1982. The Community
Development Plan, 1987-89, adopted by the City Council as a requirement for receipt of
Community Development Block Grant monies, and the Housing Assistance Plan expands upon
these policies. This Update will pull together the principles of the previous housing policy
statements to guide future City actions.
Housing Conditions
The 1980 Census, which is the most recent data on housing units available, counted 19,232
year-round housing units in Iowa City. Between January, 1981 and April, 1986, 805 permits
were Issued for construction of new residential structures which Included 511 single-family
dwellings, 121 duplexes and 1,920 multi -family units for a total of 2,673 new housing units.
Increasing demands for residential living units created by Increased enrollment at the University
of Iowa have caused a continually expanding housing market. In 1982, the Iowa City Rental
Housing Survey showed that the vacancy rate for rental housing was about 1.6%. The 1986
Rental Housing Survey showed a higher rate of 5,7%. The results of the 1986 Rental Housing
Survey reflect the effect of the surge of apartment construction between 1982 and 1984 on
rental rates. However, a continued relatively low vacancy rate indicates room in the market for
additional mufti -family units.
An exterior housing survey completed in 1988 through a windshield survey of a limited number
of structures found that 63% of the 274 units observed had apparent major deficiencies which
were suitable for rehabilitation; none were dilapidated; and approximately 37% had minor or
no deficiencies and were basically In sound condition.
Most deteriorated housing is scattered throughout the City's older neighborhoods. These
neighborhoods, located close to the central business district and the University of Iowa, are
desirable locations for University students. A strong demand for housing in these
neighborhoods has caused periodic overcrowding of rental units, the conversion of single -
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family homes to rental units, and the construction of apartment buildings next to single-family
structures. These pressures have caused some deterioration of the housing stock. However,
these negative influences have been offset to some extent by the City's housing code
enforcement program, by down zoning in some older neighborhoods, by the appeal of historic
structures in older neighborhoods for single-family use, and by the provision of newly
constructed apartment complexes within walking distance of the University.
Housing Needs
The presence of the University of Iowa and the large hospital complexes has for years created
demands for housing in Iowa City. This demand often negatively affects the elderly, new
households and families, many of whom are competing with students for the same housing
close to campus, downtown and near the main centers of employment. Although the Iowa City
building boom between 1982 and 1984 has alleviated some housing problems, many of the
new units are too expensive or poorly located for lower Income persons.
The Comprehensive Plans of 1961, 1978 and 1993 targeted development of high density
housing near the University and the retail/employment area of downtown as a goal.
+1 Consequently, areas immediately north and south of downtown have been zoned for high-
density multi -family use. Amendments to the high-density zone regulations have been made
in recent years to encourage even higher density development. This type of development
close to the center of the City should continue to be encouraged to provide housing
opportunities for those people who wish to live close to the University and downtown and to
reduce the demand for the conversion of lower density neighborhoods, farther from the center
of the city, to high-density housing.
1. Housing for New Households and Families. There is the need to provide housing
opportunities for low Income persons, especially families and new households. The
need is for low-cost rental and owner -occupied housing, and assistance in obtaining
such housing in locations which are accessible to schools, Jobs, shopping areas and
on or near transit lines.
One important administrative action a city can take to enable the construction of lower-
cost owner -occupied housing is to zone sufficient land for housing, and particularly for
less expensive housing like mobile homes, duplexes, townhouses, and condominiums
and detached single-family housing on small lots, In some Instances, even if the proper
_i zoning Is in place, the cost of Infrastructure diminishes the possibility of constructing
affordable housing. The City may, to foster the construction of affordable housing, enter
Into public/private partnerships to lessen the burden on the private sector of
Infrastructure costs. Having sufficient land zoned and ready for development helps to
hold down the price of land, opens up development opportunities for land holders and
developers, and expedites the land development process. Another action a city can
_j take Is to re-evaluate their housing, building and Infrastructure construction standards
to continue to achieve quality housing and subdivision but at a lower cost.
2. Housing for Special Populations. There is a growing need for housing opportunities
for special populations. Shortages in suitable housing have been Identified for people
who 1) have long-term mental disabilities, 2) require physically accessible, barrier -free
residences, and 3) are elderly. In particular:
Iowa City has many people who would benefit from a boarding-house atmosphere
providing companionship and a degree of security (i.e., shared meals and a
— communal living room), but who would not need personal care or formal supervision.
f ,_I A boarding-house setting could also provide housing opportunities for substance
i
abusers who are recovering.
There is a need for affordable housing which can conveniently accommodate people
who use wheelchairs, but who require minimal or no supervision. Although
• handicapped accessible housing exists and some units are required to be
handicapped accessible in new apartment buildings, a shortage of such housing to
met the needs of a variety of people with physical disabilities does exist.
! The 1980 Census figures show 11.4% of Iowa City's population is 55 and over,
I{ whereas nationally, 20.9% of the population falls Into this age group. The
predominance of younger people connected with the University probably accounts
for this disparity. With increases in services to the elderly in Iowa City since 1980
and with the national "greying" of the population, the percentage of Iowa City's
I population which is now 55 or over has probably Increased.
Despite the seeming minority position of the elderly, the elderly have unique housing
needs which should be met. Considerable progress has been made in meeting these
needs in the last few years. However, there continues to be demand for low-cost
housing for the elderly on fixed Incomes which will permit them to live independently
— for as long as possible. Some of the elderly have a desire to live with other persons
of the same age, others prefer to be among mixed age groups. Many elderly need help
with minor chore services and housing, counseling and assistance with financing their
housing. Much has been done by the City and the County to support shared housing
programs and elderly services so people can remain in their own homes longer. The
City has made available the option of accessory apartments In single-family
neighborhoods to permit the elderly to obtain the financial ability to retain their homes.
More can be done to provide smaller, more manageable units as a housing alternative
for the elderly and, thereby, release some of the older, larger housing for other
households,
_ 3. Rehabilitation. As the cost of new housing continues to rise, the viability of existing
housing stock becomes critical as a resource for housing accessible to many segments
of the population. Continuing housing needs are the upgrading and maintenance of
housing stock. In some cases, lower Income homeowners as well as elderly and
disabled persons need assistance in maintaining their homes. In rehabilitating and
— maintaining older homes, consideration must also be given to preservation of historic
i structures and energy conservation measures which will reduce heating and cooling
costs.
41
— 4. Housing on Large Lots. One of the specific policies of the 1978 Plan was to "consider
the diverse needs of renters and homeowners in making residential development
decisions." This statement guides the City toward actions which encourage varied
— housing opportunities so that people can make choices about their living environment.
" One component of Iowa City's housing market is those people who desire and are able
to pay for housing on large lots. In recent years, the greater Iowa City area has seen
j a demand for property on which to build large, expensive homes. Much of this demand
has been met through development in unincorporated parts of Johnson County. For
r three reasons it is in the community's interest to attempt to accommodate this
development within Iowa City:
I -i
1) Extended development beyond the corporate limits and away from employment and
service centers is inefficient in terms of the provision of public services such as fire
protection, police protection, and transportation to schools. This type of
development Is also Inefficient in energy consumption and travel time. The 1978
+ Plan advocated designating areas for large lot development in Iowa City to
encourage residents to locate in the City as an energy saving measure.
j 2) Residents of the County use the Infrastructure and services of Iowa City without
J necessarily contributing a fair share of the cost. This is particularly true in Instances
In which the University, which pays no taxes to the City, is the entity attracting
county residents to the urban services.
3) Although, generally speaking, residential development does not generate sufficient
7 tax revenue to cover the cost of all services to it, including schools, the housing built
on large lots is usually higher cost housing which enhances the tax base and is a
positive factor in the tax revenue/service cost equation.
In an effort to provide additional housing opportunities in Iowa City and to address the
issues of efficiency in development and equity of service provision, the designation of
land for large lot development and re-evaluation of the Improvements required for such
development should be undertaken.
HOUSING POLICIES
i
_.. To carry out the goal of Iowa City to provide a variety of housing opportunities and to provide
safe, healthy, affordable housing in a pleasant environment, the following statements will be
used to guide housing decisions In the future:
• The City has a responsibility to consider the diverse needs of renters and homeowners in
making residential development decisions.
• Incentives, such as density bonuses In planned developments, may be provided to produce
— a mix of housing types.
42
i
• Incentives, such as density bonuses in planned developments and public participation in
infrastructure Improvements, may be provided to produce more affordable housing.
• High-density housing and mixed use developments are appropriate close to the Central
Business District.
Rehabilitation and reinvestment in existing neighborhoods should be encouraged to maintain
existing housing stock and preserve desirable neighborhood characteristics, particularly in
older neighborhoods. Older neighborhoods provide a considerable portion of the City's
affordable housing stock and should be preserved for that, among other reasons.
• The creation of desirable living environments should be encouraged with the provision of
open space and proper site design through a new planned development process.
• The housing needs of low -moderate income households and special populations such as
people with disabilities and the elderly should be accommodated.
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• Incentives, such as density bonuses in planned developments and public participation in
infrastructure Improvements, may be provided to produce more affordable housing.
• High-density housing and mixed use developments are appropriate close to the Central
Business District.
Rehabilitation and reinvestment in existing neighborhoods should be encouraged to maintain
existing housing stock and preserve desirable neighborhood characteristics, particularly in
older neighborhoods. Older neighborhoods provide a considerable portion of the City's
affordable housing stock and should be preserved for that, among other reasons.
• The creation of desirable living environments should be encouraged with the provision of
open space and proper site design through a new planned development process.
• The housing needs of low -moderate income households and special populations such as
people with disabilities and the elderly should be accommodated.
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HUMAN NEEDS/SERVICES
Continued recognition of human service needs and of the interrelationship between urban
J growth and development, and accessibility to services, facilities provision, recreation, health
services, education, economic opportunities and other community services is necessary if the
City is to anticipate and provide the social services a changing population will require. Beyond
a recognition of the needs and services necessary for the general population, this Plan
acknowledges the need to address the requirements of special populations - the frail elderly,
families in stress, the handicapped, the mentally ill, Juveniles, and others in need of special
hI programs. These needs can be met through various human service programs. Those
programs, however, require the existence of certain facilities, depending upon the population
r, served. it is the intent of the City that provisions be made within the Zoning Ordinance, which
will Implement this plan, to allow for the appropriate placement of the requisite facilities to
better meet the needs of Iowa City's special populations.
44
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NEIGHBORHOOD COMMERCIAL CENTERS
Residential neighborhoods are basic units of a city. Socially, neighborhoods are strong forces
In the development of individual and family life. Neighborhoods provide a network of
Interactions which reinforce a resident's sense of identity and belonging. Physically, a
residential neighborhood is an assemblage of dwellings within a physically integrated area that
generally contains certain common facilities that are conveniently accessible to its residents.
A neighborhood usually includes sufficient population to support the services required within
the neighborhood, thereby making the provision of infrastructure and other municipal services
and facilities cost-effective. This section of the Comprehensive Plan Update describes the
physical characteristics of residential neighborhoods and focuses on one particular element of
a neighborhood - the neighborhood commercial center.
Neighborhood Characteristics
Boundaries. A residential neighborhood provides easy access to the basic facilities and
services required by the average household for its comfort and convenience. Residential
neighborhoods are typically cohesive units that are unimpaired by physical barriers that inhibit
interaction among the residents. Neighborhood boundaries are generally set either by natural
features such as topography, stream valleys, or terrain; by major streets and trafficways; or by
developed features such as railroads, power lines, recreational and other open space uses or
community facilities. These features usually act as barriers to neighborhood cohesiveness and,
therefore, serve to delimit one neighborhood from another.
Circulation. Street patterns within a residential neighborhood are designed to discourage
through -traffic which is disruptive to a neighborhood. Instead, while good access to main traffic
arteries is essential, the neighborhood street network is designed to encourage low volume,
local traffic, This design consideration preserves the residential atmosphere of the
neighborhood and provides a safer environment for the pedestrian oriented activities
characteristic of a residential area.
Size. For planning purposes, the extent of the neighborhood has often been determined by
the service area of an elementary school. The neighborhood school concept is based on the
premises that 1) elementary schools should be located so that most of the students live within
walking distance of the school, and 2) the school facilities - open space, gymnasium, or
classroom - should be available for use by residents in the neighborhood surrounding the
school grounds. Neighborhood schools enhance the neighborhood's sense of Identity but also
identity a population that is collectively capable of supporting most of the services required
within the neighborhood.
45
Shifts in population within a community do not always permit implementation of the
— neighborhood school concept, but this concept generally identifies a population that can
support the other services required in a residential neighborhood. Organizing development in
a manner consistent with the neighborhood concept is cost-effective from the standpoint of
_ providing the facilities and services expected by residents of a residential area.
Besides convenient access to a city's infrastructure and its elementary schools, neighborhood
residents also expect to be within close proximity to recreational areas and to a local
convenience shopping facility to meet the needs of day -today living. While the usual residen-
tial neighborhood will not contain certain facilities regularly needed by Its residents such as
centers of employment, high schools, major shopping centers, specialized health services and
i similar facilities which ordinarily reach a city-wide clientele, convenient access to elementary
1 schools, public open space and small shopping areas enhances the livability of residential
neighborhoods. The following discussion focuses on the characteristics of a neighborhood
commercial center.
l Neighborhood Commercial Centers
Purpose, Scale, Location. The concept of residential neighborhoods is reinforced when
accessible services which reduce time, energy, and transportation costs are available to local
residents. The small neighborhood shopping center should be considered a local convenience
=1 and service facility focused on supplying the everyday needs of a limited residential population
within a relatively small trade area surrounding the shopping center.
Convenience shopping facilities have a neighborhood orientation and supply necessities or
services usually requiring frequent purchase with a minimum of consumer travel. Therefore,
occupants of a neighborhood commercial center are generally those businesses catering to
the sale of convenience goods such as food and drugs and the provision of personal services
for a fully developed residential neighborhood. A grocery store or grocery store/drugstore
icombination is favored as the principal tenant in a neighborhood commercial or convenience
_ center. Convenient access to the commodities available at this establishment is Important In
enhancing day -today life within a neighborhood. While other retail and service establishments
may wish to locate in neighborhood facilities, these tenants are typically subordinate to the
grocery store and/or drugstore in size, although they may be served by the same population
(approximately 8,000 people).
„
Tenants of a neighborhood commercial center should be capable of being economically
supported by nearby population. Businesses reliant upon community -wide patronage are not
suitable tenants In a neighborhood commercial area and should be located in designated
J community commercial areas. The neighborhood shopping center should contain only the
types and number of stores or offices which can be well -supported by the population of the
Immediate neighborhoods. A conventional grocery store (total area of about 25,000 square
feet), a drugstore, and other tenants of a neighborhood shopping center should be largely
dependent upon the relatively small trade area surrounding the shopping center. That way,
the residential purpose and character of the neighborhood is preserved.
The key characteristics distinguishing establishments permitted in a neighborhood commercial
_ center from those uses allowed in other commercial areas is that the products and services
available within neighborhood commercial centers are limited to those commodities and
services essential for day -today living and the extent of the service areas of neighborhood
commercial uses is narrower. Provided medical clinics or other office uses can rely on a trade
area no greater than the trade area of conventional grocery stores (approximately 8,000
people), these uses may be considered appropriate uses within a neighborhood convenience
_ center and compatible with the scale of a neighborhood commercial center and with the other
{ occupants of this type of facility. Convenient access to medical services, for Instance, is a
I -I feature residents of a neighborhood may find comforting and appealing.
Neighborhood shopping centers are, on the average, about one to two miles from other
commercial centers and, depending upon the density of development, rely upon the trade area
within a one-half to one mile radius from its location. The small neighborhood shopping center
Is normally located on the periphery of a residential neighborhood with frontage on arterial
streets - preferably at or near the Intersections of major thoroughfares. This location makes
the center easily accessible to its trade area by both pedestrian and vehicular traffic and
diminishes the negative effects of commercial enterprises in close proximity to the center of
IM residential development.
Because a neighborhood commercial center generally straddles the boundary of a residential
.! neighborhood, its service area may not coincide with the service area of a neighborhood's
elementary school. An elementary school may be effectively located in the center of a
j r residential area without disrupting the neighborhood. its service area, therefore, will usually be
�i the residences surrounding the school and within walking distance of this facility. A
neighborhood commercial center's location on a major thoroughfare or at the Intersection of
two major streets Implies that it is probably on the boundary of two or more residential areas.
Therefore, a neighborhood commercial center usually relies upon the residents of more than
j one neighborhood.
Site Location Criteria. As new residential development occurs, new market areas are created
and the viability of additional commercial centers is Increased. To guide land use decisions
in developing areas in Iowa City, site location criteria for neighborhood commercial centers
have been established. The following criteria are to be used In considering locations for new
commercial centers in developing residential areas:
a. Location
Vehicular access, as well as walking distance, should be considered for the location of
a neighborhood commercial center. Where a neighborhood commercial center is
! - justified, it should be located on a major thoroughfare and should minimize traffic
movements extraneous to the normal traffic flow within the neighborhood.
i
47
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b. Size
There must be suircient site area for the development with room for expansion, for
buffer strips separating commercial and residential uses, and for stormwater
management where needed. A site size range of 3 to 7 acres is appropriate to ensure
that the center retains a scale compatible with its surrounding neighborhood and has
sufficient space for a well-developed site.
C. Shape
The site should be compact and on one tract of land. A site divided by a traHicway
Interrupts continuity for shopping, Impedes the flow of pedestrians, complicates car
movements, and contradicts the basic principle of unity for the shopping facility.
Frontage requirements which encourage corner lot development and effectively separate
residences from the commercial center are desirable. Although site depth cannot be
specified with any meaning, depths of 400 feet or more should distinguish the center
from the standard strip commercial areas which are usually zoned only 100 to 200 feet
In depth.
d. Access
Access should be easy and convenient. Adequate access should accommodate the
traffic load, but not create traffic problems. The center should be located on the
periphery of the neighborhood so that customer traffic from outside the Immediate
neighborhood does not filter through nearby residential streets, creating nuisances and
irritations for the local residents. Entrances Into and out of the center must be well
separated from major street Intersections (at least 125 feet from the Intersection).
e. Local Conditions
The site should have adequate utility services available to it, proper zoning, and
favorable neighborhood sentiment.
f. Topography
A site should not require excessive grading. The site should be relatively level with
grades not in excess of approximately 2.5 to 3 percent.
g. Competition
It is Important to consider the location of the center in relation to both existing and
potential competition. Well located centers may, on the average, be found at Intervals
from one to two miles apart, depending upon the density and economic level of the
development to be served. The trade area of each of the tenants of the center should
be no greater than the trade area of conventional grocery stores and drugstores
(approximately 8,000 people) and preferable less.
B."
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NEIGHBORHOOD OPEN SPACE
Public neighborhood open space serves the public interest by providing opportunities for active
recreation and play as well as a place for relaxation and passive pleasure. It is considered a
vital part of a community and often serves as a focal point of neighborhood activity. Open
space, like streets, water mains and sewers, is a capital improvement Intended to serve the
immediate and future needs of area residents. The process of urban residential growth
requires these improvements in order to ensure a safe, healthy and livable environment. As
population density increases and private open space decreases, the demand for public open
spaces will increase.
i" Neighborhood open spaces are small areas intended to serve a local residential population.
ii Many times neighborhood open space is found adjacent to elementary school sites and the
combination of both are considered a focal point within the neighborhood. The function of
neighborhood open spaces is reflective of the type and character of the neighborhood within
j ( which it will be developed. Within Inner city environments where the availability of open space
is extremely limited, Its use may be passive providing merely a peaceful place in the midst of
urban densities. Within a developing single-family residential subdivision, open space can be
of sufficient size to serve both active and passive recreation needs.
1
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7
This Update proposes a methodology to analyze open space needs at the neighborhood level
and develop specific implementation strategies for the acquisition of open space to satisfy that
need. The concentration of this Update on neighborhood open space Is not intended to
preclude or Ignore the need for city-wide parks, such as the Iowa River Corridor trail system.
The policies of previous years pertinent to city-wide parks are carried forward, The plan is
Intended to be a dynamic working document that will reflect current and projected needs for
open space within existing and developing housing environments. Regular review and updating
will be essential in order for the plan's policies and standards to remain current.
Comprehensive Plan Background
The 1978 Comprehensive Plan presented the first comprehensive approach to the allocation
of parks and recreation resources throughout Iowa City. Within this process, neighborhood
open space was seen as a key resource for which additional planning was required.
Certain principles of the 1878 plan which directly or Indirectly affect the allocation of
neighborhood open space are still held to be valid and reaffirmed through this plan. They
are as follows:
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Provide adequate community facilities in suitable locations to meet the needs and
desires of Iowa City residents.
Maximize the efficient use of public facilities through the joint development of such
facilities.
Objectives:
Develop public facilities jointly with other compatible public uses.
Provide a complete range of parks, open space and recreation opportunities for the
residents of Iowa City, distributed according to population density, suitability of sites,
accessibility, and neighborhood needs.
Recommendations:
Develop written agreements between Iowa City, the Iowa City School Board, the
University of Iowa, and Johnson County, which coordinate provision of parks, recreation
and open space in an efficient manner, and which ensure that adequate facilities will
be available for the entire population.
Acquire sites for joint park/school sites.
Establish a financial management system to carry out acquisition of parkland and open
space through bond Issues or through the minimum open space requirement for
neighborhood parks, or by other means.
Policies:
Purchase or acquire through dedication future sites large enough to accommodate
schools, parks, and other public facilities prior to the development of the neighborhoods
which they are intended to serve.
Require a minimum open space allocation as part of the subdivision process.
Locate neighborhood parks within walking distance of all residents living in areas where
housing densities are greater than two dwelling units per acre.
The 1978 Plan subdivided Iowa City into 13 "Neighborhood Park Service Areas." Within each
neighborhood park service area a needs assessment was performed which projected the
amount of open space that would be required to serve existing and future populations. The
plan, however, was never Implemented through the development of strategies to purchase
and/or acquire open space.
The 1983 Comprehensive Plan Update recognized that a reevaluation of the 1978 Plan was
necessary. The following Issues are targeted for evaluation:
1) The plan needs to address the city as a whole with regard to the allocation of
neighborhood open space, The 1978 Plan deleted the downtown and already
developed areas from consideration of the neighborhood open space planning process.
50
2) The park service areas of the 1978 Plan, within which open space needs were
projected, need to be reevaluated. The 13 park service areas are too expansive and
make determination of local neighborhood open space needs more difficult.
3) The 1978 Plan applied a "national standard" for determining neighborhood open space
needs. Application of a national standard does not recognize local differences in
population characteristics, density, housing form, changing neighborhood characteristics
and form, open space availability, economic base, topography, etc., and should not be
expected to meet specific local needs. Reevaluation of the applicability of a national
standard as it applies to different areas of the city is necessary.
4) The 1978 Plan developed a methodology to project neighborhood open space needs
in developing areas, but, an action plan by which specific implementation strategies to
purchase and/or acquire the needed open space was never adopted by the City.
Within this Update, Iowa City is divided into three Open Space Zones; two represent already
developed portions of the City - the Inner -City Zone and the Developed Zone, and one
represents the substantially undeveloped portions of the City - the Developing Zone. Each
zone is further divided into smaller Open Space Districts within which the need for open space
Will be determined. The detailed analysis of the plan focuses on the eleven Open Space
districts of the Developing Zone. With the compilation of more specific information regarding
land use patterns, occupancy, etc., the needs and appropriate acquisition measures for the
other two Open Space Zones will be determined.
yDEVELOPING ZONE
The Developing Zone, which represents the outer rim of the city, contains areas in which
substantial pockets of undeveloped land remain. Based upon the characteristics of properties
within this zone and development projections, criteria for the selection of minimally acceptable
open space were determined and a process for the calculation of open space need was
developed. The greatest percentage of undeveloped land within this zone is projected to be
developed at an RS -5 density with a few multiple family districts Identified for development at
an RM -12 density. These assumptions were used in the needs assessment calculations for
each district within this zone. It is the goal of this portion of the Update to provide a
policy for the acquisition of sufficient open space in neighborhoods for active and passive
recreational uses. Active recreational facilities may Include basketball goals, small play
fields, or playground equipment not Intended for organized sports. Passive recreation
may Include picnicking, walking or merely enjoying open space. Implementation of this
plan will seek to provide for both active and passive needs within a district.
-J, 1. SHe Selection Criteria: The site selection criteria are used to determine minimally
acceptable open space within this zone. The criteria listed are guidelines for the
.1 acceptance or rejection of dedicated or purchased open space as determined by the
needs assessment process:
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The size of the parcel should be between 3-7 acres. The acquisition and/or
development of contiguous open space parcels within adjacent developments
to reach the sum of seven acres shall be encouraged.
The parcel should not be accepted if the City must incur considerable time and
expense to prepare or maintain the parcel. The parcel should be designed so
as to require low maintenance.
The parcel should be located centrally, usually within 1/4 to 1/2 mile of most
residences within a particular district. Areas of high population density within
a district, particularly multi -family dwellings, should be favored when locating
open space.
The parcel should be easily accessible to potential users in the district and must
be safely accessible on foot. Neighborhood open spaces are primarily Intended
for pedestrian accessibility although certain circumstances may require provision
for limited vehicular parking where pedestrian access is shown to be difficult.
The shape, topography and physical characteristics of the parcel must not limit
its use as public open space. Unique landscape, such as environmentally or
ecologically fragile areas and stormwater detention basins may also serve as
acceptable open space. Recognizing the various functions of open space, only
a portion of these areas should contribute to the total open space needs of a
district.
The site shall be free of existing and potential hazards or pollution from a variety
of sources, including Industrial uses, railroads and roadways,
The site shall be located adjacent to local streets to provide for accessibility and
safety and away from major arterials.
Schools and existing parks shall be credited in the calculation of open space
needs in districts they influence.
2. Needs Assessment.
A formula has been devised to determine the amount of open space required for each
of the 11 open space districts. This formula relies on several needs assessment
standards and assumptions which are outlined below.
a. Needs Ratio: A need of three acres of neighborhood open space for every 1 ODO
residents is established as a basis for the needs assessment. This ratio is based
on a national standard for neighborhood open space which was found to be
appropriate for the Developing Zone.
52
b. Density of Development: When projecting the population of undeveloped areas,
it was decided that the projection should be based on the assumption that an
area will not develop to the maximum density for which it is zoned.
Requirements for streets, stormwater detention facilities, irregular topography, and
consumer demand for larger lots often prevent areas from developing to
maximum density. A survey of past developments in Iowa City shows that, on
the average, areas developed to 65% of the maximum allowed density. The
formula thus assumes that areas will develop at 65% of maximum density (e.g.,
If an area is zoned for maximum of five lots per acre (RS -5), it shall be assumed
that there will be 3.25 (65% of 5) lots per acre containing households of 2.33
persons each). This factor reflects the historical trend in development in Iowa
City; inclusion of this factor in the calculations in no way negates previously
adopted policies to encourage the development of Iowa City's residential areas
at the density permitted by zoning.
C. Credits: The formula gives credit for existing public open space within a district
towards fulfilling a district's open space needs. Existing parks are given up to
seven acres of credit. This is consistent with the site selection criteria of a
neighborhood park being a maximum of seven acres. To give full or more than
seven acres of credit to existing large parks might lead to one large park fulfilling
a district's entire open space need. The character, function and location of large
parks often makes them unaccessible to a great portion of an open space
district or unattractive for neighborhood use. Thus, they are unable to serve as
neighborhood parks and are given only partial credit for doing so.
i
Since school shoe often provide open space in the form of playgrounds, sports '
fields and other open areas, they are given partial credit towards fulfilling the
districts' needs. However, this credit is limited because the City has little, if any,
control over the use of school sites. The formula limits this credit to 25% of the
school's open areas, or five acres, whichever is less. This prevents a large
school site, such as West High (78.7 acres), from inappropriately filling a district's
entire open space need.
The standards and assumptions outlined above have been integrated Into a
formula which determines the amount of open space required for each of the
11 open space districts.
[A x DU x PDU) + CP] x 3/1000 • (SS + PS) = OSD
Projected Population x Open Space Standard - Credits = Open Space Need
A = Number of acres
DU = Dwelling units per acre (65% of maximum density allowed by Zoning
Ordinance)
PDU = Persons per dwelling unit (2.33 based on 1980 Census)
PP = Projected population
CP = Current population (from 1980 Census data)
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TOSN = Total open space need for district
OSD = Open space to be dedicated
SS = School site (25% or 5 acres, whichever is less)
PS = Park space up to 7 acres
The procedure for applying the formula to developing districts is as follows:
1. Determine the Total Projected Population of a District
a. land area of each district divided Into two categories:
-Previously developed areas, and
-Non-developed areas.
b. Area measurements are taken to determine:
-Gross acreage of a district,
-Acreage of previously developed areas,
-Non-developed acreage,
-Existing park and school acreage.
C. Non-developed areas are divided according to zoning density (e.g.
RS -5, RS -6, RM -12, etc.) to project population.
d. Where possible, census data is used to determine the current
population of previously developed areas within a developing
district.
e. When census data is not available, or ambiguous, or when an area
has not yet been developed, it shall be assumed that there will
be 2.33 persons per lot as Indicated by the 1960 census. The
number of lots shall be assumed to be 65% of the maximum
number of lots allowed according to the Zoning Ordinance.
I. Total potential population of a district is determined by adding (d)
and (e) above.
2. Determine the Gross Acreage of Open Space Required
Standard of three acres open space per 1000 residents shall be applied
to the total population, (I) above, to determine the total open space need
for each district,
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3. Allowance for Credits
a. If the district contains Open space In the form of a park or school
site, a portion of that
open space shall be applied toward fulfilling
the district's open space need. No more than seven acres
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of
credit shall be given to an existing park. Up to 25% of the school
site or five acres, whichever Is less, shall be credited towards
fulfilling a district's open space need, A portion of the park or
school site which Is credited toward
a district's need shall be
subtracted from thdistrict's to ta
oen sace needs, leaving the
amount that muste be obtainedl thrpoughpdevelopment fees or
through developer dedication.
Table 4 presents the result of the above formula as It applies to each of the 11 open space
districts (see Appendix for computations):
IJ
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Table 4
Credit
I -I
I�
Open Space
for Existing
�I
Open Space
Need (Acres)
park(s) (Acres)
ri
District
7.83
7
5
1. Village Green
(Mercer)
(SE Jr. High)
2, Grant Wood
12.82
4.9
1.25
6.67
(Fair Meadows)
(Grant Wood)
3. Wetherby
18
14
O
4
(Napoleon &
Wetherby)
4. West High
10.58
0
5
5.58
(West High)
5. Hunter's Run
7
0
0
6. Clear Creek
(Hunter's Run)
_
7. Upper Ralston
0
0
17.08
B. Hickory Hill
0
0
11.00
4.00
7
0
{
0 I
9. Dubuque Road
(Hickory Hill)
—{
10. Mayflower/Shimek
0
0
3.80
13.78
0
I11.
11.14
Foster Road
(Shimek)
J
10.21
7
0
3.21
(Terrell Mill)
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Table 4
56
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Credit
Credit
Open Space
for Existing
School Site
Open Space
Need (Acres)
park(s) (Acres)
Site (Acres)
Deficit (Acres)
7.83
7
5
0
(Mercer)
(SE Jr. High)
12.82
4.9
1.25
6.67
(Fair Meadows)
(Grant Wood)
18
14
O
4
(Napoleon &
Wetherby)
10.58
0
5
5.58
(West High)
5.46
7
0
0
(Hunter's Run)
17.08
0
0
17.08
11.00
0
0
11.00
4.00
7
0
{
0 I
(Hickory Hill)
i
3.80
0
0
3.80
13.78
0
2.64
11.14
(Shimek)
10.21
7
0
3.21
(Terrell Mill)
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Acquisition d Maintenance
There is a demonstrated need for neighborhood open space throughout Iowa City. In order
for this plan to be effective, certain actions need to be taken so that needed open space can
be acquired, developed and maintained.
It is the recommendation of this plan that needed open space within the Developing Zone be
acquired through the subdivision/LSRD approval process by implementing a mandatory open
space dedication and/or fee in lieu of dedication ordinance. This appears to be the most
equitable method for acquiring needed open space since the amount bears a direct proportion
to the level of demand generated by new developments. It is also recommended that Iowa
City cooperate with Johnson County to coordinate the allocation, development and
maintenance of open space of mutual benefit to adjoining developments within the City and
County.
Once the analysis of the Inner -City Zone and Developed Zone has been completed, various
methods of Implementation will be investigated. Due to the limited availability of open space
within these two zones, other methods of acquisition, such as capital improvement
programming and fee -simple purchase may be required.
In order for this Plan to be effective, it is Incumbent upon the City to allocate sufficient funds
so that newly acquired open space can be developed and adequately maintained. An
alternative to public funding of maintenance Is development of neighborhood maintenance
districts coincident with the open space districts. Under this alternative, benefitting residents
are responsible for the maintenance of their neighborhood park.
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Acquisition d Maintenance
There is a demonstrated need for neighborhood open space throughout Iowa City. In order
for this plan to be effective, certain actions need to be taken so that needed open space can
be acquired, developed and maintained.
It is the recommendation of this plan that needed open space within the Developing Zone be
acquired through the subdivision/LSRD approval process by implementing a mandatory open
space dedication and/or fee in lieu of dedication ordinance. This appears to be the most
equitable method for acquiring needed open space since the amount bears a direct proportion
to the level of demand generated by new developments. It is also recommended that Iowa
City cooperate with Johnson County to coordinate the allocation, development and
maintenance of open space of mutual benefit to adjoining developments within the City and
County.
Once the analysis of the Inner -City Zone and Developed Zone has been completed, various
methods of Implementation will be investigated. Due to the limited availability of open space
within these two zones, other methods of acquisition, such as capital improvement
programming and fee -simple purchase may be required.
In order for this Plan to be effective, it is Incumbent upon the City to allocate sufficient funds
so that newly acquired open space can be developed and adequately maintained. An
alternative to public funding of maintenance Is development of neighborhood maintenance
districts coincident with the open space districts. Under this alternative, benefitting residents
are responsible for the maintenance of their neighborhood park.
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SCHOOLS
j The Iowa City Community School District includes the local public schools in Iowa City,
I + University Heights and Coralville. There are 19 school buildings in the system, 17 of which are
located within the Iowa City -University Heights-Coralville area. Fifteen of the 19 structures are
elementary schools, two are junior high schools and two are high schools. An alternative
d secondary school program, the Community Education Center (CEC) is located in the district's
administration building.
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-� Enrollment
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September, 1988, enrollment figures show a total public school census of 8,918 students, a
9.1 percent increase in enrollment since September, 1983. Although the number of secondary
students has decreased from 3,810 students to 3,624 students in this five-year period, the
number of elementary students has risen by 932. This represents a 21.4 percent increase
between the 1983 elementary school enrollment of 4,362 students and the 1988 enrollment of
5,294 students. Although significant Increases in district population are not anticipated, district
administration expects that shifts in population may occur as undeveloped portions of Iowa City
and neighboring unincorporated areas and communities become suitable or desirable for
development. These demographic changes affect the ability of existing schools to accom-
modate students.
School Capacities
Many factors affect the capacity of a school, including the pupil/teacher ratio, the use of
temporary structures, and commitments made to provide specialized programs. Changes in
the placement of special programs within the school system will decrease or Increase a given
school's capacity accordingly.
Based upon a current pupil/teacher ratio and existing space commitments made for regular
and special instructional programs, the elementary schools have the capacities listed In the
following table. Because conditions do not exist to permit use of all classrooms 100 percent
of the time, five days a week, a multiplier of .9 is applied to determine the "effective capacity"
of each school. An average class size of 23 students Is assumed.
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While the district has the overall maximum capacity to accommodate 732 additional elementary -
aged school children, the enrollments at several elementary schools (Coralville Central, Horn,
Lucas, Penn, Roosevelt, Shimek and Grant Wood) presently exceed the current effective
capacities of those schools. Five other schools (Hills, Hoover, Iftwood, Lemme, Lincoln) are
either approaching or at their current effective capacities. Twelve of the 15 elementary schools
are facing capacity problems based upon their current effective capacities,
Development Potential vs. School Capacity
Areas within Iowa City with the greatest development potential are presently not served by
elementary schools with significant amounts of remaining capacity. On the other hand, those
areas which are most desirable for development in terms of available school capacity are not
necessarily the most developable parts of the city given other factors. For example, the largest
amount of available elementary school capacity is in Horace Mann and Longfellow schools
which serve the Inner City study area. However, this area has the least amount of vacant
land available for development. The Peninsula Area, also served by Horace Mann School, is
developable once sewer service is extended Into the area. Environmental characteristics of the
area, however, affect the "developabllity" of this part of the city.
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ELEMENTARY SCHOOL CAPACITIES
(Without Temporary Structures)
rY of Standard
Maximum
Effective
Enrollment
School
Classrooms
Ca ac
Capacity
09.30.88
Coralville Central
19
437
393
415
Hills
13
299
269
261
Hoover
20
460
414
393
Horn
16
368
311
363
IOrkwood
19
437
393
385
Lemme
17
391
351
351
Lincoln
11
253
228
227
Longfellow
19
437
393
323
Lucas
22
506
455
494
Mann
20
460
414
298
Penn
19
437
393
417
Roosevelt
17
391
351
356
Shimek
9
207
186
234
Twain
23
529
476
396
Wood
18
414
372
381
TOTAL
262
6,026
5,399
5,294
While the district has the overall maximum capacity to accommodate 732 additional elementary -
aged school children, the enrollments at several elementary schools (Coralville Central, Horn,
Lucas, Penn, Roosevelt, Shimek and Grant Wood) presently exceed the current effective
capacities of those schools. Five other schools (Hills, Hoover, Iftwood, Lemme, Lincoln) are
either approaching or at their current effective capacities. Twelve of the 15 elementary schools
are facing capacity problems based upon their current effective capacities,
Development Potential vs. School Capacity
Areas within Iowa City with the greatest development potential are presently not served by
elementary schools with significant amounts of remaining capacity. On the other hand, those
areas which are most desirable for development in terms of available school capacity are not
necessarily the most developable parts of the city given other factors. For example, the largest
amount of available elementary school capacity is in Horace Mann and Longfellow schools
which serve the Inner City study area. However, this area has the least amount of vacant
land available for development. The Peninsula Area, also served by Horace Mann School, is
developable once sewer service is extended Into the area. Environmental characteristics of the
area, however, affect the "developabllity" of this part of the city.
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Grant Wood School, the elementary school located in the South Area neighborhood, currently
exceeds its effective capacity. Consequently, some South Area elementary school -aged
children attend Mark Twain and Hills elementary schools which are located outside the South
Area neighborhood. Although Mark Twain and Hills elementary schools have remaining
capacity, development of most of the South Area is dependent on extension of a major sewer
fine into the area which is a cost commitment the City has not made to date. Full development
of much of the South Area is, therefore, not anticipated in the short-range.
Shimek, the elementary school serving the North Study Area, is approaching capacity.
Development has recently occurred on the east side of this area, but the area's need for an
upgraded sewer system and adequate access roads will delay full development of this part of
Iowa City.
The southwest portion of Iowa City is served by Horn and Roosevelt elementary schools.
Ernest Horn Elementary School and Roosevelt School are approaching capacity; yet, this is
an area within the city in which development is being witnessed. The rate of growth within
the Southwest Area will, to some extent, be limited, however, by sewer capacity constraints in
that part of the city.
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Development of the eastern and northeastern portions of the city has been hindered by existing
Y ! sewer system constraints. These limitations are expected, however, to be relieved with
proposed wastewater system improvements underway. While capacity remains within Hoover
School to accommodate some of the anticipated development, Lucas and Lemme schools,
which also serve the area, are near their maximum capacities. Solutions to school capacity
challenges in eastern Iowa City will eventually have to be identified.
"1 Addressing Capac4 Constraints j
Many factors influencing the rate at which development occurs are beyond the purview of the
local government. The natural qualities of a particular area, the economic climate of the
community, the ownership of land, and the rate of population growth in the city as a whole are
usually beyond the City government's control but affect how quickly the community grows.
Consequently, predictions as to the rate at which undeveloped areas within the city will develop
are not made in this plan update.
The school district, too, is challenged in Its efforts to accommodate new development. In
addition to some of the factors affecting capacities of schools which have already been noted,
there are certain Issues currently before the school district which would affect enrollment and
the distribution of school -aged children within the district. If the stale legislature mandates all -
day kindergarten, space will need to be Identified to house all the kindergartners who currently
— share classrooms. The district is also studying the option of establishing a middle school for
_ sixth, seventh and eighth grade students. While this alternative would relieve capacity
constraints in the elementary schools, existing junior high schools may have to be renovated
or expanded to accommodate additional students,
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In spite of all these variables, available school capacity along with other development
parameters and issues have been considered to arrive at a proposed development sequence
within this plan update. While a rate of development is not proposed, the plan update sets
forth the order in which development of undeveloped parts of the community is expected to
proceed.
Given the flexibility with which school capacity problems have been ameliorated, the school
criterion was not given as much weight in the sequencing determination as was the provision
of sewer service or the need to upgrade water lines. Collectively, however, these criteria
establish which areas in the community have the greatest development potential. This informa-
tion can, in turn, guide the school district in determining the most feasible solutions to capacity
constraints be they boundary changes, renovating and expanding existing schools and,
perhaps, building new schools.
Neighborhood Schools
This plan update endorses the continued support of the neighborhood school concept. This
concept is based on the premises that 1) elementary schools should be located so that most
of the students live within walking distance of the school and 2) the school facilities - open
space, gymnasium, or classrooms should be available for use by residents in the
neighborhood surrounding the school grounds. Neighborhood schools enhance the
neighborhood's sense of identity and Identify a population that is collectively capable of
supporting all of the services required within a neighborhood. Solutions to school capacity
Issues should be considered within the context of the neighborhood school.
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TRANSPORTATION
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j7 An urban transportation system Is made up of two basic components - a mode of transport
and the infrastructure over which the mode travels. This Plan Update is concerned with the
following modes of transportation - private motor vehicles, buses, bicycles, and pedestrians.
f The infrastructure dealt with are the streets and sidewalks which comprise the City's trafficways.
i .. The private automobile is the dominant mode of passenger travel in Iowa City; however, this
Plan recognizes that the other modes - transit, bicycles and walking - play a greater role here
` ` than in many other cities due to Iowa City's size and its large student population. Since the
i ,-i mode of travel is intimately tied to the facilities used, accommodations for bicycles and
pedestrians in Iowa City's trafficways are also important parts of the system.
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j.; Comprehenslva Plan
�. The 1978 Comprehensive Plan Included the following policy statements: -
ia. Transit
Encourage to the maximum extent possible the use of the mass transit system.
2. Encourage employers to spread employee arrival and departure times through
the adoption of flexible time systems, and to encourage their employees to use
the mass transit system.
J 3. Coordinate and develop the Iowa City transit system with other area transit
systems.
n b. Maior TraMcways I
1. Provide trafficway Improvements which will facilitate the safe, uncongested, flow
of traffic.
2. Protect residential neighborhoods from the adverse impacts of truck traffic by
developing a truck -routing network in and around Iowa City.
C. Residential Nelahborhood Impact i
1. Preserve to the maximum extent possible the desirable characteristics of existing
_ residential neighborhoods.
2. Minimize the negative Impacts of arterial traffic on residential neighborhoods.
— 3. Designate potential arterial streets prior to development to ensure limited access,
adequate buffers, and sufficient rights-of-way.
4. Minimize commuter parking in residential neighborhoods.
d. Blkeways and Walkways
1. Develop a safe, continuous bikeway system which will encourage the use of the
— bicycle for transportation and recreation by all age groups.
2. Assure the provision of adequate sidewalks and walkways to allow the safe
movement of pedestrians throughout the city.
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In the 1983 Update these policy statements were retained. The discussion below will suggest
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changes or re-evaluation of some of these statements.
Traftways
The network of streets and roads in a city determine, to a large extent, the pattern and timing
of development. Adequate access is a critical factor in business location decisions and the
timing of residential development, The capacity of streets affects trairc congestion and the
sense of whether a community is one in which you can get places easily. The configuration
i and function of streets define neighborhoods and add to or detract from the attractiveness of
residential areas. Approximately 30% of most cities' land area is made up of streets and
sidewalks and public rights-of-way. It is very important, therefore, particularly due to the
[ i j permanent nature of streets, that a city be aware of the function, design and placement of its
a trafcways and provide for the proper extension of the street network through the subdivision
process and the city's Capital Improvements Program.
1. Street Network Plan. A street network plan, including all arterial streets existing and
`j proposed, is the first step toward establishing a base from which to make decisions
about the layout of future subdivisions and the planned expenditure of public monies
for road Improvements. The Johnson County Council of Governments Transportation
f i Planning Division will be completing such a plan in FY90 for the entire urbanized area
i which Includes Iowa City, Coralville, University Heights and Summit Hills, an
unincorporated part of Johnson County within Coralville. Upon completion and
acceptance, this arterial street plan should be considered for adoption as part of Iowa
City's Comprehensive Plan.
2. Functional Classification and Design Standards. A functional classification system
describes the two roles different types of streets fulfill in the community: circulation and
access to property. Five classifications are proposed for Iowa City's streets:
expressways, primary arterials, secondary arterials, collectors and local streets. As one
I moves from expressways to local streets in the classification system, the circulatory
function diminishes and the access to property function Increases. The specific
characteristics and design guidelines for each category shown in Table 5 establish the
relative Importance of each function. Pedestrians are accommodated through the
design guidelines by indicating sidewalks along all streets except expressways. The
eight foot width shown for walks along arterials is intended to allow for the use of
sidewalks by cyclists, If desired. Otherwise, bicycles are treated as vehicles on collector
and local streets in accordance with state law.
_ The street classification system and design guidelines are used to direct the City in Its
evaluation of development proposals for new streets and, In conjunction with a long-
range street plan, to prioritize the use of public resources for the extension of major
trafncways. Reconstruction or realignment of existing streets and new development or
redevelopment on existing streets should also take the functional criteria and the
guidelines Into account. It is difficult, however, to Impose all the criteria in the
classification system on the existing street network where so many other Tactors have
` determined and changed the function and design of the street over time. The
63
classification system and design guidelines should be used with some flexibility to
ultimately achieve the goal of designing streets that adequately serve the land uses
abutting them and the community as a whole.
Whhin the context of the following policy statements carried forward from the 1978
Plan, the functional classification and design system for streets shown on Table
5 is proposed and adopted as part of this Plan Update.
• Provide trafficway Improvements which will facilitate the safe, uncongested flow
of traffic.
• Minimize the negative Impacts of arterial and truck traffic on residential
neighborhoods.
• Designate potential arterial streets prior to development to ensure limited
access, adequate buffers, and sufficient rights-of-way.
• Assure the provision of adequate sidewalks to allow the safe movement of
pedestrians throughout the city.
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classification system and design guidelines should be used with some flexibility to
ultimately achieve the goal of designing streets that adequately serve the land uses
abutting them and the community as a whole.
Whhin the context of the following policy statements carried forward from the 1978
Plan, the functional classification and design system for streets shown on Table
5 is proposed and adopted as part of this Plan Update.
• Provide trafficway Improvements which will facilitate the safe, uncongested flow
of traffic.
• Minimize the negative Impacts of arterial and truck traffic on residential
neighborhoods.
• Designate potential arterial streets prior to development to ensure limited
access, adequate buffers, and sufficient rights-of-way.
• Assure the provision of adequate sidewalks to allow the safe movement of
pedestrians throughout the city.
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TABLE
5
munity
Inter-
ADT
TRAFFICWAYS FUNCTIONAL
CLASSIFICATION 8 DESIGN
GUIDELINES
as necessary 80'
or both '
Func-
j tion
Loca-
Design
Traffic
R of
Length of
System
Drive
Turning
ROW
Max.
-
tion
Vol.
speed
Lanes
Corridor
Continuity Access
Movements
WidthsGrade
41-8,.
Parkins
Sidewalks
Landscaolne
FREEWAY/ Inter-
Periph-
Unlim-
55-65
4-6
Unlimited
Yes
None;
Fully
250'-
EXPRESS- com-
eral
ited
mph
q%
None
None
Buffer between
- Distrlb-.
ute traf-
NAY munity
1,000-
25-35 2
1 mi. or
No Yes, but
Separated; 5D'
]OX On one
can-
trolled
controlled
400'
street 6 resi- -
nal
circu-
lation
mph.
'less
limited
as necessary
side
each None required
side; "
access
tween
dential uses - -
required
PRI- Inter- -.
!- WIRY 6 Intra-
Periph-
%
15,000-
35-55
2-4
3 r
Yes
None
Separated
BO'-
6%
None
On
�- ARTE-
eral
30,000
5
more
100
streets
-
one
Buffer between
cm-
radial
ADT
I"
6 arta-
side;
street d resi-
RIAL munity
sary
'. rials
4'-B'
dential uses
circu.
_.
desirable
t
... lation
..
,y
s
"Land
i
'SECDND- Intra-,
"-
Radial
. 2,500-.
30-45
2-4
1 mi. or
Yes
Limited
Separated;
66'-
'
DARY com-
6
20,000
mph
Inter-
more
20-25 2
mi. or
No Yes;
No 50'
B%
None
On one
None required
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ARTE-
munity
Inter-
ADT
to large
as necessary 80'
or both '
1
RIAL'-circu-
nal
nal.
Bevel op -
sides;
-
lation
ments
41-8,.
f
"
Land
access
COL-
"- LECTOR
- Distrlb-.
ute traf-
Inter-
1,000-
25-35 2
1 mi. or
No Yes, but
Separated; 5D'
]OX On one
On
fic ha-
nal
5,000
AOT -
mph.
'less
limited
as necessary
side
each None required
side; "
tween
only,
q
local
if
streets
neces-
I"
6 arta-
sary
'. rials
,y
s
"Land
..I
access
'
LOCAL
Land
-Access
Inter-
Less
20-25 2
mi. or
No Yes;
No 50'
12% One
nal
than
mph
less
unlim-
separation
or
both
On each None required
`
1,000
ited
sides
side'
4'
AOT
c
to
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3. Major lows City Streets by Classification. Listed below are the major streets in Iowa
City by classification. These streets were selected based upon anticipated development
or redevelopment in areas served by the streets and/or anticipated street extensions.
Streets not listed should be evaluated according to the criteria in Table 5 as land
development and trafficway decisions need to be made. In evaluating street
Improvements and development abutting any of the existing portion of those streets
listed as arterials, consideration should be given to ensure that the arterial function of
these streets is not compromised.
STREET
CLASSIFICATION
EXPRESSWAY
PRIMARY
ARTERIAL
SECONDARY
ARTERIAL
COLLECTOR
STREET
1-80
U,S. Highway 218
U.S. Highway 6
Highway 1 West
Highway 1 North
Rochester Ave.
Dubuque St.
Melrose Ave.
Scott Blvd.
Gilbert St.
Mormon Trek Blvd.
Rohret Rd.
First Ave.
Court St.
Muscatine Ave.
Prairie du Chien
Sycamore
Camp Cardinal Rd.
Slothower Rd.
Aber Ave.
Foster Rd.
Sandusky Ave.
Village Green Rd,
FROM
Entire
Entire
Riverside Dr.
Riverside Dr.
Governor
First Ave.
Jefferson St.
University Heights
Highway 1 North
Highway 6
Highway 6
Mormon Trek Blvd.
Rochester Ave.
Muscatine
First Ave.
Highway 1 North
Highway 6
Melrose Ave.
Melrose Ave.
Mormon Trek Blvd.
Peninsula Area
Dubuque St.
Entire
Entire
TO
East of Iowa City
West of Iowa City
North of Iowa City
East of Iowa City
North of Iowa City
West of Iowa City
Highway 6
South of Iowa City
Highway 1
West of Iowa City
Highway 1 North
East of Iowa City
East of Iowa City
North of Iowa City
South of Iowa City
Highway 6 Coralville
Rohret Rd.
Sunset St.
Dubuque St.
Prairie du Chien
4. Subdivision Design. Generally, residential subdivisions should be designed such that
the local streets providing access to individual lots do not also act as trafffcways for
through -traffic from outside the subdivision or neighborhood, Collector streets carry the
traffic from within the neighborhood to the radial and peripheral arterials which may
define the neighborhood.
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Isolating commercial and Industrial areas from high-capacity thoroughfares hurts
development and the community. Many commercial establishments thrive on locations
near heavily traveled roads and the truck traffic generated by industrial uses is most
appropriately channeled to arterial streets away from residential areas. Commercial and
Industrial subdivisions should be served as directly as possible by major trafficways.
Secondary Access
All subdivisions should have a sufficient number of access routes to permit a free flow
of traffic. In residential subdivisions, this is particularly important for emergency vehicle
access and so that residents along a single accessway are not inordinantly burdened
with the traffic of the neighborhood. For these reasons, secondary access will be
required, as necessary, In all residential subdivisions. The need for secondary access
will be determined by the following factors including but not limited to the size of the
subdivision, the topography of the land, the density of housing, the adequacy of existing
streets serving the area, and the existing and projected development of adjacent land.
In some Instances, due to the ownership of land where secondary access is desirable,
the City may wish to participate in acquiring the necessary right-of-way for those
developments which the City deems in the public interest to foster.
In reviewing development proposals where Insufficient access roads exist and the
developer of the land does not own land over which the streets should traverse, it is
appropriate under certain circumstances for the City to intervene, In the Interest of the
community, to condemn land to provide adequate access.
Cities are enabled under Chapter 471 of the Code of Iowa to exercise the power of
eminent domain, that is, to take private property for public use. This power is given to
cities only for "public purposes which are reasonable and necessary as incident to the
powers and duties conferred upon cities." §471.4 Code of Iowa. Fair market value must
be paid for the land taken.
The policy of the City shall be that the power of eminent domain may be used in
areas where the private sector cannot, due to lack of ownership, provide
appropriate or sufficient street access and where the City wishes a particular
development to take place because It would be in the public interest by:
1. encouraging compact and contiguous growth;
2. providing desirable housing opportunities; and
3. providing the best access to a she In the context of a desirable public street
network.
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A development project should be evaluated for Re potential degradation of the
environment prior to the City's involvement in condemnation actions to determine
It it is in the public Interest to foster such development.
Best access shall be evaluated as it relates to the presence of sufficient excess capacity
and connecting streets, the least degradation to the environment, and the greatest
public good for the least cost. It is the intention of the City that the financial burden
of condemnation be borne by the benefitting parties, which may include the developer
initiating the project; the owners of the land over which the street traverses at such
time as benefit accrues to them; and the public sector.
Transportation Modes
Various City policies may encourage or discourage the mode of transportation used by Iowa
Citians particularly in their home to work trips to the Central Business District. Although the
private automobile is the dominant mode of transportation in Iowa City as it is throughout the
nation, according to 1980 Census figures a number of people who work in Iowa City use other
modes of transportation on a regular basis. The chart below compares Iowa City to other
college towns in the Midwest.
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A development project should be evaluated for Re potential degradation of the
environment prior to the City's involvement in condemnation actions to determine
It it is in the public Interest to foster such development.
Best access shall be evaluated as it relates to the presence of sufficient excess capacity
and connecting streets, the least degradation to the environment, and the greatest
public good for the least cost. It is the intention of the City that the financial burden
of condemnation be borne by the benefitting parties, which may include the developer
initiating the project; the owners of the land over which the street traverses at such
time as benefit accrues to them; and the public sector.
Transportation Modes
Various City policies may encourage or discourage the mode of transportation used by Iowa
Citians particularly in their home to work trips to the Central Business District. Although the
private automobile is the dominant mode of transportation in Iowa City as it is throughout the
nation, according to 1980 Census figures a number of people who work in Iowa City use other
modes of transportation on a regular basis. The chart below compares Iowa City to other
college towns in the Midwest.
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Transportation Planning Data for Urbanized Areas based on 1980 Census, U.S Department of
Transportation, January, 1985.
it has been the policy of the City to encourage the use of mass transit and bicycles as
transportation alternatives to motor vehicles and to provide sidewalks for pedestrians as
reflected in the 1978 Comprehensive Plan policy statements regarding transit, bikeways and
walkways noted previously.
In 1972, the City adopted a policy to provide parking in the central business district; this policy
has not been amended.
1972 Parking Policy
1. Local government will provide the major share of future parking for the Iowa City
Central Business District.
2. N Is In the public Interest to eventually eliminate all on -street metered parking in
the Central Business District.
3. The policy of the City of Iowa City will be to concentrate parking in convenient,
off-street locations in the Central Business district and adjacent areas.
4. To put the provisions of this parking policy Into effect, the following steps shall
be taken:
a. Parking meters on -street will be eliminated in stages as off-street facilities
are constructed;
b. Future off-street parking will be provided in the construction of multi -story
parking facilities and/or surface parking lots;
C. Off-street parking facilities shall be attendant operated;
d. ON -street parking facilities shall be aesthetically pleasing;
e. Parking facility construction shall be coordinated with the development
of a viable mass transit system, and specific provision for bicycle use and
parking.
An unstated but active policy of the City has been to reserve parking In the City -owned
facilities downtown for short-term (shopper) parking and limit the Issuance of long-term permits
(downtown employee parking).
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Auto
alone
Bus
Car000l
Other
Champaign/Urbana, IL
54.3%
6.5%
17.2%
22.0%
Bloomington, IN
55.1
3.7
16.5
24.7
Ann Arbor, MI
64.0
4.3
15.4
14.9
Lafayette, IN
63.1
2.5
15.4
19.0
Iowa City
46.5
14.5
17.7
21.3
Transportation Planning Data for Urbanized Areas based on 1980 Census, U.S Department of
Transportation, January, 1985.
it has been the policy of the City to encourage the use of mass transit and bicycles as
transportation alternatives to motor vehicles and to provide sidewalks for pedestrians as
reflected in the 1978 Comprehensive Plan policy statements regarding transit, bikeways and
walkways noted previously.
In 1972, the City adopted a policy to provide parking in the central business district; this policy
has not been amended.
1972 Parking Policy
1. Local government will provide the major share of future parking for the Iowa City
Central Business District.
2. N Is In the public Interest to eventually eliminate all on -street metered parking in
the Central Business District.
3. The policy of the City of Iowa City will be to concentrate parking in convenient,
off-street locations in the Central Business district and adjacent areas.
4. To put the provisions of this parking policy Into effect, the following steps shall
be taken:
a. Parking meters on -street will be eliminated in stages as off-street facilities
are constructed;
b. Future off-street parking will be provided in the construction of multi -story
parking facilities and/or surface parking lots;
C. Off-street parking facilities shall be attendant operated;
d. ON -street parking facilities shall be aesthetically pleasing;
e. Parking facility construction shall be coordinated with the development
of a viable mass transit system, and specific provision for bicycle use and
parking.
An unstated but active policy of the City has been to reserve parking In the City -owned
facilities downtown for short-term (shopper) parking and limit the Issuance of long-term permits
(downtown employee parking).
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All of these policies are inter -related, particularly those regarding mass transit and parking.
Transit and parking policies are especially critical to the City since substantial sums of public
monies are regularly allocated to these two complementary systems. A study of parking needs
in downtown Iowa City was completed in January 1989 by the Johnson County Council of
Governments. This study pointed out that "there is no current shortage of parking downtown:'
I The study went on to point out that there is a perceived deficit in parking due to a number
of factors. This perceived deficit continues to elicit public demand for more publicly provided
f•• parking. Requests for City -owned parking structures even come from areas just outside of the
! Central Business District.
r -i
At the same time, Iowa City continues to support its transit system. This system, like all transit
systems, depends upon the expenditure of public funds for support. Assuming that energy
e costs are reasonable, the availability and ease of parking, real or perceived, directly affect the
use of mass transit.
i Both systems, parking and transit, fulfill the function of accommodating people's need to get
downtown. Both systems under current policy and practice involve the expenditure of public
funds. The City should, therefore, undertake the task of integrating its policies relative
.i to parking and transit, identifying the needs to be met by each system and the
appropriate public response.
TRANSPORTATION POLICIES
The following policies amend and supercede the transportation policies of the 1978 and 1983
Comprehensive Plans.
Trafficways
• Provide trafflcway Improvements which will facilitate the safe, uncongested, flow of
traffic.
• Minimize the negative Impacts of arterial traffic on residential neighborhoods.
• Designate potential arterial streets prior to development to assure adherence to all the
arterial street standards, particularly those standards addressing limited access,
adequate buffers, and sufficient rights-of-way.
• Assure the provision of adequate sidewalks and walkways to allow the safe movement
of pedestrians throughout the city.
• Encourage the development of a river corridor trail system to facilitate pedestrian and
bicycle travel.
• Provide adequate sidewalk design along arterial streets to enable the use of bicycles
as a transportation alternative.
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Subdivision Design
• Preserve to the maximum extent possible the desirable characteristics of existing
residential neighborhoods through appropriate street design.
• Locate high -Intensity commercial and industrial uses near major trafficways.
• Provide for adequate secondary access to residential subdivisions through the
subdivision approval process.
• In Instances where development Is deemed in the public Interest and land ownership
restricts provision of the necessary secondary access, the city may Intervene to
condemn land for access.
• Provide for the extension of trafficwaya to complete the street network.
Transit and Parking
• Develop a coordinated policy to address the continued support of the mass transit
system and the provision of publicly owned parking in the downtown.
71
IMPLEMENTATION
The Comprehensive Plan is intended to be a guide for development decisions, It presents
general land use patterns and a sequence of development based on certain adopted policies.
To carry out the policies and the sequence of growth projected In the Plan, various tools may
be used. The most common tools are the zoning ordinance, subdivision regulations, and the
capital Improvements program; these tools are explained below. To realize the City's intent of
making this Plan a vital and useful document, an Action Plan will be developed as the natural
i next step in the comprehensive planning process. The Action Plan will outline regulations,
;., incentive programs, and other specific measures to carry out and coordinate the policies stated
in this update. With approval of the Action Plan by the City Council, specific legislation will be
�+ drafted for adoption.
Zoning
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I
i Pursuant to Chapter 414 of the Iowa Code, the City has adopted zoning regulations which
implement the ranges of population density and locations for various types of land uses which
are shown on the Comprehensive Plan Map. The Zoning Ordinance divides the city into
districts and regulates land uses within those districts in accordance with this Comprehensive
Plan. Careful consideration is given to making the various Zoning Ordinance classifications
compatible and consistent with the land use designations indicated on the Comprehensive Plan
Land Use Map, Table 6 indicates the types of zoning designations that are intended to
coordinate with the various Comprehensive Plan Land Use Map designations. An examination
of Table 6 reveals that within several of the Comprehensive Plan Land Use Map designations,
more than one zoning district designation may be appropriate. For residential land uses in
particular, there is overlap so that a zoning district which is compatible within the 6-16 DU/A
designation is, for example, also compatible within the 16-24 DU/A designation.
- In drawing actual zone boundaries, such flexibility will permit transition districts between areas !'
of high residential density and lower residential density, between commercial and residential
districts, and between intense and less intense commercial areas.
_ The fact that the Comprehensive Land Use Map shows only generalized land uses means that
it will not in all cases reflect small areas of existing use which may be zoned to reflect such
use or density. This recognizes that while the Land Use Map depicts the long-term goals for
development within the City, the zoning ordinance must consider the reasonableness of a
classification as applied to a particular property. Therefore, in Instances where a zoning
classification In strict accordance with the Land Use Map would appear to cause such harm
to a property owner as to outweigh the benefit derived from strict conformance with the
Comprehensive Plan, a given property may be zoned to allow an existing use.
72
FI.
TABLE 6
ZONING DESIGNATIONS COMPATIBLE WITH COMPREHENSIVE
PLAN LAND USE MAP DESIGNATIONS
Comprehensive Plan Land Use Intended Compatible Zoning
Map Designation Designation
INTERIM DEVELOPMENT/RURAL RESIDEN-
(1) Zone allowing agricultural uses of
TIAL
land (i.e., appropriately used for
crops, orchards, woodlots, keeping
of animals and farm residences);
allowing residential development at
a maximum gross density of one
dwelling unit per acre on land not
suitable for agriculture. (ID)
(2) Zone allowing large lot single-family
residential development in areas not
suited for more Intensive develop-
ment due to natural limitations (i.e.,
soil, slope, unavailability of sewer
and water utilities); maximum gross
density at approximately one dwell -
Ing unit per acre; not to be in prime
agriculture areas; access to city
sewer and water not necessary.
(RR -1)
RESIDENTIAL
(1) 2-8 DU/A
(1 a) Zone where low density single-family
residential development will be the
dominant land use; access to city
sewer and water necessary; maxi-
mum gross density at approximately
2 dwelling units/acre; located in
peripheral locations or where more
Intensive development is snap-
propriate. (RS -2; not adopted at
date of this Plan)
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Comprehensive Plan Land Use Intended Compatible Zoning
Mao Designation Designation
(1 b)
Zone for single-family residential
development consistent with current
single-family residential character of
Iowa City; maximum gross density at
approximately 5 dwelling units per
acre; should have close proximity to
parks, schools, churches, neighbor-
hood commercial facilities, and
recreation facilities. (RS -5)
(1 c)
Zone for development of small lot
single-family dwellings; maximum
gross density at approximately 8
dwelling units per acre; zone should
(
;
have close proximity to parks,
schools, churches, neighborhood j
commercial facilities and recreation
facilities. (RS -8)
(2) 8-16 DU/A (2a)
Zone for development of small lot
single-family dwellings; maximum
J
gross density at approximately 8
f
dwelling units per acre; zone should
have close proximity to parks,
schools, churches, neighborhood
commercial facilities and recreation
facilities. (RS -8) II
(2b)
Zone for medium density single-
family and low density multi -family
residential development; maximum
gross density at approximately 12 to
16 dwelling units per acre; district
should have good access to all city
services and facilities, especially
parks, schools and recreation facili-
ties. (RS -12; RM -12) I
(2c)
Zone for mobile home subdivisions
provided that they are located on a
tract of land ten (10) acres or more,
and all requirements for mobile
home subdivisions are met. (RFBH)
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Comprehensive Plan Land Use Intended Compatible Zoning
Map Designation Designation
(3) 16-24 DU/A
(3a)
Zone for high density single-family
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residential development; maximum
gross density at approximately 12 to
16 dwelling units per acre; district
should have good access to all city
services and facilities, especially
parks, schools and recreation faclll-
ties. (RS -12; RM -12)
(3b)
Zone for medium density mufti -family
housing as a transition between
Intensive and less intensive land
uses; maximum gross density at
approximately 24 dwelling units/acre;
Intended for locations adjacent to
neighborhood activity centers having
good access to all city services and
facilities. (RM -20; RNC -20)
(3c)
Zone for mobile home parks provid-
ed that they are located on a tract of
land ten (10) acres or more and all
i
requirements for mobile home parks
_
are met. (RFBH)
(4) 25+ DU/A
(4a)
Zone for high density multi -family
J
dwellings and mixed uses; maximum
gross density at approximately 44
dwelling units per acre; Intended for
locations within 1,000 feet of arterial
streets or other active areas. (RM-
44)
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(4b)
Zone for a mix of uses which are
suited to a very high intensity resi-
dential environment; density uncon-
strained, approximately 145 dwelling
I
units per acre. (RM -145)
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i Comprehensive Plan Land Use
Map Designation
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COMMERCIAL
(1) Office Commercial
(2) General Commercial
Intended Compatible Zoning
Designation
(1) Zone designated for development of
offices, compatible office -type busi-
nesses, apartments and certain
semi-public uses. (CO -1)
(2a) Zone designated to permit a range
of retail sales and personal, profes-
sional and business services re-
quired to meet the demands of a
fully developed residential neighbor-
hood regardless of its size; not for
businesses which draw customers in
significant numbers from beyond the
neighborhood. (CN -1)
(2b) Zone to provide for development of
major outlying businesses to serve a
major segment of the total com-
munity; such centers typically will
feature a number of large traffic
generators such asdepartment
stores, motels, bowling alleys or
theaters. (CC -2)
(2c) Zone to accommodate the orderly
expansion of the central business
area of Iowa City; Intended to ac-
commodate mixed land uses and
serve as a transition between the
Intense central business core and
outlying areas. (CB -2)
(2d) Zone for the high density, compact,
pedestrian oriented shopping, office,
service and entertainment area in
Iowa City; Intended to accommodate
a wide range of retail, service, office
and residential uses. (CB -10)
%6
Comprehensive Plan Land Use
Map Designation
(3) Highway Commercial
(4) Land Consumptive Commercial
INDUSTRIAL
(1) Office Research Development Center
(2) Industrial
PUBLIC/SEMI-PUBLIC
Intended Compatible Zoning
Designation
(3) Zone to permit development of
appropriate, limited services relating
to certain freeway, expressway, or
other controlled access locations
along major arterial thoroughfares.
(CH -1)
(4) Zone to provide areas for warehous-
Ing, light industry and those service
functions and businesses whose
operations are characterized by
expansive storage and sales areas;
uses include wholesale and retail
operations conducted in structures
not completely enclosed. (CI -1)
(1) Zone to provide an area for in-
dustries which perform their entire
operation in a completely enclosed
building in such a manner that no
nuisance factor is emitted outside
the enclosed building; office and
research uses in high amenity devel-
opments dominate. (RDP; ORP)
(2) Zone to provide areas which can
accommodate manufacturing, in-
dustrial and warehousing operations
of a significant scale (i.e., uses
primarily serve a regional or national
market); performance standards are
Intended to apply along the peri-
meter of this zone. (1-1; 1-2)
Zone for government-owned land. (P)
n
AM
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Subdivision Regulations
The City of Iowa City's review and approval power over subdivision plats gives the City another
means of implementing its Comprehensive Plan. Subdivision regulations ensure the compatible
growth of contiguous areas by mandating the provision of streats, sewers, and water to the
boundaries of specific developments. Subdivision regulations may also carry out specific
policies of the City such as requiring secondary access in appropriate cases, providing
measures for the acquisition of neighborhood open space, and protecting the environmental
assets of Iowa City. It is in the subdivision regulations that a City may institute the application
of impact fees to meet the needs generated by a specific development project. Impact fees
are only for improvements that benefit the development paying the fee and should be
consistent with the City's Capital Improvements Program for community -wide facilities.
Capital Improvements Program
The subdivision regulations and the zoning ordinance direct the quality and intensity of
development when it does occur. However, it is the capital improvements program which can
manage the timing of development in given areas to ensure that no development is premature
and beyond the limits of efficient municipal service provision. The capital Improvements
schedule outlined below (Table 6) corresponds to the proposed development sequence of the
Plan. The schedule addresses projects that involve the provision of water, sewer, and streets -
those areas in which the public provision of a capital Improvement can effectively determine
the timing of private Investment.
The Capital Improvements Program links the development policies established in the
Comprehensive Plan to the future expenditure of funds and provision of capital improvements.
The City systematically reviews all capital projects for consistency with the adopted goals,
objectives, and policies established in the Comprehensive Plan. Specific positive and negative
impacts of capital projects can be considered in light of existing municipal policies.
The Capital Improvements Program also serves as a strong financial management tool. State
law and sound fiscal policy Impose limitations on the ability of the City to undertake major
capital projects. By systematically evaluating capital projects, prioritizing those projects in terms
of need, and anticipating financial requirements well in advance, the management of municipal
debt and debt service requirements is enhanced.
The operating budgets adopted annually throughout the period covered by the Comprehensive
Plan are not generally considered to be major implementing devices. However, many of the
policies established in the Comprehensive Plan need to be considered in the operating budget.
Facility maintenance, code enforcement, housing rehabilitation, traffic control, zoning
administration, subdivision plat review, and other activities required to achieve the goals and
objectives set forth In the Plan are funded annually In the City's operating budget.
The level of service provided by the departments carrying out these functions will have a direct
Impact on the City's ability to carry out the policies set forth and the goals and objectives
established in the Comprehensive Plan.
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Table 7, Capital Improvements Schedule
PHASE I:
Sewers: Upgrade 8" sewer west of Amhurst
Water: Extend 12" water along Scott Blvd.
Extend 12' water, Muscatine Ave. to Heinz Road.
Extend 12' water, Miller Ave. to Sunset
Streets: Upgrade Idmbaf and Whiting
Upgrade Taft Speedway
PHASE II:
Sewers: Extend trunk sewer between First and the N. Branch Dam
Extend trunk sewer west from the Southeast Interceptor
Upgrade Blaysville Lane sewer
Construct lift station north of 1-80, and force main to Blaysville Lane
Water: Extend 8" water along Foster Road alignment, east of Dubuque St.
Streets: Extend First Ave. north to Old Dubuque Road.
Extend Foster Road from Dubuque St. to Prairie du Chien
Extend a collector street from Prairie du Chien to Old Dubuque Rd.
Extend a secondary arterial between S. Gilbert Street and Sycamore St.
PHASE III:
Sewers: Upgrade 181/10" sewer constraint near Mormon Trek Blvd.
Upgrade the Southwest Interceptor and extend to cross river to new plant.
Extend 18" sewer along the north branch of Ralston Creek.
Extend 36" trunk sewer west from Calibria and Taft Speedway intersection.
Extend trunk sewers along Clear Creek.
Extend trunk sewers from the new Southwest Interceptor for Area 6.
Extend trunks along the south branch of Ralston Creek.
Extend trunk sewer from the Southeast Interceptor, south of Muscatine,
for Area 5.
Water: Extend 8" water south to Rochester Ave. and east to Scott Blvd.
Extend 12" water along Phoenix Dr. to Melrose Ave.
Extend 12" water along Foster Road on Taft Speedway.
Extend 12" water east of 218.
Extend 12' water from Muscatine and from Court,
Streets: Extend Camp Cardinal Road,
Extend a collector/secondary arterial between Melrose Ave. and Rohret
Road.
Extend Foster Road west through the Peninsula.
Extend Scott Blvd, to First Ave, and Old Dubuque Road,
Extend Court Street east.
Construct an arterial between Old Hwy. 218, west of the river, and Scott
Blvd./Hwy. 6.
79
NORTHEAST AREA STUDY
r Study Area
The Northeast Area is bounded on the north and east by the city's corporate boundary, on the
south by Rochester Avenue, and on the west by North Dodge/Highway 1. At least half of the
Northeast Area remains undeveloped and in agricultural use. tack of sewer service and street
access to a majority of the area have contributed to its undeveloped state. An assessment of
— development potential and appropriate land use is addressed in this study.
j
^� Comprehensive Plan
The 1978 Comprehensive Plan envisioned the Northeast Area developing primarily as low-
i density residential uses with pockets of medium -density residences along North Dodge Street,
east of the American College Testing Corporation (ACT), and north of Rochester Avenue
between First Avenue and Scoff Boulevard. Surrounding the I.80/Highway 1 interchange, the
w designated land use was office research park and commercial. The 1983 Update dropped any
projected medium -density residential use, retained the predominantly low-density single family
residential character, and increased and relocated the area for office/research development.
This study will consider the continued appropriateness of these types of development in this
area.
Issues
1. Sewer Availability. The Northeast Trunk Sewer system services an area approximately
900 acres In size within the existing corporate limits. Approximately 200 of these acres
_ located north and east of Hickory Hill Park and the Ralston Creek stormwater detention
_- facility, will be sewerable at a density of 22 people/acre upon completion of the
wastewater system improvements. This density calculation is based on serving only
the area within the corporate limits, including those properties served by the Highlander
_ lift station north of 1.80. The remaining 700 acres in the easterly half of the Northeast
Area, will require the extension of additional trunk lines off the Northeast Trunk before
development can occur. Capital Improvements will also be necessary for full
development of the office/research area north of 1-80; these Improvements Include
expanded capacity in the lift station and line extensions. Depending upon the type and
— extent of office, research and development uses both north and south of the Interstate,
the density of development In the entire study area may be diminished to less than 22
people/acre; 9-12 people/acre is an acceptable urban density. Even If 695 acres were
— developed for office research and development center use, sufficient capacity would
remain to accommodate an urban residential density of 9 people per acre.
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2. Transportation.
The two major transportation issues associated with the Northeast Area are:
extension/improvement of major trafficways and provision of secondary access as
development occurs. The Northeast Area will ultimately be served by four major traffic -
ways: Rochester Avenue, First Avenue, Scott Boulevard and North Dodge Street.
Rochester Avenue and North Dodge Street exist, First Avenue has been extended into
the area to a point north of Ralston Creek, and Scott Boulevard remains an arterial
concept for the future. North Dodge Street, Rochester Avenue, First Avenue and Scott
Boulevard will serve as the basis for a street network made up of collector and local
streets feeding into the developing sections of the Northeast Area.
a. First Avenue
First Avenue will serve as a major north/south traffioway for the Northeast Area.
First Avenue provides general access to commercial and industrial areas in south
Iowa City and direct access to residential lots on Iowa City's east side. When
completed, First Avenue will be the most direct connection between Highway t
in northeast Iowa City and Highway 6 in southeast Iowa City. First Avenue will
function as an arterial even though existing portions are designed to residential
collector and local standards. Future extensions of First Avenue should
incorporate arterial design features appropriate to the volume of traffic which is
expected to utilize the street, while existing sections may need to be modified
so that First Avenue adequately serves the Northeast Area.
The policy of the City has been to extend streets through the development
process. That is, streets are constructed as development occurs and with the
financial participation of the developer. The only reason to deviate from this
policy and place the burden of extending streets on the taxpayers generally is
if the street extension is required to benefit the community as a whole. First
Avenue will be extended to connect ultimately with North Dodge Street some day
and, at that time, will decrease traffic flow on North Dodge Street south of the
Intersection with First Avenue. Recent capacity studies done on North Dodge
Street demonstrate that there does not exist sufncient traffic on North Dodge
Street now to warrant the expenditure of public funds to extend First Avenue
now. The extension of First Avenue may be precipitated, however, by the need
for secondary access In the area to facilitate continued residential development
or to accommodate possible development plans for the American College Testing
Program (ACT), Consistent with past policy, funding for the extension will be
provided, at least in part, by the benefitting developer.
The alignment of First Avenue was discussed In the 1983 Plan Update. Based
on topographic, functional and cost factors, the preferred alignment is along a
ridge line that would connect First Avenue with Old Dubuque Road (or Scott
Boulevard when extended) at a point on property owned by the American
College Testing Program (ACT), ACT is in the process of developing a master
plan for the 220 acre site they own. Upon completion of their plan, ACT may
81
propose alternate alignments for First Avenue and Scott Boulevard. At that time
the City may wish to reconsider the preferred alignments for these roads,
keeping in mind the impact the alignments will have on the function of the
streets and on the existing development. Cost and environmental issues should
also be considered.
b. Scott Boulevard
As with First Avenue, the alignment of Scott Boulevard may warrant re-evaluation
upon completion of ACT's master plan. The preferred alignment of Scott
Boulevard in the 1983 Plan follows a ridge line and curves westward to intersect
with First Avenue through the middle of ACT's 220 acres and could have a
significant effect on the development of the area. Scott Boulevard will be
designed as an arterial intended to carry traffic between I-80/Highway 1 and
areas in southern Iowa City and to collect traffic from collector and local streets
In the Northeast Area generally. Scott Boulevard will be constructed, for the
most part, as development occurs with the financial participation of the
developer.
C. North Dodge Street Capacity
As development proceeds in the Northeast Area, the North Area and parts of the
County, North Dodge Street will be expected to carry a significant share of the
new vehicle trips from the developing areas to the central city. The capacity of
North Dodge Street to continue to function as a two-lane arterial street was
evaluated recently in response to a proposal by the Public Works Department
to widen the street to four lanes between Governor Street and 1-80.
The study, completed in May 1987 by the Johnson County Council of
Governments Transportation Planning Division, concluded that currently the street
functions adequately but that with full development of feeder areas signalization
at certain intersections and expansion of the street to four lanes may become
necessary. A copy of the study is Included in the Appendix. The study is
based on the development potential as determined by current zoning of 435
acres, 100 acres of which is outside the City limits. Given the slow rate of
growth of the City and the County and the development sequence of this Plan,
It is unlikely that Improvements to North Dodge Street will be required In the next
5.10 years,
d, Secondary Access
Residential development in the south central portion of the Northeast Area has
reached a practical limit given the difficulty of providing secondary access to the
area. Further development cannot occur until either Scott Boulevard is
completed to Highway 1 and the interior local street network is extended to Scott
Boulevard, First Avenue is extended north to Dubuque Road, or the local street
network is looped back to Rochester Avenue.
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I _.
Normally, the extension of streets is the responsibility of the private developer
with the City sharing in the cost for collector and arterial streets. The
developer's responsibility includes engineering a street layout which is acceptable
to the City and dedicating the street and the underlying right-of-way for public
use. As building progresses beyond the edge of existing development and
projects into agricultural areas, the adequate extension of streets to create a
street network becomes more difficult. Individual developers do not necessarily
control all the land over which a desirable street pattern would be Imposed. It
then becomes a matter of public interest, that in order to obtain the most
workable street pattern for the public good, government must involve itself in a
cooperative effort with the private sector to ensure the desired street network is
created. The tool the City may use is its power of eminent domain.
In the Transportation section of this Plan, a policy is adopted which permits the
City to Intervene, in certain instances, to use its power of eminent domain to
acquire right-of-way for secondary access. The cost of this public effort should
be calculated into the timing of development, and all other factors being equal,
may move the development of the Northeast Area back in the sequence of
development, delaying its growth.
3, Topography & Residential Development. The area between the future alignment of
First Avenue and Scott Boulevard extended represents an area best suited to low-
density residential development. This area is characterized by severe topographical
constraints in the form of ridges and ravines. Developments in this area should be
planned with an emphasis on adapting to existing terrain. Although a density range of
2-8 DU/acre may be most appropriate, larger lot sizes in some locations may be
necessary to provide home sites that are sensitive to this rugged topography. This area
Is also well suited for planned development housing (PDH), which can allow flexibility
in the placement and clustering of buildings, the provision of streets, and the use of
open space. A planned development can promote efficiency by minimizing the network
of utilities and streets for a given number of lots, while allowing development to occur
In a manner sensitive to the area's natural features. As a means of implementing this
policy for the area, the City may consider imposing planned development zoning on
designated areas with standards which require development sensitive to the natural
features valued, Use of this tool will require re-evaluation of the planned development
overlay zone.
4. Office Research & Development Centers. The 1978 Comprehensive Plan designated
an area along North Dodge Street west of the easterly leg of Dubuque Road to 1.80,
an area south and east of ACT, and an area north of the 1.80 Interchange as suitable
for future office research park (ORP) development. The 1983 Comprehensive Plan
Update recommended that a 118 -acre area just south of 1-80 and east of ACT
represented a better site for the long-range development of research parks than the
area along North Dodge Street near Dubuque Road, With an amendment to the Plan
in 1987, research and development centers were also considered as appropriate land
uses for parts of the Northeast Study Area north oft -80.
83
/to 9/
The area northwest of the I.80/Highway 1 Interchange was also envisioned by
i the 1983 Comprehensive Plan Update to develop as office/research parks.
— Currently, National Computer Systems (NCS) Is the only development in this
quadrant. The area has an undulating topography near 1-80 and then slopes
down to relatively level land to the north which is presently in agricultural use.
This area Is suited to office/research park development given the interesting and
aesthetically appealing nature of the topography and the ready access to major
traffic corridors and motels. Access to the Interior of the area currently zoned
— ID -ORP is difficult given existing development on the NCS lot to the east and the
existence of Rapid Creek to the north. These factors may limit the Interior
parcel's marketability. Visibility and the exposure that occupants would have
from 1.80 is limited to the southern -most portion of the area; the remainder of the
84
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Research and development centers are research parks with a greater emphasis on
production than is found in office/research parks where only prototype manufacturing
i
takes place. In a research and development center, prototype manufacturing may
evolve into full scale production of such items as electronics and computer equipment,
medical instruments or pharmaceuticals. The amenities of landscaping, high quality
design, and large setbacks (at least along the boundaries) that one expects in an
office/research park are also critical to the successful development of a research and
development center. Research and development centers may also be designed with
smaller lot sizes than the more campus -like development envisioned for an office
research park. The zone designed for these uses (RDP) requires the preparation of a
Master Plan for the development. The plan must show the amenities necessary for a
center and the measures to be taken to protect residential development In the vicinity.
I
The net effect of this plan review process can be the achievement of a development
sensitive to any natural features present while utilizing smaller lot sizes, Research and
development centers are intended to be compatible with and may, therefore, be located
in areas near office/research parks or residential development.
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a. Highway 1'lInter3tate 80 Interchange. The northeast quadrant of the Highway
1/Interstate 80 Interchange has been zoned for office and highway commercial
uses since 1982 and has been developing accordingly. The plan amendment
adopted in 1987 stated that the area beyond the existing commercial and office
uses is more appropriate for a mix of office/research and research/development
uses than for strictly office research park development as was envisioned in the
1983 Comprehensive Pian Update. The change in policy was supported by three
factors: an existing smaller lot (two acres/lot) subdivision; a sense that Iowa
City's economic development efforts would be best served by accommodating
small, evolving research and technology firms which would eventually expand
to product development; and the existence of a larger, topographically elevated
--
site, visible from the interstate, that would continue to be appropriate for large
office/research park development. Given the above conditions, future develop-
ment northeast of the 1-80/Highway 1 interchange should continue to be for office
—.
and office/research park uses where possible with potential for research and
development centers being fostered.
The area northwest of the I.80/Highway 1 Interchange was also envisioned by
i the 1983 Comprehensive Plan Update to develop as office/research parks.
— Currently, National Computer Systems (NCS) Is the only development in this
quadrant. The area has an undulating topography near 1-80 and then slopes
down to relatively level land to the north which is presently in agricultural use.
This area Is suited to office/research park development given the interesting and
aesthetically appealing nature of the topography and the ready access to major
traffic corridors and motels. Access to the Interior of the area currently zoned
— ID -ORP is difficult given existing development on the NCS lot to the east and the
existence of Rapid Creek to the north. These factors may limit the Interior
parcel's marketability. Visibility and the exposure that occupants would have
from 1.80 is limited to the southern -most portion of the area; the remainder of the
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area slopes north and away from the interstate. However, with proper design,
visibility on the southerly portion of the site can be maximized and it is believed
that the area can develop as a successful office/research park.
The area southeast of the 1.80/Highway 1 interchange represents the most
desirable location for office/research park development. There is a substantial
portion of the area visible from 1-80 as the land slopes up and away from 1-80
and then Is relatively flat. There are several stands of trees and the area is
readily adaptable to the campus -like environment associated with office/research
park development. Uke the other areas abutting the 1.80/Highway 1 interchange,
this area has good access to major traffic corridors and motels.
-_ b. North Dodge Street. As noted above, the 1978 Comprehensive Plan designated
all of the area from the 1-80 interchange southwest along the south side of
iHighway 1 beyond the easterly leg of Old Dubuque Road as appropriate for
office/research park uses. This area Included the American College Testing
(ACT) property, the residences on the wooded knoll southwest of ACT, and the
Gatens property (between the north -south drainageway of Ralston Creek and Old
Dubuque Road). In 1983, the Plan was amended to designate the area along
North Dodge Street residential and an area of land directly south of 1.80 and east
i of ACT for office/research park use. With the evolution of research and
of development centers as an off -shoot of office/research parks, it may be
appropriate at this time to consider more land for these uses and redesignate
- the property along Highway 1 for office, research and development centers. This
i would envision the development of this area for either an office/research park
or a research and development center rather than for residential use.
The property in question has frontage along Highway 1 and along Old Dubuque
Road west of ACT. The topography is hilly with ravines providing areas of tree
cover. Development is likely to occur on the ridge tops or plateaus. Visibility
from Highway 1 is limited and from 1.801s nonexistent; however, there does exist
-' easy access to 1.80 via Highway 1. if the City is interested in providing a
number of different areas for research and development centers or of-
fico/research park uses, this area offers such an opportunity as a continuation
of the ACT campus concept. The natural amenities that exist there combined
with access to Highway 1 and proximity to 1.80 provide a valuable community
resource as a site for an office, research and development center that would
provide leverage for other types of growth throughout the City. Development
under a master plan, required for research and development centers, could also
ensure that nearby residential development and the Highway 1 entranceway to
Iowa City is safeguarded and have the effect of preserving the natural features
that make this area attractive.
5. Annexation. The 1983 Comprehensive Plan Update addressed the possible annexation
of 418 acres immediately east of the Northeast Study Area and the City's eastern
corporate boundary. It was pointed out then, that the area wasn't needed for residential
development and annexation was undesirable.
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_ Since the 1983 Comprehensive Plan Update, there hasn't been a desire on the part of
the City or private developers to annex the 418 acres. Until such time that the
Northeast Area, already in the City's corporate boundaries, nears full development,
annexation of the 418 acres would not be desirable since services would need to be
extended and the space is not required to accommodate anticipated growth. Residen-
tial development can take place in the next 5-15 years in other areas of the City, as
indicated in the development sequence of this Plan. The long-term market demand for
j housing in Iowa City and the willingness by property owners to develop their land will
precipitate any consideration of annexation of this area; it is not anticipated that the
_ area east of the City's corporate limit will be annexed within the next fifteen years.
6. Schools. The Northeast Study Area will eventually reach full development and may, at
that time, require additional school facilities, The total undeveloped residential portion
of the Northeast Study Area is approximately 597 acres in size and will yield about 999
building lots, based on the area's topography and previously platted subdivisions in the
area. The development sequence of this plan projects development of only 175 acres
for residential use in the next 10 to 15 years. Current single-family subdivisions in the I'
Iowa City area have had a 60/40 split between three-bedroom and four-bedroom homes.
Using national school -aged children multipliers, based on the above 60/40 split,
approximately 260 additional school aged children can be expected in this time period.
f Once the Northeast Study Area reaches full residential development, an additional 739
children may be anticipated using the same ratios and multipliers, Full residential
development in the long-range, generating this many children, may dictate building new
facilities if busing or boundary changes become impractical or capacity in the school
system is reached city-wide.
7. Open Space. The Northeast Area encompasses two of the open space districts
outlined In the Neighborhood Open Space Plan - Hickory Hill and Upper Ralston Creek.
— Due to the presence of Hickory Hili Park, there is no open space deficiency in the
Hickory Hill district. In the Upper Ralston.Creek district, there is a deficiency of 11
acres based on the projected residential population for full development of the area.
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Development Sequence
The Northeast Area is divided Into two subareas for purposes of devisin development
g a p nt
sequence. The division is shown on the Sequence of Residential Development map and
roughly follows a line along the Scott Boulevard alignment on the north and along property
lines on the east. Those properties west of the line are expected to develop in Phase ll, or
within 10.15 years, depending upon the overall rate of growth In the City. Land to the east
of the line should develop in later phases of growth.
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RECOMMENDATIONS
L.�
1. Future residential development should be discouraged until secondary access can be
provided in the Northeast Study Area. The City will, with the financial participation of
the developer, enter into negotiations to acquire the necessary right-of-way to develop
an adequate street network in those instances where the private sector cannot
ireasonably do so.
2. Large lot development and planned development zoning may be appropriate in this area
to require development sensitive to the natural features which exist.
3, The Comprehensive Plan Map was amended in 1987 to classify the area north and
rI northeast of the Highlander Inn as appropriate for office, research and development
J centers. The area west of ACT, southeast of Highway 1 and south of the easterly leg
of Old Dubuque Road, should also be redesignated to this land use category.
I� 4. Annexation of the 418 acres east of the study area should not be encouraged as there
"j is adequate developable land existing in the city.
u 5. No school sites need be designated in the study area at this time. With full
development of the area, the need for an additional facility or some alternative should
be anticipated.
6. Neighborhood open space should be provided in the area shown as the Upper Ralston
—� Creek District in the Open Space Plan.
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EAST AREA STUDY
Study Area
I
The East Area of Iowa City is bound on the north by Rochester Avenue, on the east by the
corporate boundary, on the south by U.S. Highway 6, and on the west by First Avenue. The
current land use in this area is predominantly single-family residential, with multi -family
residential/commercial centers near First and Muscatine avenues and at First and Rochester
avenues. Undeveloped multi -family residential zoned land exists along Scott Boulevard near
Court Street and surrounds a tract in the northwest quadrant of the intersection of Court Street
and Scott Boulevard which Is zoned for neighborhood commercial purposes.
i
The Iowa Interstate Railway right-of-way provides a barrier between the residential development
of the Village Green subdivision and the industrial uses within the Business Development
Incorporated (B.D.I.) industrial park to the south. Development west and north of the study
area is, for the most part, residential or undeveloped and is compatible with the largely
residential land use of the study area. County land east of Scott Boulevard is generally
undeveloped with the exception of Modern Manor, Inc. and Sunrise Mobile Home Village,
J manufactured housing developments. Current land uses Include farming and scattered
residential uses, Land within one mile of the City's eastern corporate boundary is predomi-
nantly zoned RS, Suburban Residential, which permits large lot, single-family residential
J dbVelopment. One mile further east, A-1, Rural, zoned land predominates.
Comprehensive Plan
The 1983 Comprehensive Plan Update projects continued residential uses throughout the area,
ry with those currently undeveloped portions along the eastern corporate boundary and along
Rochester Avenue developing as residential uses at low to medium densities. A neighborhood
commercial center, indicated at the intersection of Court Street and Scott Boulevard, is
expected to serve the immediate area.
The undeveloped portions of the East Area are included in Phase III of the development
sequence of the 1983 Plan Update. Improvements to Scott Boulevard and completion of
wastewater system Improvements were expected to precede development of these undeveloped
tracts.
Issues
The areas of potential residential growth in this part of the City consist of approximately 270
acres that generally Ile along the eastern periphery of the study area. The timing and density
' of future development are governed to a great extent by the availability of municipal sewer
service. Different sewer constraints distinguish portions of the East Area.
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Most of the undeveloped land lying south of Muscatine Avenue requires the use of lift stations
and force mains to access the municipal sewer system. The land north of Muscatine Avenue,
however, can generally be served through a gravity feed network. The following discussion
of development Issues and the proposed sequence of future development in each of these
areas Is addressed with these distinctions In mind.
—. 1. Municipal Sewer Service. The pivotal issue affecting future development of the East
r Area is the impact of proposed sewer system improvements on resolving peak wet -
weather surcharging conditions in the Rundell Street Trunk Sewer downstream from the
! study area which have been a deterrent to full development of the area. The Southeast
and the Lower Muscatine trunk sewers which service the study area empty into the
Rundell Street Trunk Sewer and, consequently, contribute to any overload on that line.
At the present time, additional development on the east side would add to existing
surcharging conditions. Construction of the new Water Pollution Control Plant (WPCP)
P-1, and the Southeast Interceptor System, however, will alleviate sewer capacity problems
in this area. The new plant, the outfall sewer leading from the plant to the Iowa River,
and the Snyder Creek segment of the Southeast Interceptor Sewer are expected to be
completed by August, 1990. Phases I and II of the Ralston Creek segment of the
Southeast Interceptor Sewer, the northern portion of this system, will be completed by
June, 1991.
j I a. South of Muscatine Avenue. Lift stations currently in use in this area have
some excess capacity. However, wet -weather capacity constraints within the
ry Lower Muscatine Trunk Sewer and the Rundell Street Trunk Sewer System
_I suppress opportunities for full development of the Village Green residential area
plus the development of the industrial park south of Village Green.
I The remaining 130 acres available for residential development south of Muscatine
Avenue require the use of a lift station to tie Into the municipal sewer system.
i While the Village Green lift station would have to be expanded to accommodate
full development within the Village Green subdivisions, proposed Improvements
to the City's wastewater collection and treatment system are expected to be
i
capable of accommodating this residential development.
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— Currently, the Lower Muscatine Trunk Sewer also carries the flow from the Heinz
lift station which serves B.D.I. and from gravity feed areas downstream from the
force mains which transport sewage from the lift stations into the service area
of the Lower Muscatine Trunk Sewer. The Lower Muscatine Trunk Sewer cannot,
however, accommodate the complete development of both the Village Green
area and the industrial park. With construction of the new sewage treatment
plant and Interceptor system, sewer capacity problems south of Muscatine
Avenue would be alleviated. Based upon the types of industries that have
historically located within Iowa City, these Improvements would permit
development of the Industrial park and the remaining 130 acres within Village
Green at a density equivalent to 13 people/acre (1983 Update estimate). if new
Industries locating within the city demand an excessive amount of sewer service,
however, the density of development within new residential areas may be
reduced.
b. North o/ Muscatine Avenue. Developable land north of Muscatine Avenue and
east of First Avenue is serviced by the Southeast Trunk Sewer. There are
existing restrictions in this trunk line which constrain development of the area.
_ With completion of Phases I and 11 of the South Ralston Creek segment of the
Southeast Interceptor Sewer by June, 1991, there will exist enough capacity to
provide sewerage to all of the unplatted lands within the portion of the East Area
north of Muscatine Avenue. The development potential reaches 88 people/acre
for the land lying along Scott Boulevard between Muscatine and Rochester
avenues and 34 people/acre for an area south of Rochester Avenue and west
of Amhurst Street; the lower development density in this area is due to a
restriction in an eight -inch line serving this area. Thus, with completion of
t proposed wastewater system improvements, there is sufficient sewer capacity in
the northern portion of the East Area to accommodate low to high density
residential development.
2. Traftways. Recently completed Improvements to Scott Boulevard between Court
Street and Rochester Avenue permit the traffcway to function as a primary arterial street
linking northern and southern Iowa City in the eastern part of the community. The
principal purpose of this roadway is to facilitate circulation. If Scott Boulevard is to
serve Its intended purpose, access from Scott Boulevard to any new development in
the study area should be limited. A limited number of collector streets connected
directly to Scott Boulevard is necessary, however, to obtain efficient transit system loops
and to provide access to residential neighborhoods. Between Muscatine and Rochester
I avenues, the necessary collector streets are in place. With full development of the
Village Green subdivision south of Muscatine Avenue, a limited number of collector
streets with access to Scott Boulevard will need to be provided.
— 3. Schools. The study area Is within easy access of City High School, Southeast Junior
High School, and Lucas and Lemme elementary schools. Lucas School is presently at
capacity and Lemme School is approaching capacity. Full residential development of
the East and Northeast areas as well as development in other areas is expected to
challenge the capacities of existing schools in Iowa City.
The undeveloped residential portion of the East Study Area is approximately 270 acres
7 I size of which about 250 acres will most likely develop for single-family residential use,
About 20 acres of land in the vicinity of a proposed neighborhood commercial center
north of Court Street and west of Scott Boulevard may develop for multi -family
residential use at low to medium densities. Based upon the number of lots within
previously platted single-family subdivisions In the East Area, 250 acres of undeveloped,
single-family residentially zoned land would yield about 826 single-family units.
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About 65 percent of existing single-family homes in the East Area are three-bedroom
units; 35 percent of the dwellings are four-bedroom units. By applying national school -
aged children multipliers, which are based on housing unit size, to the 826 potentially
new single-family dwelling units In the East Area, it is projected that approximately 710
school -aged children would occupy these new single-family homes once the East Area
reached full development. Tracts that will most likely develop for multi -family residential
use may also generate additional school -aged children. If capacity in the school system
is reached city-wide, consideration may have to be given to accommodating children
living within these new residential areas by renovating and/or expanding existing schools
or constructing new schools.
4. Parkland/Open Space. Active and passive recreational facilities are provided in the
area on the grounds of Southeast Junior High School, Lucas and Lemme schools and
in Pleasant Hill, Court Hill, Mercer and Scott parks. Recreational needs, to some extent,
are also satisfied on the Regina Schools property, in Hickory HIII Park and at Hoover
School west of the study area. Based upon criteria applied to undeveloped portions
of the East Area, the Open Space section of this Update concludes that existing
facilities will satisfy the open space needs of area residents. No new park facilities in
the East Area are, therefore, contemplated.
r, RECOMMENDATIONS
1. With provision of adequate municipal sewer service to this area, development should
proceed in a manner consistent with the land uses recommended in the 1983
Comprehensive Plan Update.
2. Following sewer system improvements, undeveloped areas south of Rochester Avenue
and north of Muscatine Avenue may be developed without installation of major
Infrastructure improvements. Development of these tracts should then be encouraged.
Full development of undeveloped residential land south of Muscatine Avenue, while
contiguous to existing development, is dependent upon upgrading the Village Green lift
station. Development south of Muscatine Avenue should, therefore, be delayed pending
completion of development in the northern portion of the East Area or until a private
commitment is made to upgrade the Village Green lift station,
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SOUTH AREA STUDY
Study Area
The South Area includes land within the corporate limits which is located south of Highway 6
and east of the Iowa River. The area's delineations by the Iowa River, by the heavily used,
four -lane divided Highway 6 truck route, and by the corporate boundary line on the south and
east, Isolate it from adjacent neighborhoods. Both residential and commercial uses have
- developed in the area but a large portion of the land remains in agricultural use.
Comprehensive Plan
f The 1983 Comprehensive Plan Update envisioned that, in the long-range, the South Area would
develop primarily for low- to medium -density residential uses, with intensive commercial and
general commercial uses concentrated in the northwest portion of the study area south of
Highway 6 between the Iowa River and Broadway Street.
The Plan anticipated that in the short-range, however, low density residential development of
uj over 400 acres of land immediately south of existing residential development would be delayed,
The delay was attributed to existing constraints within the municipal sewer system serving the i
South Area. In addition, although the new water pollution control plant was, in 1983, proposed
on a site adjacent to the South Area, the proposed Improvements did not call for extending
a trunk line into this area concurrent with construction of the wastewater facility. Short-range
residential development opportunities within the South Area were, therefore, restricted to areas
that were more immediately sewerable.
Issues
1. Sewer Availability. Due to topographic restrictions and existing constraints in the
_ municipal sewer system serving the South Area, a limited amount of sewerable land
exists south of Highway 6 and east of the Iowa River. Over 600 acres of undeveloped
land remain in southeastern Iowa City but only about 90 acres are presently sewerable.
Wet weather surcharging conditions in the South Side Trunk Sewer and limited capacity
j In the Keokuk Branch of this trunk sewer system restrict future residential development
in the South Area.
i
Allowing development in the service area of the South Side Trunk Sewer without
addressing capacity problems would aggravate wet -weather surcharging conditions.
Increased surcharging in the South Side Sewer would adversely affect businesses tied
directly to this sewer, If surcharging occurs far enough upstream in the South Side
Trunk Sewer, the Keokuk branch of the system would also surcharge and Impact
j businesses and homes served by this segment of the South Side Trunk Sewer System.
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Wastewater system improvements proposed in the 1963 Update to the Comprehensive
Plan, which would have permitted development of portions of the South Area, have not
been constructed and the location of the new water pollution control plant has been
shifted to a tract of land located southeast of the site identified in the 1983 Update.
As a result of this shift, an outfall sewer which was designed to run along South Gilbert
Street to the proposed plant will no longer be installed; portions of the South Area
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within the service area of this sewer will, therefore, not be immediately developable.
While construction of the new water pollution control plant is intended to solve many
city-wide sewer restrictions, the South Area will not substantially benefit from projected
Improvements to the system. Although the new Southeast Interceptor Sewer will
transect the eastern portion of the South Area, proposed wastewater system
Improvements do not include extending a trunk line from the interceptor sewer Into the
South Area. Until this trunk sewer is extended, development within the area is generally
limited to parcels which are presently sewerable.
2. TraHlcwsys. Until a trunk sewer is extended from the Southeast Interceptor Sewer into
the South Area, the existing collector and arterial roadway system serving the South
Area, namely Gilbert and Sycamore streets and Highway 6, is expected to adequately
accommodate the study area. Extension of a trunk sewer into the area, on the other
hand, will permit development of a significant portion of the South Area.
To accommodate the amount of traffic that is expected to be generated by future
"• residential uses, an arterial trafcway connecting Gilbert and Sycamore streets and
_ perhaps Scott Boulevard extended, is recommended. In the short-range, however,
existing facilities can serve the residential and commercial needs of the South Area.
3. Schools. In view of development limitations in the study area due to the lack of sewer
availability, an Increase in the elementary school population attributable to development
within the South Area is not anticipated. In the short-range, Mark Twain, Grant Wood
and Hills elementary schools are expected to continue serving the area.
As the South Area reaches full development, additional school facilities may be required.
The undeveloped residential portion of the South Study Area is approximately 568 acres
In size of which about 420 acres are expected to develop for single-family residential
use. The balance of the residential portion of this area may develop for single-family
residential use or for residential purposes at slightly higher densities. Based upon the
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area's topography and the size of previously platted single-family residential lots in the
South Area, the 420 acres of single-family residentially zoned land would yield about
1,582 single-family dwelling units.
About 90 percent of existing single-family homes in the South Area are three-bedroom
units; ten percent of the dwellings are four-bedroom units, By applying national school -
aged children multipliers which are based on housing unit size to the 1,582 potentially
new single-family dwelling units in the South Area, it Is projected that approximately
1,095 school -aged children would occupy these new single-family homes once the
South Study Area reached full development, Additional school -aged children are also
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expected to occupy the residential dwellings that may develop at slightly higher
densities in the western portion of the South Area. The number of school -aged children
expected to be generated by residential development in southern Iowa City may dictate
jbuilding new facilities if capacity in the school system is reached city-wide. In the short-
range, however, no elementary school sites need be designated in the study area.
I i!
4. Parks/Open Space. In conformance with the urban environment policies of this plan
update, greenbelts should be encouraged along the Iowa River. Greenbelts along rivers
and creeks not only provide passive recreational opportunities, but help maintain water
quality and reduce the risks of flooding and erosion.
j Two of the open space districts outlined in the City's Neighborhood Open Space Plan -
Wetherby and Grant Wood - are Included in the South Study Area. The Wetherby
Open Space District includes that portion of the study area between the Iowa River and
r' Sycamore Street. Wetherby and Napoleon parks presently provide recreational
` opportunities within this district. If the westernmost portion of the South Area should
develop for residential uses at densities higher than single-family residential uses,
i' additional parkland may be needed within the Wetherby district to accommodate this
l development.
Future residential development east of Sycamore Street will utilize recreational facilities
�l at Grant Wood School and Fairmeadows Park but additional parkland may be needed
to serve the needs of the projected residential population once the Grant Wood Open
_I Space District is fully developed.
5. Proposed Residential Development Sequence. Recognizing varying development
limitations, the South Area is divided Into two subareas for purposes of devising a
residential development sequence. The division is based upon the extent of
infrastructure Improvements required and the degree of continuity to existing
i development. Depending upon the overall rate of growth in the city, the subarea
Identified as the Near South Area in the development sequence section of this Update
Is expected to develop within 10-15 years. The balance of the South Area should
develop in later phases of growth.
I_ RECOMMENDATIONS
_I 1. In the short-range, limited development which can be served by remaining capacity
within existing sewer lines may occur but should be carefully monitored to prevent
surcharge problems to downstream users. Development of much of the South Area is
dependent upon a private commitment to extension of a trunk sewer Into the area. With
provision of adequate municipal sewer service to this area, development should proceed
In a manner consistent with the land uses recommended in the 1983 Comprehensive
Plan Update.
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2. An arterial trafficway connecting Gilbert and Sycamore streets and possibly Scott
Boulevard extended will be needed to accommodate full development of the South Area.
3. No school sites need be designated In the study area at this time. With full
development of the area, the need for additional facilities or some alternative should be
anticipated.
4. Reservation of open space along the Iowa River should continue to be encouraged.
Coincident with full development of the South Area, additional parkland may be needed
In the area.
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SOUTHWEST AREA STUDY
Study Area
The Southwest Area includes land south of Melrose Avenue and generally west of Sunset
Street. Since the Comprehensive Plan Update in 1983, construction of U.S. Highway 218 with
Interchanges at Melrose Avenue and Highway 1 has been completed, Highway 1 West has
been reconstructed as a four -lane limited access facility and Mormon Trek Boulevard has been
realigned. Highway 218 isolates the western portion of the study area from existing
j development east of this divided highway. Both residential and commercial uses have
developed in the area; much of the study area west of Mormon Trek Boulevard, however,
j remains in agricultural use.
Comprehensive Plan
The 1983 Comprehensive Plan Update envisions that, with the exception of platted portions of
Hunter's Run Subdivision, residential development would be confined, in the short-range, to
areas east of Highway 218 to promote efficient, compact and contiguous growth. Land west
J of the highway is to remain, in the short-range, in agricultural use or, due to constraints in
providing municipal sewer service to portions of the area, is to be developed at rural residential
densities. These land use decisions are based upon the City's Interest in maximizing the
efficiency with which municipal services are provided.
—
The Plan Update recommends annexing land, presently zoned commercial under county j
— zoning, within the northern quadrant of the Intersection of highways 218 and 1 and zoning the
land to allow commercial development. The objective of this recommendation is to focus
commercial and industrial development in this location and to resist commercial development
pressures at the Melrose Avenue Interchange with Highway 218. The Plan anticipates that land
surrounding the Melrose Avenue interchange will develop for residential uses.
While access to Highway 218 from Melrose Avenue and Highway 1 makes commercial
development attractive at both interchanges, the Plan suggests the City may not be capable
of supporting full development of commercial and industrial development at both locations.
Proximity to the airport and to two main traffic facilities make residential development in the
vicinity of the Highway 1 Interchange less desirable. These conditions, however, coupled with
_ the availability of sewerable land for more Intensive land uses, make the northern quadrant of
the Highway 1 and U.S. 218 interchange a logical location for commercial and industrial
— development.
The 1983,Plan Update also suggests that because land in the eastern quadrant of the
highways 1 and 218 Interchange is sewerable, annexation of the eastern quadrant of the
Interchange to "Dane's Road" and to existing development south of Highway 1, may be
j desirable. In the long-range, this area may be suitable for industrial development at such time
as sewer service is extended or the demand for industrial uses is felt.
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The Plan Update identifies a portion of the Southwest Area, west of U.S. 218, which Is
bordered on the north by Rohret Road and on the south by the corporate limits, where, as a
result of topographic changes, the provision of municipal services was perceived to be
expensive. Deannexation of all but a 300 -foot wide strip fronting Rohret Road is, therefore,
encouraged in the 1983 Plan Update to permit control of development along Rohret Road while
limiting what the Plan expects to be a cost prohibitive municipal service commitment to this
area.
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Issues
1. Sewer Service Availability. Extension of the Willow Creek Trunk Sewer to Chatham
Oaks, the former Johnson County Care Facility, has increased development
opportunities in the Southwest Area. The capacity of this trunk sewer continues to be
restricted, however, by a 10 -inch segment of the trunk line which creates a bottleneck
! situation at the point where an 18 -inch portion of this trunk sewer line connects to the
smaller diameter pipe. Consistent with the City's intent to maintain compact and
I contiguous growth and to maximize efficiency in the provision of municipal services, no
public commitment of funds to relieve this constraint is proposed in the short-range.
As noted in the 1983 Update to the Comprehensive Plan, without upgrading the
constraint caused by the 18-Inch/10-inch sewer line connection, sufficient capacity
remains within the 10 -Inch line to permit development of sewerable land lying east of
Highway 218 which is within the service area of the 10 -inch trunk sewer. Except for the
commitment made to allow development of the Hunter's Run Subdivision, any additional
development permitted west of Highway 218 will diminish the City's ability to service
land east of the highway and adjacent to existing residential and commercial uses.
Also affecting sewer service capacity to developable land east of U.S. 218 is the City
Council's decision in February, 1988, to approve the request to rezone an 85 acre tract
located west of U.S. 218 and immediately east of the corporate limits from RR -1, Rural
Residential, and ID -RS, Interim Development Single -Family Residential, to RS -5, Low
Density Single -Family Residential. Approval of this request was conditioned, however,
on its consistency with the City's out -of -sequence development policy which is based
on the City's Interest in maximizing the efficiency of municipal growth and development.
While sewer service to portions of this 85 acre tract may have to be assisted by means
of a lift station, It is expected that one lift station of sufficient capacity to serve the
rezoned tract and surrounding rural residential zoned land would be used. if the lift
station is capable of serving the area recommended for deannexation in the 1983 Plan
Update, deannexation of this area would not be necessary.
If development of portions of the Southwest Area proceeds prior to the development
sequence recommended for the area, it is expected that all development costs will be
borne exclusively by the developers of any land which is not in sequence with the City's
growth management policy: This includes the costs of Improvements typical)
subsidized by the City. If any further development west of U.S. 218 Is permitted
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approval should, therefore, be conditioned upon the development's consistency with the
adopted policy which allows out -of -sequence development. Insofar as development of
land west of U.S. 218 may accelerate the need to upgrade the 18-inch/10-Inch sewer
line connection, the extent to which that non-sequent development constrains
development of land east of the highway must, therefore, be measured and the prorated
cost of upgrading that connection assessed to the non-sequent development.
Furthermore, proposed improvements to the City's wastewater treatment system do not
include upgrading a restricted section of the Southwest Interceptor Sewer which is
located on Highway 1 near the Sunset Street intersection and which serves the
Southwest Study Area, Although 3,552 acres of undeveloped land lie within the major
service area of this sewer, with a remaining capacity of 1,530 GPM, the development
potential of this interceptor system is estimated to be 2.6 people/acre, significantly less
than the development density permitted in the City's single-family residential
neighborhoods. This Southwest Interceptor Sewer System constraint, coupled with the
sewer restriction caused by the bottleneck situation of the 18-inch/10-inch sewer line
connection, justify careful evaluation of future requests for subdivision approval west of
Highway 218 as a result of the limited capacity available.
2. Traftways. In October, 1987, the Johnson County Council of Governments completed
a traffic study of a portion of southwest Iowa City entitled The Southwest Iowa Citv
Traffic Studv. The area evaluated in the study is bounded by Melrose Avenue on the
north, Rohret Road on the south, Mormon Trek Boulevard on the east and Slothower
Road on the west. The purpose of the study was to evaluate the existing street
network's ability to handle existing levels of traffic and traffic generated by full
development of the area studied in that report.
The study concluded that the capacity of the arterial street network in southwest Iowa
City is adequate for the existing level of traffic. In fact, the present capacity of the
Melrose Avenue/Mormon Trek Boulevard Intersection is expected to be adequate with
full development of the study area west of Mormon Trek Boulevard. Certain trafficway
Improvements are anticipated, however, as development west of Highway 218
progresses.
The study suggests that collector streets to serve land west of the highway should be
provided. As the need for an arterial street between Melrose Avenue and Rohret Road
becomes apparent, this study recommends using the existing alignment of Slothower
Road from Melrose Avenue to the Southwest Estates Subdivision as a means of access
to this area.
Slgnalization of the Rohret Road/Mormon Trek Boulevard intersection as well as capacity
Improvements to the Rohret Road approach of this Intersection are also contemplated
with development of the traffic study area. A pedestrian walkway on Rohret Road over
Highway 218 may also be desirable to link children and residents to schools, parks and
other facilities east of the highway.
1
3. Schools. The study area is served by Horn and Roosevelt elementary schools. Ernest
Horn Elementary School and Roosevelt School are approaching capacity. Full
residential development of the Southwest Area as well as development In other areas
are expected to challenge the capacities of existing schools in Iowa City.
As the Southwest Area reaches full development, additional school facilities may be
required. The undeveloped residential portion of the Southwest Area is approximately
700 acres in size of which about 500 acres will most likely develop for single-family
residential use. Almost 200 acres of land, predominantly located in the southwestern
portion of this study area, are topographically incapable of being served by the City's
gravity Bow sewer system. Unless City sewer service via a lift station and other
municipal utilities and services can be cost-effectively extended to these tracts, this land
Is expected to develop for large lot, rural residential purposes. Based upon the number
of lots within previously platted single-family residential subdivisions in the Southwest
Area, 500 acres of undeveloped, single-family residential zoned land would generate
about 1,660 lots.
About 60 percent of existing single-family homes in the Southwest Area are three-
bedroom units; 40 percent of the dwellings are four-bedroom units. When national
school -aged children multipliers, which are based on housing unit size, are applied to
the potential 1,660 new single-family dwelling units in the Southwest Area, it is projected
that approximately 1,482 school -aged children would occupy these new single-family
homes once the Southwest Area reached full development. Tracts that may develop
for low density rural residential uses would also generate additional school -aged
children. If capacity in the school system is reached city-wide, consideration will have
to be given to accommodating children living within these new residential areas by
renovating and/or expanding existing schools or constructing new facilities.
4. Parks/Open Space. For the portion of the study area east of Mormon Trek Boulevard,
active and passive recreational facilities are provided on the grounds of Horn and
Roosevelt schools and in Willow Creek and Villa parks. Recreational needs, to some
extent, are also satisfied on the grounds of West High School, west of Mormon Trek
Boulevard, As a result of the availability of these active and passive recreational
resources, no new park facilities east of Mormon Trek are contemplated.
As development progresses west of Mormon Trek Boulevard, however, additional
parkland and open space will be required to serve new residents. Based upon criteria
applied to undeveloped portions of the Southwest Area, the Neighborhood Open Space
section of this Update contemplates that new facilities will be required to satisfy the
open space needs of area residents. Two of the open space districts outlined In the
Open Space Plan - West High and Hunter's Run - are located In the Southwest Study
Area.
Except for the southeast quadrant of the intersection of Highway 218 and Melrose
Avenue, the West High Open Space District Includes that portion of the study area
south of Melrose Avenue, west of Mormon Trek Boulevard and northeast of Highway
218. While the West High School site offers certain open space opportunities for future
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residential development, the plan recommends that 5.58 acres of additional open space
be developed to accommodate the residential population projected to occupy the West
j High Open Space District once it is fully developed.
The Hunter's Run Open Space District includes land within the corporate limits west of
Highway 218. Future residential development within this district is expected to be
I served by a sizeable park proposed north of and within existing development within the
Hunter's Run Subdivision.
5. Proposed Residential Development Sequence. For purposes of devising a
development sequence, the Southwest Area is generally divided into two areas by U.S.
Highway 218. This division is based upon the extent of infrastructure improvements
required and the degree of continuity to existing development. Until development east
of the highway is complete, it is not cost-effective for the City to subsidize the j
improvernmtpts required west of the highway, to extend municipal services to that area,
and to encourage development at the City's margin. In the interest of compact and
T contiguous growth, development of land west of U.S. Highway 218 will be discouraged
w at least until such time as other developable land within the Southwest Area that
requires less costly capital expenditures is developed.
RECOMMENDATIONS �
i
1. With the exception of the already platted Hunter's Run Subdivision, residential
development should be confined to areas east of U.S, Highway 218 to promote efficient,
compact and contiguous growth. Commercial and industrial development should
proceed In a manner consistent with the land use recommendations of the 1983
Comprehensive Plan Update.
2. An area of land generally east of the Highway 218 and Highway 1 Interchange and west
of "Dane's Road" and extending north to the city boundary line should be annexed to
focus commercial and industrial development at this Interchange.
3. Commercial development pressure should be resisted at the Melrose Avenue
Interchange with Highway 218.
i= 4. No school sites need be designated in the study area at this time. With full
development of the area, the need for additional facilities or some alternative is
anticipated.
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5. Coincident with development of the Southwest Area, additional parkland west of Mormon
Trek Boulevard will be needed.
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NORTHWEST AREA STUDY
Study Area
The Northwest study area is bound on the north and west by the City's corporate boundary,
on the south by Melrose Avenue and on the east by the western boundary of the University
of Iowa property. The Northwest Area remains largely undeveloped and in agricultural use.
Comprehensive Plan
The 1978 Comprehensive Plan envisioned the land included in the Northwest Study Area as
developing for residential uses at a low density of one dwelling unit per acre, This area was
not included in the development. sequence of the 1978 Comprehensive Plan or the 1983
Comprehensive Plan Update's sequence of development plan since the area could not be
provided with sanitary sewer service except at considerable expense. Deannexation of the
western portion of the area was also contemplated.
Discussion of the Northwest Study Area in this Comprehensive Plan Update and its inclusion
t in the development sequence is due to Iowa City's interest in a proposed office, research and
development park in this quadrant of the City. Completion of U.S. Highway 218 has increased
the Northwest Study Area's development potential for office research or research and
development uses by providing visibility for the area from a major thoroughfare and by
providing access to the interstate highway system.
j Issues
1. Sewer Availability. The greatest constraint to the immediate development of the
Northwest Area is the topography and its effect on the extension of sewer service. It
Is for this reason that the area was excluded from even the long range development
plans for the City in 1983. Given renewed Interest in the area for office, research and
development uses consistent with the City's economic development goals, it is appro-
priate to re-evaluate the issue of sewer availability and the relative benefits of
development of this area.
Of the approximately 1,100 acres in the Northwest Study Area, none are presently
serviced by existing sewer lines. Historically, the extension of trunk lines is dependent
on when development occurs and is funded, in large part, by the developer. Trunk
lines extended Into this area will probably utilize the Hawkeye lift station, located west
of Mormon Trek Boulevard on University property, to pump sewage from the Clear
Creek watershed to the Willow Creek watershed, overcoming the topographic constraints
to serving the area. The Hawkeye lift station is currently operating inefficiently because
of the low volume of sewage flowing Into it. The lift station has enough reserve
capacity to handle full development of the Northwest Study Area; however, development
is constrained by the lack of capacity existing downstream from the lift station in the
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Southwest Interceptor sewer.
i
Currently, the most restrictive section of the Southwest Interceptor sewer is located at
Highway 1 near the Sunset Street intersection. Remaining excess capacity is 1530
_ gallons per minute (GPM) in the restricted section. The development potential for the
entire Southwest Interceptor System service area north and west of Highway #1,
estimated to be 3,552 acres, is 2.6 people/acre, considerably less than the typical
density of Iowa City's residential neighborhoods. Construction of the new Water
Pollution Control Plant (WPCP) will not directly improve this development potential. The
Southwest Interceptor sewer will continue to be served by the old sewage treatment
plant until such time as the old plant nears capacity. At that time the Southwest
i Interceptor will be upgraded and rerouted south of the airport and across the river to
tie in with the new sewage plant. It is not anticipated that this will occur within the next
20 years.
!.j Since the Southwest Interceptor sewer serves the Southwest Area and the Northwest
Area, consideration is given to the relative cost of developing these areas with municipal
sewer when determining the proper sequence of development. Because trunk lines
_! exist in the Southwest Area and do not exist in the Northwest Area, development which
depends upon municipal sewer should occur in the Southwest Area prior to its
occurrence.in the Northwest Area.
2. Access and TroHlcways• U.S. Highway 216 runs northwest to southeast through the
Northwest Study Area and can provide the type of access Important to large
office/research parks. Melrose Avenue to the south and Highway 6 in Coralville to the
north form the basis for a future network of collector and local streets serving land uses
in the Northwest Study Area. However, currently the area lacks an interior street
system. Camp Cardinal Road is the only existing interior roadway that future
development could use as access to this area.
In the future Camp Cardinal Road should serve as a secondary arterial street within the
area carrying traffic from Highway 6 in Coralville through the Northwest Area to Melrose
Avenue. Camp Cardinal Road and all other roads which some day will form the street
^I network for the Northwest Area will be extended as development occurs and will be
primarily financed by the developers of the property.
Melrose Avenue is only two lanes wide with no curbs from the Highway 216 Intersection
east to West High School, where the road widens to four lanes. The Capital
Improvement Program (CIP) of the City has Included widening Melrose Avenue to four
lanes to better accommodate through -traffic. The "Melrose Avenue Capacity Analysis,"
'— completed In August 1987 by the Johnson County Council of Governments Transpor-
tation Planning Division, addresses capacity issues on Melrose Avenue between
'- University Heights and Byington Road. The study notes that development in the
Northwest Area will potentially have an Impact on the Melrose Avenue corridor east of
University Heights by generating pass -by traffic. Acknowledging that development of
the Northwest Area within the 25 year time frame of the plan is speculative, the study
states "If residential development of 600 units and 50% development of the Clear Creek
' 102
— research park occurs within a 25 year period, then oversaturated traffic conditions may
result even with four lane operation." With full development of the Northwest Area, the
traffic anticipated on Melrose Avenue will increase to the extent that additional capital
improvements, beyond widening the road to four lanes, may be necessary, or
— management of traffic demand may need to be employed.
3. Land Uses. The Northwest Study Area is largely zoned either Interim Development -
Office Research Park (ID -ORP) or Interim Development - Residential Single Family (ID-
,..I RS) at this time. Interim Development Zoning is intended to provide for areas of
managed growth in which agriculture and other non -urban uses of land may continue
until such time as the City is able to provide municipal services to support urban
development. Interim development zones are periodically re-evaluated to establish
whether the policy for these areas is still appropriate given the current development
potential of the area.
iIowa City's policy is to encourage growth in a compact and contiguous manner to foster
a cost effective approach to service extensions. Development in the Northwest Study
W Area will require service extensions far removed from existing serviced areas which will
i^ raise the per capita cost of City supplied services. Any development policies which
encourage development in the Northwest Area should recognize these costs and assure
their most equitable distribution between private developers and the taxpayers of Iowa
City.
a. Office Research and Development Centers. With completion of U.S. Highway
-. 218, the Northwest Area is a viable location for office, research and development
centers. The campus -like environment, characteristic of these types of
development, is easily obtainable given the rolling hills and substantial timber
present. Highway 218 provides ready access to other major traffic corridors, I-
80 and 1-380 to the north and Highway 1 to the south. Hotels/motels are lacking
_ in this area at this time; however, existing hotels/motels are within a three mile
radius. Accessibility to both the Iowa City and Cedar Rapids airports is
especially convenient from this part of the city.
_ Since City services have not been extended to this area, substantial service
Improvements will be required before development can occur with municipal
services. The decision of the City in the previous Comprehensive Plan Update
was to defer development of this area to beyond the long-range development
objectives of the City. In essence, this policy meant that the City did not
anticipate expending any capital in this area and that there was no public Interest
In either facilitating or recognizing development of the area. Given renewed
private sector interest in this area for office, research and development center
uses, this pian recognizes the potential future development of this area for office,
research and development uses. Due to the potentially high cost of
Infrastructure Improvements, it is not anticipated that this development will
proceed in the near future. Private sector Initiative or a public/private partnership
could, however, change this time frame,
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C.
The area currently zoned ID -ORP reflects property lines and the area of Interest
for development; however, reconfiguring the northerly boundary as illustrated in
Figure 2 may be appropriate. The cross -hatched area slopes northerly while the
remainder of the ID -ORP area slopes southerly. To sewer this northerly area
would require the use of a lift station to pump the sewage over the ridge to a
southerly trunk line, or the extension of two separate trunk lines to service the
area by gravity flow through the Hawkeye lift station. Since the ridge line also
serves as an effective topographical distinction between land uses, an extension
of the residential land use classification to the south is appropriate.
Residential. Development of the area currently zoned ID -RS would entail the
extension of sewer service via sewer lines extended west and southwest from
the Hawkeye lift station. These sewer lines would have to traverse a significant
distance, raising the cost for each dwelling unit constructed. This acts as a
disincentive to residential development. Given the lack of existing utilities and
the cost of extending sewer service to this area, development of the currently
zoned ID -RS area at urban densities should not take place in the next 15 year
period, unless services are extended to the area for non-residential purposes.
The topography of the Northwest Study Area is generally hilly with tree cover
retained in many parts of the area, particularly along drainageways and on the
steeper slopes of the hills. These are natural amenities which should be
preserved and which also make the area attractive for certain sectors of the
residential housing market. Given the right combination of property ownership,
market economy, the natural amenities and the difficulty of extending municipal
sewer service, this area may be appropriate for large lot development on septic
systems or private treatment facilities, This portion of the Northwest Area can
provide a residential development option in the City which is currently available
primarily in the unincorporated parts of the County and may bring some of that
development back Into the incorporated area. For this to happen, modifications
In development regulations will need to be made to make the economic benefit
of development in the City at lead equal to that of development in the County.
Commercial. The land uses around the Highway 218/Melrose Avenue
interchange were addressed in the 1983 Comprehensive Plan Update in the
Southwest Study Area. At that time, residential development was favored for the
area surrounding the Interchange In order to direct commercial development to
the Highway 1 interchange with Highway 218. This policy was based on the
available land at the Highway 1 Interchange that was currently sewerable and
the desirability of concentrating commercial and industrial uses along Highway
1.
104
Northwest Area Figure 2
RRl
scut:
600 FT.
O 183M.
ID -RS
ID -ORP
Proposed desi
for Residential
ID -RS
The previous policy is still valid. Sewer availability has not changed appreciably
and the Highway 1 Interchange is, in fact, developing in a manner consistent with
this policy. This southerly interchange is a better location for commercial uses
given the existing commercial nature of the interchange and the Highway 1
corridor and given the intersection of three major traffic corridors - Highway 1,
Mormon Trek Boulevard, and Highway 218. Pressure to develop the Melrose
_ Avenue interchange for commercial use will probably not occur until develop-
ment begins in the Northwest Study Area, particularly the office/research use.
Full development of the currently zoned ID -ORP area could precipitate demand
for a hotel/motel development at the Melrose interchange. This use is consistent
however with the office, research and development center uses envisioned in this
area and is permitted under the zoning classification for such centers. No
change in policy is necessary, therefore, and changes inconsistent with this
�I policy should be resisted to maintain the Melrose Avenue interchange as an
+ entrance to the office/research and residential area of west Iowa City.
' 4. Schools. The Northwest Area is not currently included in a defined school area
M� boundary. Schools serving areas in proximity to the Northwest Area are Kirkwood,
Coralville Central, and Horace Mann. Kirkwood and Coralville Central are close to or
r" at capacity; Horace Mann is well below capacity. Attendance at any of these schools
f would require school boundary changes to Include the students from this area.
With full development of that portion of the Northwest Area presently zoned for
_ residential use, approximately 450 acres may potentially generate 670 school -aged
children. This number of new children would require, at some point in the development
of the area, consideration of a new school facility or reconfiguration of current school
service area boundaries.
S. Parks. The Open Space Plan distinguishes one district for the Northwest Area - the
Clear Creek district. A need for 17 acres of open space is projected. If rural residential
development takes place on large lots as outlined above, the need for 17 acres of open
space should be re-evaluated and possibly diminished.
Development Sequence
A large part of the Northwest Area Is designated for office research and development center
use. Consistent with the rest of the plan, areas designated for non-residential use are not
Included in the development sequence. The office, research and development center land
may develop at any time depending upon the private sector's willingness to do so and/or the
decision of the public sector to subsidize or encourage that development, At this time no
public commitment has been made to extend services or Infrastructure for development of this
area,
106
AW
The areas shown for future residential development fall into the last phase of the development
sequence of the plan due to the extensive infrastructure and service needs. Development may
occur earlier if private systems are used, or in accordance with the City's out -of -sequence
development policy in which the developer assumes the full burden of the cost of immediate
service extensions.
RECOMMENDATIONS
1. Office, research and development centers should be Indicated as the eventual land use
for the long-range development of that area currently zoned ID -ORP as amended
accordingly: The northern border of the ID -ORP zone should be redrawn to coincide
with the location of the ridge line running through this area. The ridge line serves as
an effective topographical distinction between office/research and residential uses to
the north.
2. Residential development at urban densities north of Melrose Avenue and east of
Freeway 218 should not take place in the next 15 years. Development for urban
residential uses should be shown for the long-range. If rural density residential
development is to be fostered, the City will need to re-evaluate its development
standards to make such development economically desirable.
3. Commercial development should be restricted to the Highway 1 Interchange with
Freeway 218, The Melrose Avenue Interchange should be protected as an entrance to
the office/research and residential areas of west Iowa City.
4. No school sites need be designated in the study area, since full residential development
at urban densities is not anticipated in the next 20 years.
5. Seventeen acres of open space are projected as needed for urban density residential
development in this area. If residential development takes place at a rural density on
large lots, the necessity of that much open space should be re-evaluated.
107
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j PENINSULA AREA STUDY
Study Area
The Peninsula Area is bound on the north by Interstate 60, on the east by North Dubuque
i Street, and on the south and west by the Iowa River. These natural and manmade barriers
Isolate the Peninsula Area from other development areas of the city.
The Peninsula is approximately 530 acres in area and is largely undeveloped and in agricultural
use. A limited amount of residential use is concentrated in the eastern portion of the study
area. Single-family residential dwellings are located north of Foster Road and immediately west
of North Dubuque Street on Laura Drive and Knoliwood Lane. Other single-family dwellings
1 are located along the Iowa River south of Taft Speedway. A limited number of mobile homes
and multi -family residential uses are generally located west of Laura Drive. The Elks Club, with
recreational facilities and a golf course, occupies approximately 70 acres in the center of the
Peninsula. Most of the land adjacent to the Iowa River is in the floodplain.
Environmental limitations and the tack of sewer service have prevented development in this
area to date. An assessment of the development potential of the Peninsula and appropriate
land uses for this area will be addressed in this study.
�i Comprehensive Plan
The 1983 Comprehensive Plan Update envisions the Peninsula developing primarily for low-
density residentialuses (2-8 dwelling units per acre) with medium density residential uses (8-
16 dwelling units per acre) restricted to the eastern edge of the study area. While the Plan
Update recommends residential land uses for the long-range development of the entire
Peninsula, the Plan also suggests that, when fully developed, northern Iowa City, Including
the Peninsula Area, could support additional commercial activity north of Brown Street.
Although the Plan does not designate a particular site on or near the Peninsula for
neighborhood commercial development, the Plan does recognize that, given the development
potential of the Peninsula Area, a commercial center west of Prairie du Chien Road, in the
Dubuque Street/Peninsula area, would provide convenient and accessible services to future
residents of the area.
Issues
1. Sewer Availability. Presently, approximately 60 of the 530 acres within the Peninsula
are sewerable without major capital Improvements. These sewerable areas are located
adjacent to existing development in the Peninsula and would, therefore, permit compact
and contiguous growth. Capacity for most of this developable area Is unconstrained
as a 36 -inch line extending Into the Peninsula Area ties in directly to the 36 -inch River
Corridor Sewer.
108
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Construction of a sewer extension to serve the remainder of the Peninsula is not,
however, Included in the schedule of proposed improvements to the city's wastewater
system and no public commitment to extend this service to permit development of the
remainder of the Peninsula is anticipated In the short-range. Full development of the
Peninsula can occur following extension of a trunk line westward from its present
terminus near the Taft Speedway/Calibria Court Intersection.
2. Environmental Considerations. A significant amount of undisturbed natural scenic
features exist within the Peninsula Area. This is due to the fact that much of the
Peninsula is bound by the Iowa River, the city's most prominent natural resource, and
that much of the study area remains undeveloped.
Peninsula land adjacent to the river is wooded and susceptible to Inundation by flood
waters. These "bottomland" woods are generally found in floodplain areas, a habitat
characterized by poor drainage with moisture conditions ranging from total inundation
to very dry periods during the summer. These characteristics pose severe limitations
to urban development. To protect life and property, development within flood prone
areas is limited by the requirements of the City's Floodplain Regulations.
A major ridge, approximately 80'-100' above the flow of the river is located in the heart
of the Peninsula Area. This portion of the Peninsula, currently undeveloped or in
agricultural use, is the area best suited for development as It has adequate drainage
and few erosion hazards. Only slight to moderate urban development limitations
characterize this part of the Peninsula.
Between the Peninsula ridge area and wooded bottomland and extending north of
Foster Road are steep, wooded ravines that function as drainage channels that
discharge surface runoff directly into the Iowa River. Slopes of over 18 percent occur
in this area. Construction difficulties and erosion hazards are two potential problems
associated with steep slopes. Severe development limitations exist on this land.
The natural features of the Peninsula Area - the floodplain, the bottomland and upland
woods and the steep slopes - are aesthetically pleasing and are natural means by which
the community is protected. Rivers and creeks are the natural drainage channels of the j
city. The Iowa River floodway and floodplain are the natural corridors that carry waters
that flow across the impervious surfaces of developed areas, The water absorption and
filtering abilities of the vegetative cover on steep slopes and on the bottomlands aid in
maintaining water quality and in reducing the risks of flooding and erosion. It Is the
policy of the City to preserve and protect these environmentally sensitive areas. Any
development which takes place in this study area should, therefore, be controlled to
ensure that the environment is protected.
The City's Environmental Policies also encourage the preservation and enhancement
of the city's entranceways. The eastern edge of the Peninsula Area is a prominent part
of the North Dubuque Street entrance to the community. Since development of this
portion of the Peninsula will provide one of the first visual Impressions of the
community, it should proceed in a careful manner.
I
3. Access and 7raNlcways. As the Peninsula develops, Foster Road will bestserve the
area's needs as a collector street, functioning as the Peninsula's main trafficway and
linking the area to Dubuque Street. The increase in traffic at the intersection of
Dubuque Street and Foster Road, which will occur once development of the Peninsula
proceeds, will most likely require signalization of this intersection. The timing of
installation of a signal will be determined in part by the density of development in the
area and the rate at which development occurs.
The unique physical characteristics of the Peninsula Area limit secondary access
alternatives for this study area. An alternative to Dubuque Street to access interior and
portions of the
western
p Peninsula Area is to bridge the Iowa River. This alternative,
however, is politically infeasible because it would be cost prohibitive, disruptive to
existing development on the opposite side of the river and may impair the sensitive
resources and natural qualities of the Peninsula. Extending Taft Speedway westerly into
the Interior portion of the Peninsula offers another secondary access option for this part
of the study area.
I
Secondary access to the eastern part of the Peninsula is provided via Taft Speedway.
Construction of a north -south oriented roadway in the vicinity of Calibria Court would
facilitate secondary access to the northern parts of the Peninsula.
4. Land Uses
a. Residential. In the long range, the Peninsula Area is expected to develop for
_ residential purposes. Much of the Peninsula Area is zoned Interim Development
Single -Family Residential (ID -RS) at this time. The Interim Development zone is
Intended to provide for areas of managed growth in which agricultural and other
non -urban uses of land may continue until such time as the City is able to
provide municipal services and urban development can take place. Interim
development zones are periodically re-evaluated to determine whether the land
use policies for these areas are still appropriate in light of the development
potential of the areas.
Development of the part of the Peninsula currently zoned ID -RS requires
! extension of the trunk sewer that presently terminates near the Taft Speed-
way/Calibria Court intersection westward along the perimeter of the Peninsula
as well as extension of municipal water service. No public commitment to extend
these services to this portion of the Peninsula is anticipated prior to development
of the sewered, eastern portion of the Peninsula Area.
The 1983 Comprehensive Plan Update envisions a higher density of residential
development for the eastern part of the Peninsula than for the rest of the study
iarea. Low to medium density multi -family residential zoning classifications shown
In eastern portions of the Peninsula identify the locations of existing multi -family
residential developments in the study area. Sizeable undeveloped tracts of land
which are almost entirely in the floodplain and located west of Dubuque Street,
I
between Foster Road and the river, are currently zoned for medium density
single-family residential development. The physical characteristics of this land,
however, make it better suited for low density single-family residential
development.
The environmentally sensitive nature of these undeveloped tracts, coupled with
their visibility from a major entryway into the community, justify encouraging
future development that adapts to and is harmonious with the natural features
of this part of the city. A low density single-family residential zoning classification
on this tract would assure that the environmental fragility of this tract would be
given more consideration and that the purposes of the City's Environmental
Policies would be better fostered.
If residential development of the Peninsula Area proceeded in a conventionally
r platted manner, however, even low density single-family residential development
-+ could have undesirable environmental consequences. Loss of vegetation,
Increased runoff and erosion, Increased flooding and deteriorated water quality
i may be likely consequences of conventional development on the Peninsula,
Although a density range of 2-8 dwelling units per acre may be the most
appropriate land use density designation for the Peninsula Area, larger lot sizes
1 in some locations may be necessary to provide home sites that are sensitive to
the unique characteristics on the Peninsula environment. Larger lot development
on the Peninsula could not only protect the natural amenities of the area but
may provide a residential development option in the city which is currently
available primarily in the unincorporated parts of the county. To make large lot
development in the city economically competitive with residential development
permitted in the county, however, modifications to development regulations will
_ need to be made to make the economic benefit of development in the city equal
to that of development in the county.
The Peninsula Area is also well suited for planned development housing (PDH)
which can allow flexibility in the placement and clustering of buildings, the
provision of streets, and the use of open space. A planned development can
j J promote einciency by minimizing the network of utilities and streets required in
an area while allowing development to occur in a manner sensitive to the area's
natural features. With this zoning technique, residential development can be
concentrated in those portions of the Peninsula more physically suited to urban
development while environmentally fragile land can remain undisturbed. As a
-, means of implementing the City's Environmental Policies within the Peninsula
Area, the City may consider imposing planned development zoning on
designated areas with standards that produce developments sensitive to the
existing natural features of those areas. Use of this mechanism will require re-
evaluation of the planned development overlay zone.
0
b. Commercial. The 1983 Comprehensive Plan Update recommends residential land
_ uses for the long-range development of the entire Peninsula. However, the Plan
suggests that full development of northern Iowa City, including the Peninsula
Area, could support additional commercial activity north of Brown Street, between
the Iowa River and North Dodge Street/Highway 1. Although the Plan does not
designate a particular site on or near the Peninsula for neighborhood commercial
development, it does note that to be easily accessible to Peninsula Area
_ residents and to provide a competitive balance to existing commercial
development, a commercial center should be located west of Prairie du Chien
Road.
Existing features of the Peninsula do not make the Peninsula Area a suitable
l location for a neighborhood commercial center. The environmental character-
istics of the Peninsula are better suited for uses that reserve a significant amount
of pervious surfaces. Commercial developments typically demand large areas
of pavement which would also alter the wooded and open nature of the northern
entrance to the city. These environmental considerations make low density
residential development a more appropriate land use choice for the Peninsula
Area.
5. Schools. The study area is served by Horace Mann Elementary School which is
f presently at about 65 percent of its maximum capacity. However, full development of
the Peninsula Area may potentially generate 1,270 school -aged children. At some point
In the development of the Peninsula, consideration will have to be given to a new
w school facility or reconfiguration of current school service area boundaries to
accommodate these children.
6. Parka/Open Space. In the short-range, Terrill Mill Park and City Park can serve the
recreation needs of Peninsula residents; in the long-range, however, additional, more
accessible neighborhood -oriented open space will be needed to serve the Peninsula
population. The environmentally and ecologically fragile areas of the Peninsula,
particularly adjacent to the Iowa River, may satisfy the open space requirements of this
study area, The Peninsula's riverfront could offer passive recreational opportunities.
The City will continue to encourage greenbelts along the Iowa River to preserve and
protect the natural features of the riverfront. The open space recommendations of the
Iowa River Corridor Studv, prepared in 1975 by Stanley Consultants, Inc., which do not
conflict with the open space and environmental recommendations for the Peninsula Area
as identified in this plan update, remain ongoing open space development objectives
for this study area,
7. Proposed Residential Development Sequence. Recognizing varying development
limitations, the Peninsula Area is divided Into two subareas for purposes of devising a
development sequence. The division is based upon the extent of infrastructure
Improvements required and the degree of contiguity to existing development.
Depending upon the overall rate of growth in the city, the subarea identified as the East
Peninsula in the development sequence section of this Update is expected to develop
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in the short-range within 5-10 years. Because public participation in the extension of
municipal services to the balance of the Peninsula Area is not anticipated in the short-
range, the rest of the Peninsula should develop in later phases of growth.
RECOMMENDATIONS
1. Development within the Peninsula Area should be considerate of the environmentally
sensitive features of the area.
2. Foster Road should adequately serve the Peninsula Area as a collector street and as
the major traHicway linking the Peninsula to Dubuque Street,
3. The existing undeveloped portion of the eastern part of the Peninsula, currently zoned
RS -8, should develop exclusively for low density single-family residential uses. The
balance of the Peninsula should also develop for low density single-family residential
purposes. Commercial development on the Peninsula is not recommended.
4. Given the unique natural features of Peninsula Area land, consideration should be given
to imposing large lot and/or planned development zoning on designated areas to
produce developments sensitive to these natural characteristics.
5. No school sites need be designated in the study area at this time. With full
development of the area, the need for additional facilities or some alternative should be
anticipated.
6. With full development of the Peninsula Area, additional neighborhood open space will
be needed to serve the Peninsula population. Passive recreation opportunities offered
along the Iowa River could serve these neighborhood -oriented recreation needs.
7. Preservation of greenbelts along the Iowa River should be encouraged and the open
space recommendations of the Stanley Consultants' Iowa River Corridor Study which
do not conflict with the open space and environmental recommendations for the
Peninsula Area should continue to be the open space development objectives of the
study area.
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NORTH AREA STUDY
MENNEN
Study Area
The North Area is a particularly attractive part of Iowa City marked by wooded ravines,
pastureland, and steep to gentle slopes. It is unique in that it has rural features and is close
to the business and academic centers of Iowa City. The area is bound by Brown Street and
Highway 1 to the south and east, 1-80 to the north, and Dubuque Street to the west. The
location and nature of these roads effectively limit the transition between surrounding land
uses, outside the study area, and those within the study area itself. Current uses in the area
Include agriculture in the northeastern portion between 1.80 and Highway 1, highway
commercial along parts of Highway 1 to Prairie du Chien Road, and residential uses, that are
predominately single-family, along the roadways of Prairie du Chien, IQmball Road, and Whiting
Avenue. At least half of the land in the area is vacant or used for agricultural purposes.
iApproximately 198 acres of land is available for development west of Prairie du Chien Road
and about 178 acres remain east of Prairie du Chien.
Comprehensive Plan
The 1983 Comprehensive Plan addressed two issues in the North Area - sewer capacity and
` access to "interior" undeveloped acreage. Since these issues are still applicable to the North
Area, the discussion from the 1983 Plan is carried forward and expanded.
_ I
The land uses outlined in the 1983 Plan were primarily single-family residential throughout the
study area with a cluster of high-density, single-family development projected between the
extension of Foster Road and 1-80, west of Prairie du Chien. An existing neighborhood
commercial use was delineated on North Dodge Street and it was recognized that, at some
point, a neighborhood commercial area could be considered on the west side of the study
area to serve the Peninsula,
Issues
Since the terrain of the North Area Is very hilly with a number of sharp ravines, development
has occurred on the crests of the hills and the plateaus overlooking the ravines. The
remaining developable land is to a large extent wooded and sloping, with access constrained
by existing development and Interstate 80. The Issues having the greatest effect on
development in this section of the city are the distribution of municipal sewer service between
the area to the west and the area to the east of Prairie du Chien and the provision of access
to "Interior" portions of the study area.
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1. Municipal Sewer Service. The 198 acres west of Prairie du Chien Road are within the
immediate watershed of the Iowa River; 74 acres can be serviced directly by the River
Corridor Trunk and the remaining 124 acres must flow through the existing Bjaysville
Lane sewer which empties into the River Corridor Trunk. Of the 178 acres east of
Prairie du Chien, 119 acres are in the Rapid Creek watershed that drains north, beyond
the Iowa City corporate limits. In order to service this eastern area, a lift station is
required to bring the flowage Into the serviceable watershed to the west. To do so,
however, decreases the already constrained capacity in the Bjaysville Lane line available
for the development of land to the west of Prairie du Chien. Programmed improvements
to the wastewater system will not alleviate this constraint.
At present, the Bjaysville Lane sewer surcharges in wet -weather conditions. In order
to adequately serve even the 124 acres west of Prairie du Chien at a density of 12
people/acre, this sewer line should be upgraded to 24 Inches. To accommodate
j development east of Prairie du Chien, a lift station will be required to carry the effluent
w to a watershed served. Since the watershed which the Bjaysville Lane line serves is
_ the most practical for serving this easterly area, a re-evaluation of the appropriate size
of the upgraded line will be necessary when development is proposed on the 119 acres
east of Prairie du Chien.
J2. TraHlcways. The topography of the North Area - the wooded ravines, numerous
drainageways, and steep slopes - has acted as a natural deterrent to the rapid
development of this entire section of the city. For development of this area to occur,
access to the three main developable sections will be necessary.
Foster Road is proposed as a collector between Dubuque Street and Prairie du Chien,
with a jog before a road continues east from Prairie du Chien to Old Dubuque Road.
Since sewer capacity is available to the west of Prairie du Chien without the use of a
lift station, development in that area is encouraged to occur prior to development to the
east. Actual development and construction of the road is at the Impetus of Individual
property owners or developers. The City has chosen to facilitate development in the
area by making land available for the necessary access to the main thoroughfares of
Dubuque Street and Prairie du Chien along the preferred "Foster Road" alignment.
Since Foster Road may at some time be continued to the east, it is recommended that
driveway access be limited to the extent possible. Such limited access will allow for
upgrading of the street in the future if usage demands and may encourage the
development of clustered housing in this area marked by rough terrain and attractive
wooded slopes.
_ Access to the portion of the North Area east of Prairie du Chien Road is provided in
part by the streets which are platted in the Oakes Additions. Further access may
- extend off one of these roads to the north and loop back to Dubuque Road to the east,
eliminating any connection with Prairie du Chien, thus keeping traffic flows within the
developed area confined to predominately local traffic.
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Access to that area defined by Kmball Road, Whiting Avenue, and Dubuque Street
could potentially come from any one of these streets. The access from Dubuque Street
is problematic in that the most suitable road site conflicts with the parking lot for
University housing at the Mayflower. The most feasible access points appear to be off
of Kimball Road or a subdivision In the
area (Nottingham Place, based one the inadequacy over, recent lf of
argues against
Whiting Avenue and Kmball Road as viable alternatives. Since Whiting Avenue flows
Into Ridge Road, even upgrading Whiting Avenue would not resolve the inadequacy of
the street system unless the geometrics of Ridge Road were changed. IQmball Road
seems to offer the only possible means of access and will require improvement to
adequately serve this area. If the City wishes to foster development in this area, use of
the City's power to condemn land for the provision of secondary access, as outlined
in the Transportation Section of this Plan, may be appropriate provided particular
consideration is given to the environmental features of this area.
3. Neighborhood Commercial Area. A neighborhood commercial area has been
suggested in past plans for a location somewhere along the Dubuque Street corridor.
Full development of the Peninsula, the North Area, and further development in the
County may create demand for such an area in the future. Given existing development
and the lack of a site with the appropriate topography and access, no commercial site
Is designated on the Dubuque Street corridor in the city.
4. Schools. Shimek, the elementary school which serves the North Area is currently over
capacity. Using a 60/40 ratio of three-bedroom to four-bedroom units and national
multipliers for the generation of school children, on the 376 acres of developable land
In all of the North Area, there is a potential for approximately 559 additional school age
children, Since full development of this area is not anticipated within the next ten
years, no new facilities should be required within this timeframe.
5. Parkland/Open Space. The Open Space Plan delineates two districts in the North Area
the Mayflower/Shimek district and the Dubuque Road district. Based on full
development of the area, the Mayflower/Shimek district, which is essentially all of the
area west of Prairie du Chien and north of I(imball Road, requires 11.14 acres of
additional open space. The Dubuque Road district, which is east of Prairie du Chien,
has a deficit of 3.8 acres.
6. Environmental Issues, This part of the city Is unique in that the natural features of the
land are particularly scenic and attractive, When approving development proposals
here, the City should be especially cognizant of these features and encourage through
the use of planned developments and with amendments to the subdivision regulations,
development which effectively preserves the natural features.
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_ Development Sequence
Due to the need for sewer system improvements, adequate access roads, school facilities and
open space, both portions of the North Area east and west of Prairie du Chien are slated for
development in Phase II of the development sequence. The area west of Prairie du Chien
_i is favored for development first based on the greater magnitude of improvements required to
the east. The area defined by Whiting Avenue and Kimball Road is slated for development in
,ji the first phase of growth.
J RECOMMENDATIONS
'i
1. As soon as possible, the sewer serving the North Area should be upgraded to 24 -
inches. Construction of this line should terminate at the city limits. Density
designations in this area should be determined within the context of the capacity
available in the 24 -inch line and the necessity to provide for future development in
contiguous areas.
2. Development east of Prairie du Chien, beyond that already platted, should be
encouraged only if the sewer line to the west is upgraded and the proposed lift station
is constructed. Otherwise, development in the remaining area should await completion
of a gravity flow system in the appropriate watershed,
3. Development in the western part of the North Area between Whiting Avenue and 1-80
should continue to be encouraged with the active participation of the City in facilitating
construction of an access road, through the acquisition of land at the Dubuque Street
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and Prairie du Chien intersections of the proposed road.
4. No neighborhood commercial area should be designated in the North Area.
S. No new school sites are recommended at this time.
6. Parkland/open space allocations should follow the Open Space Plan. Given the unique
natural features of the land In this area, efforts should be made to encourage cluster
development and the preservation of wooded spaces.
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INNER CITY AREA STUDY
i_
Study Area
The Inner City Area consists of much of the original town of Iowa City, from Brown Street to
the Iowa Interstate Railroad and from the Iowa River to Summit Street, Muscatine Avenue and
i.., Hickory Hill Park. The Central Business District (CBD) and the University are excluded from
the area. The area is fully developed and is characterized by a range of residential densities
I from old single-family neighborhoods to newer multi -family dwellings. Commercial uses are
also found in the Inner City and are located primarily along Gilbert and Market streets.
[ Because of the diversity of uses in this area, it is helpful when evaluating the Inner City to
w break it up into subareas: the North Side residential area, the area surrounding and including
Mercy Hospital, the College Hill residential area, the high-density residential and commercial
area south of Court Street and west of Gilbert Street, and the residential area east of Gilbert
Street and south of Burlington Street.
Unlike the other study areas Included in this Plan, the land use decisions in the Inner City
usually pertain to redevelopment and changes in land uses rather than the Improvement of
undeveloped land. Therefore, the issues which arise in formulating a policy for this area are
different. The preservation of housing stock, parking, and the compatibility of land uses have
greater importance than does the provision of municipal services. In the discussion which
follows, each of the subareas will be addressed in terms of the applicable issues either through
a presentation of what has been done in an area, a policy statement, or a proposal of a future
study.
Comprehensive Plan
Since 1978, the development policy for the Inner Ci has consistent) been to encourage the
City Y 9
j establishment of commercial service businesses around the CBD and appropriate densities of
._ residential development in areas peripheral to the downtown and its service area. High
density residential development close to downtown supports retail and service establishments
— and adds to the vitality of downtown. Medlum-density residential uses provide a transition
between multi -family and single family development and allow for the preservation of existing
buildings, The 1978 Plan designated high-density residential development north and south of
downtown and projected medium density development east of downtown. An area around
Mercy Hospital was outlined for commercial office development. These concepts were
reiterated in the 1983 Update. The preservation of existing housing stock and neighborhoods
j were also goals of the 1978 Pian and the 1983 Update.
These policies were Implemented in the North Side downzoning, the comprehensive rezoning
of the City In 1983, the College Hill downzoning, zoning a commercial office area around Mercy
Hospital, and continued zoning of areas south of the downtown for high-density residential
development. An historic preservation ordinance enabling the designation of historic districts
was also adopted and two historic districts were formed - Summit Street and Woodlawn.
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These actions addressed a number of concerns about the Inner City area as a whole: the
destruction of existing housing stock for high-density residential development particularly in the
College Hill area, the preservation of historic neighborhoods and neighborhoods in general,
encouraging residential development near the downtown to support downtown businesses, and
the need for doctors' offices near Mercy Hospital. The extent to which these actions were
successful In implementing the goals of the City varied, as explained In the following
discussion.
I
— Issues
Because the Inner City is developed, the issues dealt with in this area will differ from other area
^ studies. The Infrastructure - streets, sewer, and water are in place and the timing of any
I.
redevelopment is assumed to be unconstrained; the development sequence applied to other
areas will not apply to the Inner City. The issues which do prevail are those which are
associated with existing development - the maintenance of existing neighborhoods and existing
I housing stock, the expansion of commercial development into residential neighborhoods at
zone boundaries, on -street parking congestion, and the difficulty of redevelopment on smaller
lots.
1. North Side Residential Area. The North Side comprises the old "Goosetown area from
Reno Street west to Dodge Street, the near north side from Jefferson Street to Brown
_ Street, and the residential area along Dubuque and Clinton Streets. The North Side
contains some of Iowa City's oldest neighborhoods with housing stock ranging in age
from the mid -19th century to dwellings constructed In the 1940s and 50s. In the 1970s,
these neighborhoods were threatened by demolition and the construction of high
density multi -family structures. The allowable density of the area was reduced by
downzoning, ceasing the Incentive to replace older dwellings with new multiple struc-
tures. Many of the larger older homes had been converted to apartments or rooming
— houses. This movement also has been inhibited by downzoning and off-street parking
requirements.
In an effort to assure the preservation of many of the older historic structures in the
North Side, the Historic Preservation Commission proposed the designation of a North
J Side Residential Historic District in 1986. This proposal failed due to the size of the
proposed district and the controversy generated amongst property owners in the
proposed district. The goal of the district designation, as expressed by Its proponents,
was two -fold: to preserve historic buildings and to maintain the integrity of the older
residential neighborhoods.
Based on the goals for the North Side residential area of maintaining existing housing
— stock, protecting and enhancing existing neighborhoods, and preserving historic
structures, the City should Investigate other methods In addition to historic district
designation to attain these goals. Such methods should Include Increased local
participation In rental and owner -occupied housing rehabilitation through loan and grant
programs; the use of local tax Incentives to encourage Investment in neighborhoods;
the active nomination of buildings for the National Register of Historic Places; continued
efforts to designate historic districts of a more limited size than that proposed earlier;
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education of the public of the benefits of historic preservation; and the creation of
neighborhood planning areas to foster grass roots identification of neighborhood
problems and solutions. Along zone boundaries and high volume traffic corridors where
existing older structures are threatened, the City may wish to consider selecting areas
where it would be appropriate to permit limited commercial usage, such as professional
offices, to enable buildings to be economically used and therefore saved. The
appearance or sense of residential place would not then be lost even though a land
use change would occur.
The methods noted above, although Incorporated in a discussion of the North Side,
may be applicable in other areas of the Inner City also.
2. Mercy HoapMal-Commercial/Office Area. The 1978 and 1983 Comprehensive Plans
designated a 51/z block area, including Mercy Hospital, for commercial use. The Central
Junior High School site and play field were denoted as public/semi-public. Upon sale
of these sites to Mercy Hospital and Pediatric Associates respectively, these sites were
zoned commercial office (CO -1) to coincide with their Intended use and, in the case of
the Central Junior High site, in conformance with the zoning around it; the play field
site was rezoned at the request of the buyer. The commercial designation in the 5Ys
block area was intended to provide an opportunity for the conversion of housing on
Bloomington, Van Buren and Johnson Streets to offices, primarily for physicians.
Through conversions and the preservation of existing buildings, it was felt that not only
would an option for the location of doctors' offices near the hospital be provided, but
the residential character of the area would be preserved and the North Side
neighborhood would be buffered from commercial expansion. The boundaries of the
commercial office area were determined by existing uses, by the use of alleyways as
good lines of transition from one use to another, by the likelihood of conversion given
the existing use, and by the intended direction of the hospital's future expansion.
Only two conversions have actually taken place since the option of commercial offices
was made possible. One conversion required an exception to make a single doctor's
office fit on one lot; in the other instance, additional land was required to support one
doctor's practice. The apparent problems with conversions, as indicated by members
of the medical profession, are 1) the size of building and lot needed to support a typical
practice, 2) the difficulty and expense of assembling land to obtain the appropriately
sized lot, 3) the cost of meeting building code requirements for medical offices, 4) the
practical problems with using second story space In older houses for doctors' offices,
and 5) the difficulty of providing adequate parking on residential -sized lots. Such
conversions do not appear to be a practical means of providing medical office space
near the hospital and of preserving existing buildings.
There still exists, however, an apparent need for medical offices in proximity to Mercy
Hospital, The hospital is contemplating construction of a 60,000 square foot facility on
Centre Market, an existing parking lot south of the hospital. This structure will
accommodate some private medical offices as well as house hospital facilities. A need
for land for medical offices is perceived by the hospital as well as by other members
of the medical community, To accommodate this need, this Plan retains the commercial
WZ4]
office designation on the north side of Bloomington Street and extends it one lot east
on Jefferson Street to Incorporate a vacant lot and allow for limited office expansion on
Jefferson Street.
3. College Hill Park Area. The College Hill Park area was the subject of a downzoning
action in 1982. This area Includes much of the residential area east of Gilbert Street
and south of Burlington Street. The rezoning action was instigated by residents who
were concerned about the extensive demolition of older housing stock on Van Buren
and Johnson Streets and the construction of multi -family structures. The area had been
zoned for high-density multi -family dwellings; the rezoning included a number of
categories from low -to medium multi -family densities. These areas have stabilized since
1982 and continue to provide a variety of residential options in relatively close proximity
to the downtown.
4. Commerclal/Residential - West of Gilbert Street. The part of the Inner City west of
Gilbert Street and south of Court Street is designated for mixed use on the 1983 Update
plan map, The intent was that Individual parcels within the area should develop for
primarily high-density residential uses, commercial uses, or a mixture of the two.
Approximately one-third of the area is publicly owned. The zone designations are
presently Community Commercial (CC -2) along Gilbert Street, Prentiss Street to
Dubuque Street, and along Dubuque Street south of Prentiss Street. High-density
residential (RM -145) and the Central Business Service zone (CB -2) dominate the
remainder of the area.
High-density residential uses are favored in this area since it is close to the employment
and retail center of downtown and the University campus, and is a prime area for
redevelopment. Much of the RM -145 land remains under-utilized. Recent changes in
the Zoning Ordinance have made development in the high-density residential zone more
economically feasible by reducing the building height required and, thereby, the cost
of construction. Development in this area should continue to be monitored and
additional measures taken, as necessary, to foster the desired redevelopment.
Another part of this subarea which is under-utilized is the commercial area along Gilbert
Street. Historic structures of varying value line the west side of Gilbert Street from
Prentiss Street to Court Street. Some rehabilitation and re -use have taken place. Full -
use of these existing structures is limited by the inability to provide parking on-site; most
of the buildings cover the entire site. Efforts are being made to improve Malden Lane,
to the rear of these structures, as a parking area. Revitalization of this commercial area
may also require re-evaluation of the proper commercial zoning designation. This will
not require revision of the 1983 Plan since a change could be accomplished under the
existing general commercial designation. This land use designation should, therefore,
be retained.
Immediately north of this part of the Inner City Area are three blocks between Clinton
and Gilbert Streets and between Court and Burlington Streets. These blocks have been
targeted by some members of the community for expansion of the Central Business
District. A study of the downtown and the ramifications of such a change in land use
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south of Burlington Street is scheduled for FY90. The results of that study may have
an impact on land use decisions in the Inner City area south of Court Street.
S. Schools. Presently, only one elementary school, Horace Mann, is located in the study
area. Longfellow School, while outside of the defined study area boundaries, also
serves as a neighborhood school for portions of the Inner City Area. Both schools are
presently operating below capacity and could accommodate additional students.
No additional schools have been proposed for the Inner City Area on the current
Comprehensive Pian Map, and as higher density development has traditionally
generated fewer school -aged children per unit, the need for additional schools in this
area is unlikely.
6. Parka/Open Space. The 1983 Plan and the Open Space section of this Plan recognize
the particular need for neighborhood open space in high-density residential areas.
Multi -family development which does not have the benefit of usable private yard space
may require greater public open space to ensure neighborhood livability. After an open
space needs assessment of the Inner City and other developed parts of Iowa City is
completed, measures such as density bonuses in exchange for open space should be
instituted to encourage the provision of open space in high-density areas. It is
anticipated that the proposed Iowa River corridor buffer and trail system and existing
school sites will fulfill some of the open space needs of the Inner City Area.
RECOMMENDATIONS
1. Rental and owner -occupied housing rehabilitation programs should be continued and
enhanced.
2. Local tax incentives to encourage Investment in neighborhoods should be investigated.
3. Neighborhood planning areas should be formed to foster grass roots Identification of
neighborhood problems and solutions and the preservation of neighborhoods.
4. The City should facilitate the nomination of individual historic buildings for the National
Register of Historic Places.
5. Historic districts should continue to be a tool for the preservation of existing building
resources.
6. To foster private property owner's Interest in the preservation of historic structures, the
Historic Preservation Commission should continue to educate the public In the benefits
of historic preservation.
7. The feasibility and desirability of permitting commercial uses, particularly small
professional offices, in existing older structures in specified areas should be investigated
as a tool for saving those structures.
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8. In the Mercy Hospital area, the land use designation shown on the 1983 Plan should
be retained with the old Central Junior High and playfield site plus the lot immediately
east of the old playfield also shown as commercial office.
9. The high-density residential area south of Court Street and west of Gilbert Street should
continue to be monitored to determine if public sector measures should be taken to
foster redevelopment.
III
J 10. Upon completion of the downtown study, the portion of the Inner City area immediately
n south of Court Street should be evaluated to determine If the land use designations
I I shown are appropriate.
11. No new school sites need be shown on the Plan at this time.
k t 12. Upon completion of a needs assessment for open space in the Inner City, methods to
pattain open space through private sector development projects should be Investigated.
rDevelopment of the Iowa River Corridor buffer and trail system may fulfill part of the
Inner City's open space needs.
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INNER CITY AREA
FRINGE AREA 5 STUDY
Study Area
Fringe Area 5 is a portion of the City's extraterritorial area that is located within two miles of
71, the City's eastern corporate boundary and is bounded by Interstate 80 on the north and U.S.
Highway 6 on the south. Most of the area within one mile east of Iowa City is zoned RS,
Suburban Residential, which permits large lot, single-family residential development. One mile
r further east, A-1, Rural, zoned land predominates. The Johnson County Zoning Ordinance
states that this zone is "Intended to preserve agricultural resources and to protect agricultural
land from encroachment by urban_ land uses." The northwest quarter of Area 5 is located in
a+ the Ralston Creek watershed which drains toward Iowa City. The balance of the area, like
.,� southeast Iowa City, is in the Snyder Creek watershed which drains away from the city.
Comprehensive Plan
Studies of the urban fringe area were not included in the 1983 Comprehensive Plan Update.
�. The Fringe Area Policy Agreement between Johnson County and Iowa City, adopted in
December, 1963, following adoption of the 1983 Plan Update, is, however, an element of this
update of the City's Comprehensive Plan. The purpose of this study of Fringe Area 5 is to
Identify development pressures east of the Iowa City corporate limits, to evaluate the
development policies recommended in the fringe agreement for Area 5 and to determine i
whether these policies continue to be consistent with the City's development goals and
objectives.
Issues
I
1. Development and Annexation Pressures
Infrastructure Improvements. Certain Infrastructure Improvements within the City may
encourage full development of the eastern part of Iowa City which may, in turn, result
in development and annexation pressures outside the corporate limits. Recently
_ completed Improvements to Scott Boulevard between Court Street and Rochester
Avenue have upgraded this roadway to allow it to function as a major arterial street and
truck route for industrial development to the south. Proposed sewer system
Improvements are evoected to resolve wet -weather surcharging conditions in the Rundell
Street and Lower Muscatine trunk sewers that have deterred full development of eastern
j Iowa City. These Improvements will allow unplatted land within the corporate limits to
be sewered.
— As with all sewers, additional capacity is designed In the collection system to
accommodate more density than anticipated. This is done strictly as a precautionary
measure to ensure that the system never needs to be replaced or upgraded at a higher
cost to accommodate an unforeseen higher density of development due either to
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changes in land use patterns or to future annexation. The result is paradoxical,
however, as the added capacity may be seen as an opportunity by landowners outside
the city limits to tap into this resource, not previously available, for urban type
development. Annexation pressure will, therefore, occur.
Land Use Opportunities. While the County zoning ordinance permits suburban
residential development within that portion of Area 5 one mile east of Iowa City, the
development policies of the Johnson County/Iowa City Fringe Area Agreement may have
acted as a disincentive to residential activity in Area 5. The Suburban Residential (RS)
zone allows low density residential development on lots at least 20,000 square feet in
M area and 100 feet in width provided those lots are served by a communal sewer and
a water supply. If not served by common facilities, each lot must be at least 40,000
square feet in area.
Any development within one mile of Iowa City's eastern corporate limit, however, is
required by the fringe area development policies for Area 5 to comply with the City's
Urban Design Standards. All streets within these developments must meet the same
j design specifications imposed upon new streets constructed within the city. All storm
sewer, sanitary sewer and water distribution systems should be Installed but capped
until municipal services are extended to the outlying development. Until these systems
are linked to the Iowa City systems, however, the new subdivisions must be served by
communal sewer and water facilities or individual septic systems and wells. If the policy
is strictly followed, the cost per acre of all of these Improvements generally cannot be
recovered if development is restricted to one to two lots per acre. Development,
�t therefore, is inhibited.
To make residential development cost-effective, developers of land within the portions
of the urban fringe in which City Urban Design Standards are imposed may be inclined
to petition that their land be annexed to the City. This would enable access to the
City's Infrastructure and permit development at urban densities. The cost of
development is, therefore, reduced and development opportunities are improved.
Improvements to Scoff Boulevard and the municipal sewer system will make
development opportunities east of the corporate limits more attractive. These
Improvements, coupled with the opportunity to develop at urban densities, are expected
r to precipitate requests to annex land within Area 5 that is in the service area of these
IV
improvements.
2. Proposed Annexation Policy
i
Accommodating Growth. As discussed in the annexation policy section of this plan
update, the present corporate limits encompass sufficient land to accommodate the
anticipated rate of residential development well Into the future. For the purpose of
accommodating population growth, therefore, annexation of land within Fringe Area 5
Is not necessary.
125
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Without consideration given to potential development east of the city, the East and
- Northeast area studies noted that development within those areas alone will challenge
the capacities of schools serving these areas and may require renovating and/or
expanding existing schools or constructing new schools, Residential development at
urban densities east of Iowa City will only escalate the need to address school capacity
constraints.
As can be seen, annexation carries with it responsibilities for a significant expansion of
services. City policy on this Issue should, therefore, carefully weigh the costs and
benefits of such an action.
126
Service Expansion Requirements. Serving land east of Iowa City would require the
^
extension of additional local trunk lines and may ultimately require construction of a
'
sizeable relief sewer to accommodate development within the portion of the system
serving the Ralston Creek watershed. To serve residential development within that
portion of Area 5 located in the Snyder Creek watershed, it is anticipated that, at a
minimum, either of the two lift stations serving southeastern Iowa City would have to be
upgraded or a new lift station constructed to serve an area within one mile east of Iowa
City. No municipal commitment has been made, at this time, to Initiate these
Improvements.
Although proposed wastewater system improvements will create development
M,
opportunities within the community, the excess capacity of the upgraded municipal
sewer system will not allow full development of all undeveloped land within the
t
existing corporate boundaries. The developable land analysis section of this plan
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update estimates that existing undeveloped land which is currently zoned for single-
E
family and multi -family residential uses could accommodate at least 31,830 people.
However, the City's Public Works Department anticipates that, if the excess capacity
I•f
of the improved wastewater treatment system is committed exclusively to residential
!
development, the system may be capable of only serving up to 12,475 new residents.
This estimate may be liberal, however, since contributions from sources such as
L;
infiltration and increased flows are difficult to predict until the system is on-line. This
also ignores the sewer service requirements of additional commendal and industrial
W
development. All in all, while the new sewage treatment plant is designed to permit
i,
capacity expansions, the expansions required to allow full development of all unplatted
land within the city represent significant municipal capital improvement commitments
iwhich
are not being planned.
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In addition to future sewer system improvements, development east of the corporate
limits may require water system improvements, and police, fire protection and sanitation
services would have to be extended to serve the annexed area, Library and transit
services and parks and recreation facilities would also have to be expanded to
accommodate new residents.
Without consideration given to potential development east of the city, the East and
- Northeast area studies noted that development within those areas alone will challenge
the capacities of schools serving these areas and may require renovating and/or
expanding existing schools or constructing new schools, Residential development at
urban densities east of Iowa City will only escalate the need to address school capacity
constraints.
As can be seen, annexation carries with it responsibilities for a significant expansion of
services. City policy on this Issue should, therefore, carefully weigh the costs and
benefits of such an action.
126
■ <..
Completing Existing Neighborhoods. The annexation policy refers to the desirability
of annexing land to complete existing neighborhoods. Providing municipal services
to complete neighborhoods assures that sufficient population exists to support the
services required within that neighborhood. Partial or fragmented neighborhoods, on
the other hand, are inefficient from the standpoint of neighborhood service provision.
Residential neighborhoods are typically cohesive units that are unimpaired by physical
barriers which inhibit Interaction among the residents. Scott Boulevard is an arterial
street that effectively separates uses to the east and west. Inappropriate development
could result in fragmented neighborhoods east of this right-of-way. Annexation of any
land east of the municipal boundaries, if deemed cost-effective, should, therefore, take
into consideration the amount of land required to establish a complete neighborhood
in which the efficient provision of services can be assured.
�I Development Patterns. Because eastern Iowa City will substantially benefit by the
proposed wastewater system improvements, full development of this part of the city
may be possible. As a result, the eastern corporate boundary is not expected to be
perceived by landowners as the limit of development opportunities in this part of the
community. Requests to annex land within Fringe Area 5 are, therefore, anticipated.
The City must give careful consideration to any request to annex land within the fringe
area and must weigh each request in the context of the growth management policy
espoused in the Comprehensive Plan. The extension of services to annexed areas
can only be achieved by limiting development opportunities within the existing
corporate boundaries. Only with a significant expansion of services can residential,
commercial and Industrial development within the community be unimpaired by the
extension of municipal services to the urban fringe. Development of Fringe Area 5
should only occur according to the development sequence schedule included in this
plan update and only in accordance with the out -of -sequence development policy as
it continues to apply to Area 5.
In addition, development within Fringe Area 5, one mile east of the existing corporate
boundary, should only occur in accordance with the City Urban Design Standards which
require installation of the full complement of municipal infrastructure. Streets, sidewalks
and storm sewer, sanitary sewer and water distribution systems within fringe
—. development one mile east of the city must conform to the same design standards
imposed on development within the community. In areas in which annexation pressures
are anticipated, the application of City Urban Design Standards assures that the needed
Infrastructure is in place at the time of annexation and relieves the City of the costly
expense of installing these Improvements at a later date.
Industrial Development. Preference Is given to Industrial development over residential
development since Industry is basic to any community's economic well-being and
growth. The development policy for Fringe Area 5 recommends expansion of the
Business Development, Inc. (BDI) Industrial park eastward to encompass a tract of land
east of Scott Boulevard, south of the Iowa Interstate Railway tracks and north of a local
road. It would be to the mutual benefit of the City and future industrial development
127
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if this territory were incorporated Into Iowa City. Industrial development would gain
access to municipal services, particularly sewer and water, and the community would
j realize the tax revenue generated by industrial entitles.
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The Heinz lift station, immediately west of Scott Boulevard and about 1250 feet south
of the railway right-of-way serves industrial development within BDI. It is difficult, at this
1 time, to evaluate the capability of this lift station to accommodate industrial development
outside the corporate boundaries. Once the upgraded wastewater treatment system is
on-line, however, the excess capacity of the system serving eastern Iowa City can be
1 assessed and the extent of the system's capability to serve new areas can be evaluated.
The City should take positive steps, however, to assure that sewer capacity is available
to serve future industrial growth east of the present corporate boundary by controlling
I•i the extent of residential development at urban densities permitted in the urban fringe.
RECOMMENDATIONS
i.�
1. For the purpose of accommodating expected population growth, annexation of land east
of Iowa City is not needed.
2. Additional capacity designed in sewer systems should not be viewed as an opportunity
by landowners outside the city limits to use up this available capacity.
3. If land east of the existing corporate limits is annexed for residential purposes and if the
extension of municipal services to serve the area is deemed cost-effective, the extent
— of annexation should be governed by the amount of land required to establish complete
neighborhoods.
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4. To facilitate industrial growth and development in Iowa City, land east of Scott Boulevard
and south of the Iowa Interstate Railway should be Incorporated into the community.
5. Agricultural uses are encouraged to continue in Fringe Area 5. Residential uses for farm
family purposes will be considered depending on soll and site conditions, Unless
annexed to Iowa City, development of existing residentially zoned land should be limited
by the densities permitted by the Johnson County Zoning Ordinance.
6. City Urban Design Standards should be imposed for any development within one mile
of Iowa City's eastern limits. County and City Rural Design Standards should be
applied to regulate any residential development beyond one mile of Iowa City's eastern
limits.
128
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FRINGE AREA 6 STUDY
I� ,! Study Area
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iFringe Area 6 is that portion of the City's extraterritorial area located within two miles of the
City's southern corporate boundary. This area is bounded by U.S. Highway 6 on the north and
I east and a tributary of Old Man's Creek on the west. Most of Area 6, within one mile of Iowa
City's southern corporate limits, is zoned for RS, Suburban Residential, use. This zone permits
r" single-family residential development on lots with minimum areas of 20,000 square feet,
J provided the lots are served by communal sewer and water supply facilities; otherwise, each
lot must be at least 40,000 square feet in area. One mile further south, A-1, Rural, zoned land
predominates. The Johnson County Zoning Ordinance states that this zone is Intended to
j preserve the inherent rural quality of the area by "...preserving agricultural resources and
protecting agricultural land from encroachment by urban land uses." Certain land within Area
r. 6 adjacent to the Iowa River is zoned A-2, Resort, which permits, among other things, boat
docks, beaches and bathhouses and accessory uses associated with water sports.
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Comprehensive Plan
T The 1983 Comprehensive Plan Update did not include studies of the urban fringe area. The
Fringe Area Policy Agreement between Johnson County and Iowa City is, however, a part of
this update of the City's Comprehensive Plan. The present fringe area development policy for
Area 6 states that agricultural use is the preferred land use for the area. Depending upon soil
and site conditions, residential uses for farm family purposes will be considered. Development
of existing County residential zoning districts Is expressly limited by the fringe agreement to
_ annexation and the ability to provide municipal services to these residential districts. According
— to the policy agreement, City Urban Design Standards are to be Imposed on any development
within one mile of Iowa City's southern limit. Beyond one mile of the corporate limits, County i
and City Rural Design Standards are applied.
The purpose of this study of Fringe Area 6 is to Identify factors that may encourage
- development south of the Iowa City corporate limits, to examine the development policies for
_ Area 6 in light of those development pressures and to determine whether these policies
continue to be consistent with the City's development goals and objectives.
i Issues
1. Development and Annexation Pressures. Impending construction of the City's new
wastewater treatment facility within the central portion of Area 6 is expected to generate
speculation as to development opportunities available given this area's proximity to a
desirable municipal service. With extension of a major Interceptor sewer line to the new
plant, through an area outside.the City limits, pressure to annex land from the present
corporate boundary and within the service area of the Interceptor sewer is anticipated.
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The pressure to annex will be due, in part, to direct tie-in possibilities to the Southeast
Interceptor Sewer by means of drop connections which are currently proposed at 1200 -
foot intervals along the interceptor line.
Due to the size and depth of the proposed Southeast Interceptor Sewer, this system
Is physically capable of serving much of Area 6 by means of gravity flow. Development
of Area 6, however, would require extension of trunk lines laterally from the interceptor
r sewer at drop connections. These extensions and connections are expected to generate
significant development costs. Providing municipal sewer service to the portion of Area
6 west of the Iowa River would also require a significant capital outlay to construct a
river crossing. All of these improvements represent expenditures that are not proposed
In the City's wastewater facilities improvement plan.
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2. Environmental Considerations. The Iowa Department of Natural Resources (IDNR) has
identified two wetland areas within proximity of the proposed wastewater treatment
facility and the southern segment of the Southeast Interceptor Sewer. Both of these
wetlands are depicted on Figure 5 which Illustrates environmental areas in southern
Iowa City and in the vicinity of the new sewage treatment plant.
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^� The smaller of the two wetlands Inventoried by IDNR covers an area one to two acres f
In size and Is located west of Bon Aire Mobile Home Lodge within Iowa City. This
�) wetland is located beyond the 200 -foot wide temporary easement associated with
proposed sewer construction activities. The second wetland area, significantly larger j
in size, is located east of the proposed treatment facility and within Fringe Area 6. This
wetland is also located outside of the proposed sewer route.
�i Federal regulations mandate that Federally financed or assisted construction projects,
such as the proposed Iowa City wastewater system Improvements project, are to avoid,
to the extent possible, activities associated with destruction or modification of wetlands.
— The limits of proposed municipal sewer construction activity will not encroach on known
wetland areas and erosion control measures will be Implemented along the construction
— route to minimize the Impact of construction on sensitive lands.
Consideration should also be given to discourage any development that will threaten
the viability of these wetlands. As noted, construction of the City's new wastewater
treatment facility within the center of Fringe Area 6 is expected to precipitate
`i development pressures beyond Iowa City's southern corporate boundary. Consistent
with the City's Environmental Policies, development activities within Area 6 should be
.... carefully monitored to assure that these sensitive lands are neither modified nor
degraded.
3. Proposed Annexation Policy, The annexation policy section of this Plan Update has
established that, since sufficient land exists wkhin the community to accommodate
anticipated development, annexation of land for residential purposes is not justified. The
City has also advanced the policy that development should take place within the current
corporate boundaries and adjacent to present development where sewer and other
municipal services are available.
131
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A significant amount of undeveloped land exists in southern Iowa City, east of the Iowa
River, that will be in close proximity to sewer service. Although the Southeast
Interceptor Sewer will traverse the eastern portion of this undeveloped part of Iowa City,
present sewer design does not call for extending trunk lines through the area concurrent
with construction of the water pollution control plant. Development of the South Area
of Iowa City will be discouraged at least until such time as other developable land within
the corporate boundaries that requires less costly capital expenditures is developed.
This policy of compact and contiguous growth also dictates, therefore, that full
development of the South Area precede extension of municipal services to existing
unincorporated areas to permit residential growth.
Since sufficient developable land is available city-wide within the present corporate limits
to support population growth well into the future, annexation of land within Fringe Area
6 to accommodate residential growth is currently not justified. Annexation of additional
land is also not recommended when such annexation may foster noncontiguous growth
or threaten sensitive lands. However, the City recognizes that proximity to a desirable
municipal resource, namely sewer service, will precipitate pressures to permit residen-
tial development within Area 6 at urban densities. In anticipation that land within Area
6 may, in the future, be incorporated into Iowa City, City Urban Design Standards
should be applied to regulate all development within the entire area.
Compliance with City Urban Design Standards means that all streets within a fringe area
development must meet the same design specifications imposed upon new streets
constructed within the city. In addition, provisions (other than an easement) must be
made for the installation of sidewalks and of storm sewer, sanitary sewer and water
distribution systems that conform with the municipal design standards for this
Infrastructure. Within fringe areas in which annexation pressures exist, requiring the
same development standards as are Imposed upon urban development assures that
the calibre of development within the annexed territory is the same as development
within the corporate limits, This requirement also ensures that the needed infrastructure
Is in place at the time of annexation which relieves the City of the costly expense of j
retrofitting these systems within developed areas.
RECOMMENDATIONS
1. For the purpose of accommodating expected population growth, annexation of land
within Fringe Area 6 Is not Justified.
2. Full development of the South Area of Iowa City should precede extension of municipal
services to Fringe Area 6.
i
3. Except for parcels presently zoned for residential uses, agricultural uses are the
preferred land use in Area 6. Residential uses for farm family purposes will be
considered, depending on soil and site conditions. Development of existing residential
132
zoning should be limited by the densities permitted by the Johnson County Zoning
Ordinance.
Sensitive lands within Fringe Area 6 should be protected and preserved.
City Urban Design Standards should be imposed for any development within Fringe
Area 6.
133
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5.
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zoning should be limited by the densities permitted by the Johnson County Zoning
Ordinance.
Sensitive lands within Fringe Area 6 should be protected and preserved.
City Urban Design Standards should be imposed for any development within Fringe
Area 6.
133
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LEGEND
0 CULTURALRESOURCES
100 YEAR FLOOD AREA
WOODED LAND
ENVIRONMENTAL AREAS
Feel
Figure 5,#,d
IOM City, Iowa, September, JWa by Stanley Consultants'.'
13 7* Tj
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.13JH35..
13JH292
7 c
13jH241
251.
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WETLAND AREA
ENVIRONMENTAL AREAS
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Figure 5,#,d
IOM City, Iowa, September, JWa by Stanley Consultants'.'
13 7* Tj
.13JH35..
13JH292
13jH241
251.
WETLAND AREA
S T L t C' A S
WAPASHIEWS VILLAGE
0-6---13JH336 13JH335 -
FERRYCROSSIKG 13JH337
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13JH512-':-V*
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WETLAND AREA
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GILBEFITTRADING HOUSE
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ENVIRONMENTAL AREAS
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Figure 5,#,d
IOM City, Iowa, September, JWa by Stanley Consultants'.'
FRINGE AREA
POLICY AGREEMENT
between
Johnson County, Iowa
and Iowa City, Iowa
Adopted 12/22/83
Amended 10/15/86
8/25/87
11/19/87
/0 9/
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III.
RESOLUTION NO. /2- Z7 S3
RESOLUTION AUTHORIZING THE CHAIRMAN TO SIGN AND THE COUNTY AUDITOR
TO ATTEST AN AGREEMENT BEIWEEN JOHNSON COUNTY, IOVA, AND IOWA CITY,
IOWA, ESTABLISHING POLICIES FOR DEVELOPMENT OF LAND WITHIN THE
TW -MILE EXTRATERRITORIAL AREA OF IOWA CITY.
-' WHEREAS, two or more local governments are enabled under Chapter 2BE of the
Code of Iowa to enter into agreements to cooperate for the mutual advantage
of the governments involved; and
u WHEREAS, Johnson County deems a land use policy agreement with Iowa City for
orderly growth and development within the two-mile extraterritorial jurisdic-
tion of Iowa City, to be to the mutual advantage of Iowa City and Johnson
County.
NOW, THEREFORE, BE IT RESOLVED:
That the Board of Supervisors of Johnson County hereby authorizes the ('
r Chairman to sign and the County Auditor to attest to the attached 28E
agreement between Johnson County and Iowa City establishing land use policies
for the two-mile extraterritorial jurisdiction of Iowa City.
It was moved by �Cn4 and seconded by nC Kpfl
the Resolution adopted, and upon toll call there were:
AYES: NAYS: ABSENT: i
Donnelly
Y_ Myers
Langenberg
Ockenfels j
Sehr
y I
Passed androved day of 1983.
aPP this�_
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ATTEST:
TOM SLOCHETr
COUNTY•AUDITOR
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f 7,
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RESOLUTION NO. 83-404
RESOLUTION AUTHORIZING THE MAYOR TO SIGN AND THE CITY CLERK Td
ATTEST AN AGREEMENT BETWEEN JOHNSON COUNTY, IOWA, AND IOWA CITY,
ICWA, ESTABLISHING POLICIES FOR DEVELOPMENT OF LAND WITHIN THE
TWO-MILE EXTRATERRITORIAL AREA OF IOWA CITY.
WHEREAS, two or more local governments are enabled under Chapter 28E of the
Code of Iowa to enter into agreements to cooperate for the mutual advantage
of the governments involved; and
WHEREAS, Iowa City deems a land use policy agreement with Johnson County, for
orderly growth and development within the two-mile extraterritorial jurisdic-
tion of Iowa City, to be to the mutual advantage of Iowa City and Johnson
County.
NOW, THEREFORE, BE IT RESOLVED:
That the City Council of Iowa City hereby authorizes the Mayor to sign and
the City Clerk to attest to the attached 28E agreement between Johnson County
and Iowa City establishing land use policies for the two-mile extra-
territorial jurisdiction of Iowa City.
It was moved by Erdahl and seconded by MCDWIa7d
the Resolution be adopted, and upon roll call there were:
AYES: NAYS: ABSENT:
X Balmer
X Dickson
X Erdahl
Lynch
McDonald
Neuhauser
Perret
Passed and approved this 20th day of December , 1983.
Reeelved i Approved
By The Legal Vs ert ent
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RESOLUTION NO. 83-404
RESOLUTION AUTHORIZING THE MAYOR TO SIGN AND THE CITY CLERK Td
ATTEST AN AGREEMENT BETWEEN JOHNSON COUNTY, IOWA, AND IOWA CITY,
ICWA, ESTABLISHING POLICIES FOR DEVELOPMENT OF LAND WITHIN THE
TWO-MILE EXTRATERRITORIAL AREA OF IOWA CITY.
WHEREAS, two or more local governments are enabled under Chapter 28E of the
Code of Iowa to enter into agreements to cooperate for the mutual advantage
of the governments involved; and
WHEREAS, Iowa City deems a land use policy agreement with Johnson County, for
orderly growth and development within the two-mile extraterritorial jurisdic-
tion of Iowa City, to be to the mutual advantage of Iowa City and Johnson
County.
NOW, THEREFORE, BE IT RESOLVED:
That the City Council of Iowa City hereby authorizes the Mayor to sign and
the City Clerk to attest to the attached 28E agreement between Johnson County
and Iowa City establishing land use policies for the two-mile extra-
territorial jurisdiction of Iowa City.
It was moved by Erdahl and seconded by MCDWIa7d
the Resolution be adopted, and upon roll call there were:
AYES: NAYS: ABSENT:
X Balmer
X Dickson
X Erdahl
Lynch
McDonald
Neuhauser
Perret
Passed and approved this 20th day of December , 1983.
Reeelved i Approved
By The Legal Vs ert ent
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RESOLUTION NO. 86-308
RESOLUTION AUTHORIZING THE MAYOR TO SIGN AND THE CITY CLERK TO ATTEST
AN AGREEMENT BETWEEN JOHNSON COUNTY, IOWA, AND IOWA CITY, IOWA,
AMENDING THE DEVELOPMENT POLICY FOR AREA FOUR OF THE JOHNSON
COUNTY/IOWA CITY FRINGE AREA POLICY AGREEMENT.
WHEREAS, the City Council of Iowa City and the Board of Supervisors of John-
son County entered into an agreement enabled under Chapter 28E of the Code of
Iowa in December, 1983, (Res. 83-404); and
WHEREAS, that agreement sets forth development policies for designated areas
within the two-mile extraterritorial jurisdiction of Iowa City; and
WHEREAS, the City and the County have mutually agreed that development pres-
sures in Area Four justify reconsideration and amendment of the policy for
that portion of Area Four which fronts on Rapid Creek Road.
NOW, THEREFORE, BE IT RESOLVED:
That the City Council of Iowa City hereby authorizes the Mayor to sign and
the City Clerk to attest to the attached amendment to the 28E agreement
between Johnson County and Iowa City establishing a policy which permits
residential development at a density of one dwelling unit/three acres for
properties in Area Four fronting on or having access to Rapid Creek Road.
It was moved by McDonald and seconded by Zuber
the Resolution be adopted, and upon roll call there were:
AYES: NAYS: ABSENT:
X Ambrisco
— X Baker
—X Courtney
X Dickson
—X McDonald
y Strait
- y Zuber
Passed and approved this 7th day of October 1986.
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ATTEST:
CITCL� '
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Received & Approve:
By % LepelOepaArneno
FRINGE AREA POLICY AGREEMENT BETWEEN
JOHNSON COUNTY, IOWA AND IOWA CITY, IOWA - AMENDMENT I
This agreement is entered into pursuant to Chapter 28E of the Code of Iowa
by and between Johnson County, Iowa, a municipal corporation, and the City
of Iowa City, Iowa, a municipal corporation, to wit:
WHEREAS, the County and the City adopted an agreement in December, 1983,
to guide the development of land within the two-mile extraterritorial
jurisdiction of Iowa City; and
WHEREAS, that agreement provided for the periodic review and amendment of
the agreement; and
WHEREAS, the City and the County have mutually agreed that development
pressures in Area 4 require reconsideration and amendment of the develop-
ment policy for all of, part of Area 4; and
WHEREAS, agreement has been reached on an amendment to address development
in part of Area 4 along Rapid Creek Road.
NOW, THEREFORE, the parties hereto, do agree for themselves and their
respective successors to the following amended policy for Area 4:
AREA 4
Policy
A limited amount of residential development on the properties with
direct frontage or access on Rapid Creek Road will be permitted. On
other property within Area 4 with access out to Highway 1 and access
to gravel surface roads, residential development should be discour-
aged, and encouraged to take place in Area 3 and other parts of the
County zoned for residential development. Agricultural use is the
preferred use on these other properties; residential uses for farm
family purposes will be considered depending on soil and site condi-
tions.
Residential growth along Rapid Creek Road will be guided by perform-
ance standards designed to:
1. Keep County road maintenance costs and other services at an ac-
ceptable level;
2. Preserve the rural character of the area;
3. Conserve prime agricultural land for farm use;
4. Minimize conflict between residential development and existing
farm uses; and
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5. Mow for the protection of environmentally sensitive areas, such
as steep slopes, wetlands and forested areas.
Actual development of individual sites along Rapid Creek Road will be
accomplished by matching these standards to the specific land charac-
teristics, including road access safety, steep slopes, floodplains,
woodlands, existing agricultural uses and prime farmland. County
service level limitations, primarily road service capacity, should
provide an overall basis for setting the density standards in the
area.
Along Rapid Creek Road large lots will not be required. Where the
tracts of land being considered for subdivision are large enough, the
performance standards could be facilitated through the clustering of
smaller building lots. Clustering is a development design technique
that concentrates buildings in specific areas on the site to allow the
remaining land to be used for recreation, Gammon open space, conserva-
tion of prime ag land and preservation of environmentally sensitive
areas. The carrion open space created through the clustering process
could be secured through the use of restrictive covenants obtained as
a part of a conditional zoning process.
Implementation;
1. Implementation of this policy for development along Rapid Creek Road
will require amendment of the County Zoning Ordinance. This amendment
could be accomplished by adding a new section on planned residential
development, which incorporates the use of performance standards, site
plan review and elements of conditional zoning, or by use of overlay
provisions.
2. The density for development of lots having frontage on or access to
Rapid Creek Road should be one dwelling unit per three acres.
3. All zoning requests will be reviewed for conformance with the policies
established for Area 4.
4. Development of existing zoning within Area 4 will be required to
comply with County and City Rural Design standards.
S. No annexation of this area is anticipated in the next three year
review period.
This amendment to the agreement shall be filed with the Secretary of the
State of Iowa, and with the Johnson County Recorder in compliance with
Chapter 28E, Code of Iowa.
0
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Dated this day of
, 1986.
JOHNSON COUNTY
By:
Chair—m7 , rd/o
/ f Supervisors
Attest: w, f�wL1�1 � � � i9yT
oun y Auditor
7
Dated this /J day of 1986.
CITY OF IOWA CITY
r
Mayr r
Attest:
Citye'�l r—fc--"
AVOW -ed & Approver
BY The 69•1 Dep •n►
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Dated this day of
, 1986.
JOHNSON COUNTY
By:
Chair—m7 , rd/o
/ f Supervisors
Attest: w, f�wL1�1 � � � i9yT
oun y Auditor
7
Dated this /J day of 1986.
CITY OF IOWA CITY
r
Mayr r
Attest:
Citye'�l r—fc--"
AVOW -ed & Approver
BY The 69•1 Dep •n►
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RESOLUTION NO. 87-168
RESOLUTION AUTHORIZING THE MAYOR TO SIGN AND THE CITY CLERK TO ATTEST
AN AGREEMENT BETWEEN JOHNSON COUNTY, IOWA, AND IOWA CITY, IOWA,
AMENDING THE DEVELOPMENT POLICY FOR AREA 4 OF THE JOHNSON COUNTY/IOWA
CITY FRINGE AREA POLICY AGREEMENT.
WHEREAS, in December, 1983, pursuant to Resolution 83-404, the City Council
of Iowa City entered into an agreement with the Board of Supervisors of John-
son County under authority of Chapter 28E of the Code of Iowa which sets
forth development policies for designated areas within the two-mile extrater-
ritorial jurisdiction of Iowa City; and
WHEREAS, Resolution 86-308 authorized amendment of that Agreement to provide
a new development policy for properties fronting on Rapid Creek Road; and
WHEREAS, the City and the County have mutually agreed that development pres-
sures in Area Four east of Highway 1 justify reconsideration of the policy to
provide for limited residential development in all of that portion of Area
Four east of Highway 1.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF IOWA CITY THAT:
1. The Mayor is authorized and directed to sign and the City Clerk to attest
the attached amendment to the Fringe Area Policy Agreement between John-
son County and Iowa City, establishing a policy which permits limited
residential development at a density of'one dwelling unit/three acres for
properties in Area Four east of Highway 1.
2. The City Clerk is directed to cause the Amendment to be recorded and
filed with the Secretary of State, as required under Code Chapter 28E.
It was moved by McDonald and seconded by Dickson
the Resolution be adopt , and upon ro call there were:
AYES: NAYS: ARSFNT.
KAmbrisco
X Baker
x Courtney
X Dickson
K McDonald
X Strait
X Zuber
Passed and approved this 14th day of July 1987,
MA OR
ATTEST: :a
CI .J
TP CLERK
Recelved a 4
erg �9+1Ocps
�p�
MY W
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FRINGE AREA POLICY AGREEMENT BETWEEN JOHNSON COUNTY, IOWA
s AND IOWA CITY, IOWA - AMENDMENT Il
This agreement is entered into pursuant to Chapter 28E of the Code of Iowa by
and between Johnson County, Iowa, a municipal corporation, and the City of
i Iowa City, Iowa, a municipal corporation, to wit:
WHEREAS, the County and the City adopted an agreement in December, 1983, to
guide the development of land within the two-mile extraterritorial jurisdic-
j_+ tion of Iowa City; and
jf WHEREAS, that agreement provided for the periodic review and amendment of the
i agreement; and
WHEREAS, the City and the County have mutually agreed that development pres-
sures in Area 4 require reconsideration and amendment of the development
{j Policy for Area 4; and
WHEREAS, the development policy for a portion of Area 4 along Rapid Creek
Road was amended October 15, 1986; and
WHEREAS, after due deliberation the Johnson County Board of Supervisors and
the City Council of Iowa City have determined that a similar development
Policy is appropriate for all of Area 4 east of Highway 1.
NOW, THEREFORE, the parties hereto, do agree for themselves and their respec-
tive successors to the following amended policy for Area 4:
j AREA 4
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Policy
A limited amount of residential development will be permitted on those
properties east of Highway 1. Agricultural use is the preferred use on
any of those properties which do not meet the standards noted below and
on properties west of Highway 1; residential uses for farm family pur-
1 -- poses will be considered on these properties.
Residential development will be guided by the following standards:
_ 1. The development will not require construction or reconstruction of a
public road by the City or the County.
—' 2. The proposed development will not have a negative impact on sur-
rounding properties.
3. Conflicts between residential development and existing farm uses
should be minimized.
_ 4. The development should allow for the protection of natural areas
such as steep slopes, wetlands and forested areas.
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ATTEST:
Coun y q., u i or
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1
i.
2
Implementation:
ATTEST:
Coun y q., u i or
1
2
Implementation:
1.
The density for development of lots should be one dwelling unit per
three acres.
_
2.
Implementation of this policy will require amendment of the County
Zoning Ordinance. This amendment could be accomplished by adding a
y
new section on planned residential development, which incorporates
_
the use of standards and site plan review and provides a zone cate-
gory to implement the one unit per three acre density.
3.
All zoning requests will be reviewed for conformance with the poli-
cies established for Area 4.
4.
Development of existing zoning within Area 4 will be required to
comply with County and City Rural Design Standards.
5.
No annexation of this area is anticipated in the next three year
review.
6.
Where the tracts of land being considered for development are large
enough, the standards for rezoning may be implemented through the
clustering of small building lots according to Section 10 of the
yl
Johnson County Subdivision Regulations. Clustering is a development
design technique that concentrates buildings in specific areas on
_
the site to allow the remaining land to be used for recreation,
common open space, conservation of farmland and preservation of
-
natural areas.
This amendment to the agreement shall be filed with the Secretary of the
_
State of
Iowa, and with the Johnson County Recorder in compliance with Chap-
ter 28E,
Code of Iowa.
Dated this
_� day of 1987.
JOHNSON
By:
�COUNTY
_
hai
n, tsoaro 9f Supervisors
ATTEST:
Coun y q., u i or
�, .�
,._ __
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RESOLUTION NO. 87-285
RESOLUTION AUTHORIZING THE MAYOR TO SIGN AND THE CITY CLERK TO
ATTEST AN AGREEMENT BETWEEN JOHNSON COUNTY, IOWA, AND IOWA CITY,
IOWA, AMENDING THE DEVELOPMENT STANDARDS FOR SUBDIVISIONS WITHIN
THE JURISDICTION OF THE JOHNSON COUNTY/IOWA CITY FRINGE AREA
POLICY AGREEMENT.
WHEREAS, in December, 1983, pursuant to Resolution 83-404, the City Coun-
cil of Iowa City entered into an agreement with the Board of Supervisors
of Johnson County under authority of Chapter 28E of the Code of Iowa which
sets forth development policies for the two-mile extraterritorial juris-
diction of Iowa City; and
WHEREAS, said agreement provides for amendments as necessary; and
WHEREAS, the City and the County have mutually agreed that the development
standards for subdivisions within the fringe area should be directly
related to the anticipated annexation of any portion of the fringe area.
J NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF IOWA CITY THAT:
1. The Mayor is authorized and directed to sign and the, City Clerk to
attest the attached amendment to the Fringe Area Policy Agreement
between Johnson County and Iowa City, establishing a policy whereby
the standards used for the design of roads in .subdivisions under the
n jurisdiction of said agreement shall relate to the potential annexa-
tion of the subdivision to Iowa City.
n 2. The City Clerk is directed to cause the Amendment to be recorded and
u filed with the Secretary of State, as required under Code Chapter
28E.
It was moved by McDonald and seconded by Zuber the Resolu-
tion be adopted,andand upo�75all there were:
L AYES: NAYS: • ABSENT:
X AMBRISCO
X BAKER
X COURTNEY
DICKSON
X MCDONALD
X STRAIT
X ZUBER
Passed and approved this 17th day of November 1987.
L4. f
AAY0
ATTEST:- •• .
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FRINGE AREA POLICY AGREEMENT
BETWEEN JOHNSON COUNTY, IOWA, AND IOWA CITY, IOWA - AMENDMENT III
This Agreement is entered into pursuant to Chapter 28E of the Code of Iowa
by and between Johnson County, Iowa, a municipal corporation, and the City
of Iowa City, Iowa, a municipal corporation, to -wit:
WHEREAS, the County and the City adopted an agreement in December, 1983 to
guide the development of land within the two-mile extraterritorial juris-
diction of Iowa City; and
i
WHEREAS, that agreement provided for the periodic review and amendment of
the agreement; and
WHEREAS, the City and the County have mutually agreed that the development
standards for subdivisions within the fringe area should be directly jI
related to the anticipated annexation of any portion of the fringe area.
NOW THEREFORE the agree!'
ti respective successors parties
following amended p for and their j II
DESIGN STANDARDS:
For all areas, the following design standards shall apply and shall
supersede any previously stated street standards under the "Implementa-
ition" sections of the Area Policies.
y
Level 1. Full City street standards shall be applied to areaswhich have
imneTiate potential for annexation (less than five years). This means an
urban cross-section with street construction of full depth concrete 28 II
feet wide for local streets and 31 feet for collector streets. All tele-
phone and electric utility service lines shall be underground.
LL.
-. Level 2. A minimum rural development standard for streets shall apply to
Mo—seareas for future potential annexation (5-10 years). This entails a
rural cross-section with a three inch compacted stone base and chipseal
surface 22 feet wide.
Level 3. Present County local street improvement standards shall apply to
all other areas within the two-mile fringe of Iowa City. Depending upon
the number of residential properties to be served, the current County
standard is three inches of crushed rock either 20 or 24 feet wide.
This amendment to the Agreement shall be filed with Secretary of the State
of Iowa, and with the Johnson County Recorder in compliance with Chapter
28E, Code of Iowa.
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Oated this 19th day of November
JOHNSON COUNTY
By: alt—
atran, oar Supervisors
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ATTEST: ) - 6
county Auditor \\ ,fA
IOWA CITY U Z^
4ayor, t y o owa rty
ATTEST:
i er
1987,
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Oated this 19th day of November
JOHNSON COUNTY
By: alt—
atran, oar Supervisors
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ATTEST: ) - 6
county Auditor \\ ,fA
IOWA CITY U Z^
4ayor, t y o owa rty
ATTEST:
i er
1987,
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FRINGE AREA POLICY AGREFMENr
BETWEEN
JOHNSON COUNTY, IOWA, AND IOWA CITY, IOWA
This agreement is entered into pursuant to Chapter 28E of the Code of Iowa
by and between Johnson County, Iowa, a municipal corporation, amTt a -C3ity
of Iowa City, Iowa, a municipal corporation; to -wit:
WHEREAS, the Development Policy for Rural Johnson County adopted January,
1979 calls for the preparation and adoption of development plans and
agreements between the County and the City regarding the Municipality and
its Environs; and
WHEREAS, the Iowa City Comprehensive Plan Update adopted in February, 1983
outlines the extent of urban development expected within the next 20 years
and projects limited annexation of extraterritorial areas; and
WHEREAS, it is in the interest of Johnson County and the City of Iowa City
to establish policies for the orderly growth and development within the
two-mile extraterritorial jurisdiction of the City, and
WHEREAS, Johnson County and the City of Iowa City mutually agree that such
policies are necessary in order to more effectively and economically
provide services for future growth and development.
NOW, THEREFORE, the parties hereto, do agree for themselves and their
respective successors as follows:
j SECPION I. AREA DEVEGOPMENP POLICIES & IMPLEMENPATION MEASURES
�J The parties accept and agree to the following Area Development Policies
and Implementation Measures regarding annexation, zoning, and subdivision
review for the various designated areas outlined on the attached map.
Statement of Intent
— In order to facilitate the purposes of Chapter 93A of the Code of Iowa and
to further the policy of this State to provide for the or er y use and
_ development of land and related natural resources in Iowa for residential,
commercial, industrial, and recreational purposes, preserve private
property rights, protect natural and historic resources and fragile
ecosystems of this state including forests, wetlands, rivers, streams,
lakes and their shorelines, aquifers, prairies, and recreational areas to
promote the efficient use and conservation of energy resources, to promote
the creation and maintenance of wildlife habitat, to consider the protec-
tion of soil from wind and water erosion and preserve the availability and
-- use of agricultural land for agricultural production, through processes
that emphasize the participation of citizens and local governments: and,
In the interest of providing for orderly and efficient development
patterns in those areas of Johnson County within the two-mile
extraterritorial jurisdiction of Iowa City and in order to provide
services for such development at the least cost to all of the people of
Johnson County, the City of Iowa City and Johnson County agree, as
provided in Chapter 28E of the Code of Iowa, to the following Development
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iPolicies and Implementation Measures regarding annexation, zoning and
subdivision review for various designated areas outlined on the attached
I - map.
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The 28E agreement between Johnson County and the City of Iowa City will
pertain to the entire two-mile extraterritorial jurisdictional area of
Iowa City.
j AREA 1
Policy
Agricultural use is the preferred use in Area 1. Residential uses
for farm family purposes will be considered depending on soil and
site conditions. The policy regarding this area should be
-7 reevaluated at such time as the potential office research park
development anticipated in the northwest quadrant of Iowa City is
realized.
i Implementation:
u 1. All zoning requests will be reviewed for conformance with the policies
established for Area 1.
2, County and City Rural Design standards will be applied to regulate
development within existing residential zoning. (City Urban Design
Standards will not apply).
' 3. No annexation of this area is anticipated in the three year review
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period provided for in Section III.
AREA 2
Policy
This area should develop as low to medium-density residential use;
large scale commercial development is inappropriate due to the
proximity of existing residential uses, the I-80 and Dubuque Street
interchange, and the curvature of Dubuque Street. Limited commercial
uses may be considered when integrated as part of a proposed residen-
tial development.
'Implementation:
1. The County will adopt Planned Development Performance Standards
(PUPS).
2. Limited commercial uses may be considered as part of planned residen-
tial development proposals and will conform to the PDPS.
—! 3. County and City Rural Design standards will be applied to regulate
development within existing residential zoning.
4. No annexation of this area is anticipated in the three year review
period.
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_ AREA 3
jPolicy
Residential development in the County will be encouraged in Area 3
and will be governed by the provisions of the Corridor Development
Plan adopted November, 1982.
Implementation:
1. Development shall conform with the Corridor Development Plan and
comply with County and City Rural Design standards.
2. No annexation of this area is anticipated in the three year review
period.
AREA 4
Policy
Residential development in this area should be discouraged, and
encouraged to take place in Area 3 and other parts of the county
zoned for residential development. Agricultural use is the preferred
use in Area 4. Residential uses for farm family purposes will be
—� considered depending on soil and site conditions.
Implementation:
1. All zoning requests will be reviewed for conformance with the policies
j established for Area 4.
2. Development of existing zoning within Area 4 will be required to
comply with County and City Rural Design standards.
3. No annexation of this area is anticipated in the three year review
period.
AREA 5
Policy
Agricultural uses are encouraged to continue on land which is
considered "prime" agricultural land. Residential uses for farm
family purposes will be considered depending on soil and site
— conditions. Non—farm development should be confined to existing
zoning within one mile of the eastern corporate limit of Iowa City
and should develop in a manner consistent with the anticipated
limited annexation of this area. Additional land for industrial use
has been identified in the triangular area east of the corporate
limits and bounded by the railroad tracks on the north and the local'
road on the south.
Implementation:
1. All rezoning requests .will ,be reviewed for conformance with the
Policies established for Area S.
2. Residential development will be discouraged in the area identified
for industrial use and screening provisions will be added to the
County's industrial performance standards.
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3. City Urban Design standards will be imposed for any development
within one mile of Iowa City's eastern limits.
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_ 4. County and City Rural Design standards will be applied to regulate
anyr sidential development beyond one mile of Iowa City's eastern
limit5. Annexation c
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will be considered at such time aslCity services City's
an berprovidedimits
r' AREA 6
Policy
I Agricultural use is preferred. Residential uses for farm family
purposes will be considered depending on soil and site conditions.
capaciDevelopment ty to p ov de muof nicipaldservices zoning should be limited by the
�I
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Implementation:
1. Requests to rezone land will be reviewed for conformance with the
Policies established for Area 6.
2. City Urban Design standards will be imposed for any development
within one mile of Iowa City's southern limits.
3. County and City Rural Design standards will be applied to regulate
any residential development beyond one mile of Iowa City's corporate
limits.
4. Annexation requests within one mile of Iowa City's corporate limits
will be considered at such time as City services can be provided.
AREA 7
Policy
Continued agricultural use is the preferred use in Area 7. A subarea
of Area 7 is defined by the watershed line between the Willow Creek
and Old Man's Creek drainage basins and by Highway 1. This subarea
will be evaluated for annexation as development proceeds. Limited
residential development will be considered in the rest of .Area 7
where County services can be provided most effectively.
Implementation:
1. All zoning requests will be reviewed for conformance with the
Policies established for Area 7.
2. Residential subdivisions proposed in the subarea of Area 7 shall
conform to City Urban Design Standards.
3. Limited residential development which does occur outside the subarea
will be required to comply with County and City Rural Design sta
dards.
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4. Annexation requests within the subarea may be considered as develop-
ment proceeds and City services can be provided. No annexation of
the rest of Area 7 is anticipated in the three year review period.
AREA 8
Policy
Development in Area 8 will consist primarily of commercial and light
industrial uses subject to certain standards. Any development which
may occur will be consistent with the Airport Overlay Zone.
Implementation:
1. That portion of Area 8 east of U.S. Highway 218 will be incorporated
into Iowa City by annexation.
2. Planned Commercial Development standards will be developed and
adopted by the County.
3. Provisions for screening between commercial or industrial development
and residential development wil be adopted for developments in the
County.
4. No annexation of areas west of U.S. Highway 218 is anticipated in the
three year review period.
AREA 9
Policy
Low density residential development is projected in those portions of
Area 9 which can be served with municipal services. Those areas
which are not serviceable should remain in agricultural use.
Implementation:
1. Interim Development (ID) zoning of most of Area 9 is anticipated
until such time as City services are available.
2. City Urban Design Standards shall apply to any development in Area 9.
3. Those portions which cannot be served by City services will be
considered for deannexation and the application of County and City
Rural Design Standards.
4. Hunters Run Subdivision will be retained within the corporate limits
subject to review of the subdivision in 1985.
SECTION II.
ADMINISTRATIVE POLICIES
The parties accept and agree to the following administrative polices:
Zoning regulation as a rule is the county's prerogative while subdivision
regulation in these areas comes under a city's authority. Annexation is
also primarily under exclusive rule of cities. Each of these activities,
however, affect both jurisdictions and have produced a clear and pressing
�49�
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need for coordination and joint administration. To that end, the City and
the County agree to the following procedures for administration of land
use regulations.
A. zoning Regulation:
1. Zoning regulation for all unincorporated territory will remain
under the authority of the Johnson'County Zoning Ordinance and
the provisions of Chapter 358A, Code of Iowa.
2. Implementation of measures outlined in this agreement which call
for rezoning of specific areas or the adoption of new regulations
will be undertaken within the 3 year review period of this
Agreement.
i 3. Each request for zoning of property within Areas specified in
this Agreement will be forwarded to the City for review and
comment prior to the public hearing before the County Zoning
Commission. Any zoning change will conform with the policies
identified for the Area in which the requested change is located.
B. Subdivision Regulation:
1. Subdivision of land within the 2 mile extraterritorial jurisdic-
tion will be required to conform to either the Rural Design
Standards of the City and of the County or City Urban Design
Standards in accordance with the Area Policies and Implementation
Measures specified in this Agreement.
2. Persons wishing to subdivide land within the Areas specified in
this Agreement shall be required to file, at the same time with
both the City and the County, a subdivision application, the
processing of which shall be coordinated to ensure concurrent
review by both the City Planning and Zoning Commission and the
County Zoning Commission.
3. Subdivisions of lard into less than three lots will continue to
be regulated by the County.
C. Annexation:
1. Iowa City will annex territory only in accordance with the Policy
Statements and Implementation Measures specified in this Agree-
ment.
2. Requests for annexation or severance of property within the Areas
specified in this Agreement will be forwarded to the County, upon
receipt of the application by the City, for review and comment
prior to consideration by the Iowa City Planning & Zoning
Crnmission.
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_ SECTION III.
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The (hair of the Johnson County Board of Supervisors shall initiate a
review of the Area Development Policies and Implementation Measures and
the Administrative Policies every three (3) years during the.term of this
agreement by contacting the Mayor of Iowa City and both parties to this
Agreement shall consider modifications of this agreement, in accordance
with the review, as appropriate.
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SECTION IV.
This agreement shall become effective upon acceptance and execution of the
parties, and shall be in effect until January 1. 2005 (21 years). This
agreement may be modified and extended by the written mutual consent of
i the parties.
SECTION V.
:i This agreement shall be filed with the Secretary of the State of Iowa, and
with the Johnson County Recorder in compliance with Chapter 28E, Code of
Iowa.
j Dated th.ia -1:1 day of December , 1983.
JC!rA1S" r.C+DM1ry,
Ci
BY:
r Chai , Boar O S s s
ATTEST:
County Auditor
i
Dated this Zoa day of becawdnc..— , 1983.
— CITY OF IONA CITY) I 1I
BY:C.
Mayor
—+ ATTEST: -'77 z�: , J .. 1
Cit Clerk
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Receiver! 8 Approved
8y The Legal Depa ment
APPENDIX - Definition of Standards
City Urban Design standards
Those standards imposed on any subdivision within the corporate limits of
Iowa City and enumerated in Section 32-54 to 32-60 of the Municipal Code
of Iowa City.
City Rural Design Standards
1.0 Streets
1.1 Streets shall be designed for a minimum of 22 foot wide surface. Curb
and gutter will not be required.
1.2 The right-of-way for local streets without curb and gutter shall be
60 feet in order to enable retrofit of sewer,water, and sidewalk in
the future as necessary; otherwise, the right-of-way for local
streets with curb and gutter and storm sewer shall be 50 feet. The
right-of-way for arterial, industrial, and collector streets for the
developed area shall be determined in conjunction with the Planning
and zoning Crnmission.
1.3 The maximum street grade for local streets shall be 128.
1.4 The pavement cross section for all pavements will be a 28 parabolic
crown. This cross slope is equivalent to 1/4 inch per foot.
1.5 The pavement slab shall be constructed of 6" rolled stone base and
- chipseal surface 22' wide.
1.6 Minimum corner radius shall be 20 feet.
1.7 The minimum ditch grade shall be 1.08. In addition, it will be
necessary to place a 12 inch diameter (minimum) culvert, either
reinforced concrete pipe or corrugated metal pipe, through all drive
approaches constructed over a drainage ditch. The exact size of pipe
required will be a function of the area to be drained.
1.8 Drive approaches shall be hard surfaced within the right-of-way.
2.0 Water Distribution System
2.1 Wells) shall conform to the requirements of the Johnson County
Health Department and the distribution system, if installed, (water
main) shall be either ductile cast iron pipe (ANSI A21.50 manufac-
tured in accordance with ANSI A21.50) or poly vinyl chloride pipe
(PVC-ASIM D17841 Type 1, Grade 1, 200 psi design stress and SDR of 17
or less).
Page 9
2.2 It shall be the responsibility of the Developer's Engineer to
establish a fire rating for the area being developed. Prior to plat
approval there shall be a letter of transmittal from the appropriate
Fire Protection District approving spacing, location, number of fire
hydrants, size of mains, pressure, etc.
2.3 Connection to the City of Iowa City Distribution System is subject to
Council consideration based on availability. Generally, annexation
is a criteria which must be met.
3.0 Sanitary Sewer
3.1 The following methods of sanitation will be acceptable:
A. Septic Tanks: Septic tanks shall conform to the requirements of
the Johnson County Department of Health.
B. Lagoons: Considering the possibility of the collection system
(sewer pipes) connecting to the City sewer scmetime in the
future, said collection system shall conform to Section VI
(Sanitary Sewers) of the Design Standards for Public Works
Improvements in Iowa City, Iowa. Lagoons shall conform to the
requirements of the Department of Environmental Quality (DEQ).
C. Sewer Mains: All sewer mains shall conform to Section VI
(Sanitary Sewers) of the Design Standards for Public Works
Improvements in Iowa City, Iowa.
4.0 Storm Sewers
4.1 The Storm Water Management Ordinance shall apply to new developments
located outside the City limits of Iowa City but within the two mile
extraterritorial limit except Old Man's Creek watershed.
4.2 All storm sewers shall conform to revised Section VII (Storm Sewers)
of the Design Standards for Public Works Improvements in Iowa City,
Iowa.
4.3 Culverts shall be a minimum of 12 inches in diameter; either rein-
forced concrete pipe or corrugated metal pipe (minimum gauge 18 and
corrugations 21X1/2", 2-2/311X1/2", and 311X1") shall be used. Culverts
shall conform to the Standard S ifications for Hichway and Bridge
Construction, Series o 977. M n um cover over a top o culvert
a6-11 M -1- t---_-
5.0 Underground Utilities
5.1 Whenever a subdivision shall be laid out such that a new street is
required, telephone and electric utilities shall be underground. It
is not intended that small subdivisions which would use an existing
county road would follow this requirement since overhead utilities
are probably directly adjacent to the property.
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See Enlargement.
Attached I
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1 • I .tI De-annexation Line I V ' * c `�� industrial Area j i'C
Subarea ! +
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- NEIGHBORHOOD OPEN SPACE. METHODOLOGY
Development of Open Space Zones and Districts
With the scope of the plan to study open space needs at the neighborhood level city-wide, the
city was divided into smaller planning units. Each unit represents a given geographical area
-. of the city in which residential properties in the particular unit share the same limitations and/or
opportunities for open space. These planning units are the basis for the plan.
t. Open Space Zones:
i As a first step toward defining the smaller planning units (Open Space Districts) the city
was sectioned into broad regions known as Open Space Zones. This was done by
distinguishing between established residential areas and newly developing residential
J areas. As a result, three (3) Open Space Zones were identified; two represent the
already developed portions of the city - the Inner -City Zone and the Developed Zone,
and one represents the substantially undeveloped portions of the city - the Developing
Zone. The two zones representing the developed sections of the city were further
distinguished on the basis of housing density and type, with the Inner -City Zone
consisting primarily of the downtown area where the greatest number of multi -family
dwellings exist.
A distinction between these three areas was necessary since different planning
techniques will be required to evaluate the need for open space as well as for
developing a plan to acquire the needed open space within these different
environments. Outside of housing and population density, the primary difference
between each of these three zones Is the availability of undeveloped open space. The
availability of undeveloped open' space, both in quantity and quality, decreases
dramatically progressing from the Developing Zone to the Inner -City Zone.
Non-residentlal areas of the city were excluded from the Open Space Zones and Open
Space Districts since these areas do not generate a need for open space, nor are they
expected to contribute to the open space needs of a District.
2. Open Space Districts:
As mentioned previously, the open space, districts are the planning units for the
development of this plan. It is at the district level that an assessment of need will be
determined and open space calculations made by using supply and demand analysis.
As a beginning for denting the districts, the locations of all existing parks and their
service areas were identified. Boundaries were then determined by using the following
criteria:
a, Focal point: Neighborhood parks are often the local point of neighborhood
activity (I.e, social events, gathering place during leisure hours, etc.), Each
district was dented so as to Include existing parks, or configured in such a
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manner as to permit the development of open space geographically centered
within the population of the district.
b. Physical boundaries: With pedestrian accessibility as the primary goal, physical
barriers were used to define the limits of each district. District boundaries were
set by using one or more of the following:
• Natural features, such as steep slopes, vegetation, and stream valleys;
• Major streets, highways and railroads.
Determination of Open Space Criteria
As noted earlier, the delineation of individual zones was based upon existing land use patterns,
housing types and densities, population characteristics, and topography. Districts within each
zone also share similar characteristics and opportunities with regard to the availability or
accessibility of open space. Based upon each zone's characteristics, the function and
accebe
acceptable open tability of open
space potentiallyace will and thestandardusediforrent. As a result, the calcu calculating needed opeteria for n space within dtermining
of the three zones will be somewhat different.
Developing Zone: District Needs Assessment process
The first step in this process was to compile known factual information about each District,
such as population, land area, and zoning. With this information established, the next step was
to apply the needs assessment formula:
[(A x OU x PDU) + CP) x 3/1000 - (SS + PS) = OSD
Following is an illustration showing how the needs assessment process was applied to each
district.
EXAMPLE:
DISTRICT
1. Previously Developed Area:
A. Current Population: (CP)
Note: Current population figures were determined by using block/group data
of the 1980 U.S. Census.
2. Non -Developed Area:
A. Non -Developed Acreage by Zone: (A)
Note: Area of each zoning category was determined by use of a planimeter.
8. Projected Population: (A x DU x PDU)
Note: The total projected population was determined by taking the area (A) of
a zone multiplied by the maximum permitted number of dwelling units per acres
(DU) adjusted to 65% (DU x .65), the product of which is multiplied by the
number of persons per dwelling unit (PDU) which is 2.33 as taken from the 1980
U.S. Census.
j 3. Total Open Space Need: [(A x DU x PDU) + CP] X 3/1000
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r• Note: Projected and current population are added together and multiplied by the open
t space standard (0.003) to determine the total open space need.
4. Credit for Existing Open Space: (SS + PS)
Note: Credit is granted for existing public school sites (SS) up to 25% of the school's
playground/sports field area or five acres, whichever is less, and public parks (PS) up
I to seven acres.
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5. Open Space to Be Dedicated: (OSD) i
Note: Total open space need minus credit for existing open space. If remainder is
positive, then open space is required to be dedicated, if remainder is negative, no
dedication is required.
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District analysis for each of the eleven (11) Open Space Districts of the Developing Zone is
provided below.
Upper Ralston Creek
1. Previously Developed Area:
A. Current Population
82
2. Non -Developed Area:
A. Non -Developed Acreage by Zone:
ID -RS - 476.20 acres
B. Projected Population:
ID -RS - 476.20 x 3.25 x 2.33 = 3,606
3. Gross Open Space Needed:
(3,606 + 82) x 3/1000 = 11.00 acres
4. Credit for Existing Open Space
0
5. Net Open Space Needed:
(11.00) acres
Village Green
1. Previously Developed Area:
A. Current Population
1,571
2. Non -Developed Area:
A. Non -Developed Acreage by Zone:
RS -5 - 137.10 acres
B. Projected Population:
137.10 x 3,25 x 2.33 = 1,038
3. Gross Open Space Needed:
(1,038 + 1,571) x 3/1000 = 7.89 acres
4. Credit for Existing Open Space
Mercer Park 27.1 acres (7 acres credit).
Southeast Junior High 20,0 acres (5 acres
credit).
5, Net Open Space Needed: 7.83 - (7 + 5) _ -4,17 (0)
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West High
1. D eveloped/Non-Developed Area:
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A. Current Population
Unavailable
B. Developed/Non-Developed
Acreage by Zone:
RS -5 - 211.3 acres
(see Mayflower)
RM -12, PDH -12 - 71.9 acres
PDH -8, RS -8 - 29.0 acres
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C. Projected Population:
RS -5 -
211.3 x 3.25 x 2.33 = 1,600
RM -12, PDH -12
71,9 x 9.4 x 2.33 = 1,575
PDH -8, RS -8
29.0 x 5.2 x 2.33 = 351
TOTAL 3,526
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2. Gross Open Space Needed:
3,526 x 3/1000 = 10.58 acres
3. Credit for Existing Open Space
West High 20 acres (5 acres credit)
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4. Net Open Space Needed:
10.57 - 5 = (5.58) acres
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Wetherby
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1. Previously Developed Area:
A. Current Population
477
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2. Non -Developed Area:
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A. Non -Developed Acreage by Zone:
ID -RS, RS -5 - 284.7 acres
+{
ID -RM - 125.0 acres
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RM -12 - 28.7 acres
B. Projected Population:
ID -RS, RS -5 -
284.7 x 3.25 x 2.33 = 2,156
ID -RM -
125.0 x 9,4 x 2.33 = 2,738
RM -12 -
28.7 x 9.4 x 2.33 = 629
TOTAL
5,523
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3. Gross Open Space Needed:
(5,523 + 477) x 3/1000 = 18.0 acres i
4. Credit for Existing Open Space
Wetherby Park 14.0 Acres (7 acres credit)
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Napoleon Park 26 acres (7 acres credit)
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5, Net Open Space Needed:
18.0 - (7 + 7) ='(4) acres
Mayflower/Shimek
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1. Developed/Non-Developed Area:
A. Current Population
B. Developed/Non-Developed
Acreage by Zone:
C. Projected Population:
2. Gross Open Space Needed:
3. Credit for Existing Open Space
4. Net Open Space Needed:
Foster Road
1. Previously Developed Area:
A. Current Population
2. Non -Developed Area:
A. Non -Developed Acreage by Zone:
B. Projected Population:
3. Gross Open Space Needed:
4. Credit for Existing Open Space
5. Net Open Space Needed:
Unavailable
RS -5 - 223.27
RM -20 - 24 units
RFBH - 10 units
RS -12 - 6 units (existing)
-128.22
RS -5 - 223.27 x 3.25 x 2.33=1,691
RM -20 - 24 units x 2.33= 56
RFBH - 10 units x 2.33= 23
RS -12 - 6 units x 2.33= 14
- 128.22 x 9.4 x 2.33= 2.808
TOTAL 4,592
4,592 x 3/1000 = 13.78 acres
Shimek School 8 acres (2.64 acres of
credit)
13.78 - 2.64 = (11.14) acres
82
ID -RS, RS -5 - 438.4
438.4 x 3,25 x 2.33 = 3,320
(3,320 + 82) x 3/1000 = 10,21 acres
Terrill Mill Park 17.6 acres (7 acres credit)
10.21 - 7 = (3.21) acres
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1. Developed/Non-Developed Area:
A. Current Population
B. Developed/Non-Developed
Acreage by Zone:
C. Projected Population:
2. Gross Open Space Needed:
3. Credit for Existing Open Space
4. Net Open Space Needed:
Foster Road
1. Previously Developed Area:
A. Current Population
2. Non -Developed Area:
A. Non -Developed Acreage by Zone:
B. Projected Population:
3. Gross Open Space Needed:
4. Credit for Existing Open Space
5. Net Open Space Needed:
Unavailable
RS -5 - 223.27
RM -20 - 24 units
RFBH - 10 units
RS -12 - 6 units (existing)
-128.22
RS -5 - 223.27 x 3.25 x 2.33=1,691
RM -20 - 24 units x 2.33= 56
RFBH - 10 units x 2.33= 23
RS -12 - 6 units x 2.33= 14
- 128.22 x 9.4 x 2.33= 2.808
TOTAL 4,592
4,592 x 3/1000 = 13.78 acres
Shimek School 8 acres (2.64 acres of
credit)
13.78 - 2.64 = (11.14) acres
82
ID -RS, RS -5 - 438.4
438.4 x 3,25 x 2.33 = 3,320
(3,320 + 82) x 3/1000 = 10,21 acres
Terrill Mill Park 17.6 acres (7 acres credit)
10.21 - 7 = (3.21) acres
7
Dubuque Road
1.
Developed/Non-Developed Area:
A. Current Population
Unavailable
B. Developed/Non-Developed
Acreage by Zone:
RS -5 - 135.5 acres
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RS -8 - 20.2 acres
C. Projected Population:
RS -5 - 1355 X 3.25 x 2.33= 1,026
RS -8 - 20.2 x 5.2 x 2.33= 245
TOTAL 1,271
2.
Gross Open Space Needed:
1,271 x 3/1000 = 3.8 acres
3.
Credit for Existing Open Space
0
4.
Net Open Space Needed:
(3.8) acres
Hickory
Hill
1.
Developed/Non-Developed Area:
A. Current Population
Unavailable
B. Developed/Non-Developed
Acreage by Zone:
RS -5 - 176.3 acres
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C. Projected Population:
RS -5 - 176.3 x 3.25 x 2.33 = 1,335
2.
Gross Open Space Needed:
1,335 x 3/1000 = 4 acres
3.
Credit for Existing Open Space
Portions of Hickory Hill Park located within
district 71.2 acres (7 acres credit)
4.
Not Open Space Needed:
4 - 7 = -3 (0)
Clear Creek
1. Developed/Non-Developed Area:
A. Current Population
B. Non -Developed Acreage by Zone:
C. Projected Population:
2. Gross Open Space Needed:
3. Credit for Existing Open Space
4. Net Open Space Needed:
Hunter's Run
1. Developed/Non-Developed Area:
A. Current Population
B. Non -Developed Acreage by Zone:
C. Projected Population:
2. Gross Open Space Needed:
3. Credit for Existing Open Space
4. Net Open Space Needed:
Unavailable
ID -RS - 751.8 acres
ID -RS - 751.6 x 3.25 x 2.33 = 5,693
5,693 x 3/1000 = 17 acres
0
(17) acres
Unavailable
ID -RS, PDH -5 - 240.5 acres
ID -RS, PDH -5 - 240.5 x 3.25 x 2.33 =
1,821
1,821 x 3/1000 = 5.46 acres
Hunter's Run Park 22.1 acres (7 acres'
credit)
5.46 - 7 = -1.54 (0)
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Clear Creek
1. Developed/Non-Developed Area:
A. Current Population
B. Non -Developed Acreage by Zone:
C. Projected Population:
2. Gross Open Space Needed:
3. Credit for Existing Open Space
4. Net Open Space Needed:
Hunter's Run
1. Developed/Non-Developed Area:
A. Current Population
B. Non -Developed Acreage by Zone:
C. Projected Population:
2. Gross Open Space Needed:
3. Credit for Existing Open Space
4. Net Open Space Needed:
Unavailable
ID -RS - 751.8 acres
ID -RS - 751.6 x 3.25 x 2.33 = 5,693
5,693 x 3/1000 = 17 acres
0
(17) acres
Unavailable
ID -RS, PDH -5 - 240.5 acres
ID -RS, PDH -5 - 240.5 x 3.25 x 2.33 =
1,821
1,821 x 3/1000 = 5.46 acres
Hunter's Run Park 22.1 acres (7 acres'
credit)
5.46 - 7 = -1.54 (0)
AW
Grant Wood
1. Previously Developed:
A. Current Population:
2. Non -Developed Area:
A. Non -Developed Acreage by Zone:
B. Projected Population:
3. Gross Open Space Needed:
4. Credit for Existing Open Space
5. Net Open Space Needed:
2,967
ID -RS - 172.4 acres
ID -RS - 172.4 x 3.25 x 2.33 = 1,306
(1,306 + 2,967) x 3/1000 = 12.82 acres
Grant Wood School 5 acres (1.25 acres
credit)
Fairmeadows Park 4.9 acres (4.9 acres
credit)
12.89 - (4.9 +1.25) _ (6.67) acres
0