HomeMy WebLinkAboutPZ Agenda Packet 04.03.2024PLANNING AND ZONING COMMISSION
Wednesday, April 3, 2024
Formal Meeting – 6:00 PM
Emma Harvat Hall
Iowa City City Hall
410 E. Washington Street
Agenda:
1. Call to Order
2. Roll Call
3. Public Discussion of Any Item Not on the Agenda
4. Case No. SUB23-0009
Location: 1310 Cedar St.
An application for a combined preliminary and final plat for Bab’s First Addition, a 3.74-acre
subdivision containing two residential lots and two outlots to accommodate two single-family
homes.
5. Case No. SUB23-0011
Location: North of Northgate Drive and East of N. Dodge St./Hwy 1
An application for a combined preliminary and final plat for Highlander Development Fifth
Addition, a 39.96-acre subdivision containing one lot and three outlots to create one
developable 2.22-acre commercial lot.
6. Presentation and Discussion on the 2023 Iowa City Residential Development Analysis
7. Consideration of meeting minutes: February 21, 2024
8. Planning and Zoning Information
9. Adjournment
If you will need disability-related accommodations to participate in this meeting, please contact
Anne Russett, Urban Planning, at 319-356-5251 or arussett@iowa-city.org. Early requests are
strongly encouraged to allow sufficient time to meet your access needs.
Upcoming Planning & Zoning Commission Meetings
Formal: April 17 / May 1 / May 15
Informal: Scheduled as needed.
AGENDA ITEM 4.
Case No. SUB23-0009
Location: 1310 Cedar St.
STAFF REPORT
To: Planning and Zoning Commission
Item: SUB23-0009 Bab’s First Addition
Prepared by: Melanie Comer, Planning
Intern and Anne Russett, Senior Planner
Date: April 3, 2024
GENERAL INFORMATION:
Owner/Applicant:
Barbel Anderson
1310 Cedar St
Iowa City, Iowa 52245
Contact Person:
William McBride
(319)-331-9304
williammcb@gmail.com
Requested Action: Approval of a combined preliminary and
final plat
Purpose:
Bab’s First Addition, a two-lot and two-
outlot residential subdivision to
accommodate two single-family homes
Location:
1310 Cedar Street
Location Map:
Size: 3.74 Acres
Existing Land Use and Zoning: Single-Family Residential Dwelling, RS-5
Low-Density Single-Family
Surrounding Land Use and Zoning: North: (Cemetery)
Neighborhood
Public (P-1)
South: (Residential) Low-
Density Single-
Family Residential
(RS-5)
2
East: (Residential) Low
Density Single-
Family Residential
(RS-5) and (Hickory
Hill Park)
Neighborhood
Public (P-1)
West: (Park and
Residential)
Neighborhood
Public (P-1);
Medium-Density
Single-Family
Residential (RS-8)
Comprehensive Plan:
2-8 Dwelling Units/Acre
District Plan:
Central District Plan
Neighborhood Open Space District:
C8
Public Meeting Notification: Property owners and residents located
with 500’ of the project site received
notification of the Planning and Zoning
Commission public meeting. Subdivision
signs were also posted on the site.
File Date: February 22, 2024
45 Day Limitation Period:
April 13, 2024
BACKGROUND INFORMATION:
1310 Cedar Street is located east of the area that was platted as part of Original Town of Iowa City
in 1839 and west of Hickory Hill Park. The site has never been subdivided. 1310 Cedar Street, also
referred to as the Irish-Kimball House, is a historically significant property for both its architecture
and contribution to Iowa City history. The original log cabin on the property was built by Frederick
Macy Irish in 1839. George Kimball, the owner in 1869, built the two-story Greek Revival home
around the log cabin.
The current owner of 1310 Cedar Street, Barbel Anderson, is requesting approval of the combined
preliminary and final plat of Bab’s First Addition, a 3.74 acre subdivision containing two residential
lots and two outlots. Lot 1 will accommodate a new single-family home. Lot 2 will contain the existing
historically significant home. Outlot A will be dedicated to the City of Iowa City to accommodate the
neighborhood open space requirement and Outlot B will be maintained by the owner as private
open space that cannot be developed.
ANALYSIS:
Compliance with Comprehensive Plan: The Comprehensive Plan encourages the development
in established neighborhoods with a strategy to encourage infill/redevelopment projects in areas
where infrastructure and services are already in place. This plat has established utility lines and will
require only sidewalks for public improvements.
Subdivision Design: The proposed subdivision contains two residential lots and two outlots.
3
Outlot A is approximately 0.076 acres and will be dedicated to the City of Iowa City for the
extension of Oakland Cemetery. Outlot B is 0.483 acres and will be maintained as private open
space. Lot 1 is 1.0 acre and will accommodate one single-family home. Lot 2 includes an
existing house and is 2.18 acres. The subdivision is accessed from Cedar St and has access to
existing sanitary and water service. No sidewalks exist on Cedar St, so the installation of a 5’
sidewalk adjacent to all lots in the subdivision will be required.
Environmentally Sensitive Areas: Per 14-5I-2C Exemptions, development activity associated
with one single-family home is exempt from the sensitive areas ordinance if the development
activities do not exceed 20,000 sq ft. As shown on the plat, the total disturbance area for the
new single-family home is 19,997 square feet, exempting this development from requirements
of the sensitive areas ordinance.
Neighborhood Open Space: This application meets the City’s neighborhood open space
requirements through the dedication of Outlot A to the City of Iowa City to be used as an
extension of Oakland Cemetery. The applicant is required to dedicate a minimum of 871 square
feet of land or pay a fee in-lieu. The dedication of Outlot A, which is 3,328 square feet, satisfies
this requirement.
Storm Water Management: Stormwater management is being provided on Lot 1 through the
provision of a detention basin. Public Works has reviewed the applicant’s storm water
management plan.
Infrastructure Fees: Prior to issuance of any building permit, a watermain extension fee in the
amount of $1,883.35 ($503.57 per acre for 3.74 acres) to the City must be paid.
NEXT STEPS:
Upon recommendation from the Planning and Zoning Commission, the combined preliminary and
final plat will be considered for approval by the City Council.
STAFF RECOMMENDATION:
Staff recommends approval of SUB23-0009, an application submitted by Barbel Anderson, for a
combined preliminary and final plat of Bab’s First Addition, a 3.74 acre subdivision containing two
residential lots and two outlots located at 1310 Cedar Street.
ATTACHMENTS:
1. Location Map
2. Zoning Map
3. Combined Preliminary and Final Plat
Approved by: _________________________________________________
Danielle Sitzman, AICP, Development Services Coordinator
Department of Neighborhood and Development Services
ATTACHMENT 1
Location Map
ATTACHMENT 2
Zoning Map
ATTACHMENT 3
Combined Preliminary & Final Plat
12
6
.
4
3
'
20
'
20
'
166.38'122.04'
55.60'
L22 L21
L20
L19
L18
L17
L16
L15 L14
L13
L12L11
L10
L9
L8
L7
L
6
L
5
L4L3L2
L1
L2
5
L24
L2
3
C1
L26
12
6
.
5
6
'
S89° 32' 55"E - 166.38'
N0
0
°
5
1
'
4
7
"
E
-
1
2
6
.
4
3
'
N89° 35' 11"E - 131.23'
226.53'55.00'
N0
0
°
5
1
'
4
7
"
E
-
2
4
0
.
4
4
'
S89° 35' 40"E - 166.38'
S
0
6
°
1
0
'
2
7
"
E
-
2
4
1
.
7
5
'
N89° 35' 40"W - 141.00'
S0
0
°
2
6
'
0
7
"
W
-
3
8
7
.
2
4
'
S89° 32' 55"E - 288.42'
N89° 52' 38"W - 281.53'
54.69'
S
0
5
°
5
4
'
0
7
"
E
-
1
1
0
.
0
6
'
RECORDED DIMENSION
OR BK. - PG.
( )
FND. PK NAIL
FND. 5/8" REBAR
UNLESS NOTED
FND.PIPE
FND. CUT X
FND. CONC. MON.
FND. R.O.W. RAIL
SET 5/8" REBAR
SET PK NAIL
SET CUT X
LEGEND
PRELIMINARY
SECTION LINE
R.O.W. LINE
PLAT LINE
EX. PROPERTY LINE
GRAPHIC SCALE
N
Pages or sheets covered by this seal: Sheet 1 of 1
My license renewal date is December 31, 2024
Thomas J. Anthony Date
I he r eb y c e r t i fy t hat t hi s la n d s u r ve yi n g d oc u me n t w as
prepared and the related survey work was performed by me
or under my direct personal supervision and that I am a duly
licensed Land Surveyor under the laws of the State of Iowa.
THOMAS J.
ANTHONY
8295
PRELIMINARY AND FINAL PLAT -
BAB'S FIRST ADDITION
IOWA CITY, IOWA
PRELIMINARY AND FINAL PLAT
BAB'S FIRST ADDITION
1310 CEDAR ST., IOWA CITY, IOWA
SET SEC COR
COMPUTED COR
NOT FOUND OR SET
COMPUTED ROW COR
REV. DATE:12-18-2023
DWN.: MRK, CP
CHK.:TJA PLAT DATE:09-01-2023
SHPE JOB # 23014 SHEET 1 OF 2
Shoemaker Haaland
Consulting Engineers Land Surveyors
160 Holiday Road
Coralville, Iowa 52241
Phone: 319.351.7150
www.shoemaker-haaland.com
SURVEY DATE(S): JULY-AUG, 2023
SCALE:1"=60'
Index Legend
Location: NW1/4 Section 11-79-6
Requestor:William G. McBride
Proprietor:Bärbel R. Anderson
Surveyor: Thomas Anthony, L.L.S.
Surveyor Company: Shoemaker & Haaland, P.E.
Return To: 160 Holiday Road, Coralville, IA 52241
(319) 351-7150
FOR RECORDER'S USE ONLY
FIELD BK.: 02-26-2024
CEDAR STREETA.P. 2017106 (61-245)
PL
E
A
S
A
N
T
ST
R
E
E
T
LOT 1
AREA=
1.00 AC = 43,560 SF
LOT 2
AREA=
2.18 AC = 94,884 SF
IR
I
S
H
'
S
EX
T
E
N
S
I
O
N
TO
W
O
O
D
S
AD
D
I
T
I
O
N
(
1
9
-
5
4
0
)
A.P. 2000032 (41-211)
NW1
/
4
N
W
1
/
4
SEC
1
1
-
7
9
-
0
6
SE 1
/
4
N
W
1
/
4
SEC
1
1
-
7
9
-
0
6
P.O.S.
(50-296)
Attorney:
Patrick Ford
Leff Law Firm
222 S. Linn St
Iowa City, IA 52240-1601
Ph: 319-338-7551
Owner/Subdivider:
Bärbel R. Anderson
1310 Cedar St.
Iowa City, IA 52245
PLAT/PLAN APPROVED
by the
CITY OF IOWA CITY
CITY CLERK
CITY OF IOWA CITY
DATE
BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB
1"=60'
(6
0
'
)
(C.O.T.423')
(C.O.T. 423')
(3
8
7
'
)
DEE
D
P
A
R
C
E
L
(74
-
4
5
0
)
A.P. 2017105 (61-245)
FND.
CaPIN
8295
FND.
5/8" REBAR
CAP 14675
(5
4
.
6
'
)
P.O.B.
FND.
CaPIN #8295
P.O.C.
TOTAL
DISTURBANCE AREAS (DA)
19,997 SF
RE
N
O
S
T
R
E
E
T
P
A
R
K
-
R
E
T
R
A
C
E
M
E
N
T
P
L
A
T
(
5
6
-
3
2
1
)
OUTLOT A
AREA=
0.483 AC = 21,045 SF
OUTLOT B
N0
0
°
5
1
'
4
7
"
E
-
(
3
8
7
.
0
0
'
)
FND.5/8" REBAR
CAP 14675
SW COR NE1/4
SEC. 11-79-06
NW1/4 (41-209)
AREA=0.076 AC = 3,328 SF
EXISTING
HS#
1310
60' ROW 25' B-B
PLEASANT PLACE 2ND SUBDIVISON
(3-159)
BAB'S FIRST ADDITION
LOCATION MAP
N.T.S.
NE1
/
4
N
W
1
/
4
SEC
1
1
-
7
9
-
0
6
OAKLAND CEMETERY
DEDICATED TO THE CITY OF IOWA CITY
CAR
PORT
NEW SIDEWALK TO BE
INSTALLED. SEE
CONSTRUCTION PLANS
NOTE:
Notes on this Plat are not
intended to create any
vested interest in any stated
use restriction or covenant,
or create any third party
beneficiaries to any noted
use restriction or covenant.
FND CaPIN 8295
(PRIVATE OPEN SPACE)
15' UTILITY EASEMENT
HS# 421
LOT 1
(DA)
18,870 SF LOT 2
(DA) = 1,127 SF
FOR NEW DRIVEWAY
PLEASANT PLACE
2ND SUBDIVISON (3-159)
(DA) DISTURBANCE AREA
DETENTION
BASIN
EASEMENT
AREA = 0.13Ac
P.O.B. DETENTION
BASIN EASEMENT
03-18-2024
Line Chart
Line
L1
L2
L3
L4
L5
L6
L7
L8
L9
L10
L11
L12
L13
L14
L15
L16
L17
L18
L19
L20
L21
L22
L23
L24
L25
L26
Bearing
N77° 28' 12"E
N85° 59' 23"E
S89° 35' 40"E
S82° 30' 48"E
S26° 47' 22"E
S6° 10' 27"E
N89° 52' 38"W
N7° 03' 13"W
N18° 31' 45"W
N59° 26' 43"W
N78° 14' 56"W
S82° 40' 40"W
S75° 00' 46"W
N65° 04' 46"W
N23° 26' 12"E
N5° 07' 23"W
N23° 19' 24"W
N65° 15' 07"W
N77° 51' 40"W
N72° 33' 03"W
N0° 03' 04"W
N89° 31' 34"W
N0° 28' 26"E
S89° 31' 45"E
N0° 03' 42"W
N0° 07' 22"E
Length
66.32
22.50
13.13
17.91
26.75
185.38
17.35
24.91
9.90
8.84
7.77
4.82
18.61
22.15
16.96
16.51
22.76
16.40
25.08
26.42
24.18
34.06
8.00
33.98
45.37
46.06
Curve Data
Curve
C1
Radius
25.87'
Length
23.17'
CHB
N26° 55' 50"W
CH
22.40'
DELTA
51°18'29"
PRELIM & FINAL PLAT
BAB'S FIRST ADDITION
IOWA CITY, IOWA
SHPE JOB # 23014 SHEET 1 OF 1
Shoemaker Haaland
Consulting Engineers Land Surveyors
160 Holiday Road
Coralville, Iowa 52241
Phone: 319.351.7150
www.shoemaker-haaland.com
REV. DATE:
DWN.: CNP
CHK.: TJA PLAT DATE:
SURVEY DATE(S): 07-24-23
SCALE: 1" = 40'
FIELD BK.: 1133/69
LEGAL DESCRIPTION - BAB'S FIRST ADDITION
A portion of the NW1/4, Section 11, T.79N., R.6W., of the Fifth P.M., Iowa City, Iowa, being the same realty
described in the Change of Title (COT), recorded November 12, 2014, in Bk. 5301 - Pg. 605, Johnson County, Iowa
Recorder's Office, described as follows:
Beginning at the SW corner of said COT Parcel, as marked by a found CaPin #8295; Thence N 00º 51' 47” E -
387.00 ft., along the west line of said COT Parcel, to the NW corner thereof, as marked by a set 5/8” rebar
w/cap #8295; Thence S 89º 32' 55” E - 288.42 ft., along the north line of said COT Parcel, to a found 5/8” rebar
w/cap 14675, as recorded in PBk. 41 - Pg., 209; Thence N 89º 35' 11” E - 131.23 ft., along the north line of said
COT Parcel, to the NE corner thereof, as marked by a found 5/8” rebar w/cap 14675; Thence S 00º 26' 07” W -
387.24ft., (recorded 387 ft.), along the east line of said COT Parcel, to the SE corner thereof, as marked by a
found 5/8” rebar; Thence N 89º 52' 38” W - 281.53 ft., along the south line of said COT Parcel, to a found CaPin
#8295; Thence N 89º 35' 40” W - 141.00 ft., along the south line of said COT Parcel, to the Point of Beginning.
Said Parcel contains 3.74 acres.
FINAL PLAT NOTES:
1.The notes and depictions on this Plat are not intended to create any vested interest in any
stated use restriction or covenant or create any third-party beneficiaries to any noted use
restriction or covenant.
2.A 15 ft wide Utility Easement is depicted on this Plat and dedicated along the frontage of
Cedar Street to each utility company signatory on this Plat. This Easement is not assignable
to another utility entity without signatory approval and/or conveyance consideration from
the current record title holder.
3.At the direction of the City Engineer, the Disturbance Areas depicted on this Plat may be
surveyed and staked to monitor compliance.
4.Outlot A is dedicated to the City of Iowa City to satisfy the Neighborhood Open Space
requirement.
5.Outlot B is intended for private open space.
:
02-26-2024
2 OF 2
UTILITY APPROVALS:
UTILITY EASEMENTS SHOWN HEREON ARE ADEQUATE
FOR THE INSTALLATION AND MAINTAINANCE OF THE
FACILITIES REQUIRED BY THE FOLLOWING AGENCIES.
_____________________________________________
MIDAMERICAN ENERGY CO. - GAS DIVISION DATE
______________________________________________
MIDAMERICAN ENERGY CO. - ELECTRIC DIVISION DATE
______________________________________________
MEDIACOM IOWA CITY DATE
______________________________________________
LUMEN DATE
______________________________________________
IMON COMMUNICATIONS, LLC DATE
LEGAL DESCRITION - LOT 2 DISTURBANCE AREA
A strip of land 16 ft. wide, 8 ft. on each side of the following described
centerline:
Commencing at the SW corner of Lot 2, Bab's First Addition;
Thence S 89º 52' 38” E - 55.60 ft., along the south line of said Lot 2, to the
Point of Beginning of the centerline of the Disturbance Area herein
described;
Thence N 0º 07' 22” E - 46.06 ft., to the beginning of a non-tangent curve;
Thence NW'ly - 23.17 ft., along a 25.87 ft. radius curve, concave SW'ly, with
central angle of 51º 18' 29” and chord of N 26º 55' 50” W - 22.40 ft., to the
end of said centerline.
Said Disturbance Area contains 1127 sf.
LEGAL DESCRITION - LOT 1 DISTURBANCE AREA
A portion of Lot 1, Bab's First Addition described as follows:
Beginning at the SE corner of said Lot 1;
Thence N 89º 35' 40” W - 17.35 ft., along the south line of said Lot 1;
Thence traversing the following courses: N 7º 03' 13” W - 24.91 ft.; N 18º 31' 45” W -
9.90 ft.; N 59º 26' 43” W - 8.84 ft.; N 78º 14' 56” W - 7.77 ft.; S 82º 40' 40” W - 4.82
ft.; S 75º 00' 46” W - 18.61 ft.; N 65º 04' 46” W - 22.15 ft.; N 23º 26' 12” E - 16.96 ft.;
N 5º 07' 23” W - 16.51 ft.; N 23º 19' 24” W - 22.76 ft.; N 65º 15' 07” W - 16.40 ft.; N
77º 51' 40” W - 25.08 ft.; N 72º 33' 03” W - 26.42 ft.; N 0º 03' 04” W - 24.18 ft.; N
89º 31' 34” W - 34.06 ft.; N 0º 28' 26” E - 8.00 ft.; S 89º 31' 45” E - 33.98 ft.; N 0º
03' 42” W - 45.37 ft.; N 77º 28' 12” E - 66.32 ft.; N 85º 59' 23” E - 22.50 ft.; S 89º
35' 40” E - 13.13 ft.; S 82º 30' 48” E - 17.91 ft.; S 26º 47' 22” E - 26.75 ft., to the east
line of said Lot 1;
Thense S 6º 10' 27” E - 185.38 ft., along the east line of said Lot 1, to the Point of
Beginning.
Said Disturbance Area of Lot 1 contains 18,870 sf.
03-18-2024
LEGAL DESCRIPTION - LOT 1 STORMWATER DETENTION BASIN
EASEMENT
A portion of the Lot 1 Disturbance Area (D.A.), Lot 1 of Bab's First Addition
described as follows:
Beginning at the NW corner of said Lot 1 D.A.;
Thence N 77º 18' 12” E - 54.69 ft., along the north line of said Lot 1 D.A.; Thence S
05º 54' 07” E - 110.06 ft., to the westerly line of said D.A., at the SE'ly end of L18;
Thence traversing the following courses: N 65º 15' 07” W - 16.40 ft.; N 77º 51' 40”
W - 25.08 ft.; N 72º 33' 03” W - 26.42 ft.; N 0º 03' 04” W - 24.18 ft.; N 89º 31'
34” W - 34.06 ft.; N 0º 28' 26” E - 8.00 ft.; S 89º 31' 45” E - 33.98 ft.; N 0º 03'
42” W - 45.37 ft.; to the Point of Beginning.
Said Detention Basin Easement contains 5724 sf., or 0.13 acre.
AGENDA ITEM 5.
Case No. SUB23-0011
Location: North of Northgate Drive
and East of N. Dodge St./Hwy 1
STAFF REPORT
To: Planning and Zoning Commission
Item: SUB23-0011 Highlander Development Fifth
Addition
Prepared by: Anne Russett, Senior
Planner
Date: April 3, 2024
GENERAL INFORMATION:
Owner/Applicant:
Northgate Land, LLC
gina@navigatehomesiowa.com
(319)-530-8578
Contact Person: Jon Marner
MMS Consultants
j.marner@mmsconsultants.net
Requested Action: Approval of a combined preliminary and
final plat
Purpose:
A replat of Highlander Development Fourth
Addition Part 1 to create Highlander
Development Fifth Addition, a subdivision
to create one commercial lot, one outlot for
stormwater management, and two outlots
for future development
Location:
East of North Dodge Street/Highway 1 and
north of Northgate Drive
Location Map:
Size: 39.96 Acres
Existing Land Use and Zoning: Undeveloped, Agriculture; CO-1
Commercial Office
Surrounding Land Use and Zoning: North: (Farmland) County
2
Agricultural
South: (Commercial Offices) CO-1
Commercial Office
East: (Undeveloped) ID-RP
Interim Development
Research Park
West: (Agriculture and
Commercial) ID-RP Interim
Development Research
Park, CO-1 Commercial
Office, CH-1 Highway
Commercial
Comprehensive Plan:
Office Research Development Centers
District Plan:
No District Plan
Neighborhood Open Space District:
NE1
Public Meeting Notification: Property owners and residents located
with 500’ of the project site received
notification of the Planning and Zoning
Commission public meeting. Subdivision
signs were also posted on the site.
File Date: December 28, 2023
60 Day Limitation Period:
Waived by applicant
BACKGROUND INFORMATION:
This property was annexed into the City sometime between 1969 and 1972. It was zoned RI -A, a
single-family residential zone. In 1983 it was zoned Interim Development-Office Research Park (ID-
ORP) when a new city-wide zoning map and ordinance were adopted. Most recently, in 2015, (Ord.
No. 15-4610) this land was zoned Commercial Office (CO-1). Concurrent with the rezoning
application in 2015, the owner also requested approval of a preliminary and final plat for this area.
In March 2016, the City Council approved the Highlander Development Fourth Addition Part 1 Final
Plat (Attachment 2). This Final Plat created 10 commercial lots and an Outlot for stormwater
management. The plat also included in the extension of Northgate Drive to the north and
incorporated two east-west streets including Oakdale Blvd.
Although the subdivision was approved by City Council, the owner never moved forward with any
of the infrastructure improvements. At this time, the owner would like to re-subdivide Highlander
Development Fourth Addition Part 1 and also subdivide some additional undeveloped agricultural
land to the west. The proposed preliminary and final plat of Highlander Development Fifth Addition
would create one buildable commercial lot, one outlot for stormwater management, and two outlots
reserved for future development. The outlots proposed as future development outlots would need
to be resubdivided before any development activity could occur.
ANALYSIS:
Compliance with Comprehensive Plan: The Future Land Use Map of the IC2030
Comprehensive Plan identifies this area as appropriate for Office Research Development Center
uses. There is no adopted district plan for this area. As noted above, this land was rezoned to CO-
3
1 in 2015, which aligns with the general intended office uses outlined in the comprehensive plan.
Since the rezoning in 2015 there has been a decline in need for office space, which necessitated
the request for the proposed subdivision.
Subdivision Design: The proposed plat contains one buildable commercial lot (Lot 1), which is
located at the end of Northgate Drive. The subdivision also includes an outlot for stormwater
management (Outlot A), which generally aligns with the existing stormwater outlot approved
with the original plat. The proposed plat also would remove many of the original commercial lots
approved and instead include two outlots reserved for future development (Outlots B and C).
The public right-of-way originally approved with the Highlander Development Fourth Addition
Part 1 Final Plat will be vacated with the proposed request to turn buildable lots into outlots
reserved for future development. The proposed plat will require the construction of a sidewalk
along Outlot A and Lot 1.
Environmentally Sensitive Areas: There are no known environmentally sensitive areas within
the proposed subdivision. Most of the proposed subdivision has already gone through the final
platting process and previous staff reports note that when these subdivisions were reviewed it
was determined that the sensitive areas ordinance did not apply. A large portion of the proposed
subdivision includes two outlots totaling 31.72 acres. For development activity to occur within
these outlots it will require another subdivision process.
Neighborhood Open Space: The proposed subdivision does not include any residential
development; therefore, the neighborhood open space ordinance does not apply.
Storm Water Management: Stormwater management is provided in Outlot A. Outlot A is an
existing stormwater management area that was developed after the approval of the Highlander
Original Plat – Highlander Development
Fourth Addition Part 1, Approved 2016
Proposed Plat – Highlander Development
Fifth Addition
4
Development Third Addition Final Plat. Public Works is working with the owner to ensure
adequate stormwater is provided for any development on Lot 1.
Infrastructure Fees: Prior to issuance of a building permit, a watermain extension fee in the
amount of $1,138.07 (2.26 acres x $503.57) and a sanitary sewer tap-on fee in the amount of
$2,021.23 (2.26 acres x $894.35) must be paid to the City.
NEXT STEPS:
Upon recommendation from the Planning and Zoning Commission, the combined preliminary and
final plat will be considered for approval by the City Council.
STAFF RECOMMENDATION:
Staff recommends approval of SUB23-0011, an application submitted by Northgate Land, LLC for
a combined preliminary and final plat of Highlander Development Fifth Addition, a 39.96-acre
subdivision containing one commercial lot, one outlot for stormwater management, and two
outlots reserved for future development located north of Northgate Drive and east of N. Dodge
St/Highway1.
ATTACHMENTS:
1. Location Map
2. Zoning Map
3. Final Plat Highlander Development Fourth Addition Part 1, Approved 2016
4. Combined Preliminary and Final Plat Highlander Development Fifth Addition
Approved by: _________________________________________________
Danielle Sitzman, AICP, Development Services Coordinator
Department of Neighborhood and Development Services
ATTACHMENT 1
Location Map
ATTACHMENT 2
Zoning Map
ATTACHMENT 3
Final Plat Highlander Development Fourth
Addition Part 1, Approved 2016
ATTACHMENT 4
Combined Preliminary and Final Plat
Highlander Development Fifth Addition
NW
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HIGHLANDER
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8
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POINT OF BEGINNING
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LABEL
EASEMENT IDENTIFICATION TABLE
DESCRIPTION
3
Notes on this plat are not intended to
create any vested private interest in
any stated use restriction or covenant
or create any third party beneficiaries
to any noted use restriction or
covenant.
LOCATION:
HIGHLANDER DEVELOPMENT FOURTH ADDITION AND A
PART OF THE NORTHWEST QUARTER OF THE
SOUTHEAST QUARTER OF SECTION 36, TOWNSHIP 80
NORTH, RANGE 6 WEST, OF THE FIFTH PRINCIPAL
MERIDIAN, IOWA CITY, JOHNSON COUNTY, IOWA.
LAND SURVEYOR:
RICHARD R. NOWOTNY P.L.S
MMS CONSULTANTS INC.
1917 SOUTH GILBERT STREET
IOWA CITY, IOWA, 52240
PHONE:319-351-8282
SUBDIVIDER:
NAVIGATE HOMES
755 MORMON TREK BLVD.
IOWA CITY, IOWA 52246
SUBDIVIDER'S ATTORNEY:
CRYSTAL RAIBER
PHELAN TUCKER LAW LLP
321 EAST MARKET STREET
P.O. BOX 2150
IOWA CITY, IA 52244
DOCUMENT RETURN INFORMATION:
LAND SURVEYOR
DATE OF SURVEY:
11-20-2023
PROPRIETOR OR OWNER:
NORTHGATE LAND LLC
755 MORMON TREK BLVD
IOWA CITY, IOWA 52246
NOTE:
ALL BEARINGS ARE BASED ON IOWA STATE PLANE
COORDINATES (SOUTH ZONE), LIBRARY CALIBRATION
USING THE IOWA REAL TIME NETWORK (RTN), THE
DISTANCES SHOWN ON THE PLAT ARE GROUND
DISTANCES AND NOT GRID DISTANCES.
PRELIMINARY AND FINAL PLAT
HIGHLANDER DEVELOPMENT FIFTH ADDITION
IOWA CITY, JOHNSON COUNTY, IOWA
A RESUBDIVISION OF HIGHLANDER DEVELOPMENT FOURTH ADDITION PART 1 AND A PART OF THE
NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 36-T80N-R6W OF THE FIFTH P.M.
S87°24'52"W327.26'
N0
2
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3
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29
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4
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S87°26'23"W328.73'
29
5
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3
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'
GRAPHIC SCALE IN FEET
1"=100'
0 10 25 50 75 100
A
B
LABEL
PROPERTY MONUMENTATION TABLE
DESCRIPTION
C
1
22
3
3
3
3
3
3
3
2
2
4
5
6
40' X 80' TEMPORARY TURN AROUND EASEMENT9
20' WIDE SANITARY SEWER SERVICE EASEMENT10
4
4
4
4
5
5
5
5
6
6
9
10
A
B
B
B
B
C
C
DESCRIPTION - HIGHLANDER DEVELOPMENT FIFTH ADDITION
BEGINNING at the Center of Section 36, Township 80 North, Range 6 West, of the Fifth
Principal Meridian, Iowa City, Johnson County, Iowa; Thence N88°30'58"E, along the
North Line of the Northwest Quarter of the Southeast Quarter of said Section 36, a
distance of 1326.54 feet, to the Northeast Corner of said Northwest Quarter of the
Southeast Quarter, and the Northeast Corner of Highlander Development Fourth
Addition Part 1, in accordance with the Plat thereof Recorded in Plat Book 60 at Page 365
of the Records of the Johnson County Recorder's Office ; Thence S02°06'05"E, along the
East Line of said Highlander Development Fourth Addition Part 1, a distance 1106.16
feet, to the Southeast Corner thereof; Thence S87°26'23"W, along the South Line of said
Highlander Development Fourth Addition Part 1, a distance of 398.30 feet; Thence
S02°18'01"E, along said South Line, 433.79 feet; Thence Southwesterly, 193.29 feet,
along said South Line on a 201.43 foot radius curve, concave Northwesterly, whose
185.96 foot chord bears S25°21'44"W; Thence N41°53'42"W, along said South Line,
282.13 feet; Thence N62°23'51"W, along said South Line, 757.74 feet, to the Southwest
Corner of said Highlander Development Fourth Addition Part 1; Thence N02°21'50"W,
1130.20 feet, to the POINT OF BEGINNING. Said Highlander Development Fifth Addition
contains 39.96 Acres, and is subject to easements and restrictions of record.
PLAT/PLAN APPROVED
by the
City of Iowa City
City Clerk Date:
Date:
Date:
Date:
Date:
Date:
262,029 SF 6.02 ACRES
N0
2
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3
5
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0
8
"
W
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5
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8
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2
.
2
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'
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°
5
2
'
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"
E
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9
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'
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30.44'
435,600 SF 10.00 ACRES
OUTLOT "C"
"RESERVED FOR FUTURE DEVELOPMENT"
946,179 SF 21.72 ACRES
32
8
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'
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7
.
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8
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10
STORM WATER MANAGEMENT EASEMENT
AGENDA ITEM 6.
2023 Iowa City Residential
Development Analysis
Date: April 3, 2024
To: Planning and Zoning Commission
From: Anne Russett, Senior Planner, Neighborhood and Development Services
Re: 2023 Residential Development Report
At your meeting on April 3, 2024 staff will provide an overview of the 2023 Residential
Development Report. Attached is the report for your review.
Neighborhood & Development Services
CITY OF IOWA CITY | 410 E. WASHINGTON STREET, IOWA CITY, IA 52240
2023 Residential
Development Report
CITY OF IOWA CITY
2023 RESIDENTIAL DEVELOPMENT REPORT 12/31/2023
NEIGHBORHOOD & DEVELOPMENT SERVICES 1
This page is intended to be blank
2023 RESIDENTIAL DEVELOPMENT REPORT 12/31/2023
NEIGHBORHOOD & DEVELOPMENT SERVICES 2
Introduction
Residential development is the process by which land is prepared
for new dwellings, either through new construction on vacant land
or redevelopment of land that has been previously developed.
Every year, the City of Iowa City analyzes local data to identify
development patterns and track recent and longer-term trends.
The goal is to provide accurate information that can inform land
use and planning decision-making processes.
One of the fundamental aspects of planning is accommodating the
growth of the community. Where a demand for housing goes
unmet, the City may see impacts to its population growth and the
growth of surrounding communities. This in turn can negatively
affect the City’s sustainability and housing affordability goals.
Report Highlights
- 2023 had more subdivision activity than the past few years, but single-family lot creation is
still low compared to historic trends (especially when excluding manufactured housing units).
In addition, most new multi-family capacity is due to the West Riverfront redevelopment
project in Riverfront Crossings (RFC) at the intersection of Myrtle Ave. and S. Riverside Dr.
- The total number of dwelling units permitted exceeded 10-year trends, but single-family
permits are at a near all-time low and duplex permitting is limited.
- The number of dwelling units demolished was elevated this year at 120 units. However, this
was mostly due to West Riverfront redevelopment project in RFC which accounted for 109
units, primarily in older multi-family buildings.
- Activity in the University Impact Area was also higher this year due to the West Riverfront
redevelopment project in RFC. Furthermore, the trend of converting duplexes to single-family
homes continues.
- The supply of vacant lots has increased since the previous year, though several subdivisions
still do not have infrastructure in place. This should improve in the upcoming years.
- If permitting trends from 2020 through 2023 continue, the City is expected to only meet 77%
of its demand for new housing by 2030 with a deficit of more than 1,000 dwellings.
Important Definitions
Single-Family
•1 principal dwelling
unit on 1 lot
•May be detached
from (SFD) or
attached to (SFA)
adjacent units (i.e.
townhomes or zero
lot-line dwellings)
•May have an
accessory dwelling
Duplex
•2 principal dwelling
units on 1 lot
(DUP)
•May have an
accessory dwelling
Multi-Family
•3 or more principal
dwelling units on 1
lot (MF)
•May include
apartments or
condominiums
•For mixed use
buildings, all
dwellings are
considered multi-
family
Accessory
Dwelling
•1 accessory
dwelling unit on 1
lot with another
principal use
(ADU)
•May be accessory
to a single-family
or duplex use
The Metropolitan Planning
Organization of Johnson
County (MPOJC) projects a
demand for around 10,200
new residents in Iowa City
between 2020 and 2030.
This requires the
construction of
approximately 4,610 new
dwellings to accommodate
this growth between 2020
and 2030.
2023 RESIDENTIAL DEVELOPMENT REPORT 12/31/2023
NEIGHBORHOOD & DEVELOPMENT SERVICES 3
Final Plat Activity
Final plats are a subdivision process that
permanently delineates the location and
dimensions of features pertinent to the transfer
of property. Final plats are a leading indicator
for the anticipated number of single-family and
duplex dwelling units. To a lesser extent, it can
foreshadow the development of multi-family
dwellings.
than is typical, but recent trends in
single-family lot creation is still low
compared to historic trends. In
addition, most lots created that
accommodate multi-family uses
are due to the redevelopment of
land at the intersection of Myrtle
Avenue and S. Riverside Drive.
New Dwelling Units by Final Plat, 2023
Subdivision SFD SFA DUP MF
Monument Hills 67* 0 0 47
Cardinal Heights Pt. 1 & 2 0 0 44 34
Chickadee 3* 0 0 0
Riverfront West First Addition 0 0 0 291
Iowa River Mobile Home Park 35 0 0 0
Timber Valley Run 0 9 0 8
Total 105 9 44 380
*One lot was platted for an existing SFD home
Anticipated Dwelling Units Accommodated by Lots Platted
2014 2015 2016 2017 2018 2019 2020 2021 2022 2023
Single-Family Detached 252 207 169 31 105 79 56 65 18 105*
Single-Family Attached 2 52 0 0 0 0 0 0 0 9
Duplex 2 18 0 14 12 0 0 12 0 44
Multi-Family 7 144 98 279 206 204 108 32 140** 380
Total 263 421 267 324 323 283 164 109 158 538
* Includes 35 manufactured housing units
** Includes 120-bed assisted group living use
0
50
100
150
200
250
300
350
400
450
500
550
2014 2015 2016 2017 2018 2019 2020 2021 2022 2023
Single-Family Detached Single-Family Attached Duplex Multi-Family
2014-2023 (10 yr)
2014-2023 (10 yr)
285 units/yr
SFD: 109 units/yr
SFA/DUP: 16 units/yr
MF: 160/yr
2020-2023
242 units/yr
SFD: 61 units/yr
SFA/DUP: 16 units/yr
MF: 165/yr
Average Dwelling Units Accommodated by Lots Platted
More lots were created in 2023 than is
typical, but recent trends in single-family
lot creation is still low compared to
historic trends (when excluding
manufactured housing). In addition,
most lots created that accommodate
multi-family uses are due to the West
Riverfront redevelopment project in RFC
at the intersection of Myrtle Avenue and
S. Riverside Drive. RFC projects
typically do not require a final plat.
MORMONTREKBLVDSYCAMORE ST420STSEKEOKUKSTPRAIRIEDUCHIENRDRIVERSIDEDRGILBERTSTKIRKWOODAVEOLDHWY218MARKET ST1STAVEDODGESTBURLINGTON STROCHESTERAVECOURTSTMUSCATINEAVEHWY6SUNSETSTDUBUQUESTLOWERMUSCATINERDJEFFERSON STCAMPCARDINALBLVDGOVERNORSTHWY 218CHURCHSTPARK RDROHRETRDHWY 80ROCKYSHOREDRMELROSE AVESUMMIT STFOSTERRDMCCOLLISTERBLVDBENTON STSCOTTBLVDHWY 1¯00.751.50.38MilesLegendCity LimitsFinal Plats, 2023Final Plats, 2014-2022Residential Final PlatsAs of January 1, 2024Created by: Kirk LehmannCardinal Heights Pt. 1 & 2Monument HillsTimber Valley RunChickadeeIowa River Mobile Home ParkRiverfront West
2023 RESIDENTIAL DEVELOPMENT REPORT 12/31/2023
NEIGHBORHOOD & DEVELOPMENT SERVICES 5
Building Permit Activity
The issuance of a building permit is the final
administrative approval of building plans to
allow new construction. It is the last step of the
residential development process and provides a
basis for how many new dwellings are expected
in the near future. Demolition permits are a type
of building permit that allows the removal of a
structure. Both indicate the anticipated change
in dwellings.
Net Change in Dwelling Units
2014 2015 2016 2017 2018 2019 2020 2021 2022 2023
Units Permitted 449 691 1,087 517 457 578 162 333 364 562*
Units Demolished -29 -32 -160 -12 -13 -4 -12 -7 -22 -120
Net Change in Units 420 659 927 505 444 574 150 326 342 442
*Includes 120-bed assisted group living use and 22-bed community service - shelter use
New Dwelling Units (based on building permit issuance)
Dwelling Units Demolished (based on demolition permit issuance)
2014 2015 2016 2017 2018 2019 2020 2021 2022 2023
Acc. Dwelling Units 3 2 1 0 2 0 0 0 2 1
Multi-Family 258 546 905 353 340 495 55 195 266 505
Duplex 12 6 12 8 10 6 8 6 2 4
Single-Family Attached 12 28 18 6 2 2 0 0 0 2
Single-Family Detached 164 109 151 150 103 75 99 132 95 50
0
200
400
600
800
1000
1200
2014 2015 2016 2017 2018 2019 2020 2021 2022 2023
Multi-Family -20 -28 -148 -5 0 0 0 0 -18 -104
Duplex -2 -2 0 -2 -6 0 0 0 0 -6
Single-Family Detached -7 -2 -12 -5 -7 -4 -12 -7 -4 -10
-200
-150
-100
-50
0
2014-2023 (10 yr)
520 units/yr
SFD: 113 units/yr
SFA/DUP: 14 units/yr
MF: 392/yr
ADU: 1/yr
2020-2023
355 units/yr
SFD: 94 units/yr
SFA/DUP: 6 units/yr
MF: 255/yr
ADU: <1/yr
Average Dwelling Units Permitted
While the total number of units
permitted in 2023 is above recent
averages, it is almost exclusively due to
multi-family units. Single-family building
permits are near all-time lows and the
permitting of duplexes is limited.
Demos jumped in 2023 due to the West
Riverfront redevelopment project in RFC.
MORMONTREKBLVDSYCAMORE ST420STSEKEOKUKSTPRAIRIEDUCHIENRDRIVERSIDEDRGILBERTSTKIRKWOODAVEOLDHWY218MARKET ST1STAVEDODGESTBURLINGTON STROCHESTERAVECOURTSTMUSCATINEAVEHWY6SUNSETSTDUBUQUESTLOWERMUSCATINERDJEFFERSON STCAMPCARDINALBLVDGOVERNORSTHWY 218CHURCHSTPARK RDROHRETRDHWY 80ROCKYSHOREDRMELROSE AVESUMMIT STFOSTERRDMCCOLLISTERBLVDBENTON STSCOTTBLVDHWY 1¯00.751.50.38MilesLegendCity LimitsResidential BuildingPermit, 2014-2022Residential Conversion,2014-2022Residential Demolition,2014-2022Residential BuildingPermit, 2023Residential Conversion,2023Residential Demolition,2023Building & Demolition PermitsAs of January 1, 2024Created by: Kirk Lehmann
2023 RESIDENTIAL DEVELOPMENT REPORT 12/31/2023
NEIGHBORHOOD & DEVELOPMENT SERVICES 7
University Impact Area Activity
Changes in the University Impact Area (UIA) are often attributable to
large redevelopment projects in the Riverfront Crossings (RFC)
District. In 2023, the only significant new construction project in the
UIA was the Riverfront West redevelopment project at the
intersection of Myrtle Avenue and S. Riverside Drive, consisting of
291 dwelling units. Other permit activity included:
- 3 building permits for single-family detached homes;
- 1 building permit for an accessory dwelling unit;
- 3 homes converted from duplex to single-family uses; and
- 1 commercial building converted to a duplex use.
Regarding demolitions in the UIA in 2023, most occurred in the RFC District. 109 units were
demolished as part of the West Riverfront redevelopment project (mostly in older multi-family
buildings) and 3 single-family homes along Capitol Street were demolished by the County for future
public use. The 2 other demolitions in the UIA were single-family homes intended for redevelopment
(one for single-family use, and one for an undetermined use).
University Impact Area Permit Activity
2014 2015 2016 2017 2018 2019 2020 2021 2022 2023
Building Permits
Single-Family Detached 2 2 1 6 4 1 1 1 1 3
Duplex 4 0 8 4 4 0 2 2 0 0
Multi-Family 20 167 531 157 193 151 4 110 5 291
Acc. Dwelling Unit 0 0 0 0 0 0 0 0 1 1
Demolition Permits
Single-Family Detached -3 -1 -4 -2 -1 -1 -3 -2 -1 -8
Duplex -2 -2 0 0 -4 0 0 0 0 -2
Multi-Family -4 -16 -3 -5 0 0 0 0 0 -104
Net Change in Units 17 150 533 160 196 151 4 111 6 181
Conversions
DUP to SFD 1 1 1 0 2 1 2 0 4 3
MF to SFD 1 0 0 0 0 0 0 0 0 0
MF to Non-Residential 0 0 0 1 0 0 0 0 0 0
Non-Residential to DUP 0 0 0 0 0 0 0 0 0 1
The University impact Area
includes residential
neighborhoods near the
University of Iowa campus
that contain higher levels of
undergraduate students,
including but not limited to the
Northside/Goosetown,
College Hill, Melrose, and
Miller Orchard
neighborhoods.
KEOKUKSTGINTERAVERIVERSIDEDRGILBERTSTKIRKWOOD AVEMARKET STHWY6BURLINGTON STBYINGTONRDMUSCATINE AVEROCHESTER AVEMELROSE AVEDUBUQUESTLOWER MUSCATINE RDJEFFERSON STSYCAMORESTGOVERNORSTDODGESTCOURT STCHURCH STPARK RDSUNSETSTROCKYSHOREDRSUMMITSTHWY1BENTON ST¯00.250.50.13MilesLegendCity LimitsUniversity Impact AreaRiverfront CrossingsDistrictFinal Plats, 2023Final Plats, 2014-2022Residential BuildingPermit, 2014-2022Residential Conversion,2014-2022Residential Demolition,2014-2022Residential BuildingPermit, 2023Residential Conversion,2023Residential Demolition,2023University Impact AreaAs of January 1, 2024Created by: Kirk Lehmann
2023 RESIDENTIAL DEVELOPMENT REPORT 12/31/2023
NEIGHBORHOOD & DEVELOPMENT SERVICES 9
Lot Supply
Examining the supply of vacant, buildable lots provides an
understanding of the growth capacity within existing areas of
Iowa City. It is an especially important predictor for single-family
and duplex development because most of that type of building
activity occurs on recently created lots. However, many multi-
family dwellings are created by redeveloping existing sites, so
the supply of multi-family lots is less of a leading indicator for
that type of development.
Existing Vacant Lots
To issue a building permit for a newly created lot, public infrastructure such as streets, water and
sewer lines, and stormwater facilities must be provided. Lots that were created but have no
infrastructure are considered unimproved and are not yet buildable. Once infrastructure is provided,
a lot is considered buildable and can have a building permit issued.
Most unimproved lots tend to be from recently created subdivisions where infrastructure is still under
construction. However, lots are occasionally platted but remain unimproved for several years, and in
limited cases remain unimproved for decades (and will likely never become buildable).
Buildable Status of Existing Vacant Lots by Building Type
Dwelling
Type
Unimproved Buildable Total
Lots Units Lots Units Lots Units
Single-Family Detached 118 118 261 261 379 379
Single-Family Attached 24 24 33 33 57 57
Duplex 26 52 6 12 32 64
Multi-Family 5 86 18 612* 23 698*
* Does not include an anticipated number of units on 3 vacant lots that have unrestricted density.
Vacant Lot Supply Build-Out Analysis
A build-out analysis of the vacant lot supply estimates how long it would take for the current number
of vacant, buildable lots to be developed based on the 10-year average in building permits issued by
building type. Several factors can improve the outlook, such as the construction of infrastructure for
unimproved lots. Overall, this analysis is more important for single-family and duplex development.
Anticipated Build Out of Current Vacant Lot Supply
Note: This is the first year single-family detached and attached are evaluated separately.
2023 2024 2025 2026 2027 2028 2029
Multi-Family
Duplex
Single-Family Attached
Single-Family Detached The anticipated build-out timeframe for
vacant single-family lots increased from
2022 due to low building permit
numbers and the construction of new
infrastructure which made older lots
buildable. The supply of vacant duplex
lots is also being built out steadily, but
anticipated infrastructure should
increase the buildable supply next year.
Percent of units permitted in the
past 10 years on recently created
lots (i.e. lots created since 1990):
• Single-Family Detached: 96%
• Single-Family Attached: 100%
• Duplex: 84%
• Multi-Family: 33%
1.6 years
1.6 years
4.7 years
2.3 years
2023 RESIDENTIAL DEVELOPMENT REPORT 12/31/2023
NEIGHBORHOOD & DEVELOPMENT SERVICES 10
Development Projection
Accommodating new residential growth is a fundamental aspect of planning for the future of Iowa
City. To determine if Iowa City’s anticipated needs will be met, the City compares the number of
permits recently issued to expected population growth.
Anticipated Supply and Demand
The Metropolitan Planning Organization of Johnson County projects that Iowa City’s population will
reach approximately 85,070 residents by 2030, which is an increase of around 10,240 new residents
from 2020 through 2029. This suggests a demand for just over 4,610 new dwelling units within that
timeframe.
Alternatively, development can be projected using the recent average number of dwelling units
permitted annually. If the anticipated number of new dwelling units is less than the projected need,
then it indicates that the future supply of housing will be inadequate to accommodate projected
growth.
Projected Need vs. Projected Development (in dwelling units)
Discussion
Recent building permit trends suggest that the City will not meet its projected demand for new
housing, which can have negative repercussions. First, excess housing demand may encourage
additional growth in nearby cities, such as Tiffin or North Liberty, which have seen a proliferation of
new residential development. This can negatively impact the City’s environmental goals as homes
are built further from employment centers and commuting distance, car dependence, and traffic
congestion increases. In addition, an insufficient supply of housing can increase the cost of housing -
when the supply cannot meet the demand for new dwellings, Iowa City will become less affordable.
Consequently, it is important to continue encouraging residential growth in areas that have access to
City services, such as in infill locations, as well as in the City’s designated growth areas which are
anticipated to become part of the City in the future. Policies for development are laid out in more
detail in the City’s Comprehensive Plan.
Recent permit trends (i.e. since
2020) suggest the City will only see
3,550 new units developed between
2020 and 2030. This only
accommodates 77% of projected
demand and leaves a deficit of over
1,000 units.
940 60 2550 1060
4610
0 1,000 2,000 3,000 4,000 5,000
Projected
Development
Projected
Need
SFD: MF: SFA/
DUP: Deficit:
AGENDA ITEM 7.
February 21, 2024 Meeting Minutes
MINUTES PRELIMINARY
PLANNING AND ZONING COMMISSION
FEBRUARY 21, 2024 – 6:00 PM – FORMAL MEETING
EMMA J. HARVAT HALL, CITY HALL
MEMBERS PRESENT: Susan Craig, Maggie Elliott, Mike Hensch, Maria Padron, Scott
Quellhorst, Billie Townsend, Chad Wade
MEMBERS ABSENT:
STAFF PRESENT: Madison Conley, Sara Hektoen, Anne Russett, Parker Walsh
OTHERS PRESENT: Mike Huizenga, Josh Entler, Jordan Sellergren, Ginalie Swaim,
Deanna Thomann, Kevin Boyd, Tomas Agran, Bob Wise, Sharon
DeGraw, Missy Moreton
RECOMMENDATIONS TO COUNCIL:
By a vote of 7-0 the Commission recommends approval of CREZ24-0001 and application for a
County conditional use permit to allow a telecommunications tower for property located at 355
street and east of Kansas Avenue in unincorporated Johnson County.
By a vote of 7-0 the Commission recommends approval of CREZ24-0002, an application for a
County conditional use permit for a temporary asphalt and concrete recycling use.
By a vote of 6-1 (Wade dissenting) the Commission recommends approval of REZ24- 0001, an
application to rezone 302-316 E. Bloomington Street from Central Business Service (CB-2) zone
to CB-2 with a Historic District Overlay OHD/CB-2) zone in order to designate it as a Local
Historic Landmark.
CALL TO ORDER:
Hensch called the meeting to order at 6:00 PM.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
None.
CASE NO. CREZ24-0001
Location: South of 355 St and East of Kansas Ave SW, Unincorporated Johnson County
An application for a County conditional use permit to allow a telecommunications tower on land
zoned County Agricultural (A) in unincorporated Johnson County.
Walsh began the staff report showing a map of the property located south of 355 Street and east
of Kansas Avenue SW, in unincorporated Johnson County and then also the zoning map and
stated this is a conditional use permit to allow a telecommunications tower on land zoned County
Agricultural. Most of the land in the area is currently agricultural with some residential zoned
property north of 355 Street. Next Walsh shared the Fringe Area Map and noted this property is
outside of the County/City fringe area and is not likely to be annexed into the City but the
County's Unified Development Code does have a requirement that all conditional use permits go
Planning and Zoning Commission
February 21, 2024
Page 2 of 14
to any City within two miles of the property and that is why they are going over this application
tonight.
The proposal will put a 180 feet tall tower on the property and the tower will be fully fenced with
barbed wire for security and safety reasons. It will be screened with plantings that are native
species that have a minimum mature height of 60 feet and they will be planted arranged between
five and six feet. The tower will need to meet the Johnson County Unified Development Code
standards and that review will be done by the County. Some of the approval criteria would
include a specific height for the security fence and screening.
Staff recommends approval of application CREZ24-0001 for a County conditional use permit to
allow a telecommunications tower for property located at 355 Street and east of Kansas Avenue
in unincorporated Johnson County.
Upon recommendation from the Commission this application will go to City Council on March 19.
Following City Council's recommendation it will be heard by the Johnson County Board of
Adjustment but that meeting has not been set yet.
Hensch opened the public hearing.
Mike Huizenga (GSS, Inc.) is representing the applicant, US Cellular, along with Sean
Hempstead as it relates to the 180 foot self-support telecommunication tower that they're
proposing by way of a conditional use permit off 355 Street within Johnson County's jurisdiction.
Huizenga noted they do meet all Johnson County zoning requirements but one of the
requirements that Johnson County has from their zoning ordinance is that they are to receive
official comment from any city located within a two-mile radius of where they're proposing their
tower and obviously Iowa City falls into that category. Huizenga stated the reason they are
proposing this tower is there are currently two towers located approximately a half mile northeast
of where they're proposing this new tower but both of those towers are scheduled to be
decommissioned. One of those towers US Cellular is currently on and so the hope is to maintain
current coverage and capacity in the area with the construction of the new tower.
Hensch noted since the other towers are being decommissioned, what's the planned life of this
particular tower. Huizenga replied the lease timeline they are targeting is somewhere around 95
years but that's not necessarily indicative of how long the tower is going to be up. From US
Cellular’s standpoint is to have leases that extend that long to secure the land to make it
available for them to use for a tower long into the future.
Elliott asked what happens to the decommissioned tower. Huizenga stated in his experience
working through US Cellular leases they have very specific language on their leases for removal
of improvements so the towers come down and then they're usually removed to below grade, a
minimum of a foot to 36 inches, depending on the negotiations that took place when the tower
originally went up.
Hensch closed the public hearing.
Towsend moved to approve CREZ24-0001 and application for a County conditional use
permit to allow a telecommunications tower for property located at 355 Street and east of
Kansas Avenue in unincorporated Johnson County.
Planning and Zoning Commission
February 21, 2024
Page 3 of 14
Elliott second the motion.
A vote was taken and the motion passed 7-0.
CASE NO. CREZ24-0002
Location: South of IWV Rd SW and West of Kansas Ave SW, Unincorporated Johnson County
An application for a County conditional use permit to allow a temporary concrete and asphalt
recycling use on land zoned County Agriculture (A) in unincorporated Johnson County outside
the City's growth area.
Russett began the staff report with the aerial map showing that the property is located west of
Kansas Avenue SW and then the zoning map. Russett noted the land is zoned County
Agriculture and there's a few parcels of land to the north that are zoned residential and then to
the east is land zoned P (Public) for the City of Iowa City's landfill. Russett stated this land is in
the City's fringe area but is outside the growth area and not anticipated to be annexed by the
City. However, as Parker mentioned the County's Zoning Code requires review by cities within
two miles and that's why this is before the Commission tonight.
Asphalt and concrete recycling plants are allowed by conditional use permit in the County
Agriculture zone. Their proposal is temporary asphalt and concrete recycling and they anticipate
the use would last for one year. Access to the site would be from an existing field entrance off of
Kansas Avenue SW. Russett noted there are specific use criteria that need to be met for these
types of concrete recycling uses and the County will ensure that those are met as part of their
review.
Staff is recommending approval of CREZ24-0002, an application for a County conditional use
permit for a temporary asphalt and concrete recycling use.
Hensch asked if conditional use permits have a time limit or do they go forever with the property.
Russett is unsure how the County handles those permits.
Craig is curious that this is temporary because if they are tearing up a road out someplace will
they take this stuff to recycle it or is this a common thing that they would do for a year and then
go someplace else. Russett noted the applicant could answer those questions.
Hensch opened the public hearing.
Josh Entler (Concise Earth Construction) is here representing the applicant, the landowner, as
the prospective contractor that would be doing the crushing. He stated this is temporary, the
timespan they are requesting is one year, which is part of the requirement in the Code for them
to go to the Board of Adjustment for the County. They are asking for a one-year window just
because it takes time to find all their operators to make it work and need to have a 12 month
window of when this permit would be valid. He stated it’s like $30,000 a month to rent this
crusher so they’ve also agreed to a 60-to-90-day operational window of when they will have a
pile of material on site that they would like to give a new life and recycle.
Hensch noted he has seen these before many times around big road projects and they are
typically always done on a temporary basis, the crushing operation is set up and then the next
Planning and Zoning Commission
February 21, 2024
Page 4 of 14
time one drives by it's gone. Entler stated yes usually they have a pile that's somewhat localized,
they recycle that material, and then they move on to the next project.
Hensch closed the public hearing.
Elliott moved to recommend approval of CREZ24-0002, an application for a County
conditional use permit for a temporary asphalt and concrete recycling use.
Craig seconded the motion.
A vote was taken and the motion passed 7-0.
CASE NO. REZ24-0001
Location: 302-316 E. Bloomington St
An application initiated by the Historic Preservation Commission for a rezoning of approximately
0.45 acres of land from Central Business Service (CB-2) zone to CB-2 with a Historic District
Overlay (OHD/CB-2) zone to designate the property as an Iowa City Historic Landmark.
Conley began the staff report showing an aerial map of the property for the proposed rezoning.
The property is located north of East Bloomington Street and to the east of North Linn Street.
She next shared the zoning map which shows to the west there's the RNS-12 zone, to the east is
CB-2 and to the south is CB-2 as well.
For some background for the property in question, Conley stated on the date October 9, 2023,
the Historic Preservation Commission recommended moving forward with the local landmark
designation. Then on October 30, 2023, a letter was sent to the property owner that explained
the Historic Preservation Commission’s interest in landmarking the property as well as requested
a meeting. On December 4, 2023, staff and the Historic Preservation Commission Chair met
with the property owner and then on February 8, 2024, the Historic Preservation Commission
recommended approval of the local landmark designation. The Historic Preservation
Commission found that this property is significant for its role in the ethnic and commercial history
of Iowa City's Northside Neighborhood. They found that the building is a well-preserved example
of Italianate architecture and found that the property met the following local landmark criteria. (A)
it is significant to American and/or Iowa City history, architecture, archaeology and culture. (B) it
possesses integrity of location, design, setting, materials and workmanship. (C) it is associated
with events that have made a significant contribution to the broad patterns of Iowa City history.
And lastly, (E) it embodies the distinctive characteristics of a tight 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.
Currently the property is zoned CB-2 and the purpose of this zone is to serve as a transition
between intense land uses in the Central Business Service District and adjoining areas. The
proposed zoning is to the OHD/CB-2 zone and the purpose of the OHD zone is to designate
local historic landmarks and historic districts. The OHD zone requires exterior building
modifications, ones that require regulated permit, to go through the historic review process, and it
supports the continued use of historic buildings through regulatory and financial incentives.
These incentives include special exception eligibility in which it would allow the Board of
Planning and Zoning Commission
February 21, 2024
Page 5 of 14
Adjustment to waive or modify certain zoning requirements. Additionally, the property would be
eligible for the Iowa City Historic Preservation Fund and additional tax credits.
Conley next showed some photos of the 302-316 East Bloomington Street property.
Conley then reviewed the rezoning criteria and how the proposed development fits in with the
policy vision of the City. The landmark designation is a zoning overlay and therefore requires
recommendation from the Planning and Zoning Commission to the City Council. It's the
Commission's role to review the proposed designation based on its relation to the
Comprehensive Plan and the proposed public improvements and plans for the renewal of the
area involved. In this case, they would need to analyze the IC 2030 Comprehensive Plan, the
Central District Plan and the Historic Preservation Plan, which are all relevant to the proposed
rezoning. To start the IC 2030 Plan includes principle goals and strategies that are in support of
the local landmark rezoning. There's a neighborhood design principle which states to preserve
historic resources and reinvest in established neighborhoods. The intent of this principle is to
ensure the stability and livability of the City's historic neighborhoods to preserve culture, history
and the identity of the City. The land use section of the Plan includes the following “will continue
to protect our community’s historical, environmental, and aesthetic assets” and the strategy that
supports this goal includes “developing strategies to encourage the protection of natural areas
and historic features and support the enhancement of areas to continue support for the Iowa City
Historic Preservation Plan”. The plan also mentions how Historic Preservation policies have
helped to save Iowa City's most historic buildings and have preserved the distinctive architecture
of entire neighborhoods. The housing section of the Plan includes the following goal “preserve
the integrity of existing neighborhoods and the historic nature of older neighborhoods”. Included
as a strategy is “aim to support the Historic Preservation Commission's efforts to meet its goals”.
Conley next reviewed the Central District Plan which includes goals and objectives that are also
in support of the local landmark rezoning and emphasize the historic character of the
neighborhood. The Central District Plan notes that the City has been successful in protecting
historic resources in the Central District through the adoption of historic district and conservation
district overlay zones and by bestowing historic landmark status on the area's most significant
buildings and properties. The Plan also states that although some redevelopment of the area is
likely there's a strong desire to maintain the historic main street character and the property that
helps maintain the distinct identity and scale of the area. Additionally, many community members
indicated that the historic character of the Northside Marketplace is one of its greatest assets.
The Central District Plan includes the goal “preserve and promote the unique aspects of the
Northside Marketplace” and that is followed by the supporting objectives. First, established
policies and regulations that will preserve the existing scale and main street commercial
character of the Northside Marketplace and second, protect historic buildings as an integral part
of the Northside Marketplace. Overall, the designation of the property as a local historic landmark
will achieve the objective related to protecting historic buildings.
Lastly, the Historic Preservation Plan contains a mission statement that states “Iowa City and its
citizens seek to identify, protect and preserve the community's historic resources in order to
enhance the quality of life and economic well-being of current and future generations”. This Plan
includes the following goal “identify historic resources to Iowa City's past” and this goal is here to
help promote the mission statement. This goal is supported through the following objectives,
continuing to research and evaluate historic resources through the systematic and prioritize
completion of neighborhood and thematic based historical and architectural surveys, have the
Planning and Zoning Commission
February 21, 2024
Page 6 of 14
Historic Preservation Commission set designation priorities for historic districts, have landmarks
that emphasize the most important or threatened resources first, and encourage the local
landmark designations by the Historic Preservation Commission by continuing to nominate
individual properties in historic districts to the National Register of Historic Places, and when
appropriate pursue local designation as landmarks in historic districts for the National Register
properties. The Historic Preservation Plan also includes the Gilbert/Linn Street Historic District
and this section is listed in the National Register of Historic Places. The locally designated
District is referred to as the Northside Historic District and although the subject property is not
located in either of these districts since they are residential, this section of the Plan discusses the
importance of various properties both in and outside of these Districts. The Gilbert/Linn Street
Historic District includes the following objective, to incorporate historic preservation efforts in
planning for the Northside Marketplace retail district, which is intersecting blocks at Market, Linn,
Gilbert and Bloomington Streets. The importance of the subject property is discussed within this
objective because it's specifically discussed as promoting the preservation of architectural
elements such as this Slezak Building National Hall.
Staff has also received correspondence which has been forwarded to the Commission and hard
copies have been provided at the meeting. Staff received 43 letters in support of the proposed
rezoning which was included in the agenda packet and seven additional pieces of
correspondence were received in support of the rezoning after packet publication. Conley noted
the property only owner, Gary Skarda, stated he did not support the proposed rezoning at the
Historic Preservation Commission meeting.
Staff recommends approval of REZ24- 0001, an application to rezone 302-316 East Bloomington
Street from Central Business Service (CB-2) zone to CB-2 with a Historic District Overlay
(OHD/CB-2) zone in order to designate it as a Local Historic Landmark.
Next steps, since the landmark designation was voted unanimously by the Historic Preservation
Commission, upon P&Z recommendation City Council will set the date of the public hearing for
the property for 302-316 East Bloomington Street.
Hensch asked if for a rezoning it's not necessary for the property owner to consent to the
rezoning. Conley confirmed that was correct.
Quellhorst asked if staff took into account that property owner’s objections to rezoning at all and
the cost that might be imposed by the imposition of that historic overlay. Russett replied their
role was to review the rezoning in the context of the policies in the Comprehensive Plan. There
are specific criteria in the zoning code that speak to the criteria that are supposed to be
considered as part of this rezoning and cost is not part of the consideration. Quellhorst asked if it
is considered anywhere in the process and Russett stated City Council could consider it.
Craig asked generally speaking with this designation what can and can't the property owner do
to this property. Russett replied the biggest thing is that the property could not be demolished.
The other things that would be regulated by the historic review process are any exterior
modifications that require a building permit or mechanical permit, so things like changing the
roofing or siding or any masonry work, windows, doors, and those types of things, anything on
the exterior would be regulated.
Planning and Zoning Commission
February 21, 2024
Page 7 of 14
Elliott asked why the owner did not want to agree with this and Russett replied they can't speak
for the owner.
Hekteon noted if the owner files a petition at the City Council level that would trigger a
supermajority vote for the City Council and that's how the owners voice is factored in.
Elliott asked if it was just the Pagliai’s building or also the laundromat. Russett replied it is all of
the buildings on the property which includes the laundromat and the original structure at the
southwest corner of the property and the additions.
Wade noted looking at Des Moines code, it looks like the Des Moines code has a trigger that if
somebody searches for a demolition permit it automatically looks at the age of the building and
goes through a Historic Preservation Commission type process and does Iowa City have a
similar process in place. Russett replied Iowa City does not, if it's within a local historic district,
local conservation district or a local landmark district, then the demolition needs to go through the
historic review process but if it's outside of those areas it is just reviewed by the building
inspection staff.
Padron asked if something new could be built in that area of the parking lot. Russett replied she
supposes that's a possibility. They had a recent landmark designation within the Ped Mall on
East College Street where the historic structures were landmarked and there was a new building
that was built behind it that was approved by the Historic Preservation Commission. So new
structures are something that would be reviewed by the Historic Preservation Commission.
Padron just wants to be clear that none of these buildings would be able to be demolished
without going through the Historic Preservation Commission and then if they build something
new that would also have to go through historic review. Russett confirmed that was correct.
Wade asked what's the line in the sand as far as the age of the building. For example, the front
of the building was remodeled in the 1960s so it wouldn't fit to the original model of the building
and if they're going to redo windows or something what age or part of the building is the deciding
factor. Russett replied that's more of a historic review question, but they would have to just
review any proposals on a case-by-case basis and any changes to the exterior would have to be
reviewed to the guidelines. It could potentially be approved by staff, but for more major
alterations they have to go to the Historic Preservation Commission.
Hensch opened the public hearing.
Jordan Sellergren (Chair, Historic Preservation Commission) stated the Historic Preservation
Commission's role is to determine whether the property meets the criteria for designation and
they did find that the Slezak/Holub/Skarda building represents the broad patterns of the history in
Iowa City. It tells the story of the immigrants who helped build the City, as well as clearly meeting
historic architectural criteria. The Commission voted unanimously in favor of the designation.
Planning and Zoning staff, as they just heard, did recommend that the landmark rezoning of 302
- 316 East Bloomington is consistent with Iowa City's Comprehensive Plan, which includes the
Central District Plan and the Historic Preservation Plan, and encourages pursuing local landmark
designations when appropriate to provide protection for important historic resources. The Central
District Plan specifically calls out this property as an important historic building that should be
preserved. The building size and uses are consistent with the main street character that is the
Planning and Zoning Commission
February 21, 2024
Page 8 of 14
vision of the Comprehensive Plan for North Linn and Bloomington Streets. Additionally, the City's
climate policies encourage sustainable practices also support the retention of the valuable
resources of the building, rather than sending them to the landfill. Iowa City Zoning Code states
that the Planning and Zoning Commission's role is to determine whether a local landmark
designation meets the Comprehensive Plan and in this case it very much does. So once this
Commission votes, it becomes City Council's role to consider the politics and weigh the
recommendations of the Commission's as well as the property owner’s concerns. Sellergren
thanked the Commission for hearing the remarks tonight.
Wade noted listening to the Historic Preservation Commission meeting it sounds like they have
somebody that goes in the building or takes a look at the building so as part of that do they also
evaluate the mechanicals and all the details of the building in the interior. Sellergren stated they
are primarily focused on exterior updates.
Ginalie Swaim (Friends of Historic Preservation) stated they strongly support the designation of
this important building. As they have all heard the Comprehensive Plan speaks to the historic
character of the Northside Marketplace and this is one of the key buildings in this marketplace.
Swaim wanted to share how this sprawling building speaks to more aspects of the local history
than any other single building in Iowa City. It holds a one story of American immigration, in this
case Bohemian immigrants, today they probably would have been known as Czechs, but they
could substitute other ethnic groups with similar trajectories in their move to America and
engagement with American society. In the 1850s Bohemians were starting to arrive in Iowa
having fled Europe because of revolutions and economic depressions. By the 1870s Bohemians
had put down roots in Cedar Rapids and Iowa City and in the farming villages and on the farms
in-between. The Slezak’s building connects with immigrants history as first the building
reinforced an ethnic identity. Bohumil Shimek, whose name they will recognize because of his
role in Iowa City history, and himself of Bohemian ethnicity, knew of “the dangers that confronted
a stranger in a strange land” and Joseph Slezak’s hotel quickly became “the recognized
headquarters of this nationality”, ethnic social and aid societies for Bohemians met there and
these ethnic aid societies were a phenomenon of American culture during the great immigration
periods. Because of this being a stranger in a strange land, they would offer newcomers
assistance. If someone became ill or died that aid society would step in and try to be helpful,
basically, on how to navigate the new culture, but also how to keep their native culture alive. For
example, the Slezak National Hall at one time had a benefit, a play and a dance, to benefit the
Herzegovinian rebels, which was a Serb uprising against the Ottoman Empire. So even though
people were living in Iowa City, putting their roots down, beginning businesses, having jobs, they
still had a yearning to support their fellow people back in the old country. Second, the Slezak
Building, like some parts of Iowa City, long resonated with the Bohemian language. In the 1880s
there were four newspapers to choose from and one was in Bohemian. Just east of the Slezak
Building was the residents of Goosetown which was largely a Bohemian neighborhood and
spoke their native language for three generations. In 1912 when Joseph Slezak died the grave
marker at Old St. Joseph's Catholic Cemetery was carved all in Bohemian language and on the
top of the building sign, the Bohemian words Národní síň appeared and below that was
translated to National Hall. In 1981 local historian Irving Weber wrote about this building and
when he wrote about it using the words Národní síň apparently he made a spelling error because
readers contacted him. So even in 1981 there is still a resonance for the Bohemian language in
this community and even today the Czech and Bohemian ethnicity is still loud and strong in this
community. Another reason this building was part of the social fabric is the upstairs hall was the
site for plays and parties and dances in this “spacious and elegant hall in which to trip the light
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February 21, 2024
Page 9 of 14
fantastic toe”. Perhaps the eight-member union band played there, each musician was Bohemian
and well into the 20th century a group called the Jolly Club played their routine there. This club
comprised of German and Bohemian families far from the immigrant experience but still hanging
on to their ethnic roots. Fifth, the building was part of local commerce there was a reason Joseph
Slezak advertised it as “the popular farmers stopping place”. Farmers coming into town stayed
overnight at the hotel and stabled their horses in the attached livery. The building housed several
endeavors, including the National Hall, the farmers hotel, the grocery store, and “all the other
business ventures centered there”. The proprietor had “a fine outlook for prosperity and fortune,
well a part of the local commerce”. And finally, the Slezak building’s long history shows
transitions into mainstream American society, from a livery stable for horses to a garage for
automobiles, from hotel rooms for Bohemian farmers, to apartments for college students and
downtown workers. More signs of this transition are that the hall was once the site of ethnic
meetings also hosted in 1925 a dance and basketball game between Williamsburg and the
National Guard. Then in the 1930s its grocery stores advertising the all-American product of Jello
and the garage becomes a current coin operated laundromat and in the late 1960s the building
reaches perhaps the epitome of American society as the Pizza Palace that also sold T shirts.
Many other businesses in the late 19th and early 20th centuries met Iowa City’s needs and
wants, there were dozens in that period of saloons, groceries, hotels, stables, social halls, even
other ethnic social halls, and other buildings symbolizing commercial success. What's unique
and significant about this sprawling building is this one building served all of those needs. So
landmarking this one building honors and preserves one story of American immigration in Iowa
City.
Deanna Thomann (Member, Historic Preservation Commission) represents the Northside
Neighborhood on the Historic Preservation Commission but tonight is speaking as a citizen from
the northside. Several meetings ago she introduced herself to this Planning and Zoning
Commission but to remind them she and her sister live at 208 Fairchild Street in a house that
once belonged to her great great grandparents and then to her great grandparents. Her great
great grandmother's parents, the Louis's, immigrated to Iowa City from Germany and her great
great grandfather CK Lake ran a lumberyard on this very site where the City offices are today. So
in experiencing the northside and the downtown she often tries to see places through her
ancestors eyes, and sometimes it takes a lot of imagination, but there is no imagining with this
Slezak/Holub/Skarda building. Construction on that monumental complex started just one year
before her ancestor’s house on Fairchild Street was built. The Slezak/Holub/Skarda building was
part of her ancestor’s everyday experience, either on foot or by horse. Great, great grandpa
would have passed the building on his way to work at the lumberyard and maybe on his way
home from work he occasionally stopped in the building saloon for a beer. That's something she
likes to imagine. Thomann does know that her Aunt Linda would stay at the house on 208
Fairchild Street and attend summer bible camp and she remembers shopping with grandma at
Tweedie’s grocery store, she said it was a really big grocery store for that time. Today Pagliai’s is
in that space and she eats at Pagliai’s and many of her out of town relatives traveled to eat at
Pagliai’s too. These relatives, though they live on farms, when she sees them at family reunions
they ask about her house in town and they ask where it is again, when she answers on Fairchild
Street they don't know what that means or where that is but if she says it's just a couple blocks
from Pagliai’s they all know where that is. They acknowledge that's the best restaurant in Iowa
City. So in some ways this building is still bringing farmers to it like it was with the farmer’s hotel
back in the day. This Slezak/Holub/Skarda building is a landmark to her and her family, it was a
landmark to her ancestors and it's part of the community's history and cultural heritage. Thomann
asks that the Commission take the next steps to make this Slezak/Holub/Skarda building a
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February 21, 2024
Page 10 of 14
formal landmark.
Kevin Boyd noted he sent an email because there were some visuals he wanted to share but he
also wishes to speak. Boyd stated local landmarks are designed to preserve buildings, physical
structures, that help tell the unique history. They help connect us both with the past by honoring
what the civic ancestors built, the city they created, but it also connects them to the future and
says they value this history and they want future Iowa Citians to be able to experience this
heritage site. Boyd shared some family photos of this building with the Commission in advance.
His grandfather, Paul Boyd, came to Iowa City when he was just 18, immediately after he
graduated from high school in the early part of the Depression. His parents and siblings had
already moved here because the family farm had been taken from the bank due to the
Depression. Paul got a part time job at Mercy Hospital as an elevator operator hand cranking it
and that is where he met Boyd’s grandmother, a nursing student from West Liberty. By 1938 they
had gotten married and adopted an orphan nephew and had their first child together. They
rented half of the duplex across the street at 228 Bloomington Street. A few years ago Boyd
acquired an old disorganized family photo album with nearly 90 year old photos and news
clippings of his great grandfather becoming the manager of the newly remodeled self-serve
grocery store in Slezak Hall where they took the two commercial units and put them into one
pristine and organized one. To Boyd that was an important moment in his grandparents history, it
was a moment their economic fortunes began to turn. Paul was hired to manage the newly
remodeled self-serve grocery store in the Slezak Building. A generation later in the 1970s after a
pizza date, Boyd’s parents accidentally unplugged the change machine in the laundromat and it
triggered an alarm and the police arrived. This story was told by his parents nearly every time
they were waiting to pick up Pagliai’s, which was a lot growing up. When Boyd’s partner Kelly
first came to visit Iowa City, a city he'd heard Boyd rave about for months, they went to Pagliai’s
and he was as impressed with the building as he was with the pizza. Boyd shares these personal
stories because generations of Iowa Citians have their own. Some that have been forgotten to
others that can be remembered. The stories of this building, from the parties upstairs, Národní
síň, the meeting spot for first generation immigrants, the corner grocery store being the first self -
serve then Tweedie’s, police getting called to a laundromat after a pizza date, preserving this
building honors those stories and the shared history and it celebrates the history of the
community. This building is a heritage building. The rezoning aligns with the Comprehensive
Plan, and it deserves local landmarking and Boyd encourages them to pass it as it honors both
the past and it honors the future.
Tomas Agran lives in the Northside Neighborhood and served as its Historic Preservation
Commission representative for seven years. So he can speak from that perspective but now with
extra candor since he’s not on the Commission anymore, including that controversially he
doesn’t like Pagliai’s Pizza. Agran noted there's a property that recently came on the market, an
amazing development opportunity for a cool $5 million and being well more than 50 years old the
building is definitely about qualifying vintage for historic designation, but it would be controversial
and political to try to do that, especially if the owner bulked. He isn’t talking about the Pagliai’s
building he is referring to City Electric building on Prentiss Street. He does agree it is a
development opportunity and also agrees it’s probably not ultimately a strong case for historic
designation. But they aren't talking about that building, or speculating on Tracy Barkalow’s
intentions, they aren't talking about landmarking a property as a stretch of the imagination.
They're talking about a core property in Iowa City's past, present and future inextricable from the
story of Iowa City and the north end as they've heard tonight. Iowa City's always lamenting the
loss of so much historic building inventory during those urban renewal days of yore, but as far as
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February 21, 2024
Page 11 of 14
he can tell, since moving here in 2009, urban renewal is alive and well as developers and
accountants pencil Iowa City's history, texture and unique flavor out of existence in favor of
cheap builds, and balance sheets. When they leave the meeting tonight, he urges them to look
east at the memorable and evocative three over one across from the co-op. Or choose to avert
their gaze looking west where a giant hole in the ground stands as a monument to one Iowa City
family’s bank account. Or maybe they parked just to the north where the historic U Church was
leveraged and now sits abandoned and overwhelmed to line the silky pockets of another private
developer. Don't forget the increasingly dilapidated historic 410 North Clinton held hostage for
development handouts from the City to try to tear down and over build the neighboring
properties, or the charming piles of civil war era bricks they woke up to on Christmas morning
after a spirited visit from a bulldozer on South Dubuque Street, and inevitability they should not
forget tacitly and patiently awaits the vast majority of the still unprotected downtown. When a
property owner disagrees with the historic designation of a building, it feels like a fraught process
and it feels political, and it is awkward but as fate would have it anticipation at these exact
circumstances had the City come up with systems and protocols. The City has a Comprehensive
Plan, they have standards that historic properties must meet and have a process of community
representatives at three levels, Planning & Zoning being one of them, who makes sure that those
guiding documents and standards are applied apolitically so that when the community's history
comes under threat, there is an established and agreed way as a democratic community to
protect those irreplaceable and to further prevent our historic assets being emotionally leveraged
against us for private gain. Agran noted it's not difficult to imagine this property being used as a
sacrificial pawn in the development game for all the neighboring losses around it. This
Commission is tasked with putting process over politics and as a result have a very simple non-
emotional decision in front of them tonight and he trusts they will fulfill their duties and do what's
right for Iowa City that belongs not to one but to all of us.
Bob Wise noted what's interesting about this that nobody has pointed out is if they go back and
dig through the maps from around the 1870s the two lots that the building sits on was not part of
the original plot of Iowa City. The original Iowa City plot was going from Franklin Street down to
Jefferson and going from Linn to maybe past Van Buren. All that is left in the 18 and a half block
area of the original site of Iowa City area is the Slezak building, the Union Brewery building and
John's grocery. An example is the Pearson Drugstore corner, Pearson’s Drug was really great, it
had a drive-thru, but watching the old building that was taken down from there and looking at the
structure which had been put in that place if the same thing happens to this, then the original plot
of Iowa City, the original town, shrinks, and shrinks, and eventually will disappear and they lose
a tremendous amount of history with that. He has watched it happen in other communities
where he’s lived. Iowa City used to have a beautiful fire station that he went to in first grade that
sat on Linn Street and Washington that was torn down in 1965 to make room for this City Hall
building and the fire station that now sits here. That was a beautiful building that was lost to
urban renewal along with many others. Wise encourages the Commission to strongly consider
making this historic landmark for Iowa City and the preservation of the original part of Iowa City,
as it was established back in the 1870s. The Graph house was built in 1872 and the Slezak
building, Pagliai’s building, was built about six years later. This was the dance hall in the hotel
and there was a restaurant that was in that building. There were obviously rooms which are
maybe now part of the 16 apartments upstairs. At the back of the small building where there's an
archway, that was probably a hayloft to take care of what was the carriage house and what was
the livery. A livery may have been where the horses were kept to draw the beer wagons to run
around the town and deliver beer, even the fire department had their own horses back in that
period of time.
Planning and Zoning Commission
February 21, 2024
Page 12 of 14
Sharon DeGraw stated she lives in the Northside Neighborhood and is on the steering committee
for the Northside Neighborhood Association. She looked at the packet and the task looks pretty
straightforward. The IC 2030 Comprehensive Plan includes the goal to preserve historic
resources and invest in the established neighborhoods. She thinks that's how they're supposed
to be thinking about this and the land use section includes a goal to protect the community’s
historical environment and aesthetic assets. Therefore, the Planning and Zoning commissioners
would be answering the question of is this building suitable according to those goals and she
hopes they think yes. DeGraw noticed that it's one of the oldest buildings, from 1875, it’s
relatively tall, three stories, for that point in time and it also had an incredible number of functions
which they’ve heard about, a hotel, a saloon, dance hall, grocery store, a meeting hall for the
Czech and Bohemian immigrant community, and a stable which she thinks is incredible that the
the Bloomington laundry mat was once a stable and it's still standing. So after contemplating this
DeGraw hopes that the Commission will agree that it's the right time to vote in favor of a historic
preservation overlay for that parcel.
Missy Moreton stated she is representing as a person who lives in the Northside Neighborhood.
As a disclosure she was on the Iowa City Friends of Historic Preservation Board for probably 10
years but it's been a while. Her personal thoughts on this is she has lived in the Northside
Neighborhood since 1996. Personally, she loves the aesthetic of the close-in historic area and
the way the Pagliai’s building serves as a transition between the residential and business areas,
she really feels that it contributes to the quality of life in the neighborhood. She appreciates the
owner’s position, from what she’s read the owner was not just a good landlord, but a great
steward of the property. This proposal brings to mind two buildings that were eventually
preserved by the new owners after the public brought to the attention their historic significance.
First, the Carnegie Library, which had served as the Iowa City Public Library, and the Tate Arms,
which was the first rooming house built for black students owned by black landlords. Moreton
realizes that there are buyers that can purchase this location and don't have the same feelings
about history and architecture and community that she does so she would like to be more
proactive about taking an inventory of the remaining buildings that fit the local landmark
designation and acting on them before they are up for sale. She hopes that it's not too late for
this building.
Hensch closed the public hearing.
Craig moved to recommend approval of REZ24- 0001, an application to rezone 302-316 E.
Bloomington Street from Central Business Service (CB-2) zone to CB-2 with a Historic
District Overlay OHD/CB-2) zone in order to designate it as a Local Historic Landmark.
Quellhorst seconded the motion.
Craig noted she was very pleased that the Historic Preservation Commission was willing to do
the work and bring this forward, she had concerns when the property went up for sale. She has
lived in Iowa City close to 50 years and always had a very special feeling about this particular
piece of property and it felt like old Iowa City and the more she’s learned about the history of it is
100% why these things were put in the Comprehensive Plan and she is 100% behind it.
Quellhorst stated he agrees with that, he thinks this is a wonderful building with a rich history and
meets the criteria for a landmark designation. He appreciates that cost isn't one of the rezoning
considerations but does think it's important and would recommend that City Council consider the
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February 21, 2024
Page 13 of 14
costs that the application could impose on the property owner in making its decision.
Hensch noted their first obligation is does it meet the criteria and consistently with the
Comprehensive Plan and he thinks it clearly does. Also on an emotional level when he also saw
it was for sale his very first thought was please don't tear that building down. It's just pretty
dramatic standing there, the three-story building for that age and it's been so well kept. Kudos to
the owners of that building, it is a rare gem that they cannot let go away so he supports this.
Elliott supports this and thinks it's clear that it meets that criteria. She does have concerns about
the owner not wanting to landmark the property but that's not for them to decide.
Townsend just want to say she wasn't born and raised in Iowa but everyone that she’s talked to
that came to school here or that has been here always talks about Pagliai’s. This is the first time
she’s heard about the history of that area so in her opinion it is something that should be
preserved.
Wade stated this one is a little bit more challenging for him, there is a lot of history with the
Pagliai’s building, or the Slezak/Holub/Skarda building but this is the first time that he’s been
through the experience without an owner's consent. He’s looking at this rezoning similar to an
involuntary annex so this one's a little bit problematic from not getting the owner’s buy-in to get
the overlay or historic landmark nomination. Wade noted regardless of his decision, he knows
he’s in the minority, but this one, just from a private ownership standpoint they need the buy-in.
Wade agreed he would love to see the building maintained or continued on, it’s been in the
family for 125 years but now they’re looking at making a change without the family consent.
A vote was taken and the motion passed 6-1 (Wade dissenting).
CONSIDERATION OF MEETING MINUTES: FEBRUARY 7, 2024:
Padron moved to approve the meeting minutes from February 7, 2024. Craig seconded the
motion, a vote was taken and the motion passed 7-0.
PLANNING AND ZONING INFORMATION:
None.
ADJOURNMENT:
Townsend moved to adjourn, Quellhorst seconded and the motion passed 7-0.
PLANNING & ZONING COMMISSION
ATTENDANCE RECORD
2023-2024
2/15 3/1 4/5 4/19 6/21 7/5 7/19 8/2 8/16 10/4 10/18 11/158 12/6 12/20 1/17 2/7 2/21
CRAIG, SUSAN X X X X X X X X X X X X X O/E X X X
ELLIOTT, MAGGIE X X X X X X X X X X X X X X X O/E X
HENSCH, MIKE X X X X X O/E X X X X X X X X X X X
PADRON, MARIA X X X X X X O/E X X X X X O/E X X X X
QUELLHORST, SCOTT -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- X X X X X X X X X
SIGNS, MARK O/E O/E X -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- --
TOWNSEND, BILLIE X X X X X X X O/E X X X X X X X X X
WADE, CHAD X X X X X X X X X X X X X X X X X
KEY:
X = Present
O = Absent
O/E = Absent/Excused
--- = Not a Member