HomeMy WebLinkAbout1997-07-29 Public hearingNOTICE OF PUBLIC HEARING
Notice is hereby given that public hearings will be
held by the City Council of Iowa City, Iowa, at 7:00
p.m. on the 29th day of July, 1997, in the Civic
Center Council Chambers, .410 E. Washington
Street, Iowa City, Iowa; at which hearings the
(~ncil will consider the following items:
An ordinance amending Title 14, Chapter
, entitled "Zoning," Article E, entitled
"Commercial and Business Zones," Section
2, entitled "Neighborhood Commercial zone
(CN-1)," to permit any retail or personal
service use in the CN-1 zone with a size
limitation to help ensure neighborhood
compatibility.
2. An ordinance amending Title 14, Chapter
6, entitled "Zoning," Article N, entitled "Off
Street Parking and Loading," to increase
the parking requirements for residential
uses in the CB-5, Central Business Support
zone.
Copies of the proposed ordinances are on file for
public examination in the Office of the City Clerk,
Civic Center, Iowa City, Iowa. Persons wishing to
make their views known for Council consideration
are encouraged to appear at the above-
mentioned time and place.
MARIAN K. KARR, CITY CLERK
p pdadmin\7-2 9n ph.dc, c
Prepared by: John Yapp, Asst. Transportation Planner, 410 E. Washington Street, Iowa City, IA 52240; 319-356-5247
ORDINANCE NO.
AN ORDINANCE AMENDING TITLE 14,
CHAPTER 6, ENTITLED "ZONING," ARTICLE E,
ENTITLED 'COMMERCIAL AND BUSINESS
ZONES," SECTION 2, ENTITLED
"NEIGHBORHOOD COMMERCIAL ZONE
(CN-1}," TO PERMIT ANY RETAIL OR
PERSONAL SERVICE USE IN THE CN-1 ZONE,
WITH A SIZE LIMITATION.
WHEREAS, the economic viability of prop-
erty zoned Neighborhood Commercial, CN-1,
will be improved by permitting a wide variety
of retail and personal service uses; and
WHEREAS, a size limit of 2,000 square feet
on retail and personal service uses not cur-
rently permitted will help ensure they can be
supported by the surrounding neighborhood,
and will not attract excessive amounts of traf-
fic from outside the neighborhood; and
WHEREAS, uses currently permitted in the
CN-1 zone, including barber shops and beauty
parlors, laundromats, laundry and dry cleaning
pickup and delivery services, shoe repair serv-
ices, copy centers, drug stores, florist shops,
variety stores, financial institutions, photofin-
ishing services, retail bakeries, U.S. postal sta-
tions, and video tape rental stores, and for
which the CN-1 zone is targeted, continue to
have no size limit; and
WHEREAS, a retail Or personal service use
not specifically permitted may exceed 2,000
square feet in size if the property owner ob-
tains a special exception by demonstrating that
the larger size of floor area will be compatible
with the intent of the CN-1 zone; and
WHEREAS, the neighborhoods of Iowa City
will benefit from strengthening the design pro-
visions in the CN-1 zone, which help ensure
development in the CN-1 zone is compatible
with surrounding residential development.
NOW, THEREFORE, BE IT ORDAINED BY
THE CITY COUNCIL OF THE CITY OF IOWA
CITY, IOWA:
SECTION I. AMENDMENT. Chapter 6, entitled
"Zoning," Article E, entitled "Commercial and
Business Zones," Section 2, entitled
"Neighborhood Commercial Zone (CN-1)," of
the City Code be hereby amended by:
Ordinance No.
Page 2
1. Repealing "Permitted Uses," Section 14-6E-
2B in its entirety, .and adding a new Section
14-6E-2B to read as follows:
14-6E-2B: Permitted Uses
1. Barber shops and beauty parlors, laun-
dromats, laundry and dry cleaning pickup and
delivery services, shoe repair services. 2. Copy centers.
3. Drug stores, florist shops, and variety
stores.
4. Financial institutions, branch offices.
5. Photofinishing services.
6. Retail bakeries.
7. U.S. postal stations
8. Video tape rental stores
9. Any other retail or personal service use
limited to two thousand (2,000) square feet of
floor area, except as listed under provisional
uses and special exceptions in this section.
2. Amending Subsection 14-6E-2D, "Special
Exceptions," to add the following subpara-
graph:
14-6E-2D: Special Exceptions
9. A retail or personal service use greater
than two thousand (2,000) square feet of floor
area, provided the property owner or represen-
tative demonstrates to the satisfaction of the
Board of Adjustment that the larger size of
floor area will be supportable by the residents
of the surrounding neighborhoods, and will not
compromise the intent of the Neighborhood
Commercial zone.
3. Repealing Subparagraph 14-6E-2H2b
"Design Provisions," in its entirety and adding
a new subparagraph 14-6E-2H2b to read as
follows:
(b) Modular masonry materials, such as brick
and concrete pavers, or gridded cast-in-place
materials, such as exposed aggregate con-
crete, are required as paving materials and ac-
cents in order to define pedestrian walkways
and to improve the appearance of paved areas.
4. Repealing Subparagraph 14-6E-2H2c
"Design Provisions," in its entirety, and adding
a new subparagraph 14-6E-2H2c to read as
follows:
(c) Pedestrian access to adjacent residential
areas shall be required through the provision of
sidewalks in addition to those located on adja-
cent public streets where appropriate.
5. Repealing Subparagraph 14-6E-2H2j
"Design Provisions," in its entirety, and adding
a new subparaagraph 14-6E-2H2j to read as
follows:
Ordinance No.
Page 3
(j) Blank, windowless walls shall be avoided
on the fronts of buildings. Where the con-
struction of a blank wall is necessary, the wall
shall be articulated by at least one of the fol-
lowing methods: changes in plane, building
material, or color.
SECTION II. REPEALER. All ordinances and
parts of ordinances in conflict with the provi-
sions of this Ordinance are hereby repealed.
SECTION III. SEVERABILITY. If any section,
provision or part of the Ordinance shall be ad-
judged to be invalid or unconstitutional, such
adjudication shall not affect the validity of the
Ordinance as a whole or any section, provision
or part thereof not adjudged invalid or uncon-
stitutional.
SECTION IV. EFFECTIVE DATE. This Ordi-
nance shall be in effect after its final passage,
approval and publication, as provided by law.
Passed and approved this day of
f 1997.
MAYOR
ATTEST:
CITY' CLERK
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City of iowa City
MEMORANDUM
Date:
To:
From:
Re:
July 3, 1997
Planning and Zoning Commission
John Yapp, Associate Planner
Proposed Neighborhood Commercial Zone (CN-1) Amendments
In a June 19 memorandum to the Planning and Zoning Commission, Staff proposed
to amend the Neighborhood Commercial Zone (CN-1) to permit any retail or personal
service use in the CN-1 zone, with a size limit of 1,500 square feet. Uses currently
permitted in the CN~I zone, and for which the CN-1 zone was originally intended,
continue to have no size limitation. The uses which do not have a size limitation
include barbershops, laundromats, laundry and dry cleaning pick-up, shoe repair
services, copy centers, drugstores, florist shops, financial institutions, photo
finishing services, retail bakeries, postal stations, and videotape rental stores.
Staff proposes to permit any other retail or personal service use in the CN-1 zone,
with a size limitation, because we recognize that the current list of permitted uses
may limit the ability of a neighborhood commercial center to function in a variety of
neighborhoods and market conditions. The proposed 1,500 square foot size limit is
based on national and local trends regarding the size of retail and personal service
shops, as outlined in the June 19 staff report.
Finally, staff has recommended that a use not specifically permitted to exceed the
1,500 square foot size limitation will be permitted to with a special exception. The
special exception process will allow the City to review each case individually, to
determine if the business remains neighborhood oriented even with a larger size.
Please refer to the June 19 staff report for the ordinance language proposed by
staff.
City of Iowa City
MEMORANDUM
Date: July 3, 1997
To:
From:
Re:
Planning and Zoning Commission
John Yapp, Associate Planner -'~
Retail Shop Sizes in Iowa City
I've listed a variety of retail shops in Iowa City the zone they are found in, and their size.
This list is a sampling; it is not comprehensive nor is it meant to represent an 'average'
size. This list is meant to give the Commissioners a better idea of the scale of shops
they may be familiar with. Please note that many of the shops in this list, such as a
food shop, laundry, or video shop, would not have a size limit under staff's proposal
because they are a specifically permitted use in the CN-1 zone.
Business
The Fun Zone (Toys)
Potpurri - (Kitchen Wares)
Dairy Queen
Jean Bear's Salon
Roger's Shoe Repair
That's Rentertainment (Video)
Lorenz Boot Shop
Unoccupied Retail Store
Catherine's (Women's Clothes)
Dulcinea (Women's Clothes)
Eicher's Florist
Artifacts (Furniture, Art)
Heyn's Ice Creama
First Avenue Laundryb
Play-It-Again Sports (Sport Equip)
QuikTrip°
Bolckbuster Videob
Land's End Outlet
Staples (Office Supplies)
a
b
Location Zone
105 S. Dubuque St. CB-10
115 S. Dubuque St. CB-10
212 E. Market St. CB-2
359 N. First Ave. CN-1
911 S. First Ave. CC-2
363 N. First Ave. CN-1
132 S. Clinton St. CB~10
Scott Court CN-1
7 S. Dubuque St. CB-10
2. S. Dubuque St. CB-10
532 N. Dodge St. CN-1
331 E. Market St. CB-2
811 S. First Ave. CC-2
805 S. First Ave. CC-2
First Avenue Mini Mall CC-2
955 Mormon Trek Blvd. CN-1
1705 Boyrum St. CC-2
10 S. Clinton St. CB-10
911 Highway 1 West CC-2
Size
450 SF
930 SF
950 SF
1,025 SF
1,100 SF
1,171 SF
1 200 SF
1,232 SF
1,300 SF
1 440 SF
1 449 SF
1 642 SF
1 875 SF
2 500 SF
2 500 SF
2 750 SF
6,500 SF
10,500 SF
23,940 SF
This use would be permitted under the current CN-1 regulations as well as staff's
proposal. A food service use is permitted as a restaurant, with a maximum square
footage of 2,500 square feet.
These uses would be permitted under staff's proposal. Uses currently permitted in the
CN-1 zone without a size limitation would continue to be permitted without a size
limitation.
The QuikTrip is permitted as a grocery store. Grocery stores, including specialty foods
such bakery and delicatessen goods, are permitted in the CN-1 zone up to 30,000
square feet, in size.
STAFF REPORT
To: Planning and Zoning Commission
Item: REZ97-0OO6. Walden Square
Prepared by: John Yapp
Date: June 19, 1997
GENERAL INFORMATION:
Applicant:
Contact person:
Requested action:
Purpose:
Location:
Size:
Existing land use and zoning:
Surrounding land use and zoning:
Comprehensive Plan:
File date:
45-day limitation period:
SPECIAL INFORMATION:
Public utilities:
Public services:
Transportation:
Physical characteristics:
Southgate Development Company, Inc.
325 E. Washington Street
PO Box 1907
Iowa City, Iowa 52244
Harry Wolf (319) 337-4195
Rezoning from CN-1 to CC-2
To allow for more uses to be permitted
in the Walden Square development
Lot 5, Walden Square Shopping Center,
east of Mormon Trek Boulevard and
north of Westwinds Drive.
4.806 acres
Neighborhood Commercial; CN-1
North: Multi-family residential; RM-12
,South: Neighborhood commercial; CN-
1
East: Single-family residential; RS-5
West: Multi-family residential; RM-12
Residential, 8-16 dwelling units/acre
May 28, 1997
July 12, 1997
Municipal water and sewer are
available.
Municipal fire and police protection are
provided by the City.
Transit service is provided by the
Westwinds route.
The property is being developed as a
neighborhood commercial center, and
is relatively flat.
2
BACKGROUND INFORMATION:
The applicant, Southgate Development Company, Inc., is requesting that Lot 5 of Walden
Square Subdivision, Part 2, a 4.806-acre lot, be rezoned from CN-1, Neighborhood
Commercial, to CC-2, Community Commercial. This 4.806-acre lot is part of a 10-acre CN-1
zone at the intersection of Mormon Trek Boulevard at Westwinds Drive. This CN-1 zone is
currently occupied by Quik Trip, Fairway Foods, and the University of Iowa Community Credit
Union. A retail neighborhood-scale shopping center is being constructed on Lot 5. The
applicant's request for a rezoning is apparently related to interested tenants wishing to locate
is the Walden Square shopping center which are not currently permitted in the CN-1 zone,
such as a compact disk store.
ANALYSIS:
Intent of the CN-1 Zone
The Neighborhood Commercial Zone (CN-1) is intended to permit the development of retail
sales and personal services required to meet the day-to-day needs of a fully developed
residential neighborhood. Stores, businesses and offices in the zone should be useful to the
majority of the neighborhood residents, should be economically supportable by nearby
population, and should not draw community-wide patronage. A grocery store or grocery
store/drugstore combination is favored as the principal tenant in a neighborhood commercial
zone. In general, the CN-1 zone is intended for the grouping of small retail businesses and
office uses which are relatively nuisance-free to surrounding residences and which do not
detract from the residential purpose and character of the surrounding neighborhood.
The Walden Square development on Lot 5 was designed according to the design provisions in
the CN-1 zone. These provisions include guidelines for pedestrian accessibility, bicycle
parking facilities, parking lot layout, building design guidelines, landscaping, and screening.
The result of the design provisions is that the development will be better integrated and more
accessible from the surrounding neighborhood than it otherwise might have been. If the
property were rezoned to CC-2, the property would not benefit from neighborhood
commercial design provisions if it redevelops in the future.
The limited mix of uses permitted in the CN-1 zone is meant to ensure that uses related to
the day-to-day needs of nearby residents are met. These uses include laundromats,
barbershops and beauty salons, copy centers, drugstores, etc. (for a complete list of
permitted uses, see attached City Code Section 14-6E-2). The limited size of the CN-1 zone
(7-10 acres maximum) and the limited size of some uses within the zone help ensure the
businesses within the CN-1 zone do not need to depend on community-wide patronage for
survival, and do not generate large amounts of traffic traveling through the neighborhood.
While it is appropriate for the city to periodically review the CN-1 zone to make sure the uses
permitted meet the changing needs of our neighborhoods, it is not appropriate to rezone land
which has been developed under CN-1 zone guidelines just to accommodate specific land
uses.
Intent of the CC-2 Zone
The Community Commercial Zone (CC-2), which the applicant has requested, is intended to
provide for major business districts to serve a significant segment of the total community
population. In addition to a variety of retail goods and services, these centers may typically
feature a number of large traffic generators requiring access from major thoroughfares, and
certain permitted uses may have limited outdoor activities. Permitted uses include all
business and personal service establishments, clubs, food lockers, meeting halls, and most
office uses and retail establishments. There are not any size restrictions for the CC-2 zone or
for most of the uses within the CC-2 zone. The CC-2 zone also requires more area devoted
to parldng than the CN-1 zone, as the CC-2 more automobile oriented.
It is clearly the intent of the CC-2 zone to provide for areas adjacent to major arterial streets
for large traffic generators to do business without disrupting residential neighborhoods. A
typical CC-2 zone in Iowa City is Pepperwood Plaza on Highway 6, which contains
Econofoods, K-Mart, and Best-Buy, as well as numerous specialty shops. When designating
locations for the CC-2 zone, the City generally zones adjacent land for intermediate intensity
to provide a transition to residential areas.
Analysis of the Rezoning Request
Rezoning Lot 5 of Walden Square Subdivision, Part 2 to CC-2, Community Commercial,
would allow uses within this area not intended for a neighborhood commercial center, such
as a club. Rezoning the lot to CC-2 would also remove size restrictions on certain uses, such
as restaurants, offices, and grocery stores. More paving in the parking lot would also be
required if the site is zoned CC~2 and redevelops. In addition, design provisions meant to
· ensure neighborhood compatibility, would no longer apply. Although the lot is currently being
developed in accordance with CN-1 design guidelines, it is important to make sure future
redevelopment of the site is also compatible with the surrounding residential neighborhoods.
Finally, if there are uses appropriate for a neighborhood commercial center which are not
currently permitted, it is more appropriate to amend the CN-1 zone than to rezone a property
to CC-2, which would allow large traffic generators and a scale of uses not intended to be in
a neighborhood commercial center. For these reasons, staff recommends that the rezoning
request be denied.
Uses Appropriate in the CN-1 Zone
While reviewing this rezoning request, staff considered whether or not the uses permitted
within the CN-1 zone are adequate to be useful to a majority of neighborhood residents, and
to provide enough flexibility in permitted uses to allow for a successful shopping center in a
variety of neighborhood and market conditions. Staff recognizes that the current mix of uses
currently permitted in the CN-1 zone is limited, and finds that it may be beneficial to permit a
wider variety of retail and personal service uses. If a wide variety of retail uses is permitted,
it is important to limit the size of each use to ensure it can be supported by the surrounding
residential neighborhoods, and does not attract excessive amounts of traffic from outside the
neighborhood. This approach is used in other city's staff has researched, including Portland,
Oregon, and Shorewood Hills, Wisconsin.
Staff recommends that all retail and personal service uses be permitted in the CN-1 zone,
with size restrictions. This would give the CN~I zone more flexibility, and would permit retail
and service uses not contemplated when the ordinance was first drafted in 1983. For
example, in 1989 the ordinance was amended to permit videotape rental stores, a use which
was uncommon in the early 1980's. Opening up a variety of retail and service uses to the
CN-1 zone would also allow each CN-1 zone to better adapt to the needs of it's service area.
A quote from The Community Builders Handbook, published by the Urban Land Institute,
speaks to the dangers of permitted only certain uses in a shopping center:
A listing of tenant classifications by kind of center is inadvisable because shopping centers
must not only be designed to fit their individual trade area characteristics but also to include the
circumstances of leasing, financing, and tenant availability. Comparison between centers can
be misleading because a particular tenant could be successful in one center and a total loss to
another. The selection of store types must be left to the individual case because the income
range and character of tributary populations, the expectancy of walk-in trade... merchandising
methods, etc., vary greatly for different site conditions...
The list of permitted uses in the CN-1 zone includes those uses which traditionally meet the
day-to-day needs of most residents. Because different households and neighborhoods have
various needs, and because those needs change over time, permitting a range of retail and
service uses will allow for a more flexible commercial area, able to meet changing needs. If
the CN-1 zone is amended to allow any retail or personal service use, the zone will change
from one designed to permit only those uses which traditionally meet the day-to-day needs of
residents to one that permits a wide variety of smaller-scale retail and personal service uses,
designed to be compatible with the surrounding neighborhood.
Sizes Appropriate for. Uses in the CN-1 Zone
If the Commission agrees that any retail or personal service use might be appropriate in the
CN-1 zone, staff believes that they should be limited in size to help ensure the use remains
neighborhood oriented, and does not need to rely on a trade area from outside of the
surrounding neighborhoods for survival. An Urban Land Institute study, The Dollars and
Cents of Shopping Centers, reports that in 1990 the median square footage of retail tenants
most frequently found in U.S. neighborhood shopping centers is 2,138 SF for clothing and
accessories stores, 2,,$10 SF for gift and other specialty stores, 1,330 SF for other retail
stores such as flower shops, and 1,340 SF for personal service stores.
The trend in Iowa City shows that retail shops in neighborhood commercial centers are
slightly smaller in size than the national average. A sampling of retail and personal service
shops which are permitted in Iowa City's CN-1 zone is below:
Business Location Size
Rentertainment
Rochester/First Avenue 1,171 SF
Jean Bear's Salon
Rochester/First Avenue 1,025 SF
Roger's Shoe Repair
Muscatine/First Avenue 1,1 O0 SF
Heyn's Ice Cream
Muscatine/First Avenue 1,875 SF
Laundromat
Muscatine/First Avenue 2,500 SF
Eicher's Florist Dodge/Church 1,449 SF
Retail Store Space* Scott Court 1,232 SF
'~ This building is currently under construction, and has not yet been occupied.
It is difficult to know how much space different types of businesses will need to remain
viable, without needing to attract community-wide patronage to survive. The national and
local trends for retail and personal service businesses show that neighborhood oriented
businesses will need between 1,000 and 2,500 square feet, depending on the business. For
example, a laundry will typically require more space than a barber, because of space-intensive
equipment. Staff recommends that the uses currently permitted in the CN-1 zone, and for
which the CN-1 zone is targeted, remain permitted without size restrictions, and that any
other retail or personal service use be permitted with a maximum size of 1,500 SF in floor
area. The floor area includes the total area of all floors of a building, including the basement.
The floor area does not include garages, porches, balconies or other appurtenances.
Because some uses will require more space, and because the City cannot foresee all the uses
that might be in demand by neighborhoods now or in the future, staff recommends that a use
will be permitted to exceed the 1,500 SF limit with a special exception. The special
exception will allow the City to review each case individually, to determine if the business
remains neighborhood oriented even with a larger size.
Design Provisions in the CN-1 Zone
If the CN-1 zone is permitted to have more retail and personal service uses, it may be
valuable to strengthen some of the language in the design provisions. For example, the
5
design provisions section of the CN-1 zone states that "Modular masonry materials... are
encouraged," and "pedestrian access to adjacent residential areas shall be encouraged"
(italics added). Staff is not proposing any new design provisions, but recommends that the
design provisions which are now encouraged be made mandatory. This will help ensure that
the neighborhood commercial development benefits the neighborhood and the City in its
appearance and its accessibility.
STAFF RECOMMENDATION:
Staff recommends that REZ97-0006, a request to rezone a 4.806-acre lot, Lot 5 of Walden
Square Subdivision, Part 2, from CN-1, Neighborhood Commercial, to CC-2, Community
Commercial, be denied.
Staff recommends that the CN-1 zone be amended to allow for a wider range of retail and
personal service uses, with size limitations to ensure their neighborhood orientation. If there
is interest on the Commission on adopting the recommended code amendments, staff
recommends they be considered at the July 3 Planning and Zoning Commission meeting.
This will give staff time to notify the public of the proposed code amendments (Currently, the
public is being notified of the rezoning application). Proposed additions to the CN-1 zone are
shown in bold, and proposed deletions are crossed out.
14-6E-2B: Permitted Uses
1. Barbershops and beauty parlors, laundromats, laundry and dry cleaning pick-up and
delivery services, shoe repair services.
2. Copy centers.
3. Drugstores, florist shops and variety stores.
4. financial institutions, branch offices.
5. Gift and novelty shops limitcd to one thousand (1,000) square feet of floor area.
Photo finishing services.
6. Ice cream/yogurt stores limited to one thousand (1,000) square feet of floor area.
Retail bakeries.
7. U.S. Postal station.
8. Videotape rental store.
Any other retail or personal service use limited to one thousand five hundred
(1,500) square feet of floor area, except as listed under Provisional uses and Special
Exceptions in this Section.
14-6E-2D: Special Exceptions:
9. A retail or personal service use greater than one thousand five hundred square feet
(1,500) in floor area, provided the property owner or representative demonstrates to
the satisfaction of the Board of Adjustment that the larger size of floor area will be
supportable by the residents of the surrounding neighborhoods, and will not
compromise the intent of the neighborhood commercial zone.
14-6H-2H: Design Provisions:
2b. Modular masonry materials, such as brick and concrete pavers, or gridded cast-in-
place materials, such as exposed aggregate concrete, are encouraged required as
paving materials and accents in order to define pedestrian walkways and to improve
the appearance of paved areas.
2c. Pedestrian access to adjacent residential areas shall be encouraged required
through the provision of sidewalks in addition to those located on adjacent public
streets where appropriate.
2j. Blank, windowless walls shou!d shall be avoided on the fronts of buildings. Where
the construction of a blank wall is necessary, the wall should be articulated by at least
one of the following methods: changes in plane, building material, or color.
ATTACHMENTS:
1. Location Map.
2. Section 14-6E-2 of the Zoning Code.
3. Statement from the applicant.
Approved by:
Robert Miklo, Senior Planner
Department of Planning and
Community Development
MELROSE AVE
RS 5
WEST HIGH SCHOOL
P
JSITE
LOCATION
RS
pn~ ~~~.L~,~:~ ,---~
LOCATION NAP
14-6E-1 14-6 E-2
c. Floor Area Ratio: 1.
General Provisions: All principal and
accessory uses permitted in this Zone
are subject to the requirements of
Articles L through V of this Chapter,
Said Articles are indicated as follows:
1.'Accessory Uses And Requirements:
See Articles M through P of this Chap-
ter,
a. Permitted Accessory Uses And
Buildings: See Section 14-6M-1 of this
Chapter.
b. Accessory Use And Building
Requirements: See Section 14-6M-2
of this Chapter.
c. Off-Street Parking Requirements:
See Section 14-6N-1 of this Chapter.
d. Off-Street Loading Require-
ments: See Section 14-6N-2 of this
Chapter.
e. Sign Regulations: See Article O
of this Chapter.
f. Fence Regulations: See Article P
of this Chapter.
2. Dimensional Requirements: See
Article Q of this Chapter.
3. Tree Regulations: See Article R of
this Chapter.
4. Performance Standards: See Article
S of this Chapter.
5. Nonconforming Uses, Structures
And Land: See Article T of this Chap-
ter.
G. Special Provisions:
1. Religious institutions which existed
on August 7, 1962, shall be exempt
from and may expand without compli-
ance with the dimensional require-
ments or the off-street parking re-
quirements.
2. Hospitals which existed on August
7, 1962, shall be exempt from and
may expand without compliance with
the dimensional requirements.
3. Buildings on lots across the street
from RM, C or I Zones may be in-
creased in height according to the
provisions of subsection 14-6Q-5B of
this Chapter, except an additional
front yard setback need not be provid-
ed. Additional side and rear yard set-
backs shall apply. The minimum sepa-
ration between the building and the
front lot line of the lot across the
street must, however, be two feet (2')
for each one foot (1') of height. In
addition, the floor area ratio (FAR)
may be increased to three (3). (1978
Code §36-17; 1994 Code)
14-6E-2: NEIGHBORHOOD COMMER.
CIAL ZONE (CN.1):
Intent: The Neighborhood Commercial
Zone (CN-1) is intended to permit the
development of retail sales and per-
sonal services required to meet the
day-to-day needs of a fully developed
residential neighborhood. Stores,
businesses and offices in this Zone
should be useful to the majority of the
neighborhood residents, should be
economically supportable by nearby
population, and should not draw com-
munity-wide patronage. A grocery
Iowa City
497
14-6E-2 14-6 E-2
store or grocery store/drugstore com-
bination is favored as the principal
tenant in a Neighborhood Commercial
Zone. In general, the CN-1 Zone is
intended for the grouping of a grocery
store and small retail businesses and
office uses which are relatively nui-
sance-free to surrounding residences
and which do not detract from the
residential purpose and character of
the surrounding neighborhood. The
location and development of neighbor-
hood commercial sites should follow
the criteria set forth for such sites in
the Comprehensive Plan, as amend-
ed.
Permitted Uses:
1. Barbershops and beauty parlors,
laundromats, laundry and dry cleaning
pick-up and delivery services, shoe
repair services.
2. Copy centers.
3. Drugstores, florist shops and vari-
ety stores.
4. Financial institutions, branch offic-
es.
5. Gift and novelty shops limited to
one thousand (1,000) square feet of
floor area.
6. Ice cream/yogurt stores limited to
one thousand (1,000) square feet of
floor area.
7. Photo finishing services.
8. Retail bakeries.
9. U.S. Postal station.
10. Videotape rental
94-3626, 6-14-1994)
store. (Ord.
Provisional Uses:
1. Child care centers, subject to the
requirements of Article L of this Chap-
ter. (Ord. 97-3773, 2-3-1997)
2. Grocery stores, including specialty
foods such as bakery and delicates-
sen goods, provided the floor area of
a grocery store shall not exceed thirty
thousand (30,000) square feet.
3. Neighborhood super store. A gro-
cery store which includes departments
for goods and services permitted in
the CN-1 Zone and is greater than
thirty thousand (30,000) square feet
but no more than forty thousand
(40,000) square feet. Floor area over
thirty thousand (30,000) square feet
shall be departmentalized for nonfood
products and services.
4. Offices limited to dental practices,
general medical practices, insurance
agencies, chiropractic clinics, real
estate agencies, travel agencies,
accounting practices, and law offices,
provided:
a. No office establishment shall
occupy more than two thousand four
hundred (2,400) square feet of floor
area.
b. The ground floor area of office
uses within an area zoned CN-1 shall
not exceed fifteen percent (15%) of
the total floor area, either existing or
proposed, in the Zone. In determining
the area zoned CN-1, any streets
contained in the Zone shall be disre-
garded.
497
Iowa City
14-6E-2 14-6E-2
c. The total floor area of all office
uses within an area zoned CN-1 (in-
cluding ground floor, second floor and
below grade floor area) shall not ex-
ceed thirty percent (30%) of the total
floor area, either existing or proposed,
in the Zone. In determining the area
zoned CN-1, any streets contained in
the Zone shall be disregarded.
d. The location of the building in
which the office is located does not
diminish convenient access to retail
sales and personal service business-
es. (Ord. 94-3626, 6-14-1994)
5. Restaurants, provided the floor area
does not exceed two thousand five
hundred (2,500) square feet for any
one restaurant, and the total floor area
allocated to restaurant uses will not
exceed twenty percent (20%) of the
total commercial floor area in a CN-1
Zone. (Ord. 94-3654, 12-13-1994)
Special Exceptions:
1. Dwellings located above the ground
floor of another principal use permit-
ted in this Zone, provided the density
does not exceed one dwelling unit per
one thousand eight hundred (1,800)
square feet of lot area. A maximum of
one roomer may reside in each dwell-
ing unit.
2. Drive-in facilities for financial insti-
tutions. (Ord. 94-3626, 6-14-1994)
3. Filling stations, provided no part of
the filling station site shall be located
within one hundred feet (100') of an R
Zone boundary. One-bay car washes
are allowed as an accessory use to a
filling station. (Ord. 94-3654,
12-13-1994)
4. Offices, other than those permitted
by subsection 14-6E-2C4 of this Arti-
cle, which do not carry on retail trade
activities and do not maintain a stock
of goods for sale to customers except
for those retail establishments specifi-
cally allowed in this Zone, subject to
the requirements of subsection
14-6E-2C4a through d of this Article.
5. Religious institutions. (Ord.
94-3626, 6-14-1994)
6. Restaurants that exceed two thou-
sand five hundred (2,500) square feet
in floor area, except the total floor
area allocated to restaurant uses will
not exceed twenty percent (20%) of
the total commercial floor area in a
CN-1 Zone. (Ord. 94-3654,
12-13-1994)
7. Schools, specialized private instruc-
tion. (Ord. 94-3626, 6-14-1994)
8. Adult day care, subject to the re-
quirements of Article L of this Chap-
ter. (Ord. 95-3705, 12-19-1995)
Dimensional Requirements:
1. Minimum Lot Area: None.
2. Minimum Lot Width: None.
3. Minimum Lot Frontage: None.
4. Minimum Yards:
a. Front: 20 feet.
b. Side: None.
c. Rear: None.
Iowa City
497
14-6E-2
5. Maximum Building Bulk:
a. Height: 25 feet.
b. Lot Coverage; None.
c. Floor Area Ratio: 1.
General Provisions: All principal and
accessory uses permitted within this
Zone are subject to the requirements
of Articles L through U of this Chapter.
Said Articles are indicated as follows:
1, Accessory Uses And Requirements:
See Articles M through P of this Chap-
ter.
a. Permitted Accessory Uses And
Buildings: See Section 14-6M-1 of this
Chapter.
b. Accessory Uses And Building
Regulations: See Section 14-6M-2 of
this Chapter.
c. Off-Street Parking Requirements:
See Section 14-6N-1 of this Chapter.
d. Off-Street Loading Require-
ments: See Section 14-6N-2 of this
Chapter.
e. Sign Regulations: See Article O
of this Chapter.
f. Fence Regulations: See Article P
of this Chapter.
2. General Provisions: See Articles Q
through V of this Chapter.
a. Dimensional Requirements: See
Article Q of this Chapter.
14-6E-2
b. Tree Regulations: See Article R
of this Chapter.
c. Performance Standards: See
Article S of this Chapter.
d. Nonconformities: See Article T of
this Chapter.
G. Special Provisions:
1. In no instance shall an area zoned
CN-1 be less than three (3) acres or
more than ten (10) acres.
2. A plan showing the general design
of the proposed development must be
submitted with any rezoning that re-
sults in a CN-1 Zone greater than
seven (7) acres in size. The plan shall
include provisions for landscaping,
screening and buffering between the
proposed commercial development
and adjacent residential zones, and
building elevations.
H. Design Provisions:
1. The following design provisions are
intended to help ensure that this Zone
develops in a manner which is com-
patible with adjacent residential neigh-
borhoods and which encourages pe-
destrian access to the Zone and with-
in the Zone.
2. Prior to receiving a building permit
for any development, a developer
must submit a site plan which com-
plies with the requirements of Chapter
5, Article H of this Title, Site Plan
Review. Prior to submitting a request
for site plan review, the developer
'shall participate in a pre-application
conference with the Director of Plan-
ning and Community Development to
497
Iowa City
14-6E-2 14-6E-2
discuss the application of the design
provisions to the subject property. The
following design guidelines will be
applied during the site plan review
process, in addition to the design
standards set forth in Chapter 5, Arti-
cle H of this Title. Alternative design
solutions may be approved if it is
demonstrated that the alternative
meets the intent of this Section:
a. Bicycle parking facilities shall be
located in convenient areas of the
development and shall be located so
as not to impede pedestrian or vehicu-
lar traffic.
b. Modular masonry materials, such
as brick and concrete pavers, or
gridded cast-in-place materials, such
as exposed aggregate concrete, are
encouraged as paving materials and
accents in order to define pedestrian
walkways and to improve the appear-
ance of paved areas.
c. Pedestrian access to adjacent
residential areas shall be encouraged
through the provision of sidewalks in
addition to those located on adjacent
public streets where appropriate.
d. Pedestrian access between the
uses located in this Zone shall be
encouraged by the location of side-
walks and other pedestrian-designated
routes.
e. Parking lot layout shall take
pedestrian circulation into consider-
ation: pedestrian crosswalks shall be
provided, where necessary and appro-
priate, shall be permanently designat-
ed with materials such as textured or
brick paving, and shall be integrated
into the wider network of pedestrian
walkways. Pavement textures are
encouraged elsewhere in the parking
lot, as sudace materials, or as ac-
cents.
f. The ends of parking aisles shall
contain landscaped islands.
g. Areas which are not used for
vehicular and pedestrian access or
parking shall be landscaped.
h. Buildings in the Zone shall relate
to one another, both functionally and
visually, and shall encourage pedestri-
an activity. A development with multi-
ple buildings may be organized
around features such as courtyards
with trees, greens or quadrangles.
i. Buildings shall avoid uninterrupt-
ed wall or roof planes. Building wall
offsets, including both projections and
recesses, and changes in floor level
shall be used in order to add architec-
tural interest and variety, and to re-
lieve the visual effect of a single, long
wall. Similarly, roofline offsets shall be
provided in order to provide architec-
tural interest and variety to the mass-
ing of a building and to relieve the
effect of a single, long roof.
j. Blank, windowless walls should
be avoided on the fronts of buildings.
Where the construction of a blank wall
is necessary, the wall should be artic-
ulated by at least one of the following
methods: changes in plane, building
material or color.
k. Air conditioning units, HVAC
systems, exhaust pipes or stacks,
elevator housing and satellite dishes
and other telecommunications receiv-
ing devices shall be screened from
Iowa City
497
14-6E-2
view from the public right of way and
from adjacent properties, by using
walls, fencing, roof elements, pent-
house-type screening devices or land-
scaping. (Ord. 94-3626, 6-14-1994)
Do
14-6E-3: HIGHWAY COMMERCIAL
ZONE (CH-1):
Intent: The Highway Commercial Zone
(CH-1) is intended to permit develop-
ment of service uses relating to ex-
pressways or along other major arteri-
al thoroughfares. At certain access
points, food, lodging, motor vehicle
service and fuel can be made conve-
niently available to the thoroughfare
user.
B. Permitted Uses:
1. Auto- and truck-oriented uses.
2. Commercial recreational facilities.
3. Dairy products processing and
packaging.
4. Hotels, motels and convention facil-
ities.
5. Office uses allowed in the CO-1
Zone1.
6. Restaurants.
C. Provisional Uses:
1. Retail establishments associated
with the uses allowed in this Zone,
provided not more than fifty percent
(50%) of the total ground floor area
shall be devoted to the retail display
of merchandise. (1978 Code {}36-22;
1994 Code)
1. See subsection 14-6E~1B of this Article.
497
Iowa City
14-6E-3
2. Child care centers, subject to the
requirements of Article L of this Chap-
ter. (Ord. 97-3773, 2-3-1997)
Special Exceptions:
1. Schools, specialized private instruc-
tion.
2. Transient housing.
Dimensional Requirements:
1. Minimum Lot Area: None.
2. Minimum Lot Width: 100 feet.
3. Minimum Lot Frontage: None.
4. Minimum Yards:
a. Front: 20 feet.
b. Side: None.
c. Rear: None.
5. Maximum Building Bulk:
a. Height: None.
b. Lot Coverage: None.
c. Floor Area Ratio: 1.
General Provisions: All principal and
accessory uses permitted in this Zone
are subject to the requirements of
Articles L through U of this Chapter.
Said Articles are indicated as follows:
1. Accessory Uses And Requirements:
See Articles M through P of this Chap-
ter.
11. The applicant, Southgate Development Company, Inc., believes the rezoning of
this parcel from CN1 to CC2 is appropriate based upon the size and layout ok'the site, the
site's location in relationship to major roadway systems, and the market tbrces currently
indicating those users interested in locating at the site.
Prior to the comprehensive plan amendment in the early 1980's, this site was
zoned the predecessor of CC2. Original concepts for the site assumed a development
designed to serve a significant segment of the entire population of the area.
With the rezoning to CN 1 the applicant has attempted to design a development
consistent with the zone and its subsequent amendments.
Recent leasing activities have once again convinced the applicant that the project,
although designed to comply with the intent of the CN! zone, appeals to a broader cross
section of tenants more appropriate tbr CC2. We find the CNI zone very. narrow in its
focus and i~rflexible in its application.
We believe that with the project as designed and approved, and the road system in
place, the market can better determine the appropriate ~nix of users under the CC2 zone,
and the community will be better served by the results.
NOTICE OF PUBLIC HEARING
Notice is hereby given that public hearings will be
held by the City Council of Iowa City, Iowa, at 7:00
p.m. on the 29th day of July, 1997, in the Civic
Center Council Chambers, 410 E. Washington
Street, Iowa City, Iowa; at which hearings the
Council will consider the following items:
1. An ordinance amending Title 14, Chapter
6, entitled "Zoning," Article E, entitled
"Commemial and Business Zones," Section
2, entitled "Neighborhood Commercial zone
(CN-1)," to permit any retail or personal
service use in the CN-1 zone with a size
limitation to help ensure neighborhood
Qcompatibility.
An ordinance amending Title 14, Chapter
6, entitled "Zoning," Article N, entitled "Off
Street Parking and Loading," to increase
the parking requirements for residential
uses in the CB-5, Central Business Support
zone.
Copies of the proposed ordinances are on file for
public examination in the Office of the City Clerk,
Civic Center, Iowa City, Iowa. Persons wishing to
make their views known for Council consideration
are encouraged to appear at the above-
mentioned time and place.
MARIAN K. KARR, CITY CLERK
ppdadmin\7-29nph.doc
Prepared by: Bob Miklo, Sr. Planner, 410 E. Washington Street, Iowa City, IA 52240; 319-356-5240
ORDINANCE NO.
AN ORDINANCE AMENDING CITY CODE TITLE
14, CHAPTER 6, ENTITLED "ZONING,"
ARTICLE N, ENTITLED "OFF-STREET PARKING
AND LOADING," TO INCREASE THE PARKING
REQUIREMENTS FOR RESIDENTIAL USES IN
THE CB-5, CENTRAL BUSINESS SUPPORT
ZONE.
WHEREAS, the City Council has
determined that demand for parking spaces for
residential uses in the CB-5, Central Business
Support Zone, is similar to parking demands in
other residential zones; and
WHEREAS, the Planning and Zoning
Commission has considered amendments to
the parking requirements for the residential
uses in the CB-5 zone and has recommended
that they be the same as in other residential
zones.
NOW, THEREFORE, BE IT ORDAINED BY
THE CITY COUNCIL OF THE CITY OF IOWA
CITY, IOWA THAT:
SECTION I. AMENDMENT. Chapter 6,
entitled "Zoning," Article N, entitled "Off-Street
Parking and Loading," Section 1, entitled "Off-
Street Parking Requirements" of the City Code
be hereby amended as follows:
Repealing in its entirety Section 14-6N-1.
J.l.e., required number of off-street parking
spaces for multi-family dwellings, and adopting
in lieu thereof a new subsection 14-6N-1 .J.1 .e.
Principal Use
e. Multi-family dwellings
Zone
1. Where permitted except PRM.
Number of Spaces
According to the following table:
# of Bicycle
Unit Tvpe Parkin.cl Spaces Parkinc~*
efficiency 1 0.5/D.U.
1 bedroom 1 0.5/D.U.
2 bedroom 2 O.5/D.U.
3 bedroom 2 1.0/D.U.
4 bedroom 3 1.0/D.U.
5 bedroom 4 1.5/D.U.
*Expressed as number of dwelling un/ts or
percentage of automobile park/ng.
Ordinance No.
Page 2
Zone
2, PRM
Number of Spaces
According to the following table:
# of Bicycle
Unit TvDe Parkin.a Spaces Parkin~~
efficiency 1 1.0/D.U.
1 bedroom 1 1.0/D.U.
2 bedrooms or
more 2 1.0/D.U.
~ Expressed as number of dwelling units or
percentage of autornobi/e parldng.
SECTION II. REPEALER. All ordinances
and parts of ordinances in conflict with the
provisions of this Ordinance are hereby
repealed.
SECTION III. SEVERABILITY. If any
section, provision or part of the Ordinance shall
be adjudged to be invalid or unconstitutional,
such adjudication shall not affect the validity of
the Ordinance as a whole or any section,
provision or part thereof not adjudged invalid or
unconstitutional.
SECTION IV. EFFECTIVE DATE. This Ordi-
nance shall be in effect after its final passage,
approval and publication, as provided by law.
Passed and approved this day of
,19
MAYOR
ATTEST:
CITY CLERK
ppdadmin/ord/cb-Szone,doc
City of iowa City
,'7 EM ORAN DLI
Date: June 13, 1997
To: The Planning & Zoning Commission
From: Robert Miklo, Senior Planner
Re: Parking Requirements for Residential Uses in the CB-5 Zone
The City Council and members of the Planning & Zoning Commission have expressed a
concern that residential development south of Burlington Street is having an impact on
downtown parking situation. Council recently discussed this concern and has decided to explore
amending the parking requirements for residential uses in the CB-5 zone to require the same
amount of parking spaces as required for RM, multi-family zones. See the attached memos
from Karin Franklin dated May 7 and May 1 regarding this issue.
Currently the within CB-5 zone residential development's are only required to provide one
parking space per unit for efficiencies and one-bedrooms and one and a half parking spaces
per unit for dwellings containing two or more bedrooms. It is proposed that efficiencies and one
bedrooms continue to be required to provide one parking space per unit, but that two and three
bedroom units be required to provide two parking spaces; four bedroom units be required to
provide three parking spaces and five bedroom units be required to provide four parking spaces
per unit.
As discussed in the attached memos the Council is also considering amending the parking
impact fee for residential uses in the CB-5 zone. The Planning & Zoning Commission should
consider the proposed increase in parking requirements for residential uses in the CB-5 zone
and make a recommendation to the Council.
Im\rm6-13-2.doc
NOTICE OF PUBLIC HEARING
Notice is hereby given that a public hearing
will be held by the City Council of Iowa City,
Iowa, at 7:00 p.m. on the 29th day of July,
1997, in the Civic Center Council Chambers,
410 E. Washington Street, Iowa City, Iowa; at
which hearing the Council will consider:
An ordinance amending Title 14,
"Unified Development Code" of the
City Code by amending Chapter 9,
Article A, entitled "Parking Facility
Impact Fee" to revise the formula for
payment in the CB-5 zone.
Copies of the proposed ordinance are on file
for public examination in the office of the City
Clerk, Civic Center, Iowa City, .Iowa. Persons
wishing to make their views known for Council
consideration are encouraged to appear at the
above-mentioned time and place.
MARIAN K. KARR, CITY CLERK
ppddir\7-29nph.do¢
City of Iowa City
MEMORANDUM
Date:
To:
From:
Re:
May 7, 1997
Karin Franklin, Director,
Residential Parking Facility Impact Fee -- Near Southside
In response to the discussion at your May 5 work session, we will proceed with amendments to
the Zoning Ordinance and the Parking Facility Impact Fee ordinance. The Zoning Ordinance
will be revised such that the parking requirements for multi-family residential development in the
CB-5 zone will be the same as parking requirements for apartment development in the RM
zones. The Impact Fee ordinance will be amended such that residential development will be
required to pay a fee in lieu of 75% of the required spaces and 25% of the required spaces will
be provided on-site. Also, no more than 25% of the required spaces will be allowable on-site.
The rate of the parking impact fee will remain the same in the CB-5 and PRM zones.
The Zoning Ordinance amendments will be taken to the Planning & Zoning Commission for
their first meeting in June; as soon as the Commission's recommendation is ready for the City
Council, we will bring the parking requirement changes and the Impact Fee ordinance
amendment to the City Council.
cc:
City Manage~..-
Bob Miklo ,-"
Im\kf5-6.doc
City of Iowa City
MEr ORANDUM
Date:
To:
From:
Re:
May 1, 1997
City Manager x~
City Council / ~
Karin Franklin, Director, PCD-~ -~~~'~'c~'
Residential Parking Facility Impact Fee -- Near Southside
At the January 27 work session, the Council was presented with a number of options to address
residential parking facility impact fees in the Near Southside. The options were presented at the
request of the Council, as a means to address an apparent Council concern regarding the impact
residential development south of Burlington Street was having on the downtown parking situation.
After some discussion on the 27th, a majority of the Council seemed to wish to distinguish
between the residential parking requirements and fees in the CB-5 zone and those in the PRM
zone. The attached table indicates the parking requirements and impact fees currently in place in
the CB-10, CB-5, PRM, and the multi-family residential zones.
In reviewing the transcript of the 27th meeting, the Council seemed to reach consensus that in the
CB-5 zone less parking on-site should be required to allow more intensive development of the
property; the parking requirements should be increased to parallel the amount of parking required
in the PRM zone or other multi-family zones; and that the impact fee should apply to 75% of the
required parking. The goal was to ensure residential development clearly met the full burden of
parking demand generated and that some disincentive for residential development existed in this
particular zone. The Council did not wish to prohibit residential development, however.
Although the Council expressed a desire to address fees differently in the CB-5 and PRM zones,
no agreement was reached on specific fee amounts. In order to charge a different fee in the two
zones, the Council will need to articulate a rationale related to the burden placed on the parking
system being more onerous in one zone than in another for the same use. If you make the
distinction and cannot explain it, both fees will be open to challenge. The best way to approach
this issue is keep the fee rates the same for residential development in both zones.
In the PRM zone, the consensus of the Council was less clear. A survey of developers was
requested. We undertook this survey in February. It was sent to seven individuals who have had a
role in developing residential properties south of Burlington Street; two of the surveys were
returned. Not surprisingly, the tone was one of preferring no regulation of parking or imposition of
fees. The developers who responded were opposed to fees and any increase in them, and
indicated that an increase in fees will deter development and raise rents. It was also stated that
some parking was needed and that the developers should be able to decide how much parking
they wish to provide.
Proposal Based on Council Direction
Assuming that the goals of the Council are to discourage extensive residential development in the
CB-5 zone, allow for optional use of development sites and to bring the developer's parking costs
closer to the actual costs of providing parking, the following course is suggested:
ResidentiaiParking FacilitylmpactFee--NearSouthside
May 1,1997
Page 2
In the CB-5 zone, change the parking requirements to parallel multi-family residential
development in the RM zones (x spaces per bedroom); impose the impact fee on 75 % of the
required spaces; and require and permit only 25 % of the required parking to be placed on
site. All other factors being equal, this change may make apartment development more
economically attractive south of Court Street and in the CB-10 zone.
In the PRM zone, leave the parking and fee requirements unchanged. Properties zoned PRM
are in the area which has been designated in the Near Southside Redevelopment Plan as an
appropriate location for intensive residential development. The goal of the plan was to take
multi-family development pressure off of the peripheral neighborhoods, and to create a higher
density population close to the downtown. The lower parking requirement and fee is intended
to provide an incentive for residential redevelopment south of Court Street.
On an accompanying sheet, the impact of the proposal stated above is demonstrated using the
new apartment building on the corner of Dubuque and Burlington Streets as an example. At your
work session on May 5, we can discuss how you would like to proceed. As with the recent
amendments related to commercial development, the parking requirement changes will need to
go through the Planning and Zoning Commission, but the impact fee changes will be dealt with
only by the City Council. If different fees for the two zones are chosen, the establishment of sub-
districts within the Near Southside Parking Facility District will be necessary; this is also a Council
action.
Attachment
cc: Planning and Zoning Commission
jw/respark.kf/doc
Current Residential Parking Requirements and Impact Fees
Bedrooms: CB-10 CB-5 PRM
Efficiency None 1/unit 1/unit
1 Bedroom None 1 1
2 Bedroom None 1.5 2
3 Bedroom None 1.5 2
4 Bedroom None 1.5 2
5+ Bedroom None 1.5 2
Fees None 50% of reqmt. paid 50% of reqmt. paid
$4,423.56/space $4,423.56/space
RM Zones
1/unit
1
2
2
3
4
None
April 30, 1997
ppddir~parkreq.wp5
20'1 EAST BURLINGTON
CB-5 ZONE
Existin.q re.qulations:
19 unit apartment building (commercial on the ground floor)
Six 4-bedroom apts. = 9
Twelve 5-bdr. apts. = 18
6300sq.ft. comm. = 5
parking spaces (1.5 sp/unit)
parking spaces (1.5 sp/unit)
parking spaces (1sp/1200sq.ft.)
TOTAL REQUIRED
32 parking spaces
(14 must be on-site; must pay impact fee on
13 residential spaces @ $4423.56/sp.* & on
4 comm. spaces @ $2211.12/sp.*)
PROVIDED
32 parking spaces on-site
Paid impact fee of $70,774.30*
*Note: Actual payments would be slightly less. The project was approved in 1996; calculations are
based on 1997 fees.
Proposed regulations:
Six 4-bedroom apts. =18
Twelve 5-bdr. apts. = 48
6300sq.ft. comm. = 0
parking spaces (3sp/unit)
parking spaces (4sp/unit)
(amdt. before Council)
TOTAL REQUIRED 66 parking spaces
16
POSSIBLE OUTCOME
spaces must be provided on-site;
impact fee on 75% of spaces
$4423.56/sp.
16 to 28 parking spaces on-site
Fee paid of $221,178
must pay
or 50 @
ppdadmin~201burl.doc
City of Iowa City
ORA ,3U I
Date:
To:
From:
Re:
July 22, 1997
City Council
Karin Franklin, Director,
Residential Parking Facility Impac
Fee - Near Southside
At the work session on May 5, 1997, the City Council directed the staff to amend the Zoning
Ordinance and the Parking Facility Impact Fee ordinance related to parking requirements and
fees for residential uses in the CB-5 zone. The Zoning Ordinance has been revised such that
the parking requirements for multi-family residential development in the CB-5 zone are the
same as parking requirements for apartment development in all the other multi-family
residential zones with the exception of the PRM zone. The Impact Fee ordinance has been
amended so that residential development will be required to pay a fee in lieu of 75% of the
required spaces and only 25% of the required spaces will be provided on-site. In addition, no
more than 25% of the required spaces are allowed on site. The rate of the parking impact fee
will remain the same in the CB-5 and PRM zones. These amendments reflect a change from
parking requirements in the CB-5 zone which were less than those imposed in other multi-
family residential zones and an impact fee which required 50% of the spaces on site and
payment in lieu of 50% of the spaces.
The Planning and Zoning Commission has reviewed the parking requirements and
recommends their approval by a vote of 5-0. The impact fee ordinance is considered only by
the City Council.
cc: City Manager
jw/mem/kf-agd.doc
Prepared by: Karin Franklin, Director of PCD, 410 E, Washington Street, Iowa City, IA 52240; 319-356-5232
ORDINANCE NO.
AN ORDINANCE AMENDING TITLE 14, "UNI-
FIED DEVELOPMENT CODE" OF THE CITY
CODE BY AMENDING CHAPTER 9, ARTICLE A,
ENTITLED "PARKING FACILITY IMPACT FEE"
TO REVISE THE FORMULA FOR PAYMENT IN
THE CB-5 ZONE.
WHEREAS, the City has adopted the Near
Southside Neighborhood Redevelopment Plan
to guide development in the Near Southside
Neighborhood; and
WHEREAS, a parking facility impact fee ordi-
nance will assist in the implementation of the
plan, and guide the use and development of
land so as to assure that new residential devel-
opment in the Near Southside Neighborhood
bears a"proportionate share of the cost of
capital expenditures necessary to provide off-
street parking in the Near Southside Neighbor-
hood of Iowa City; and
WHEREAS, the City wishes to encourage
greater intensity of land use in the CB-5 zone
of the Near Southside; and
WHEREAS, the proportionality of in-lieu pay-
ment of fee and parking provided on-site is
directly related to the intensity of land use.
NOW, THEREFORE, BE IT ORDAINED BY THE
CITY COUNCIL OF THE CITY OF IOWA CITY,
IOWA:
SECTION I. AMENDMENT. Title 14, entitled
"Unified Development Code" of the City Code
is hereby amended by repealing Chapter 9,
Article A, entitled, "Parking Facility Impact
Fee," and adding thereto a new Chapter 9,
Article A to read as follows:
ARTICLE A. PARKING FACILITY IMPACT FEE
14-9A-1: LEGISLATIVE FINDINGS: The City
Council finds, determines and declares the
following as legislative facts:
A. Residential development and redevelop-
ment in the Near Southside Neighbor-
hood ("Neighborhood"), will create an
increased demand and need for off-street
Ordinance No.
Page 2
Go
parking; that such development and
redevelopment will have an impact on
the City parking facility system; and that
without the provision of adequate off-
street motor vehicular parking spaces,
such development and redevelopment
would create undue traffic congestion
and generally be contrary to the health,
safety and welfare of the citizens of Iowa
City.
Due to the Neighborhood's proximity to
the downtown area, it is undesirable to
devote significant portions of develop-
ment sites to parking in the Near South-
side Neighborhood, since it is in the
public interest to develop land now avail-
able in the Neighborhood for more inten-
sive residential uses.
New residential development in that
portion of the Near Southside Neighbor-
hood referred to as the "Near Southside
Parking Facility District" will create an
increased demand for additional off-street
parking, which demand should be met by
and/or paid for by the development itself
according to the proportionality of the
development's impact upon existing off-
street parking facilities, and the
development's creation of increased
demand for additional off-street parking
facilities.
The City needs to expand its parking
facility system to accommodate new
residential development in order to en-
sure adequate off-street parking, and the
City Council recognizes such expansion is
necessary to promote and protect the
public health, safety and welfare.
The increased need and demand for off-
street parking created by new residential
development in the Near Southside Park-
ing Facility District is reasonably and
rationally related to the development's
payment of a proportionate share of a
new City parking facility or facilities, and
a "payment in lieu of off-street parking"
is a reasonable and rational method to
further the City's goals of promoting and
facilitating intensive economic develop-
ment near the downtown area, and at
Ordinance No.
Page 3
the same time minimizing the use of large
land masses for private parking lots.
F. The imposition of parking impact fees is
a reasonably and rationally calculable
method of ensuring that new develop-
ment bears a proportionate share of the
cost of parking facilities necessary to
accommodate the resulting increased
demands for off-street parking created by
the new development, and the Council
wishes to avail itself of this method.
G. The fee established in Section 14-9A-6
hereof is directly derived from, based on
and does not exceed the cost of provid-
ing additional off-street City parking
facilities as a capital improvement cost
necessitated and generated by the new
residential development for which the fee
is to be charged.
H. City involvement in the expansion of the
parking facility system as a capital im-
provement is appropriate due to the scale
and cost of such facilities, and is neces-
sa~'y due to the proximity of the Neigh-
borhood to the downtown area and the
expected high use levels of such a park-
ing facility system.
I. The fee established by this Article does
not constitute a tax.
14-9A-2: TITLE AND AUTHORITY:
A, Title: This Article shall be known and
may be cited as the NEAR SOUTHSIDE
NEIGHBORHOOD PARKING FACILITY
DISTRICT IMPACT FEE ORDINANCE.
B. Authority: The City Council has the
authority to adopt this Article under its
home rule powers, pursuant to the Con-
stitution of the State of Iowa, as amend-
ed, the Code of Iowa, as amended, and
the United States Constitution.
14-9A-3: INTENT AND PURPOSE:
A. This Article is intended to assist in the
implementation of the Iowa City Compre-
hensive Plan, as amended, and the Near
Southside Neighborhood Redevelopment
Plan, as amended.
B. The purpose of this Article is to regulate
the use and development of land so as to
ensure that new residential development
in the Near Southside Neighborhood
bears a proportionate share of the capital
Ordinance No.
Page 4
improvement costs necessary to meet
the additional parking needs and de-
mands caused by development in this
Neighborhood, and to do so by paying a
portion of the costs needed to meet the
need for off-street parking in a City park-
ing facility within the Near Southside
Parking Facility District of Iowa City.
14-9A-4: APPLICATION OF PROVISIONS:
This Article shall apply to all real property
within the Near Southside Parking Facility
District. Where the provisions hereof are in
conflict with those of the Iowa City Zoning
Ordinance, or in conflict with the Near South-
side Neighborhood Redevelopment Plan, as
amended, the provisions hereof shall prevail.
14-9A-5: DEFINITIONS: As used in this Arti-
cle, the following definitions shall apply:
CAPITAL IMPROVEMENT COST: In-
cludes costs of design, engineering, necessary
consultants, construction, financing of a capital
improvement including debt service, land
acquisition, site improvements, and buildings
and equipment necessary for a City off-street
parking facility, but excludes maintenance and
operation of such facility.
CITY PARKING FACILITY: A ramp, sur-
face lot or combination thereof designed to
accommodate the off-street parking of motor
vehicles as a capital improvement.
NEAR SOUTHSIDE PARKING FACILITY
DISTRICT: That area of Iowa City bounded by
Burlington Street on the north, Gilbert Street on
the east, the Iowa Interstate Railway Main Line
on the south and Madison Street on the west,
except for Blocks 10 and 21 of County Seat
Addition; Lots 5 and 6 of Block 13, County
Seat Addition; Lots 3, 4, 5, the east 50 feet of
Lot 6, and the south 40 feet of Lot 2, Block
11, County Seat Addition; and Lots 10-15,
Lyon's First Addition.
RESIDENTIAL FEE PAYOR: A person
applying for the issuance of an occupancy
permit for residential development in the Near
Southside Parking Facility District.
14-9A-6: IMPLEMENTATION OF FEE:
A. Any person who, after the effective date
hereof, seeks to develop land within the
Near Southside Parking Facility District
by applying for an occupancy permit for
a residential use is deemed to have creat-
Ordinance No.
Page 5
ed a need and demand for additional off-
street parking in the Near Southside
Parking Facility District, and is thereby
required to pay a proportionate share of
the capital improvement costs necessary
to meet the additional off-street parking
needs and demands created by such
development by contributing a propor-
tional share of the costs of a City parking
facility, which share shall be a "parking
facility impact fee" to be paid in the
manner and amount set forth in this
Article.
B. No new occupancy permit for a residen-
tial use requiring the payment of an im-
pact fee PUrsuant to this Article shall be
issued unless and until the parking facili-
ty impact fee hereby required has been
paid in accordance with Section 14-9A-
8, Payment of Fee.
14-9A-7: COMPUTATION OF FEE AMOUNT:
A. Cost Estimates: The parking facility im-
pact fee imposed by this Article is based
oq.current best estimates of the capital
improvement costs of the construction of
a parking facility or facilities in the Near
Southside Parking Facility District. Based
on 1992 architects' estimates of con-
struction costs of ten thousand dollars
(910,000.00) per parking space con-
structed and land costs of approximately
sixteen dollars (816.00) per square foot,
the City Council finds that such capital
improvement costs total in the amount of
at least twelve thousand dollars (-
912,000.00) per parking space in 1992
dollars.
B. Apportionment: The City Council further
finds that given current Department of
Planning and Community Development
estimates of new residential development
in the Near Southside Parking Facility
District, and given the City's ability to
manipulate City parking system rates,
monthly permit policies and on-street
parking ordinances, the use of an off-
street parking facility in the Near South-
side Parking Facility District will be ap-
portioned as follows: thirty-three and
one-third percent (331/s%) to users attrib-
utable to new residential development in
Ordinance No.
Page 6
the Near Southside Parking Facility Dis-
trict; and sixty sixty-six and two-thirds
percent (66%%) to users from other
areas.
Cost per Space: Based on the foregoing,
the amount of the parking facility impact
fee required by this Article, in 1992
dollars, shall be four thousand dollars
(84,000.00) per parking space for resi-
dential uses. The parking facility impact
fee shall be adjusted annually according
to provisions of subsection F of this
section.
In-Lieu Payment: In order that available
land in the Near Southside Parking Facili-
ty District is intensively used, and that a
portion of residential parking is combined
in a City off-street parking facility or
facilities, rather than scattered through-
out the Near Southside Parking Facility
District, the City Council finds that the
residential parking facility impact fee
shall be paid in lieu of providing seventy-
five percent (75%) of the parking spaces
otherwise required by the City Zoning
Ordinance for residential uses in the CB-5
zone and in lieu of providing fifty percent
(50%) of the parking spaces otherwise
required by the City Zoning Ordinance for
residential uses in all other zones of the
Near Southside Parking Facility District.
The Council further finds that this park-
ing facility impact fee is reasonably and
rationally related to the increased off-
street parking need or impact created by
said new residential development.
Formula: The total residential parking
facility impact fee required by this Article
shall be calculated by multiplying the
number of parking spaces otherwise
required by the Zoning Ordinance for
residential uses by seventy-five percent
(75%) in the CB-5 zone and fifty percent
(50%) in all other zones of the district,
and multiplying that product by the per
space parking facility impact fee amount,
as expressed in the formula:
(RPS x .75) RIF = TRF or
(RPS x .5) RIF -- TRF
Ordinance No.
Page 7
Where:
RPS is the number of parking
spaces otherwise required by the
Zoning Ordinance for residential use;
RIF is the per space residential
parking facility impact fee for resi-
dential uses; and
TRF is the total residential park-
ing facility impact fee required by
this Article.
F. Adjustment: To ensure accurate esti-
mates of current parking facility capital
improvement costs, the amount of the
parking facility impact fee required by
this Article shall be adjusted annually
based on the national historical cost
indexes contained in the most recent
edition of Means Square Foot Costs
manual, as amended.
G. Documentation: The calculation of park-
ing facility impact fees and the receipt
thereof by the City shall be documented
in a form recordable in the office of the
County Recorder.
14-9A-8: PAYMENT OF FEE:
A. The City Manager or designee shall calcu-
late and assess the entire parking impact
fee upon issuance of an occupancy per-
mit. The fee payor may pay the entire
fee at the issuance of the occupancy
permit, or may elect to pay the fee in
three (3) equal annual installments, the
first of which shall be due and collected
at the issuance of the occupancy permit.
If the fee payor elects to pay the fee in
three (3) annual installments, the fee
payor shall execute an agreement with
the City before the City issues a occu-
pancy permit, which agreement sets
forth the timing and amounts of the
remaining installments to be paid and
also sets forth that, upon confirmation by
the Iowa City Finance Department that
the fee payor has defaulted on an install-
ment payment, the City Clerk shall certify
the outstanding fee balance to Johnson
County as a lien upon the premises for
which the occupancy permit was issued.
Said lien will not preclude the City from
pursuing recovery of the fee by other
legal or equitable remedies.
Ordinance No.
Page 8
B. All fees collected shall be promptly trans-
ferred for deposit in the Near Southside
Parking Facility District Impact Fee Re-
stricted Fund, established in Section 14-
9A-10 hereof, and held there and used
solely and exclusively for the purposes
specified in this Article.
14-9A-9: REFUND OF FEES:
A. Any funds not expended for a City park-
ing facility or which remain unencum-
bered by the end of the calendar quarter
immediately following five (5) years from
the date of the final impact fee payment
shall, on application of the fee payor or
the fee payor's successor in interest, be
returned to such fee payor with interest
at the rates earned by the Restricted
Fund during such time as the fees were
held in the Fund, provided the fee payor
submits an application for the refund to
the City Manager or designee within one
hundred eighty (180) calendar days of
the expiration of the five (5) year period.
As used in this subsection, funds shall be
deemed "encumbered" if the City Council
has approved a contract for acquisition
and/or construction of a parking facility
or facilities in the Near Southside Parking
Facility District.
14-9A-10: PARKING FACILITY IMPACT FEE
RESTRICTED FUND:
A. Fund Established: There is hereby estab-
lished the Near Southside Parking Facility
District Impact Fee Restricted Fund.
B. Use of Funds:
1. Monies held in the Restricted Fund,
including any accrued interest, shall
be used solely and exclusively for
the purpose of the City capital im-
provement costs for providing off-
street parking facilities to be located
in the Near Southside Parking Facili-
ty District, and shall not be used for
maintenance or operation or for any
other purpose.
2. Monies shall be expended in the
order in which they are collected.
3. In the event that bonds or similar
debt instruments are issued for the
construction of capital facilities for
which parking facility impact fees
Ordinance No.
Page 9
are to be expended, monies held in
the Restricted Fund may be used to
pay debt service on such bonds or
similar debt instruments, as capital
improvement costs.
4. Monies in the Restricted Fund may
be used to provide refunds as pro-
vided in Section 14-9A-9 hereof.
5. Monies in the Restricted Fund shall
be used for the purposes enumerat-
ed herein, exclusive of all others and
shall remain inviolate within the Re-
stricted Fund.
C. Annual Report Required: At least once
each fiscal year the City Manager or
designee shall present to the City Council
an accounting of the Restricted Fund.
14-9A-11: PARKING FACILITIES:
A. On-Site Parking Spaces:
1. Notwithstanding provisions of the
Zoning Ordinance which may be to
the contrary, payment of the resi-
dential parking facility impact fee
- shall require the residential fee payor
to provide no fewer than end no
more than twenty-five percent
(25%) of the parking spaces other-
wise required in the CB-5 zone and
no fewer than fifty percent (50%) of
the parking spaces otherwise re-
quired for residential uses on the site
in all other zones within the Near
Southside Parking Facility District.
2. Those parking spaces provided on-
site after payment of the parking
facility impact fee shall:
a. Be sized in accordance with the
prevailing proportionality re-
quirements of the Zoning Ordi-
nance regarding standard and
compact car sized spaces; and
b. Include all required disabled
accessible spaces.
Construction of Parking Facility: The off-
site parking facilities financed in part by
the Near Southside Neighborhood parking
facility impact fee shall be:
1. Constructed in the Near Southside
Parking Facility District.
Ordinance No.
Page 10
2, Constructed at a time and in accord
with a design at the sole discretion
of the City Council.
3. Designed and operated to accommo-
date new parking demands up to
fifty percent (50%) of capacity and
existing demand up to fifty percent
(50%) of capacity.
14-9A-12: RIGHTS OF FEE PAYORS:
A, This Article is intended to provide resi-
dential fee payors a reasonably and ratio-
nally calculable method to meet the
needs for off-street parking created by
their development for residents of new
residential development in the Near
Southside Parking Facility District.
B. The payment of the parking facility im-
pact fee does not guarantee a residential
fee payor a parking space or a monthly
permit in a City off-street parking facility,
either existing or those financed in part
by this Article; however, the City Manag-
er or designee shall, to the extent reason-
ably possible, give preference to occu-
pants of residential development for
which a parking facility impact fee was
paid.
14-9A-13: EXEMPTIONS FROM PROVISIONS:
The following shall be exempted from the
requirements of this Article:
A. Residential development which consti-
tutes "elderly housing" as defined in the
Zoning Ordinance.
B. Historic properties, identified in the Near
Southside Neighborhood Redevelopment
Plan and that have been preserved or
restored in accordance with the 1990
revised edition of the Secretary of Interi-
ors Standards for Rehabilitation and
Guidelines for Rehabilitating Historic
Buildings, to the extent that the fee
payor shall be exempt from providing the
on-site parking spaces otherwise re-
quired, but the impact fee provided here-
in must be paid.
14-9A-14: VIOLATIONS AND PENALTIES:
Any violation of this Article shall be considered
a simple misdemeanor or Municipal infraction
provided for in Title 1, Chapter 4 of the City
Code.
Ordinance No.
Page 1 1
SECTION II. REPEALER. All ordinances and
parts of ordinances in conflict with the provi-
sions of this Ordinance are hereby repealed.
SECTION III. SEVERABILITY. If any section,
provision or part of the Ordinance shall be ad-
judged to be invalid or unconstitutional, such
adjudication shall not affect the validity of the
Ordinance as a whole or any section, provision
or part thereof not adjudged invalid or unconsti-
tutional,
SECTION IV. EFFECTIVE DATE. This Ordi-
nance shall be in effect after its final passage,
approval and publication, as provided by law.
Passed and approved this
MAYOR
ATTEST:
CITY CLERK
ppdadmin\chap9,ord
NOTICE OF MEETING OF THE COUNCIL OF
THE CITY OF IOWA CITY, IOWA, ON THE
MATTER OF THE PROPOSAL TO ENTER INTO
A DEVELOPMENT AGREEMENT WITH AL AND
MARY JO STRER AND THE HEARING
THEREON.
Public notice is hereby given that the Council
of the City of Iowa City, Iowa, will hold a
public hearing on the 17th day of June, 1997
at 7:00 p.m. in the Civic Center, 410 E.
Washington Street, Iowa City, Iowa, at which
meeting the Council proposes to take additional
action on the proposal to enter into a
Development Agreement (the "Agreement")
with AI and Mary Jo Streb (the "Developer").
The Agreement would obligate the Developer
to construct certain Minimum Improvements
(as defined in the Agreement) on certain real
property located within the Scott-Six Urban
Renewal Project Area as defined and legally
described in the Development Agreement,
consisting of an industrial park. The
Agreement further obligates the Developer to
dedicate an easement for sewer right-of-way
and limit the price of land in the industrial park.
Under the Agreement, the City would offer
grants, loans or other financial incentives to
businesses locating in the industrial park, at its
discretion and in accord with its economic
development policies; and the City may provide
certain public infrastructure improvements
through the use of tax increment financing as
described in the Agreement.
A copy of the Agreement is on file for public
inspection during regular business hours in the
office of the City Clerk, Civic Center, Iowa
City, iowa.
At the above meeting the Council shall
receive oral or written objections from any
resident or property owner of said City, to the
proposal to enter into the Agreement with the
Developer. After all objections .have been
received and considered, the Council will at this
meeting or at any adjournment thereof, take
additional action on the proposal or will
abandon the proposal to authorize said
Agreement.
This notice is given by order of the Council of
Iowa City, Iowa, as provided by Section 36z~.6
of the City Code of Iowa.
Dated this 3rd day of June ,
1997.
City"61erk of Iowa City,
ecodev~streb.ph
NOTICE OF PUBLIC HEARING ON
PLANS, SPECIFICATIONS, FORM OF
CONTRACT AND ESTIMATED COST
FOR REMOVAL AND REPLACEMENT
OF THE ROBERT A. LEE COMMUNITY
RECREATION CENTER GYM FLOOR
AND REPLACEMENT OF IOWA
CITY/JOHNSON COUNTY SENIOR
CENTER AEROBICS ROOM FLOOR IN
THE CITY OF IOWA CITY, IOWA
TO ALL TAXPAYERS OF THE CITY OF IOWA
CITY, IOWA, AND TO OTHER PERSONS IN-
TERESTED:
Public notice is hereby given that the City
Council of the City of Iowa City, Iowa, will
conduct a public hearing on plans, specifica-
tions, form of contract and estimated cost for
the removal and replacement of the Robert A.
Lee Community Recreation Center Gym Floor
and replacement of the Iowa City/Johnson
County Senior Center Aerobics Room Floor in
said City at 7:00 p.m. on the 29th day of July,
1997, said meeting to be held in the Council
Chamber,,; in the Civic Center in said City.
Said plans, specifications, form of contract
and estimated cost are now on file in the office
of the City Clerk in the Civic Center in Iowa
City, Iowa, and may be inspected by any
persons interested.
Any persons interested may appear at said
meeting of the City Council for the purpose of
making objections to said plans, specifications,
contract or the cost of making said improve-
ment.
This notice is given by order of the City
Council of the City of Iowa City, Iowa.
MARIAN K. KARR, CITY CLERK
parksrec\floor.nph
NOTICE OF PUBLIC HEARING ON PLANS,
SPECIFICATIONS, FORM OF CONTRACT'
AND ESTIMATED COST FOR
NAPOLEON PARK SOFTBALL
FIELD FENCING PROJECT
IN THE CITY OF IOWA CITY, IOWA
TO ALL TAXPAYERS OF THE CITY OF IOWA
CITY, IOWA, AND TO OTHER PERSONS IN-
TERESTED:
Public notice is hereby given that the City
Council of the City of Iowa City, Iowa, will
conduct a public hearing on plans, specifica-
tions, form of contract and estimated cost for
the removal and replacement of the roof and
insulation on the Napoleon Park Softball Field
Fencing Project in said City at 7:00 p.m. on the
29th day of July, 1997, said meeting to be
held in the Council Chambers in the Civic
Center in said City.
Said plans, specifications, form of contract
and estimated cost are now on file in the office
of the City Clerk in the Civic Center in Iowa
City, Iowa, and may be inspected by any
persons interested.
Any persons interested may appear at said
meeting of the City Council for the purpose of
making objections to said plans, specifications,
contract or the cost of making said improve-
ment.
This notice is given by order of the City
Council of the City of Iowa City, Iowa.
MARIAN K. KARR, CITY CLERK
parksrec\naplfenc.r~ph
NOTICE' OF PUBLIC HEARING ON PLANS,
SPECIFICATIONS, FORM OF CONTRACT AND
ESTIMATED COST FOR THE LIBRARY ROOF
REPLACEMENT PROJECT IN THE CITY OF
IOWA CITY, IOWA
TO ALL TAXISAYERS OF THE CITY OF IOWA
CITY, IOWA, AND TO OTHER INTERESTED
PERSONS:
Public notice is hereby given that the City
Council of the City of Iowa City, Iowa, will con-
duct a public hearing on plans, specifications,
form of contract and estimated cost for the con-
struction of the Iowa City Library Roof Replace-
ment Project in said City at 7:00 p.m. on the 29th
day of July, 1997, said meeting to be held in the
Council Charnbers in the Civic Center in said
City.
Said plans, specifications, form of contract and
estimated cost are now on file in the office of the
City Clerk in the Civic Center in Iowa City, Iowa,
and may be inspected by any interested persons.
Any interested persons may appear at said
meeting of the City Council for the purpose of
making objections to and comments concerning
said plans, specifications, contract or the cost of
making said improvement.
This notice is given by order of the City Council
of the City of Iowa City, Iowa and as provided by
law.
MARIAN K. KARR, CITY CLERK
pweng~Jibra~.nph
PH-1
NOTICE OF PUBLIC HEARING ON
PLANS, SPECIFICATIONS, FORM OF
CONTRACT AND ESTIMATED COST
FOR REMOVAL AND REPLACEMENT
OF THE ROOF AND INSULATION ON
THE CIVIC CENTER IN THE CITY OF
IOWA CITY, IOWA
TO ALL TAXPAYERS OF THE CITY OF IOWA
CITY, IOWA, AND TO OTHER PERSONS IN-
TERESTED:
Public notice is hereby given that the City
Council of the City of Iowa City, Iowa, will
conduct a public hearing on plans, specifica-
tions, form of contract and estimated cost for
the removal and replacement of the roof and
insulation on the Civic Center in said City at
7:00 p.m. on the 29th day of July, 1997, said
meeting to be held in the Council Chambers in
the Civic Center in said City.
Said plans, specifications, form of contract
and estimated cost are now on file in the office
of the City Clerk in the Civic Center in Iowa
City, Iowa, and may be inspected by any
persons interested.
Any persons interested may appear at said
meeting of the City Council for the purpose of
making objections to said plans, specifications,
contract or the cost of making said improve-
ment.
This notice is given by order of the City
Council of the City of Iowa City, Iowa.
MARIAN K. KARR, CITY CLERK
parksrec\ccroof.nDn
NOTICE OF PUBLIC HEARING ON PLANS,
SPECIFICATIONS, FORM OF CONTRACT
AND ESTIMATED COST FOR
WILLOW CREEK TRAIL, PHASE 1 PROJECT,
MORMON TREK TO GALWAY HILLS
IN THE CITY OF IOWA CITY, IOWA
TO ALL TAXPAYERS OF THE CITY OF IOWA
CITY, IOWA, AND TO OTHER INTERESTED
PERSONS:
Public notice is hereby given that the City
Council of the City of Iowa City, Iowa, will con-
duct a public hearing on plans, specifications,
form of contract and estimated cost for the con-
struction of the Willow Creek Trail, Phase 1
Project, Mormon Trek to Galway Hills in said
City at 7:00 p.m. on the 29th day of July, 1997,
said meeting to be held in the Council Chambers
in the Civic Center in said City.
Said plans, specifications, form of contract and
estimated cost are now on file in the office of the
City Clerk in the Civic Center in Iowa City, Iowa,
and may be inspected by any interested persons.
Any interested persons may appear at said
meeting of the City Council for the purpose of
making objections to and comments concerning
said plans, specifications, contract or the cost of
making said improvement.
This notice is given by order of the City Coun-
cil of the City of Iowa City, Iowa and as provided
by law,
MARIAN K. KARR, CITY CLERK
PH-1