HomeMy WebLinkAbout2008-01-29 Bd Comm minutes3b 1
MINUTES
Youth Advisory Commission
December 12, 2007
City Clerk's Office, City Hall
Members Present: Keranen, Nelson, Segar, Weeks
Members Absent: Bleam, Green
Others Present: City Clerk Karr, City Council Liaison Correia
Call to Order: 5:33 P.M.
FINAL
Introduction of new member: Michelle Han introduced herself to all present and
begins her term as a member in January.
Approve Minutes: Motioned by Segar, seconded by Weeks. Approved 4-0.
Report from Website Subcommittee: None.
Report from Grant Programming Subcommittee: Nelson and Keranen reported
that Megan Meyers at Regina High School applied for $500 to be used toward purchasing
furniture and computer equipment for a needy family. The project was already
established and had been conducted by the senior students in religion class at Regina
High school for years. The city attorney reviewed the application due to the mentioning
of religion and stated that the project would be acceptable to fund under current
regulations.
Nelson and Keranen reported that they met with Meyers to further understand the project.
The families chosen to receive gifts were considered "working poor" by the Crisis Center
and religion was never discussed at any point in the project with the families. The
funding requested by Meyers would go to expanding the gifts offered to the family.
Nelson and Keranen called into question whether the project was empowering to the
youth and whether it was an appropriate use of city funds. In discussion among those
present it was mentioned that the program empowers youth by engaging them with the
community in discovering that other families may possess much less than they do.
The funding request was approved by a vote of 3-1, Nelson voting no.
Karr stated that she would inform Meyers of the funding so as to allow time for
purchasing the gifts. The Grant Programming Subcommittee members would then
approve the receipts that would be presented by Meyers to allow reimbursement.
Public Discussion: None.
Youth Advisory Commission
December 12, 2007
Page 2
Budget Request FY 2009: Nelson and Segar agreed to attend the budget hearing and
speak on behalf of the commission, using the explanatory document provided by Nelson
and Keranen.
Meeting Schedule: The next meeting was scheduled on January 16 at 5:30pm.
Announcements: The commission thanked Keranen for her service as her term
expired on December 31, 2007.
Citizenship Awards: The scheduling was postponed to January when new member(s)
attend to select dates.
Adjournment: Motioned by Weeks, seconded by Segar. Meeting was adjourned at
7:57pm.
Minutes prepared by Nelson.
Z
O
No
~ ~
~ O
V~o
1' W N
Q Z ~
cnaW
~Z~
QW
H
I=- Q
O
N
N X X X O X O
X X X X X X
N
c
X
X
~
X
X
X
N X X X O X X
w
N
N O ~ X X X ; X ;
co
N X X X X O ~ X ;.
ti
00
X X ~ X X ~ X
M X X X X 0 X 0
N X X ~ X ~ 0 X
d'
N )( X X X
M O O O
N X X X X ~ X X
N
~
_
r >C X X X X X X
ti ti ~ ~ ti ti ~ rn
S o 0 0 0 0 0 0 0
a
W X c\ M M M M c~ ~ M
H W N
r N
r N
~~ N
r N
r N
T N
r N
r
L
I.IJ L y ~ ~
~
= .~.
t ~ N L
Z
i ~
~ ~
~
~
.
W t4
•
is ~ Q
t y
~ d
~ N ~ .~ _ l3 ~ ~ ~ ~ V d t3 i
QY
yN
J
D
~m
~tn
~Z .-.
.~
2C~
a~
A
a~
m
(/~ L
V
w .}_-, ~
~ ~
N ~ rn ~
°'~az°z°
dQ~ ICCI II
\ C ~
XOOZ
Y
3b 2
MINUTES APPROVED
PLANNING AND ZONING COMMISSION
JANUARY 2, 2008--7:30
EMMA J. HARVAT HALL --CITY HALL
MEMBERS PRESENT: Bob Brooks, Charles Eastham, Amy Freerks, Elizabeth Koppes, Wally
Plahutnik, Terry Smith
STAFF PRESENT: Sara Greenwood-Hektoen, Bob Miklo, Adam Ralston
OTHERS PRESENT: Glen Meisner, Lucy Wibbenmeiner, Meredith Paulsen, Amy Charles
RECOMMENDATIONS TO COUNCIL:
Recommended approval, by a vote of 6-0 (Shannon absent) REZ07-00016, a rezoning from Low-Density
Single-Family Residential (RS-5) zone to a Commercial Office (CO-1) zone for approximately 4.40 acres
of property at 2815 Rohret Road subject to a conditional zoning agreement specifying:
Existing healthy trees along Highway 218 within 80 feet of the highway right-of-way will be
preserved.
Sound abating construction techniques will be used if residential uses are developed on the
property.
Except for a passenger drop-off and pick-up area, parking areas, in excess of eight spaces, shall
be located behind the front plane of the building.
Parking areas will not be located between the east property line and any building on the property.
Minimum building setback of 50 feet.
Development on this property shall be in general conformance with the concept site plan attached
hereto and incorporated herein. Any significant changes from the concept site plan shall require
review and approval of the Planning & Zoning Commission
CALL TO ORDER:
Freerks called the meeting to order at 7:32 p.m.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA
There was none.
REZONING ITEM
REZ07-00016: Discussion of an application submitted by Hodge Construction for a rezoning from Low-
Density Single-Family Residential (RS-5) zone to a Commercial Office (CO-1) zone for approximately
4.40 acres of property at 2815 Rohret Road.
Ralston informed the Commission there was one minor change to the application-a submission of a
concept plan. He reviewed the application, pointing out the house and outbuildings on the property which
the applicant would like to demolish in order to build a structure consistent with a CO-1 zone. Ralston also
pointed out the stands of mature trees on the land, as well as the undulating topography.
Ralston reviewed the applicant's concept plan, which showed eight front parking spaces, two of which
were handicap spaces, screening on the south side along Rohret Road, the building footprint and parking
spaces to the rear of the building. He said the concept plan met Staff's expectations. Ralston said a
conditional zoning agreement would be appropriate. Ralston stated the main concern was the parking,
and that it be kept to the rear. He said the Conditional Zoning Agreement would state that if the parking
needs to be moved, the application would be brought back to the Planning and Zoning Commission. He
also said the CZA should require all the vegetation in certain areas of the property be preserved, and if
there are changes in that area, those also need to come before the Commission. Ralston stated that with
those specifications, Staff recommends approval.
Planning and Zoning Commission
January 2, 2008
Page 2
Miklo added that the code requires evergreen screening along certain areas of the parking lot, and that
there will be further scrutiny when the property is developed. He also pointed out specific areas of trees to
be preserved, and reminded the Commission of the recommendation fora 80 foot buffer strip along
Highway 218 which would preserve the trees in that area.
Freerks called for questions to Staff.
Brooks asked about the trees in the north-south zone, the possibility they are growing on a sensitive
slope area, and how that would affect their preservation. Miklo said he was not yet sure if that specific
area was a protected or sensitive slope, but that information would be verified at the time of the site plan
when the property is developed.
Brooks asked how the Commission could describe those trees for the benefit of protecting them before
the Commission knows the results of the survey. Miklo said the Commission could describe the area in
the CZA based on an elevation point, measurement, or a drawing that would be attached to the CZA
before the item goes before City Council.
Smith said the policies are already in place to address those issues, and what the Commission is
discussing tonight is just the rezoning. Miklo said he was not yet sure if the Sensitive Areas Ordinance
protects the trees in question, and there was some previous discussion about wanting parking in a certain
area so that the trees and slope in question were left undisturbed, which is why the Commission may
want to lock into that with the CZA.
Freerks reminded the Commission that protecting the trees and having the buffer along the highway was
kind of a "swap" for having the eight parking spaces in front of the building.
Koppes asked if stating, "general compliance with the concept plan" would be specific enough wording in
the CZA. Miklo said the more specific the Commission could be, the fewer questions that will come up in
the future.
Freerks opened the public hearing.
Glen Meisner, with MMS Consultants for Hodge Construction, asked the Commission if he could answer
any questions for them.
Smith asked about the setback for the building being 50 feet, and if the applicant was comfortable with
that. Meisner said the concept drawing showed a setback of 61.7 feet. Brooks asked about the
approximate square footage of the building. Meisner responded that the concept drawing showed a
building of about 80 feet by 100 feet, which equals about 12,000 square feet. Brooks commented that the
parking area with 50 spaces seemed like more parking spots than need by a daycare. Meisner said the
number of sparking spaces proposed on a concept plan are calculated the square footage of the building.
Lucy Wibbenmeiner, asked what the property was going to be rezoned as, and what would be built on the
site. Smith and Freerks explained the rezoning was for a CO-1, and one of the proposed uses would be a
daycare. Miklo added that CO-1 was for office uses, possibly limited retail, but the most likely use would
be for office space.
Wibbenmeiner asked if the Commission would be voting on the matter that night, and Freerks said that
they most likely would be voting, and if they did not, they would ask the applicant to defer because of the
45-day limitation period. Koppes added that after P &Z votes, the matter goes on to the City Council,
where there will be more time for the public to speak.
Wibbenmeiner said she has always enjoyed the farm on the property, and if there is going to be
something commercial on the site, she might like a say in what goes in. She said she had spoken with
neighbors, and one had mentioned the possibility of a small coffee shop or something similar.
Planning and Zoning Commission
January 2, 2008
Page 3
Freerks stated that Wibbenmeiner might want to discuss her concerns and ideas with the applicant later,
but during the meeting, questions were to be directed to the Commission.
Melinda Paulsen, 1427 Rainer Dr., expressed her concern over the parking lot, and said it would be
basically in her back yard. She asked about the screening. Miklo said there are screening requirements
for commercial parking areas, and requirements in the zoning for an evergreen hedge to screen the area
from residential zones. He stated the zoning requires the evergreens be at least three feet tall when
planted and reach a minimum of six feet at maturity.
Paulsen asked about the possibility of a security light right in front of her living room window and what
recourse she would have about something like that. Miklo said there are lighting standards that do not
allow light trespass on to an adjacent property. The standards state the light must be downcast and the
light may not exceed one-foot candle at the property line.
Paulsen inquired about the possibility of the building sitting vacant for a few years, being bought, and then
being rezoned again for something different, like a Hooters restaurant or beer garden. She said she was
concerned about this because of property values. Freerks said the Comprehensive Plan shows the
property as residential or a type of commercial that would fit into the area, typically an office or a daycare
that has daytime traffic, but not a lot of evening traffic.
Paulsen asked about where the outside play area would be if the property was developed as a daycare,
and expressed concern about children having to cross a parking lot in order to access the playground.
Amy Charles, 1346 Shannon Dr., brought up her concerns over neighborhood cohesiveness, safety, and
keeping the area a place where all the residents are able to pay attention along the streets to what is
going on outside. Charles mentioned several recent police calls to the neighborhood. She told
Commission members that if the property is developed as planned, it would be a long stretch from Rainer
to the highway where there would be basically nobody paying attention.
Charles asked about the possibility of a future owner changing the use of the site from a daycare to
something else allowed under CO-1 zoning, and if there was someway to restrict what might be allowed.
Freerks said any business that fit within the CO-1 guidelines would be allowed use of the property. Miklo
stated CO-1 is mainly an office use, and the only retail use would be personal service, such as a hair
salon. Hospitality uses are allowed, such as a guesthouse, but only up to nine rooms. He added that
private schools would be allowed, as well as religious institutions. He stated food service establishments
are limited to 100 occupants, and the code does not allow drive-up service.
Charles said that although she understands the site is seen as a buffer for noise along the highway, she
pointed out houses right along the highway further north where noise was apparently not an issue.
Plahutnik agreed that while there has been no shortage of developers who are willing to build right up
against a highway, he finds it laudable that Hodge is not looking to put houses on the site. Charles said
she thinks there is a premium on land close to the University for those people interested in walking and
biking.
Eastham said the Commission is looking at including a concept plan with the rezoning which will be part
of the condition zoning agreement, and that will continue with the zoning for the site into the future. He
added that if the building were sold in the future, and used for another purpose, the conditions of the
zoning would still apply, unless the zoning agreement were changed.
Freerks closed the public hearing.
Motion: Smith made a motion to approve CZ07-00003 with five conditional zoning agreements:
1. Existing healthy trees along Highway 218 within 80 feet of the highway right-of-way will be
preserved.
2. Sound abating construction techniques will be used if residential uses are developed on the
property.
Planning and Zoning Commission
January 2, 2008
Page 4
3. Except for a passenger drop-off and pick-up area, parking areas, in excess of eight spaces, shall
be located behind the front plane of the building.
4. Parking areas will not be located between the east property line and any building on the property.
5. Minimum building setback of 50 feet.
Brooks seconded the motion
Freerks called for discussion of the motion
Freerks said there was no language in the motion to protect the trees as part of the swap made for the
eight parking spaces in the front of the building. Smith said he thought the building setback was another
tradeoff the applicant made. Freerks said that did nothing to protect the grove. Smith said he thought the
grove was shown as undisturbed in the concept plan, and the regulations with a sensitive or critical slope
area would protect the trees. Koppes pointed out that it was unknown if the slope qualified as a sensitive
area. Freerks added the Commission has the ability to do more.
Eastham asked if the concept plan should be part of the conditional zoning agreement. Miklo said it was a
possibility, and the rezoning could state that the applicant must generally conform to the concept plan.
Miklo said the Commission's main concerns seemed to be three-fold: placement of the building,
placement of the parking, and preservation of trees on the slope. Miklo said the Commission could qualify
and say, "General conformance with the concept plan and if there's a significant change regarding the
setbacks, parking, building, or the trees on the slope, it must come back to the Planning and Zoning
Commission." This would give the Commission some extra assurance of getting what they saw on the
concept plan. Smith said the problem with that was what is "general conformance"? He stated he feels
the Commission has some very specific requirements for the conditional zoning agreement. Freerks said
there was currently no wording to prevent the building from being moved over on to the slope. Smith said
he thought logistical issues would make such a move unpractical, rendering the slope and the trees
inherently protected.
Miklo added that given some public concern, the Commission might want to add a minimum setback for
the parking along the east property line. Smith asked what the codes require, and Miklo said it was 10
feet. Brooks said he thought that area had a fairly steep slope and building on that area would be
expensive and require retaining walls. Koppes said her concern was that the Commission was leaving
one whole side of the property open with no protections. Brooks said as much as he would like to protect
trees, he does not want to tie a property owner into preserving them, given that the Commission has had
no report from the city forester about value or condition of the trees in question.
Koppes responded by asking about the parking area on the other side of the building, and Brooks said
the Commission already had standards they've agreed to, and if the Commission wants to make
provisions every time a CO-1 butts against a RS-5, they should have it in the code. He added that the
topography of the site already makes it costly for the developer to move the parking further east.
Smith asked for the City Attorney's advice if "general conformance to the concept plan" gave the
Commission any additional guarantees without creating too many ambiguities. Greenwood-Hektoen said
such a statement would be, genera-ly, a good way to get the Commission what they see on the concept
plan. She said she thought the concept plan seemed a little ambiguous but if it was to scale it could be
included with a CZA.
Freerks pointed out the Commission already decided to wait for a concept plan to make a decision, yet
now they seemed unwilling to apply anything to the CZA. Smith disagreed, saying the motion to the CZA
limits parking in the front of the building to no more than eight spaces, and requires a 50-foot minimum
setback. Freerks said that those were things they didn't need a concept drawing to understand. Smith
said there were three different amendments to the CZA that the concept drawing helped the Commission
visualize.
Eastham made an amendment to motion to offer a sixth condition: the development would be approved if
it's in general compliance with the applicant's submitted concept plan, or it would need to return to P & Z
Planning and Zoning Commission
January 2, 2008
Page 5
for approval. Koppes seconded the amendment to the motion. The amendment to the motion carried on a
vote of 6-0 (Shannon absent).
Freerks called for any further discussion on the amended motion. She stated she agrees the trees in
question will probably be protected because of the slope. She added that she believes the site, being
adjacent to the highway, is a good place to have a CO-1, and that it can fit nicely with the neighborhood.
Eastham said a big factor, for him, in rezoning from a RS-5 to a CO-1 was the Southwest District Plan,
which discussed the parcel in question specifically, and considered it for commercial development as an
alternative to residential. The motioned carried on a vote of 6-0 (Shannon absent).
Miklo stated the rezoning item would be scheduled for the January 29`h City Council meeting.
OTHER:
Smith stated he would not be able to attend the February 4th and 7th meetings.
ADJOURNMENT:
Motion: Eastham made a motion to adjourn the meeting at 8:10. Koppes seconded the motion. The
motion carried on a vote of 6-0 (Shannon absent).
s/pcd/mi ns/p&z/2008/1-02-08. doc
c
0
.y
to
.~
O
U 'a
vs o
c v
•= m
o~
N d p
~ C N
~ R
C ~
O
~O O
C 1-',,
!C Q
a
~_
U
3
0
~ x x x x x o x
~
~.~
N -
("111 O
.-
0 .--
.-
~
0 00
O
~
0 N
~
0 O
.-
~
0 00
O
~
0 ~
~
~
0
~
z
y
O
°
m
m
aL+
~
w
U
Vl
~
d
~
u.
Q
y
d
o
Y
LLl Y
C
~
t
!~
a
~ O
O
C
IC
s
N
~
at.,+
._
E
Cn
1-
~
~
~ w O
In
0 ~
lf~
0 O
In
0 N
L(1
0 O
l(')
0 O
t!')
0 ~--
In
0
~
E
Z
y
O
°
m
m E
rL.+
R
w
U
VJ
~
~
u.
Q
y
O
o
Y
LL1 Y
C
O
L
1°
a
3 c
O
C
R
s
~n
~
,+~.+
E
tn
F-
m
to
U
X
W
~ ~ c
N ~ ~
N ~ ~
aQQ
. u „ n
T w_
Yx00
3b 3
MINUTES APPROVED
PUBLIC ART ADVISORY COMMITTEE
THURSDAY, DECEMBER 6, 2007
MEETING ROOM A, ROBERT A. LEE RECREATION CENTER
Members Present: Emily Carter-Walsh, Mark Seabold, DaLayne Williamson, Patrick
Carney, Terry Trueblood, Rick Fosse
Members Absent: Emily Martin
Staff Present: Marcia Klingaman, Jeff Davidson, Mike Moran
Public Present: Holly Burkowitz
CALL TO ORDER
Seabold called the meeting to order at 3:05 PM.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA
Holly Burkowitz presented several ideas for the Public Art Committee to consider. She
would like to see an Iowa-themed mural painted onto the side of the Qwest Building.
She envisions the creation of Iowa City as the City of Murals, similar to Kansas City's
claim to the City of Fountains. She suggested adding a stained glass element to the
University Art Building. The committee noted that the University would be the
appropriate contact for that suggestion. She also suggested that a botanical garden
component would be a nice addition to City Park.
CONSIDERATION OF THE MINUTES OF THE NOVEMBER 1 2007 MEETING
MOTION: Fosse moved to approve the minutes with minor corrections; Trueblood
seconded. The motion passed 5:0.
PRESENTATION OF PROPOSALS FOR ROBERT A. LEE SWIMMING POOL WALL
SAXE-PATTERSON
Hank Saxe and Cynthia Patterson focused on technical considerations of the
building (moisture, lighting, materiality, etc.) when developing their concept.
They thought about water and landscaping in the Midwest and how water is
depicted in art. They noted that there is a rhythmic representation in wave
patterns, water rivulets, and waterfalls. They were inspired by Grant Wood's
renderings of Iowa's landscape (rolling hills, patterns of plowing). They took
these concepts and incorporated them into the pattern of ceramic tiles.
The line created by the building's heating element will act as the art piece's
horizontal line. The treatments will be cement based. The tiles will be
attached to boards. There will be striations and contour lines on the tiles to
represent hills and plowing, which will be reminiscent of Grant Wood's
artwork. Coral, crinoids, and hexagenarian patterns will be reminiscent of
Iowa's geological past. Water molecules (water "babies") will break up the
horizontal landscape and will utilize the vacant space above the heating
element. These could be constructed of fiberglass discs of 2-4 ft. in diameter.
These could also be executed in ceramic the up to 18" in diameter.
The artists are conscientious of the amount of weight that can be placed on
the wall. Glass tiles weigh approximately 1.5-2 lbs. per linear foot. The
committee asked how much of the wall would be covered in tile. The artist
suggested that to reduce costs. they bring in both hand made and
commercially available materials. Atypical the project might cost $400 per
square foot, which would include installation fees. Costs could be
dramatically reduced by covering only 10-15% of the pool wall with hand
made tile. The artists foresee approximately 30% wall coverage with entire
concept design. The committee questioned if the artists will consider using
paint effects to address the negative space. They said they would use paint
effects (not faux painting, but definitely color blocks).
The committee questioned whether or not the material will become brittle
over time and if it is similar to pool tile. Saxe noted that the the is highly
stable. The artist has used this type of the in pool projects before. The
material they have chosen is chemically resistant.
T.J. MOBERG STOHBEEN AND LUCHSINGER
T.J. presented three concepts via conference phone. The third concept
presented was the artwork of Stohbeen and Luchsinger.
Concept 1: Arrangement A. $150,000
This piece is a series of divers representing different diving poses. The
figures will be life sized 3-D. They will be carved out of foam and covered in
epoxy resin. There will be a total of 12 figures representing different race,
age, gender. The figures will be placed at various heights across the pool
wall. He'll create 20 figure concepts for the committee to choose the final 12.
He is flexible and is willing to collaborate with the committee to determine
what the figures will look like.
Concept 1: Arrangement B. $150,000
Arrangement B is the same concept as Arrangement A with the difference of
the placement of the divers on the pool wall. These will all be diving from the
same height across the wall.
Concept 2: This is Life.....Jump in With Both Feet $160,000
Similar to concept 1, this piece is a series of professional figures (fireman,
ballplayer, policeman) jumping into the pool.
T.J. will place these figures at least 10 ft. up the wall. He will consult with
engineers for installation. Each figure will weigh approximately 50 lbs. The
committee asked if the cost estimate includes installation. He indicated that it
will; the only cost not covered is the demolition of acoustical tiles and any
lighting.
Concept 3: Artwork of Stohbeen and Luchsinger $200,000
The images were done on a computer and represent "original" prints. They
will be printed on ceramic tile. The $200,000 fee includes installation. There
will be close to 2000 tiles. The area near the heating element will be painted.
The project will use inks with a 150 year rating. The artists are flexible and
easy to work with regarding the design. The weight of the tiles is unknown.
III. B.J. KATZ AND DEREK NADEAU
B.J.'s art is kiln cast glass. Derek presented on behalf of B.J. two options of
varying color and placement patterns. Derek brought in a sample of azure
colored glass for the committee to see. The glass will have a fluid, water-like
texture. A chrome/mirror paint will be applied to the back. This makes the
texture come alive. The pattern will flow from one panel to the next. The
piece will be viewed from only one side. Natural light will hit it during the day;
as the natural light changes, it will appear as though the piece is alive and
moving.
The glass plates will be mounted with 4" standoffs. The glass will be
tempered (5x stronger than untempered glass) and will meet safety
regulations. The total display will cover 80x5 feet of wall space. There will be
4-6 solid steel standoffs per panel. These are almost invisible once installed.
Each panel will weigh approximately 80 lbs. There is no cost difference
between'/z" and 3/8", however, the'/z" will weigh more.
The committee asked if the artist will provide lighting. Derek noted that B.J.
wasn't planning on adding a lighting element. He suggested that simple track
lighting with quartz halogen would be attractive and inexpensive. He noted
that acoustical the would be left in place. The artist wasn't sure how to
handle it. The committee asked via conference call if B.J. would be willing to
use the colors for option 1 and the placement for option 2. She has no
preference and would be willing to work with the committee.
IV. MARIA MIJARES
Maria was unable to present her concept plan. The committee noted that her
idea was very interesting; however, it was not affordable.
V. BAO PRAM
Bao was not present to present his proposal. His proposal will cost $48,000.
The committee questioned whether his piece related well to the space.
DISCUSSION OF PROPOSALS
The committee noted that B.J.'s piece comes closest to the budget, which
stands at $80-$85,000. They noted that there may be potential cost
increases with T.J.'s proposal. It was decided that without fundraising that
his piece would be too expensive. The committee noted that Maria's
proposal doesn't include installation fees and weight is a concern with her
piece in addition to cost.
B.J.'s was the committee's favorite. The second favorite was Saxe-
Patterson; however, the committee is uncertain what they will be getting for
their money. The committee questioned whether the back finish should be
applied to B.J.'s piece. The committee noted that installation of halogen track
lighting would be a good investment for B.J.s piece.
« ~~
Trueblood asked if anyone wanted to get off the hook in terms of picking a
project. He noted that this is going to end up being a lot of money dedicated
toward the pool wall. The committee noted that this is a great location for a
public art project. Mark noted that he still feels that it is a good project. Mike
noted that the number of people using the recreation center over the years
has remained constant.
It was the consensus among committee members (Fosse was absent as he
had to leave early) that B.J. Katz was the favorite. DaLayne moved that they
move forward with B.J. All in favor. None opposed.
PUBLIC ART COMMITTEE OPENINGS
Marcia mentioned that there were two PAAC committee member openings effective
January 2008. There had been several applications received for these positions.
Marcia suggested she would send these applications to the current committee members.
She noted that it is appropriate for them to notify the City Council of the preferences.
COMMITTEE TIME/UPDATES
None.
ADJOURNMENT
Seabold moved to adjourn; Carney seconded. Meeting adjourned at 4:58 pm. Next
meeting January 17, 2008.
Minutes submitted by Brandy Howe
~.+
..
O L
U
U
~~
.~ V ~
~ C N
^C ~
Q ~
C
L r~+
.~ Q
r
a
N ~i ~
.-. O
~ ~ ~
.--~ O
O
O
~ ~
O
~ ~ ~ ~
~ O O
~
~ i
~. O O ~
~
~
~
~ _
~
N p ~ O
~ oo O~ 00 O ~
y
O
O
O r. O
~
. r,
.--~
.--~
.--~ ~
r+ ~
.--~
~ O O O O O
~ X ~
~ ~
~ ~
--~ ~
.-+ ~
~
W O O .
O O O
rr
O
~
...~ ~
C~
3 ^~ O
s. ~ ~ ~ ~ ~
v
~ 3 ~ ~ ~ ~ ~
v w
r l
-~1 r {.n
~ ~ r~
G~ L
z w A w ~ a a H
b
U
>C
w
~ ~ ~
~ ~ ~
A-+ ¢ Q
II II II
w
~>COO
3b 4
MINUTES APPROVED
PLANNING AND ZONING COMMISSION
DECEMBER 20, 2007-7:30 PM
MEETING ROOM B, ROBERT A LEE RECREATION CENTER
MEMBERS PRESENT: Robert Brooks, Charles Eastham, Ann Freerks, Elizabeth Koppes, Dean
Shannon, Terry Smith
MEMBERS EXCUSED: Wally Plahutnik
STAFF PRESENT: Sara Greenwood Hektoen, Bob Miklo, Adam Ralston, Tim Weitzel
OTHERS PRESENT: Mark Danielson ,Judith Pascoe, Claire Sponsler, Jim Ponto, Helen
Burford, Cecile Kuenzli, Mark McCallum, Jean Walker, Mike Haverkamp, Glen Meisner, Kevin
Digmann, Amy Charles, Melinda Paulsen
RECOMMENDATION TO CITY COUNCIL(become effective only after separate Council action):
Recommended approval, by a vote of 6-0 (Plahutnik absent), SUB04-00011: an application
submitted by John Oaks Estate for final plat of Lyn-Den Heights Part III, a 2-lot, 38.67-acre
residential subdivision located on Rapid Creek Road NE.
CALL TO ORDER:
Freerks called the meeting order at 7:30 p.m.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
There was none.
COMPREHENSIVE PLAN ITEM:
An amendment to the Comprehensive Plan to include the 20007 Historic Preservation Plan,
which contains policies and recommendations for the identification, preservation and regulation of
historic landmarks, properties and neighborhoods.
Weitzel, Chair of the Historic Preservation Commission, discussed three issues that were raised
at the P & Z work session.
The first issue was in regards to the University as a steward. He said that while the City cannot
create mandates for the University, it is still a worthy goal to pursue cooperative efforts to
preserve historic structure on University property. He thinks a City and University task force would
be the best place to address issues.
The second topic was the Downtown area. He displayed a diagram showing the downtown area
with a smaller historic district surrounded by a larger conservation district. He said such a plan
would trigger a better chance for federal and state tax credits. He said the details regarding
administration of the proposed districts have yet to be planned out. He said a similar plan was laid
out in previous years, but the problem was getting in contact with the property owners (not the
merchants). He said the plan calls for a facade program to improve historic store fronts. He said
the districts will help with economic development by creating a pleasing shopping environment,
help rebuild the existing area, and create a greater shopping potential that will increase the tax
base for the City.
The third subject Weitzel spoke about was affordable and environmentally sustainable housing.
He said traditional building materials and methods are often more affordable when compared to
modern alternatives, as well as being repairable. For instance, many modern windows must be
thrown out if they are damaged, while traditional windows can be repaired. Preserving traditional
materials is economically and ecologically sustainable. He mentioned that large old buildings
Planning and Zoning Commission
December 20, 2007
Page 2
could be repurposed as residential housing rather than being torn down. He mentioned that
building renovations, when part of a historic district, can apply for federal and state tax credits.
He said preserving older homes helps preserve affordable housing stock. He said that less than
half the residents of Iowa City own a home, which highlights the need for affordable rental
properties as well as affordable owner-occupied property. He cited studies that show diverse,
mixed housing helps with neighborhood dynamics, vitality, and stability. He said when more than
50% of the housing stock in a neighborhood becomes rental you start to have problems
particularly in a college town. He distributed possible revisions to pages 64-66 of the Preservation
Plan. He said the draft revisions were intended to address the concerns raised by Eastham and
Brooks about emphasizing owner-occupied over rental. He also distributed handouts about
ownership programs that have been used to stabilize neighborhoods in cities like Dubuque and
Philadelphia.
Eastham brought up his concern that the Historic Preservation Commission work closely with the
market analysis for the Downtown. Weitzel said there couldn't be a historic district without the
consent of the landowners, so the goals of the market analysis would have to be part of the
process.
Miklo described the proposed changes in language in the Historic Preservation Plan that may
clarify the concern about owner-occupied and rental housing. He said number six of
Communication and Neighborhood Stabilization Steps on page 64 was changed from, "Promote
neighborhood stabilization through the conversion of rental properties to owner-occupied
residences or duplexes by encouraging homeownership, developing a Homeownership Incentive
Program such as outlined below," to, "In areas where housing condition surveys show the need
for reinvestment, promote neighborhood stabilization through a Homeownership Incentive
Program such as outlined below." Number one of Home Ownership Incentive Program on page
65 had proposed additional wording, changing it from, "Consider the primary goal for such
program as neighborhood stabilization by encouraging an increase in owner-occupied
properties," to include "...where housing conditions indicate a need for reinvestment."
Number three on page 66 struck the wording, "Initially target the program at specific
neighborhoods that are locally designated historic or conservation districts. Extend the program to
all new districts upon designation." The proposed wording read, "Target the program to
neighborhoods where housing conditions indicate a need for reinvestment, for areas where the
percentage of owner-occupied dwellings are less than 50% and for areas that contain small
affordable dwellings that are suitable for first time homebuyers."
Number four on page 66, which read, "Make available a package of incentives aimed at
converting buildings containing rental units to owner-occupied single-family dwellings or
duplexes," was struck completely.
Eastham expressed his continued concern that a Historic Preservation Plan should have its
primary goal as preserving historic structures, not a program targeting neighborhoods. Miklo said
he felt the purpose was broader than simply preserving buildings. Eastham said that he felt that a
home ownership program that is part of the preservation plan should be limited to historic and
conservation districts and should not be expanded to neighborhoods in general.
Public discussion was opened
Judith Pascoe, 317 Fairchild Street said she has lived in Goosetown for several years and now
lives in the North side She said that she is current) r~the coordinator of the Northside
Neighborhood Association. She expressed her interest in the plan, especially the homeowner
incentives, because she said neighborhoods close to downtown face a lot of pressure from high
housing prices especially for rental properties. She said, historically, zoning allowed a high
number of tenants in a structure, which now makes the price of buying a property and converting
in back into asingle-family dwelling prohibitive. While current zoning regulations may have
Planning and Zoning Commission
December 20, 2007
Page 3
changed, she said existing rental homes are grandfathered in, making the likelihood of a change
back to owner-occupied highly unlikely. She also mentioned the constant pressure to turn single
owner-occupied houses into rental properties because of the financial incentive. She said while
residents of close-in neighborhoods are happy with a mixture of owner and rental properties, she
feels it will take an incentive program to keep the balance in check, because the pressure is to go
to rental. She said the owner occupancy incentive program is necessary to help stabilize these
close-in neighborhoods.
Claire Sponsler, 413 Gilbert Street, said she would like to support the integrity of the focus vision,
as well as second Pasco's opinions. She said she thinks the possibility of an incentive program
tipping a rental property back into owner-occupied is especially important in areas that are historic
but don't have the official designation because those are the areas that are most at risk for losing
neighborhood stability and their historic buildings. She said she participated in the preservation
planning process when the owner occupancy incentive was proposed. She said it was a direct
response to concerns expressed by neighbors at those meetings
Jim Ponto, 618 Brown Street, said he is the Brown Street representative on the Historic
Preservation Commission. He said the Plan is especially important for areas at risk of losing
stability and historic structures, as well as existing districts. He also would like to see balance of
owner-occupied structures and rentals. He said that the Brown Street historic district helped to
stabilize the neighborhood.
Helen Burford, 528 College Street, who works with Friends of Historic Preservation, said that over
the years there has not. been an active community effort to develop financial incentive programs
for historic preservation. She would like to see a "road map" for home ownership incentives for
people who are interested in historic properties and the assistance programs that are available.
Kuenzli, member of Friends of Historic Preservation, and active member of the Longfellow
Association, said if someone is concerned with affordable housing in Iowa City, then he or she
should do what the Plan is encouraging without weakening the language or hiding the meaning.
She stressed that just because a neighborhood is "historic" does not mean it is full of large, fancy
houses. Many historic districts are made up of small, modest homes, she said. She gave an
example of a house that recently went on the market. She said a Friends of Historic Preservation
member approached the owner with an offer to buy and restore the property as an affordable
single-family home, but the homeowner laughed, saying a Realtor had offered a much higher
sum, and now the house is divided up into rental property stuffed full of "many bodies." Kuenzli
said this is a perfect example of how the Historic Preservation Plan could have lead to affordable
housing, but instead the property turned into a rental. She said people are afraid to buy houses in
neighborhoods where that is the pattern. She said think of older neighborhoods where houses are
smaller and therefore more affordable. She urged the preservation of such neighborhoods.
Mark McCallum, a Realtor and landlord, spoke about affordable housing and tweaking multifamily
zones. He said if Iowa City isn't going to offer enough affordable housing in modern apartments
(referring to one bedroom units, rather than three or four bedrooms), then the issue is going to
spill over into historic districts because developers will see older structures with grandfather
clauses to be all the more desirable. He said recently a building in his neighborhood with small
one-bedroom rentals was torn down and replaced by the same number of units but each unit had
four bedrooms. He said as a result those units are no longer affordable. He cited disincentives,
such as parking space requirements, for building smaller, affordable rental housing.
Jean Walker, 325 Lucon Drive, spoke about the consequences of a home turning into a rental
property, such as cars being parked on the grass, the yards torn up, and the interior home
structure being abused. She also addressed the University of Iowa's impact on neighborhoods
near the University. She said it is an "unlevel playing field" because if the University buys a
property that falls within a historic area it can do what it likes-up to tearing the property down.
Planning and Zoning Commission
December 20, 2007
Page 4
She said this is a concern in her neighborhood and wishes to see the preservation plan provide
support for the preservation of these neighborhoods.
Michael Haverkamp, President of Friends of Historic Preservation, said many people in the
community have been a part of creating the Plan during the last year and a half, and it has been
well considered. He said there was a lot of input at the neighborhood level. He was happy that
there were few questions from Planning and Zoning, and he said understood the Commission's
concern over affordable housing. He said the pressures felt in many of Iowa City's historic
neighborhoods are somewhat unique, in that unlike other urban areas, historic preservation here
is not a form of gentrification used to take low-income owners out of the equation. He stressed
that the Plan is trying to help sensitive neighborhood back into what they were originally planned
for-single-family housing. He encouraged the Commission to endorse the plan.
Freerks closed the public hearing and opened discussion for the Board.
Motion: Eastham made a motion to defer to the next meeting because this was the first public
meeting held on the item, and the first substantial revision of the Historic Preservation Plan in 15
years. Smith seconded the motion.
Smith asked for clarification of the Planning and Zoning Commission's role in the Historic
Preservation Plan. Miklo explained that because the Historic Preservation Plan is proposed to be
part of the Comprehensive Plan, it is the Commission's role to make a recommendation to the
City Council. Miklo said that although there are zoning issued discussed in the plan, such as
Historic District overlay zones, there are also non-zoning issued, such as economic development
and neighborhood stabilization proposal that the Planning and Zoning Commission does not deal
with on a regular basis. The Commission's role is to make a recommendation to the Council. The
Commission could recommend revisions to the draft and those could be sent back to the Historic
Preservation Commission for their review. If the Historic Preservation Commission does not
concur with the changes recommended by Planning and Zoning, then the City Council would
need to decide which draft to accept. Smith confirmed that Planning and Zoning have the option
of
Smith confirmed that the Commission had the options of recommending amendment of the
Comprehensive Plan to include the Preservation Plan as drafted, to propose changes or reject the
proposal and the current language in the Comprehensive Plan would stay. Miklo said he thought
that the first two options are correct but if the Planning and Zoning Commission recommended
against amending the Comprehensive Plan, then the City Council would decide.
Freerks said that at the informal meeting there were four items that the Commission had questions
about and staff and the Chair of the Historic Preservation Commission had responded with the
information in a memo and proposed changes to the language of the Preservation Plan. She asked
if the Commission would like to give some direction on those items.
Eastham said he is in favor of the historic preservation. He said that goal two of the plan had
several objective aimed on improving the historic preservation review process. He
suggested that it might be prudent of the Historic Preservation Commission to agree to
accomplishing most of the objectives in goal two before they move on to proposing any new
conservation districts. Freerks and Koppes disagreed, saying that would be denying the
opportunity for new districts. Miklo said the Historic Preservation Commission sets annual goals
for work to be accomplished and it was his understanding the objectives in goal two were high on
Historic Preservation's list so that they would likely accomplish many of those before they moved
on to pursuing additional districts, but there was no guarantee of that.
Planning and Zoning Commission
December 20, 2007
Page 5
Smith said he echoed what Eastham had said. He was concerned that the plan has centered on
affordable housing, home ownership incentives, and multifamily housing, rather than the core
objectives of historic preservation.
Weitzel cited the consultants who are preservationists and urban planners who developed the
plan and said historic preservation starts off as a good way to preserve buildings and history, but
then dovetails into a way to preserve and stabilize neighborhoods, and create economic
development. He said that preservation is not just about historic buildings but is a tool for
improving the quality of life for neighborhoods. He cited Brown Street and Iowa Avenue as
examples. He said that the mission statement is to protect, identify, and improve quality of life
and economic use of historic buildings and areas for this generation and future generations.
Smith said while he agrees with the stated goals of the Historic Preservation Plan, what he
struggles with is the attempt to identify the "problem," and what much of the conversation seems
to be centered on as the problem are students and the University's failure to build enough
housing for the growing student population so they are spreading out into neighborhoods. Smith
said the Commission has been trying to make some changes to counter that, which he considers
to be a good thing, however, he noted a developer who made a proposal to the Commission a
few weeks earlier for high-density student housing. The developer advocated the project had
similar goals as Historic Preservation Commission's goals, yet it was denied. Smith said he feels
the Commission has been somewhat disingenuous, and needs to think about what their solution
to the student-housing problem is if they support these goals. He said the Commission can't flip-
flop objectives on different projects.
Miklo said the Comprehensive Plan does address the housing issue, and identified the area south
of Burlington Street as an area of growth for high-density housing. He said they are talking with
the above-mentioned developer about afive-story building, rather than 12-story building. It would
be about 300 - 400 bedrooms per acre (still a high density) rather than the 830 originally proposed.
He said the point is the City had identified an area south of downtown for high density housing and
that was what we were getting and that might take pressure off historic neighborhoods.
Eastham said he thought that the more dense project represented vertical density and that
addressed the student housing problem fairly well. He said he had asked the City Attorney's Office
if the City could more directly regulate student housing and identify if there were certain zones from
which students could be excluded. Greenwood-Hektoen said she did not think that would be a
permissible land use regulation, but if the majority of the Commission would like to explore it, she
would research the question further. Freerks asked if the majority of the Commission would like to
research this idea. Eastham said he did not wish to pursue the issue further.
Koppes said we need to be careful when we say we turned down high-density zoning applications
that could have helped stabilize close-in neighborhoods. She said the same argument was used
with the Lodge, but it was only speculation that it benefited older neighborhoods. Shannon said he
thinks if you want to take the pressure off neighborhoods you do need to provide high rise or higher
density somewhere. He said he thought that older neighborhoods would come back but agreed
that groups of students are hard on older houses. Having been a landlord in the past he said he had
first hand experience.
Brooks said he would be more comfortable voting for, and moving forward with, the Historic
Preservation Plan if the Historic Commission had voted upon, and approved, the proposed
changes in language.
Miklo said the Commission had options: take the document back to the Historic Preservation
Commission with the proposed language changes, propose some amendments to go on to the
City Council, or take it back to the Historic Preservation Commission, see if they agree, and if
they do, then jointly recommend it to the City Council.
Planning and Zoning Commission
December 20, 2007
Page 6
Brooks said he wanted more clarification on how the downtown would be affected by the Historic
Preservation Plan. Miklo directed the Commission to page 72, objective three of the Plan, which
proposes a small downtown historic district and a conservation district for other parts of
downtown. Brooks expressed concern that the information there did not come across in the
executive summary very strongly. He said he does not think the history of architecturally
significant downtown buildings, past merchants, and businesses are being taken seriously
enough. He said that without a downtown designation we could lose many of the historic buildings
which are as important as our historic neighborhoods. As a business owner in the hospitality
industry he gets lots of requests from guests for information about the historic nature of downtown.
He said that he feels the historic nature of downtown is a real asset for economic vitality.
He said he is also concerned that incentives be provided for preservation of historic structures
regardless of whether they are owner occupied or rental occupied. Miklo said that the City once
had a rehabilitation program for rental properties but it was discontinued back in the early 1990's.
He said that there was not a lot of interest in the program on the part of landlords due to the
requirement that rents be kept at the fair market level.
Koppes said she thinks the Plan does not go far enough in regards to the University and
neighborhood preservation.
Freerks called for an amendment to the motion to continue the discussion to January 17, 2008.
Eastham made the motion, and Smith seconded it. The motion carried 6-0 (Plahutnik absent).
REZONING ITEM:
REZ07-000016: Discussion of an application submitted by Hodge Construction for a rezoning
from Low-Density Single-Family Residential (RS-5) zone to Commercial Office (CO-1) zone for
approximately 4.40 acres of property at 2815 Rohret Road.
Ralston presented maps and aerial photographs to the Commission, which detailed the site's
original farmhouse, out -buildings, topography and trees on the property, as well as buildings in
surrounding neighborhoods. He explained that Hodge Construction wants to demolish the house
and surrounding outbuildings and rebuild with a use that would be suitable for a CO-1 zone, for
example, a daycare. The site is currently zoned as RS-5 for residential use, and if it were rebuilt
for RS-5 it would yield approximately 10 residential lots. Ralston explained that the CO-1 zone
can serve as a buffer between residential, commercial, and industrial zones. He added that while
there are no commercial or industrial uses in the area, Highway 218 generates a significant
amount of noise, and as such, residential use may not be the most appropriate for the site. CO-1
uses are generally less sensitive to noise, but if residential uses are allowed on the second floor
of the property, Staff recommends a conditional zoning agreement and that will require the use of
sound dampening building techniques and materials. As far as the Comprehensive Plan, Ralston
said the Southwest District Plan identified the property, and states that low-intensity, non-
residential uses, such as a childcare center or a small religious institution, might be appropriate.
He added that CO-1 zones are designed to be adjacent to residential areas, and there are homes
located to the north and west of the site.
Records indicate that the farmhouse on the property was built around 1900, but there is
documentation to show the house is historic. He pointed out some steep grades on the property,
which will affect development, as well as several stands of mature trees, which should be
preserved as a noise buffer. He said the 2006 Traffic Survey counted 4,600 trips on Rohret Road,
while the road is indicated for a capacity of up to 12,000 daily trips. He said a CO-1 use would fall
well within the trip capacity of the road. The road also has sidewalks on both sides.
He said Staff recommends approval of the item subject to a Conditional Zoning Agreement that
specifies four items:
Planning and Zoning Commission
December 20, 2007
Page 7
1. The trees along Highway 218 are preserved within an 80-foot right-of-way as a buffer.
2. If there are residential uses on this property, sound abating construction techniques be
used.
3. Parking will be located to rear of the building.
4. If parking will be located on the side, it will be to the west, not the east, due to the existing
residential uses to the east.
Brooks asked what the Comprehensive Plan indicates as possible uses for the land on the east
side of Highway 218 (across the highway from the site). Miklo said the Southwest District Plan
shows anorth-south street that would enter into an area called the Carson Lake Neighborhood,
and the Plan shows neighborhood commercial in the area, specifically non-residential uses along
the highway that would be compatible with the surrounding neighborhood.
Freerks opened the public hearing.
Meisner, with MMS consultants, said he and Hodge Construction are in agreement with all of the
conditional use items except number three, where there would be no parking allowed in the front
of the property. He said they would like to see eight parking spaces, maximum, including some
handicapped spots, at the front of the building as part of a proposed loop drive. He said front
parking is important because of a tree line in the middle of the site that will need to be preserved,
thus cutting into available space on the west side. He also said that the property is located on an
arterial street, and it is not unusual to have front parking on such a road. He said front parking
would be screened from Rohret Road to make it less visible. Meisner noted that if the property
were developed as a daycare it would be important to have convenient parking places at the front
of the building for parents dropping off and picking up their children.
Commissioners inquired about the trees and sensitive areas on the property, and Miklo said that
his office has not been able to do a full analysis of the property, but will know more when there is
a site plan proposal. Koppes said if it was put in the Conditional Zoning Agreement there would
be no question that the trees would be preserved. Eastham said it would be good to be specific
and identify the trees to be preserved on the plan.
Digmann spoke to the Commission about possible businesses Hodge Construction had
considered as occupants for the site, and said that they would need to be destination-type
establishments, such as a day care, religious center, or offices, none of which would require
highway access. He also agreed with Meisner that a limited number of front parking spaces would
be important-- one for the customers of the future business, and two, because of the terrain and
trees existing on the site. Digmann noted that it would be important to leave some open area as a
playground if the site develops as a daycare.
Freerks referenced letters of concern over "mature oaks," and asked Meisner about Hodge
Construction's intent to preserve trees, including those in areas not protected. Meisner said Mike
and Dave Hodge are the "biggest tree lovers you'll ever find" and their intent is always to keep as
many trees as they can.
Brooks asked about setback requirements, and Miklo said because of setback averaging, he
suspects the building could be no closer than 40 feet to Rohret Road. Brooks said he would
consider allowing parking in the front if the Board could place a 50-foot setback condition which
would give room for a circular drive and some good screening between the street and parking.
Amy Charles 1341 Shannon Drive, said she is concerned about safety in the area. She cited
increasing police calls in the neighborhood, and she is worried that the proposed change in
zoning will further isolate the street, as there would be no residential uses facing the street. There
would not be anyone aware of what is happening along the street. She said if this is rezoned from
residential she would want to see a use, such as a community center or day care, which benefits
Planning and Zoning Commission
December 20, 2007
Page 8
the neighborhood. She questioned if it was zoned office what could go on this property. She also
was concerned about parking and said that a having a use that is not obviously residential would
not benefit the quality of the neighborhood.
Shannon asked for clarification about Charles concern about how this proposal would affect crime
in the neighborhood. Charles said that if this is developed with anon-residential use there would be
no houses for a long stretch. She said that if something happened on the street during the evening,
there would be no one to see it.
Melinda .1427 Rainer Drive, told the Commission she thinks the traffic count numbers are
deceiving because at peak travel times people in the area can find it very difficult to pull out onto
Rohret Road, and she is concerned about added traffic and safety. She also is concerned about
trees she sees from the back of her home, property values, and run-off from the elevation change
from the proposed site to her property. She is concerned that there not be a restaurant with a
beer garden.Koppes suggested that Paulsen contact the traffic planner regarding her concerns
about traffic.
Freerks closed public hearing
Brooks inquired about screening requirements. Miklo informed the Commission that there are
requirements when a commercial property borders a residential area. He said the requirements
include vegetation screening when parking areas are involved. He also pointed out that many of
the trees Paulsen was concerned about are actually on the condominium property.
Smith asked how staff felt about a limited number of parking spaces in front.
Miklo said that his Staff's main concern with front parking is that the site sits in a pleasant
residential area. They believe office and commercial uses can fit into a residential area as long as
they are not overly commercial. He said he thought a limited number of parking spaces, well
screened, could work. He said he would like to see a concept plan showing how that might work.
Motion: Brooks said he would like to see more detail, and made a motion to defer until January
2, 2008. Shannon seconded it. Freerks clarified which areas the Commission would like more
information and details on: a 50-foot setback from the street, eight parking spaces in front of the
building, the proposed circular drive, and protection of the grove that runs north and south
through the property. Brooks added that he would like some kind of statement on site lighting.
The board voted 6-0 (Plahutnik absent) to defer the vote until January 2, 2008.
SUBDIVISION ITEM:
SU607-00006: Discussion of an application submitted by John Oaks Estate for a final plat
of Lyn-den Heights III, a 2-lot, 38.67 acre residential subdivision located at 4584 Rapid
Creek Road NE.
Ralston displayed an aerial photograph of the property to the Commission and said the final plat
would divide the property into two separate parcels, one to the west with the original house and
the second, called "Out-lot A," which would remain undeveloped. He said there had been no
changes in the application since the Commission's informal meeting, and Staff recommends
approval of the final plat.
Freerks called for questions to Staff. There were none. She then opened the pubic hearing.
Danielson, attorney for the estate, said the application for the final plat is to allow them to break
off the house from the rest of the property so they can settle the estate. He said it saves the
Planning and Zoning Commission
December 20, 2007
Page 9
balance of the subdivision for future development, and it is consistent with the road plan that is in
place.
Freerks called for questions from the Commission. There were none.
Motion: Smith made a motion to approve the final plat. Koppes seconded the motion. The motion
was approved 6-0 (Plahutnik absent).
CONSIDERATION OF MEETING MINUTES: NOVEMBER 15, 2007
Freerks made a correction to the minutes, stating that she did not second the closing of the
meeting.
Motion: Smith made a motion to approve the corrected minutes. Brooks seconded it. The motion
was approved 6-0 (Plahutnik absent).
OTHER: DISCUSSION OF CAPITOL IMPROVEMENTS PLAN
Miklo said the document is the proposal the City Manager has set on to the City Council. The City
Council will be discussing it at their budget hearings in January. He noted that some items in the
plan had been shifted around including the Northside fire station and Sycamore Street.
Koppes said Sycamore Street is always on her list for improvements, as is Gilbert Street. She
also questioned American Legion Road and Lower West Branch Road. Miklo said Lower West
Branch Road was completed earlier in the year, and American Legion Road has ahigher-grade
surface, and is in better shape, than other roads on the list. Koppes said she thinks the road
needs to stay on the Board's radar as more construction develops in the area.
Smith asked what things the Commission wants that are not included in the Plan. Members
discussed amongst themselves and concluded that they were in agreement with the document.
Motion: Smith made a motion to adjourn the meeting, and Brooks seconded it. The motion
carried 6-0 (Plahutnik absent).
c
O
.y
to
.C
G
O
U 'o
C1 O
C ~
~C ~
N ~o
~ ~ N
~ R
C_ ~
C ~
c ~
R Q
d
~+
ea
3
O
C7
Z
F-
W
W
J
Q
O
LL
N X X X X X X X
X X X ~ X X X
o X X X X X X X
v
o
X
X
X
X
X
X
X
0
N
X
X
X
X
X
X
X
T
~ X X X X X X
X ~ X X X X X
X X X X W
O X X
,.
n o X X X O X X
N
~
~
X
~
X
X
X
O
X X X X ~ X X
X X X X X X X
X X X X X X X
o~
X
X
X
X
X
X
X
v
X X X X X X
M X X X X X X p
M X X X X X X X
X X X ~ p O X
N X X X X X X X
°r~°
r X X X X X X X
~ O ~ oO N 0 o0 ~
~ .~
N c-
~ ~
t(7 O
In •-
~ ~
t!') O
~ r'
In
~ w 0 0 0 0 0 0 0
N
O
N
Y
to
G1 Y
.~
.+ C
O
C
L
~ O
° w
R y
~
o t
!~ R
L .+
_+
E
E m w u. Y a cn cn
Z m U Q LLI ~ ^ F-
ti
N
r
X
X
X
X
X
X
X
M
N
X
X
X
X
X
X W
D
o
r X X X 0 ~ X X
X X X X ~ X D
~ X X X X W
0 W
0 X
n X X X O p X 0
X X ~ X X X X
~ x X X X x X X
X O X X X X X
~ X X X ~ X X X
N
r X X X X X X X
~ O ~ OO N O QO ~
~..~-
~ ~
Ln `
lC') O
In ~
Ln ~
t1') O
In \
In
~ w o 0 0 0 0 0 0
y
N
Vi Y
C ~
O
O r N O ~ O r
N
~
~
i
O
la t0
L
E m w u- Y a ~n v~
Z m U Q ui ~ O F-
a~
rn
U
X
W
c ~ c
y N h
~ ~ L
~ Q Q
II II II
T _W
YXOO
3b 5
MINUTES
IOWA CITY BOARD OF APPEALS
MONDAY, AUGUST 13, 2007
EMMA HARVAT HALL, IOWA CITY CITY HALL
410 E. WASHINGTON STREET
IOWA CITY, IA
~zNAL
MEMBERS PRESENT: John Roffman, Chad Campion, Steve Buckman, AI
Gerard, Gary Haman, Tim Fehr
MEMBERS ABSENT: Doug DuCharme
STAFF PRESENT: Tim Hennes (Sr. Building Inspector), Doug Boothroy
(Director-Housing & Inspection Services), Roger
Jensen (Deputy Fire Chief), John Grier (Fire Marshal)
Sue Dulek (Asst. City Attorney), Jann Ream (Code
Enforcement Asst. acting as minute taker)
OTHERS PRESENT: Bob Welsh, Mike McKay (Public), Tom Bockenstedt
(B&H Builders), Boyd Crosby (Boyd Crosby Construction),
Dan Smith, Joan Tiemeyer (Iowa City Home Builders)
RECOMMENDATIONS TO COUNCIL:
Recommended by a 4-2 vote (Roffman and Haman dissenting) to approve the
adoption of the 2006 International Building, Residential, Fire, Mechanical, and Fuel
Gas Codes and the 2006 Uniform Plumbing Code with all proposed amendments.
CALL TO ORDER:
Chairperson Roffman called the meeting to order at 4:02 PM
CONSIDERATION OF MINUTES:
Minutes from the July 2, 2007 meeting were reviewed. Haman moved to adopt the
minutes. Buckman seconded. Minutes were approved with a unanimous vote of 5-0.
Tim Fehr arrives after vote on minutes.
Appeal the decision of the Building Official because he has incorrectly interpreted a
provision of the code. (1123 N. Dodge Street).
Appeal has been deferred pending the outcome of a Minor Modification application
and decision.
Discussion and possible recommendation to Council regarding adoption of the 2006
International Building Residential Fire Mechanical and Fuel Gas Codes and the
2006 Uniform Plumbing Code.
Jensen informed the Board that the included memo highlighted the notable changes
and proposed amendments to the Fire code. He stated that the code and
amendments had been endorsed by the Fire Prevention Advisory Committee (a group
of local contractors who work with fire code requirements in Iowa City). Jensen said
that staff had worked through the provisions with the committee and therefore felt that
the provisions make sense from both the regulatory and practical stand points in
terms of implementation.
Buckman asked for clarification of Sec.104.12 which included the term "health
hazard". He wondered what type of "health hazard" would allow the Fire Department
to evict a premises. Jensen said it was an odd term but it was language from the
model code. He said that it would have to be a hazard that the Fire code addresses -
it would have to be code based. Buckman also asked about Sec.307.1.2 which states
that any outdoor burning would have to stop by 11:00 PM. He thought that the
language was a little vague -did it allow burning to commence again after midnight?
Dulek agreed that the language should be clarified.
Roffman asked if whether there was a time frame for the new owner of an existing A2
occupancy that was not in compliance with the recently passed new regulations to
come into compliance. Hennes responded that it would be during the process of
approving the new liquor license -that there was no set time frame. Roffman was
concerned that they would not be allowed to open until they complied. He was also
concerned that the new owner would not know of the requirement until after the sale.
Hennes said staff was trying to work out a process to keep everyone informed -
perhaps a recorded document. Boothroy stated that H.I.S. has always given people a
reasonable time for compliance if it appears that they are moving forward with
compliance- submitted plans, contract with installer, etc. He saw no reason to think
that that policy would change. There would only be a problem if the new owner made
it known that he was not going to comply.
Jensen pointed out more changes to the Fire code which include the allowance for
radio notification, specifications for fire access roads and size of street address
numbers, allowance for portable electric space heaters (certain types), and defined
hose connection sizes.
There were no public comments concerning the adoption of the Fire code.
Hennes directed the Board to the memo which highlighted the notable changes to the
Building code. He noted that some of the changes reflect amendments that were
previously adopted by the City but now have become part of the code itself -so the
old amendments can be eliminated. Hennes pointed out that staff wants to amend out
the new code provision for fall protection for windows that are located less than 24
inches from a finished floor and more than 72 inches above exterior grade. Staff felt it
was inconsistent with other provisions of the code.
Staff also proposes to amend out the provision for separate gas piping to individual
townhouse units. Staff feels that the current code allows for the piping to run
underneath floor systems to get to each unit and does not compromise the safety of
the units. No change is necessary.
Hennes then explained the proposed amendment for new usability requirements in
the International Residential Code. They would apply to new dwelling units only and
would include 1) the requirement for a minimum opening of 32 inches for interior
doors, 2) switch and outlet placement in an area between 15 inches and 48 inches
from the finished floor, 3) at least one bathroom (toilet and sink) on a level accessed
by a no-step entrance and 4) at least one no-step entrance to the dwelling unit
accessible from the public sidewalk or the required off street parking. Hennes pointed
out that there were exceptions available to both the bathroom and the no-step
entrance requirements. If the level that the no-step entrance accesses is not to be
finished during the initial construction (such as the lower level of a split level home),
then the bathroom need only be roughed in -not completed. The no-step entrance
does not have to be provided during the initial construction if it can be demonstrated
on the plans that there is room to provide for a no-step entrance in the future -such as
a ramp in an attached garage that would provide access to the first floor level. Or the
Building Official may waive this requirement completely if it is determined that strict
compliance is financially or environmentally impractical.
Because this amendment appears to be the only issue that the Iowa City
Homebuilders Association opposes, Boothroy provided the Board with the rationale
behind the proposed amendment. Boothroy stated this amendment addresses the
inevitability of aging and that everyone will suffer some degree of mobility impairment
as they age. The aging population is growing significantly and housing is not being
designed for the health, safety and welfare of this aging population. Elderly needs
have not driven the market for new homes in the past; homes are designed for the
young healthy family. Boothroy said that the proposed standards are not Universal
Design standards which go much farther than what is being proposed. These are
minimum standards that deal with some of the structural issues that can be very
expensive to correct or retrofit later. People do not face reality when it comes to their
own aging and do not accept the limitations that come with aging. Boothroy said the
standards address the issue of affordability because the standards either do not cost
any more (or just minimally more) to install or are not required to be installed up front.
It is generally more affordable for seniors to stay in their own home.
Boothroy said that 50% of the people on assisted housing are either elderly or
disabled. It is just this population that is on a fixed income and cannot afford to pay for
structural changes to their homes at this point in their life.
So what this proposed code does require is planning for what may be needed in the
future while not necessarily requiring the implementation up front.
Boothroy also pointed out that, through the City, he has been building housing for low
income families for many years to stricter usability standards than the ones proposed.
The standards have not affected affordability at all. The last bid received for
construction for a City built house came in at $80.00 a square foot and this was not a
stripped down house. This was a house with many of the features that buyers require
and expect in today's market -garages, side by side refrigerators, two bathrooms,
wall ovens, 2x6 construction etc..
Boothroy said the voice of the consumer is reduced as that consumer ages. However,
people do not want to leave their home until they absolutely have to and then it is
usually in an emergency situation.
There are already higher standards in place for housing built with public funds; these
were adopted in 2002. At that time the Iowa City Homebuilder's Association did
initiate an educational program for contractors and consumers to make them aware of
these standards so that they could be used in all housing, not just housing built with
public funds. However, education is not enough. Not enough contractors are
participating. Therefore, it is important that these standards get adopted.
Haman stated that it is his opinion that most of the new homes being built now are for
young families and that, as they age, they are not going to stay in these homes -they
are too big. He thought that it is wrong to tell people how to design and build their
homes.
Hennes pointed out that these standards are not just for the elderly or disabled. There
may be temporary issues that these standards could help -a broken leg for instance.
Also, young families have parents and grandparents who may be visiting or might
need to move in. Boothroy gave the example of curb ramps. When they were first
proposed many years ago, it was a controversial idea and many people fought it
because they did not see the need. Now it is almost unimaginable to think about a
cityscape without them. The ramps provide a benefit for everybody -not just the
disabled. He said it is important to remember that these structures will exist long
beyond the people who build them; they are an important asset to the infrastructure of
the community.
Roffman opened the discussion to the public.
Dan Smith (IC Homebuilders) stated that City staff had worked very well with the
homebuilders in working out the new code requirements. The only issue on which
they disagreed was making these usability standards mandatory. He said that even
when these standards are presented to consumers, the person may still choose not to
implement them -that has happened. He said that there is a cost associated and it will
have a greater impact on smaller homes. He was also concerned about the precedent
that this may set for future code issues. It is the Homebuilder's belief that the building
code is (and should be) only about the safety and structural integrity of a building. The
usability standards have nothing to do with that purpose. He stressed that they have
worked for five years to promote Universal Design as a voluntary market based
approach. He felt it should be a market approach -not mandatory.
Mike McKay stated that he has been involved with the Johnson County Consortium
on Successful Aging and its work on housing since its inception. They prepared a
report on housing based on surveys and focus groups. What they found is that
builders are more than willing to build to universal design standards if the consumer
asks for it. The problem is that the public doesn't know to ask for it which is why
education is important. He said that his group and other national groups such as
AARP are all supporting efforts to increase usability in housing inventory. There are
many ways to achieve this -some voluntary, some mandatory and some in-between.
He described what some jurisdictions have done to promote these standards. Their
concern isn't the exact method just the goal.
Bob Welsh wanted to make clear that he was speaking as an individual and not
representing any particular group but he did want to make some points.
People want to age in place in their homes. Person's homes often present barriers. As
a retired minister, he has been in many homes where people would have to go up to
an upstairs bathroom on their butt because they could no longer navigate the stairs.
He has helped people figure out how to put a bathroom on the first floor. He stated
that home modification is expensive and what is being proposed has minimal cost up
front. He stated that, while education is important and the Homebuilder's are doing a
good job, it is well known that change does not always come voluntarily but only after
standards have been articulated and adopted as code. It was his opinion that building
codes should be about more than the safety and structural integrity of a structure.
Building code should also ensure the usability of housing which means housing that
enables an owner to live in their own home in their youth and in their old age, when
they are healthy and when they are disabled. The Iowa City area is becoming more
attractive to seniors and that is an economic benefit to the whole community. Usable
housing for seniors is key.
Tom Bockenstedt stated that the basic issue is whether or not the open market will
drive these changes. He believes it will. This has already been demonstrated with
such issues as green building. He thinks the market is driving universal design -he is
currently building such a house. He thought the attitude of the general public is
changing in home buying -people buying homes these days are not planning on
staying in the homes their whole life. When they get to the point of buying a home
later in life, they will look at these issues and request these features then. He
suggested that there may be other ways of providing incentives to provide these
features in new homes rather than mandating them -perhaps an award system such
as Historic Preservation has. Then the builder could use this award both as a
marketing and educational tool. He believes the usability ideas are good but, as a
builder, half of him is for the code change and half of him is against it -he is never for
government mandates.
Joan Tiemeyer thanked the Building Department for their work and cooperation with
IC Homebuilders in adoption of the new building code. However, on this issue, the
Homebuilders feel this should be a market driven change. She asked that the Board
wait to see how their education process works and then reevaluate these issues at
the next code cycle.
Roffman stated it seems that everyone agrees that these standards are good ones -
the issue is whether they should be voluntary or mandated.
He asked if other jurisdictions have adopted standards similar to these. Boothroy
responded yes, but not in Iowa. Boothroy also stated that he liked the idea of an
award or some sort of recognition for a builder who exceeds these minimum
standards. This could also be used an educational tool since it would get some
publicity.
Mckay noted that Bolingbroke, IL had adopted standards like this as code in 1999.
Irvine, CA had a mandatory education requirement that required an owner to sign off
stating that he had been advised of these standards and chose not implement them.
Atlanta, GA and Pima County, AZ also did it as mandatory code.
Haman stated that he would prefer that the City emphasize the educational process
both with builders and designers and not make the standards mandatory.
Campion stated that as a young home buyer, he did not think of any of these issues
but he and his wife have already realized that they will not be able to age gracefully in
the home they just bought. He also made the point that he and wife (who is an
architect) went through the City -built Universal Design house on 6 Street when it was
on the Parade of Homes (2002) and talked about all of those design standards at the
time and thought they were worthwhile. However, when it came time to buy their
home, they didn't think about or remember the issue of universal design or usability so
education on its own is not enough.
Buckman stated that he was struggling with the issue of voluntary versus mandatory.
He was concerned that there was no established time frame for education to work. He
cited the example of ADA (American Disabilty Act) standards. The issue was
promoted through education for a long time but didn't really get anywhere until the
federal government made it mandatory. He did see both sides of the issue.
Roffman stated that it seemed once again Iowa City would be the only jurisdiction in
the area to adopt an innovative standard. He was concerned about consistency
among the local jurisdictions. He would prefer a mandatory education process and a
rewards or acknowledgement system. Boothroy stated that it was his understanding
that Johnson County staff has indicated that they would recommend these standards
if Iowa City did.
Roffman asked if the Board had any questions concerning the rest of new codes -
Mechanical, Plumbing and Fuel Gas. There were none.
MOTION: Buckman moved to adopt the 200.6 International Building, Residential, Fire,
Mechanical, and Fuel Gas Codes and the 2006 Uniform Plumbing Code with all the
proposed amendments. Seconded by Campion.
VOTE: The motion was approved 4-2 with Roffman and Haman voting no.
OTHER BUSINESS:
The next meeting date was set for September 10. 2007.
ADJOURNMENT:
Haman moved to adjourn the meeting. Seconded by Gerard. The meeting was
adjourned at 6:00 PM
John Roffman, Board of Appeals Chairperson
Date
3b 6
MINUTES
HISTORIC PRESERVATION COMMISSION
THURSDAY, DECEMBER 13, 2007
EMMA J. HARVAT HALL -CITY HALL
APPROVED
MEMBERS PRESENT: Michael Brennan, William Downing, Lindsay Bunting Eubanks, Jim Ponto, Ginalie
Swaim, Tim Toomey, Alicia Trimble, Tim Weitzel
MEMBERS ABSENT: Esther Baker, Pam Michaud
STAFF PRESENT: Bob Miklo
OTHERS PRESENT: Austin Chamberlain, Chris Chapman, Don Cochran, Mr. McDonough, Alan
Swanson, Jean Walker
CALL TO ORDER: Chairperson Weitzel called the meeting to order at 6:06 p.m.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
Melrose Neighborhood.
Jean Walker introduced herself as the Melrose Neighborhood Representative. She said that the historic
Melrose Neighborhood is at a crucial point in terms of its survival. Walker said the neighborhood needs
the Commission's help and support if it is not to be swept away by The University of Iowa, as has
happened to many other historic neighborhoods.
Walker said that this neighborhood is unique. She said that a .majority of the neighborhood has been
placed on the National Register of Historic Places. Walker said the neighborhood is worth preserving.
She said that it is significant under the three criteria of nomination to the National Register for historic
events, individual, and architecture. Walker said that the neighborhood is a vibrant community directly
adjacent to the University.
Walker said that a concern is that the University, as a State entity, can ignore many of the restrictions that
are placed on properties by the National Register as well as local restrictions. She stated that if the
University did acquire the whole neighborhood, the City would lose, according to a local real estate
professional, approximately one-quarter million dollars in property taxes each year.
Walker said it is not some vague possibility that the University might destroy the area. She said there are
many precedents, including where the Law Building is located, where the Nursing Building is located,
where the dormitories are located, and where the Athletic Learning Center is situated.
Walker stated that the University owns some of the big, older houses along Melrose Avenue. She said
that the University buys them, stating that they are for faculty use, but shortly after that they are converted
to institutional use and can eventually be demolished.
Walker asked that the Commission put discussion of the preservation of the Melrose Avenue on its
meeting agenda in the near future. She said that before that meeting, she would submit background
information to the Commission regarding this neighborhood and would include the specific things for
which the neighborhood is asking. Miklo agreed that it would be beneficial for the Commission to see a
written proposal.
Wetherby House.
Miklo referred to a memo submitted to the Commission by Helen Burford regarding the Wetherby House
and actions that she is proposing in relation to that and future similar houses. He suggested that this item
be put on the Commission's next agenda for discussion.
Historic Preservation Commission
December 13, 2007
Page 2 of 12
New Commission Member:
Miklo introduced Lindsay Bunting Eubanks as the newest member of the Commission.
ITEMS OF CONSIDERATION:
Consent Calendar:
519 Oakland Avenue. Weitzel stated that the consent calendar is the process used to expedite a
procedure for something that already meets the guidelines and does not require a lot of discussion. He
said that unless someone had something to discuss with regard to this item, the Commission could
entertain a motion to approve.
MOTION: Toomey moved to approve a certificate of appropriateness for the project at 519 Oakland
Avenue, as submitted. Bunting Eubanks seconded the motion. The motion carried on a vote of 8-
0.
Certificates of Appropriateness:
1012 Washington Street. Miklo stated that this item was put on the Commission's last meeting agenda in
some haste, as the Building Department found the outbuilding on this property to be in a state of disrepair
and had some concerns about the safety and potential collapse of the building. Miklo said that the owner
was cited by the Building Department, and the Commission was asked to give the item its immediate
attention. He said that Terdalkar put it on the Commission's agenda and attempted to leave a message
on the owner's answering machine regarding the situation, but apparently the message did not get
through. Miklo said the owner therefore did not have an opportunity to present his view, so this item is
being presented for the Commission's consideration again.
Miklo stated that the building is in pretty rough shape. He said that there was not much of a foundation
here to begin with, and there are obviously some structural problems, including the leaning of the
building.
Miklo said that there used to be several small barns like this throughout neighborhoods in Iowa City, but
they are becoming increasingly rare. He said the building inspector felt that the building could be
stabilized fairly simply with some fairly simple internal braces, and there is the possibility that a future
owner might decide to rehabilitate the building. Weitzel said that when someone is cited, if the property is
in a historic district, the Commission has a chance to comment on the appropriateness of the action. He
said the Commission previously voted to not allow the demolition of the building.
Chapman, the owner of the building, said that the building was repaired and stabilized once before, when
he was cited by the City ten years ago. He said that the bottom line is that his insurance company was
not impressed with the building. Chapman said the building was not leaning before the tornado but was
plumb straight, square. He said that as a result of the tornado, the building was partially lifted off the
foundation and developed a lean that is partially racked.
Chapman said his insurance company would only pay him the money to tear the building down. He said
that doing something to the building represents significant expense for him. Chapman said that because
the building is situated so close to the alley and traffic is going through the alley, it is a concern for him
that he would be at risk for a future insurance claim. He said that he is afraid that if he takes the expense
and time to stabilize the structure, he may be back before the Commission in a year or two. Chapman
said that he is looking at the long-term situation here.
Bunting Eubanks asked Chapman what the cost was when he stabilized the building ten years ago.
Chapman said that basically it was the roof and the foundation. He said that the original foundation was
piers made of a soft brick with a crumbling mortar. Chapman said that was replaced with concrete
masonry units on top of poured concrete below grade.
Historic Preservation Commission
December 13, 2007
Page 3 of 12
Chapman said that the building rests partially on the ground on the south side and has a partial poured
concrete foundation. He said that the manner in which it was constructed leads him to believe that the
building was not original to the site. Chapman added that the building has never had paint on it.
Chapman said that the eave brackets mentioned in the staff report are not original to the building but
were installed during the last repair. He said the expense of the last repair was mostly for the roof.
Miklo asked Chapman if his insurance company is aware that the building is in a district that requires
historic preservation. Chapman responded that he told the company that the City was leaning toward
asking him to repair the building rather than demolish it, as the Commission had not yet made its decision
at that time. Miklo stated that often when an insurance company finds out that City Code has to be met,
then the company is willing to compromise. Chapman said that he is no longer with that insurance
company, and his relationship with that company has been terminated.
Weitzel said that there are competing interests here. He said the owner doesn't want to spend a lot of
money on this building. Weitzel said that this building, however, especially in a denser neighborhood such
as this one, provides a buffer between this property and the ones behind it. He said that it may be
situated close to an alley, because at the time it was built, it was probably used for either livestock or
carriages. Weitzel said the alley probably still doesn't have as much traffic as a regular street.
Toomey said that the racking of a building is really not that expensive and doesn't come anywhere close
to what it would cost to remove the building. He said one could use a couple of comealongs going to the
corner to the furthest parts of the racking, and after it's pulled up square, plywood would be put on the
studs on the inside. Toomey said that plywood is a new material, but it can't rack. He said the process is
not expensive or difficult and should cost less than one thousand dollars.
Chapman asked if that would correct the lean as well as the racking. Toomey said that it was done with
much bigger and worse structures all the time.
Swaim stated that she feels that the building should be saved. She said that it represents a certain period
and was probably for horses and cows before making the transition to automobile storage. Swaim said
that there aren't many of these buildings left in Iowa City, but they tell the story of that period of time.
Toomey pointed out that the owner could not get a building permit today to put the building back where it
is now. Chapman agreed that height restrictions would prevent him from rebuilding this, and setback
restrictions would prevent him from putting this building back this close to the alley.
Bunting Eubanks asked how much it would cost to restore the building to its original condition. Toomey
said he could not tell from the photographs. He said that for stabilization, a maximum of eight sheets of
plywood at $30 each would be required, and the total cost would be less than $1,000. Toomey said that if
there are foundation problems, that is another thing. He said that most of the wood looks okay from the
photographs, and the building has not been altered much from its original status.
Bunting Eubanks stated that she drove by the building earlier in the day and noticed that one doesn't
really see it from the street. She said she did not think the removal of the building would affect the
neighborhood itself in looking different or less from the period.
Brennan said the Commission would need to distinguish this building from the garages the Commission
has allowed to be demolished, particularly in the College Hill District, that were far more structurally sound
than this one appears to be. He said the guidelines just prohibit the demolition of buildings that could be
saved, but the Commission allowed them to come down.
Ponto said he feels this building has more significance than some of those one-story, single-door
garages. Brennan said that all of the same buildings have the same designation under the ordinance. He
stated that there have been others that the Commission has not allowed to come down. Toomey asked if
they were two-story buildings. Brennan said that they were garages that were salvageable, which is what
the guidelines speak to.
Historic Preservation Commission
December 13, 2007
Page 4 of 12
Toomey said this is not even a garage. He said that the historic value of the building is quite a bit different
than the relationship of a garage that is built on. Toomey said that this can't be replaced with something
that is significantly the same; once it's gone, it's gone.
Weitzel said he agreed with Brennan that the Commission, regarding buildings that could have and
probably should have been saved, has allowed the demolition of those buildings. He said, however, that
bad decisions in the past don't justify bad decisions coming forward, but it does address the question of
what is proper and fair. Miklo said that the guidelines do not just refer to the condition of the building. He
stated that the Commission is directed to consider the condition of the building, the integrity, and the
architectural significance of the outbuilding.
Bunting Eubanks pointed out that stabilizing the rack does not address the foundation problems. Toomey
said that the foundation is a mixed bag. He said that over time, as he understood it, it has been kept level
by putting materials underneath it. Toomey said the base would need to be jacked up and some like
material would need to be inserted.
Bunting Eubanks said that she finds the owner's safety concerns regarding the building's proximity to the
alley somewhat compelling. Miklo said that the building official's concern is the leaning and racking of the
building. He said that is what is causing the building department to say this needs to come down or be
stabilized. Miklo said the building inspector did feel the building could be stabilized.
Miklo said that the City does have hundreds of buildings in close proximity to alleys. He said that is the
way they were built, and this is not an unusual situation, although now the City Code requires afive-foot
setback from the alley.
Weitzel suggested the Commission focus on the historic integrity and significance of the building. He
asked Commission members if they felt the building is significant. Miklo said the Commission must weigh
both the condition of the building and the integrity. He pointed out that the building will probably not be
restored by the current owner and questioned whether the Commission feels the building should be
stabilized to potentially be rehabilitated at some future point.
Ponto said that it is fairly rare to have a structure like this of this age in the City. He said that while the
rareness in and of itself isn't significant, he agreed that the building represents the time when the focus
went from animal storage to automobile storage. Ponto said there are not many other examples of that in
the City. Weitzel agreed that the City has lost quite a few of those buildings in the last ten years.
Swaim asked how much traffic this alley sees. Chapman said that the alley dead ends. He said that there
are three houses to the west of this with alley access, and four if one counts the house across the alley.
Chapman said that one of the houses does not currently have parking in the alley, although one of the
houses is a rental property with two basement apartments that use the alley. He said the house on Iowa
Avenue also has a parking area on the alley.
Bunting Eubanks stated that if the Commission postpones this for a future owner, there has to be an
owner who would be willing to rehabilitate the house. She said she was concerned that this would be an
eyesore for the next 50 years. Toomey said that is in the eye of the beholder. He said that the building
has been here like this for a very long time.
MOTION: Swaim moved to deny a certificate of appropriateness for the demolition of an
outbuilding at 1012 Washington Street. Toomey seconded the motion.
Ponto said he feels that this building could be stabilized at a fairly low cost. He said that if the building
comes down in the future, then so be it, but in the meantime, it's there, and he is in favor of the motion.
The motion carried on a vote of 7-1 with Bunting Eubanks voting no.
Bunting Eubanks said she recognizes the historic significance of the building but does not think the
building is in very great shape. She said she agrees with the owner's safety concerns.
Historic Preservation Commission
December 13, 2007
Page 5 of 12
521 South Governor Street. Miklo stated that this property is in the Governor-Lucas Conservation District.
He said that there was a mistake in the staff report in that this property is actually non-contributing, which
provides a lot more flexibility in terms of how the project should be viewed.
Miklo said the building was remodeled at some point and now has more of a 1950s/1960s appearance.
He stated that the proposal is to put cone-story addition on the back of the house in order to add living
space to the ground floor. Miklo said that Terdalkar found the project to be in general conformance with
the guidelines, and since this is anon-contributing property, the use of vinyl siding would be permitted.
Miklo said the original proposal was for a roof with a 3:12 pitch, but that has been increased to a 4:12
pitch. He said there is an existing window that would make it difficult to increase the pitch any more than
that. Miklo said there was also discussion regarding whether the windows on the back could be more
symmetrically placed, and the owners have agreed to that.
McDonough, the contractor for this project, said he was available for questions.
Weitzel said that there is a window placed right next to the door on the north elevation where there would
normally be a little bit of space. He asked if that is there so the trim for the both the door and window are
adjacent.
McDonough said that he would probably have to get rid of the window to get space there. He said that
with a full light on the door, the removal of the window would probably not be a big issue if the
Commission does not want it there. Weitzel said that the window would allow for ventilation where a door
would probably not. He said he was just thinking about symmetry and the spacing of the windows.
Toomey asked about the original siding on the house. McDonough said that the original siding was cedar
shakes. He said that was torn off and replaced with aluminum siding in 1956. McDonough said that the
aluminum siding was then later removed and replaced with vinyl, and there is no original siding left on the
house.
MOTION: Ponto moved to approve a certificate of appropriateness for the project at 521 South
Governor Street as proposed, with the exception that the window next to the door on the rear
elevation be removed as discussed by the Commission. Trimble seconded the motion. The motion
carried on a vote of 8-0.
430 Oakland Avenue. Miklo stated that this is a contributing structure. He said that the building is pretty
much in its original design state. Miklo said the owner proposes enclosing the porch on the north side of
the property to make it habitable space. He said the guidelines discourage or disallow the enclosure of a
front porch or a porch that is highly visible from the street.
Miklo said there are some unique circumstances with this building. He said that unlike most porches, for
this one, the only access to the house is through the entry's vestibule, so it doesn't really serve a function
in terms of providing much usable space. Miklo said that the house also has two other porches: a sun
porch and a larger, unenclosed porch on the southwest corner.
Miklo said he looked at some house planning books for houses with a similar gambrel style and found
examples where there was a side wing not dissimilar from what is being proposed in enclosing this
particular porch. He said that if this were the only porch on this house, the Commission probably would
not want to allow its enclosure.
Hirschman, the owner of the house, said that he wants to update the house but keep everything historical.
He said that the floor plan has a really odd layout, and one issue is that one walks in the front door where
the first door to the left goes out to the porch on the north side of the house. Hirschman said that he
would like to remodel the kitchen to increase its size and would like to use the present bathroom and
laundry room to add space to the kitchen. He said that he would like to keep a first floor laundry room and
bathroom, and the only place to put these rooms without detracting from the historic character on the
inside of the house is the present porch on the north.
Historic Preservation Commission
December 13, 2007
Page 6 of 12
Weitzel said he had a couple of issues with the proposed design. He said that most of that centers around
the fact that this was probably a mainly decorative feature that was added on to add balance to the sun
porch, and the highly decorative trellises and the classical columns lend a classical colonial revival air to
the building. Weitzel said he assumes the porch was not used much and was probably never intended to
be used much but was intended to add a certain look to the building. Weitzel said he is not necessarily
radically against enclosing the porch, but he would like to see something to address the columns and the
trellises.
Hirschman responded that he and Miklo and Terdalkar discussed this and found there is not a good way
to make it look like it fit with the house originally. He said that he is going to make it look as similar to the
sun porch as possible, minus the windows. Regarding the trellis, Hirschman said the trellis work on the
south side of the house will remain, but there is not a good way to keep any of those features while
enclosing the porch.
Miklo said they had discussed the possibility of constructing some type of pilaster using the current
columns, but given that that feature isn't found anywhere else on the house, felt it would be better to just
make it look as if it was part of the original length of the house, versus a porch that was later enclosed.
Swaim asked about windows on the enclosed porch. Chapman replied that there would be a window on
the porch on the front side of the house.
Bunting Eubanks said there had been a suggestion that other areas of the house could be used to update
it. Miklo stated that Terdalkar's thought was that there could be other ways to do this without changing the
porch. Miklo said, however, that it sounds like the owner has explored other alternatives.
Bunting Eubanks asked if there is a basement in the house, and Chapman confirmed this. Chapman said
that the basement is damp and is not a livable, functional area. He said that it could be turned into a
functional space for a laundry room, but it's not convenient or extremely functional.
Bunting Eubanks said she thinks this is a charming building, and enclosing the porch takes away some of
that and makes it a little more asymmetrical. She suggested that the owner put a laundry room in the
basement instead of using the porch, especially since it is viewable from the street.
Ponto said there have been other houses for which the Commission has allowed side porches to be filled
in. He said, however, that none of those had quite the architectural significance or visual appeal that this
one has.
Weitzel said there was a very similar case on Summit Street involving turning an open concrete porch into
a sun porch. He said there were walls that were attached to the columns, but it retained the look of the
porch at that point.
Swaim asked if there is any way to enclose the porch but keep it airy looking. Chapman said that he is not
opposed to putting more windows on that side. Swaim suggested that there be three windows as on the
other side. Swaim stated that if there were to be three windows on the front and the trellises were left, it
would have more of an airy feeling.
Miklo passed around a book showing gambrel style houses with open porches, sun porches, and a
combination of the two. He added that they did tend to have more windows than just one, as proposed.
Toomey said the porch seems like more of a decorative element as opposed to being anything functional
like a porch. Ponto suggested the Commission consider, assuming nothing was there now and the owner
was requesting something brand new, what one would want it to look like.
Miklo stated that there has been some discussion about building a garage on this site as well. He said
that since there may be further work on the property, the Commission may want to consider the site
comprehensively. Miklo said the owner is under some time constraints, and that's why the owner wanted
to go ahead with this aspect of the project.
Historic Preservation Commission
December 13, 2007
Page 7 of 12
Chapman said that because of where the house sits on the block, he almost cannot put an addition on the
house. Weitzel asked Chapman if he could borrow from the screened porch. Chapman said that he could,
but there are windows looking into the screened porch from all sides that are connected to it, so that
would be taking an exterior window.
Weitzel said that in the time period of this house, gardens were a big thing. He said that a larger house
would have pergolas and garden structures out in the yard. Weitzel said that houses with this size lot
didn't have that option, so they built it attached to the house. He said that a lot of these are seen on
houses on Grand Avenue in Cedar Rapids, and to him it is character defining.
Miklo stated that the lot size is a little deceiving in that the City right-of-way is actually quite a bit further
back from the curb. He said that much of the green space on the south side of the house is City right-of-
way, which makes it difficult to add on to the house.
Swaim asked if all of the options have been exhausted and questioned whether the proper solution is to
have three windows in the front to match the right side. Trimble said that if one tries to make the left side
look symmetrical, it would actually look less symmetrical. She said that because of the chimneys and the
door, the house isn't supposed to be symmetrical.
Miklo said that this project is a problematic application in terms of the guidelines. He said that the
Commission may want to defer this, unless there is a majority that feels that it is appropriate to enclose
the porch. Miklo said that other opportunities could be explored during the deferral period.
Bunting Eubanks said that she would be interested in knowing whether one of the other spaces that is not
viewable from the road could be used for more functional space. Toomey said that the Commission is
generally not concerned with the use of the building but is concerned with the outside appearance.
Weitzel said that in some cases, the functional space somewhat determines what the skin has to look
like, although the Commission doesn't concern itself with occupancy and that type of issue.
Ponto agreed with Trimble that if one tries to make this look symmetrical, it never would. He said it might
be just as well to only have the one window so it is obviously not symmetrical. Toomey said that keeping
consistent windows is not necessarily symmetry -that is just standard, particularly in terms of height.
Regarding a motion to defer, Swaim stated that if there could be any other solution to this, she would
rather defer this for the time being than vote it down. Chapman said that he is okay with the Commission
dictating what this should be if it can be passed. He said that he wants the Commission's input to make
this as historically accurate as possible. Chapman said that he is in a bind with the functional footprint of
the house in that he can't easily expand except in this one place where there is existing roofline and an
existing historic foundation.
Toomey said that he wouldn't defer this just to string the owner along. He said that he doesn't have a lot
of problem with turning that porch into a functional space, but he would like it to still fit with the house.
Weitzel said that he would like to know more about the floor plan and would like to explore other options
to either take space from the screened porch or other space off the back, even if it's a small addition. He
said that this isn't a large addition, so a small space off the back could be a possibility.
MOTION: Ponto moved to defer consideration of a certificate of appropriateness for a project at
430 Oakland Avenue to a future meeting of the Commission. Swaim seconded the motion.
Ponto said that to him, this porch is a really distinctive feature of this house. He said, however, that
because there is an existing roof and existing foundation, it would be fairly easy to enclose this and not
have it look terrible. Weitzel said that the Commission needs to know more about the foundation in this
case and whether it can be rebuilt.
Brennan said that he is sympathetic to the use considerations but does not see any way around the
disallowance of a highly visible porch enclosure. He said that for that reason he would vote against
deferring, because he does not think this can be approved.
Historic Preservation Commission
December 13, 2007
Page 8 of 12
Weitzel said that he is skeptical that he would see a plan that would make him happy with enclosing this
porch. He said that for him a vote for deferral would be to find other options on the site to accommodate a
first floor laundry. Weitzel said that deferring this would keep all the options open.
Ponto said that from the applicant's point of view, he deserves to have some idea where the Commission
stands. He said that if called to a vote right now, he would probably vote not to approve this. Ponto said
that looking at other options would be his strongest preference.
Miklo said there are some zoning setback issues here, and there is a procedure to allow some variation of
setback through the Board of Adjustment. He said he would discuss that possibility with Hirschman.
Brennan said he had no problem voting to defer if that is the applicant's preference.
The motion to defer carried on a vote of 7-1, with Toomey voting no.
2460 South Gilbert Street. Miklo stated that this is a landmark property also known as the McCollister
Homestead, and it has been on the agenda before. He said that this house is quite significant in the
community's history in the 1860s to 1870s era. Miklo said that it is an Italianate farmhouse with several
outbuildings associated with it.
Miklo said that there was a garden shed/greenhouse of concrete cedar block on the property that the
applicant enclosed and built as a garden shed without a building permit. He said the building official cited
the owner and required him to bring it into compliance by obtaining a building permit, which requires a
certificate of appropriateness.
Miklo said that the building in question is not a historic structure. He said the Commission reviewed the
building and found that it did not meet the guidelines in terms of the false impression of history that it
might create. Miklo said board and batten siding was discussed as an alternative to make it look more like
a farm outbuilding that would be appropriate to the period. He said the owner then altered the building
again without seeking a permit or approval and is now back seeking approval.
Miklo said that from a design perspective, this is a big improvement over the log siding that was on the
property. He said that the roof shape is quite unusual but not necessarily unlike a chicken coop or an
agricultural building. Although this is not a historic building, Miklo said there are still some things that are
quite odd about it, including where the logs between windows are not filled in. He said the porch is quite
elaborate in design for a simple structure like this. Miklo said that Terdalkar suggested removing the
decorative crossbeams. He said that Terdalkar also identified the vinyl windows as an issue. Miklo said
the guidelines are quite clear that vinyl windows are not allowed for primary structures in a historic district.
He said that when discussing outbuildings, the guidelines don't go into much detail about windows.
Miklo said that he did not feel the windows are a strong concern in that, given the size of this building and
its function, it will probably not be a permanent building on this site. He said that the board and batten
siding makes a big improvement, so the biggest issue is the crossbeams on the porch.
Cochran, the owner of the property, said that the key thing for him was to not take away from the primary
house. He said the building is a modern, non-contributing building and was not functional the way it was.
Cochran said that the windows were put in for light. He said this is primarily being used as a garden shed
to store tractors and tools. Cochran said that the guidelines do allow for an exception on modern
buildings.
Regarding the brace, Cochran said that it is not functional in that there is not enough weight on the roof to
need a brace. He added that he has done some research on barns and outbuildings, and in most rural
areas, a lot of times those crossbeams are there for decoration. Cochran said that this is the most simple
timber frame design that one can do. He said that there is an inch or so cut out of the lower one to give a
little bit of a curve, but he wouldn't call it decorative. Cochran said he would like the ability to cover it with
siding, because that is what one sees on other machine sheds, and usually the siding is wrapped around
the brace.
Historic Preservation Commission
December 13, 2007
Page 9 of 12
Miklo said the issue isn't that the braces are decorative. He said that usually one wouldn't have a porch
on a building like this, and adding the braces brings more attention to it. Miklo said that simplifying the
building would make it less obvious.
MOTION: Ponto moved to approve a certificate of appropriateness for the project at 2460 South
Gilbert Street as proposed, with the exceptions that the bracing be removed and the log spaces
between the windows be covered up. Bunting Eubanks seconded the motion.
Ponto said he was okay with this, since it is amulti-functional garden shed that is a secondary building
way back on the lot.
The motion carried on a vote of 8-0.
821 Dearborn Street. Swanson introduced himself as a friend of the owner of this property, Ron Cohen,
who is out of the country. Swanson said the Commission approved the construction of a garage on this
property in October. He said the design presented at that time was an elementary design with two doors.
Swanson presented a packet of information and said that since that time, the owner has decided he
would like to have one door instead of two and would like to have his studio in this building and have the
north light.
Swanson said that he believes the new design would result in a better structure than was proposed
before. He said the owner really wants it to look right with the house. Swanson said the owner plans to
match the roof pitch as much as possible. He said that the cupola may not be there at first, but the
trusses have been designed so that it could be. Swanson said it could be a flat roof if the Commission
does not like the cupola, but it would let more light in the garage.
Swanson said that the sides of the garage would be 22 feet. He said the owner wants muntins if that is
acceptable to the Commission. Swanson said the proposed windows are casement windows, but they
can be changed to sash windows if the Commission would prefer. He said they tried to make the design
symmetrical, and the band proportions on the garage are similar to those that are on the house.
Swanson said that the proposal shows four three by six windows. He said that there is a window on the
house facing the garage that is about three by six. Swanson said that the house has many different sized
windows.
Miklo said that the presented information is all new information to the staff and the Commission. He said
that if the owner is willing to vary the design this much from what was previously approved, he would
suggest a deferral so that Terdalkar can examine the design based on the guidelines. Miklo said that
what was previously received was a drawing that proposed more light, and staff thought there might be a
solution to doing that, although not necessarily the proposed version, because the proportions and
divided lights don't take their cue from other outbuildings in the neighborhood or the house itself. He said
that there is probably a solution in terms of adding more windows to make this usable studio space. Miklo
said that if the owner wanted to work from the original drawings and come up with a window
configuration, that could probably be done. He said that a totally different design would probably require
deferral to give time to review the new plans.
Chamberlain said that what the owner came up with is not really different from the other plan; the cupola
is just a feature that the Commission can take or leave. Chamberlain said that the main issue is the
amount of windows. He said there are probably four or five six by three windows on the house.
Miklo asked if the walls would be taller. Swanson said they would be a little bit taller. Miklo said that would
be another departure from the original plan. Chamberlain said he wanted it to have a little bit of a carriage
house look with a craftsman look to try to match the house. He said that what the new plan would do
would be to go from five barn sash windows up high to four double hung windows the same size as some
of those on the house.
Historic Preservation Commission
December 13, 2007
Page 10 of 12
Weitzel said that what was approved at the last meeting had historic precedence in that it borrowed from
the house and some of the other smaller buildings in the neighborhood. He said that this new proposal
does not borrow from any historic tradition. Weitzel said that therefore staff will need some time to see
how to match the guidelines, historic precedence, etc. He said it would be difficult to do that extensive
review at this night's meeting.
Downing asked about the height of the building. Chamberlain said it is 15 feet at midcap, which is the
City's maximum. He said that the roof pitch, which is the same as that of the house, makes it so that the
15-foot midcap uses twelve-foot walls. Chamberlain said that makes the walls a little bit taller, because
the roofs are difference from the other roofs in the neighborhood. He said there is really nothing different
in this design except the elimination of a garage door.
Weitzel said that the fenestration on the new plan is entirely different than that of the old. Toomey said he
would like to see a staff report on the changes. Weitzel said that Terdalkar will be looking for ways to
increase the amount of light with fenestration with a facing, size, and proportion that make this look like a
historic building.
Swanson said that he would be glad to meet with Terdalkar. Swanson asked if the new plan was at least
on the right track. Weitzel said that what the Commission approved previously was a building that clearly
isn't the original but did match the house. He said it was a stucco building with the option to do board and
batten, and it was a building that had a very prairie school look. Weitzel said the windows on the new plan
make a huge difference. He said also that garages typically don't have casement windows. Swanson said
that they don't need to use casement windows but added that he would talk to Terdalkar about the
windows.
Downing suggested that Swanson and Chamberlain also discuss the roofline with the City's Building
Department. He said the Building Department might take a different view of the roofline and the
calculation of maximum height.
Swanson said that the cupola was added to increase the amount of light. Ponto asked if the skylights are
gone, and Swanson said they have been removed from the proposal because of budget constraints.
Weitzel pointed out that the house is from the Prairie School of Architecture out of Chicago with
influences of Louie Sullivan and Frank Lloyd Wright. He said that those are the design precedents that
should be matched in the garage.
MOTION: Toomey moved to defer consideration of an application for a project at 821 Dearborn
Street to a future Commission meeting. Swaim seconded the motion. The motion carried on a vote
of 8-0.
Minutes for October 24 November 1, and November 7, 2007.
November 7, 2007 Minutes: Downing pointed out that the person referred to on pages two and three as
Eric should be listed as Eric Hindrichson. Brennan said that on page three, in the fourth paragraph, line
four, "...question is can this be done..." should be changed to "...question is whether this can be done..."
Brennan said that on page six, paragraph five, line five, the first word should be "last," not "least."
October 24 2007 and November 7, 2007 Minutes: The minutes for these two meetings were filed by
consensus.
OTHER:
Weitzel said there will be a public hearing on Monday from 3 p.m. to 5 p.m. in the Public Library regarding
the federal tax credits program as administered to the State. Miklo said the issue is that the way the tax
credits are structured is not very useful, and the State is looking for ways to improve that. He said that
Marlys Svendsen is developing a list of talking points that the Commission could present. Downing
agreed to attend the meeting and present the issues as developed by Svendsen.
Historic Preservation Commission
December 13, 2007
Page 11 of 12
Miklo added that the Planning and Zoning Commission will hold a public hearing on the Preservation Plan
as an amendment to the Comprehensive Plan on December 20`h.
ADJOURNMENT:
The meeting was adjourned at 8:03 p.m.
Minutes submitted by Anne Schulte
C
O
.N
.~
~~
U ~
m
c
o ,~
c'"C = o
2 ~ N
~ ~
L ,~i
a ~-'
~a
~L
O
~-.
t/!
2
N I X ~ X X ~ ~ ~ X X X X X
X X
; X
;
; X X X ~ X X
X X ;
, ;
, X X X X X X
c X p ~ X ~ ; ~ X X X X X X
"'
o X X X ; ; ; X X X O X X
,
X X ; ; ; ; ; X X X ~ X X
~ X X ~ ; ~
O X X W
O X X X
; X X ;
; ; ; W
O X X X X W
O X
,
o X O ~ ~ ~ ; O X X X X X X
N
~
X w
O ;
; ;
; ;
1 ;
; w
0 ~
0 X X X X X
o
"~ X X " ~ X O X X X X
~: ;
X O X X ~ X X X
v, ; ; ; ; p
~ ; ;
.•~ W
O X X W
O w
O X X X
; X w
O
N X X X ~ ~ X ~ X X X ; X X
rn
o
o~ oo
0
a, r
0
o~ o
a ao
0
m r
0
o, o0
0
rn 0~
0
rn r
0
o~ o~
0
rn o
rn rn
0
a o0
0
o~
~ ~'
F- W N
M N
M N
M N
M N
fn N
M N
M N
r7 N
M N
M N
M N
M N
M
y
L
Y
7
C
Y
C
H
L
C
.C
; uu~~
.Y
C
L
C
C R
~
O
U
~
~
V
y
=
E
~R
~
,~
r.
~
C
.
°'
~
z o
m L
m R
u o
o 0
w 0
~7 "
~ ~ 0
a. 3
~ i
F o
~- 3
a~
W .5
~.. ~
~"' N
~ N ~ O
v,9Qz
p'r. Q II II
y II II W
~XOOz
3b 7
MINUTES
Iowa City Airport Commission
December 13, 2007
Iowa City Airport Terminal - 5:45 PM
FINAL
Members Present: Howard Horan, Chair; Janelle Rettig; John Staley; Greg Farris
Members Absent: Randy Hartwig
Staff Present: Sue Dulek, Michael Tharp
Others Present: David Hughes, Harrel Timmons, John Yeomans, Turk Regennitter,
Peggy Slaughter, Russ Schmeiser, Tom Williams, Guy Williams,
Minnetta Gardinier
DETERMINE QUORUM:
The meeting was called to order at 5:45 P.M. by Horan.
RECOMMENDATIONS TO COUNCIL: None
APPROVAL OF MINUTES FROM THE NOVEMBER 8, 2007 MEETING:
Horan asked Members if they had any changes, corrections for the minutes. Staley
moved to accept the November 8, 2007 minutes as submitted; seconded by Rettig.
Motion carried 3-0; Farris abstaining.
PUBLIC DISCUSSION:
Harrel Timmons noted that the runways are in good condition right now, with ice still in
some areas, but overall everything is fairly clear.
ITEMS FOR DISCUSSION/ACTION:
a. Aviation Commerce Park -Peggy Slaughter addressed the Commission,
stating that on Lot 6 there has been some delay, stating that the buyer has
missed the Council meetings for December. She stated that a group that is
looking at lots 17, 16, and 15 has an upcoming meeting with a potential
user for their project. On lots 4, 3, and 2, the interested party is working
with their legal department on completing forms. Both of these projects
will most likely be ready for review at January meetings.
b. Farmers National Company -John Yeomans asked if they could move on
to the next item as his party is not present yet.
Airport Commission
December 13, 2007
Page 2 of 8
i. Merschman Seeds -Rettig moved to defer Item 4.b.i. until later
in the meeting, seconded by Farris. Motion carried 4-0.
Army Reserve -
i. Public Hearing -Horan opened the public hearing. No one
appeared, and the public hearing was closed.
ii. Consider a Resolution approving a 5-year lease with the Army
Reserve -Discussion began with Rettig stating that she agrees
with Horan in that she has no way of knowing what fair market
value is on this issue. Tharp noted that they were originally
renting for the same amount of money that the Guard was. He said
it equated originally to about 10 cents per square foot. Horan
asked for clarification on the exact area in question, and Tharp
noted this for him. Rettig asked why they are not using the
standard lease that they always use, which includes the City's
nondiscrimination clause. Tharp stated that they are using the
Federal Government's lease on this particular lease. Rettig stated
that she would like Dulek's opinion on this. Dulek stated that the
lease is what was presented to the City, and that the City ordinance
is still in force. She stated that she just did not catch this at the
time, but that they can bring it up in the negotiations.
The discussion continued, with Members stating that fair market
value is the main issue for them. They noted that since this is a
five-year lease, doing a review of fair market value now makes
sense to see what they should be charging. Horan asked if the
Reserve is still planning to relocate. Tharp said they will in the
future, and that the Guard part of this unit will be leaving sooner,
as their new facility will be ready, probably in the next five years.
Horan then asked Dulek about the wording at the bottom of this
agreement, that states, "The Government may terminate any time
after 31 July 08," stating that this is only a 6-month lease then.
Dulek stated that basically the offer being made is that they, the
Government, can terminate the lease early. Horan asked the others
if they want to take this agreement. Rettig stated that she is willing
to table this issue until they have time to get a fair market value.
Rettig stated that she would like to give them a standard City lease.
Rettig also noted that this area of the Airport is prime area for
building future hangars and that they really should find out what
fair market value is currently. Dulek noted that in April of 2004,
Iowa Realty provided lease rates for Aviation Commerce Park and
perhaps this would help. Rettig moved that Item 4.c.ii. be
deferred until further review is done, seconded by Horan.
Motion carried 4-0.
b. Farmers National Company -
Airport Commission
December 13, 2007
Page 3 of 8
Merschman Seeds -Discussion began with Yeomans addressing
the Commission regarding the contract with Merschman Seeds.
He reviewed the terms as laid out in his email to Tharp, asking the
Commission if they are ready to decide on this issue. Farris asked
about the access point that will need to be put in, and Yeomans
responded to questions regarding this. Turk Regennitter also
addressed the Members, further clarifying the areas of the Airport
that will have plots and various agricultural displays. Regennitter
reiterated that they will have safety features in place, such as extra
personnel and barriers, that would keep people contained to the
display areas. Rettig asked if the various City departments had
been contacted regarding the access point. Yeomans stated that he
has been in contact with Ron Knoche of the City, and that Ron
does not see a problem with this. Horan asked for more specifics
on this access point. Regennitter stated it would most likely be a
galvanized 24-inch culvert, with a gravel drive over that; and then
a gated entryway. Rettig continued the discussion, asking more
questions of Yeomans and Regennitter in regards to access and
safety concerns.
The discussion turned to some of the various events that will take
place with Merschman Seeds, such as local farming events, fly-ins,
educational events, and perhaps even bringing in a portable-type
classroom to house their events. The proposed lease would start
March 1, 2008 and run through February 28, 2010, which would
include two growing seasons. Yeomans also shared the Iowa laws
regarding leases of this type. Discussion then turned to the lease
period, which is two years. Rettig then brought up some of the
upcoming projects that have been discussed by the Commission,
items that they were putting on hold until they sold some of the
lots to the north. She also noted that the Williams are present, and
asked if they had any comments regarding this proposal.
Tom Williams then spoke to the Commission, asking if they plan
on building where the old weather station was, as this area is full of
sand and it will blow onto the runway. Rettig asked Williams how
long he has farmed the Airport ground. He stated that it has been
about 47 years, and that he would like to continue to do so. Rettig
asked if not farming the Airport land would hit him financially, to
which Williams stated it would. Gardinier then asked for
clarification on the grants that Rettig spoke of, to which Rettig
responded on how the grant process works. Rettig also noted that
grants would be forthcoming soon as monies are being released.
Horan then stated that he would like to go ahead with this
proposal, that he feels it is a good plan and the money will be
beneficial to the Airport. Staley agreed, stating that he also
Airport Commission
December 13, 2007
Page 4 of 8
supports this proposal. He stated that the economic benefit to the
city could not be overlooked either.
Horan then asked Regennitter for more specifics on the plantings
they plan to do. Yeomans then brought up that the Farm Bill has
not yet gone through, giving the Commission some scenarios of
what could occur. It was reiterated that "good farming practices"
are part of what this planned plot will be, and that this is a
commitment of Merschman Seeds. Dulek suggested that if the
Commission is agreeable to these terms, they could then finalize an
agreement. Yeomans stated that Merschman Seeds really needs to
know this evening whether or not the Airport wants to move
forward with finalizing such an agreement. Yeomans stated that
he will draw up the agricultural part of the lease and will work
with Dulek to finalize the agreement. Staley moved to approve
moving forward with finalizing a lease, with the terms
presented, with Merschman Seeds, seconded by Farris.
Motion carried 3-1; Rettig in the negative.
d. Advanced Infoneering
i. Consider a Resolution approving a 1-year lease with Advanced
Infoneering -Horan asked if this is fair market value, and Tharp
stated that $8.00 per square foot for office space is in line with
current market. Rettig asked for information on the company.
Russ Schmeiser with Advanced Infoneering spoke to Rettig's
question, stating that they are an avionics-related company that
does consulting type of work. He said that aone-year lease works
great for them and he is willing to work with the Commission.
Farris moved to consider Resolution #A07-32, Approving a 1-
Year Lease with Advanced Infoneering, seconded by Rettig.
Carried 4-0. Tharp stated that he would get the lease to
Schmeiser in the next few days.
e. Hangar Expansion -Building H
ii. Consider a Resolution approving engineering services contract for
expansion of hangar and office space -David Hughes spoke
briefly to this. Tharp stated that they do not have an agreement yet
on this. Rettig moved to defer Item 4.e. until the January
meeting, seconded by Farris. Motion carried 3-0; Staley
stepped out and so was not present for the vote.
f. FAA/IDOT Projects -Earth Tech -David Hughes -
iii. FY2009 AIP Application -Hughes briefly covered this with the
Members, responding to questions from Rettig on runway projects.
Airport Commission
December 13, 2007
Page 5 of 8
iv. Runway 7/25 -Staley asked when 7/25 will be fully open. Hughes
stated that it would be about six weeks after they have good
weather.
v. South Aviation Development Study -Hughes stated that they have
finalized comments on this and returned it to the City. He believes
it will be going out this week. Once the City finalizes this, they
can move forward.
vi. South Taxilane Rehab -Hughes stated that he did not get a chance
to talk to Ron Knoche from the City regarding this project, but will
soon.
vii. Jet A Fuel System / AvGas Upgrade -Hughes stated that Jet A is
moving forward. The supplier recommended one add to this, and
Hughes stated that he sent the costs to Tharp on this. Tharp stated
that it would be $4,300 for a water sensor, and Hughes further
explained this, stating that it is a safety item. Farris stated that he
would like to see if they could get additional grant money from the
State, and others agreed.
viii. Terminal Apron Rehab -Hughes stated that this is open and
marked, but they will have to do seeding in the spring.
ix. Obstruction Mitigation -Hughes stated that the finally agreed on
an easement for MidAmerican. Due to the winter weather, this
will most likely take place in the spring.
x. United Hangar -Hughes stated that they sent information to the
FAA and he received some comments back on that. They should
have this ready for bids at the January meeting.
Hughes then noted that everyone should have a copy of the historic
booklet. Farris asked if they have a .pdf file and Hughes will
check on this. They will be sending these out to all of the libraries
and schools, as well as to the University of Iowa and Iowa State.
Hughes stated that he would like to draft up a letter for Horan's
signature to send with these booklets.
g. Airport "Operations": Strategic Plan-Implementation; Budget; and Airport
Management -Rettig asked about "fuel pump repairs.'' Tharp stated that
a bearing went out and had to be replaced. Rettig then asked about some
other line items, and Tharp stated that Accounting has changed some of
their item definitions. Rettig questioned several repair items in the budget.
Tharp responded to the various items in question.
The discussion then turned to Rettig asking about the expired lease for the
Reserve Armory. She was under the impression that they were on a
month-to-month lease, and Tharp stated that the lease expired in August,
and that the government wouldn't pay any money until a new agreement
was reached. The government would then pay the back rent due.
Airport Commission
December 13, 2007
Page6of8
Members then touched upon the upcoming budget talks and various
projects they are looking at.
Horan stated that once they get the Willow Creek Study, he would like
them to meet and discuss what they would like to see happen.
i. Consider a Resolution authorizing the Operations Specialist and
Chairperson to make purchases and sign contracts -Horan stated
that he does not see a reason to change anything here. Staley
stated that he still believes that there could be an emergency
situation where this would come into play, and he reiterated the
wording on this. He stated that he feels $10,000 would be a good
level, in terms of major damages, etc. Rettig stated that she sees
no need to change this, that they would be able to get enough
Members together in an emergency situation. Staley asked Dulek
for clarification on whether or not the City Manager would have
authority in an emergency situation such as those described.
Staley moved to defer Item 4.g. until all Commission members
are present, seconded by Farris. Motion carried 3-1; Rettig in
the negative. Gardinier then spoke briefly regarding some
type of contingency plan.
iii. 2007 Annual Report -Rettig asked how wide the runways are
going to be. She noted that it states "150" in the report, and it
should be "100."
h. FBO Staff Report -Timmons reiterated that he's glad to have the runways
open, and stated that they have been very busy due to the weather and other
airport closures. Timmons then stated that they are looking at contracting all
of their flight training operations to another entity. Once they have a final
contract, he stated that they would bring it to the Commission for review.
Horan asked Timmons what prompted his decision on this. Timmons
responded, explaining the growth in his operations and why he believes this
would work well for his operations here at the Iowa City Airport, and his
other two locations as well. Timmons then asked if Tharp had received a
copy of the water protection proposal on the self-serve jet fuel. He explained
the various methods used to check for water, and stated that he could go either
way on whether or not they should have such a device.
i. Subcommittees' Reports -Tharp stated that the rest of the shelter arrived and
is currently sitting in a garage, until they get some better weather.
j. Commission Members' Reports -Horan noted that he and Tharp attended a
meeting with the City Manager and the realty people to get an update.
k. Staff Report -Tharp reiterated the CIP meeting in January, and stated there
are some preliminary meetings next week on this, as well. He also noted that
Airport Commission
December 13, 2007
Page 7 of 8
the newsletter is out again. He hopes to do these newsletters quarterly.
Members then briefly discussed snow and ice removal at the Airport.
SET NEXT REGULAR MEETING FOR: January 10, 2008, at 5:45 P.M.
ADJOURN: Meeting adjourned at 7:50 P.M.
Chairperson
Date
Airport Commission
December 13, 2007
Page 8 of 8
Airport Commission
ATTENDANCE RECORD
YEAR 2007
(Meeting Datel
NAME TERM
EXP. 1/11 2/8 3/8 3/28 4/12 5/10 5/15 6/7 6/8 6/28 7/9 7/19
Randy Hartwig 3/1/09 X X X X X X O/E X X X X X
Greg Farris 3/1/13 O/E X X O/E X X X X O/E X X X
John Staley 3/1/10 X X X X X X O/E X O/E O/E X X
Howard Horan 3/1/08 X X X X X X X X X X X X
Janelle Rettig 3/1/12 X X X X X X X X X X O/E O/E
NAME TERM
EXP. 8/1 8/9 8/13 9/5 9/13 9/24 10/11 11/8 12/13
Randy Hartwig 3/1/09 X X X X X X X X O/E
Greg Farris 3/1/13 X X X X X X X O/E X
John Staley 3/1/10 O/E X O/E O/E O/E O/E X X X
Howard Horan 3/1/08 X X X X X X X X X
Janelle Rettig 3/1/12 O/E X O/E O/E X X X X X
KEY: X =Present
O =Absent
O/E = Absent/Excused
NM = No meeting
--- = Not a Member
MINUTES FINAL 3 b 8
IOWA CITY HUMAN RIGHTS COMMISSION
TUESDAY, October 23, 2007
LOBBY CONFERENCE ROOM, CITY HALL
Members Present: Beverly Witwer, Newman Abuissa, Eric Kusiak, Florence Ejiwale, Kate
Karacay, Joy Kross.
Staff Present: Stefanie Bowers.
Call to Order
Witwer called the meeting to order at 7:03 p.m.
Recommendations to Council (Become effective only after separate Council action): None.
Consideration of the Minutes of the September 25, 2007 meeting
MOTION: Abuissa moved to accept the minutes and Karacay seconded. The motion passed on a
vote of 6-0.
Commission meeting dates for November and December
The Commission voted to cancel the November meeting. The Commission also voted to hold
their December meeting on the 11tH
Amicus Brief
Kusiak reported on an amicus brief in support of legal marriage for all in Iowa. Kusiak
will provide more information at the next meeting.
Locating Services in Johnson County
The Commission will work on this project over the next few months.
Building an Inclusive Community
Witwer reported on the ceremony held on October 17tH
One Community One Book Johnson County Reads
Bowers reminded Commissioners that author Timothy B. Tyson will visit Iowa City and read
selections from his book on October 26th at 7 p.m. at the Pomerantz Center.
Public Education Rights of International Families
Abuissa expressed hope in having the brochure translated within the next few months and
Kusiak is currently getting the brochure translated in Spanish.
Human Rights Breakfast
Commissioners are to arrive no later than 7 a.m. and wear their name tags. Witwer will
host the Breakfast and Baird will introduce Alfred Ramirez, Director of Diversity Focus.
Building Blocks
The Commission will split into two groups, one group will volunteer on November 7th and the
other group will volunteer on November 8th
Film Series
Commissioners will work with the Aids Project for Women & Children-Uganda to Commemorate
World AIDS Day. Events will be scheduled for December 1st
Reports of Commissioners
Witwer reported on new services being offered by the School District.
Adjournment
There being no further business before the Commission, the meeting was adjourned at 8:07
p.m.
Board or Commission: Human Rights
ATTENDANCE RECORD
YEAR 2007
(Meeting Date)
NAME TERM
EXP.
1/23
2/27
3/27
4/24
5/22
6/26
7/24
8/21
9/25
10/23
11/27
12/11
Bev Witwer 1/1/08 X O/E X NM X X X X X X NM NM
Sara Baird 1/1/08 X X X NM X X X X X O/E NM NM
Scott King 1/1/08 O/E X X NM X O/E X X X O/E NM NM
Martha
Lubaroff 1/1/09 X O/E X NM X X X X X O/E NM NM
Kate Karacay 1/1/09 X X X NM O/E O/E X X O/E X NM NM
Florence
Ejiwale 1/1/09 --- --- --- --- --- X X X O/E X NM NM
Joy Kross 1/1/10 X X X NM X X O/E X O/E X NM NM
Newman
Abuissa 1/1/10 --- --- --- --- --- --- --- O/E X X NM NM
Eric Kusiak 1/1/10 --- --- --- --- --- --- --- --- X X NM NM
KEY: X = Present NMNQ - No meeting, no quorum
O = Absent
O/E = Absent/Excused
NM = No meeting
--- = Not a Member
01-29-08
3b 9
Iowa City ,
Public Library
BOARD OF TRUSTEES
Minutes of the Regular Meeting FINAL APPROVED
December 20, 2007
Members Present: Linzee McCray, Thomas Dean, John Kenyon, William Korf, Tom Martin, Mary New,
Meredith Rich-Chappell
Members Absent: Michael Cohen, Leon Spies
Staff Present: Maeve Clark, Susan Craig, Heidi Lauritzen, Patty McCarthy, Hal Penick, Elyse Miller,
Barb Black Qoined the meeting at 5:11 pm)
Call Meeting to Order.
McCray called the meeting to order at 5:06 pm.
Public Discussion.
None.
Approval of Minutes.
The minutes of the Regular Meeting of November 15, 2007 were reviewed. A motion to approve the
minutes was made by New and seconded by Korf. Motion carried 7/0.
Unfinished Business.
FY09 Budget. The City Manager's three year recommended budget was received just before this
meeting. Craig did a cursory review and noted that the requested items that were approved in the
budget were increases to the temporary personnel budget which will cover the new wage scale for
hourly staff, a new hourly intern for Adult Services, and a summer intern for Children's Services. The
materials budget increase was also included. The Library's request for increases to permanent staff,
specifically .25 for the webmaster and .25 Maintenance Worker I to be funded from parking revenues
were not in the proposed budget. The Library requested that half of the cost of the Encore software be
supported by the operating budget; this was not included in the proposed budget. The Library submitted
a request to utilize the increased revenue from rental income for replacement funds. This revenue
stream was allocated toward paying off the bonds for the building instead. New asked about the library
bonds. Craig stated that they are 20 year bonds. Additionally, the recommended budget cut $10,000
from the services budget, specifically for computer support. The City Council will meet Wednesday,
January 23 with Boards and Commissions.
A motion to change the date of the January meeting of the Board of Trustees from January 23, 2008, to
January 17, 2008 in order to discuss what should be included in the presentation to Council was made
by New and seconded by Dean. Motion carried 7/0.
New Business.
Library Board Policy #801, Circulation Policy was reviewed. The cover memo delineates circulation
issues that were discussed and reviewed by staff. New asked about the hotelVetro users and
temporary cards. Lauritzen stated that the hotel would be eligible for an institutional card, but they have
not applied for one. The discussion about whether the change to increase the fine limit would change
the library's revenue stream. Lauritzen believes this would happen for a period of time. Craig added
that the limit has not been changed in at least fifteen years and it is time. Kenyon asked if the fine limit
policy change would free up staff time; Lauritzen believes that it would. There was discussion about
waiving or reducing fines on a case by case basis. This has been a Circulation department practice for
years. Craig believes that codifying this practice in the policy is an affirmation to staff that they are
empowered to make these decisions. Increasing the number of free holds from three to five was
discussed. This is an initiative in the FY09 strategic plan. There are considerations such as the space
to accommodate more holds and staffing because holds are staff intensive but if there are changes
suggested, they will be brought to the Board for review then. New asked about paying fines online and
how much this costs the Library vis a vis transaction fees. It was pointed out that this is another reason
to increase the fine limit. A motion to approve Library Board Circulation Policy #801 was made by Korf
and seconded by Martin. The motion carried 7/0.
Spelling Bee. The Library Board has sponsored a Spelling Bee team from gift funds in the past, and
has also participated as a team. This will be the eleventh year of Iowa City Spells. McCarthy pointed
out that spelling bee revenue is designated for purchasing new materials. A motion to sponsor a
spelling bee team for Iowa City Spells was made by Kenyon and seconded by Rich-Chappell. The
motion carried 7/0.
Staff Reports.
Departmental Reports:
Children's Services. Board members appreciated that withdrawn picture books and readers will be used
to restock Mercer Park and the Department of Public Health deposit collections.
Systems. Kenyon wondered how iTunes was being used by patrons at the public Internet stations.
Penick said that some people use the application with a USB; Clark pointed out people also use it to
sample and listen to music.
Technical Services. The success of text messaging was discussed.
Development Office. The Development Office has received $22,685 in the past five days, which is
$12,000 more than last year at this time. New suggested that waiting until later in the month to send gift
reminders was a good idea. Craig and McCarthy visited Scheels this morning and were happy to
receive a gift of $2,000. It was pointed out that one of every five new books is paid for by gift money.
PLJC Reception for Legislators.
The Public Library of Johnson County reception for Legislator's was held on Wednesday, December
19, 2007. Legislators Bob Dvorsky and Mary Mascher attended. Clark presented a brief demonstration
of statewide databases. The meeting was well attended by Board members.
Leased space. The University of Iowa Healthcare Information Systems will begin using their space at
the beginning of the year.
Reader Reports for November and December.
Miscellaneous. Craig confirmed that we are the busiest library building in the state. McCray asked how
we calculate this. Craig said that the number on the people counters is divided by two. Persons who
only use the meeting rooms are not counted since they don't "enter" the building, and often more than
one person goes through the "gates" at once, so she is confident that the numbers are not inflated.
President's Report.
McCray found the Legislator's reception interesting. Martin spoke about the State Library's
demonstration of their technical upgrades two meetings ago at a meeting of the State Library
Commission. He said that the Commission meetings often focus on financial matters. The Library
Trustee manual is being updated and there is interest in providing training to Library trustees to help
them better advocate for libraries with our legislators and others. Other issues discussed at the state
level include the impact on schools because of the lack of teacher librarians. ICCSD's West High was
recognized as a model school library. The State Law Library in Des Moines will be used by CBS on
caucus night to broadcast caucus activities.
Announcements from Members.
New thanked everyone for Inservice Day. She thought it was very interesting. McCray was impressed
by the longevity of staff at the library, as evidenced by the 17 staff members who were recognized for
their service to the library from five to thirty years.
Committee Reports.
Foundation members report that the Book End is doing very well. Books, especially children's and non-
fiction are particularly needed. The Friends Foundation Board is having a strategic planning retreat on
Saturday January 12 from 8:30 am to 3:30 pm .The focus of this planning session is board member
fundraising and trustee training. To date, Foundation assets are $1,787,162.
Communications.
None.
Disbursements.
The Visa expenditures for November 2007 were reviewed. A motion to approve the disbursements for
November 2007 was made by Kenyon, seconded by Korf. The motion carried 7/0.
Set Agenda Order for January Meeting.
The January meeting will be held on January 17, 2008.
Adjournment.
A motion to adjourn the meeting was made by Martin and seconded by New. The motion carried 7/0.
McCray declared the meeting adjourned at 6:31 pm.
Respectfully submitted,
Elyse Miller
N
•~-
H
E~-
y..
O
~ Q
v~
00
m
~ W
~ ~
Uw
- U
O Q
•y
" Z
•~c W
G ~
O Q
V
`o
v
v
0
f~
0
0
N
t~
Q
W
Z
W
J
U
ao
0
~ W
x
x
x
x
x
x W
O O
N
O
O
N
r
O
N
O
O
n
N
O~
O
CO
N
0p
O
~'
N
w
0
•o
N
~O
0
N
a
0
v
N
v
0
N
M
O
~ N
.
v
0 N
~ o
~ i x x x x x x x x x
~ N
~ o ~ o r o o r
O O O O ~ O O ~ ~
H W
c
~ ~.
~
N
0 ~
0 ~
0 ~ U ,~
U :- U 3 a~
a
~ a ~ ~ ~ ~ z ~U
~ U O ~ ~ N N U ~
~
~ ~
~
m
~
~
~ <
< <
< ~
N
J
Z -
a~
U ~
w ~
~ ~ ~
C N ~
~ c ~ ~ ~
N ~ ~ p '~+
N ~ Q Z ~
~ Q II II II
II II \ ~ ~
xOOz~
>-
w
Y