HomeMy WebLinkAboutPZ Agenda Packet 12.17.2020PLANNING AND ZONING COMMISSION
Thursday, December 17, 2020
Electronic Formal Meeting – 7:00 PM
Zoom Meeting Platform
Agenda:
1. Call to Order
2. Roll Call
3. Public Discussion of Any Item Not on the Agenda
Rezoning Items
4. Case No. REZ20-0009
Applicant: Jeff & Bryan Clark
Location: 410-412 N. Clinton Street
An application for a rezoning from High Density Multi-Family Residential (RM-44) to
RM-44 with a Historic District Overlay (OHD/RM-44) to designate the property as an
Iowa City Historic Landmark.
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Providing comment in person is not an option.
Planning and Zoning Commission Meeting
December 17, 2020
5. Case No. REZ20-0011
Applicant: Gilbane Development
Location: 700, 710, 720, and 730 S. Dubuque St. and 220 Lafayette St.
An application for a rezoning from Community Commercial (CC-2) and Intensive
Commercial (CI-1) to Riverfront Crossing – Central Crossings (RFC-CX) zone for
approximately 1.9 acres of land.
6. Consideration of Meeting Minutes: December 3, 2020
7. Planning & Zoning Information
8. Adjournment
If you will need disability-related accommodations to participate in this meeting, please
contact Anne Russett, Urban Planning, at 319-356-5251 or anne-russett@iowa-city.org.
Early requests are strongly encouraged to allow sufficient time to meet your access needs.
Upcoming Planning & Zoning Commission Meetings
Formal: January 7 / January 21 / February 4
Informal: Scheduled as needed.
Date: December 17, 2020
To: Planning and Zoning Commission
From: Anne Russett, Senior Planner & Jessica Bristow, Historic Preservation Planner
Re: Designation of 410-412 N. Clinton Street as an Iowa City Historic Landmark
(REZ20-0009)
Background
The owners, Jeff and Bryan Clark, submitted a rezoning application requesting that the property at
410-412 N. Clinton Street be designated as an Iowa City Historic Landmark. The proposed
rezoning request is being pursued in conjunction with a proposed rezoning from High-Density
Multi-Family Residential (RM-44) to Planned High Density Multi-Family Residential (PRM) zone
for 12,000 square feet of land located at 400 N. Clinton Street and 112 E. Davenport Street
(REZ20-0008) and a proposed zoning code amendment to allow minor adjustments in PRM
zones for new construction projects which involve preserving a separate historic structure
(REZ20-0005). The Commission recommended approval of the latter two rezoning requests at its
October 15, 2020 meeting. These rezonings are currently being considered by the City Council.
Staff has been coordinating with the applicant on the proposed local landmark designation and the
redevelopment of 400 N. Clinton Street and 112 E. Davenport Street for several months. In
January 2019, the City Council
considered an Iowa City Historic
Landmark rezoning for the property
(Figure 1). Both the Historic
Preservation Commission and the
Planning and Zoning Commission
recommended approval of the
landmark rezoning. While a majority
of the City Council supported the
designation, the vote failed as a
supermajority was required, but not
reached. After the failed vote at
Council, City staff reached out to
the property owner to explore
possible scenarios that could result
in a voluntary local historic landmark
designation. Through discussions,
the property owner of 410-412 N.
Clinton Street mentioned the possibility of acquiring two properties immediately to the south –
400 N. Clinton Street and 112 E. Davenport Street. Assuming acquisition of these properties,
the property owner was open to exploring a scenario in which the City would grant extra
development potential on those lots in exchange for the local landmark designation of 410-412
N. Clinton Street.
After several discussions with the Historic Preservation Commission and the City Council, both
bodies supported continuing working with the property owner in order to come to a solution to
protect 410-412 N. Clinton Street.
The two-story brick Italianate-style house at 410-412 N. Clinton Street was built in 1865 and is
associated with several prominent figures in Iowa City’s history, including Dr. Milton B.
Figure 1. 410-412 N. Clinton Street
December 11, 2020
Page 2
Cochrane, a member of the corps of surgeons during the Civil War, and Samuel Sharpless, a
director of the Johnson County Savings Bank. The building is currently used as multi-family
housing.
Historic Preservation Commission Review
The Historic Preservation Commission met December 10, 2020 and conducted a public hearing
at which they reviewed and evaluated the historic significance of 410-412 N. Clinton Street. The
Commission determined that the property meets the requirements for a landmark and voted
unanimously to recommend approval of the designation of 410-412 N. Clinton Street as an Iowa
City Historic Landmark. The building is significant for its architecture, integrity of location and
design, association with prominent citizens of Iowa City, and embodiment of distinctive
characteristics. Additional details are provided in Attachment 2.
Landmark designation for 410-412 N. Clinton Street, a property in a High Density Multifamily
Residential (RM-44) zone, will require Historic Preservation Commission approval of any
significant changes to the exterior of the building. Neither the garage nor the rear addition is
contemporaneous with the historic house so they may be removed, rebuilt, and remodeled
provided the design does not detract from the historic integrity of the building.
Landmark status will also make the property eligible for special exceptions (Section 14-2B-8 of
the zoning code) that allow the Board of Adjustment to waive or modify certain zoning
requirements to help support the continued use of historic buildings. Landmark designation will
also make it possible for financial incentives such as tax credits and the Iowa City Historic
Preservation Fund to be available.
Planning and Zoning Commission Review
Local landmark designation is a zoning overlay and therefore requires a recommendation from
the Planning and Zoning Commission to the City Council. The Commission’s role is to review
the proposed designation based on its relation to the Comprehensive Plan and proposed public
improvements and plans for renewal of the area involved.
There are two specific areas of the Comprehensive Plan that appear to apply to this proposal:
1). the Central District Plan and 2). the Historic Preservation Plan.
The subject property is located within Subarea A of the Central District. The Central District Plan
discusses challenges this area faces in terms of balancing the needs of different housing types
and residents, including many student rentals. The plan encourages the provision of incentives
to maintain, improve, and reinvest in older housing stock in the area, which can include
incentives tied to historic preservation (Central District Plan pg 14). The designation of 410-412
N. Clinton Street as a historic landmark would contribute to this goal, along with the broader
Comprehensive Plan goal of preserving historic resources and reinvesting in older
neighborhoods (Central District Plan pg 2). Neighborhoods that are closest to the University
benefit from a mixture of housing types including historic resources where a diversity of people
can live and work or go to school in the vicinity.
The Historic Preservation element of the Comprehensive Plan contains 3 specific goals relating
to this proposal. Goal 1: Identify historic resources significant to Iowa City’s Past. Under this
goal the Commission is charged with continuing to research and evaluate properties and to
pursue local landmark designation when appropriate.
Goal 7: Establish and implement historic preservation objectives for the University of Iowa
Campus and surrounding neighborhoods. Objective 7 of this Goal specifically supports efforts to
preserve historic neighborhoods adjacent to the University campus as the campus expands,
including avoiding negative impacts on individual historic resources.
December 11, 2020
Page 3
Goal 10: Adopt strategies to preserve historic neighborhoods which reflect their organic
development, historical roles and traditions, modern needs, and economic health and stability.
In the Dubuque Street Corridor neighborhood, which includes this section of Clinton Street,
Objective 2 provides more specific direction. Objective 2: Identify prospective sites for future
redevelopment which will not adversely impact historic resources and include properties that are
not individually eligible for listing on the National Register of Historic Places. Local landmark
designation for 410-412 N. Clinton Street promotes this objective.
The proposed landmark designation conforms with the goals of the Comprehensive Plan –
providing incentives to maintain and improve older housing stock, especially near the University
campus and identifying historic resources that are not currently protected by landmark
designation.
Additionally, the preservation of 410-412 N. Clinton Street would not be in conflict with plans for
redevelopment in the area but would actively promote a diversity of housing stock and the
preservation of historic resources.
Staff Recommendation
Staff recommends approval of REZ20-0009, an application to designate 410-412 N. Clinton
Street as an Iowa City Historic Landmark and rezone from High Density Multi-Family Residential
(RM-44) to RM-44 with a Historic District Overlay (OHD/RM-44).
Attachments:
1. Location Map
2. Memo to the Historic Preservation Commission; December 10, 2020
Approved by: ____________________________________________________
Danielle Sitzman, AICP
Development Services Coordinator
N CLINTON STW DAVENPORTST N DUBUQUE STN CAPITOL STFAIRCHILD ST
E DAVENPORT ST
REZ20-0009410-412 N. Clinton Landmarkµ
0 0.03 0.060.015 Miles Prepared By: Joshua EngelbrechtDate Prepared: October 2020
An application submitted by Jeff Clark, to request the rezoning of approximately 0.3 acres of property from High Density Multi-family (RM-44) to High Density Multi-family with a Historic District Overlay (OHD/RM-44).
N CLINTON STW DAVENPORTST N DUBUQUE STN CAPITOL STFAIRCHILD ST
E DAVENPORT ST
RNS12
PRM
RM44
P2
REZ20-0009410-412 N. Clinton Landmarkµ
0 0.03 0.060.015 Miles Prepared By: Joshua EngelbrechtDate Prepared: October 2020
An application submitted by Jeff Clark, to request the rezoning of approximately 0.3 acres of property from High Density Multi-family (RM-44) to High Density Multi-family with a Historic District Overlay (OHD/RM-44).
Iowa City
Historic Preservation Commission
City Hall, 410 E Washington Street, Iowa City. IA. 52240
1
Memorandum
Date: December 3, 2020
To: Historic Preservation Commission
From: Jessica Bristow, Historic Preservation Planner
Re: 410-412 North Clinton Street, Cochrane-Sharpless-Dennis House
A sub-committee of the Commission completed a study and identified several of Iowa City’s early brick
houses as priorities for local landmark designation. The subcommittee requested that the property at
410 N. Clinton Street, the Cochrane-Sharpless-Dennis House, be designated as an Iowa City Historic
Landmark in late 2017. In Spring 2018, a supermajority of Council failed to approve that landmark
designation.
Since then, City staff has worked with developers to create a plan for redevelopment of the neighboring
properties to the South and the rear portion of this property. This plan also includes landmark
designation of this property and a rehabilitation plan for the historic house that would be approved by
the Historic Preservation Commission following the landmark designation and completed prior to
completion of the development project.
The enclosed Iowa Site Inventory Form provides a discussion of the building’s history and architecture
and the enclosed summary sheet provides additional information obtained through staff and
Commission research. Indications are that the building was built in 1865. It should be noted that the
historic portion of the house currently functions as a rooming house and provides affordable housing
that is no longer allowed by code. This type of housing includes individual living spaces and shared
bathrooms, providing housing for those who do not need or cannot afford more private space.
Designation of the property as an Iowa City Historic Landmark will require Commission approval of any
significant changes to the exterior of the building. Landmark status will also make the property eligible
for special exceptions that would allow the Board of Adjustment to waive or modify certain zoning
requirements.
The Commission should determine if the property meets both Criteria A and B and at least one of the
additional criteria (C-F) for local designation listed below:
a. Significant to American and/or Iowa City history, architecture, archaeology and culture;
b. Possesses integrity of location, design, setting, materials and workmanship;
c. Associated with events that have made a significant contribution to the broad patterns of our
history;
d. Associated with the lives of persons significant in our past;
e. Embodies the distinctive characteristics of a type, period, or method of construction; or
represents the work of a master; or possesses high artistic values; or represents a
significant and distinguishable entity whose components may lack individual distinction;
f. Has yielded or may likely yield information important in prehistory or history.
Iowa City
Historic Preservation Commission
City Hall, 410 E Washington Street, Iowa City. IA. 52240
2
Staff finds that 410-412 N. Clinton Street meets criteria A in that it is one of Iowa City’s few remaining
Civil War-era homes and criteria B in that it is an intact example of Italianate residential architecture in
Iowa City that is not diminished by the addition because it is located behind the house. Staff finds that it
meets criteria D in because of its association with active prominent members of the Iowa City
community especially Cochrane and Sharpless. It also meets Criterion E as an intact representative of
the Italianate-style architecture in Iowa City
Recommended Motion:
Move to approve the designation of 410-412 N. Clinton Street as an Iowa City Historic Landmark based
on the following criteria for local designation: criteria A, B, D, and E.
STAFF REPORT
To: Planning and Zoning Commission Prepared by: Ray Heitner, Associate Planner
Item: REZ20-0011 Date: December 17, 2020
GENERAL INFORMATION:
Applicant: Gilbane Development
7 Jackson Walkway
Providence, RI 02903
267-256-4520
Mapt@Gilbaneco.com
Property Owner: Gilbane Development
7 Jackson Walkway
Providence, RI 02903
267-256-4520
Mapt@Gilbaneco.com
Requested Action: Rezoning from Community Commercial (CC-2) and
Intensive Commercial (CI-1) to Riverfront Crossing
– Central Crossings (RFC-CX)
Purpose: Development of multi-family housing
Location: 700, 710, 720, 730 S. Dubuque St. & 220 Lafayette
St.
Location Map:
Size: 1.9 Acres
Existing Land Use and Zoning: Commercial (CC-2), (CI-1)
2
Surrounding Land Use and Zoning: North: RFC-CX, Riverfront Crossing - Central
Crossings
South: CI-1, Intensive Commercial
East: CC-2, Community Commercial
West: Institutional Public (P-2); RFC-CX,
Riverfront Crossing - Central Crossings; CI-
1, Intensive Commercial
Comprehensive Plan: 25+ dwelling units / acres
District Plan: Central District, Urban Mixed Use
Neighborhood Open Space District: C7
Public Meeting Notification: Property owners and some residents located within
300’ of the project site received notification of the
Planning and Zoning Commission public meeting.
Rezoning signs were also posted on the site.
File Date: November 12, 2020
45 Day Limitation Period: December 27, 2020
BACKGROUND INFORMATION:
The applicant, Gilbane Development, has requested a rezoning from Community Commercial
(CC-2) and Intensive Commercial (CI-1) zone to Riverfront Crossings -Central Crossings (RFC-
CX) zone for 1.9 acres of land located at 700, 710, 720, 730 S. Dubuque Street and 220
Lafayette Street. In a separate application that will be discussed at a later Commission meeting,
the applicant is also applying to vacate an alley that separates the South Dubuque Street
properties from 220 Lafayette Street. The proposed vacation area is shown below in Figure 1.
Figure 1
ANALYSIS:
Current Zoning: The subject property is currently zoned Community Commercial (CC-2) and
Intensive Commercial (CI-1). The CC-2 portion of the subject property is located in the northwest
corner, on what is currently 700 S. Dubuque Street. The remaining balance of the subject property
is zoned CI-1.
The purpose of the CC-2 zone is to provide for major business districts to serve a significant
segment of the total community population. In addition to a variety of retail goods and services,
these centers may typically feature a number of large traffic generators requiring access from
3
major thoroughfares. While these centers are usually characterized by indoor operations, uses
may have limited outdoor activities; provided, that outdoor operations are screened or buffered to
remain compatible with surrounding uses.
The purpose of the CI-1 zone is to provide areas for those sales and service functions and
businesses whose operations are typically characterized by outdoor display and storage of
merchandise, by repair and sales of large equipment or motor vehicles, by outdoor commercial
amusement and recreational activities or by activities or operations conducted in buildings or
structures not completely enclosed. The types of retail trade in this zone are limited in order to
provide opportunities for more land intensive commercial operations and also to prevent conflicts
between retail and industrial truck traffic. Special attention must be directed toward buffering the
negative aspects of allowed uses from adjacent residential zones.
Proposed Zoning: The applicant is requesting to rezone the entire 1.9 acres to Riverfront
Crossings – Central Crossings (RFC-CX) zone. The Central Crossings zone is intended for
moderate intensity mixed use development in buildings with entries opening onto pedestrian
friendly public streets and streetscapes. The zone generally allows the same uses as the City’s
Central Business Support (CB-5) zone, with some exceptions.
The RFC-CX zone does not have a maximum density requirement; however, height is regulated
within the zone. The zone has a base maximum height of four (4) stories and a bonus maximum
height of eight (8) stories. The applicant is proposing an additional two (2) stories of bonus height
for the proposed development, yielding a total of six (6) stories. One story of bonus height will be
requested for contributions to the City’s Public Art Program. An additional story will be requested
for the bonus height option related to Leadership in Energy and Environmental Design.
Existing Land Uses: The subject property itself contains commercial uses at 700, 710, and 730
S. Dubuque Street, with multi-family residential uses at 720 S. Dubuque Street and 220
Lafayette Street. The Iowa City Bike Library occupies the spaces at 700 and 710 S. Dubuque
Street. Public Space One (PS1), a contemporary arts center, is the owner of the property at 730
S. Dubuque Street.
Rezoning Review Criteria:
Staff uses the following two criteria in the review of rezonings:
1. Consistency with the comprehensive plan;
2. Compatibility with the existing neighborhood character.
Compliance with Comprehensive Plan: The subject
properties are already designated as within the
Central Crossings Subdistrict of the Downtown and
Riverfront Crossings Master Plan. Figure 2 shows an
excerpt from the master plan that lists the plan
objectives, desired development character for the
district, and the types of development envisioned for
this area. The development that is currently planned
for the proposed rezoning would satisfy several of
these objectives. The conceptual development,
shown on the attached conceptual elevations, aligned
with this rezoning would add contextual infill in the
form of a 6-story building that follows the form-based
design elements outlined in the Riverfront Crossings
form-based code.
Figure 2
4
The Master Plan also includes a vision for how this area could re-development (Figure 3). An
important component of that redevelopment includes improvements to Ralston Creek.
Specifically, the Master Plan outlines goals for the restoration of Ralston Creek in order to
improve the health of the creek and turn it into an amenity.
Figure 3
The applicant has proposed to restore and enhance conditions along the subject property’s
Ralston Creek frontage. Staff recommends a condition that would require the owner to partake
in certain measures intended to improve this frontage area. The improvement measures are
similar to what was conditioned for the rezoning at 225 E. Prentiss Street. More specifically,
staff will request that the applicant remove invasive trees, stabilize the stream bank as Public
Works determines necessary, plant trees under a plan to be approved by the City Forrester, and
install a 6-foot wide sidewalk along the stream bank that features pedestrian-scale lighting.
The rezoning would build upon on-going efforts to improve quality residential design by updating
the existing housing stock in the subject area under a form-based design that follows the intent
of the Downtown and Riverfront Crossings Master Plan. By keeping the conceptual
development at six (6) stories, the proposed use should not be out of scale of overly intensive
with respect to the surrounding area. The proposed rezoning would also contribute an
appropriate scale of density toward transit-oriented development options that exist with the
adjacent Iowa Interstate Railroad and CRANDIC railroad.
Compatibility with the Existing Neighborhood Character: The RFC-CX zoning designation
can be found across the street from the subject property at 707 S. Dubuque Street, and north of
the subject property, along the east side of S. Dubuque Street. The proposed rezoning would be
the next logical piece of the area’s transformation from a predominantly Intensive Commercial
locale to that of a form-based neighborhood that meets the intent of the Downtown and
Riverfront Crossings Master Plan.
The existing neighborhood contains an array of older multi-family housing buildings, intensive
commercial uses, and office buildings. The Johnson County Administration Building and a
facility for the University of Iowa can be found along the west side of S. Dubuque Street.
Rezoning of the subject area to the RFC-CX zone will trigger the affordable housing
requirement. The requirement states that except for developments exclusively providing elder
apartment housing, any development containing ten (10) or more dwelling units on land zoned a
riverfront crossings zoning designation is required to provide affordable housing dwelling units in
an amount equal to or greater than ten percent (10%) of the total number of dwelling units.
5
Floodplain: Figure 4 below shows that a small portion of the 500-year floodplain does cross the
northeast and southeast corners of the subject property. Subsequent development of the subject
area will be required to comply with the City’s floodplain management standards.
Figure 4
Utilities and Infrastructure: The subject property contains a sanitary sewer line that runs
between the S. Dubuque Street properties and 220 Lafayette Street. The applicant has
discussed the need to relocate this sewer line upon development with Public Works. The line
will likely be relocated near planned improvements adjacent to the Ralston Creek frontage area.
Staff will be recommending a condition that the applicant provide a sanitary sewer easement in
a location to be determined by the City Engineer.
Staff is also looking into the possibility of providing a connection, under the railroad bridge, to
the existing sidewalk along the west bank of Ralston Creek to the north, at 225 E. Prentiss
Street. It is anticipated that the City would provide this connection.
NEXT STEPS:
Upon recommendation from the Planning and Zoning Commission, a public hearing will be
scheduled for consideration by the City Council. Staff plans to have this application on the
January 19, 2021 City Council agenda, with public hearings set at the Council’s January 5, 2021
meeting.
STAFF RECOMMENDATION:
Staff recommends approval of REZ20-0011, a proposal to rezone approximately 1.9 acres of land
located at 700, 710, 720, 730 S. Dubuque St. and 220 Lafayette street from Community
Commercial (CC-2) zone and Intensive Commercial (CI-1) to Riverfront Crossings – Central
Crossings (RFC-CX) zone subject to the following conditions:
1. Improvement of Ralston Creek and the adjacent pedestrian street in accordance with the
Form-Based Development Standards for Riverfront Crossings as follows:
a. Removal of invasive trees.
b. Stream bank stabilization, including necessary grading and addition of rip-rap.
c. Planting of trees in accordance with a plan approved by the City Forrester.
d. Installation of a minimum 6-foot wide sidewalk adjacent to the top of the stream bank.
6
e. Installation of pedestrian-scale lighting.
f. The above work shall be done according to a plan prepared by the Owner and
approved by the City Engineer prior to the issuance of a building permit.
2. Prior to issuance of building permits, provision of a sanitary sewer easement, in a location
to be determined by the City Engineer, and in a form acceptable to the City Attorney’s Office.
ATTACHMENTS:
1. Location Map
2. Zoning Map
3. Applicant Statement
4. Statement of Intent
5. Conceptual Elevations
Approved by: __________________________________________________________
Danielle Sitzman, AICP, Development Services Coordinator
Department of Neighborhood and Development Services
S CLINTON STS DUBUQUE STW BENTONST EBENTON
S
T
MAIDEN LN
SCLINTONST SGILBERTSTS CAPITOL STE BENTON ST
WRIGHT ST
LAFAYETTE ST
GILBERT CTREZ20-0011700, 710, 720, 730 S. Dubuque St. & 220 Lafayette St.µ
0 0.04 0.080.02 Miles Prepared By: Joshua EngelbrechtDate Prepared: November 2020
An application submitted by Gilbane Development for the rezoningof properties located at 700, 710, 720, 730 S. Dubuque St. & 220Lafayette St. from Community Commercial (CC-2) and Intensive Commercial (CI-1) to Riverfront Crossings - Central Crossings (RFC-CX).
S CLINTON STS DUBUQUE STW BENTONST EBENTON
S
T
MAIDENLN
SCLINTONST S GILBERT STS CAPITOL STE BENTON ST
WRIGHT ST
LAFAYETTE ST
GILBERT CTCI1 CC2
P2
PRM
P1
RM44
RS8
I1
RFC-CX
REZ20-0011700, 710, 720, 730 S. Dubuque St. & 220 Lafayette St.µ
0 0.04 0.080.02 Miles Prepared By: Joshua EngelbrechtDate Prepared: November 2020
An application submitted by Gilbane Development for the rezoningof properties located at 700, 710, 720, 730 S. Dubuque St. & 220Lafayette St. from Community Commercial (CC-2) and Intensive Commercial (CI-1) to Riverfront Crossings - Central Crossings (RFC-CX).
CIVIL STRUCTURAL MECHANICAL ELECTRICAL SURVEY SPECIALTY
IOWA CITY: 60 East Court Street #3 – Iowa City, IA 52240
CEDAR RAPIDS: 1901 16th Ave SW #3 – Cedar Rapids, IA 52404 319.519.6220 - office
CEDAR FALLS: 200 State Street, Unit V – Cedar Falls, IA 50613 www.axiom-con.com
QUAD CITIES: 1607 W River Drive #1 – Davenport, IA 52802 facebook.com/axiomconsultants
DIXON: 501 West 1st Street – Dixon, IL 61021 instagram.com/axiom_consultants
November 11, 2020
APPLICANT’S STATEMENT FOR REZONING
The proposed development area consists of five existing parcels identified as:
• 700 S Dubuque Street (CC-2 Community Commercial)
• 710 S Dubuque Street (CI-1 Intensive Commercial)
• 720 S Dubuque Street (CI-1 Intensive Commercial)
• 730 S Dubuque Street (CI-1 Intensive Commercial)
• 220 Lafayette Street (CI-1 Intensive Commercial)
These parcels are bounded on the west by S. Dubuque Street, on the north by the Iowa Interstate Railroad, on the east by
Ralston Creek, and on the south by Lafayette Street and the CRANDIC railroad.
The current zoning classifications are CC2 – Community Commercial and CI1 – Intensive Commercial. These parcels are
within the proposed Riverfront Crossings area. The Applicant is seeking to rezone the three parcels to Riverfront Crossings
– Central Crossings District.
The regulating plan depicts theses parcels to be within the Central Crossings District with the required Ralston Creek
Frontage as depicted on the Regulating Plan.
Rezoning the parcels as the Applicant is requesting will allow for a redevelopment of the properties in a manner consistent
with the Riverfront Crossings – Central Crossings District including improvements to Ralston Creek.
The total area being re-zoned is 1.93 acres with 347 feet of frontage on Ralston Creek, 169 feet of frontage on Lafayette
Street, and 320 feet of frontage on S. Dubuque Street.
Sincerely,
Michael J. Welch, PE
ASSOCIATE PRINCIPAL
DEVELOPER:
GILBANE DEVELOPMENT
SUBMITTED TO:
THE CITY of IOWA CITY
Planning Staff
NOVEMBER 12, 2020
S. Dubuque Street Development
STATEMENT OF INTENT
Project INTRODUCTION
It is my pleasure to share Gilbane Development’s vision
for the re-development of the properties located at 700,
710, 720, & 730 S. Dubuque Street and 220 Lafayette
Street in Iowa City. This development is currently
referred to as “The South Dubuque Street
Development.” The project will provide a mix of units
including studio, one bedroom, two bedroom, and three
bedroom units.
The new residential tenants will be located close to
public transportation, within a 10-minute walk of
downtown and the new River Front Crossing Park, and
surrounded by numerous restaurants and businesses.
The building will feature an amenity courtyard,
clubhouse, study rooms, and other amenities for the
private use of the building occupants. The east side of
the property will be improved with the addition of a
pedestrian access along Ralston Creek that will benefit
residents and the public.
The Project Team and I look forward to working with the
City of Iowa City to create a successful project for the
developer and the city.
MICHAEL WELCH
Project Lead
The project team consists of:
OWNER / DEVELOPER:
GILBANE DEVELOPMENT
OWNER’S REPRESENTATIVE:
AXIOM CONSULTANTS, LLC
PROJECT ARCHITECT:
KITCHEN & ASSOCIATES SERVICES, INC.
CIVIL ENGINEER:
AXIOM CONSULTANTS, LLC
LANDSCAPE ARCHITECT:
TBD
Section 1
5 MONTHS 22 MONTHS
PHASE 1
Rezoning/Height Bonus
PHASE 2
Design
PHASE 3
Construction
Spring 2020—Spring 2021
The rezoning phase of the project began
in the spring of 2020 with several
meetings with city staff and continues now
with the submission of the rezoning
application seeking to rezone the property
to Riverfront Crossings—Central
Crossings District.
A Level I Design Review will be required to
achieve the desired six-floors. The Project
Team will commence work on the Design
Review submissions once it is clear that
P&Z and the Council are supportive of
rezoning.
Winter 2020—Spring 2021
The design process will begin with the
submittal of materials for the Design
Review / Height Bonus process. The design
team will move into preparation of
Construction Documents after the Design
Review process is completed. These efforts
will culminate in an approved Site Plan and
Building Plans by the summer of 2021 to
allow construction to begin in Fall of 2021.
The Project Team will work closely with City
staff throughout the process to streamline
the design to the greatest extent possible.
Fall 2021—Summer 2023
Construction is expected to begin
in Fall of 2021 upon the approval of
the Site Plan and Building Permits.
The building is expected to take
approximately 22 months, including
Ralston Creek stabilization and right
-of-way improvements. The building
should be ready for an August 2023
occupancy.
Project PROCESS
THREE DISTINCT PHASES
7 MONTHS
Section 2
SITE NARRATIVE
Master Plan COMPARISION
PLACEMENT OF THE DEVELOPMENT AS COMPARED TO THE MASTER PLAN (PAGE 66)
Plan diagram of the Central Crossings Sub-District from the Downtown and
Riverfront Crossings Master Plan document with the S. Dubuque Street
Development site outlined in red.
Plan diagram of the Central Crossings Sub-District from the Downtown and
Riverfront Crossings Master Plan document with the S. Dubuque Street
Development site outlined in red and the proposed building overlaid. The
proposed building replaces the surface parking with structured parking within
the building footprint.
Project DEVELOPMENT SUMMARY
A GENERAL OVERVIEW OF WHAT COMPRISES THIS EFFORT
The project is located on S. Dubuque Street between the Iowa Interstate
Railroad and the CRANDIC Railroad / Lafayette Street. Ralston Creek is on
the east side of the property. The development area is approximately 1.9
acres. The proposed building is six levels with residential apartment units
on the upper levels and structured parking on the lower level. The building
will include a clubhouse, amenity courtyards, and below-grade parking.
The project will also include pedestrian accommodations on the east side
of the building to provide access from Lafayette Street north to the Iowa
Interstate Railroad Bridge. The connection under the railroad to the
existing trail on the 225 E. Prentiss Street property will not be within the
scope of this project; however, the Project Team will evaluate the feasibility
of such a connection.
This project will make improvements to the west bank of the
Ralston Creek Corridor between the Iowa Interstate Railroad and
the CRANDIC Railroad. These improvements will seek to enhance
the pedestrian experience and create the frontage envisioned in
the River Front Crossing Master Plan.
The improvements will include the removal of invasive species
from the west bank of Ralston Creek, stabilizing the creek bank,
enhancing the landscaping along Ralston Creek, and providing
opportunities for both the public and building residents to gather
along the creek.
Stabilizing the channel and bank will be accomplished with natural
materials, such as rock boulders or outcroppings and native plants
suitable for the riparian zone of the lower banks, in a way that
mimics Ralston Creek’s natural conditions.
At the CRANDIC Railroad Bridge looking North along Ralston Creek
Section 3
SCALE
Scale of BUILDINGS
SIMILAR BUILDING SCALE COMPARISON MATRIX
The scale of buildings is an important aspect in planning and creating spaces that
are visually pleasing and comfortable for building occupants and the public alike.
The Riverfront Crossings Master Plan and Riverfront Crossings Zoning Code go
to great lengths to provide parameters and guidance to achieve the proper scale
as properties re-develop.
NARRATIVE:
S. Dubuque Street Development will be located along the S. Dubuque Street hill between the Iowa Interstate Railroad on the up per end and
the CRANDIC Railroad on the lower end. The proposed building will step down at the middle of the block to maintain a scale and mass that is
compatible with the surrounding buildings and topography. The natural rise in the topography on the north end of the site al lows for the
proposed 6–stories to meld into the neighborhood. The structure will compliment rather than dominate the surrounding buildings.
This exhibit shows a number of buildings and how they compare to the proposed construction of the S. Dubuque Street Developme nt. The
view above looks east with a north-to-south cut along the centerline of S. Dubuque Street.
West Elevation View of S. Dubuque Street showing the proposed building in comparison to the existing buildings in the area
Section 4
HEIGHT BONUS
REQUEST PER CODE:
Per the City of Iowa City Riverfront Crossings District General Requirements, under 14-2G-7-G: Building Height Bonus Provisions, our team
is requesting consideration for:
Bonus Height in the amount of two (2) stories for the proposed building within the S. Dubuque Street Development which
encompasses the following addresses:
• 700 S. Dubuque Street
• 710 S. Dubuque Street
• 720 S. Dubuque Street
• 730 S. Dubuque Street
• 220 Lafayette Street
Granting this request would allow for the construction of one 6-story structure on the site.
The code provides for a number of incentives for developments to incorporate features that provide both public benefits as we ll as important
goals towards furthering the objectives of the Riverfront Crossings Master Plan.
This project is eligible to utilize two (2) different means of achieving height bonus. Both of these areas are detailed in the subsequent
sections to identify how we aim to achieve the associated goals.
HEIGHT BONUS FOR PUBLIC ART (14-2G-7-G-6)
HEIGHT BONUS FOR LEADERSHIP IN ENERGY AND ENVIRONMENTAL DESIGN (14-2G-7-G-7)
Level I design review will be required for this project. As a result, the requested Height Bonus will be put before the Desi gn Review
Committee.
Height BONUS
JUSTIFICATION FOR REQUEST
NARRATIVE of ELIGIBILITY:
Per item 14-2G-7-G-6 of the Iowa City code, one additional floor of
building height may be granted for a contribution to the City's public
art program equal to one percent (1%) of threshold value of the
project. Threshold value is the sum of all construction costs shown on
all building permits associated with the project, including site
preparation. Funds contributed shall be used by the City for public art
within the Riverfront Crossings District as approved by the Public Art
Committee.
JUSTIFICATION of REQUIREMENTS:
The Project Team believes that the project will improve the aesthetics
and pedestrian experience along S. Dubuque Street. Opportunities
for improving the aesthetics of the Iowa City area don’t necessarily
need to be limited to re-development sites. Public Art can be used to
enhance existing spaces as well. The Project Team is happy to
contribute to the Public Art fund to support creative means to improve
the aesthetics and experience on this site or throughout the Iowa City
Community!
Height Bonus for Public Art
14-2G-7-G-6
“Jazz” located in the Pedestrian Mall with the Yotopia Mural in the background.
Mural located outside of Dulcinea in Downtown Iowa City
NARRATIVE of ELIGIBILITY:
Per item 14-2G-7-G-7 of the Iowa City code, up to four (4) additional floors of building height may be granted for projects that are designed
to meet high standards with regard to energy efficiency and environmental stewardship, according to LEED or other similar env ironmental or
energy efficiency rating system. In general, the higher the level of energy efficiency or environmental stewardship demonstra ted, the greater
the bonus. The amount of bonus granted will be based on the overall quality of the project. Bonus height may also be granted for projects
that are designed to minimize the impact of stormwater runoff on the environment through the use of bioswales, rain gardens, green roofs,
rainwater harvesting, and stream bank stabilization and restoration along Ralston Creek or the Iowa River, as described in th e Riverfront
Crossings District subarea plan adopted in April 2011. A long term maintenance plan must accompany any proposal for such gree n features.
JUSTIFICATION of REQUIREMENTS:
The Project Team believes that this property is well situated to create a pedestrian friendly and inviting place along Ralsto n Creek. This
project plans to improve the long term health of Ralston Creek by aiding in its restoration and stabilization. This will be a ccomplished through
a multi-step process starting with the removal of invasive species and man -made debris from the channel, and secondly applying natural
stabilizing materials along the bed and bank of the waterway. This project will also include the construction of a pedestrian pathway that will
allow the public to engage more closely with the area surrounding Ralston Creek. These efforts would ultimately result in a more sustainable
and natural waterway, as well as potentially a greater public use and appreciation for Ralston Creek.
Axiom Consultants has received positive feedback on other recent projects along Ralston Creek and look forward to working wit h this
Project Team, City Staff, the Planning & Zoning Commission, and City Council to continue these positive improvements to this valuable
natural resource in Iowa City.
The building design will incorporate many features that are in accordance with the LEED certification system; however, consis tent with City
requirements, the Project Team will not seek LEED certification.
ALLOWED: Up to 4 floors
REQUESTING: 1 floor
Height Bonus for Leadership in Energy and Environmental
Design
14-2G-7-G-7
NARRATIVE of ELIGIBILITY:
The City of Iowa City code allows for ten (10) different methods for a developer to request additional height for a project. We are planning
to make requests within two (2) of these categories at the current time.
REQUEST NARRATIVE:
The Project Team will be requesting the additional height for this project in order to fully develop the site. The project w ill implement
improvements to the pedestrian experience along Ralston Creek, Lafayette Street, and S. Dubuque Street. These improvements and the
project will continue the implementation of the vision for Riverfront Crossings identified in the Master Plan.
REQUEST NUMBERS: 2 total floors requested
FLOORS ALLOWED IN BASE ZONE = 4
FLOORS REQUESTED BY BONUS HEIGHT = 2
TOTAL FLOORS PROPOSED ACROSS THE SITE = 6
# NAME SECTION ALLOWED REQUESTED JUSTIFICATION
1 Public Art 14-2G-7-G-6 1 1 1% of threshold value contribution
2 LEED 14-2G-7-G-7 4 1 Energy Efficiency and Ralston Creek
Improvements
Height BONUS
SYNOPSIS OF THE REQUEST
Electronic Meeting
(Pursuant to Iowa Code section 21.8)
An electronic meeting was held because a meeting in person is impossible or impractical
due to concerns for the health and safety of Commission members, staff and the public
presented by COVID-19.
MINUTES PRELIMINARY
PLANNING AND ZONING COMMISSION
DECEMBER 3, 2020 – 7:00 PM
ELECTRONIC FORMAL MEETING
MEMBERS PRESENT: Maggie Elliott, Mike Hensch, Phoebe Martin, Mark Nolte, Mark
Signs, Billie Townsend
MEMBERS ABSENT: Susan Craig,
STAFF PRESENT: Ray Heitner, Sarah Hektoen, Anne Russett
OTHERS PRESENT: John Yapp
RECOMMENDATIONS TO CITY COUNCIL:
By a vote of 6-0 the Commission recommends approval of CREZ20-0003, an application for a
rezoning from County Agricultural (A) to County Residential (R) for approximately 40.62 acres of
land located in unincorporated Johnson County, Fringe Area A – Outside of the City’s Growth
Area.
CALL TO ORDER:
Hensch called the meeting to order at 7:00 PM.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
None.
CASE NO. CREZ20-0003:
Applicant: Yellow Rock, LLC
Location: South of the Rapid Creek Road NE and Rapid Creek Trail NE Intersection
An application for a rezoning from County Agricultural (A) to County Residential (R) for
approximately 40.62 acres of land located in unincorporated Johnson County, Fringe Area A –
Outside of the City’s Growth Area.
Heitner began the staff report with an aerial view of the subject property just south of Rapid
Creek Road NE, roughly a mile east of Highway 1. Next he showed a view of the subject
property with the County's zoning applied, the entire property is zoned County Agricultural, to the
west there is some County Residential. Heitner showed the Fringe Area as it applies to the
Planning and Zoning Commission
December 3, 2020
Page 2 of 5
subject property which showed the property in Fringe Area A but outside of the City's projected
growth boundary.
Heitner gave some background on the application. As stated, the request is to rezone from
County Agricultural to County Residential the entire 40.62 acre property. Regarding the process
Iowa City makes a recommendation on the rezoning to the County Planning and Zoning
Commission however ultimately the final decision on the rezoning falls within the County's
jurisdiction. Heitner noted it is the City’s understanding that the applicant intends to develop and
divide the land into seven single family residential lots. Regarding the Fringe Area Agreement, it
is a component of the City's Comprehensive Plan and applies to area outside of the City's
jurisdiction that's not planned for in the Comprehensive Plan and provides guidance regarding
land development within two miles of the Iowa City corporate limits. Staff relies on the Fringe
Area Agreement policies when reviewing rezoning the Fringe Area. Heitner showed a photo of
the subject property, it's mostly open space in the foreground with some woodland in the
background. He noted there is some floodplain covering the southern half of the property and it is
anticipated that the floodplain would, for the most part, not overlap with planned development
that might accompany this rezoning. Heitner added the proposed land use of County Residential
is typically lots of about an acre, but can be smaller, but must be a minimum of a quarter acre.
Heitner reiterated there is some single-family residential use nearby this subject property, so staff
doesn’t feel that this rezoning request is out of character with the existing area.
In terms of compliance with the County's Comprehensive Plan, Heitner showed the Future Land
Use Map for the County and the future residential land use would match the County's Future
Land Use Map for this area.
In terms of compliance with the Fringe Area Agreement Heitner reiterated the property is located
in the Fringe Area A but outside the growth area. The Agreement as currently written states
agricultural uses are preferred here, so while staff recognizes that the request doesn't align with
Fringe Area Agreement they do feel that it aligns with the County's Comprehensive Plan, as well
as the general character in the surrounding area. Heitner also wanted to remind the Commission
that staff is currently working with County planning staff on revisions to the Fringe Area
Agreements and this land use direction would be consistent the County's Future Land Use Map
for areas outside of the City's growth area.
The role of the Commission is to determine if the rezoning should be recommended for approval
to City Council and then Council will then make a formal recommendation to the Johnson County
Planning and Zoning Commission.
Staff’s recommendation is although the proposed rezoning doesn't directly align with policies
outlined in the adopted Fringe Area Agreement, staff recommends approval of this application
submitted by Yellow Rock LLC to rezone 40.62 acres of property on the southside of the Rapid
Creek Road NE and Rapid Creek Trail NE intersection in unincorporated Johnson County for the
following reasons: (1) the proposed rezoning is consistent with the County's Future Land Use
Map and County Comprehensive Plan, and (2) staff is working with County planning staff to
update the current Fringe Area Agreement.
Hensch asked if is it fair to say that the Fringe Area Agreement significantly predates the
County's new Comprehensive Plan and the updated Future Land Use Map and that in
Planning and Zoning Commission
December 3, 2020
Page 3 of 5
subsequent revisions to the Fringe Area Agreement, that Agreement will probably be brought in
to a consistent manner with the new Comprehensive Plan and the updated Future Land Use
Map and eliminate that disparity that exists currently. Heitner confirmed that was correct and
noted the current iteration of the Fringe Area Agreement was adopted in 2006 and the County's
update to their Future Land Use Map was in 2018, so there's a fairly significant gap there. He
added they hope to have the revisions to the Fringe Area Agreement completed within the next
year or so.
Elliott asked how hard is it to update the Fringe Area Agreement, does it need to go through City
Council and other processes. Heitner replied it would involve an update to a portion of the
Comprehensive Plan so it's been a process that they've been working with County staff on for
probably over a year now. They are meeting pretty regularly with County staff on updates and
are at a place now where City and County staff are pretty much agreeable to most of the policy
direction that they would want to incorporate in that revised agreement. Now it is just a matter of
polishing the document a little bit and getting it ready for public review. He noted a big
component of this on the City’s side was doing some build-out analysis and calculations to
determine what they thought would be a necessary catchment area for future peripheral growth
and that was a big part of the analysis.
Hensch opened the public hearing.
Hearing none, Hensch closed the public hearing.
Nolte moved to approved CREZ20-0003, an application for a rezoning from County
Agricultural (A) to County Residential (R) for approximately 40.62 acres of land located in
unincorporated Johnson County, Fringe Area A – Outside of the City’s Growth Area.
Martin seconded the motion.
Martin stated she attended a continuing ed class on the Johnson County Future Land Use Map
and all the new rules and it seems the new rules are a lot more strict in Johnson County with a
lot more protections for woodlands, sensitive areas, water retention, and all that. Therefore she
feels comfortable with sending a letter to the Johnson County that they agree with this.
Hensch said his only issue on this whole application is this continuing problem of Fringe Area
Agreements and until they get updated, they’re going to consistently have this problem of
updated documents being in conflict with older documents.
Hensch noted the developer’s representative has joined the zoom call and while they have
already closed the public hearing he could have an opportunity to speak or answer any
questions.
John Yapp (Allen Homes) was available to answer any questions. There were none.
A vote was taken and the motion passed 6-0.
CONSIDERATION OF MEETING MINUTES: NOVEMBER 5, 2020:
Planning and Zoning Commission
December 3, 2020
Page 4 of 5
Townsend moved to approve the meeting minutes of November 5, 2020.
Signs seconded the motion.
A vote was taken and the motion passed 6-0.
PLANNING AND ZONING INFORMATION:
Russett noted at Tuesday's City Council meeting the Harding rezoning on Camp Cardinal Road
and the associated vacation were approved by Council as was the vacation of a portion of St.
Mathias Alley at the property at 1120 North Dodge across from the HyVee. The Carson Farms
annexation and rezoning were deferred to December 15 and the City Council has requested to
consult with the Commission on December 15 at 5pm.
Russett also stated a reporter from the Daily Iowan called her today and is doing a story on the
Commission's recommendation to Council regarding the Good Neighbor Program. Russett had
submitted a memo to Council a couple of weeks ago and the Daily Iowan reporter read that and
is interested in the Commission's recommendations had some questions. Russett just wanted to
mention that because there might be an article and it will also be on an upcoming Council
session.
Nolte asked if the delay to the Tailwinds project was at their discretion or something about the
historical designation. Russett said they had applied for a local landmark rezoning for those
properties and they deferred the third and final reading of that rezoning ordinance to January 5
she believes to better line up with the development agreement that's currently being negotiated
as part of the TIF.
ADJOURNMENT:
Townsend moved to adjourn.
Signs seconded.
A vote was taken and the motion passed 6-0.
PLANNING & ZONING COMMISSION
ATTENDANCE RECORD
2020-2021
7/16 8/6 8/20 10/1 10/15 11/5 12/3
CRAIG, SUSAN X X X X X X O
DYER, CAROLYN O/E O/E -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- --
ELLIOTT, MAGGIE -- -- -- -- -- -- -- -- -- -- X X
HENSCH, MIKE X X X X X X X
MARTIN, PHOEBE X X X X X X X
NOLTE, MARK -- -- -- -- X X X X X
SIGNS, MARK X X X X X X X
TOWNSEND, BILLIE O/E X X X X X X
KEY:
X = Present
O = Absent
O/E = Absent/Excused
--- = Not a Member