HomeMy WebLinkAbout2022-03-09 BOA Agenda PacketIOWA CITY BOARD OF ADJUSTMENT
Wednesday, March 9, 2022 – 5:15 PM
City Hall, 410 East Washington Street
Emma Harvat Hall
Agenda:
1.Call to Order
2.Roll Call
3.Nomination and selection of Board Chair and Vice Chair
4.Special Exception Item
a.EXC22-0001: An application submitted by Thomas Mentz requesting a reduction in
the minimum rear building setback for a legal non-conforming single-family use in a
High Density Multi-Family Residential (RM-44) zone to construct an addition and
off-street parking at 603 S. Dodge Street.
5.Consideration of Meeting Minutes: December 8, 2021
6.Board of Adjustment Announcements
7.Adjournment
If you need disability-related accommodations in order to participate in this meeting, please
contact Kirk Lehmann, Urban Planning at 319-356-5230 or at kirk-lehmann@iowa-city.org.
Early requests are strongly encouraged to allow sufficient time to meet your access needs.
Upcoming Board of Adjustment Meetings
Formal: April 13 / May 11 / June 8
Informal: Scheduled as needed.
March 9, 2022
Board of Adjustment Meeting
EXC22-0001
ITEM 4A ON THE AGENDA
Staff Report
Prepared by Staff
1
STAFF REPORT
To: Board of Adjustment
Item: EXC22-0001
Parcel Number: 1015137001
Prepared by: Kirk Lehmann, Associate Planner
Date: March 9, 2022
GENERAL INFORMATION:
Applicant: Thomas Mentz
419 W. Park Road
Iowa City, IA 52246
Contact Person: Thomas Mentz
419 W. Park Road
Iowa City, IA 52246
mentzt@gmail.com
Property Owner(s): Thomas & Christine Mentz
419 W. Park Road
Iowa City, IA 52246
Requested Action: Adjustment to the rear setback requirement
Purpose: To allow construction of an addition which includes an attached
garage and living space.
Location: 603 S. Dodge Street
Location Map:
Size: 4,500 square feet
Existing Land Use; Zoning: Residential; High Density Multi-Family Residential (RM-44)
2
Surrounding Land Use; Zoning North: Residential; Low Density Multi-Family Residential
(RM-12)
East: Residential; High Density Multi-Family Residential
(RM-44)
South: Residential; High Density Multi-Family Residential
(RM-44)
West: Residential; High Density Multi-Family Residential
(RM-44)
Applicable Code Sections: 14-4B-3A: General Approval Criteria
14-2B-4B-5: Adjustments to Principal Building Setback
Requirements
File Date: February 1, 2022
BACKGROUND:
The applicant, Tom Mentz, is requesting a setback reduction at 603 S. Dodge Street to allow the
construction of an addition on the west side of the house, which would contain a garage and living
space above, and to widen the driveway (See Attachment 4). There are two existing off-street
parking spaces on the west side of the subject property. The proposed project would replace this
with a total of four off-street parking spaces and would increase the total living area by nearly 500
square feet. However, the addition would not change the use of the property, nor would it increase
the rental occupancy beyond the 5 occupants currently allowed.
The subject property is a single-family home in a High Density Multi-Family Residential (RM-44)
zone, which does not allow single-family uses. However, the house was built prior to its current
zoning and so is a legal non-conforming single-family use. Legal non-conforming single-family uses
may be expanded and/or structurally altered, provided changes do not increase or extend any other
nonconforming situation on the property. If a nonconforming single-family use is changed to
increase the occupancy beyond that of a family or group household, the property must be brought
into full compliance with the number of required off-street parking spaces. The proposed addition
would not increase the occupancy beyond a family or group household.
The property is on a corner lot, and the proposed addition must comply with the setback
requirements of the principal building. It must also meet the single-family site development
standards, including the required distance from the garage entrance to the property line. The
applicant has requested the special exception to reduce the rear setback from 20 feet to 3 feet,
which would allow the project to proceed as proposed.
ANALYSIS:
The purpose of the Zoning Ordinance is to promote the public health, safety, and general welfare;
to conserve and protect the value of property throughout the city; and to encourage t he most
appropriate use of land. It is the intent of the Ordinance to permit the full use and enjoyment of
property in a manner that does not intrude upon adjacent property. The Board may grant the
requested special exception if the requested action is found to be in accordance with the specific
criteria included in Section 14-2B-4B-5b, pertaining to adjustments to principal building setbacks
requiring special exceptions, as well as the general approval criteria in Section 14-4B-3A.
3
For the Board of Adjustment to grant this special exception request, each of the following criterion
below must be met. The burden of proof is on the applicant, and their comments regarding the
criteria are in the attached application. Staff comments regarding each criterion are set below.
Specific Standards: 14-2B-4B-5b: Adjustments to Principal Building Setback
Requirements:
(1)The situation is peculiar to the property in question.
FINDINGS:
•The subject property is a legal non-conforming single-family use that was established
before its current zoning of High Density Multi-Family Residential (RM-44).
•This legal non-conforming single-family use may be expanded because the proposed
addition would not increase or extend any other nonconforming situation on the
property, nor would it increase occupancy beyond a family or group household.
•The building is on a relatively small 75-foot by 60-foot corner lot, and the zone requires
20-foot front setbacks to the north and east, a 20-foot rear setback to the west, and a
10-foot side setback to the south.
•An existing enclosed porch west of the house currently extends into the rear setback.
•The property has a grandfathered occupancy of 5, which requires 4 off-street parking
spaces per the zoning code. However, the property has only two existing parking
spaces on an uncovered concrete pad that are about 3 feet from the rear lot line.
(2)There is practical difficulty in complying with the setback requirements.
FINDINGS:
•Most of the structure sits just over 23 feet from the rear property line to the west.
•The existing enclosed porch already extends into the rear setback area.
•The lot cannot accommodate additional off-street parking without at least a special
exception, and other locations would likely require relocating the existing curb cut.
•There is practical difficulty complying with the setback requirements if the amount of
off-street parking is to be brought into compliance with the zoning code based on its
grandfathered rental occupancy of 5.
(3)Granting the exception will not be contrary to the purpose of the setback
regulations.
FINDINGS:
•The purpose of setback regulations is to maintain light, air separation for fire
protection, and access for firefighting; provide opportunities for privacy between
dwellings; promote a reasonable physical relationship between buildings and between
residences; and provide flexibility to site a building so that it is compatible with
buildings in the vicinity.
•The proposed addition would be at least 3 feet from the rear lot line to the west, 20
feet from front lot line to the north, and 14 feet from the side lot line to the south.
•The proposed addition would be approximately 9 feet from the building to the west.
•Other older single-family homes in the neighborhood do not meet minimum setback
requirements, which suggests a setback reduction is consistent with the general scale
and placement of structures in the area.
•Windows do not face west which helps maintain privacy for that property.
4
(4)Any potential negative effects resulting from the setback exception are mitigated to
the extent practical.
FINDINGS:
•Because the structure would be 3 feet from the property line, the building code would
require a 1-hour rated fire wall to the west to reduce fire risk.
•A 20-foot driveway would require modified site development standards, as discussed
below, but it is adequate to provide compliant parking spaces.
•The open space would require modified dimension standards, as discussed below, but
the total amount of open space would be consistent with City standards.
•Windows do not face west which helps maintain privacy for that property.
•Parking on surrounding streets should improve with additional off-street spaces.
(5)The subject building will be located no closer than three feet (3') to a s ide or rear
property line, unless the side or rear property line abuts a public right-of-way or
permanent open space.
FINDINGS:
•The proposed addition will be slightly more than 3 feet from the rear lot line.
General Standards: 14-4B-3: Special Exception Review Requirements:
1.The specific proposed exception will not be detrimental to or endanger the public
health, safety, comfort or general welfare.
FINDINGS:
•The subject property will remain a single-family detached use.
•The property has 3 bedrooms and two bathrooms, though its rental occupancy has
been grandfathered at 5 residents. As such, the subject property does not comply with
the number of off-street parking spaces required by the zoning code.
•The proposed addition includes almost 500 new square feet of living space with 2 new
bedrooms and a new full bathroom. Rental occupancy would not change.
•The proposed project would expand the existing curb cut but would retain access in a
similar place, would not affect access for surrounding properties, and would comply
with the City’s access management standards.
•Additional off-street parking spaces would bring the property into compliance with the
City’s parking standards and would improve parking for the site and surrounding streets.
•The proposed addition would not interfere with visibility at the intersection of Bowery
Street and S. Dodge Street.
2.The specific proposed exception will not be injurious to the use and enjoyment of
other property in the immediate vicinity and will not substantially diminish or impair
property values in the neighborhood.
FINDINGS:
•Abutting properties are owned by the applicant.
•The proposed addition remains far enough from the property line to avoid impacting
the ability of neighbors to utilize and enjoy their properties.
•The applicant is proposing to re-side the house and re-shingle the roof, which will
ensure a cohesive look between the addition and existing structure.
5
3. Establishment of the specific proposed exception will not impede the normal and
orderly development and improvement of the surrounding property for uses
permitted in the district in which such property is located.
FINDINGS:
• The surrounding area is a fully developed residential neighborhood.
• The proposed addition would meet side and front setback requirements.
• The proposed addition would retain a 3-foot setback from the west property line and
would be approximately 9 feet from the building to the west.
4. Adequate utilities, access roads, drainage and/or necessary facilities have been or
are being provided.
FINDINGS:
• The subject property is already developed, and all utilities access roads, drainage and
necessary facilities are established for this neighborhood.
• Pedestrian access is provided from the front door to adjacent sidewalks which run
along Bowery Street to the north and S. Dodge Street to the east.
• Compliance with other City standards will be confirmed during building permit review.
5. Adequate measures have been or will be taken to provide ingress or egress
designed to minimize traffic congestion on public streets.
FINDINGS:
• No changes are being proposed to the existing sidewalk.
• The proposed project includes expanding driveway access on Bowery Street, which
requires an access permit to ensure compliance with access management standards.
• New pavement would improve access for cars entering and exiting the property.
• Two additional off-street parking spaces would reduce parking on nearby streets and
improve traffic flow nearby.
• Anticipated traffic would be similar to other single-family uses in Iowa City.
6. Except for the specific regulations and standards applicable to the exception being
considered, the specific proposed exception, in all other respects, conforms to the
applicable regulations or standards of the zone in which it is to be located.
FINDINGS:
• While single-family detached uses are not allowed in the RM-44 zone, this legal
nonconforming single-family use may be expanded because the proposed addition
does not increase or extend any other nonconforming situation on the property
provided two required minor modifications are attained, and it would not increase the
occupancy beyond that of a family or group household.
• Lots with detached single-family uses require at least 500 square feet of usable open
space in the rear yard with no dimension less than 20 feet. The proposed addition
would not allow open space to be 20 feet wide but would allow 500 square feet of open
space. To ensure the addition does not lead to a nonconforming situation, the open
space dimension standard requires a minor modification pursuant to 14-2B-4E-4.
• Garages and carports must be located to provide a 25-foot driveway from the garage
entrance to the right of way line. The proposed driveway length is 20 feet. To ensure
6
the addition does not lead to a nonconforming situation, the driveway length requires
a minor modification pursuant to 14-2A-6C-4.
• The lot size of the subject property is less than the 5,000 square feet minimum lot size
but is a legal nonconforming lot because it contains a single-family use.
• The proposed addition will not cause the building to exceed the 50% maximum lot
coverage or 35-foot maximum height, and it will comply with other minimum setbacks.
• Additional parking spaces will bring the property’s off-street parking into compliance
with the zoning code based on its current rental occupancy.
• The proposed project includes expanding driveway access on Bowery Street, which
requires an access permit to ensure compliance with access management standards.
Changes to the access may be required as part of this process.
• Staff will confirm compliance with applicable standards during building permit review.
7. The proposed exception will be consistent with the Comprehensive Plan of the City,
as amended.
FINDINGS:
• The Comprehensive Plan Future Land Use Map designates this area for Residential
(25+ Dwelling Units Per Acre) and the Central District Plan Future Land Use Map
designates this area for High Density Multi-Family Redevelopment. However, the
current land use of this property will not change due to the proposed special exception.
• The Central Planning District includes goals to encourage “reinvestment in residential
properties throughout the district” and to “bring over-occupied properties into
compliance with current zoning regulations”.
• Because the proposed project is an expansion of an existing single-family home that
brings the property into compliance with off-street parking spaces, the proposed
exception is consistent with the City’s Comprehensive and District Plans.
STAFF RECOMMENDATION:
Staff recommends approval of EXC22-0001, to reduce the rear setback requirement along the
west property line from 20 feet to 3 feet for the property located at 603 S. Dodge Street, subject
to the following conditions:
1. Approval of a minor modification pursuant to 14-2B-4E-4 to reduce the minimum width of
the required open space from 20 feet to 14 feet.
2. Approval of a minor modification pursuant to 14-2A-6C-4 to reduce the minimum length of
the driveway to the property line from 25 feet to 20 feet.
ATTACHMENTS:
1. Location Map
2. Zoning Map
3. Correspondence
4. Application Materials
Approved by: _________________________________________________
Danielle Sitzman, AICP, Development Services Coordinator
Department of Neighborhood and Development Services
March 9, 2022
Board of Adjustment Meeting
EXC22-0001
ATTACHMENT 1
Location Map
Prepared by Staff
S DODGE STBOWERY ST
S JOHNSON STEXC22-0001603 S. Dodge Streetµ
0 0.015 0.030.0075 Miles Prepared By: Emani BrinkmanDate Prepared: February 2022
An application submitted by Thomas Mentzfor a special exception allowing a reduction in building setback for 4,500 square feet of property located at 603 S. Dodge Street .
March 9, 2022
Board of Adjustment Meeting
EXC22-0001
ATTACHMENT 2
Zoning Map
Prepared by Staff
S DODGE STBOWERY ST
S JOHNSON STRNS12
RM12
RM44
EXC22-0001603 S. Dodge Streetµ
0 0.015 0.030.0075 Miles Prepared By: Emani BrinkmanDate Prepared: February 2022
An application submitted by Thomas Mentzfor a special exception allowing a reduction in building setback for 4,500 square feet of property located at 603 S. Dodge Street .
March 9, 2022
Board of Adjustment Meeting
EXC22-0001
ATTACHMENT 3
Correspondence
Submitted by the Identified Party
February 15, 2022
Thomas Mentz
Via Email: mentzt@gmail.com
Tom:
The City recently received your special exception application for the property located at 603 S.
Dodge Street (EXC22-0001). After a preliminary review of the application materials, staff has
the following comments and questions:
1. Lots with detached single family uses require at least 500 square feet of usable open
space in the rear yard with no dimension less than 20 feet. The proposed addition would
not allow open space to be 20-foot wide. Consequently, the open space dimension
standard will require a minor modification pursuant to 14-2B-4E-4. The minor
modification requires demonstrating that “every effort has been made to design
buildings…to meet the open space requirement”, among other approval criteria. Please
discuss efforts made to meet the open space requirement during planning for this
addition. The lot for this property is relatively small making meeting the open space
requirements challenging. The proposed addition is designed to maximize the open
space while maintaining the historical look of the neighborhood (or at least this corner).
The footprint of the proposed addition is of minimum size while still being able to garage
two small vehicles. The backyard (measured as 14.5’ x 55’) has a total square footage
of 797 sq feet far exceeding the 500 square foot requirement.
2. Garages and carports must be located to provide a 25-foot driveway from the garage
entrance to the right of way line. The proposed driveway length is 20 feet. Consequently,
the driveway length will require a minor modification pursuant to 14-2A-6C-4.
3. Provide additional detail as noted on the site plan, including the following:
a. Note the distance from the existing building to the north and east property lines.
noted on site plan
b. Note the distance from the proposed driveway curb cut to the end of the street radius
to demonstrate compliance with 14-5C-4A-2. noted on site plan
c. Show proposed open space on the plan in compliance with 14-2B-4E. noted on site
plan
4. How far would the proposed addition be from the adjacent building to the west? noted
on site plan
5. It appears that some changes are being made to the north façade (it appears there are
changes to the gable, roofline, and windows). Please discuss the reason for any
changes. The original plan was in error and has been updated to show the intended
symmetric gables and rooflines. Roofline has been altered to make for a conforming
entrance to the attic. One north window will be replaced with a door to the balcony, the
other windows on north side will remain as is (but upgraded). Two new small windows
February 15, 2022
Page 2
on the north side will allow for natural light and ventilation of bathrooms.
6. Because the property would be 3 feet from the property line, the building code would
require a 1-hour rated fire wall to the west to reduce fire risk. noted on building plans
7. Describe the proposed appearance of materials to be used for the addition - including
the and shingles - specifically as they relate to the appearance of the existing house.
Entire exterior of the house will be resided with Hardie board (cement fiber board) siding.
The entire roof of the house will be reshingled with 35 architectural asphalt shingles,
along with new gutters and downspouts as needed. New windows will be of similar size
and shape to existing windows. All existing windows to be replaced with same size
windows.
8. Discuss any potential negative effects resulting from the loss of windows on the west
façade and any mitigation efforts that may be needed as a result. For example, it
appears that Bathroom 2 loses its window. Small awning type windows have been
added to bathrooms 2 and 3. These will allow for natural light and ventilation while
maintaining privacy. Bedroom 2 will lose a window on west side, to compensate the
window on the south side of bedroom 2 will be doubled in size.
9. Staff is considering the following condition:
a. Ensure materials match existing garage and house, including siding and shingles, to
be confirmed prior to approval of a building permit. I will agree to reside the entire
house with Hardie board (cement fiber board) siding, and reroof the entire house with
35 year architectural asphalt shingles, along with new gutters and downspouts as
needed. New windows will be of similar size and shape to existing windows.
b. Many of these comments are also noted on the site plan. Please provide any
responses or revisions by noon on Tuesday, March 1 to ensure time for City review
prior to the Board of Adjustment meeting. Note that the City may have additional
comments as the review is continued.
If you have any questions, call me at 319-356-5247 or email at kirk-lehmann@iowa-city.org.
Regards,
Kirk Lehmann, AICP
Associate Planner, Neighborhood and Development Services
February 16, 2022
RE: Special Exception for 603 S. Dodge Street
Dear Property Owner:
The Iowa City Board of Adjustment has received an application submitted by Thomas
Mentz requesting a special exception to reduce the rear setback to allow for an addition
and garage for the property located at 603 S. Dodge Street (see attached map).
As a neighboring property owner, you are being notified of this application. If you know of
any interested party who has not received a copy of this letter, we would appreciate it if
you would inform them of the pending application.
The Board of Adjustment will review this application at a public meeting tentatively
scheduled for March 9, 2022 at 5:15 pm in Emma Harvat Hall, City Hall, 410 East
Washington Street, Iowa City. Because the meeting is subject to change, you may wish
to call 319-356-5230 or check the City of Iowa City’s website, www.icgov.org/BOA, the
week of the meeting to confirm the meeting agenda.
You are welcome to attend this public meeting to present your views concerning this
application. You may also submit written information to me for consideration in advance
of the meeting, and I will include your comments in the information to be considered by
the Board.
Please do not hesitate to contact me at kirk-lehmann@iowa-city.org or 319-356-5230 if
you have any questions or comments about this application or if you would like more
information on the Board of Adjustment review process.
Sincerely,
Kirk Lehmann
Associate Planner
City of Iowa City
Department of Neighborhood and Development Services
What is the Board of Adjustment?
The Board of Adjustment is panel made
up of Iowa City citizens appointed by
the City Council. The board reviews and
grants special exceptions and variances
and also considers appeals when there
is a disagreement about an
administrative zoning decision made by
the City. Members of the board act like
judges, making decisions about
individual properties and uses that may
have difficulty meeting a specific
zoning regulation or to resolve disputes
about administrative zoning decisions.
The actions and decisions of the Board
of Adjustment are binding upon all
parties unless overturned upon appeal
to District Court.
What is a special exception?
There are two types of special
exceptions.
1. Within the zoning code a number
of land uses are set apart as special
exceptions that may be permitted
in certain zones. Rather than
permitting these uses outright,
each is reviewed on a case-by-case
basis to ensure that they do not
negatively affect surrounding
properties. For example, daycare
centers are permitted in residential
zones by special exception. The
same is true of churches and private
schools. All may be appropriate
uses in residential zones, if certain
criteria such as parking, screening,
and other requirements are met.
2. Adjustments to specific zoning
requirements in cases where there
are unique circumstances. Again,
the opportunity to adjust these
requirements and the criteria for
allowing such adjustments are
described in the Zoning Code. For
example, a homeowner may apply
for a reduction in a building setback
in order to accommodate an
addition or other improvement to
their property.
The Zoning Code lists explicitly each
use and standard for which a special
exception may be considered. In other
words, you can’t request a special
exception for everything—only those
things called out as special exceptions
in the Code. The Code also provides
criteria specific to each request.
Applicants must provide evidence that
they satisfy each of these criteria, and
the Board must consider these criteria
when making a determination as to
whether to grant a special exception.
What is a variance?
A variance grants a legal right to an
owner to develop property in a manner
that deviates from a specific provision
of the Zoning Code and for which a
special exception is not expressly
allowed. In seeking relief from the
restrictions in the Zoning Code, the
property owner applying for the
variance must show that the strict
application of the Zoning Code would
cause and unnecessary hardship such
that the property in question is
unusable or that a literal interpretation
of the ordinance would deprive the
applicant of rights commonly enjoyed
by other properties in the zoning
district. In addition the circumstances
that create this hardship must be
unique to the property in question and
must not be of the property owner’s
own making.
What is an appeal?
The Board considers and rules on
appeals from any citizen who believes
there is an error in any decision,
determination, or interpretation made
by the City or its designee in the
administration of the Zoning Code. As
with their other decisions, the Board’s
ruling is binding on all parties unless
overturned on appeal to the District
Court.
How does the review process
work?
An application requesting a special
exception, variance, or an appeal is a
request. The Board makes a decision on
whether to grant a specific request only
after City staff have provided a review
of an application and the public has had
an opportunity to make its concerns
known. The Board not only has the right
to approve or deny requests, but may
also choose to approve request subject
to certain conditions.
In making decisions, the Board may only
consider comments and evidence
relevant to the specific standards
provided in the code. City Development
Staff provide reports to the Board for
each application on the agenda. The
Staff Report provides background
information on the application, informs
the Board of all the criteria in the Code
that a particular application must
satisfy, and interprets whether and
how an application has satisfied these
criteria.
How can I participate in the
process?
Because most applications will be
reviewed and decided upon at a single
public hearing, it is important for
interested parties to respond in a
timely and informed manner. Those
who wish to speak for or against an
application are given an opportunity to
be heard by the Board at the hearing,
but may also submit written comments
prior to the meeting.
Written comments must be delivered to
the Department of Neighborhood &
Development Services at City Hall no
later than 5 days before the hearing in
order to be included with the Staff
Report. All correspondence submitted
after that time will be delivered to the
Board at the time of the hearing.
The Board considers the application,
the recommendation of staff (in the
staff report) and any additional
information, correspondence, or
testimony provided at the hearing.
Board of Adjustment hearings are
usually held on the second Wednesday
of each month at 5:15 p.m. in Emma J.
Harvat Hall in City Hall. You can find
more information at the following
website: www.icgov.org/boa.
The Staff Report can be very useful to
anyone who is unfamiliar with the BOA
process or with the Zoning Code and
will provide an understanding of the
criteria that the Board must consider in
rendering its decision. Staff Reports
may be obtained from the Department
of Neighborhood & Development
Services. E-mail kirk-lehmann@iowa-
city.org to request a copy of a report.
If you have questions about an
application or if you simply want more
information about issues related to the
Board of Adjustment, please feel free
to contact Kirk Lehmann at 319-356-
5230 or e-mail kirk-lehmann@iowa-
city.org.
To submit comments to the Board of
Adjustment write to the Board of
Adjustment c/o the Department of
Neighborhood & Development Services,
410 E. Washington St., Iowa City IA
52240 or e-mail kirk-lehmann@iowa-
city.org.
Board of Adjustment: Frequently Asked Questions
S DODGE STBOWERY ST
S JOHNSON STEXC22-0001603 S. Dodge Streetµ
0 0.015 0.030.0075 Miles Prepared By: Emani BrinkmanDate Prepared: February 2022
An application submitted by Thomas Mentzfor a special exception allowing a reduction in building setback for 4,500 square feet of property located at 603 S. Dodge Street .
(319) 351-8282LAND PLANNERSLAND SURVEYORSCIVIL ENGINEERSLANDSCAPE ARCHITECTSIOWA CITY, IOWA 52240MMS CONSULTANTS, INC.ENVIRONMENTAL SPECIALISTSwww.mmsconsultants.net1917 S. GILBERT ST.REMOVE CANTILEVER SBP1/14/22SPECIAL EXCEPTION REQUEST603 S. DODGE STREETIOWA CITYJOHNSON COUNTYIOWA12/10/21SBPSBPSBP3162-0021GARAGE ADDITIONSITE PLAN 11"=20'GARAGE ADDITION PLAN603 S. DODGE STREETIOWA CITY, IOWAPLAT PREPARED BY:MMS CONSULTANTS INC.1917 S. GILBERT STREETIOWA CITY, IA 52240OWNER/DEVELOPER:TOM MENTZ409 PARK ROADIOWA CITY, IA 52246
Mailing Name Mailing Address2 Mailing Address3 Mailing Zip Code
4A PROPERTIES LC 1492 BLACK DIAMOND RD SW OXFORD, IA 52322
610 S JOHNSON HOUSING COOPERAT 4047 KITTY LEE RD IOWA CITY, IA 52240
612 S JOHNSON STREET LLC 414 E MARKET ST IOWA CITY, IA 52245
614 S JOHNSON STREET INC 2445 DEVON CT NE IOWA CITY, IA 52240
646 S DODGE STREET INC 2445 DEVON CT NE IOWA CITY, IA 52240
APARTMENTS AT U OF I LC 414 E MARKET ST IOWA CITY, IA 52245-2627
AUDITOR'S OFFICE 913 S DUBUQUE ST STE 101 IOWA CITY, IA 52240
BRANDT ALBERHASKY LLC 1900 N DUBUQUE ST IOWA CITY, IA 52245
BRENDAN FITZGERALD 533 S LUCAS ST IOWA CITY, IA 52240
BRP RENTALS LLC 5 WOODLAND HTS NE IOWA CITY, IA 52240
DANIEL P BROOKHART 4660 PENNY LN NE IOWA CITY, IA 52240
DAVID E & JACLYN R ROMAN 366 TETON CIR IOWA CITY, IA 52245
DODGE STREET LLC 316 E COURT ST IOWA CITY, IA 52240
DYLAN INVS LLC 308 E BURLINGTON ST #422 IOWA CITY, IA 52240
ELIZABETH A OCKENFELS 527 MAHASKA CT IOWA CITY, IA 52246
GARY J & AMY RSCHMIT 4766 INVERNESS CT IOWA CITY, IA 52245
IOWA CITY RENTAL HOUSES LLC 4047 KITTY LEE RD SW IOWA CITY, IA 52240
JAMES R HAWTREY 534 S DODGE ST IOWA CITY, IA 52240
JCV PROPERTIES LLC 6919 W 101ST ST OVERLAND PARK, KS 66212
JEFFREY L MILLER 308 E BURLINGTON ST #153 IOWA CITY, IA 52240
JOHN O & JOELLEN S ROFFMAN 1314 BURRY DR IOWA CITY, IA 52246
KOETHE INVESTMENTS LLC PO BOX 725 NORTH LIBERTY, IA 52317
KSMJ PROPERTIES LLC 85 AUBURN EAST LN CORALVILLE, IA 52241
LILIENTHAL PROPERTIES LLC 68 SOLON RD SOLON, IA 52333
LISA STAM & ELIZABETH STAM 525 S LUCAS ST IOWA CITY, IA 52240
M & W PROPERTIES LLC 518 BOWERY ST IOWA CITY, IA 52240
MARK B NORTON 873 NORMANDY DR IOWA CITY, IA 52246-2932
MG APARTMENTS LC 711 S GILBERT ST IOWA CITY, IA 52240
MICHAEL L & SHERRI P FURMAN 3051 BUCHMAYER BEND NE IOWA CITY, IA 52240
MICHAEL T & KELLEY A MCLAUGHLI 614 PINE RIDGE RD CORALVILLE, IA 52241
PRESTIGE PROPERTIES IV LLC 329 E COURT ST STE 2 IOWA CITY, IA 52240
QV LLC PO BOX 3049 IOWA CITY, IA 52244-3049
RICHARD F LOCKHART 3490 G RICHARD CIR SW IOWA CITY, IA 52240
RICHARD NEAL & KERRIE S MILLER 4337 COSGROVE RD SW OXFORD, IA 52322
ROBERT J & KIMBERLY A NAUMAN 50 DURANGO PL IOWA CITY, IA 52246
ROBERT S MICHAEL 71 HERON CIR IOWA CITY, IA 52245
ROLLEY G GLASGOW 321 S JOHNSON ST IOWA CITY, IA 52240-5015
RONALD J SWEETING 1104 PENKRIDGE DR IOWA CITY, IA 52246
RUBY INVESTMENTS LLC 916 MAIDEN LN IOWA CITY, IA 52240
RYAN J & ANA I PETERSON 524 GALWAY DR IOWA CITY, IA 52246
SCOTT RENTALS LLC 5823 TABOR DR AMES, IA 50014
THOMAS W & CHRISTINE A MENTZ 419 PARK RD IOWA CITY, IA 52246-2311
TWO CITIES LLC PO BOX 5340 IOWA CITY, IA 52244-5340
U LLC PO BOX 3047 IOWA CITY, IA 52244-3047
VAN BUREN VILLAGE LLC 610 EASTBURY DR STE 1 IOWA CITY, IA 52245
WATTS GROUP 425 E OAKDALE BLVD SUITE 101 CORALVILLE, IA 52241
XJ-11 LLC PO BOX 3049 IOWA CITY, IA 52244-3049
XJ-22 LLC PO BOX 3049 IOWA CITY, IA 52244-3049
XQ LLC PO BOX 3049 IOWA CITY, IA 52244-3049
XW LLC PO BOX 3049 IOWA CITY, IA 52244-3049
XX LLC PO BOX 3049 IOWA CITY, IA 52244-3049
XY LLC PO BOX 3049 IOWA CITY, IA 52244-3049
ZB-1 LLC PO BOX 3047 IOWA CITY, IA 52244-3047
ZD LLC PO BOX 3047 IOWA CITY, IA 52244-3047
ZE-1 LLC PO BOX 3047 IOWA CITY, IA 52244-3047
ZF LLC PO BOX 3047 IOWA CITY, IA 52244-3047
ZG LLC PO BOX 3047 IOWA CITY, IA 52244-3047
ZJ-14 LLC PO BOX 3049 IOWA CITY, IA 52244-3049
ZT LLC PO BOX 3049 IOWA CITY, IA 52244-3049
ZU LLC PO BOX 3049 IOWA CITY, IA 52244-3049
ZY-1 LLC PO BOX 3049 IOWA CITY, IA 52244-3049
ZZ LLC PO BOX 3049 IOWA CITY, IA 52244-3049
RESIDENT 631 S LUCAS ST IOWA CITY, IA 52240
RESIDENT 630 S JOHNSON ST IOWA CITY, IA 52240
RESIDENT 636 S JOHNSON ST IOWA CITY, IA 52240
RESIDENT 619 BOWERY ST IOWA CITY, IA 52240
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March 9, 2022
Board of Adjustment Meeting
EXC22-0001
ATTACHMENT 4
Special Exception Application
Submitted by the Applicant
Project Description:
Remove back porch (now enclosed) that is need of significant repair and replace with two car
garage and second story above garage. Garage footprint is a minimum space for two cars while
staying within special exception parameters. Garage will allow for an additional two parking
spaces and keep resident cars off the streets. Occupancy does not change from current.
(319) 351-8282LAND PLANNERSLAND SURVEYORSCIVIL ENGINEERSLANDSCAPE ARCHITECTSIOWA CITY, IOWA 52240MMS CONSULTANTS, INC.ENVIRONMENTAL SPECIALISTSwww.mmsconsultants.net1917 S. GILBERT ST.REMOVE CANTILEVER SBP1/14/22SPECIAL EXCEPTION REQUEST603 S. DODGE STREETIOWA CITYJOHNSON COUNTYIOWA12/10/21SBPSBPSBP3162-0021PER CITY REVIEW SBP2/16/22REVISE CURB CUT SBP2/24/22GARAGE ADDITIONSITE PLAN 11"=20'GARAGE ADDITION PLAN603 S. DODGE STREETIOWA CITY, IOWAPLAT PREPARED BY:MMS CONSULTANTS INC.1917 S. GILBERT STREETIOWA CITY, IA 52240OWNER/DEVELOPER:TOM MENTZ409 PARK ROADIOWA CITY, IA 52246
Revised 2.18.2022
EXISTING VIEW FROM NORTHEAST
EXISTING VIEW FROM SOUTHWEST
EAST ELEVATION
WEST ELEVATION
NORTH ELEVATION
SOUTH ELEVATION
Revised 2.18.2022BASEMENTREMAINS-AS IS-B4
GARDRLRKITB1Revised 2.18.2022
BR 2BR 1BR 4BR 3B3BALCONYREPLACEB2Revised 2.18.2022
Revised 2.18.2022STUDY
Specific Criteria (14-2B-4B-5):
(1) The situation is peculiar to the property in question;
603 S Dodge is a single family dwelling on relatively small corner lot with
occupancy of 5 but only 2 parking spaces. This leads to cars being parked
illegally, on the lawn, or on nearby side streets. I want to build a two car
attached garage (adding two additional parking spots) to provide adequate
parking for this property.
(2) There is practical difficulty in complying with the setback requirements;
The proposed two car garage is of minimum size to fit two cars and still stay
within special exception parameters
(3) Granting the exception will not be contrary to the purpose of the setback
regulations; and
Purpose: The minimum setback requirements are intended to:
a. Maintain light, air, separation for fire protection, and access for
firefighting;
It is a corner lot so two sides (North and East) are open to the
street. There is 30’ between this building and the one next door
(609 S Dodge). Large Egress windows will be facing south and
north to allow for light, air flow, and safety.
b. Provide opportunities for privacy between dwellings;
I will provide high quality, room darkening, window shades for all
windows. Additionally, a privacy fence could be added at
anytime if desired
c. Reflect the general building scale and placement of structures in
the city's neighborhoods;
The final square footage, footprint, and design of the house are
in cadence with the other houses in the neighborhood.
d. Promote a reasonable physical relationship between buildings;
and
This is one of the last few stands of houses in the vicinity and I
intend to make this property blend in perfectly.
e. Provide flexibility to site a building so that it is compatible with
buildings in the vicinity.
This house has been poorly managed and maintained for years.
I have always been my dream to acquire this property and bring
it up to date while maintaining its architectural integrity and
solving the parking logistics.
(3) Any potential negative effects resulting from the setback exception are
mitigated to the extent practical.
I see only positive effects from this proposal in that the residents don’t have
to park on the street and the house will be again be beautiful.
(4) The subject building will be located no closer than three feet (3') to a side or
rear property line, unless the side or rear property line abuts a public right of
way or permanent open space.
Yes, this is the case.
General Criteria (14-4B-3A):
1. The specific proposed exception will not be detrimental to or endanger the public
health, safety, comfort or general welfare.
This proposal will improve public safety by allowing for proper parking of vehicles.
2. The specific proposed exception will not be injurious to the use and enjoyment of other
property in the immediate vicinity and will not substantially diminish or impair property
values in the neighborhood.
I have owned the abutting properties (625 Bowery and 609 S Dodge) since 1989/1990
respectively. For 30+ years I have wanted to buy and improve this property as it always
has been poorly maintained and detrimental to the neighborhood. Upon completion all
properties in the vicinity will improve.
3. Establishment of the specific proposed exception will not impede the normal and
orderly development and improvement of the surrounding property for uses permitted
in the district in which such property is located.
Surrounding properties are also single family units with occupancy of 5.
4. Adequate utilities, access roads, drainage and/or necessary facilities have been or are
being provided.
No changes to utilities will be needed
5. Adequate measures have been or will be taken to provide ingress or egress designed to
minimize traffic congestion on public streets.
The primary reason for this proposal is to get cars off the streets.
6. Except for the specific regulations and standards applicable to the exception being
considered, the specific proposed exception, in all other respects, conforms to the
applicable regulations or standards of the zone in which it is to be located.
Yes.
7. The proposed exception will be consistent with the Comprehensive Plan of the City, as
amended.
Yes.
Parcel Number Property Address Mailing Name Mailing Address1 Mailing Address2 Mailing Address3 Mailing Zip Code
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Parcel Number: 1015137001
Deed Holder: THOMAS W MENTZ TRUST
Deed Holder 2: CHRISTINE A MENTZ TRUST
Property
Address:
603 S DODGE ST
IOWA CITY MAP THIS ADDRESS
PDF Name: RESIDENTIAL
Class: RESIDENTIAL
Map Area: 20500-RES
Sec-Twp-Rng: --
Lot-Block: 10-9
Legal
Description: LYON'S 2ND ADDITION, SUBDIV OF BLOCK 9 E 75' OF N 60' LOT 10 BLK 9
March 9, 2022
Board of Adjustment Meeting
PRELIMINARY MEETING MINUTES
ITEM 5 ON THE AGENDA
December 8, 2021
Prepared by Staff
MINUTES PRELIMINARY
BOARD OF ADJUSTMENT
FORMAL MEETING
EMMA HARVAT HALL
DECEMBER 8, 2021 – 5:15 PM
MEMBERS PRESENT: Nancy Carlson, Gene Chrischilles, Bryce Parker, Amy Pretorius,
Mark Russo
MEMBERS ABSENT:
STAFF PRESENT: Sue Dulek, Kirk Lehmann
OTHERS PRESENT: Clay Claussen
CALL TO ORDER:
The meeting was called to order at 5:15 PM.
ROLL CALL:
A brief opening statement was read by Pretorius outlining the role and purpose of the Board and
the procedures that would be followed in the meeting.
SPECIAL EXCEPTION ITEM EXC21-0016:
An application submitted by Clay Claussen requesting a reduction to the front building setback
from Crestview Avenue to construct a carport and widen the driveway at 504 Upland Avenue.
Pretorius opened the public hearing.
Lehmann began the staff report with an aerial of the property noting this is a corner lot and the
property faces Upland Avenue but the setback being requested is from Crestview Avenue on
the north side. The neighborhood is zoned low density single family residential (RS-5). The
applicant is requesting the setback reduction to build an attached carport on the north side of
the garage, and then also to widen the driveway. The proposed project would increase the
parking that's on the site from a single parking spot in the garage and a single lane driveway to
an additional spot in the carport and additional spot on the widened driveway, increasing
possible parking from two to four spots. Lehmann explained because it is a corner lot the
subject property has to comply with minimum setbacks on both street sides to the west and to
the north. Lehmann noted for attached accessory units, which this would be because the garage
is partially attached to the building, the front setback is typically 15 feet in the RS-5 zone.
However, if there are enough properties on a street that are set back more than five feet from
that property line, then that setback also gets moved further from the property line. In this case,
more than half of the properties on Crestview Avenue are five feet further back, at about 30 feet
and therefore it's actually the minimum property or the closest property becomes the new
setback standard. As a result, that Crestview setback is 30 feet, whereas the one to the west on
Upland Avenues is 15 feet. The proposed exception would reduce the Crestview Avenue
setback from 30 feet to 20 feet, so still more than the typical minimum, but that would allow the
Board of Adjustment
December 8, 2021
Page 2 of 6
project to proceed as proposed. Lehmann showed a couple pictures of the property pointing out
the 30-foot setback that currently exists. He also pointed out the screening in the back between
this property and the property to the east noting there is also tree coverage between the two.
Lehmann next shared the site plan for the proposed project and how the carport would be
attached to the north side of the garage. That is also where the driveway will be widened and
that it's still set back 23 feet from that north property line on Crestview Drive. The applicant also
provided elevations of the carport being attached the garage, and some dimensions as well.
The role of the Board of Adjustment is to either approve, approve with conditions or deny the
application based on the facts presented. To approve the special exception, the Board must
find that it meets all applicable approval criteria, which includes specific standards pertaining to
that setback reduction, and then general standards that apply to all special exceptions.
Lehmann first reviewed the specific standards related to setbacks, which are found at 14-4C-
3B-4b. There are five standards and the first is that the situation is peculiar to the property in
question. Lehmann reiterated the subject property is a corner lot and has to comply with
minimum front setbacks on Crestview Avenue to the north and Upland Avenue to the west.
More than 50% of the developed lots on Crestview Avenue are set back at least five feet further
from the street than required so the closest building becomes the new minimum front setback,
which increases the north front setback to 30 feet instead of that standard 15 feet. Other nearby
corner lots are also subject to this setback averaging provision, but it depends on where the
property is built and when it was built as far as what zoning standards applied. The other
properties have setbacks ranging from about 21 feet to about 28 feet, so they are further back
than 15 feet but not quite at that 30-foot threshold that this property is.
Second, there is practical difficulty complying with the setback requirements. The applicant sat
down with staff to discuss different ways that parking could be provided for the Crestview
Avenue property that would increase the amount of parking available. One was that parking
could be added by rotating the garage, so instead of using the existing access point they’d have
to remove the existing driveway on Upland Avenue, would extend the garage into the rear yard,
and build a new driveway facing the north so it could comply with setbacks. Alternatively, they
could provide parking on south side of the house if they built another garage and had another
driveway down there but that also requires removing trees and other complications such as
infringing on that setback. Based on those conversations, and those alternatives that were
explored, staff believes that expanding the existing driveway and attaching a carport is a more
practical option.
Third, that the exception will not be contrary to the purpose of the setback regulations. Lehmann
explained with the project as proposed, the carport would still be 23 feet from the north property
line, which is greater than the minimum typical standard of 15 feet. It also meets the side
setback of five feet. Because the proposed reduction is still greater than that typical standard,
staff believes that it meets the purpose of the setback regulations which are to maintain light, air
separation for fire protection and access for firefighting; to provide opportunities for privacy
between dwellings; to promote a reasonable physical relationship between buildings and
residences; and to provide flexibility to site a building so that it is compatible with buildings in the
vicinity. In addition, staff believes that the proposed reduction generally reflects the
neighborhood and other nearby properties that have front setbacks less than 23 feet.
Board of Adjustment
December 8, 2021
Page 3 of 6
The fourth criteria is any potential negative effects resulting from the front setback are mitigated
to the extent practical. Again, it's greater than the minimum typical required so staff doesn't
anticipate any negative effects and believes that this criterion is met.
Finally, the fifth criterion is that the accessory use, building or structure will be located no closer
than three feet to the side or rear property line, unless it meets some exceptions, and it will be
five feet from that property line. The proposed parking will be at least five feet from the side lot
line to the east and meets the minimum rear setback to the south.
Lehmann next reviewed the seven general standards found at 14-4B-3. The first is that it won't
be detrimental to or endanger the public health, safety, comfort or welfare. The project is adding
a carport to a garage and it will remain a single family detached use, but it will increase the
potential occupancy based on the zoning code from a potential of three to a potential of five
adult occupants. Vehicular access will not change. Visibility won't be affected by the proposed
carport at the corner of Upland Avenue and Crestview Avenue, which was a concern that
someone call in and to discuss.
Second, that the exception won't injure the use or enjoyment of properties in the immediate
vicinity or affect property values. The applicant has proposed painting support posts and braces
to match the house siding and they've also indicated that they would try to match the roof as
well. Nearby properties have a variety of different parking situations including garages, carports
and parking pads so staff believes it will not affect or diminish surrounding properties.
Third is that it won't affect normal and orderly developments of surrounding property. Lehmann
noted this is a fully developed residential neighborhood and the carport would still meet the side
setback and be no closer than 23 feet from the north property line, so staff believes that this
criterion is met.
Fourth that there's adequate utilities, access roads, drainage and/or necessary facilities. Again,
the subject property is already developed. The final plat doesn't show underground utilities
beneath the proposed project and otherwise utilities, access roads, and drainage are already
established for the neighborhood. Compliance with other City standards will be confirmed
during the building permit review so staff believes that this criterion is met.
Fifth, that adequate measures have been or will be taken to provide ingress or egress designed
to minimize traffic congestion on public streets. Lehmann explained there aren't any changes
being proposed to driveway access, the sidewalk or to the streets. This will provide two
additional off-street parking spaces, but anticipated traffic would still be similar to other single
family uses in the City.
Sixth, that it will in all other respects conform to the applicable standards or regulations that
apply. Based on staff’s review during this special exception it appears that the proposed carport
and driveway meet all other accessory use standards, and dimensional and single-family site
development standards including location of the driveway, maximum building coverage, and
other setback requirements. Staff will also confirm compliance during building permit review.
Finally, that the proposed exception is consistent with the Comprehensive Plan. The
Comprehensive Plan shows this subject property as residential uses with 2-8 dwelling units per
Board of Adjustment
December 8, 2021
Page 4 of 6
acre and the Southeast District Plan shows it as low and medium density single family and
duplexes. Both plans also support improving and maintaining the housing stock in existing
neighborhoods and the current land use of this property won't change because of the exception.
With regards to public input, staff received a couple phone calls but no formal written comments.
The only real concern that came up was visibility and this proposed exception would maintain
sight triangles as required by the City, so staff doesn't anticipate any issues with that.
Staff recommends approval of EXC21-0016, to reduce the required front setback requirement
along Crestview Avenue to 20 feet for the property located at 504 Upland Avenue.
Carlson asked if the applicant could have put in a pad instead of putting the thing on the garage,
could they just pour a cement pad for parking there. Lehmann replied per the Code they cannot
have a cement pad that doesn't lead to a garage. Carlson asked if they could have just
widened the driveway and Lehmann said not unless it led to a garage space.
Clay Claussen (27 Green Mountain Drive) is the applicant and stated the subject property is
owned jointly by his wife and daughter. The property was bought by his daughter, and it's been
a project over the years as it was built in the 50s. There were some substandard issues with it,
they've had the basement reinforced, egress windows were installed, new heating and air
conditioning, and all new windows. He intends to sell the property and did not want it to be a
rundown rental. He has done a lot of work on the property over the years, two of his
grandchildren were born or lived there, it's within about a five-minute walk from his house. He
loves the neighborhood and it’s a great location. One of the big shortcomings of the property
was a lack of off-street parking, that was a big issue when his daughter lived there. They always
had to park on the street and there was a bus that used to run right down Upland. That route
has been eliminated now but it was an issue with the bus driving down the street. Claussen
noted this setback is far enough that it really does not infringe on the view of the intersection
coming down Crestview.
Chrischilles asked who lives in the home right now. Claussen stated it’s vacant and the reason
for this upgrade is simply to make it more saleable. He is a realtor and the covered parking
would make it more saleable. The question of if just a pad would be okay, he didn't really want
to do that, he wanted to have at least two covered parking spots and significant off-street
parking for at least four vehicles. They have added another bedroom, it was a three-bedroom
one bath house with a dysfunctional basement and now is fully restored on the main level and
the lower level with four bedrooms and two baths. It’s got a great yard space, there's fenced
backyard and side yard, he put all new windows in the summer of 2020 that are energy efficient
and he filed a permit for all new electrical and heating and air conditioning.
Chrischilles asked if he is planning any further additions to the home or are they just remodeling
the interior. Clausen noted it is more of a resurrection than a remodeling and everything will be
up to standards with all new wiring.
Pretorius closed the public hearing.
Pretorius asked for a motion so the Board could open discussion.
Board of Adjustment
December 8, 2021
Page 5 of 6
Russo moved for approval EXC21-0016, requesting a reduction to the front building
setback from Crestview Avenue to construct a carport and widen the driveway at 504
Upland Avenue.
Pretorius seconded the motion.
Carlson thinks the applicant has really put thought into this and it will be an improvement for the
neighborhood, it will not harm the neighborhood. She likes the idea of off-street parking because
that minimizes obstructions for trash pickup, leaf collections, street sweeping and snow removal.
To have fewer cars on the street it would really benefit not only the City employees, but the
people who live in the neighborhood.
Pretorius noted it sounds like everything was sorted out with the City as far as the alternatives
and agrees it doesn't sound like any of those made any sense whatsoever.
Russo stated regarding agenda item EXC21-0016 he concurs with the findings set forth in the
staff report of this meeting date, December 8, 2021 and concludes that the general and specific
criteria are satisfied, so unless amended or opposed by another board member he recommends
that the Board adopt the findings in the staff report for the approval of this proposal.
A vote was taken and the motion passed 5-0.
Pretorius stated the motion declared approved, any person who wishes to appeal this decision
to a court of record may do so within 30 days after this decision is filed with the City Clerk’s
Office.
CONSIDER THE OCTOBER 13, 2021 MINUTES:
Chrischilles moved to approve the minutes of October 13, 2021, Russo seconded.
A vote was taken and the motion carried 5-0.
BOARD ANNOUNCEMENTS:
Lehmann noted the amendments to the bylaws have been approved by Council so those are in
effect.
Russo has been appointed for a full term now, officially starting January 1.
ADJOURNMENT:
Chrischilles moved to adjourn this meeting, Pretorius seconded, a vote was taken and all
approved.
Board of Adjustment
December 8, 2021
Page 6 of 6
BOARD OF ADJUSTMENT
ATTENDANCE RECORD
2021
NAME
TERM
EXP.
7/14 8/11 9/8 10/13 12/8
CHRISCHILLES, GENE 12/31/2022 O/E X X X X
PARKER, BRYCE 12/31/2024 X X O X X
PRETORIUS, AMY 12/31/2023 X X X X X
CARLSON, NANCY 12/31/2025 X X X 0/E X
RUSSO, MARK 12/31/2021 X X X X X
Key: X = Present
O = Absent
O/E = Absent/Excused
-- -- = Not a Member