HomeMy WebLinkAbout1974-06-25 Bd Comm minutesU
MINUTES
IOWA CITY PLANNING & ZONING COMMISSION
JUNE 13, 1974 -- 4:00 P.M.
CIVIC CENTER COUNCIL CHAMBERS
MEMBERS PRESENT: Madsen, Horner, Larew, Henry, Cain, and
Ogesen
MEMBER ABSENT: Galiher
STAFF PRESENT: Schmeiser, Osborn, Child
RECOMMENDATIONS TO THE CITY COUNCIL:
1. To recommend the rezoning of the Smith tract (vic., a
parcel immediately east of southerly extension of Olive
Court) from R3 to R3A.
2. To recommend the adoption of the amendment to the Zoning
Code relative to Accessory Uses and Parking Space Require-
ments.
3. To recommend approval of 5-7408, Court Hill -Scott Boulevard,
Part 3, Final Plat.
REQUESTS TO THE CITY MANAGER FOR INFORMATION OR STAFF ASSISTANCE:
None
LIST OF MATTERS PENDING COMMISSION -COUNCIL DISPOSITION:
1. 73-785. Zoning Ordinance Changes for High -Rise Apartment
Houses - Creation of a U Zone. Pending before Commission.
2. 73-1444. Summit Street Rezoning. Staff Report for R3A
Area Study presented to Commission June 11, 1974.
3. 73-1526. Provision of Neighborhood Parks in New Subdivisions
-- Final report dependent upon outcome of a steps and
procedures report.
4. 72-04. Board of Adjustment Appeal Amendments.
0 SUMMARY OF DISCUSSION AND FORMAL ACTIONS TAKEN:
Chairman Madsen called the meeting to order and asked if there
were any corrections or additions to the minutes of the May 23,
1974 Planning and Zoning Commission meeting. A motion to
approve the minutes as written was made by Dr. Ogesen and
seconded by Mr. Henry. The motion carried unanimously.
Z-7409. Smith tract to be rezoned by Court Order, R3 to R3A,
(vic. a parcel immediately east of southerly extension of
Olive Court). Council referral.
Chairman Madsen explained that as a result of a court order,
the City was directed to rezone the subject tract from an R3
zone to an R3A zone. So that appropriate steps could be taken,
the matter was referred to the Planning and Zoning Commission.
A motion was made by Mr. Henry and seconded by Ms. Cain to
recommend to the City Council the rezoning of the Smith tract
(Z-7409), a parcel immediately east of the southerly extension
of Olive Court, from R3 to R3A.
Ms. Cain pointed out the motion was the result of the Court order
and not necessarily the best judgment of the Commission.
® Dr. Ogesen stated that he viewed his function as a Commissioner
to advise the City Council of what he feels is best for the City
of Iowa City and his vote would reflect that viewpoint.
The motion to recommend the rezoning of the Smith tract from
R3 to R3A carried 4-2 with Dr. Ogesen and Chairman Madsen
dissenting.
Z-7410. Amended Zoning Code - Council referral. Accessory uses
and parking space requirements in CB and CBS Zones.
A motion was made by Dr. Ogesen and seconded by Ms. Cain to
recommend to the City Council the adoption of the amendment to
the Zoning Code relative to Accessory Uses and Parking Space
Requirements.
Ms. Larew questioned whether the words "public", "private",
and "commercial" needed further definition. After
discussion, the motion to recommend adoption of the amendment
to the Zoning Code carried unanimously.
S-7408. Court Hill -Scott Boulevard, Part 3. Final Plat. North
of Court Hill -Scott Boulevard, Part 2 and south of Helen Lemme
® School. Date filed: 6/4/74. 45 -day limitation: 7/19/74.
® it was moved by Dr. Ogesen, seconded by Mr. Henry, to recommend
to the City Council approval of S-7408, Court Hill -Scott Boulevard,
Part 3, Final Plat.
Dr. Ogesen asked if the discrepancies mentioned in the June 13,
1974 Staff Report had been corrected. Associate City Planner
Don Schmeiser indicated that the discrepancies had been
corrected.
The motion to recommend approval of S-74081 Court Hill -Scott
Boulevard, Part 3, carried unanimously.
Chairman Madsen noted that a memorandum from the City Manager
to the City Council regarding the status of the Ralston Creek
Study had been received and would be discussed at a future
meeting.
Chairman Madsen stated that the R3A Area Study had been received
and would be discussed at future meetings.
Don Schmeiser commented that: (1) if the Planning and Zoning
Commission desires, the City Staff would be willing to provide
information in addition to what had already been submitted;
® (2) the Staff is planning to schedule a number of public
meetings and it would be desirable for members of the Planning
and Zoning Commission to attend these meetings; and (3) the
Staff has submitted several alternatives and it would be
expected that P&Z would submit one recommendation or a combination
of alternatives into one recommendation to the City Council for
their action and subsequent direction.
Mr. Schmeiser indicated that copies of the Area Study would be
available for the public.
The meeting adjourned.
C
Louise B. Larew, Secretary
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R3A
AREA STUDY
CITY OF IOWA CITY
JUNE 1974
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CONTENTS
Page
List of Maps . . . . . . .
. .
List of Tables .
. .
.
. .
.
. .
.
. .iii
. . . . . . .
Chart . . . .
. .
.
. .
.
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.
. .
. . . . . . . .
Introduction
. .
.
. .
.
. .
.
. .
. . .. . . . . . .
. .
.
. .
.
. .
.
. .
Neighborhoods -of the Study
Area
. .
.
. .
.
. .
2
Physical Features . . . .
. .
.
. .
.
. .
.
. .
6
Inventory and Analysis . . . .
. .
.
. .
.
. .
.
. .
11
General Land Use . . . . .
. .
.
. .
.
. .
.
. .
11
Population Characteristics
. .
.
. .
.
. .
.
. .
21
Housing. . . . . . . . .
Street Circulation
. .
.
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.
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.
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30
. .. .
Community Facilities . . .
. .
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.
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.
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.
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42
48
Parks . . . . . . . . .
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.
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.
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48
Schools . . . . . . . .
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.
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.
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.
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50
Utilities
. . . . . . .
Storm/Sanitary Sewers
. .
. .
.
.
. .
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.
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.
. .
54
54
Water System . . . . .
. .
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.
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..
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.
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54
Existing Lighting . . .
. .
.
.
.
. .
.
. .
56
Existing Parking
. . . .
. .
.
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.
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.
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56
Existing Zoning
. . . . . . .
. .
.
. .
.
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.
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60
Development Problems . . . . .
. .
.
. .
.
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.
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63
Land Use Problems . . . .
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.
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.
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.
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63
Recommended Development Program .
.
. .
.
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.
.
66
Objectives . 4
.
66
Alternatives : :
Recommendations
66
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70
Appendix . . . . . . . . . . .
. .
.
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.
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.
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72
Case studies of zoning actions
in
the
Study
Area
. .
72
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LIST OF MAPS
1. The Study Area's Location as Related
to Iowa City . . . . . . . . . . . . . . . . . . .
2. Neighborhoods of the Study Area . . . . . . . . .
3. Ralston Creek Inundation Areas . . . . . . . . . .
4. Convenience Food Store Service Areas . . . . . . .
5. Offices: Medical -Government -General - 1970 . . .
6. Church Locations - 1972 . . . . . . . . . . . . .
7. Non -Residential Land Uses - 1972 . . . . . . . . .
8. Population Density Distribution
(People/Acre) -- 1970 . . . . . . . . . . . . . .
9. Percentage of Resident Population
Between 17-24 Years of Age -- 1970 . . . . . . . .
10. Population Over 65 Years -- 1970 . . . . . . . . .
11. Percent Single Family Dwellings -- 1970 . . . . .
12. New Multi -Family Units -- 1971-1973 . . . . . . .
13. Median Rent Per Housing Unit -- 1970 . . . . . . .
14. Median Rent Per Room -- 1970 . . . . . . . . . . .
15. Location of Homes with Historical or
Architectural Significance . . . . . . . . . . . .
16. Existing Arterial Street Network - 1970 . . . . .
17. Traffic Volumes -- 1971 (Average Annual Daily)
18. Bus Transit Routes -- 1973 . . . . . . . . . . . .
19. Park Type Facilities Service Areas and
Population 18 Years and Under -- 1970 . . . . . .
20. Public Schools in the Study Area . . . . . . . . .
iii
Page
3
4
8
14
16
19
20
22
24
28
33
35
37
39
41
44
45
47
51
53
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21.
Location
of Sewer
System . . . . . . . . . . .
55
22.
. .
Location
of [plater
System . . . . . . . . . . .
. . 57
23.
Location
of Street
Lights . . . . . . . . . .
. . 58
24.
Existing
Zoning .
. . . . . . . . . . . . . .
. . 61
25.
Existing
Land Use
-- 1973 . . . . . . . . . .
. Appendix
26.
Special Problem Areas
64
27.
Proposed
Zoning .
. . . . . . . . . . . . . .
. . 68
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LIST OF TABLES
Table Page
1. Land Use Composition of Study Area . . . . . . . 12
2. Student Forecast by Enrollment Levels . . . . . 26
3. Median Family Income and Age of Household
Head, Owners and Renters -- 1970 . . . . . . . .
4. Median Family Income and Age of Household
Head, Renters -- 1970 . . . . . . . . . . . . .
5. Population Composition by Race . . . . . . . . .
6. Composition of Housing Supply by Percentage
7. Removal of the Study Area Housing Supply
From the Iowa City Total . . . . . . . . . . . .
8. Composition of Housing in Iowa City . . . . . .
9. Number of Apartment Units for Which Permits
Were Granted in the Study Area and for
All of Iowa City . . . . . . . . . . . . . .
10. Housing Characteristics of Iowa City
and the Study Area . . . . . . . . . . . . . . .
11. Size of Park Facilities in the Study Area . . .
12. Enrollment Levels for Longfellow and
Horace Mann Elementary Schools . . . . . . . . .
13. Zoning Definitions . . . . . . . . . . . . . . .
29
29
31
32
32
34
36
52
60
CHART
1. Population Age Distribution . . . . . . . . . . 23
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1
INTRODUCTION
This is the first in a series of small area studies which
will be forthcoming as part of a continuing program prepared
by the Department of Community Development and intended to
serve as a foundation for a new Comprehensive Plan. As
additional studies are completed, the
unique characteristics
of the neighborhoods of Iowa City will be examined and the
needs of the City will become increasingly apparent. In
addition to these area studies, topical studies of the
characteristics, facilities and needs of Iowa City will be
presented including a population study, economic base analysis,
housing analysis, and a community facilities study among
others. Thus, this represents an inaugural publication, the
culmination of which will be the completion of a new Compre-
hensive Plan. After the Comprehensive Plan is completed,
implementation of the Plan will in development
result new
ordinances (zoning and subdivision) and resulting priorities
for succeeding Capital Improvements Programs.
The purpose of this background Area Study is to analyze the
social, economic and physical characteristics and functions
of the area as they relate to the community as a whole, to
determine if deficiencies exist, and to provide an initial
framework for developmental or redevelopmental direction.
Specifically, the objective is twofold: 1) to present basic
background information and data concerning significant
elements in the older, predominately R3A zoned Study Area and
to explore their functional relationships, and 2) to provide
possible conceptual approaches as an essential basis for the
development of the area in response to immediate needs as
determined by this study.
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NEIGHBORHOODS OF THE STUDY AREA
The Study Area consists of the major portion of the center
of Iowa City excluding the University and CBD areas. (See
Map 1). This sector of Iowa City has been broken into
several "neighborhoods" for treatment in this study due to
ease of analysis and differences in sub -area characteristics
which were found in the course of the study to necessitate
this approach.
Map 2, "Neighborhoods of the Study
sub -areas into which the area was
by characteristics which are felt
under discussion, and as such are
to characterize the traits of the
The Summit Street Historic Area
Area", presents the nine
divided. Each is identified
to best describe the area
not necessarily intended
"neighborhoods".
This portion of the Study Area located along South Summit
Street extending from east Burlington Street south to the
Chicago, Rock Island and Pacific Railroad overpass has been
recently designated an historical area by the National Park
Service. The area is part of Iowa City which still retains
the atmosphere of America's elegant mid-Victorian era. Three-
fourths of the buildings in the.area were constructed between
1860 and 1910. These old structures are remarkably preserved
and present a large variety of architectural styles. Later
buildings successfully preserved the gracious and dignified
residential atmosphere achieved by their predecessors. The
flavor of the area is park -like and strongly evocative of the
culture of well-to-do middle class Midwestern Americans of
the late 19th century.
Because of the exceptional distinction of some of the houses
and the still more exceptional degree to which it has pre-
served its character intact, the district is to be regarded
as a museum of one aspect of American life and history, the
preservation of which will provide an amenity and cultural
heritage of the City.
1 The Horace Mann Area
This area is distinguishable as a relatively independent neigh-
borhood, possessing an elementary school (Horace Mann), and a
grocery store in its approximate center. Possessing a higher
percentage of owner occupied housing, there is lesser Univer-
sity impact vis-a-vis the other neighborhoods of the Study
Area.
1
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NEIGHBORHOODS OF THE STUDY AREA
19
FEET
0 660 1320 2640 %
0 201 402 504
METERS
BROWN
HORACE MANN
AREA RONALDS
CHURCH
DUBUQUE FAIRCHILD
STRLET DAVENPORT
AREA
rar.RCY BLOOMINGTON
110SPITAL
AREA MARKET
JEFFERSON
CBD �1 IOWA
AREA COLLEGL•' UPPER
GREEN MUSCATINE WASHINGTON
AREA AREA
OLLEGE
BURLINGTON
COVRT
BOWERY LONGFELLOW
STREET AREA
AREA
SUM14IT BOWERY
S'T'REET SEYMOUR
HISTORICAL
AREA SHERIDAN
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MAP 2
5
The Dubuque Street Area
This is a University dominated area, centered around the
arterial street after which it is named. Possessing a great
deal of multi -family, fraternity and sorority usages, its
high rental occupancy rate and student aged population set
it apart from much of the Study Area.
The Mercy Hospital Area
Centered about two one-way arterial streets, this is an area
which is dominated by uses beyond its borders. This portion
of the Study Area can be easily identified because it
possesses the Mercy Hospital complex. The Hospital is a
248 -bed private facility, the services of which are available
to all members of the community. The remainder of the Mercy
Hospital area consists of uses and occupancy patterns that
characterizes the Study Area as a whole.
The CBD Area
The majority of the Central Business District (CBD) area lies
beyond the boundary of the Study Area, and consists primarily
of commercial, offices and governmental uses. This will be
covered in detail as part of a future Area Study focusing on
the CBD and CBD Frame Areas.
The College Green Area
This sector of the Study Area is composed of residential land
uses mostly dependent upon University oriented tenants.
Similar to the Dubuque Street area, it nevertheless contains
a greater mixture of dwelling types.
The Upper Muscatine Avenue Area
Much of this neighborhood is more easily associated with
outlying residential areas. Lying at the interface of the
City -dominated and University -dominated areas, it combines
traits of both.
The Bowery Street Area
The redevelopment and conversion of dwellings in this area
is a dominant feature distinguishing it from its neighbors.
Lying at the limit of the student commuter -shed, it is an
area composed of a disproportionately larger percentage of
elderly persons.
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The Longfellow Area
Similar to the Upper Muscatine Avenue area, this neighborhood
possesses elegant examples of turn -of -the century dwellings,
and seems relatively unaffected by the University.
PHYSICAL FEATURES
6
and type of development that will occur in that area. Both
The Longfellow Area
Similar to the Upper Muscatine Avenue area, this neighborhood
possesses elegant examples of turn -of -the century dwellings,
and seems relatively unaffected by the University.
PHYSICAL FEATURES
The physical features of an area have an effect on the extent
and type of development that will occur in that area. Both
manmade and natural features act as attractions and detriments
to growth of a community. The physical features, as they
exist as restrictive environmental factors in the Study Area,
will be analyzed. These features can be a stimulus or a
retarding influence on future and desirable development in
the Study Area.
Topography
The land form of the Study Area is relatively flat land,
gently sloping to the south and west, save two steeper slopes,
one confined to the northernmost extremity of the Study Area,
Creek
and the other paralleling the eastern border of Ralston
and generally sloping down toward that stream. The area may
be properly considered a plateau, being neither in the flood-
plain of the Iowa River nor at the higher level of the
surrounding hinterlands.
Drainage
NATURAL SURFACE DRAINAGE:
The entirety of the Study Area is located within the drainage
basin of Ralston Creek, with the sole exception of a small
area upon the northwestern boundary. Within the Study Area,
there are at least two major subdrainage ways, consisting of
a northern and southern system. Before the development of a
storm sewer system, numerous small intermittent streams
existed on either side of Ralston Creek within the Study
Area, including Park Brook and Market Brook, both identified
upon early Iowa City plats extending north of Ralston Creek
near Gilbert Street and Van Buren Street respectively. This
surface drainage function has been supplanted by the storm
drainage system created by the City as development necessi-
tated better control of increasingly large runoffs.
As with any city, Iowa City increased the rate and amount of
runoff occurring in its developed area as a larger percentage
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of the once forested and open land was covered with
buildings, streets, and impervious surfaces. It is this
process which has aggravated the flooding of Ralston Creek,
and necessitated the development of a storm sewer system
over much of its natural watershed.
Ralston Creek
It is not the purpose of this study to attempt an indepth
analysis of Ralston Creek within the Study Area, but certain
observations may be made. First, in its present state the
Creek is far from the form it took at the platting of the
City, both in terms of its alignment and its behavior.
Second, Ralston Creek has been bridged at virtually every
stream -street intersection, thus effectively removing its
potential influence as a barrier to movement within the
Study Area. Finally, the type of development permitted
along the Creek is both inappropriate due to the potential
property damage and the total negation of any natural
recreational potential such creek -side land once naturally
possessed.
MANMADE DRAINAGE:
The existing storm sewer system within the Study Area was
finished in its present form in 1972, with the completion of
a one and one-half million dollar storm/sanitary sewer
separation project. This project involved the creation of
two totally separate systems for the handling of sewerage,
with all storm runoff being taken into Ralston Creek and all
sanitary sewerage being routed to the sewage treatment
facilities of the City.
FLOODING:
The problems of flooding in the Study Area are virtually
solely associated with Ralston Creek. As previously stated,
this Creek and its flooding are in no small part the result
of the location of Iowa City and its streets, homes and
institutions. That does not solve the problem; it only
serves to make it clear that whatever problems exist, they
are not truly natural but manmade, and must be man -solved.
As Map 3 shows, a substantial area along either side of
Ralston Creek is subject to periodic inundation by flood
waters flowing over the banks of the Creek. This overbank
flow causes untold property damage, disrupted travel within
the community, and possesses the potential of being a threat
to the safety of the citizens of Iowa City and the Study
Area.
A
of the once forested and open land was covered with
buildings, streets, and impervious surfaces. It is this
process which has aggravated the flooding of Ralston Creek,
and necessitated the development of a storm sewer system
over much of its natural watershed.
Ralston Creek
It is not the purpose of this study to attempt an indepth
analysis of Ralston Creek within the Study Area, but certain
observations may be made. First, in its present state the
Creek is far from the form it took at the platting of the
City, both in terms of its alignment and its behavior.
Second, Ralston Creek has been bridged at virtually every
stream -street intersection, thus effectively removing its
potential influence as a barrier to movement within the
Study Area. Finally, the type of development permitted
along the Creek is both inappropriate due to the potential
property damage and the total negation of any natural
recreational potential such creek -side land once naturally
possessed.
MANMADE DRAINAGE:
The existing storm sewer system within the Study Area was
finished in its present form in 1972, with the completion of
a one and one-half million dollar storm/sanitary sewer
separation project. This project involved the creation of
two totally separate systems for the handling of sewerage,
with all storm runoff being taken into Ralston Creek and all
sanitary sewerage being routed to the sewage treatment
facilities of the City.
FLOODING:
The problems of flooding in the Study Area are virtually
solely associated with Ralston Creek. As previously stated,
this Creek and its flooding are in no small part the result
of the location of Iowa City and its streets, homes and
institutions. That does not solve the problem; it only
serves to make it clear that whatever problems exist, they
are not truly natural but manmade, and must be man -solved.
As Map 3 shows, a substantial area along either side of
Ralston Creek is subject to periodic inundation by flood
waters flowing over the banks of the Creek. This overbank
flow causes untold property damage, disrupted travel within
the community, and possesses the potential of being a threat
to the safety of the citizens of Iowa City and the Study
Area.
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MAP 3
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The ultimate solution to be chosen to control the flooding
and/or flood damage will be determined after the study on
Ralston Creek is completed. Whatever action (or combination
of action programs) is chosen, it must be a permanent
solution, reflecting an accurate assessment of the impact
any future development may have on the Creek. In the past
the Creek was realigned, deepened, lined and banked, and
every solution became obsolete as development of the Creek
basin advanced. Thus, here as elsewhere the validity of
immediate solutions to immediate problems was disproven.
Tree Cover
The role played by trees in the habitability of an area can
best be appreciated by an examination of the consequences of
their absence. A quick idea of their significance can be
gained through the following example. Consider standing
or sitting on the northeast corner of the intersection of
Dubuque and Washington Streets at noon on a 900 summer day.
Then compare the apparent heat there to that experienced
when standing or sitting beneath the canopy of trees on the
Pentacrest on the same day at approximately the same time.
The difference will be significant for more reasons than
the presence or absence of shade.
Put simply, a treeless, paved area acts as a heat sink,
absorbing much of the radiant solar energy, radiating heat
and, thereby creating a desert effect near the ground's
surface. This is caused by the lack of moisture, the direct
light of the sun on the low albedo of the paving and the absence
of breezes at ground level.
It has been shown that a "city is often twenty degrees hotter
than the surrounding countryside in the summertime ... due to
these characteristics of the materials that are used to
fabricate our cities". Among the possible strategies for
ameliorating this effect is the use of trees, for their
effects are manifold.
First, if preserved and perpetuated, the natural canopy of
deciduous trees can serve the manifold function of providing
cooling shade, cooling the air through transpiration of
moisture, channeling cooling breezes over the ground and, of
course, stabilizing the ground from erosion. They also help
slow down the water cycle by retaining water, impeding its
rapid runoff and thus, in turn, further cooling the climate
through evaporation. The judicious choice of shrubs in the
right spots permits visual isolation, and may buffer breezes
where inappropriate, as may trees.
10
Thus, where breezes are needed they may be channeled, and
where they should be lessened this, too, may be done. The
roofs of houses, with their low albedo and resultant heat
absorbing characteristics, may be shaded so that they do
not absorb as much heat from the sun, all merely through
preserving the natural tree cover of the area.
Since 1965 the City of Iowa City has been conducting a
vigorous program of street tree planting, which has resulted
in the placing of some 3,250 hardwood trees along the streets
of the City. Many of these trees were planted in the Study
Area to replace elms depleted by the Dutch elm fungus
responsible for denuding the tree cover of so many cities.
This program has no anticipated completion date, but may
well be a continuing effort by the City to maintain Iowa
City's appearance and in future years receiving the afore-
mentioned benefits from the trees planted today.
Hence, the Study Area is fortunate to possess the tree cover
it has, for it serves to provide a more attractive and
Ahabitable environment.
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INVENTORY AND ANALYSIS
The Study Area contains examples of virtually every category
of land use present in Iowa City except industrial. The
distribution of these uses is important to both the Study Area
and Iowa City as a whole, for it is this pattern which deter-
mines the travel patterns, relative land values and amenities
or nuisances present in the community.
GENERAL LAND USE
Residential
of the 607.7 acres in the Study Area, approximately 558 are
currently used for single family residences, and 12.8% for
multi -family structures. As the following table shows, there
are about 400 more dwelling units in multi -family structures
than single family in the Study Area, or around 308 more units
on only a quarter of the land. (See Table 1).
As indicated in the table, the vast majority of land in the
Study Area is dedicated to use as residential property, and
the overwhelming majority of that is in the single family
category. Next comes institutional land, which consists of
government property (schools, parks, government offices),
churches, hospitals and club buildings. This concentration
of institutional uses in the Study Area is atypical, and
almost solely the result of the inner city locale of the
Study Area.
While the residential land uses comprise the most extensive
and significant uses of property in the Study Area, the
institutional and commercial uses in the Study Area are
important to this immediate area and to Iowa City.
Convenience Shopping
Convenience goods and services are those items or services
which are needed frequently and are essentially the same
wherever sold. Thus, groceries, drugs, sundries, laundry,
dry cleaning, shoe repair, etc., could be considered conven-
ience goods or services. Such items are typically made
available by small or moderately sized outlets, such as
"chain" grocery stores, or small neighborhood shopping
centers.
it
Table 1
LAND USE COMPOSITION OF STUDY AREA
12
'
USE DWELLING UNITS AREA IN ACRES
Single Family 1,173
195.75
Two Family 536
46.80
e
(268 structures)
Multi -Family 1,564
45.68
Fraternities & Sororities -
6.76
Commercial) -
18.10
Institutional2 -
34.00
University -
5.65
Streets -
213.00
Alleys -
36.00
Vacant land -
6.00
TOTAL 3,2733
607.74
1 Included in commercial is 107,395 sq. ft. utilized
doctors and dental offices and
by
clinics.
2 Included in institutional is City -owned property,
schools,
parks, churches, hospitals, club buildings, etc.
3 Due to differing definitions between dwelling
units and
housing units as defined by the Bureau of the
Census, the
figures for such units are not comparable.
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The location of such outlets is critical in matching those
to be served with the outlet, and thus not only being conven-
ient to customer, but assuring the retailer of a clientele.
As Map 4 demonstrates (using a 1/2 mile service radius)
there are two major grocery stores serving the Study Area,
with at least four more corner type groceries (using a 1/4
mile service radius) located within the Study Area. These
corner groceries, while not able to supply the full line of
convenience goods, do function to meet the needs of those
residing near them for the most commonly needed convenience
food items, an important function in an area with as large
a pedestrian commuting population.
Added perspective may be gained from considering the more
modern service radius standard for convenience goods of six
minutes driving time which, assuming an average speed of 20
m.p.h., gives a 2 -mile service radius. This standard obviously
assumes access to automobiles for the service population, and
as such reflects the adjustments of more recent commercial
development to the highly mobile urban population. Curiously
enough, it is the southeastern portion of the Study Area,
characterized by a low percentage of student -aged people, a
relatively low percentage of elderly and, hence, a more "typi-
cal" population in terms of age grouping, and a high owner
occupancy rate (more homeowners) that lies beyond the walking
distance service radii of the grocery stores. All of these
findings tend to indicate that the residents of this area are
quite likely more mobile than is true of the rest of the Study
Area, and as such fit the driving time standard for convenience
shopping more.closely than those residing in areas within
walking distance of the grocery stores. Thus it may be stated
that the location and type of convenience goods retail outlets
serving the Study Area are reasonably well suited to the needs
of the people of the Study Area at this time.
Shoppers Goods and Specialty Items
Shoppers goods are those items needed infrequently, denoted
by variety and, thus, relatively unique. Examples of such
items would include sports equipment, clothes, furnishings
and toys. Such items are sought at irregular intervals, and
need not be as centrally located as convenience items in order
to adequately serve a given population.
Specialty items are goods consumed so infrequently, and of
such unique character as to require only a generally accessible
location because those seeking them will be willing to make
special trips to obtain them. Such items may, in fact, be
purchased only once in a lifetime, and include cars, expensive
jewelry, custom tailored clothes and furs.
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IOWA
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MAP 4
e
15 -
The inclusion of the shoppers and specialty goods category
in the same analysis is due to the small scope of this Area
Study. Suffice it to say that a full scale retail space
study will be required to adequately treat the question of
retail space needs for the community and regional level
shopping facilities which are designed to merchandise the
shoppers and specialty goods, although the Central Business
District will include many such outlets.
In view of the fact that such shopping centers are designed
to be reached primarily by auto, and the fact that the Study
Area has no less than eleven streets designated as either
arterial streets or primary road extensions, and is centrally
located, it is apparent that access to such centers must be
considered adequate if they are located appropriately to
serve Iowa City as a whole. Obviously this considers neither
the person without an automobile, nor the role of the Central
Business District.
As Map 5 shows, there is a clustering of office land uses in
the CBD area and the western section of the College Green
Area. These offices include real estate, medical, and
e
Downtown Iowa City
Traditionally
downtowns have served as the central focus
for the
economic, cultural and social functions of a city.
In the case of Iowa City these functions have an enduring
viability in the
Central Business District due to several
factors, most of which
are related to the University, dwelling
patterns, commuting patterns and street capacities. All
mitigate in favor
of the downtown. The public commitment of
urban
renewal evidences a strong faith in a downtown commercial
and office center. Assuming the
redevelopment of Iowa City's
center is successful, the proximity of the Study Area thereto
re-emphasizes its place once more as a desirable residential
area.
The CBD area obviously evidences the strongest direct influence
from this
center, but all of the neighborhoods abutting it
reflect the influence it has.
The College Green Area possesses
Offices on its western extreme which can be
ascribed in some
degree to the proximity of the CBD. The Dubuque Street
Area
in its southern half shows the influence in restaurants,
taverns and drug stores.
The Mercy Hospital Area in its western
portions is similarly affected. Thus, while
the CBD lies pre-
dominantly beyond the borders of the Study Area, it exercises
a strong influence on the Study Area and its inhabitants.
Offices
As Map 5 shows, there is a clustering of office land uses in
the CBD area and the western section of the College Green
Area. These offices include real estate, medical, and
e
11
16
OFFICES= MEDICAL -GOVERMENT -GENERAL -1970
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17
governmental offices, with Mercy Hospital being the single
largest unit.
The Impact of the University
The Study Area is strongly influenced by certain locational
and institutional circumstances, the effects of which are
evident in the land uses of the area. First is the ubiquitous
influence of the University of Iowa, felt not only through
its physical presence but also through the population it
attracts, the tastes it engenders and the influence it
exercises either through policy or a lack thereof.
The policy of the University toward undergraduate housing,
as evidenced by its dormitories, has had tremendous influence
upon Iowa City and the Study Area. obviously,the clustering
of students to attend classes must create an "instant market"
for many school related items such as books, but the effects
of a concentrated population in high density nodes (i.e.,
dorms) are certainly greater. Whereas the class -attending
students may have need of such facilities as restaurants
and book stores, the resident students in dormitories must
look to the area surrounding the campus to supply a large part
of their living needs, including food, service facilities such
as dry cleaners, and even apparel shops. For the Study Area,
situated along the eastern periphery of the University, this
has meant pizza parlors, corner groceries, taverns, and
similar establishments related to the needs of a population
largely limited in its mobility.
It is the limited mobility of the student population which
is, perhaps, the single most important characteristic in
determining the effects of the resident students. No con-
clusive figures are available but the assumption that a very
large percentage of the student trips in the Study Area are
made on foot or by bicycle seems irrefutable. This, in turn,
makes the concentration of commercial outlets at distant
car -accessible points impractical in meeting the needs of
the students. It is a curious parallel to an earlier life
style, wherein corner groceries were necessary, as the
"shopping center grocery" is too far to conveniently reach
on foot.
There are additional consequences of the pedestrian travel
mode, including a need for relatively high dwelling densities
to accommodate those needing to live within a reasonable
walking distance of the University. Unlike the auto commuting
worker or student, the individual either unable or unwilling
to use the automobile must carefully consider his dwelling's
location relative to his most frequent destinations, i.e.,
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school, work or stores. The location of the dwelling relative
to an infrequently visited destination (e.g., a mortuary)
will be relatively unimportant. Thus, the Study Area's
convenient geographic location makes it a desirable residential
area for students and this, in turn, affects the other land
uses of the area.
Churches and Synagogues
The Study Area possesses a number of churches (see Map 6,
Churches and Synagogue Sites), many of which have been
located in the Study Area since its earliest development.
As with other uses which located at their current site long
ago, many churches have felt pressure to relocate further
out from the City center (since 1967, four churches have left
the Study Area) in an effort to find more land upon which to
grow. The realization of this desire is often prevented by
the problem of finding a usage which is permitted under the
current zoning ordinance for the old church building and which
can advantageously utilize the unique architectural character-
istics of a church building.
The problems of these churches in finding new users for their
structures are not unique to Iowa City, but are complicated
by the leniency of the zoning ordinance in originally permitting
churches in residential districts wherein the few potential
buyers are prohibited. The usage characteristics of churches
do not lend them to residential locations, and the fact that
few congregations are predominantly "walk-in" (the parishioners
living within walking distance of the church) tends to indicate
no compelling reason to permit churches in residential areas.
Thus, the original leniency of allowing churches to locate
where they choose has effectively backfired, ultimately
hurting the churches as their requirements have altered over
time.
Map 7 summarizes all of the nonresidential land use locations
in the Study Area. Among these, the governmental and insti-
tutional uses (in black) tend to form a buffer to the eastern
land uses, lacking but a few blocks to completely isolate the
commercial from the residential land uses in the Study Area.
Thus, the extent of the CBD is delimited with a high degree
of certainty, with the public and quasi -public land uses
serving as buffers between the residential and commercial
properties. The desirability of this is obvious, and should
be enhanced through appropriate zoning district boundaries.
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IOWA
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SHERIDAN
MAP 7
21
POPULATION CHARACTERISTICS
The Study Area possessed a population of 8,485 persons in
1970, or 18 percent of the total population of Iowa City.
distribution,
This population displayed a highly atypical age
in following treatment of the student popu-
as discussed the
lation and the elderly. The median age of the area population
was 22 years, and the breakdown by sex was 45% male, 55%
Iowa City's population of 49% male
female, as compared with
and 51% female.
Students
The composition of the resident population of small areas of
the Study Area in 1970 reflected to a large degree the
influence of the University of-Iowa upon the Study Area.
localized, with the greatest impact
This influence was very
being within one-half mile of the site of Old Capitol.
(See Map 8, Population Density Per/Acre.) Inasmuch as one-
half mile is the commonly accepted maximum standard for
trip origin
walking distance between a trip attraction and a
for the pedestrian, this finding is easily explained.
The exact number of University students residing in the Study
the
Area is unknown, but an examination of that component of
be in attendance at the
population age group most likely to
University (17-24 years of age) can be used as a fairly sure
measure of student population.
As Chart 1, "Population Age Distribution", shows, there is a
in the Study Area,
concentration of young adults (17-24 years)
comprising a slightly greater percentage of that population
(39%) than is true of Iowa City as a whole (35%). An appreci-
ation of the significance of this figure can be gained from
the observation that nationally,this age group comprises only
12% of the population. In certain subareas of the Study Area
the percentage of students in this age group was over 56 per-
17
cent in 1970. (See Map 9, Percentage of Residents Between
and 24 Years Old.)
the Study
A curious phenomenon encountered in such parts of
Area is the "eternally young" resident population. This is
due to the constant, selective influx of young persons into
the Study Area which results in a population which is per-
petually younger in its composition than is typical for
most neighborhoods or cities. Whereas the typical suburban
community goes through a cycle of young families with small
children to older families where the children have left the
FEE 7
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POPULATION AGE DISTRIBUTION
CHART t
IOWA
STUDY
CITY
AREA
2000
500
1900
1600
STUDY AREA
FEMALES
1700
1600
400
1500
1400
1300
1200
STUDY AREA
1
MALES
300
1100
i
-IOWA CITY
FEMALES
1000
CITY
MALES
900IOWA
600
200
700
600
900
�-
400
100
300
'•.:••
200
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100
'••
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0
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O a O N O U
O tr p cm O u O
u O
AGE
DATA DERIVED FROM
1970 CENSUS
FIRST COUNT.
CHART t
n
■
e
■
■
■
II I I
0 660 1320 2640
0 201 402 804
METERS
��'■ / BROWN
RONALDS
r 52% 237 i/
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FAIRCHILD
51%/ DAVENPORT
/�� BLOOMINGTON
w30/ MARKET
0 R/�
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JJ7/i IOWA
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45% ■ 56%
ma -735% COLLEGE
BURLINGTON
■ ■ ■ - COURT
38%
1976 / 80WERY
■ / SEYMOUR
SHERIDAN
W 2 2 Z W N Q 1-- Y 1- O
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MAP 9
Thus, this study is hamstrung by one of the most obvious and
pervasive characteristics of the residents of the Study Area,
the very high percentage of University students, their
espouses and children. Any attempt to distinguish between
1
home, the Study Area has probably maintained a relatively
large population of young, single residents for many years.
In terms of the effect of young residents on the area,
certain observations are possible. First, a younger popu-
lation demands more area, not necessarily for recreational
facilities but for facilities of the more active nature, than
an older resident population would need.
Second, many of the needs of a major portion of this component
of the population, e.g., medical, educational and entertainment
facilities, are met by the University.
Third, although there are a large number of students in the
Study Area, they are apparently not of the group in which
substantial family formation has occurred, as evidenced by
the low percentage of very young children when compared with
the average for Iowa City (5.28 and 8.38 respectively).
Fourth, the variation within the Study Area in the percent
of residents of the student age group is great, with one sub-
area (Longfellow Area) having only 19 of its residents
percent
of that age group, and another area (East College Green) having
56.5 percent of this age group.
eFinally,
as pointed out in the convenience shopping section,
there are numerous facilities in the Study Area tailored to
meet the needs of the student residents. These serve to
further amplify the desirability of much of the Study Area
for students, thereby attracting more students, and in turn
encouraging more local business development, an example of
a feedback effect in the realm of population and land use.
The analysis of any area as strongly influenced by a large
e
population of "in" and "out" migrants as the Study Area is
extremely difficult. If the analysis is to be accurate, it
must account for the conditions of the resident population
both including and excluding these non -permanent residents.
Unfortunately, statistics of a sufficiently specific nature
to accomplish this are lacking. If the residents are well-
to-do and the students poor, the average income
may well
appear quite high. The reverse situation is also true, making
the determination of the economic and social characteristics
of the more and the less permanent residents indistinguishable
through census data.
Thus, this study is hamstrung by one of the most obvious and
pervasive characteristics of the residents of the Study Area,
the very high percentage of University students, their
espouses and children. Any attempt to distinguish between
1
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26
the group which may be characterized as "student related"
and "city related" would be to treat both groups more
appropriately, not to ignore one of the other's needs.
Yet, such treatment is not possible, for the grouping of all
residents of the Study Area, even when aggregated at the
block level, is a misleading grouping.
This condition has made an analysis of the true income and
social characteristics of the Study Area difficult because
the area's resident population is so transient and because
the aggregation of these figures renders them potentially
meaningless.
It should be noted that the anticipated stabilization of the
student population of the University may result in a slight
decline in the resident student population of the area. The
following table shows University enrollment at various levels
and enrollments predicted by University officials for each of
the next ten years:
Table 2
STUDENT FORECAST*
1976
1977
1978
1979
1980
1981
1982
6600
6800
6950
6950
6830
6600
6365
6970
7094
7224
7409
7514
7528
7447
2080
2106
2126
2141
2156
2172
2188
* University of Iowa Spectator, Vol. 6, No
City, Iowa, p. 4.
5000
5000
5000
5000
5000
5000
5000
TOTAL
20,052
20,050
20,250
20,350
20,650
21,000
21,300
21,500
21,500
21,300
21,000
6, May, 1973, Iowa
MEDICINE
FRESHMEN,
JUNIORS,
DENTISTRY,
YEAR
SOPHOMORES
SENIORS
LAW
GRADUATE
1972
6077
7258
1860
4857
1973
6275
6911
1964
4900
1974
6395
6897
2008
4950
1975
6490
6814
2046
5000
1976
1977
1978
1979
1980
1981
1982
6600
6800
6950
6950
6830
6600
6365
6970
7094
7224
7409
7514
7528
7447
2080
2106
2126
2141
2156
2172
2188
* University of Iowa Spectator, Vol. 6, No
City, Iowa, p. 4.
5000
5000
5000
5000
5000
5000
5000
TOTAL
20,052
20,050
20,250
20,350
20,650
21,000
21,300
21,500
21,500
21,300
21,000
6, May, 1973, Iowa
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Elderly
Another age group deserving consideration is
over 65 years of age. This group comprises
Study Area population, as compared with only
City and 10% for the nation. This age group
in the Study Area for several reasons, some
different from those of students.
that of those
11.9% of the
6.5% for Iowa
concentrates
of which are
27
1
Whereas students can be said to reside in the Study Area
for reasons of access to the University, the elderly are
frequently renters who have migrated to the lower cost
residential areas of the City or have lived there over long
periods of time. In addition, the Study Area is conveniently
located relative to the facilities offered by the CBD, a
factor both students and elderly are likely to consider
favorable.
Among the elderly, there is a higher proportion of elderly
women to men in the Study Area, over 2.45 to 1. This pro-
portion is even more remarkable when considered in light of
the ratio between elderly women and men for all of Iowa City
(1.9 to 1). It should be pointed out, however, that women
do tend to outlive men, but the ratio is not this high
nationally, 1.39 to 1. Furthermore, Iowa is atypical in
this trait in that until 1940 there were more men over 65
than women. In 1970 in Iowa the ratio of women to men over
65 was 1.05 to 1, still significantly lower than is true
nationally. Thus, the Study Area and Iowa City both display
a highly atypically composed population in its age distri-
bution and in its composition by sex and age.
As Map 10, "Population Over 65 Years" indicates, certain
subareas of the Study Area possess unusually high percentages
of elderly residents. This concentration is to some extent
explicable by home ownership patterns, but a far more compre-
hensive explanation is income related.
In Iowa City in 1970, median incomes for families consisting
of more than a single person by age group, were as shown in
Table 3. What these figures demonstrate is the similarity
of income status for families of the youngest and oldest
family age groupings. That they reside coincidentally in the
same area becomes less puzzling as the implications of this
income picture are grasped. Even more telling are the
figures as shown in Table 4 for families which rent their
dwellings.
1
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Table 3
MEDIAN FAMILY INCOME AND AGE OF HOUSEHOLD
HEAD, OWNERS AND RENTERS
Under 30 years old
30-44 years old
45-64 years old
65 years old and over
Table 4
MEDIAN INCOME GROUP
$ 5,000 - $ 6,999
10,000 - 14,999
10,000 - 14,999
51000 - 6,999
MEDIAN FAMILY INCOME AND AGE
OF HOUSEHOLD HEAD.. RENTERS
1 MEDIAN INCOME GROUP
Under 30 years old
$ 5,000 - $ 6,999
30-44 years old
10,000 - 14,999
45-64 years old
10,000 - 14,999
65 years old and over
3,000 - 4,999
These figures can be reasonably
interpreted to evidence a
strong latent, unmet demand for
low-cost elderly housing in
Iowa City. Furthermore, at present
(1973) over 50 percent
of the occupants of the Leased
Housing Program are elderly,
supporting the hypothesis of an
unmet demand for elderly
housing in Iowa City.
Minorities
The minority component of the Study Area population is sur-
prisingly small, with only 0.7%
of the population being
30
black, 0.1% bein
comprisin g Indian, and all other non-white races
followinggTable 151s�arizeCity Population in 1970. The
of the Study Area by race. the population composition
As evidenced by the Table "Population
there are virtually no clustes orconcenPrations of ethnic
minority groups osition by
in the Stud f Race",
Of the minority population Occurs�in`� significant grouping
proximity to the Universityareas which are in
with the University. °f Iowa, indicatin close
condition of iFor a more detailed analysis aofothe
tion
Re ort minorities in Iowa city, see the Minorit
' P - 1973, Department Of Community Development , Status
HOUSING
By the very nature of its narrow
approach an analysis of its scope, this Area Stud
from the supply side. housing stock almost y must
and varia supply
This is true because of the mobility
predominant y °f its resident population which ismobility
ant southe
rce of housing demand. Where in an area -
wide housing analysis the total demand for housing
estimated and allocated, in an Area Stud
this one, the may be
which must Portion of the total y of the scope eof
variable. be met by the Study Areahissunknowng naan of the region
variable.
Thus, rather than examiningand highly
existing housing stock to meet an allocateddemand,thisOf study
must approach
rather than its topic from the viewpoint of the
the sheer quantity of its housing. quality,
Overview
re we
There we3,765
There reel housing units in the Study Area in 1970, or
y one sixth of the total supply
in the central urbanized area of Johnson Count
of housing stock
is provided on about one eighth of the developed
urbanized area, This supply
is 11.7 dwellings
overall development land in the
per dwelling g per gross or
density of the area
g unit. At 40 acre about
parks, and school percent for 3,700 square feet
acreage grounds, the Stud Public right-Of-way,per acre, or 2 dwelling residential
densities '245 square feet per dwelling
of 19.4 units
developmentand do not accurately represent the These are overall
net density for many of the subareas of the density of
south of Fairchild Of eStreett for the the Study Area.
portion of the S The
' west of Van Buren Street andorth of Bloomington Ludy Area
east f omington Street and
Dubuque Street is 30.9
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32
dwellings per net acre of land. Thus, certain areas have
much higher or lower densities than the norm.
Table 6
COMPOSITION OF HOUSING SUPPLY BY PERCENTAGE
STUDY AREA IOWA CITY
S.F. Dwellings 35.8% 46.4%
Duplex Units 16.4% 12.2%
Multi -Family 47.8% 41.3%
This Study Area possesses a significantly larger percentage
of duplex and multi -family dwellings than is true of Iowa
City as a whole. Only 35.8% of the dwellings in the Study
Area are of the single family type, whereas 46.6% of the
housing stock of Iowa City is comprised of single family
dwelling units. (See Map 11, Percent Single Family Dwellings
1970.) This is the result of the aforementioned impact of
the University of Iowa, the downtown, and the zoning classifi-
cations of much of the area. Because the Study Area is a
component in the overall housing stock of Iowa City, accurate
comparison of the two areas would require the removal of that
component of the Iowa City housing supply located in the Study
Area. The following table reflects such a removal:
Table 7
REMOVAL OF THE STUDY AREA HOUSING SUPPLY
FROM THE IOWA CITY TOTAL
STUDY AREA REMAINDER OF
IOWA CITY
S.F. Dwellings 35.8% 49.4%
Duplex Units 16.4% 11.1%
Multi -Family 47.8% 39.5%
A
:....,�*04
; 0 Ad CHURCH
\ � 0!0
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DAVENPORT
V ♦ % F•',
Ago
BLOOMINGTON
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34
As Table 7 shows, the removal of the Study Area component
from the Iowa City total only serves to emphasize the
dissimilarity of dwelling type composition of the Study
Area in comparison to Iowa City.
As Table 8 ("Composition of Housing in Iowa City") shows,
the past fifteen years have seen a significant shift in the
composition of Iowa City's housing market, with multi -family
dwellings comprising an increasingly large percentage of
the total number of dwelling units available. This increase
is largely the result of a demand for housing by young single
adults, particularly those associated with the University.
Table 8
COMPOSITION OF HOUSING IN IOWA CITY
1958 - 1960
1966 1970
SFDU 678 608 49.6% 46.48
DUPLEX 108 13.98 10.08 12.2%
MULTI- 238 27.18 40.48 41.38
FAMILY
What is true of Iowa City as a whole is even truer of the
Study Area. Here the majority of dwellings are in other than
single family structures, with a total of over three hundred
multi -family units having been built or initiated in con-
struction in 1971 through 1973.
Map 12, New Multi -family Units (1971-1973), shows the location
of these new apartments. The relative scale of this level of
building can be best perceived through a comparison of the
number of apartment units for which permits were granted in
the Study Area versus the number of permits granted for all
of Iowa City (see Table 9 -for comparison).
FF -1
FEET
O 660 I
7
O 201 E
MFTERS
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JEFFERSON
IOWA
mi
WASHINGTON
COLLEGE
BURLINGTON
COURT
BOWERY
SEYMOUR
SHERIDAN
MAP 12
I
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36
Table 9
PERMITS GRANTED
STUDY AREA
IOWA CITY
YEAR NO. OF PERMITS UNITS YEAR NO. OF PERMITS UNITS
1970
3
38
1970
8
328
1971
7
71
1971
25
421
1972
19
212
1972
23
283
1973
1
4
1973
4
63
Based on the construction of multi -family units, an extensive
amount of land use changes has occurred in the Study Area
during the last three years. In 1972 there were a total of
283 dwelling units in apartment structures for which building
permits were granted, of which fully 212 were for apartments
located in the Study Area. That represents over 75 percent
of all apartment units granted building permits in 1972 in
Iowa City. However, the continuance of this trend is dubious
in light of the decreased level of permits issued in 1973 and
the population trend of the last year. Thus, the Study Area
is not entirely confronted with the problems of new develop-
ment but rather how should such development fit into the
existing fabric of the area.
Cost of Housing
The cost of rental housing in the Study Area is, like all of
Iowa City's housing, higher than is typical for the rest of
the state. (See Map 13, Median Rent Per Housing Unit.) In
point of fact, for Johnson County as a whole, the per dwelling
cost of housing is higher per room than for any other county
in the State of Iowa. As Table 10 indicates, the average
rental per room in the Study Area is the same as that of
Iowa City. (See Map 14, Median Rent Per Room.)
The cost of housing in an older section such as that of the
Study Area might be expected to be slightly lower than the
average, but the relative geographic position of the Study
Area in Iowa City probably offsets much of this tendency,
for in this one area are combined access to both the down-
town and the University. This alone makes residence in the
area quite attractive, not only to students and to the elderly
who desire proximity to a majority of the services they need,
c
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iN BLOOMINGTON
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• ■ 0- 99 1 IOWA
�* WASHINGTON
80-99 . $ s COLLEGE
80-99 100-119 BURLINGTON
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MAP 13
38
but also to those employed by. the University or in the down-
town area.
This location makes the area particularly subject to the
seasonality of the residence requirements of students and
University related persons. Thus, in addition to the higher
rents commensurate with the geographic advantage of much of
the Study Area, there is another factor at work, i.e.,
potentially high vacancy rates.
Table 10
HOUSING CHARACTERISTICS OF IOWA CITY
AND THE STUDY AREA
1 IOWA CITY STUDY AREA
Any real estate market as restricted in scope as that of the
Study Area, especially that element of the Study Area within
one-half mile of the campus, has a relatively inelastic supply
of housing. This makes the limited supply of housing doubly
valuable, as it is definitely restricted in its capacity to
expand to meet increased demand. When coupled with an
extremely high potential vacancy rate during the summer months
(up to 25$" among students), the cost of housing is made even
greater.
Occupied units
14,766
3,432
Mean number of rooms
4.5
4.1
per unit
Owner
Occupied Units
61775
1,136
Mean value
$20,517
$16,258
Mean rooms/unit
5.9
6.0
Mean cost/room
$3,485
$2,710
Renter Occupied Units
7,991
2,296
Mean contract rent
$111/mo.
$102/mo.
Mean rooms/units
3.3
3.1
Mean cost/room
$33/mo.
$33/mo.
Any real estate market as restricted in scope as that of the
Study Area, especially that element of the Study Area within
one-half mile of the campus, has a relatively inelastic supply
of housing. This makes the limited supply of housing doubly
valuable, as it is definitely restricted in its capacity to
expand to meet increased demand. When coupled with an
extremely high potential vacancy rate during the summer months
(up to 25$" among students), the cost of housing is made even
greater.
a]
19 .
FEET
0 660 1320 2640
0 201 402 804
METERS
BROWN
29 r, RONALOS
$32 ® CHURCH
��� ■9
FAIRCHILD
/ 3 - DAVENPORT
0 BLOOMINGTON
MARKET
WE
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ffir. r 0,,y
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W2 � Z Z W IA Ir �— Y I— O
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JEFFERSON
IOWA
WASHINGTON
COLLEGE
BURLINGTON
COURT
BOWERY
SEYMOUR
SHERIDAN
MAP 14
40
Whereas the cost per room for rental housing in the Study
Area is equal to that for Iowa City, the cost per room of
owner occupied housing is substantially less and the mean
value per dwelling is also lower. This apparent anomaly is
a result of the relative ages of the houses of the Study Area
and of Iowa City. Whereas apartment construction in the area
has been substantial in recent years, the same cannot be said
of detached dwellings in the Study Area. Thus, owner occupied
homes in the Study Area are typically older than those in the
rest of the City, and, therefore, not as competitive in certain
respects as the newer rental units in apartments.
In addition to this there has been substantial replatting of
this sector of Iowa City which has resulted in many of the
homes being located on very small lots. These smaller lots
cannot be expected to possess values comparable to those of
larger lots prevalent in the newer sections of Iowa City.
Finally, there is the element of risk, namely the risk that
with the prevalent R3A zoning one's home may become an unwilling
neighbor to an apartment or club. The price paid for a dwelling
with this potential problem will be less than for a similar
dwelling in a zoned district where such a possibility is highly
unlikely, ceteris paribus. Of course, this last point has its
other side, i.e., that of the homebuyer who wishes to eventu-
ally build an addition onto his home for rental income, and
therefore finds the current zoning classification desirable.
Homes of Historical or Architectural Significance
A city develops through time. Considered as a whole its physi-
cal features are constantly changing. On the other hand,
smaller areas within the City, once developed, are usually
stable and relatively permanent. The physical forms of urban
neighborhoods -- street patterns, architectural design and
relationships, extent and character of landscaping, type of
street furniture, and so on -- represent the development ideas,
and perhaps ideals, of their period of construction. The
history of a community is reflected in its development pattern.
The Study Area has some homes and sites of particular interest
or historical significance. (See Map 15, Location of Homes
With Historical or Architectural Significance.) Most of these
homes are scattered throughout the Study Area although, in the
Summit Street portion of the Study Area, there is a concen-
tration of old elegant homes which are remarkably preserved
and which present a variety of architectural styles. Many of
the homes within the Study Area are representative of six
distinct periods of nineteenth century architectural design
including: 1) Colonial Period, 2) Greek Revival Period,
i
c
40
Whereas the cost per room for rental housing in the Study
Area is equal to that for Iowa City, the cost per room of
owner occupied housing is substantially less and the mean
value per dwelling is also lower. This apparent anomaly is
a result of the relative ages of the houses of the Study Area
and of Iowa City. Whereas apartment construction in the area
has been substantial in recent years, the same cannot be said
of detached dwellings in the Study Area. Thus, owner occupied
homes in the Study Area are typically older than those in the
rest of the City, and, therefore, not as competitive in certain
respects as the newer rental units in apartments.
In addition to this there has been substantial replatting of
this sector of Iowa City which has resulted in many of the
homes being located on very small lots. These smaller lots
cannot be expected to possess values comparable to those of
larger lots prevalent in the newer sections of Iowa City.
Finally, there is the element of risk, namely the risk that
with the prevalent R3A zoning one's home may become an unwilling
neighbor to an apartment or club. The price paid for a dwelling
with this potential problem will be less than for a similar
dwelling in a zoned district where such a possibility is highly
unlikely, ceteris paribus. Of course, this last point has its
other side, i.e., that of the homebuyer who wishes to eventu-
ally build an addition onto his home for rental income, and
therefore finds the current zoning classification desirable.
Homes of Historical or Architectural Significance
A city develops through time. Considered as a whole its physi-
cal features are constantly changing. On the other hand,
smaller areas within the City, once developed, are usually
stable and relatively permanent. The physical forms of urban
neighborhoods -- street patterns, architectural design and
relationships, extent and character of landscaping, type of
street furniture, and so on -- represent the development ideas,
and perhaps ideals, of their period of construction. The
history of a community is reflected in its development pattern.
The Study Area has some homes and sites of particular interest
or historical significance. (See Map 15, Location of Homes
With Historical or Architectural Significance.) Most of these
homes are scattered throughout the Study Area although, in the
Summit Street portion of the Study Area, there is a concen-
tration of old elegant homes which are remarkably preserved
and which present a variety of architectural styles. Many of
the homes within the Study Area are representative of six
distinct periods of nineteenth century architectural design
including: 1) Colonial Period, 2) Greek Revival Period,
i
IL
OR ARCHITECTURAL SIGNIFICANCE
w
{ I T r
O 660 1320 2640
O 201 402 804
MFfERS
■
•
• SITE LOCATION
BROWN
RONALDS
CHURCH
FAIRCHILD
DAVENPORT
BLOOMINGTON
MARKET
W Z Z Z W to cr I— Y O
O z W cr K y O U Z Q W Q
O J fD 7 Z O O IY J > U
tD m = O J W O U W t7
tn
O U Za >O N 00
> 0 cr
JEFFERSON
IOWA
WASHINGTON
COLLEGE
BURLINGTON
COURT
BOWERY
SErMOUR
SHERIDAN
SUMMIT STREET
HISTORICAL AREA
MAP 15
I
42
1 STREET CIRCULATION
3) Gothic Revival Period, 4) Anglo -Italian Style, S) Neo -
Jacobean Style, and 6) Composite or Elective Style. Such
buildings and areas contribute to the variety and vitality
of Iowa City by enriching the daily experience of both
residents and visitors. Many of these homes form an
important part of the community's historic and cultural
heritage.
This does -not mean that any structure must be saved simply
because it is old or that any site must be developed as a
special part because it was once vaguely associated with
some historic event. It does mean that Iowa City, preferably
as part of the comprehensive planning program, should make a
thorough inventory of its resources and take the necessary
steps to preserve those homes which are found to contribute
significantly to its physical and cultural heritage. Terms
such as historic or cultural conservation, and the more
traditional historic preservation, are used to identify
public and private accomplishments within a community to
maintain and enhance the value of this heritage.
1 STREET CIRCULATION
The efficiency of land use depends greatly on the capacity
and design of an area's traffic way. It may be fairly stated
that the street system is orientated almost solely toward
the automobile with all of the other modes including pedes-
trian movement, bike, and mass transit taking a distant
second place. This results from the original platting of
Iowa City in the middle 1800's into blocks approximately 400
feet square. This rectilinear grid pattern has resulted in a
somewhat higher percentage of the land being used for streets
than in newer areas of the City. Numerous constraints
mitigate against any modification of the existing street
network; one of the greatest constraints being the fixed
land use pattern, and its dependency upon the existing
street system.
Present circulation indicates that there are a large number
of relatively low level arterial streets and the designation
of a few high level arterial streets within the Study Area.
As with any inner-city area, the Study Area functions both
as a residential community and as an area of transition
between outlying residential uses and the center city. This
means that various streets within the area are necessary to
provide transportation routes to and from the downtown for
residents not of the Study Area. Thus, arterial streets
f.
- 43
which have the concentration of fewer than four per fifty -square
block in outer residential districts may have up to twice as
many arterials in the same area in this sector of the City
due to the coming together of numerous arterials in the
relatively small space. These facts point toward some form
of articulated street system comprised of direct routes to
common destinations along those streets best suited to handle
the higher volumes of traffic.
Functional classification is the basis for so delineating
streets. Such classification will be the basis for improving
the streets in future plans. Widening, curbs and gutters,
signing and roadway marking are the results with a larger
roadbed more attractive to heavy traffic on those streets
selected as collectors and arterials.
Not every street can be selected as an arterial or a collector.
Heavy traffic volumes, longer trip lengths and trip purposes
are translated into needs for designating definite streets to
their use. Those not selected will be determined local streets
and will funnel traffic to higher systems.
Commercial uses, unlike most residential ones, will frequently
be centered about arterial streets because of the high access
potential. This is also true of high density residential
uses, but in the latter case the impact of streets is frequently
Map 16, Existing Arterial Street Network (1970), designates
the existing arterial street network. The present arterial
street system could be said to cleave the Study Area with
little regard to the impact on existing neighborhoods. It
should be remembered that an arterial street is defined as
one providing for through traffic movement between areas and
across the City and direct access to abutting property. Thus,
every street large enough to be an arterial is not necessarily
one, for it must serve to move people through an area, not
merely to it. Where traffic volumes are slight, the desig-
nation and design of streets to arterial levels is unnecessary
if not undesirable. As Map 17, Average Annual Daily Traffic
Volumes - 1971, shows, the arterial streets of the Study Area
display wide variance in the volumes of traffic handled.
While South Governor between Burlington and Bowery Streets
move but 2,000 vehicles per day, Burlington Street is handling
16,500 cars on an average day. The impact such streets have
on the uses fronting on them can be expected to be extremely
different. As a general rule of thumb, all other things being
equal, the higher the volume of traffic the more effectively
a street functions as a barrier. Thus, the effect of Church
Street in functioning as a neighborhood boundary will be
considerably less than that of Dubuque Street.
Commercial uses, unlike most residential ones, will frequently
be centered about arterial streets because of the high access
potential. This is also true of high density residential
uses, but in the latter case the impact of streets is frequently
EXISTING ARTERIAL -STREET
(1970 )
r
I FF f
0 660 1
�7
O 201
METERS
NETWORK
W Z 2 Z W h Q F— Y !— O
Q ? W K0 O U Z i Q W Q
7 J m O Z O O ¢ J > O
m = O J W ,> U W O
O O ZQ O' 0 N 00
> 0 cr
JEFFERSON
IOWA
WASHINGTON
COLLEGE
BURLINGTON
COURT
BOWERY
SEYMOUR
SHE RIDAN
44
MAP 16
I
0
1
1
C
1
LTJ
C
FEET
O 660 I;
O 201 4
METERS
w 2 z z w N ¢ F Y o
m z¢ w o 0 Q O — ¢ m
cr j J m 7 = O 7 � i J > l7
to J m = O w D U w Q
7cn
N O 2
z O
> OC
JEFFERSON
IOWA
45
WASHINGTON
COLLEGE
BURLINGTON
COURT
BOWERY
SEYMOUR
SHERIDAN
MAP 17
I
1
1
I
1
0
1
L
H
J
1
M
The City bus system combines low fares, 15C, with a route system
which provides all of the residents of the Study Area with
access to the system within three blocks of their homes. The
accompanying map (Map 18, Bus Transit Routes 1973) identifies
the routes currently employed by the City buses within the
Study Area. As of this writing, the policy of the bus system
is to pick up riders along the route without the use of
designated bus stops. This means added convenience for those
using the system. While the success of the bus system is
adequate justification for its continuance, it cannot be
expected to function as a panacea for all the transportation
ills of the Study Area or Iowa City. In short, the automobile
remains the primary means of vehicular transportation in the
Study Area as well as the City.
Bikeways and Pathways
The development of a totally separated bikeway -path system
within the Iowa City area is at this time infeasible due to
the cost of right-of-way acquisition. However, an articulated
bike pathway system can be developed utilizing collector
streets and non -street rights-of-way as the main arteries for
bike traffic, and in this way achieve a reduction of the
unnecessary interface between two dissimilar modes of trans-
portation, i.e., cars and bikes.
In summation, the existing transportation network and infra-
structure of the Study Area are extremely auto dependent, and
minimized by site design, whereas commercial outlets will
often purposely allow the greatest possible impact from
streets via the direction they face and building design
in an attempt to attract business by appearing highly
accessible. Unlike these preceding examples, the value
of abutting an arterial for a single family dwelling is
outweighed by the nuisance and danger an arterial and its
high traffic volumes will create for the residents.
Public Transit
At present the only feasible, proven public transit system
which can be made to function efficiently and which is
available for a town the size of Iowa City is bus transit,
the system already in use in Iowa City.
1
1
I
1
0
1
L
H
J
1
M
The City bus system combines low fares, 15C, with a route system
which provides all of the residents of the Study Area with
access to the system within three blocks of their homes. The
accompanying map (Map 18, Bus Transit Routes 1973) identifies
the routes currently employed by the City buses within the
Study Area. As of this writing, the policy of the bus system
is to pick up riders along the route without the use of
designated bus stops. This means added convenience for those
using the system. While the success of the bus system is
adequate justification for its continuance, it cannot be
expected to function as a panacea for all the transportation
ills of the Study Area or Iowa City. In short, the automobile
remains the primary means of vehicular transportation in the
Study Area as well as the City.
Bikeways and Pathways
The development of a totally separated bikeway -path system
within the Iowa City area is at this time infeasible due to
the cost of right-of-way acquisition. However, an articulated
bike pathway system can be developed utilizing collector
streets and non -street rights-of-way as the main arteries for
bike traffic, and in this way achieve a reduction of the
unnecessary interface between two dissimilar modes of trans-
portation, i.e., cars and bikes.
In summation, the existing transportation network and infra-
structure of the Study Area are extremely auto dependent, and
r
L
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0 6G0 1
O 201 4
METERS
BUS TRANSIT ROUTES 1973
W Z 2 Z W h Q F- Y f" O
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JEFFERSON
I 0 WA
WASHINGTON
COLLEGE
BURLINGTON
COURT
BOWERY
SEYMOUR
SHERIDAN
47
MAP 18
C
would require large public investments to modify or suffi-
ciently alter this dependency. While alternative systems
should be explored, the proper layout and functioning of
an arterial street system could do much to ameliorate the
complaints voiced by area residents about auto traffic and
its attendant ills. The ultimate solution to the present
circulation problem in the Study Area will be determined
after the Area Transportation Study is completed in the
coming year. This study is being administered by the Johnson
County Regional Planning Commission.
COMMUNITY FACILITIES
Community facilities are physical manifestations, i.e,
buildings, land, equipment, and whole systems of activities
- of governmental and private services on behalf of the public
and of major segments thereof. They are important components
of a community and add greatly to the quality of urban life.
The demand for more and varied community facilities and
services increases as urban areas expand, population grows,
o
old facilities become outmoded, and living standards and
public expectations rise. While the demand and need for
traditional community facilities such as water or sewer lines
continues, the demand for other services, such as health
clinics and recreational parks, is increased by a more sophis-
ticated and expectant public. A service or facility that a
few years ago'was a luxury may now be regarded as a necessity.
Parks
As with commercial facilities, recreational facilities are
typically broken into functional classes for the purpose of
analysis and treatment. The neighborhood park is the smallest
standard park with a maximum service radius of one-half mile
and the "neighborhood" being the area served. The community
park is the next largest park, possessing a service radius of
two miles and intended to serve a group of neighborhoods,
namely, a "community." Finally, is the regional park, designed
to serve those within 40 minutes driving time, and providing
park space for a whole cluster of communities.
Obviously the scope of this report limits it to the smallest
standard park, the neighborhood parks.
The Study Area currently possesses five park -type facilities,
and of these,only three are actually parks; they are College
L1
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Hill (also called College Green), Happy Hollow and North
Market Parks. The City has recently acquired additional
park land located in the southern -most extremity of the
Bowery Street area. This park site, named Oak Grove Park,
will provide a basic neighborhood playground recreational
facility for the residents who are isolated from the rest of
the Study Area by the right-of-way of the Chicago, Rock
Island and Pacific Railroad. However, the Oak Grove Park
site will not be fully developed into a true neighborhood
park until fall 1975.
The following table summarizes the sizes of these parks.
Table 11
PARK
College Hill
Happy Hollow
North Market
Oak Grove
APPROXIMATE ACREAGE
2.4
3.3
1.5
1.6
In addition to these parks, the following possess area and
facilities appropriate for service as parks.
ePARK
APPROXIMATE ACREAGE
Horace Mann Elem. 1.27
o
Central Jr. High 2.5
Longfellow Elemn. 10.0
It has long been an accepted principle that the most
efficient use of scarce public land can be made if parks
and school sites are integrated. This concept fails to
weigh the problems of administering joint facilities between
two governmental bodies (i.e., park boards and school boards)
and takes the view of what would work best under ideal circum-
stances. Iowa City is fortunate to possess a school system
not enamored to the concept of "securing" areas from people
via fences, gates and patrols. Thus, the schools cited
above as possessing recreational areas are open to the general
public, and do, in fact, function to a certain degree as joint
facilities.
-1 "!
o As with parks, the public school system will be treated in
the Community Facilities Study. This analysis, therefore,
will be restricted to the effect of the schools upon the
0
1
50
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Map 19, Park Type Facilities Service Areas, presents the
service areas of the existing park type facilities of the
Study Area.
Although most of the Study Area is located within the
the
service areas of existing parks, there is a question of
adequacy of the area provided. The accepted acreage standard
for neighborhood parks is 2'.5 acres of park land per 1,000
people, with'one half that 2.5 acres being designated for
passive recreation (e.g., picnic grounds, trails, nature
areas) and the remaining half for active recreation (e.g.,
field sports, court sports, children's play area). Based
neighborhood
upon this standard there should be 21.2 acres of
in fact there are only
park land serving the Study Area, when
8.8 of official park land present. Only by including
acres
the school grounds does the park land present exceed demand.
The neighborhood park should, in its active areas, possess
field, a tennis
sufficient space to accommodate a softball
or basketball court and a playground, and in its passive
areas space equal in size to the aforementioned active
o
portion of the park. This means a minimum area of 5 acres,
greater than any of the parks in the Study Area.
Thus, even if there is adequate acreage in neighborhood
parks in the Study Area, the site sizes of most parks are
insufficient to accommodate the needed facilities without
becoming outdoor gymnasiums.
Therefore, the need is clear; that the school sites be
perpetuated in their multiple usage roles, and that any
potential they have as recreational resources be preserved
and enhanced wherever possible. This is especially true of
the Longfellow Elementary School site which has sufficient
acreage to function as a true neighborhood park.
The adequacy of community and regional parks (as with shoppers
and specialty goods outlets) is beyond the scope of this
the
report. An indepth evaluation of the adequacy of park
system as it affects the Study Area will be provided in the
forthcoming Community Facilities Study. The reader is
referred to the 1965 Park and Recreation Survey for Iowa Cit
by Ralph H. Burke, Inc. or specs is recommendations for
park improvements and additions.
Schools
o As with parks, the public school system will be treated in
the Community Facilities Study. This analysis, therefore,
will be restricted to the effect of the schools upon the
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PARK TYPE FACILITIES SERVICE AREAS
POPULATION 18 YEARS AND UNDER
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Study Area in terms of location and site attributes.
The two elementary schools in the Study Area, Horace Mann
and Longfellow, are located as'shown on Map 20. Both possess
service areas (two-mile radius) which place their boundaries
beyond the borders of the Study Area.
Longfellow Elementary School, a three-story brick structure,
possesses a reasonably large site of ten acres. Located on
a collector street, it was built in the early 1900's.
t
Horace Mann Elementary School, with its 1.27 acre site,
adjoins North Market Park's 1.5 acre. Like Longfellow
Elementary, it was opened in 1917, is brick, and has three
stories. This school, however, fronts on two arterial
streets, Dodge and Church Street. This undesirable location
is somewhat ameliorated by the presence of crossing guards,
a measure which might remove most of the danger posed by
the streets' presence, but cannot relieve the potential
distraction these streets may create. Table 12 below gives
the enrollment levels for the last three years of Longfellow
and Horace Mann Elementary Schools.
Table 12
ENROLLMENT
LONGFELLOW HORACE MANN
1971 440 350
1972 338 313
1973 349 302
The location of the Central Junior High School in the center
of the Study Area provides the residents of the area with
an almost ideally located facility. The location of an
arterial street (Jefferson) is acceptable for students of
the ages of those in attendance, and the location of the
building on the far side of the site from the arterial
minimizes the disturbing influence such a street may have.
Unfortunately, it is this street which separates the actual
building site from the school property southeast of the
main site.
7
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Summary
in summation, the neighborhood parks and schools in the
Study Area are well located relative to those they are
intended to serve, and appear to possess adequate site sizes
except for certain of the neighborhood parks. Like many
early 1900's public facilities, they reflect a more compre-
hensive philosophy of city planning than was true of more
recent times. Thus, the Study Area possesses a legacy of
well planned and reasonably well sited educational and
recreational facilities.
Utilities
Storm and Sanitary Sewers
Map 21 describes the location of sanitary sewers in the
Study Area. A one and one-half million dollar storm/sanitary
sewer separation project was completed in the Study Area in
1972. As a result of the separation project, most of the
problems that existed in the area have been corrected.
Ninety percent of the sanitary sewers in the Study Area are
not used to capacity and in most cases never will reach
capacity. Minimum size of sanitary sewers are 8", the reasoning
for this size is not one of capacity but rather for the elimi-
nation of cleaning problems. An 8" sewer should serve approxi-
mately 450 single family lots at flattest grade; at steeper
grades, 8" sewers could serve 1200 - 1500 homes without
reaching capacity. Therefore, even an increase in density
within the given area should not cause overloaded sewers.
Storm sewers are in good condition throughout most of the
City; these include Ralston Creek, other open ditches, and
some enclosed storm sewers. The one major problem relates
to Ralston Creek which must handle most of the storm water
runoff of the Study Area. This problem is currently being
investigated.
Water System
The municipal treatment plant is located at the intersection
of Madison and Davenport Streets along the bank of the Iowa
River and serves the entire City as orell as University
Heights. The Study Area is located close to the treatment
plant being in the older part of the City. The water is
distributed throughout the 'system by a total of 136 miles of
mains ranging in size from 2 to20 inches. Recent improvements
have totally automated the operation of the treatment plant
and increased peak capacity from 7.5 to 12.0 million gallons
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MAP 21
I
per day (see Map 22, Location of Water System).
No major new construction of water lines is envisioned within
the Area Study boundaries. Most current problems concern
the size of mains, and leaks and breaks due to age of mains
in the area. To that extent, a program of gradual replace-
ment of water mains is being pursued by the City. Relative
to the above statement, the City is also increasing pressure
in the water mains by replacing all of the more obsolete 2"
and 4" mains with 6" mains as'time and money allow.
Although fire protection is generally adequate in the area,
hydrants are being placed to serve a radius of 600' through
the area and new replacement hydrants are installed when time
and funds are available.
Existing Lighting
The locations of street lamps are depicted on Map 23. It was
generally felt from personal observation that the commercial
portion of the Study Area had adequate lighting. The
residential areas possess a minimum of lighting, far too
little for the safety and desirability of the residents.
Extreme dark conditions exist in practically all portions
of the residential neighborhoods. It is specifically felt
that more installation of lighting should be provided
primarily for the residential portion of the Study Area
and, in particular, for the high pedestrian traffic in the
Study Area.
Existing Parkin
Most of the parking needs of the Study Area comes from the
result of activities via commercial and high density
residential units. A shortage of parking is evident in
the commercial portion of the Study Area, as most metered
parking is occupied during the normal working hours. A
low level of convenience parking is also evident in the
residential areas of the Study Area, as off-street parking
facilities are inadequate. Insufficient off-street parking
leads to the undesirable consequences -street
of on parking
which disrupts normal traffic flow, generates pedestrian
and motor vehicle hazards,prevents street cleaning, while
also adding to the unsightly appearance of residential
neighborhoods from the street. The provision of adequate
off-street parking is contingent upon the requirement of
such spaces in the Zoning Ordinance, as it is far cheaper
for a builder to rationalize for on -street parking than to
actually provide off-street parking.
LOCATION OF WATER SYSTEM
EXISTING
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MAP 22
MAP 23
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59
The reader is referred to the 1974 Parking and Side Yard
Study for specific recommendations and comments.
The increased demand for adequate off-street parking facilities
in the neighborhood portions of the Study Area is largely due
to the influx of multiple family units into the existing
fabric of the residential areas. These high density units
generate more parking requirements than the once predominant
single-family units. The location of off-street parking is
equally as important as its provision, for poorly located
and designed off-street parking areas can be as much a blight
to a neighborhood as no off-street parking at all.
�:
EX,IST:ING
ZONIIVC
WAR
EXISTING ZONING
Zoning classifications for this study are defined in Table
13.
Table 13
ZONING DEFINITIONS
R1A = Single family residential. Minimum lot area -- 10,000
square feet.
R2 = Duplex or two-family residential. Minimum lot area --
6,000 square feet.
R3A = Multi -family residential. Minimum lot area per
dwelling unit -- 1,000 square feet.
R3B = Multi -family residential. Minimum lot area per
dwelling unit -- 750 square feet.
C2 = General commercial. No minimum lot area requirement.
No setback yard requirement except for commercial and
residential uses listed in a high zoning classification.
Minimal off-street parking space requirement except for
land uses listed in a high zoning classification.
CB = Central business district. No minimum lot area require-
ment. No setback yard requirement except for commercial
and residential uses listed in a high zoning classifi-
cation. No off-street parking space requirement except
for land uses listed in a high zoning classification.
Reference is drawn to Map 24 for the zoning of the Study Area.
The preponderance of the area is located in the R3A multi-
family zone. Such zoning intent was based upon several
objectives stated by the Harland Bartholomew & Associates
Study of 1960 Housing and Public Buildings, Iowa City, Iowa.
Perhaps the most telling tor the Study Area is reproduced
below.
"The major housing problems in Iowa City involve two entirely
different, yet still somewhat related aspects. The first is
in increasing the supply of rental units in convenient relation
A
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to the University of Iowa. This problem is aggravated by the
present occupancy of most of the suitable located multiple -
dwelling areas by private residents, many of these single
family, so that the areas are no longer available without
conversion or replacement of existing dwellings. Further,
the conversion or replacement of individual buildings,
unless carefully related to the overall neighborhood design,
o
would tend to affect adversely the remaining homes, which
relates to the second aspect of the housing problem -- overall
improvement and protection. These factors were considered in
the zoning plan, but there will no doubt be pressures from
time to time to relax the regulations with respect to specific
individual properties."
Thus, much of what has transpired in the Study Area in terms
of the redevelopment was casually related to this study and
the zoning district designations it spawned. This does not
that the concept was incorrect so much that it demonstrates
say
something pointed out at the time; a carefully considered
neighborhood plan is necessary to achieve the stated ends if
undue conflict is to be avoided in relation to existing
dwellings. Such a neighborhood plan was not forthcoming, and
its absence has been felt. It is the stated intent of this
study to attempt to fill that void.
11
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7
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DEVELOPMENT PROBLEMS
0
63
Li
■
The Study Area contains large areas of intermixed land uses,
building -types and, hence, use characteristics as illustrated
by Map 25, Study Area Land Use. However, the problems of
land use and land use control in the Study Area are materially
different than those of newly developed areas. The critical
problem of an older, established area is not solely the
protection of what exists but selective replacement; not
development but redevelopment. Were the Study Area unchanging,
it would be moribund. This is not the case or the problem,
but rather the type of redevelopment to be permitted, and
where such redevelopment is appropriate. Iowa City and the
Study Area in particular are being subjected to housing
demands and development pressures usually peculiar to the
larger metropolitan areas. It is a unique and fortunate
problem, in that rather than struggling to find ways to revita-
lize a declining central area, the City, as is the case with
the Study Area, is faced with the problem of accommodating
substantial requirements for increasing
housing stocks.
While the Study Area does not contain a large quantity of
deterioration or ill development, there are two neighborhood
areas that are confronted with the problem resulting from
the occurrence of dramatic land use changes. These areas
are shown on Map 26 as special problem areas. The two areas
are presently single family in character and should be retained
as such. Every effort should be made to preserve and enhance
the integrity of these neighborhoods.
Land Use Problems
The most significant land use problems confronting the Study
Area may be summarized as follows:
1. The Study Area functions as a transition area between
the homes of many residents and their places of work or
schooling. This effect may have well been inevitable,
regardless of the type of zoning classification adopted,
as the tremendous growth of the City caused increased
usage of the Study Area as a place to be traversed to
arrive elsewhere.
0
2. The present zoning classification of the Study Area has
insufficient controls over multiple family housing in
residential districts, including excessive allowances
for height and building bulk.
Li
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11
65
10. In general, the Study Area has an undesirable mixture of
incompatible residential uses, moderately deteriorating
residential buildings and a general feeling of dissatis-
faction and discouragement on the part of many single family
residents.
3.
The conversion of single family housing to multiple
family units causes dramatic land use changes within
the Study Area, especially injurious to single family
property.
4.
New multiple family housing clashes with existing single
family units from a cultural standpoint; they increase
densities, probably decrease amenities, and perhaps
change the character of the neighborhood more decidedly
in favor of multiple family.
5.
In almost every residential block in the Study Area there
are a number of scattered duplexes or multiple family
dwelling uses interspersed with single family homes. As
previously related, the single family home is the most
sensitive to adverse effects from other land uses.
6.
Many additions to existing structures in the Study Area
have no continuation or basic similarity of design to
the existing building. These additions have been
criticized as being inappropriate for the scale of the
existing structure, as detracting from the appearance of
the neighborhood, and reducing the values of existing
homes. From a cultural standpoint, the disparate land
uses and the lack of architectural continuity could be
construed as a liability or a negative development.
7.
Off-street parking facilities are inadequate in the
residential neighborhoods of the Study Area. Increased
demands for off-street parking comes from the result of
conversions of former single family dwellings to rooming
houses and multiple family structures as well as the
former minimum provision of one parking space per dwelling
unit in new apartment buildings.
8.
Although the Study Area is located well within the service
e
areas of existing parks, there is a question of adequacy
of area provided. Based on the standard 2.5 acres of
park land per 1,000 people, there will be a need for a
minimum of 5 acres of playground and 7 acres of playfield.
9.
Problems of flooding in the Study Area mainly stem from
the results of inappropriate development in the floodplain
areas of Ralston Creek and continual development and
increased run-off upstream.
10. In general, the Study Area has an undesirable mixture of
incompatible residential uses, moderately deteriorating
residential buildings and a general feeling of dissatis-
faction and discouragement on the part of many single family
residents.
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�7E �/EL A�PrM`EN*T � P
GRAM
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Iowa City is engaged in a comprehensive program of planning
for dommunity improvement.
It is the :general goal of the
citizens of Iowa City to improve
the quality of life in the
City -- by enlarging human
opportunity, improving the environ-
ment and strengthening the economy.
The objectives set forth
below are not to be considered
as a comprehensive or complete
statement of the residents of the Study Area
relating to
social and physical development, but rather are intended
to
represent those social, economic and environmental objectives
which relate directly to
the physical development and improve-
ment of the City as well as the Study Area
and for which the
City Council has primary responsibility.
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OBJECTIVES
The development of progressive programs to:
-- increase
compatibility between established and developing
land uses throughout
the area.
-- preserve and maintain the basic character of existing
neighborhoods.
-- provide for a more desirable living environment than would
be possible through usual
development practices.
ALTERNATIVES
Several alternative development strategies could be formulated
for purposes of guiding the
future development of the Study
Area. The alternative strategies to
be considered include:
(1) to preserve the existing character and densit
Study Area
'
y of the
by prohibiting future conversions of single family
units to multi -family units,
and by prohibiting the con-
struction of additional
apartments and offices; (2) to allow
the transition occurring in the
area to continue, realizing
that this will result in an increasing residential density,
and will most likely
increase the level of activity, the
amount of noise and congestion,
and result in a reduction in
the amount of open space in the area; (3) to attempt
for the transition
to allow
of parts of the Study Area
while making
provision for the preservation of other
parts.
If alternatives one or three are followed, it will require
substantial
zoning changes in the Study Area. In considering
all of the above-mentioned
alternatives, there is a need to
closely evaluate all applicable land
use regulations and to
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amend those ordinances which result in developmental patterns
which are inconsistent with desired objectives. These could
include not only changes in the zoning classifications of
various.properties, but also possible changes in: (1) maximum
allowable residential densities; (2) lot coverage requirements;
(3) off-street parking requirements; and (4) the provision of
required open and/or landscaped areas. Other regulations
which could be considered include architectural design controls
and on -street parking regulations (both prohibitions and
allowances) and street design :,Zandards.
The improvement of the Study Area presents a fairly complex
problem which requires both short and long-range solutions
and the cooperation of the private and public sector of the
community both in the development of strategies and in agreeing
upon and implementing substantive objectives. The following
alternatives when taken individually or in combination appear
to have some .promise in solving the problems which currently
exist in the Study Area.
Alternative One
The area illustrated on Map 25 as
Problem Area #2 be rezoned from R3A
to an R3 and R2 classification (see
Map 27 for rezoning of the Study Area).
In planning for the future improvement of Iowa City, zoning
should reflect the unique characteristics of individual
neighborhoods which make up the City. The avowed purpose
of zoning is designed particularly to guide and control private
development, and to stabilize and preserve private property
values. Because zoning is primarily retroactive in its effect,
it cannot,as a result, be used as a major device to correct
existing conditions. However, zoning can and should be used
to regulate uses in each area of the community. The proposal
for rezoning is based primarily on a consideration of the
following factors:
1. The deleterious effect of high-density apartments on both
the economy and marketability of predominant single
family residential areas.
2. The inherent conflict and clear incompatability between
high density apartments and single family housing.
3. The realization that the conversion of single family
housing to multi -family units caused dramatic land use
changes which can be especially injurious to single family
property.
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4. The areas, despite a mixture of duplex and multi -family
uses, still retain the character of a preponderantly
single family residential neighborhood.
5. Zoning should be aimed at protecting existing development
in areas of historical or architectural significance, and
particularly the architectural integrity of existing
structures.
Alternative Two
It is a,,.ygested that the City
strengthen its housing conservation
program through rigorous uniform
code enforcement programs for the
rehabilitation of structures and
neighborhood facilities. It is
suggested that the City establish a
development ordinance which would
control the conversion of single
family homes to apartments, and which
would assure that such conversion will
enhance the living environment.
The older single-family neighborhoods in the Study Area are
a part of the City where conservation and land use control
actions will be needed immediately. The conversion of
single-family units to apartments and the construction of
new apartment buildings canhave a deteriorating effect on
adjoining property and -adjacent neighborhoods, especially
when development is not related to established land use
policies.
Alternative Three Iowa.City should establish a program
that will identify, preserve, and
protect homes and neighborhoods of
historical or architectural signifi-
cance. This program should incorporate
provisions that will establish high
standards of design in architecture
and landscaping for all residential
improvements.
There are buildings, sites, or neighborhoods of particular
interest and significance within the Study Area. Many of
these features have national"or local historical importance.
Some may be associated with notable persons or groups, either
historic or contemporary. Some may be distinctive in archi-
tectural design, _landscaping or other artistic features. Such
buildings and areas contribute to the variety and vitality of
the City by enriching the daily experiences of both resident
and visitor. They form an _important part of the community's
historic and cultural heritage which, if lost, cannot be
replaced.
Alternative Four
The City should encourage moderate
and high density redevelopment within
the Study Area. However, such develop-
ment should be permitted only where
suitable and where it can be related
to the policies of a new comprehensive
plan at,d zoning ordinance.
The ultimate approach toward the solution of the widely
existing problems confronting the Study Area is the develop-
ment of a new comprehensive plan accompanied by new land
use control ordinances. These new documents will include
means for dealing with a broader range of problems than
merely the height and bulk of buildings and the use of land.
They will bring together the sufficient information needed
to facilitate planning, correct the most flagrant land use
conflicts, protect existing development and improve the
mutual compatibility of all land uses.
RECOMMENDATIONS
Recommendations set forth below relate directly to the
physical development and improvement of the Study Area.
Community Facilities
Parks/Schools
The existing program of dual use of park and school facilities
should be continued and full develo ed. There are two
elementary schools and one junior high
ig school with sufficient
land to provide active recreational area. Because of the
limited availability of vacant or open land within the Study
Area, these school sites are virtually the only spaces available
for active recreation.
Existinq Parks and ark facilities be maintained and improved
utilizingmodern design concepts. The Colleg Hill Park is
not suitable for active recreation and should be renovated
into a downtown park that will provide informal passive
recreation. Great improvements in the number and the quality
of recreational facilities has been made during the last few
years. However, the shortage of park acreage available is
a major deficiency in park -type facilities and playgrounds in
the Study Area.
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Streets
reet i
crease
tr
at is rec
C volume,
usareas.
in order to accommodate
ehinrin'ate or modify bottle -
The amount of traffic occurring in the Study Area is based
predominately on the activities that occur nearby. The new
land uses generate traffic which often congest the existing
street system. Present circulation indicates that there is
a wide variation in traffic type and quality. These variations
should be reflected in an overall plan for circulation.
(Detailed recommendations will be determined after the Area
Transportation Study being prepared by the Johnson County
Planning Commission is completed in the coming year.)
It is recommended that
be rove a an rest en
lar in It is furt er
should not be permute
wherever ossa e, on -s
co ector an resi enti
ate off-street
- -- �_. icc.:i 1n the d
recommen e t at on-stree
ons arteria
and Zoning Commission for
facilities
an�—
street. Also,
et arca n s ou a lim to ed on
streets. T e reader is re erred
rds Study prepared by the Planning
specific recommendations.
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APPENDIX
J. C. Dehler (R3A to R3B)
Request for rezoning property at 922 E. College Street.
Applicant wished to erect apartment house and contemplated
34 apartments under R3B rather than 26 apartments under
R3A. The request for R3B was denied on the basis of "spot
zoning and no justification for increasing density."
' (9/17/68)
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Past zoning actions occurring in the Study Area were studied
in order to formulate
a policy framework for land use and
development. The zoning actions studied were
separated
into two classifications: zoning cases approved and zoning
cases denied. The conclusions in regard to the policy J
implications
of these cases are listed below:
Zoning Cases Approved
Civic Center Parking Lot (R3B to C2):
Council initiated request for rezoning property bought by
City. There
are no policy implications confronting the
Study Area involved in this
zoning case. Approved.
(1/21/69)
Ray Lewis
(Ml to C2 and R3A)
Rezoning of an area generally bounded by Gilbert Street,
Bowery Street, Dodge Street
and the CRI&P Railroad was
accomplished after a study of this
area was made by the
Planning Staff. It was determined that the
proposed zoning
was more conducive to the area than the present M1
zoning.
Rezoning was approved. (2/2/71).
Telephone Company (C2 and R3B to CB)
Telephone Company bought property contiguous to its building
for further expansion
and requested rezoning for its present
building and the newly acquired
property. Request was
a1�proved by Council. (2/2/71),
Zonin Actions Denied
J. C. Dehler (R3A to R3B)
Request for rezoning property at 922 E. College Street.
Applicant wished to erect apartment house and contemplated
34 apartments under R3B rather than 26 apartments under
R3A. The request for R3B was denied on the basis of "spot
zoning and no justification for increasing density."
' (9/17/68)
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By Petition (R3A to R2)
73
Request for rezoning of area south of Burlington, east of
Dodge, north of CRI&P Railroad and west of present R2
District. The Planning and Zoning Commission recommended
denial of this request, assuming that the non -conforming uses
A resulting from an R2 classification would be undesirable,
especially to area residents. (5/27/69)
Abrams (R2 to R3A)
Property faced R2 zoning and was removed from R3A zoning on
the west side by two lots. Long block on which property is
located required that school children used adjacent alley as
walkway. Planning and Zoning considered this request to be
a form of spot zoning. Request denied. (7/8/69)
Ray Lewis (R3B to M1)
Applicant was operating a tin shop in converted garage and
wanted to convert to auto repair shop. Planning
and Zoning
determined that the Ml zone would be too close to the CBD
and also disapproved of spot zoning. Denied. (8/12/69)
Paul Schneider
(R3A to C2)
Request for rezoning an area located on the north side of
an alley across from a C2 zone located on the south side.
Other property to the north and east of the area was zoned
residential. Planning and Zoning felt that the alley was a
desirable barrier separating R3A zoning from C2
zoning.
Request denied. (12/2/69).
James Pearson of Pearson Realty Company (R3B to C2)
Owner of property proposed to demolish residence and
adjacent residence and erect an office building. Planning
and Zoning denied the request on the basis that it was spot
zoning and would allow commercial intrusion in a predomi-
nantly residential block. Denied. (11/23/71).
Sgontz, Shively, Trott, Hoffman, Summit and Court Area
(R3A to R3 and R2)
Residents
objected to the intrusion of multiple family
structures upon older but well kept neighborhoods. Many
residents of the area voiced opinions pro and con. Planning
and Zoning attempted to defer decision until a study could
be made but applicants insisted on' -a decision. Planning and
Zoning denied. (9/14/72). (This zoning case initiated the
Area Study of Study Area One.)
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Policy Guideline
The action taken on these rezoning cases suggest several
Policy guidelines:
-- Zoning that will result in the enlargement or extension
of non -conforming uses should not be allowed if it is
not advantageous to proper land use.
-- Spot zoning is considered to be detrimental to surrounding
land uses and a deterrent to proper land development.
-- Commercial zoning outside the CBD area should not be
allowed until the need is demonstrated.
-- There has been no substantial amount of rezoning occurring
in the Study Area since 1962 when the area acquired its
current R3A zoning district classification.
ID' IL �1' • 'J �
futoo ul- 81-
CITY STAFF PRESENT:
Caroline Bassett
Patt Cain
Barbara Niccnish
James Lindberg
William Hines
Earle Murphy
Mary Neuhauser
Dennis Kraft
Bill Neppl
Tony Osborn
Dick Fbllne shauser
Julie Zelenka
IN THE ABSENCE OF A QUORUM, No OFFICIAL BUSINESS IS TpANSACnM).
SUMMARY OF DISCUSSION:
The Riverfront Commission met in an Informal Session on June 20, 1974.
Vice Chairperson Nicknish presiding.
Dennis Kraft reported on the status of the Iowa River Corridor Con-
sultant. Following interviews with four (4) firms, three (3) firms
appeared to be qualified, each having been involved in prior river
connected studies. Further discussions with the firms will be held
before a final decision is made. Mr. Kraft explained that the Con-
sultant will be working with the Riverfrnnt Commission directly.
Vice Chairperson Nic knish requested that consideration be given to
a consulting firm which could work with the legal aspects of the
Corridor Plan. Riverfront Commission discussed possible plans for
a canoe trip down the Iowa River frcxn the Reservoir to City Park
in the month of July to observe the flood plain area.
Julie Zelenka presented two (2) graphic drawings for the Ommission
to choose between for the cover of their information leaflet. Cbri
rections in wording were made in the brochure draft under the section:
Oomnission Duties.
- Studying should read: Studying the Iowa River Corridor within
® the City limits to determine desirable usage.
- Developing regulations and rules was changed to Formulating
regulations and rules.
Paqe 2
® RiverfronL- ConTaission
Junc 20, 1974
Dennis Kraft and Bill Neppl reported that discussions are being
held in regard to the purchase of the Shower's Estate riverfront
land. Funds for Riverfront acquisition, $150,000, had been added
to the proposed 1976-1980 Capitol Improvement Program.
Patt Cain reported on Planning and Zoning Commission action.
Planning and Zoning is requesting a rezoning of Streb-National By
Products to Ml.
Meeting adjourned at 5:00 p.m.
Respectfully submitted,
Catharine W. Eisenhofer
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® Tentative Agenda
Planning and Zoning Commission
Iowa City, Iowa
June 25, 1974 -- 4:30 p.m.
Dept. Community Development Conference Room
A. Call to Order by Chairman
B. Roll Call
C. Approval of Minutes
1. Meeting of June 13, 1974
D. Zoning Item
1. Z-7411. Amended Sign Ordinance - Council referral.
is
E. Subdivision Item
1. 5-7409. Grolmus Subdivision, Number 2. Final Plat.
East of Prairie du Chien Road and north of Virginia
Avenue. Date filed: 6/18/74. 45 -day limitation:
8/2/74.
F. Discussion Items
1. Commercial Office Zone (CO).
2. Ordinance amending the Subdivision Ordinance.
3. R3A Area Study.
4. University Zone (U).
5. Informal request by Dean Oakes for rezoning.
G. Adjournment.
0 Regular meeting -- June 27, 1974
MEMORANDUM
DATE: June 12 , 1974
Planning and Zoning Commission
Attn: Donald Madsen, Chairman
Iowa City City Council
Referral
At their regular meeting on June 11th, the Iowa City City
Council adopted the motion that the Ordinance as drafted,
which would amend the Sign Ordinance, be referred to your
Commission for consideration. The proposed Ordinance is
attached.
City Clerk
BE IT ENACTED BY THE CITY COUNCIL OF THE CITY OF IOWA CITY, IowA:
SECTION I. PURPOSE. The purpose of this Ordinance is to regulate signs in the
City of Iowa City, Iowa.
SECTION II. AMENDMENTS.
A. 8.12.1.Q.
Marquee Sign. A sign attached to and contained within the perimeter of the
face or valence of a marquee or any similar projection from a building.
B. 8.12.2.C.
Political Campaign Signs Signs announcing candidates seeking public political
® office or pertinent political issues or signs containing other election infor-
mation, such as "Vote Today" signs. Such signs shall not exceed six (6) square
feet in area in residential zones, and shall include no more than one (1) sign
for each candidate or pertinent political issue. Political signs in other zones
shall conform to the regulations applicable to other permitted advertising signs.
Political signs in the windows of buildings in C and M zones shall not exceed
six (6) square feet per sign and shall include no more than one (1) sign for each
candidate or pertinent political issue.
C.
Such signs shall not be erected earlier
than forty-five (45) days prior to the date balloting takes place for the can-
didate or issue indicated on the sign, and any such sign shall be removed no
later than seven (7) days after said balloting date.
8.12.3.I.
Roof signs. Roof signs are prohibited in all zones.
® D. 8.12.3.J.
Animated Signs. Animated signs are prohibited in all zones,
except that revolving
barber shop signs, where permitted in C and M zones shall be allowed provided
that they don't exceed three (3) feet in height, nine (9) inches in diameter,
and provided that they don't project over the public right-of-way more than
one (1) foot. A maximum of one (1) sign per barber shop will be permitted.
E. 8.12.3.x.
Projecting Signs. All projecting signs above the public right-of-way are prohib-
ited, with the exception of time and temperature signs which contain no advertising,
which do not exceed twenty-five (25) square feet in area, and which are located
in either a C or M Zone and signs of governmental units.
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F. 8.12.7.B.2.
One (1) on -premises identification monument sign not to exceed one-half (�) square
foot per lineal foot of lot frontage per occupant and not to exceed fifty (50)
square feet per sign face shall be permitted. Said sign shall consist of not more
than two (2) faces, said faces to be parallel or to form not more than two (2)
faces, said faces to form not more than a forty-five (45) degree angle with each
other and to be non -illuminated. The back sides of said monument sign shall be
enclosed.
G. 8.12.7.B.6.
On-site signs in the windows of buildings shall be allowed provided that they
do not exceed four square feet in area, or twenty-five percent of the area of
the window upon which the sign is affixed, whichever is less. These signs may
advertise the name, days and hours of operation, telephone number and other
related information about the business being conducted on the premises. These
signs may also include information relative to the acceptance of credit cards
or bank cards.
H. 8.12.8.B.1.C.
One (1) on -premises identification and/or advertising projecting sign not to
exceed seventy-five (75) square feet per sign face shall be permitted. Said
sign shall consist of not more than two (2) faces, said faces to be parallel
and may be non -illuminated or illuminated by an internal non -flashing light
source.
I. 8.12.8.B.1.D.
One (1) on -premises identification and/or advertising free standing sign not to
exceed one square feet per lineal foot of lot frontage per occupant, and not to
exceed one hundred twenty-five (125) square feet per sign face shall be permitted.
Said sign shall consist of not more than two (2) faces, said faces to be parallel
or to form not more than a forty-five (45) degree angle with each other. Said
sign may be non -illuminated or illuminated by an external or internal or exposed
non -flashing light source.
J. 8.12.8.B.4.
A free-standing billboard sign subject to the requirements of Section 13 of this
Ordinance shall be permitted in the CH (Highway Commercial) district.
k. 8.12.8.B.6.
On-site signs in the windows of buildings shall be allowed provided that they
do not exceed four square feet in area, or twenty-five percent of the area of
the window upon which the sign is affixed, whichever is less. These signs may
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advertise the name, days and hours of operation, telephone number and other
related information about the business being conducted on the premises. 'these
signs may also include information relative to the acceptance of credit cards
or bank cards.
L. 8.12.9.B.6.
On-site signs in the windows of buildings shall be allowed provided that they
do not exceed four square feet in area, or twenty-five percent of the area of
the window upon which the sign is affixed, whichever is less. These signs may
advertise the name, days and hours of operation, telephone number and other
related information about the business being conducted on the premises. These
signs may also include information relative to the acceptance of credit cards
or bank cards.
M. 8.12.10.B.5.
On-site signs in the windows of buildings shall be allowed provided that they
do not exceed four square feet in area, or twenty-five percent of the area of
the window upon which the sign is affixed, whichever is less. These signs may
advertise the name, days and hours of operation, telephone number and other
related information about the business being conducted on the premises. These
signs may also include information relative to the acceptance of credit cards
or bank cards.
N. 8.12.11.B.6.
On-site signs in the windows of buildings shall be allowed provided that they
do not exceed four square feet in area, or twenty-five percent of the area of
the window upon which the sign is affixed, whichever is less. These signs may
advertise the name, days and hours of operation, telephone number and other
related information about the business being conducted on the premises. These
signs may also include information relative to the acceptance of credit cards
or bank cards.
O. 8.12.12.B.4.
On-site signs in the windows of buildings shall be allowed provided that they
do not exceed four square feet in area, or twenty-five percent of the area of
the window upon which thn sign is affixed, whichever is less. These signs may
advertise the name, days and hours of operation, telephone number and other
related information about the business being conducted on the premises. These
signs may also include information relative to the acceptance of credit cards
or bank cards.
SECTION III. REPEALER. All Ordinances or parts of Ordinances in conflict with
the -provisions of - this Ordinance are. hereby repie
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SECTION IV. SAVINGS CLAUSE. If
any article, section or subsection of this Ordi-
nance shall be adjudged invalid or unconstitutional, by a court of competent jurisdic-
tion, such adjudication shall not affect the validity of the ordinance as a whole or
any aritcle, section, subsection, or part not adjudged invalid or unconstitutional.
The Council hereby declared that it would have passed the remaining adjudicated
article, section, or parts of this Ordinance if it had known that subsection thereof
would be declared unconstitutional.
SECTION V. EFFECTIVE DATE. This Ordinance shall be in effect after its final
passage, approval, and publication as required by law.
It was moved by
and seconded by
® AYES:
0
that the Ordinance as read be adopted, and upon roll call there were:
NAYS: ABSENT:
Brandt
Czarnecki
Davidsen
deProsse
White
ATTEST: ATTEST:
CITYCLERK
1st Reading
2nd Reading
3rd Reading
Passed and approved this
day of
MAYOR
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SUBJECT:
Avenue; submitted by Mr. Dean Oakes;
45 -day limitation: 8/2/74.
STAFF
ANALYSIS:
lot consists of 6,600 square feet
requirements of the R1B Zone.
STAFF REPORT
Planning & Zoning Commission
June 27, 1974
S-7409. Final Plat of Grolmus
Subdivision, Number 2, located
east of Prairie du Chien
Road and north of Virginia
date filed: 6/18/74;
The subject 1.4 acre addition
consists of nine lots for an
average lot size of 6,776
square feet. The smallest
meeting the minimum lot size
The plat conforms with the preliminary plat approved on May 21,
1974 and with the requirements of the Subdivision Ordinance except
for the following minor discrepancies:
1. An "accurate legal description of the boundary should be
included on the plat".
2. The bearing and chord length of a curve in the boundary of
the addition should be shown thus: CH = N25°50'51"E 144.80',
as computed.
3. The error of closure exceeds the maximum one foot in 3,000
feet error of closure requirement by 4.48 feet (2.64 feet
in 1418.18 feet).
4. The westerly line of Lot 9 should have a length of 106.08
feet or some indication for future reference that Lots 4
through 8 are not rectangular.
STAFF
RECOMMENDATION:
It is the staff's recommen-
dation that the subject
addition be approved only
if the above items 1 through
4 are rectified.
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STAFF REPORT
Planning & Zoning Commission
June 27, 1974
SUBJECT: P-7407. Ordinance creating
a CO - Commercial Office Zone.
STAFF The attached proposed Ordinance
COMMENT: is intended to create a zone
to provide land and structures
for office space. The zone
would be characterized as permitting uses with limited outdoor
advertising and generating a low volume of traffic. Because of
its restrictive nature, the zone is desirable as a transition
between commercial and residential zones. For this reason, the
proposed restrictions as to setbacks and height conform to the
requirements of the residential district.
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CHAPTER 8.10
ZONING ORDINANCE
Sections: (adding thereto)
8.10.11.1 CO Zone Use Requlations
8.10.4 DISTRICTS AND BOUNDARIES THEREOF
A. (adding thereto)
CO - Commercial Office Zone
8.10.6 VALLEY CHANNEL AND VALLEY PLAIN ZONE USE
REGULATIONS
D.2. (adding thereto)
_p) VP(CO); the uses as re ulated by 8.10.11.1
8.10.11.1 CO ZONE USE REGULATIONS
Premises in the CO Commercial Office Zone shall be
used for the following purposes only:
® 1. Art gallery.
2. Assembly hall for a non-profit corporation.
3. Bank, savings and loan, and financial institution,
excluding drive J! facilities.
4. Drug store, limited to the sale of drugs and
pharmaceutical products, and corrective optical
and medical su plies store.
5. Laboratory for research and testing.
6. Music conservatory.
7. Office building n which no activityis carried on
caterin to retail trade with the enera is
and no stock of goods is maintained for sale to
customers and including medical, dental, an
similar offices.
8.10.19 ADDITIONAL REGULATIONS
II. The special uses, the conditions that must be
observed, and zones in which such uses will be
allowed are:
USE
Commercial
greenhouses and
nurseries
Commercial
recreational
activities
SPECIFIC CONDITIONS
Shall not be located
closer than 25 feet from
an 'R' Zone property line
NONE
ZONES
Any
except
R, CO, ORP
C
except
CO
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USE
Trailer
camps
SPECIFIC CONDITIONS
ZONES
1. All inhabited trailers C
in the City shall be loca- except CO
ted in a trailer camp.
2. Trailer camps shall pro-
vide 3000 square feet of land
area for each trailer.
3. At least 20 feet shall be
maintained between trailers.
4. All trailers must front on
a paved road having not less
than 12 feet of clear, unob-
structed roadway at all times.
8.10.22 HEIGHT REGULATIONS
A.l. In R1A, R1B, R2, CO and CH Zones, said buildings
shall not exceed two and one-half (2�) stories and
shall not exceed thirty-five (35) feet.
8.10.23 YARD -REGULATIONS
A. (adding thereto)
ONE FRONT YARD
HAVING A DEPTH
ZONE OF
CO
ZONE
CO
8.10.24
A.
TWO SIDE YARDS
HAVING A WIDTH
OF
25 feet None
AREA REGULATIONS
(adding thereto)
FRONTAGE WIDTH
IN FEET IN FEET
None None
ONE REAR YARD
HAVING A DEPTH
OF
8.10.25 OFF-STREET PARKING SPACE REQUIREMENTS
25 feet
AREA IN
SQ. FT.
None
A.16. For all uses except those above specified when
located in the R, Cl and CH Zones, one space for
each one hundred (100) square feet of floor area;
when located in the CO and C2 Zones, one (1)
space for each three undred (300) square feet of
floor area.
• 8.10.26 PERMITTED ACCESSORY USES
A.3. In the Cl. CO, CH and C2 Zones there may also be
a use of not to exceed forty (40) percent of the
floor area for incidental storage.
CHAPTER 8.12
SIGN STANDARDS
Sections -
8.12.7 C1 and CO Zone Regulations
8.12.7 Cl AND CO ZONE REGULATIONS
B.3. A fac a sign not to exceed sixty-five (65) percent
of the maximum square footage allowed for facia signs
in C1 or CO Zones shall be permitted in those
instances where a commercial business or office
shall have frontage on two intersecting streets.
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STAFF REPORT
Planning & Zoning Commission
June 27, 1974
SUBJECT: P-7412. Ordinance amending the
Subdivision Code to establish
requirements and procedures
for the placement and certifi-
cation of utility easements on a final plat of a subdivision and
to provide for the endorsement of a preliminary and final plat of
a subdivision by the City.
STAFF The Subdivision Code does not
ANALYSIS: specifically require, although
implied, that utility easements
be illustrated on a final plat.
To satisfy the City's request, easements have heretofore been
located on a final plat at the time it is filed with the City but
not before said plat has been submitted to the public utility
companies for their review as to the proper location and size of
easements necessary for the installation of services. Consequently,
many unnecessary easements are shown or essential easements are
provided to the utility companies after the final plat has been
approved.
It would be of much benefit to the City, the lot owner, and builder
if, when determining the placement of a residence on a lot and
securing a building permit therefor, the location of utility
easements were known by quick reference to an approved final plat.
The attached proposed Ordinance would require that all utility
easements be illustrated on a final plat and that the utility
companies certify to their proper location and size before the
final plat is filed with the City. In addition, a deed of dedi-
cation granting a perpetual easement to local public utility
companies for utility purposes would be required at the time a
final plat is submitted.
The second major revision provided in the attached proposed ordi-
nance is the provision for a signature block on preliminary and
final plats for final endorsement by the City Clerk certifying that
the plats have been approved by the Council.
The signature provided on a preliminary and final plat will forever
indicate that a signed plat is a true and correct copy of an
original subdivision.
STAFF
COMMENT:
Following is a suggested form
to be used by the subdivider
for the dedication of easements
to utility companies.
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A perpetual easement is hereby granted to any local
public utility or municipal department, their successors
and assigns, within the area shown on the plat and
marked "Easement,", to install, lay, construct, renew,
operate, maintain and remove conduits, cables, pipes,
poles and wires, overhead and underground, with all
necessary braces, guys, anchors and other equipment for
the purpose of serving the subdivision and other property
with telephone, electric and gas, sewer and water service
as a part of the respective utility systems; also is
granted (subject to the prior rights of the public
therein) the right to use the streets and lots with
service wires to serve adjacent lots and street
lights, the right to cut down and remove or trim and
keep trimmed any trees or shrubs that interfere or
threaten to interfere with any of the said public
utility equipment, and the right is hereby granted to
enter upon the lots at all times for all of the purposes
aforesaid. No permanent buildings or trees shall be
placed on said area as shown on the plat and marked
"Easement," but same may be used for gardens, shrubs,
landscaping and other purposes that do not then or later
interfere with the aforesaid uses or the rights herein
granted.