HomeMy WebLinkAbout1995-07-18 Public hearingCity of Iowa City
MEMORANDUM
Date: June 30, 1995
To:
Planning and Zoning Commission
From:
Robert Miklo, Senior Planner
Re:
REZ95-0010, Saratoga Springs Apartments
At the June 15 public discussion of this item, several questions were raised by members of the
public and the Commission. Some of these issues such as water pressure, traffic conditions,
sidewalks on Dubuque Road, and lack of a neighborhood park are existing conditions in the
neighborhood and would be of concern for any development that might occur in this area. Other
issues such as questions about sight distance and design of the proposed multi-family buildings
are specific to the Saratoga Springs project as discussed below.
Water Pressure: Ed Moreno, Water Superintendent, has indicated that the existing water
pressure in this area meets the City's parameters for fire protection and residential water service.
However, residents in the area have indicated a concern about low water pressure. Mr. Moreno
has indicated that adjustments in the system can be made to increase water pressure in this
neighborhood. His conclusion is that the development of this project or additional single-family
homes in this neighborhood will not detract from the City's ability to provide water service to this
neighborhood.
Neighborhood Open Space: The neighborhood open space assessment contained in the
Comprehensive Plan indicates that the Dubuque Road neighborhood has a neighborhood open
space deficit of 5.47 acres. On May 10, 1995, the Parks and Recreation Commission reviewed
the preliminary plat of Oakes Fifth Addition, which is in this same neighborhood. At that time the
Parks and Recreation Commission noted that a neighborhood park was needed in this area and
that the City should start looking for land in this area that would meet this need. The Parks and
Recreation Commission indicated that fees should be collected in lieu of parkland with the Oakes
subdivision because the Oakes subdivision did not contain land suitable for neighborhood open
space.
The Neighborhood Open Space Committee of the Parks and Recreation Commission has
reviewed Saratoga Springs Apadments and has indicated that the property does not contain land
suitable for neighborhood open space. Therefore, fees in lieu of neighborhood open space may
be collected and applied towards purchasing land appropriate for neighborhood open space in
the Dubuque Road neighborhood. (See attached memo from Terry Trueblood, Parks & Recreation
Director).
Sidewalks: There currently are sidewalks on the west side of Dubuque Road adjacent to the Hy-
Vee Drugtown development. There are no sidewalks farther north on Dubuque Road on either
the east or west sides of the streets. With the proposed Saratoga Springs development,
sidewalks will be provided on the east side of Dubuque Road adjacent to this development. The
Public Works Department has estimated that a sidewalk constructed from the Hy-Vee property
north to Oakes Drive would cost approximately $37,500. Sidewalks could be constructed as a
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capital improvements project or as an assessment project. The staff will also
possibility of a tax increment financing (TIF) district to fund sidewalks, open
this area, A TIF district uses the taxes generated b~
in the district,
evaluating the
or other public
specifically
Traffic Condl~
Dodge Street.
Dodge Street,
Dodge Street
and Dodge
Dodge Street, and the
from side streets and
s: As indicated in the staff report,on North
Capital Improvements Program for FY97-98the reconstruction of
~ additional lanes, a traffic signal at the ilof Dubuque Road and
and a traffic du Chien Road
of this project. The project will improve capacity on
~ signal system will createin the traffic stream to allow traffic
enter onto
Specific to this project,
with Dubuque Road,
indicates that sight distance
Engineers (ITE) standards.
vegetation in or adjacent to the
Engineer has also been
memo from Je
is
intersection
JCCOG Transportation Planner,
uate according to Institute of Transportation
further improved with the removal of
~e Road. Jim Brachtel, the City's Traffic
distances at this intersection.
Stormwater Detention:
adequacy of the current culvert under r_
culvert under Dodge Street has
will not interfere with the functioning ~
that storm water will be retained
designs have not been corn
report, this detention basin willto be desi
eastern boundary of the prope
A concern ised regarding stormwater from this site and the
The City Engineer has indicated that the
and that storm water from this development
Preliminary stormwater calculations indicate
basin near eastern portion of the property. Detailed
detention area. As indicated in the staff
.. assure that the steep slope along the
is not encroached
Site Design; The design ¢e site has been The first proposed apartment
building adj, has been g the street. The
applicant has also that the community building willbasement which can be
used a.s a storm shelter ]'he required sidewalk adjacent toue Road can be built to the
east of the exis!ing gro)~e of cedar trees to help assure that theirot., are not damaged during
construction, Since t~)~ sidewalk will be on pnvate property and ~ ~i~ the public right-of-way, a
public access ease/r~nt will be provided. - ~
1406 Dubuque R~'ad: Letters from Ma~y Hitchcock a,n,d Robert Burns re~a,rding 1406 Dubuque
Road (the Ruppgfi residence) are attached. As noted m these letters and the~ staff report, there
are no immedia/e proposals for the development of 1406 Dubuque Road. It is Froposed that the
property be ~?oned RS-8. \,,,
Attachmen~ '~
bNezO0~O / ~,,.
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capital improvements project or as an assessment project. The staff will also be evaluating the
possibility of a tax increment financing (TIF) district to fund sidewalks, open space or other public
improvements in this area. A TI F district uses the taxes generated by development to specifically
pay for improvements in the district.
Traffic Conditions: As indicated in the staff report, there are current traffic constraints on North
Dodge Street. The Capital Improvements Program for FY97-98 proposes the reconstruction of
Dodge Street, including additional lanes, a traffic signal at the intersection of Dubuque Road and
Dodge Street adjacent to ACT, and a traffic signal at the intersection of Prairie du Chien Road
and Dodge Street southwest of this project. The reconstruction project will improve capacity on
Dodge Street, and the traffic signal system will create gaps in the traffic stream to allow traffic
from side streets and driveways to enter onto Dodge Street.
Specific to this project, a concern was raised regarding sight distance at the driveway intersection
with Dubuque Road. The attached memo from Jeff Davidson, JCCOG Transportation Planner,
indicates that sight distance at this location is adequate according to Institute of Transportation
Engineers (ITE) standards. This sight distance can be further improved with the removal of
vegetation in or adjacent to the right-of-way of Dubuque Road. Jim Brachtel, the City's Traffic
Engineer has also been asked to evaluate sight distances at this intersection.
Stormwater Detention: A concern was raised regarding stormwater from this site and the
adequacy of the current culvert under Dodge Street. The City Engineer has indicated that the
culvert under Dodge Street has sufficient capacity and that storm water from this development
will not interfere with the functioning of this culvert. Preliminary stormwater calculations indicate
that storm water will be retained in a basin near the eastern portion of the property. Detailed
designs have not been completed for this stormwater detention area. As indicated in the staff
report, this detention basin will need to be designed to assure that the steep slops along the
eastern boundary of the property is not encroached upon.
Site Design: The design of the site has been modified slightly. The first proposed apartment
building adjacent to Dubuque Road has been reoriented with the entrance facing the street. The
applicant has also indicated that the community building will include a basement which can be
used as a storm shelter. The required sidewalk adjacent to Dubuque Road can be built to the
east of'the existing grove of cedar trees to help assure that their mots are not damaged during
construction. Since the sidewalk will be on private property and not in the public right-of-way, a
public access easement will be provided.
1406 Dubuque Road: Letters from Mary Hitchcock and Robert Burns regarding 1406 Dubuque
Road (the Ruppert residence) are attached. As noted in these letters and the staff report, there
are no immediate proposals for the development of 1406 Dubuque Road. It is proposed that the
property be rezoned RS-8.
Attachments
bl'VezO050
' Johnson County Council of Governments
410 E Vv~Jq~ngton.St ~ Gty bvva 52240
rri
Date: June22, 1995
To: Bob Miklo, Senior Planner; City of Iowa City
From: Jeff Davidson, Transportation Planner
Re: Intersection sight distance for proposed Saratoga Spdngs multi-family housing complex
You indicated an issue has been raised regarding sight distance at the driveway of the
proposed Saratoga Spdngs apartment complex on Old Dubuque Road. On June 21, 1995, I
conducted a planning-level sight distance analysis using the site plan of the proposed
development you provided. The analysis included field verification using distances scaled off
of the site plan. The analysis was conducted according to the intersection sight distance
procedures contained in the Transpodation and Traffic Enqineerinq Handbook, Second Edition,
published by the Institute of Traffic Engineers.
The following intersection sight distance standards are suggested by the Transportation and
Traffic En.qineerin~ Handbook.
Design speed (mph)
Minimum corner intersec-
tion sight distance (feet)
20 3O
200 300
Intersection sight distance is measured from a point on the minor road, in this instance the
driveway location to the proposed Saratoga Springs apadment complex, approximately 15 feet
from the edge of the major road (Dubuque Road) pavement, measured from a height of 3.5 feet
on the minor road to a height of 4.25 feet on the major road. This attempts to recreate sight
distance as measured from a person sitting in an automobile at the driveway of the proposed
Sarat.oga Springs apadment complex.
Sight distance appears to only be an issue to the south; sight distance to the north is easily
several hundred feet. Sight distance to the south is impacted by the horizontal and vertical
curvature of Old Dubuque Road. However, as scaled from the proposed site plan, sight
distance to the south appeared to be easily 200 feet. This was gauged by observing several
vehicles turn into the North Dodge Hy-Vee parking lot from Old Dubuque Road.
Removal of vegetation adjacent to Old Dubuque Road on the property directly to the south of
the proposed Saratoga Springs apadment complex would increase sight distance to
approximately 300 feet. It appears a portion of the vegetation to be removed is within the
public right-of-way, and a portion on pdvate property. A speed study has not been conducted
to determine the 85th percentlie speed of vehicles on Old Dubuque Road. However, my field
observation did not observe vehicles traveling in excess of 30 mph at the driveway location to
the proposed Saratoga Spdngs apartment complex.
Let me know if you have any questions regarding this information. If a more detailed sight
distance analysis is needed, it should be requested through,Jim Brachtel, City of Iowa City
Traffic Engineer.
cc: Jim Brachtel
CITY OF IOWA CITY
PARKS AND RECREATION DEPARTMENT
M EMO]~.~%l~ D[~[~
TO:
FROM:
DATE:
RE:
Bob Miklo, Senior Planner
Terry Trueblood, Parks & Recreation
June 15, 1995
Neighborhood Open Space Issues 1. Walden Wood, Part 9
2. Walden Wood, Part 8
3. Saratoga Springs Apartments
Director
At their meeting of June 14, 1995, the Parks and Recreation
Commission took the following action, relative to the above
N.O.S. issues:
WALDEN WOOD, PART 9
The commission voted to accept the developer's proposal to
dedicate Outlot A (1.73 acres) as public open space. Even
though this area does not meet the criteria for a
neighborhood park, as stipulated in the N.O.S. Ordinance,
the Commission feels there is an overriding need for open
space in this area. The neighborhood association
encouraged the Commission to accept this property. One of
the key interests of the Commission is to construct a trail
along the west edge of the property to connect with the
proposed Willow Creek Trail.
WALDEN WOOD, PART 8
The Commission declined to reconsider its previous action,
which was to accept fees-in-lieu of the proposed property
donation.
SARATOGA SPRINGS APART~S
The Commission did not officially act on this, because it
was not an agenda item. However, the Neighborhood Open
Space Committee reviewed it, and unanimously agreed that
fees-in-lieu is the appropriate action. There is no
indication that the Commission disagrees with this.
Zoning Commission
410 E. Washington Street
Iowa City, IA 52240
June 20, 1995
To Zoning Commissioners
RE: REZ95-0010 Saratoga Springs
Charlie Ruppert and I would like to clear up any misunderstandings
regarding our agreements. The Cit¥'s Zoning Staff report and recent
news articles contain misleading and inaccurate information which must
be corrected.
1. Robert Burns offered to purchase from Charles Euppert the property
norlh of and adjacent to 1506 N. Dubuque Road.
He offered to purchase from me the property at 1506 North Dubuque
Road. This number is on all cit~ records, t~ma~and the home.
There is not now and never was a 1408, ~.
There will be no deed restrictions, access easements or driveways
on the property directly south of 1508 N. Dubuque Road known as
1406 N. Dubuque Road.
3. No one should give City staff, Zoning Commission members, Council
members or the community the impression that any future housing
project will be built on the Ruppert property at 1406 North Dubuque
Road,
The Commission, Council and Zoning staff must understand that the
Ruppevts do not consent to housing next to Highway I due to the
constant traffic noise, which will increase as traffic increases,
and the danger the highway poses to children.
Currently residents on the north side of Highway 1 cannot use
Hickory Hill Park on the south side of the highway because the
heavy traffic is hazardous, even for adults, to cross, Saratoga
Springs children may be "on their own" more than neighborhood
children and are certain to be in serious danger while attempt-
in~ to walk or bike to the par~, unless a light is installed at
this intersection.
4. Many have expressed interest in the property at 1406 N. Dubuque
Road. Some feel that, as the area grows, the HyVee will need to
expand and this property is a logical place to relocate an expanded
Drug Town. However, there is no truth to the rumors that the
Rupperts plan to sell and to move to Arizona.
This proposal must stand
approve this project, it
the property included in
to future expansion onto
alone. If Commissioners and Council members
must be on the merits of this proposal foe
the offer and not due to any speculation as
the property at 1406 N, Dubuque Road.
Respectfullye. . ~ ~
Mary Hitchcock - 2345 Coach House
c. Charles Ruppert
Mr. William Meavdon, S, C,
Drive - Brookfield, WI 53045
ROBERT P. BURNS
328 F.a~t Washington Street
P. O, Box 1226
!o~vu City, Iowa 52244
June 27, 1995
Planning and Zoning Commlssion
City of Iowa City
410 East Washington
Iowa City, Iowa 52240
RE: Rezoning No. REZ95-0010
Dear Commissioners:
(319) 338-7600
FAX (319} 337-2430
As point of clarification, I do not have nor have I ever had a plan or intention to build
rental housing or any other type of housing at I406 No~h Dubuque Road (parcel no.
61201001: residence of Charlie and Marie Ruppert).
Sincerely Yours,
Robert P. Burns
RPB/slk
XC: Charlie and Marie Ruppert
Lee and Mary Hitchcock (fax transmission 1o 414-931-2324)
06-29-95 12:09P~ FRO~ MILLH COR~ ?ORCa.TO 83193585009
Iowa 21t~, IA 51144
R~I~Z95'0020 - To eleJifymy letter of June
pl&oe~ on ~he lot ~ P ,
Ml~f Hitohoook - 23d{ ~o~oh ~ouse Drive .- B~ao~fi~ld,
{
Willt~Meardun, 94 C,
STAFF REPORT
To: Planning & Zoning Commission
Item: REZ95-0010. Saratoga Springs Apartments
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:
Prepared by: Robert Miklo
Date: June 15, 1995
Robert P. Burns/Greater Iowa City
Housing Fellowship
P,O. Box
Iowa City, IA 52244
Robert Burns, 338-7600
Rezoning from RS-5 to OPDH-8 and
approval of an OPDH plan for a portion
of the property.
41 unit multi-family complex.
East side of Old Dubuque Road, north
of Dodge Street.
Approximately 7,8 acres. OPDH-8 plan
approximately 4.1 acres.
Single-family/vacant.
North - RS-5; Residential.
South - RS-8 and C1-1; Residential,
Commercial and undeveloped.
East - RS-5 and RS-8; Residential.
West - RS-5, CN-1; Residential,
Commercial.
2-8 dwelling units per acre.
May 11, 1995.
June 26, 1995.
Municipal water and sanitary sewer
services are available to serve the prop-
erty,
2
Public services:
Police and fire protection will be provid-
ed by the City. Refuse collection will
be provided by a private hauler.
Transportation:
Vehicular access is via Old Dubuque
Road which intersects with Dodge at
the southwest corner of this property.
Transit service is provided by the North
Dodge Street route with a stop adjacent
to the property.
Physical characteristics:
The western portion of the property is
relatively flat. The eastern portion of
the property contains steep elopes.
Much of the property contains wood-
lands. An existing house and garage
located at 1408 Old Dubuque Road are
proposed to be removed. There are no
immediate plans for the redevelopment
of the existing house at 1406 Old
Dubuque Road.
BACKGROUND INFORMATION:
Robert Burns and the Greater Iowa City Housing Fellowship have applied for the rezoning of
approximately 7.8 acres of land located east of Old Dubuque Road and north of Dodge Street
from RS-5, Low Density Single-Family Residential, to OPDH-8, Planned Development Housing
- Medium Density. The property currently is owned by Charles and Marie Ruppert. The
applicants are planning to purchase 4,1 acres of the tract and have submitted a Planned
Development Housing Overlay (OPDH-8) plan for that portion of the property. The southern
portion of the property containing approximately 3.7 acres would be retained by the Ruppert
family and is proposed for a future OPDH development. The applicant initially sbbmitted a
proposal to fezone the property to OPDH-12 to allow construction of 65 dwelling units. After
discussion with staff the application was revised to OPDH-8.
ANALYSIS:
The proposed rezening should be reviewed in relationship to the policies contained in the
Comprehensive Plan, the appropriateness of the density and design of this development for
the area, and the adequacy of infrastructure and environmental concerns.
Comprehensive Plan: The Comprehensive Plan currently designates this property and most
adjacent properties for residential development at 2-8 dwelling units per acre. The property
immediately to the west of the subject property contains an existing neighborhood commercial
center and is designated on the plan for general commercial. The properties to the south and
northwest are currently zoned RSo8, medium density single-family residential. Rezoning ofthe
property to OPDH-8 would be in compliance with the low to medium density residential
comprehensive plan land use map designation for the area.
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In this case, development of medium density housing would occur in an area where it would
not be disruptive to local residential streets, but rather it would have access to the city's
arterial street network and to public transit services. Development of medium density
residential in this area would also serve as a transition from the commercial development to
the existing and future single-family development in the neighborhood. Given the location of
a portion of the property adjacent to Highway 1 and the Hy-Vee/Drugtown shopping center,
medium density residential uses may be a more appropriate land use than low density single-
family residential,
In addition to the land use plan, the Comprehensive Plan contains policies to address the
social and economic needs of the city. These include policies which encourage a diversity of
housing types, the provision of affordable housing, and the location of medium and higher
density housing near transit lines. The zoning of the subject property for medium density
residential development would promote these policies of the Comprehensive Plan.
There are a limited number of areas of the community which contain characteristics which
make them suitable for medium and higher density residential development. These
characteristics include access to an arterial street system, sufficient sanitary sewer capacity,
and a location on the edge of a neighborhood, so that traffic is not directed into a lower-
density residential development. This particular property is one of the few properties in the
city which has these characteristics. If the City is going to address the larger Comprehensive
Plan policies of encouraging a diversity of housing stock and the provision of affordable
housing, rezonings of properties, such as this, to allow medium density residential develop-
ment will be necessary.
Transportation: The subject property is adjacent to Dodge Street and therefore has access
to the city's arterial street system and a transit route. Given that the vast majority of the
traffic from this development would be traveling to destinations to the south, with some of
the traffic traveling towards the northeast and Interstate 80, development of medium density
housing on this site would have minimal traffic impact on the adjacent single-family residential
neighborhood. Development at the density prr, posed by the applicant would be anticipated
to generate approximately 205 vehicle trips per day. With future development of the
remainder of the Ruppert property, approximately 185 additional vehicle trips per day could
be exi~ected from the proposed rezoning area.
Dodge Street has existing capacity constraints between Dubuque Road and Governor Street.
The City's Capital Improvement Program currently contains a proposal for the reconstruction
of this portion of Dodge Street, and for the installation of traffic signals at the intersections
of Dodge Street/Prairie du Chien Road and the east leg of Old Dubuque Road near ACT.
These improvement projects are tentatively scheduled for Fiscal Years 1997 and 1998 at an
expense of $1.9 million. With these improvements Dodge Street will have improved traffic
capacity. In the interim, the traffic from this proposed development can be accommodated
on Dodge Street with higher than desirable levels of congestion. The congested situation has
not resulted in an accident rate which would indicate unsafe traffic conditions in the area.
The North Dodge Street transit route which serves this area currently has excess capacity.
Multi-family dsvelopments tend to make a greater use of transit services than single-family
development therefore it is appropriate to encourage multi-family development where transit
service is available.
4
As is noted, it is anticipated that the remainder of the Ruppert property will develop as an
OPDH-8 zone in the future. To minimize the curb cuts on Old Dubuque Road, staff
recommends that a shared vehicular access easement be provided along the south property
line of this development and the remaining Ruppert tract. This will allow for consideration of
a shared driveway if the City determines one is appropriate at the time the property to the
south is developed.
Schools: The subject property is in the area served by the Shimek Elementary School. This
school currently has capacity for additional students. It is one of the few schools within the
City which does have capacity.
Neighborhood Open Space: The neighborhood open space ordinances specifies that
approximately 8,000 square feet of open space are needed to serve the proposed OPDH
development. The Parks and Recreation Commission will be reviewing this project. Given its
location, fees in lieu of open space may be appropriate.
Environmentally Sensitive Areas: One of the intents of the OPDH regulations is to encourage
the preservation of existing landscape features. The eastern portion of the proposed OPDH
plan includes slopes of 25% or greater. Staff would only recommend approval of an OPDH
plan which is designed to minimize the amount of development occurring near this steep
slope. The slope should be left in its natural state. This would help provide for a buffer
between this development and the lower density single-family development located on Bristol
Drive to the east.
Approximately 40% of the proposed OPDH site is covered by a natural woodland. In addition,
a grove of cedar trees is located along the Old Dubuque Road frontage of the property.
Although it would not be possible to develop the property and retain the entire woodland, it
may be possible to cluster development in such a manner that at least a portion of the
woodlands are retained on the site. This would provide for a natural buffer around the
perimeter of the property and help make the multi-family development more compatible with
existing and future residential development in the neighborhood. As a condition of develop-
ment, a tree protection plan should be submitted for the existing cedar trees on the property
prior to final OPDH plan approval.
Storm Water Management: The applicant is planning to construct a storm water retention
area in the southeast corner of the property. Preliminary storm water calculations must be
submitted to the Public Works Department to allow for an evaluation of this plan. The
proposed retention area should be designed to avoid the need for grading within the ravine in
this area.
OPDH Plan: The applicant is proposing the immediate development of an OPDH plan for the
northern 4.1 acres of the property. The applicant is proposing to fezone the southern 3.7
acres of the property to RS-8. Staff recommends that the rezoning of the subject property
should be conditioned upon the City approving the future OPDH-8 plan for the southern 3,7
acres.
The purpose of the Planned Development Housing Overlay Zone (OPDH) is to permit flexibility
in the use and design of structures and land in situations where conventional development
may be inappropriate and where modifications of requirements of the underlying zone will not
be contrary to the intent and purpose of the Zoning Ordinance, inconsistent with the
Comprehensive Plan nor harmful to the surrounding neighborhood. The OPDH regulations are
intended to:
Provide for flexibility in architectural design, placement and clustering of
buildings, use of open space, traffic circulation and parking and related site and
design considerations;
encourage the preservation and best use of existing landscape features through
development sensitive to the natural features of the surrounding area;
3. promote efficient land use with smaller utility and street networks;
4. encourage and preserve opportunities for energy efficient development; and
promote an attractive and safe living environment compatible with surrounding
residential developments.
Properly applied to this location, the OPDH provisions of the Zoning Ordinance would result
in a multi-family development which is clustered in such a way that the steep slope located
on the eastern side of the property is preserved and the woodlands contained on the property
are retained to the extent possible. The design and location at the buildings would be such
that the scale of the project provides a transition from the low density single-family portion
of the neighborhood to the neighborhood commercial center.
The applicant has submitted two alternative OPDH plans. Staff believes that the OPDH plan
which is labelled as alternative F (see bottom center of plan for label) better addresses the
requirements of the OPDH zone.
The OPDH plan shown on alterative F is based on five multi-family buildings and a community
center being built around a central courtyard. A driveway provides access to clusters of
parking spaces around the perimeter of the buildings. With this design the buildings are
clustered near the center of the site, leaving a setback of 80 feet between the north property
line and the proposed buildings (the required RS-5 and RS-8 setback is only 5 feet). The
proposed 8-plex adjacent to Old Dubuque Road would be set back 50 feet from the street (the
required setback is only 20 feet). In this way a generous open space buffer will be provided
between the proposed multi-family buildings and the adjacent lower density development,
The buildings themselves are only two stories high and are designed with a combination of
brick and lapp siding. The design will help to give the buildings the appearance of scale
similar to the single-family buildings in the neighborhood.
The existing vegetation on the site also will serve as a natural buffer between the multi-family
buildings and adjacent developments. This vegetation will be supplemented by a screen of
evergreen trees along the northern property line to provide an additional buffer. A grove of
existing cedar trees along Old Dubuque Road and at the entranceway of the development are
proposed to be retained to provide a mature planting screen. The eastern portion of the
property contains a wooded ravine which will be left in its natural state. These elements of
the OPDH design will serve to provide a natural screen around the perimeter of the property.
6
This will help make the multi-family development more compatible with the existing and future
residential development in the neighborhood,
This OPDH plan also provides a courtyard and children's play area at the center of the cluster
of buildings. In this manner the useable area space is separated from the parking area and
driveways.
Although the alternative OPDH plan labeled as Plan B (see bottom center of plan for label) has
more space between the multi-family buildings on the site, staff believes that it does not
address the intent or the requirements of the OPDH zone as well as alternative F, Alternative
B relies on a central driveway with several large parking lots being accessed from it, With this
design, many of the apartments will have views of paved areas, In contrast, the paved areas
shown on alternative F are not concentrated. Alternative F also provides views of the
courtyard and the children's play area from many of the proposed apartments, On alternative
B the children's play area is separated from most of the proposed units and the open spaces
around the buildings are adjacent to parking lots and driveways.
The plan shown as alternative B requires that all traffic traveling to and from the site travels
through the center of the site, In contrast the plan labeled as alternative F provides a circular
driveway so that traffic is not concentrated in one area. Alternative F also provides a means
of secondary access and is more suited for service by emergency vehicles.
The plan shown in alternative B is more land consumptive and requires a greater encroach-
ment into the wooded area. It also provides for less of a setback from Old Dubuque Road.
In contrast, alternative F provides for a 50-foot setback for the 8-plex building adjacent to
Dubuque Road (the current building on the site is set back approximately 60 feet from Old
Dubuque Road). By setting the buildings farther back from Old Dubuque Road, the critical root
zone of the existing cedar trees will be less likely to be disturbed during construction and the
setback will be similar to the single-family homes located farther to the north on Old Dubuque
Road. For these reasons, staff would not recommend consideration of the OPDH plan shown
on alternative B.
Parking; The Zoning Ordinance requires and that two- and three-bedroom apartments provide
two ~arking spaces for each dwelling unit. The Commission will recall that these parking
requirements were recently established to address a concern that multi-family developments
did not contain sufficient parking areas to serve the parking demand of tenants, The new
requirements are based on the assumption that each occupant of a bedroom often owns a
vehicle, This may especially be the case for multi-family developments near the downtown
and University campus area,
In this case the apartment complex will be occupied by families which for the most part will
own only one automobile. Therefore, a reduction in the overall required number of parking
spaces may be warranted. The applicant is proposing to provide 1.5 parking spaces per
dwelling unit, versus the required two parking spaces per dwelling unit, The eastern end of
the drive identifies 3 areas where 20 additional parking spaces can be provided if they are
needed, The OPDH process allows the City to grant such variances from the underlying
zoning regulations, In this case the proposed reduction in parking requirements may be
warranted given the family characteristics of the expected residents.
7
STAFF RECOMMENDATION:
Staff recommends that the rezoning from RS-5 to OPDH for the northern 4.1 acres of the
subject propsrty be deferred pending resolution of the deficiencies and discrepancies listed
below. Upon resolution of these deficiencies and discrepancies, staff recommends that the
proposed rezoning and the OPDH plan be approved conditioned upon:
1. An OPDH-8 plan being approved by the City for the southern 3.7 acres.
2. A shared driveway access easement being provided between the two parcels.
Approval by the City Forester of a tree protection plan submitted by the applicant for
the existing cedar trees prior to final 0PDH plan approval.
,.
A requirement that the ravine located on the eastern portion of the property will not be
disturbed except to allow the construction of essential utilities.
DEFICIENCIES AND DISCREPANCIES:
Contour lines at a minimum five-foot interval need to appear on the plan.
An indication of ownership or binding contract will need to be submitted prior to City
Council consideration of the OPDH plan,
The dimensions of the tract should appear on the plan,
The maximum dimensions of each building shot~ld appear on the plan,
Elevations of the community center should be submitted,
6. Preliminary storm water calculations must be submitted,
ATTACHMENTS:
1. Location map.
2. OPDH Plans.
Approved b Karin~ranklin, Director
Depdrtment of Planning and
Community Development
LOCATION HAP
REZ95-0010
l~06 OLD DUBUQUE RD.
R$-~ TO OPDH-8
,-10
BL'I~RO~d
8 PLEX
STORY
22'
NOTICE OF PUBLIC HEARING
Notice is hereby given that a public hearing
will be held by the City Council of Iowa City,
Iowa, at 7:30 p.m. on the 18th day of July,
1995, in the Civic Center Council Chambers,
410 E. Washington Street, Iowa City, Iowa; at
{~ich hearing the Council will consider:
A resolution to annex approximately 115
acres, which includes the Highway
2181Highway 1 interchange and properW
located in the southwest quadrant of the
interchange.
2. An ordinance amending the use regulations
of an approximate 115 acres, which
includes the Highway 218/Highway 1
interchange, and property located in the
southwest quadrant of the interchange
from CounW RS, Suburban Residential, to
C1-1, Intensive Commercial.
3. An ordinance amending the use regulations
of an approximate 35,000 square foot
westerly portion of Lot 4, Highlander First
Addition, which is located on Northgate
Drive from RDP, Research Development
Park, to CO-1, Commercial Office.
4. An ordinance amending the conditional
zoning agreement for Lots 4-17, Highlander
First Addition, revising the development
standard pertaining to rooflines and parapet
walls.
5. An ordinance vacating a 20-foot wide alley
located east of Gilbert Court and
immediately north of Lot 4 of Block 3,
Lyon's Addition.
6. A resolution vacating Fox Hollow
Subdivision, a 31-1ot, 52.21 acre
subdivision located north of Herbert Hoover
Highway and west of Taft Avenue.
7. An ordinance amending City Code Title 14,
Chapter 6, entitled "Zoning," Article S,
entitled "Performance Standards," Sections
10B and 10C, concerning the location of
underground storage tanks.
Copies of the proposed resolution and
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
RESOLUTION NO.
RESOLUTION APPROVING THE VOLUNTARY ANNEXATION OF APPROXI-
MATELY 103,86 ACRES, WHICH INCLUDES THE HIGHWAY 218/HIGHWAY
1 INTERCHANGE AND PROPERTY LOCATED IN THE SOUTHWEST QUADRANT
OF THE INTERCHANGE,
WHEREAS, Kirkwood Community College owns an approximate 39.3 acre parcel of land
located in the southwest quadrant of the Highway 218/Highway 1 interchange; and
WHEREAS, Howard Winebrenner, on behalf of property owner Kirkwood Community College,
has requested annexation of the 39.3 acre parcel into the City of Iowa City, Iowa; and
WHEREAS, in order for this tract to be contiguous to the corporate limits of the City, the
Highway 218/Highway 1 interchange must also be annexed; and
' WHEREAS, pursuant to Iowa Code § §368.5 and 368.7 {1995), notice of the application for
annexation was sent by certified mail to the Johnson County Board of Supervisors, the City
of Hills, the City of University Heights and the East Central Iowa Council of Governments;
and,
WHEREAS, none of these entities have objected to the proposed annexation.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF IOWA CITY,
IOWA, THAT:
1. The following described land shall be voluntarily annexed to the City of Iowa City, Iowa:
Beginning at the Southwest corner of the Southeast quarter of Section 20,
Township 79 North, Range 6 West of the 5th Principal Meridian, Johnson
County, Iowa; Thence NOO°32'34"E, along the West line of the Southeast
Quarter of said Section 20 a distance of 1395.30 feet; Thence S89°57'26"E,
along the South line of a tract of land recorded in Deed Book 767 at Pages
227-229 in Johnson County Recorder's Office, 625.4 feet; Thence
N59° 14'26"W along the Southwesterly Right-of-Way line of Primary Road 218,
a distance of 396.00 feet; Thence N43°25'OS"W, 407.57 feet; Thence
N00°31 '30"E along the said line 5.60 feet; Thence N17°59'OO"W along the
said line 496.60 feet; Thence NO4°34'30"W along the said line 259,70 feet;
Thence N31°O8'30"W, along the said line 1393.80 feet; Thence
N35°O9'30"W, along the said line 162.10 feet; Thence S89°50'30"E along
the North line of the Southeast quarter of the Northwest quarter of said
Section, 386.30 feet; Thence S35°57'00"E along the Northeasterly
Right-of-Way line of Primary Road 218, a distance of 726.80 feet; Thence
S41 °07'30"E along the said line 282.40 feet; Thence S52° 22'30"E, along the
said line 140.30 feet; Thence S61°52'30"E, along said line 692.80 feet;
Thence S40° 17'29"E, 414.83 feet; Thence S11 o 12'00"E along the said line
556.10 feet; Thence S41 °12'00"E, along the said line 1 57.70 feet; Thence
S11 o 22'30"E along said line 375.10 feet; Thence S34° 17' 15"E along the said
line 1686.31 feet; Thence N89°59'28"W along the South line of said Section
Resolution No.
Page 2
20, a distance of 2255.00 feet to the Point of Beginning. Said parcel of land
contains 103.86 acres, more or le.ss, and is subject to easements and
restrictions of record.
2. The City Clerk is hereby authorized and directed to certify, file, and record the necessary
documents as required by Iowa Code §368.7 (1995).
Further, the City Clerk is hereby authorized and directed to certify and file all necessary
documents for certification of the population of the annexed territory to Johnson County
and the State Treasurer, said population being zero.
Passed and approved this
day of ,1995.
ATTEST:
CiTY CLERK
MAYOR
. J
It was moved by and seconded by
adopted, and upon roll call there were:
the Resolution be
AYES: NAYS: ABSENT:
Baker
Horowitz
Kubby
Lehman
Novick
Pigott
Throgmorton
ppdadmin\hwy218-1.res
STAFF REPORT
To: Planning & Zoning Commission
Item: ANN95-0001/REZ95-0011.
GENERAL INFORMATION:
Applicant:
Contact person:
Requested action:
Purpose:
Location:
Size: '
Existing land use and zoning:
Surrounding land use and zoning:
Comprehensive Plan:
Applicable Code requirements:
File date:
Prepared by: Scott Kugler
Date: June 15, 1995
Howard Winebrenner
217 Stevens Drive
Iowa City, Iowa 52240
Phone: 338-7811
MMS Consultants, Inc.
1917 South Gilbert Street
Iowa City, Iowa 52240
Phone: 351-8282
Approval of annexation and rezoning of
the Highway 218/Highway 1 interchange
and 39.3 acres located in the southwest
quadrant of the interchange to O1-1.
To allow the property to be developed
within the city limits and for commercial
purposes. The initial intended use is for
new and used automobile sales and
service.
In the southwest quadrant of the High-
way 218/Highway 1 interchange.
39.3 acres plus the interchange.
Vacant, highway interchange; A1, Rural.
North:
East:
South:
West:
Commercial: C1-1, CP1 (Coun-
ty);
Highway 218
Agricultural/residential: RS;
Commercial: CP2.
The Fringe Area Agreement indicates
that commercial or light industrial land
uses should be developed within this
area.
14-6E-4, el-1 Zone.
May 30, 1995
2
45-day limitation period:
July 13, 1995
SPECIAL INFORMATION:
Public services:
City water will be made available to this
site through the extension of a water
main to the south under Highway 218
and Highway 1 from a point near the
Highway 1 and Mormon Trek Boulevard
intersection. City sewer will not be avail-
able until the southwest interceptor trunk
sewer is exiended into this area, which is
not likely to occur for 10+ years. An on-
site treatment system will be utilized until
city sewer is available.
Transportation:
The nearest bus route is the Plaen View
route, which passes through the inter-
section of Highway 1 and Mormon Trek
Boulevard.
Physical characteristics:
The site is relatively flat and had been
used for agricultural purposes, with the
exception of a drainage swale that runs
east/west from Naples Avenue to High-
way 218, located near the center of the
property. This area is also wooded and
contains slopes greater than 18 percent,
according to the Sensitive Areas Invento-
ry, Phase I.
BACKGROUND INFORMATION:
The a~plicant, Howard Winebrenner, on behalf of Kirkwood Community College, is requesting
annexation of 39.3 acres located in the southwest quadrant of the Highway 218/Highway 1
interchange, and rezoning of the property from its current County zoning designation, RS,
Suburban Residential, to C1-1, Intensive Commercial, within the city. In order to achieve
continuity with the current municipal boundary, the highway interchange is also being annexed.
The owner of the parcel located between the Winebrenner tract and the highway interchange has
also been contacted about the possibility of being included under this request, but has not yet
decided whether or not to participate. The applicant initially requested that Johnson County
fezone the properly to permit the establishment of new and used automobile sales and service
uses on the property. However, at the suggestion of City staff, the applicant is now interested
in annexing the property and developing it under City jurisdiction to take advantage of the city
services that are and will be made available to the site.
ANALYSIS:
ANN95-OO01. Proposed Annexation of Highway 218/Highway I Interchange and 39,3 acres
Located in the Southwest Quadrant of the Interchange.
3
Although the current Fdnge Area Agreement specifies that commemial and light industrial uses
are preferred in this location, when the application for County rezoning was submitted staff
expressed concem about the development of the subject 39.3 acres outside of the city limits.
With this property being located along a major entrance into Iowa City, staff feels that City
standards should be applied to the development of this property. In addition, there are a number
of large developable pareels located within the City's projected growth area to the west of
Highway 218, and staff feels that it would be in the City's best interest to have these areas also
develop under City jurisdiction. If the subject parcel were razoned and developed in the County
it may be difficult to annex the other areas in the future. Therefore, staff feels that the annexation
of this property is essential for the appropriate development of this major entryway into Iowa City.
Although the short range development of this area is not contemplated by the Comprehensive
Plan, the Plan's annexation policy suggests that "petitions for voluntary annexation should be
viewed positively when ... (3) control of development at entryways to the community is in the
City's best interest." Therefore, staff feels that the proposed annexation does not conflict with the
policies of the Comprehensive Plan with regard to development sequence. Annexation of this
parcel will require the extension of a water main to the south under Highway 218 and Highway
1, Staff is proposing that the City extend the water main to the south of the highways at City
cost, and then tap-on fees be collected as property develops in this area, City sewer service will
not be available to this area until the extension of the southwest interceptor sewer, which is likely
10+ years into the future. An on-site treatment system will be utilized until city sewer is available.
REZ95-0011. Proposed Rezonlng from County RS to C1-1.
The applicant is proposing that the subject property be zoned C1-1 upon annexation, which would
permit automobile sales and service uses to be established on the property, This is consistent
with the Comprehensive Plan and the surrounding zoning in the city. The fringe Area 1 policy
indicates that commercial or light industrial zoning is preferred in this area. The Comprehensive
Plan addresses two of the quadrants of the Highway 218/Highway 1 interchange, and indicates
that intensive commemial zoning is preferred in the north quadrant, and industrial uses are
suggested to the east, Staff feels that C1-1 zoning is consistent with the existing and planned
development of the surrounding area, and is appropriate for this site.
Sensitive Areas:
The site contains a wooded drainageway that runs east/west, located near the center of the
property. The Sensitive Areas Inventory, Phase I, indicates that there are also slopes of greater
than 18 percent in this area, The approval of a subdivision or development plan for this property
should take this feature into account, and plans to minimizing the impact of the development on
the drainageway should be required.
Naples Avenue Improvements/Maintenance:
Annexation of this property would result in one-half of the Naples Avenue right-of-way being
annexed, as well, As a condition on the approval of Scott's Fourth Addition, the existing
subdivision located to the west of this property across Naples Avenue, the developer is obligated
to improve a portion of the roadway. This provision has not yet been enforced by the County and
the roadway remains a gravel surface, Staff recommends that the original agreement be enforced
and that the roadway be improved, At that point, the City could enter into a maintenance
agreement with the County for those portions of Naples Avenue that are under joint jurisdiction.
The County has been notified of the proposed annexation,
STAFF RECOMMENDATION:
4
Staff recommends that ANN95-OOO2/REZ95-0011, a request to annex and rezone the Highway
218/Highway I Interchange and 39.3 acres located in the southwest quadrant of the interchange
from RS, Suburban Residential, to C1-1, Intensive Commercial, be approved.
A'FI'ACHMENTS:
1. Location Map,
sffr~95~O ! 1
Approved by:
Robert Miklo, Senior Planner
Department of Planning and
Community Development
LOCATION MAP
ANN95-0001 REZg$-0011
RS TO Cl-g
NOTICE 0F PUBLIC HEARING
Notice is hereby given that a public hearing
will be held by the City Council of Iowa City,
Iowa, at 7:30 p.m. on the 18th day of July,
1995, in the Civic Center Council Chambers,
410 E. Washington Street, Iowa City, Iowa; at
which hearing the Council will consider:
1, A resolution to annex approximately 115
acres, which includes the Highway
218/Highway 1 interchange and property
located in the southwest quadrant of the
Ointerchange.
An ordinance amending the use regulations
of an approximate 115 acres, which
includes the Highway 218/Highway 1
interchange, and property located in the
southwest quadrant of the interchange
from County RS, Suburban Residential, to
C1-1, Intensive Commercial,
3, An ordinance amending the use regulations
of an approximate 35,000 square foot
westerly portion of Lot 4, Highlander First
Addition, which is located on Northgate
Drive from RDP, Research Development
Park, to CO-1, Commercial Office.
4. An ordinance amending the conditional
zoning agreement for Lots 4~17, Highlander
First Addition, revising the development
standard pertaining to rooflines and parapet
walls.
5. An ordinance vacating a 20-foot wide alley
located east of Gilbert Court and
immediately north of Lot 4 of Block 3,
Lyon's Addition.
6. A resolution vacating Fox Hollow
Subdivision, a 31 -lot, 52.21 acre
subdivision located north of Herbert Hoover
Highway and west of Taft Avenue.
7. An ordinance amending City Code Title 14,
Chapter 6, entitled "Zoning," Article S,
entitled "Performance Standards," Sections
10B and 10C, concerning the location of
underground storage tanks.
Copies of the proposed resolution and
ordinances are on file for public examination in
the office of the City Clark, Civic Canter, Iowa
CiW, 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
ORDINANCE NO.
AN ORDINANCE AMENDING THE ZONING
ORDINANCE BY CHANGING THE USE REGULA-
TIONS OF APPROXIMATELY 103.86 ACRES,
WHICH INCLUDES THE HIGHWAY
218/HIGHWAY 1 INTERCHANGE AND PROP-
ERTY LOCATED IN THE SOUTHWEST QUAD-
RANT OF THE INTERCHANGE.
WHEREAS, the Applicant, Howard
Winebrenner, on behalf of property owner
Kirkwood Community College, has requested
annexation and rezoning of approximately 39.3
acres of land located in the south'west quadrant
of the Highway 218/Highway 1 interchange;
and
WHEREAS, in order for this tract to be
contiguous to the corporate limits of the city
the Highway 218/Highway 1 interchange,
consisting of approximately 64.56 acres, must
also be annexed and rezoned; and
WHEREAS, the Comprehensive Plan and the
Fringe Area Agreement .suggest that commer-
cial or light industrial zoning is appropriate for
property in this location; and
WHEREAS, intensive commercial zoning in
this location is consistent with the current use
of adjacent properties and in the City's best
interest.
NOW, THEREFORE, BE IT ORDAINED BY THE
CITY COUNCIL OF THE CITY OF IOWA CITY,
IOWA:
SECTION I. ZONING AMENDMENT . The
property desdribed below is hereby reclassified
from its present classification of County RS to
C1-1:
Beginning at the Southwest corner of the
Southeast quarter of Section 20, Town-
ship 79 North, Range 6 West of the 5th
Principal Meridian, Johnson County, Iowa;
Thence N00°32'34"E, along the West line
of the Southeast Quarter of said Section
20 a distance of 1395.30 feet; Thence
S89°57'26"E, along the South line of a
tract of land recorded in Deed Book 767 at
Pages 227-229 in Johnson County
Recorder's Office, 625.4 feet; Thence
N59°14'26"W along the Southwesterly
Right-of-Way line of Primary Road 218, a
distance of 396.00 feet; Thence
N43o25'OS"W, 407.57 feet; Thence
N00o31'30"E along the said line 5.60
feet; Thence N17°59'00"W along the said
line 496.60 feet; Thence NO~,°34'30"W
Ordinance No.
Page 2
along the said line 259.70 feet; Thence
N31°O8'30"W, along the said line
1393.80 feat; Thence N35°O9'30"W,
along the said line 162.10 feet; Thence
S89°50'30"E along the North line of the
Southeast quarter of the Northwest quar-
ter of said Section, 386.30 feet; Thence
S35°57'00"E along the Northeasterly
Right-of-Way line of Primary Road 218, a
distance of 726.80 feet; Thence
S41 °07'30"E along the said line 282.40
feet; Thence S52°22'30"E, along the said
llne 140.30 feet; Thence S61°52'30"E,
along said line 692.80 feet; Thence
S40°17'29"E, 414.83 feet; Thence
S11 °1'2'00"E along the said line 556.10
feet; Thence S41 °12'00"E, along the said
line 157.70 feet; Thence Sl1°22'30"E
along said line 375.10 feet; Thence
S34° 17' 15"E along the said line 1686.31
feet; Thence N89°59'28"W along the
South line of said Section 20, a distance
of 2255.00 feet to the Point of Beginning.
Said parcel of land contains 103.86 acres,
more or less, and is subject to easements
and restrictions of record.
SECTION Ih ZONING MAP. The Building
Inspector is hereby authorized and directed to
change the zoning map of the City of Iowa
City, Iowa, to conform tothis amendment upon
the final p~ssage, approval and publication of
this Ordinance as provided by law.
SECTION llh CERTIFICATION AND RECORD-
ING. The City Clerk is hereby authorized and
directed to certify a copy of this Ordinance
which shall be recorded by the owner at the
Office of the 'Count,/ Recorder of Johnson
County, Iowa, upon final passage and publica-
tion as provided by law.
SECTION IV. REPEALER. All ordinances and
parts of ordinances in conflict with the provi-
sions of this Ordinance are hereby repealed.
SECTION V. 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 unconsti-
tutional.
SECTION VI. EFFECTIVE DATE. This Ordi-
nance shall be in effect after its final passage,
approval and publication, as provided by law.
Ordinance No,
Page 3 ",,:
Pessed and approved this
MAYOR
ATTEST:
CITY CLERK
City of Iowa City
MEMORANDUM
Date: May 18, 1995
To: Planning & Zoning Commission
From: Scott Kugler, Associate Planner
Re: CZ9519. Winebrenner Ford County Rezoning Request,
Johnson County has received an application from Winebrenner Ford, on behalf of Kirkwood
Community College, to fezone approximately 39.3 acres located within Fringe Area 8 in the
southwest quadrant of the Highway 1/U,S, 218 interchange, from A1, Rural, to CP-2, Planned
Commercial, The applicant intends to create a commercial subdivision for new and used
automobile sales and service.
The Fringe Area 8 Policy states that commercial or light industrial uses should be established
in this location, which is consistent with the proposed rezoning. However, the Comprehensive
Plan indicates that this property lies within the City's projected growth area and this, as well
as surrounding properties, are projected to be annexed into the city, If urban uses are to be
developed at this interchange it is preferable that they be developed to City standards and
within Iowa City,
At this time, sanitary sewer services are not available to this site, but other City services such
as police and fire protection are available. Public works is currently evaluating the possibility
of extending water to the property, which could serve this and other development sites to the
west of Highway 218. The development would have to utilize an on-site package sewage
treatment facility until such time that the southwest interceptor sewer is constructed,
Preliminary discussions with the applicant regarding the possible voluntary annexation of the
property have been held, Staff recommends deferral of this item until the annexation issue
is resolved,
When the property to the west was developed, Naples Avenue was to be improved by the
developer from Highway 1 south to the entrance road to the adjacent subdivision. This
improvement has not yet been made. Until this roadway is improved, no additional
development along it should be approved.
STAFF RECOMMENDATION:
Staff recommends that CZ9519 be deferred until the June 1, 1995, meeting to allow time for
the possible voluntary annexation of this property to be investigated.
ATTACHMENTS:
1. Location Map.
2. Concept Plan.
3, Letter of Intent,
bJ~cz9519
Approved by:
Robert R, Miklo, Senior Planner
Department of Planning
and Community Development
LOCAT~O~ ~A?
A-~ TO CP-~
I I
I
*/' 4-z¢ 4- o~ /, ; AF~'"i ..'J9~i
~ne~renner
April 12, 1995
Rick Dvorak, Assistant Zoning Administrator
Johnson County Planning & Zoning Commission
Johnson County Board of Supervisors
913 South Dubuque Street
Iowa City, Iowa 52240
Re:
Rezoning Request - Kirkwood School Tract
South 1/2, SE 1/4, T79N, R6W of [he 5th P.M.,
Johnson County, Iowa
Dear Mr. Dvorak, Commission Members & Board Members:
With this letter, Howard Winebrenner, representing Winebrenner Ford, hereby requests
that [he above referenced tract be rezoned to CP2, Planned Commercial District. The
subject tract contains approximately 39.3 acres. A sketch of the tract showing a concept
of how [he parcel would be developed is enclosed with this letter. A check in the amount
of $1,822.00 is enclosed herewith for the rezoning application fee. An additional check
in the amount of $10.00 is enclosed for [he rezoning sign deposit.
Approximately the northerly one-half of the tract would be developed into four (4) sites
[or new and used automobile sales and service. Each dealership would encompass
approximately 4 to 5 acres. The remaining southerly one-half of the site would contain
a centralized sewage treatment system for all of the dealerships and also a wet-bottom
stormwater storage basin. (These items will be discussed in more detail later in this letter)
I£ [his rezonlng request is approved, It is the intent of Winebrenner Ford to develop the
site to provide a new location for Winebrenner Ford. Several other area auto dealers have
expressed an interest in relocating to this location. It would be the intent of Winebrenner
Ford to provide space for three other auto dealerships to relocate to tins tract with
Winebrenner Ford.
The exact size and configuration of the proposed Winebrenner Ford building and site Is
not known at this time. The building size could range between 17,000 to 23,000 square
feet and [he service department Is expected to have 16 stalls. Parking adjacent to [he
building is expected to be approximately as follows:
Parking Use Number of Soaces
Employees 50
New Cars 100
Used Cars 80
Customers 20
Service Dept. 30
The other dealerships building size and parking requirements are expected to be
somewhat similar to the requirements for Winebrenner Ford.
The buildings for each dealemhlp will probably be situated such that each butldlng is
afforded maximum visibility from Highways #1 and #218. Access to the site will be
provided via a new street using the existing field entrance ser~ng the northerly portion
of the subject tract. Each building site wfil access this new street.
A stormwater detention basin will be constructed at the easterly end of the ravine, near
the Highway #218 fight-of-way, that crosses the site in a west to east direction. The
detention basin is expected to be a wet-bottom facility (having a permanent pool of water).
This stormwater detention basin will also serve as an on-site source of water for fire
fighting purposes.
There is an existing well on the site. It's location and capacity will be evaluated to
determine if it is suitable for use as the water supply for the site. If the location or
capacity is determined to be insufficient, a new well will be designed and constructed to
serve the entire site. This central well Is expected to provide sufficient water to supply
the domestic needs of the dealerships. The well will not be designed to supply fire
fighting capacity. The car washing demand of the dealerships will need to be evaluated
to determine if the central well can meet this demand. This evaluation may determine
what methods of car washing can be utilized which minimize the demand on the water
supply system.
Sewage treatment for each of the dealerships will be provided at a central location on the
tract. We are presently exploring the possibility of using a community mound system to
provide sewage treatment for the proposed development. The location and configuration
of the sewage collection and centralized treatment facility cannot be determined at this
time. When we have more information regarding the size and configuration of each of the
auto dealer sites, we will be better able to detemdne size and location of the various
treatment facility components. Perc tests and site evaluations by the Johnson County
Department of Public Health and the Iowa Department of Natural Resources {Iowa DNR)
will be used to determine the final suitability of the site and this treatment option. The
centralized mound system will require a construction peru,It from the Iowa DNR. We are
aware that the it will be necessary to very careful about the types of waste generated on
the tract and that only these wastes that can be properly treated by a given wastewater
treatment system are allowed to enter that system. Provisions will need to be made in
the bulldtng sewers to remove any oil and grease from the waste stream prior to entering
the wastewater treatment facility.
We are presently preparing a "Notice of Proposed Construction or Alteration" (FA~ Form
7460-1) which will be submitted to the Federal Aviation Agency (F.~) seeking their
approval of the proposed uses on the subject tract. A typical FAA requirement for
businesses in tiffs area is to have all exterior lighting be downcast. FAA's response to the
Notice will be made available to you as soon as we the information is received from the
FAA.
We trust that the Information presented herein Is sufficient for your present needs. If you
have any questions or require any additional information, please contact us accordingly.
Respectfully submitted:
WINEB~R~NNER FORD
Howard Winebrenner
Encl.
cc: Iowa City Planning & Zoning Commission
Johnson County
Charles D. Duffy, Chairperson
Stephen P. Ladna
Joe Bolkcom
Don Sehr
Sally Stutsman
RECEIVED JUN 29 1995
BOARD OF SUPERVISORS
June22, 1995
Mayor Sue Horowitz
Iowa City Civic Center
410 East Washington
Iowa City, IA 52240
RE: Voluntary annexation of property located in the Southwest quadrant of the
Highway 218/Highway 1 interchange and interchange.
Dear
The Johnson County Board of Supervisors reviewed the above refe. renced voluntary annexation
at its June 15 meeting.
The board has no objections to this annexation but encourages the city to annex the entire
width of Naples Ave abutting this property.
I have attached a copy of the minutes showing t~he motion for your information.
Sincerely,
Charles D. Duffy, Chairperson
913 SOUTH DUBUQUE ST. P.O. BOX 1350 IOWA CITY, IOWA 52244-1350 TEL: (319) 356-6000 PAX: (319) 3564086
Formal Minutes, Subject to Approval: June 15, 1995/page 12
Motion by Lacing, second by Sehr, to approve the FY96 Heritage Area Agency on
Aging Agreement of Understanding.
Motion by La¢ina, second by $tutsman, to authorize the Chairperson to sead a letter
to the City of Iowa City in favor of voluntary annexation of 39.3 acres of property owned
by Kirkwood Cormnunity College with the understanding that the entire road leading up
to Highway 1 and the intersection will be annexed, and further suggesting the City of Iowa
City discuss annexing the IvFdler property also. Roll call: aye: Bolkcom, Stutsman, Duffy,
Lacina; nay: Sehr.
Motion by Lacina, second by Bolkcom, to enter into an agreement with Heritage Area
Agency on Aging, Kirkwood Community College, and the Johnson County Board of
Supervisors regarding the Nutrition Program.
Motion by Bolkcom, second by La¢ina, to re-appoint Beverlee A. Boer Clearman and
Charlie Duffy for three-year terms to the Nutrition Advisory Board. Roll call: aye:
Bolkcom, Stutsman, Lacina, Sehr; abstain: Duffy.
Motion by Stutsman, second by Bolkcom, to appoint Marie Steffcn to the
Commission of Veteran Affairs.
Motion by Laoina, second by Stutsman, to re-appoint Don Sehr to the East Central
Iowa Council of Governments ISTEA Policy Committee. Roll call: aye: Bolkcom,
Stutsman, Duffy, Lacina; abstain: Sehr.
Motion by Lacina, second by Stutsman, to appoint Jean McCamy, Pat Schnaclq and
Don Maples to the Mayor's Youth Employment Board.
Motion by Lacina, second by Sehr, to approve and authorize the Chairperson to sign
Applications For Fireworks Permits for: David Ward Walton, 2635 Johnsons Crossing
NE, Solon, on July 4, 1995; and Elizabeth A. Crooks, Iowa City, for display at 4680 Taft
Avenue SE, Iowa City on July 3 or 4, 1995.
Adjourned to informal meeting of June 13 and 15, 1995 at 11:20
Charles Duffy, Chair, Board of Supervisors
Attest: Tom Slockett, Auditor
By:
NOTICE OF PUBLIC HEARING
Notice is hereby given that a public hearing
will be held by the City Council of Iowa City,
Iowa, at 7:30 p.m. on the 18th day of July,
1995, in the Civic Center Council Chambers,
410 E. Washington Street, Iowa City, Iowa; at
which hearing the Council will consider:
1. A resolution to annex approximately 115
acres, which includes the Highway
218/Highway 1 interchange and properW
located in the southwest quadrant of the
interchange.
2. An ordinance amending the use regulations
of an approximate 115 acres, which
includes the Highway 218/Highway 1
interchange, and property located in the
southwest quadrant of the interchange
from County RS, Suburban Residential, to
(~)C1-1, Intensive Commercial.
An ordinance amending the use regulations
of an approximate 35,000 square foot
westerly portion of Lot 4, Highlander First
Addition, which is located on Northgate
Drive from RDP, Research Development
Park, to CO-1, Commercial Office.
4. An ordinance amending the conditional
zoning agreement for Lots 4-17, Highlander
First Addition, revising the development
standard pertaining to rooflines and parapet
walls.
5. An ordinance vacating a 20-foot wide alley
located east of Gilbert Court and
immediately north of Lot 4 of Block 3,
Lyon's Addition.
6. A resolution vacating Fox Hollow
Subdivision, a 31 -lot, 52.21 acre
subdivision located north of Herbert Hoover
Highway and west of Taft Avenue.
7. An ordinance amending City Code Title 14,
Chapter 6, entitled "Zoning," Article S,
entitled "Performance Standards," Sections
lOB and 10C, concerning the location of
underground storage tanks.
Copies-of the proposed resolution and
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
ORDINANCE NO.
AN ORDINANCE AMENDING THE ZONING
CHAPTER BY CHANGING THE USE REGULA-
TIONS OF AN APPROXIMATE .~2 ACRE
TRACT OF LAND, THE NORTH PORTION OF
LOT 4, HIGHLANDER FIRST ADDITION, LO-
CATED ON NORTHGATE DRIVE FROM RDP,
RESEARCH DEVELOPMENT PARK, TO CO-1,
COMMERCIAL OFFICE.
WHEREAS, Southgate Development Compa-
ny has requested the City to fezone an approxi-
mate .82 acre tract of land located on North-
gate Drive from RDP, Research Development
Park, to CO-1, Commercial Office; and
WHEREAS, the topography of said portion of
Lot 4 is of similar elevation to the adjacent
C0-1 zone to the northwest, but not to the
RDP zone in which it is located; and
WHEREAS, the utility. of the RDP zone on
Northgate Drive will .not be diminished.
NOW, THEREFORE, BE IT ORDAINED BY THE
CITY COUNCIL OF THE CITY OF IOWA CITY,
IOWA:
SECTION I. APPROVAL. The properW legally
described below is hereby reclassified from its
present classification of RDP to CO-1:
A tract of land in the north part of Lot 4 of
Highlander Development, First Addition,
Iowa City, Iowa, as recorded in Plat Book
.25, Page 52, of the Johnson County
Recordar's records (also known as Lot 4,
Northgate Corporate Park) described as:
Beginning at the west corner of said Lot
4;
Thence N62°O4'58"E, 303.12 feet to
the north corner of said Lot 4;
Thence S60°39'O3"E, 130.00 feet to
the east corner of said Lot 4;
ThePce B38°29'45"W, 101.81 feet
along the southeast line of said Lot 4;
Thence S51 °30'15"W, 27.26 feet;
Thence S74°28'47"W, 282.79 feet to
the west line of said Lot 4;
Thence northwesterly along the west
line of said Lot 4, 64.91 feet along a
300.00 foot radius curve, concave wester-
ly with a central angle of 12o23'50" to
the Point of Beginning which lies
N21°43'08"W, 64.78 feet of the last-
described point.
Said tract contains 35,633 square feet,
more or less.
Ordinance No,
Page 2
SECTION II. ZONING MAP. The City Building
Official is hereby authorized and directed to
change the zoning map of the City of Iowa
City, Iowa, to conform to this amendment upon
the final passage, approval and publication of
this Ordinance as provided by law.
SECTION III. CERTIFICATION AND RECORD-
IN._.~G. The City Clerk is hereby authorized and
directed to certify a copy of this Ordinance
which shall be recorded at. the oxpanse of the
owner at the Office of the County Reco. rder of
Johnson County, Iowa, upon final passage and
publication as provided by law.
SECTION IV. REPEALER. All ordinances and
parts of ordinances in conflict with the provi-
sions of this Ordinance are hereby repealed.
SECTION V. SEVERABILITY. If any section,
provision or part of the Ordinance shall be
adjudgad 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 Vh 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
PROPOSED REZONING
RDP to CO-1
North Part of Lot 4
Northgate Corporate Park
A tract of land in the north part of Lot 4 of Highlander Development, First Addition,
Iowa City, Iowa, as recorded in Plat Book 25, Page 52, of the Johnson County
Recorder's records (also known as Lot 4, Northgate Corporate Park) described as:
Beginning at the west corner of said Lot 4;
thence N 62°04'58" E, 303.12 feet to the north comer of said Lot 4;
thence S 60039'03" E, 130.00 feet to the east corner of said Lot 4;
thence S 38°29'45" W, 101.81 feet along the southeast line' of said Lot 4;
thence N 51°30'15" W, 27.26 feet;
thence S 74°28'47" W, 282.79. feet to the west line of said Lot 4;
thence northwesterly along the west line of said Lot 4, 64.91 feet along a 300.00 foot
radius curve, concave westerly with a central angle of 12°23'50" to the Point of
Beginning which lies N 21°43'08' W, 64.78 feet of the last described point.
Said tract contains 35,633 square feet, more or less.
NOTICE OF PUBLIC HEARING
Notice is hereby given that a public hearing
will be held by the CiW Council of Iowa City,
Iowa, at 7:30 p.m. on the 18th day of July,
1995, in the Civic Center Council Chambers,
410 E. Washington Street, Iowa City, Iowa; at
which hearing the Council will consider:
1. A resolution to annex approximately 11!5
acres, which includes the Highway
218/Highway 1 interchange and property
located in the southwest quadrant of the
interchange.
2. An ordinance amending the use regulations
of an approximate 115 acres, which
includes the Highway 2181Highway 1
interchange, and property located in the
southwest quadrant of the interchange
from County RS, Suburban Residential, to
C1-1, Intensive Commercial.
3. An ordinance amending the use regulations
of an approximate 35,000 square foot
westerly portion of Lot 4, Highlander First
Addition, which is located on Northgate
Drive from RDP, Research Development
(4~. Park, to C0-1, Commercial Office.
An ordinance amending the conditional
zoning agreement for Lots 4-17, Highlander
First Addition, revising the development
standard pertaining to rooflines and parapet
walls.
5. An ordinance vacating a 20-foot wide alley
located east of Gilbert Court and
immediately north of Lot 4. of Block 3,
Lyon's Addition.
6. A resolution vacating Fox Hollow
Subdivision, a 31 -lot, 52.21 acre
subdivision located north of Herbert Hoover
Highway and west of Taft Avenue.
7. An ordinance amending CiW Code Title 14,
Chapter 6, entitled "Zoning," Article S~
entitled "Performance Standards," Sections
10B and 10C, concerning the location of
underground storage tanks.
Copies of the proposed resolution and
ordinances are on file for public examination in
the office of the CiW 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 pdadA-,~;CC 6.18.~eh
ORDINANCE NO.
AN ORDINANCE AMENDING THE CONDITION-
AL ZONING AGREEMENT FOR LOTS 4-17,
HIGHLANBER FIRST ADDITION, ALSO KNOWN
AS NORTHGATE CORPORATE PARK, BY
REVISING THE DEVELOPMENT STANDARD
PERTAINING TO ROOFLINES AND PARAPET
WALLS.
WHEREAS, Southgate Development Compa-
· ny, Inc. has requested an amendment of the
Conditional· Zoning Agreement for Lots 4-17,
Highlander First Addition, to eliminate the
requirement for fiat rooflines from the develop-
ment standards for Northgate Corporate Park;
and
WHEREAS, Southgate Development Compa-
ny, Inc. has proposed substitute language that
will require all rooflines and parapet walls to be
consistent throughout Northgate Corporate
Park; and
WHEREAS, the proposed amendment would
allow an appropriate amount of flexibility for
building design, while at the same time retain-
ing a standard for architectural compatibility
within Northgate Corporate Park; and
WHERF~S, the Applicant has agreed to
develop this property in accordance with the
term~ and conditions of a Conditional Zoning
Agreement to ensure appropriate development
of the research development park.
NOW, THEREFORE, BE IT ORDAINED BY THE
CITY COUNCIL OF THE CITY OF IOWA CITY,
IOWA:
SECTION I. APPROVAL. The Conditional
Zoning Agreement for Lots 4-17, Highlander
First Addition, is hereby amended by repealing
Paragraph 3 of Section 10.30 of Article X of
the Northgate Corporate Park Phase II Develop-
ment Standards, and adding a new Paragraph
3 of Section 10.30 of Article X to read as
follows:
10.30.3. Rooflines or parapet walls are to
be consistent with the overall design of
Northgate Corporate Park. All roof-mounted
mechanical equipment and vents are to be
screened from view.
SECTION II. CONDITIONAL ZONING AGREE-
MENT. The Mayor is hereby authorized and
directed to sign and the City Clerk to attest the
amendment to the Conditional Zoning Agree-
ment between the Applicant and the City,
following passage and approval of this Ordi-
Rance,
Ordinance No.
Page 2
SECTION IIh CERTIFICATION AND RECORD-
ING. The City Clerk is hereby authorized and
directed to certify a copy of this Ordinance and
the Conditional Zoning Agreement amendment
for recordation at the Applicant's expense in
the Office of the Recorder, Johnson County,
Iowa, upon passage and approval of this Ordi-
nance.
SECTION IV. REPEALEl:{. All ordinances and
parts of ordinances in conflict with the provi-
sions of this Ordinance are hereby repealed.
SECTION V. 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 unconsti-
tutional.
SECTION Vh 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
July 17, 1995
SOUTHGATE DEVELOPMENT
325 F- Washington
P,O, Box 1907
Iowa City, IA 52244-1907
PH: (319) 337-4195
FAX: (319) 337-9823
Mayor Susan Horowitz
City of Iowa City
410 E. Washington St.
Iowa City, IA 52240
Re: Northgate Corporate Park Conditional Zoning Agreement Amendment
Dear Mayor Horowitz,
The City Council is currently considering the above Zoning Amendment. This
Amendment will allow Southgate to move forward on a very exciting project at Northgate
Corporate Park.
In order to meet our clients' timeline, I respectfully request the Council expedite
consideration ofthls Amendment.
Sincerely,
Vice President
STAFF REPORT
To: Planning and Zoning Commission
Item: REZ95-0008. Lot 4, Northgate Drive
GENERAL INFORMATION:
Applicant:
Contact person:
Requested action;
Purpose:
Location:
Size:
Existing land use and zoning:
Surrounding land use and zoning:
Comprehensive Plan:
Applicable Code requirements:
File date:
45-day limitation period:
SPECIAL INFORMATION:
Public utilities:
Prepared by: Melody Rockwell
Date: May 18, 1995
Southgate Development
P.O. Box 1907
Iowa City, lA 52244
Phone: 337-4195
Harry Wolf
Southgate Development
Phone: 337-4195
Rezoning from RDP, Research Develop-
ment Park, to CO-1, Commercial Office
To allow commercial development that
does not have to meet the more strin-
gent requirements of the RDP zone
Northgate Drive
79,193 square feet; 1.82 acres
Vacant; RDP
North -
East -
South -
West .-
Agricultural; ID-ORP
Vacant; RDP
Highway commercial; CH-1
Daycare, commercial; CO-1,
CH-1
Office Research Development Centers
Zoning Chapter, Comprehensive Plan
April 27, 1995
June 12, 1995
City water and sewer are available.
Public services:
Police and fire protection services are
available. Sanitary service is handled
privately.
Transportation:
Accesstothe site is on Northgate Drive
via Highway 1.
Physical characteristics:
Relatively level, vacant land with a
drainage area and potential wetland
located at the north edge of the site.
BACKGROUND INFORMATION:
The applicant, Southgate Development, requests rezoning of a 1.82 acre tract of land (Lot 4,
Highlander First Addition) from RDP, Research Development Park, to C0-1, Commercial
Office. The property is located in an area known as Northgate Corporate Park, east of
Highway 1 on the north edge of Iowa City. In 1990, Lots 4 through 17, Highlander
Subdivision, First Addition, were rezoned from C0-I to RDP, and a master plan was approved
for the development of a research park on those lots. Due to the constraints imposed by the
master plan on development of Lots 4-17, such as requiring flat roof lines and a landscaped
boulevard, the property owner now requests that Lot 4 be rezoned back to CO- 1 from RDP.
ANALYSIS:
Comprehensive Plan. The Comprehensive Plan notes that the Highway l/Interstate 80
interchange has been zoned for office and highway commercial uses since 1982 and has been
developing accordingly. The Comprehensive Plan amondment adopted in 1987 stated that
the area beyond the existing commercial and office uses is more appropriate for a mix of
office/research and research/development uses rather than for strictly office research park
development as was envisioned in the 1983 Comprehensive Plan update. The change in
policy was supported, in part, by "a sense that Iowa City's economic development activities
would be best served by accommodating small, evolving research and technology firms which
would eventually expand to product development." The plan also notes that the existence
of a larger, topographically elevated site, visible from the interstate would continue to be
appropriate for large office/research park development with the '~otential for research and
development centers being fostered."
Except for the Highlander complex, which has a Highway Commercial designation, the
Comprehensive Plan designates the land use for the area north of 1-80 and within the Iowa
City corporate limits for Office Research Development. The requested rezoning is not
consistent with the intended future land use for this area of the community. Of the limited
sites available in Iowa City for office research park development, the 1-80/Highway 1
interchange provides an excellent location in terms of its proximity to major transportation
corridors and its visibility from 1-80.
The Comprehensive Plan provides a guide for land use that allows flexibility for rezoning
properties located on the edge of zoning districts. Lot 4 is located on the edge of the RDP
zone and is immediately adjacent to the C0-1 zone. Rezoning one lot from RDP to C0-1 may
not constitute a major change in the land use for the area, but the rezoning of this property
3
strictly for office use begins an erosion, albeit minor, of the RDP-zoned area. Continued
piecemeal rezoning of parcels of land within the RDP zone to other zone classifications, such
as C0-1, decreases the potential for future research park development in this area of the
community.
Rezoning. The Research Development Park zone was designed to permit a combination of
uses, including light manufacturing. The RDP zone was purposely developed to provide a
zoning category between ORP (Office Research Park) and I-1 (Industrial); the amenities of
landscaping, higher quality design, and ample setbacks that one expects in an office research
park were combined with light industry zoning provisions. The resulting RDP zone was
intended to facilitate research and technology development businesses to grow beyond
prototype manufacturing to become independent industrial establishments. Having sufficient
area within the zone allows development to occur in a way that is designed to foster
interrelationships among cooperating "incubator" companies.
The current size of the RDP zone in which Lot 4 is located is 37.3 acres. Rezoning Lot 4 to
C0-1 would reduce the size of the RDP zone to approximately 35.5 acres. The rezoning
would not seriously diminish the size of the RDP zone, but as previously stated, constitutes
an erosion of the potential land area for a research development park. It may also set a
precedent to rezone property on the basis of specific development opportunities for a
particular parcel of land instead of considering the long term land use intended for the area.
Currently, there are only two tracts of land in Iowa City zoned RDP, where research
development and associated light manufacturing activities can occur. The Press Citizen
facilities are located on one RDP-zoned property, which is approximately 16 acres in size. The
topography of the Press Citizen site limits expansion for research development on that
property. Practically speaking, Lots 4-17, Highlander First Addition, comprise the one
available, developable RDP zone in the city.
The opportunity to establish offices in Iowa City is much more extensive than for research
development uses. Offices can be established in commercial zones throughout the city.
Office development is encouraged in the downtown. In fact, the City has supported
redevelopment of the commercial area adjacent to and south of the central business district
to facilitate office development. It also should be noted that there are vacant lots in the C0-1
zone immediately west of Lot 4 that are also owned by Southgate Development. These lots
could be developed for office uses instead of rezoning Lot 4 to C0-1.
In staff's view, the applicant has not provided a compelling reason to rezone the property from
RDP to C0-1. As previously noted, this property was rezoned from C0-1 to RDP in 1990.
There are opportunities to establish offices in a range of zones and locations throughout Iowa
City, whereas research development activities are limited at this point to essentially one tract
of land. While it is true that an office use can be established in either the RDP or the C0-1
zone, rezoning Lot 4 to C0-1 would prevent conversion of its use in the future to allow
research development activities. It would be preferable for the applicant to address his
concerns by amending the master plan approved for the research park development of Lots
4-17, Highlander First Addition, rather than proceeding with a rezoning that is inconsistent
with the Comprehensive Plan designation for the property and may erode the potential for a
research development park.
4
STAFF RECOMMENDATION:
Staff does not support REZ95-0008, a request to fezone Lot 4, Highlander First Addition, a
1.82 acre tract from RDP to CO-1, but views an amendment to the master plan that governs
the research development park property as the preferable course of action.
ATTACHMENTS:
Location Map
Master Plan, Lots 4-1 7, Highlander First Addition
C0-1 and RDP Sections of the Zoning Chapter
Approved by:
Robert Miklo, Senior Planner
Department of Planning and
Community Development
.I
I
!
LOCATION MAP
REZ95--OOO8
LOT ,4., NORTHGATE COI~POI~ATE PARK
LOCATION
i
I
I
27 PM 3:16 ~~
,%
,,,-,,
SOUTHGATE DEVELOPMENT
325 East Washington Street
Iowa City° Iowa
(319) 337-4t95 52240 ~
ClfY
,- O
~:
~ 2100 ! ...:. :..:
.. ____. __ . Northgate Corporate Park
I-; ':' ':. '~2.
14-6E-1
14-6E-1
CHAPTER 6
ZONING
ARTICLE E, COMMERCIAL AND BUSINESS ZQNES
SECTION:
14-6E-1:
14-6E-2:
14-6E-3:
14-6E-4:
14-6E-5:
14-6E-6:
14-6E-7:
14-6E-8:
Commemial Office Zone (CO-1)
Neighborhood Commercial Zone
(CN-1)
Highway Commercial Zone
(CH-1)
Intensive Commercial Zone
(01-1)
Community Commercial Zone
(CC-2)
Central Business Service Zone
(CB-2)
Central Business Support Zone
(CB-5)
Central Rusiness Zone (CB-10)
14-6E-1: COMMERCIAL OFFICE ZONE
(CO.1):
Intent: The Commercial Office Zone
(CO-1) is intended to provide specific
areas where office functions, compati-
ble businesses, apartments and cer-
tain public and semi-public uses may
be developed. The CO-1 zone can
serve as a buffer between residential
and more intensive commercial or
industrial areas.
B, Permitted Uses:
1. Clubs,
2. Copy services.
3. Florist shops.
4. Hospitals.
5. Meeting halls.
6. Nursing homes.
7, Offices 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
specifically allowed in this zone, Any
office use shall be permitted excepting
the following:
a. Drive-in facilities.
b. Small animal clinics.
8. Optical, prosthetics, medical and
dental supply stores, limited to retail
ssles.
9. Pharmacies limited to the retail sale
of drugs and pharmaceutical products.
10. Photographic studios.
C. Provisional Uses:
1. Dwellings located above or below
the ground floor of another principal
use permitted in this zone, provided
the density does not exceed one
dwelling unit per one thousand eight
hundred (1,800) square feet of lot
Io~a Gity
14-6E-1
14-6E-1
area. A maximum of three (3) roomers
may reside in each unit.
2. Religious institutions, subject to the
requirements of Article L of this Chap-
ter.
D. Special Exceptions:
1. Barbershops and beauty parlors,
laundromats and laundry and dry
cleaning pickup and delivery services.
2, Child care facilities,
3, Communication stations and stu-
dios.
4. Drive-in facilities associated with
financial institutions.
5. Funeral homes, subject to the re-
quirements of Article L of this Chap-
ter.
6. Group care facilities, provided there
is at least three hundred (300) square
feet of lot area for each occupant.
7. Restaurants,
8. Schools, specialized private instruc-
tion,
9. Transient housing, provided there is
at least three hundred (300) square
feet of lot area for each permanent
resident and two hundred (200)
square feet for each temporary resi-
dent.
E. 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.
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 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.
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.
City
14-6E-1
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)
CONDITIONAL ZONING AGREEMENT
AMENDMENT
THIS CONDITIONAL ZONING AGREEMENT AMENDMENT is made by and between
NORTHGATE PARK ASSOCIATES, an Iowa General Partnership (hereinafter referred to as
"Applicant") and the CITY OF IOWA CITY, IOWA, a Municipal Corporation (hereinafter
referred to as "City"),
WHEREAS, Northgate Park Associates is the owner of the following-described real estate
located in Johnson County, Iowa:
Lots 4-17, Highlander First Addition, a subdivision of Iowa City, Johnson
County, Iowa; and
WHEREAS, on May 15, 1995, the City Council of Iowa City approved Ordinance No. 93-3457
rezoning approximately 37.3 acres now know as Northgate Corporate Park from CO-1,
Commercial Office, to RDP, Research Development Park; and
WHEREAS, said Ordinance authorized execution of a Conditional Zoning Agreement between
the City and the Applicant which instituted design standards for a research development park;
and
WHEREAS, the Applicant has requested an amendment of the Conditional Zoning Agreement
for Lots 4-17, Highlander First Addition, to eliminate the requirement for flat rooflines from
the development standards for Northgate Corporate Park; and
WHEREAS, the Applicant has proposed substitute language that will require all rooflines and
parapet walls to be consistent throughout Northgate Corporate Park; and
WHEREAS, the proposed amendment will allow an appropriate amount of flexibility for
building design, while at the same time retaining a standard for architectural compatibility
within Northgate Corporate Park; and
WHEREAS, the Applicant has agreed to develop this property in accordance with the terms
and conditions of a Conditional Zoning Agreement to ensure appropriate development of the
research development park.
NOW, THEREFORE, the Parties agree as follows:
The Conditional Zoning Agreement approved on March 30, 1990, and recorded in Book
1127, Page 124, et seq. of the Johnson County Recorder's Office, is hereby amended
by repealing Paragraph 3 of Section 10.30 of Article Xof the Northgate Corporate Park
Phase II Development Standards, and adding a new Paragraph 3 of Section 10.30 of
Article X to read as follows:
10.30.3.
Rooflines or parapet walls are to be consistent with the
overall design of Northgate Corporate Park, All roof-
2
mounted mechanical equipment and vents are to be
screened from view.
The Parties acknowledge this Agreement-shall be deemed to be a covenant running
with the land and with the title to the land, and shall upon execution be recorded at
the Applicant's expense in the Johnson County Recorder's Office, and shall without
further recitation continue to be a covenant on each portion of the subject property
until released of record by the City.
Applicants acknowledge that nothing in this Agreement shall be construed to relieve
the Applicant from complying with all applicable local and state regulations, and all
terms and conditions of tile original Conditional Zoning Agreement referenced above
and recorded in the Johnson County Recorder's Office at Book 1127, Page 124 et
seq..
Dated this day of , 1995.
A~I IOW~ GENE~ARTNERSHIP
Myle7 N~a;erman, President
CITY OF IOWA CITY
Susan M. Horowitz, Mayor
Approved by: ?
City~Attor r~'~ f fica'
Attest:
Marian K. Karr, City Clerk
3
CITY'S ACKNOWLEDGEMENT
STATE OF IOWA )
) ss'.
JOHNSON COUNTY
On this day of ,1 9 __, before me,
, a Notary Public in and for the State of Iowa, personally
appeared Susan M. Horowitz and Marian K. Karr, to me personally known, and who, being by
me duly sworn, did say that they are the Mayor and City Clerk, respectively, of the City of
Iowa City, Iowa; that the seal affixed to the foregoing instrument is the corporate seal of the
corporation, and that the instrument was signed and sealed on behalf of the corporation, by
authority of its City Council, as contained in (Ordinance) (Resolution) No. passed
by the City Council, on the day of , 19__, and that
Susan M. Horowitz and Marian K. Karr acknowledged the execution of the instrument to be
their voluntary act and deed and the voluntary act and deed of the corporation; by it
voluntarily executed.
Notary Public in and for the State of Iowa
NORTHGATE PARK ASSOCIATES' ACKNOWLEDGEMENT
STATE OF IOWA
JOHNSON COUNTY
On this day of , 19 , before me, the undersigned, a Notary
Public in and for the State of Iowa, personally appeared Myles N. Braverman, to me personally
known, who being by me duly sworn, did say that he is the President of Northgate Park
Associates, an Iowa General/Limited Partnership, and that the instrument was signed on
behalf of the partnership by authority of the partners; and the partner acknowledged the
execution of the instrument to be the voluntary act and deed of the partnership by it, and by
the partner voluntarily executed,
Notary Public in and for the State of Iowa
CONDITIONAL ZONING AGREEMENT
AMENDMENT
THIS CONDI
NORTHGATE PARK
"Applicant") and the
referred to as "City").
WHEREAS, Northgate Park
located iri Johnson County,
Lots 4-17, Highlander First
County, Iowa; and
WHEREAS, on May 15,
rezoning approximately 37.3 acres now
Commercial Office, to RDP, Researc
)NING AGREEMENT AMENDMENT is made by a~d between
~CIATES, an Iowa General Partnership (hereinafter/~eferred to as
OF IOWA CITY, IOWA, a Municipal Corpora/ti'on (hereinafter
is the owner of the following-/d~scribed real estate
/
dition, a subdivision of Io//~ City, Johnson
/
:il of Iowa City approved Ordinance No. 93-3457
as Northgate' Corporate Park from CO-1,
ent Park; and
WHEREAS, said Ordinance authorized executio~
the City and the Applicant which instituted desi
and
[.tional Zoning Agreement between
is for a research development park;
WHEREAS, the Applicant has requested an a
for Lots 4-17, Highlander First Addition, to eliminat
the development standards for Northgate
of the Conditional Zoning Agreement
requirement for flat rooflines from
and
WHEREAS, th~ Applicant has pro[
parapet walls to be consistent throughout
ate
:hat will require all rooflines and
Park; and
WHEREAS, the proposed amendment
building design, while at the same time
within Northgate Corporate Park; and
allow an
a standard
amount of flexibility for
architectural compatibility
WHEREAS, the Applicant has
and conditions of a Conditional Zor
research development park.
develop this property in ~.ccordance with the terms
Agreement to ensure appropriate development of the
NOW, THEREFORE, the Parties ree as follows:
The Conditional Zoning reement approved on March 30, 1990, and recorded in Book
1127, Page 124, et the Johnson County Recorder's Office, is hereby amended
by repealing Paragral 10.30 of Article X of the Northgate Corporate Park
Phase II Developm~ and adding a new Paragraph 3 of Section 10.30 of
Article X to read follows:
10.30.
Rooflines or parapet walls are to be consistent with the
overall design of Northgate Corporate Park. All roof-
mounted mechanical equipment and vents
screened from view,
to be
The Parties acknowledge this Agreement ·shall be deemeda covenant running
ith the land and with the title to the land, and shallbe recorded at
~licant's expense in the Johnson Count' Office, and shall without
recitation continue to be a covenant on )trion of the subject property
until~sed of record by the City.
ApF cknowledge that nothing in this
the complying with all appli
terms ~ ions of the original
and recorded Johnson County
seq..
nt shall be construed to relieve
local and state regulations, and all
Zoning Agreement referenced above
; Office at Book 1127, Page 124 et
Dated this day of
,1995,
NORTH PARK AS
SOUTHGATE DEVELOPMENT COl
AN IOWA GENERAL
INC.
CITY OF IOWA CITY
By:
My!es N. Braverman, Presi.dent
Approved by: /
By:
Susan M, Horowitz, Mayor
Attest: ~
14-6F-1
14-6F-2
CHAPTER 6
ZONING
ARTICLE F. RESEARCH DEVELOPMENT PARK ZONE (RDP)
SECTION:
14-6F-1:
14-6F-2:
14-6F-3:
14-6F-4:
14-6F-5:
14-6F-6:
14-6F-7:
Intent
Permitted Uses
Provisional Uses
Special Exceptions
Dimensional Requirements
General Provisions
Special Provisions
14-6F-1: INTENT: The Research Devel-
opment Park Zone (RDP) is
intended to provide areas for the develop-
ment of office, research, production and/or
assembly and similar uses. Office and re-
search uses should predominate in the
zone. Amenities are provided to aid in
achieving high quality development. The
requirements of this zone protect uses in
this zone from adverse impacts of uses on
adjacent land. Hotels, motels and similar
uses should be located along the periphery
of the zone or in locations that do not ad-
versely affect the setting and quality of
other development for the uses permitted in
the zone. (1978 Code §36-24; 1994 Code)
14-6F-2: PERMITTED USES:
A. Data processing and computer opera-
tions.
Establishments for the manufacture,
assembly, service and repair of the
products listed below:
1. Electronic components and acces-
sories.
2. Electrotherapeutic, electromedical
and X-ray apparatus.
3. Engineering, scientific and research
laboratory equipment.
4. Measuring and controlling instru-
ments.
5. Office, computing and accounting
machines.
6. Optical instruments and lenses.
7. Pharmaceuticals.
8. Photographic equipment and sup-
plies.
9. Surgical, medical and dental instru-
ments and supplies.
Merchandise and product display
centere but not including the retail
sale of merchandise.
Offices for business, educational,
financial, governmental, industrial or
professional uses.
Printing and publishing facilities.
Research, testing and experimental
laboratories. (1978 Code §36-24)
Iowa Cay
14-6F-3 14-6F-6
14-6F-3: PROVISIONAL USES:
D. Minimum Yards:
A. Warehousing, storage and distribution 1. Front: 20 feet.
facilities associated with and related
to any of the principal uses in Section
14-6F-2 of this Article and physically
attached to a structure or structures
occupied by such uses. Such facilities
may occupy up to sixty percent (60%)
of the total gross floor area occupied
by the use, (1978 Code {}36-24)
14-6F-4: SPECIAL EXCEPTIONS:
A. Child care facilities.
Communication stations, centers,
studios and towers, provided towers
shall be located at least as far away
from lot lines as their height above
grade,
C. Fitness centers and health spas.
Hellports and hellstops, subject to the
requirements of Article L of this Chap-
ter.
Hotels, motels and convention centers
and restaurants accessory to those
USES.
Schools, specialized private instruc-
tion, (1978 Code §36-24; 1994 Code)
14-6F-5: DIMENSIONAL REQUIRE-
MENTS:
A. Minimum Lot Area: 1 acre.
B. Minimum Lot Width: None.
C. Minimum Lot Frontage: None.
2. Side: None.
3. Rear: None, except:
a. Where a lot abuts or is across
the street from an ORP or ID-ORP
zone, no building shall be located
within 50 feet of the zone boundary. In
the front yard, no parking or loading
areas shall be located within 50 feet
of the zone boundary.
b. Where a let abuts or is across
the street from a residential and
ID-RS or an ID-RM zone, no building
or parking or loading area shall be
located within 150 feet of the zone
boundary. However, if screened as
provided in subsection 14-6S-11A2 of
this Chapter, a parking area may be
located to within 50 feet of a residen-
tial, ID-RS or ID-RM zone boundary,
c. In all instances where street right
of way 150 feet or wider separates an
RDP lot from a residential, ID-RS or
ID-RM zone boundary, only a 50 foot
yard shall be required.
E, Maximum Building Bulk:
1. Height: 35 feet.
2. Lot Coverage: 50 percent. (1978
Code §36-24)
14-6F-6: 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:
Iowa City
14-6F-6 14-6F-7
Accessory Uses and Requirements:
See Articles M through P of this Chap-
ter.
1. Permitted Accessory Uses and
Buildings: See Section 14-6M-1 of this
Chapter.
2, Accessory Use and Building Regu-
lations: See Section 14-6M-2 of this
Chapter,
3. Off-Street Parking Requirements:
See Section 14-6N-1 of this Chspter,
4. Off-Street Loading Requirements:
See Section 14-6N-2 of this Chapter.
5. Sign Regulations: See Article O of
this Chapter.
6, Fence Regulations: See Article P of
this Chapter.
Dimensional Requirements: See Arti-
cle Q of this Chapter.
Tree Regulations: See Article R of this
Chapter.
Pedormance Standards: See Article S
of this Chapter.
Nonconforming Uses, Structures and
Land: See Article T of this Chapter.
(1978 Code §36-24)
14-6F-7:
A.
SPECIAL PROVISIONS:
In no instance shall an area zoned
RDP be less than ten (10) acres,
All RDP zoning shall be approved
conditioned upon approval of:
1. A conceptual master plan for the
park showing, at a minimum, the fol-
lowing:
a. Size of the tract to be rezoned
and developed as a research develop-
ment park.
b. Existing topographic features of
the land, including drainageways,
wooded areas and contours.
c. General location of uses, with a
minimum of sixty pement (60%) of the
park area designated for office and/or
research uses.
d, General location of any public or
semi-public areas, if any.
e, Traffic circulation patterns in the
park.
f. Methods of buffering the research
park from adjacent uses.
g. General treatment of signage for
entranceways to the park,
h. An illustration of any entrances
to the park.
i. Anticipated accommodation of
storm water management,
2. Development standards for the
particular park addressing such issues
as the use of building materials, fenc-
ing, lighting, landscaping, outside
storage, setbacks and lot coverags to
ensure compatibility of design in the
reseamh park and to minimize the
adverse effects of the development of
one lot on other lots in the park. The
development standards shall become
Iowa City
14-6F-7
C=
part of the restrictive covenants of the
park,
The conceptual master plan is intend-
ed to guide development of the re-
search development park. The City
Manager or designee shall evaluate
applications for building permits re-
quested for construction in the Dark
for compliance with the general outline
of the master plan and the require-
ments of the development standards.
Permit applications which do not meet
the guidelines of the plan and the
requirements of the standards shall be
denied. Amendment of the plan and/or
standards shall require amendment of
the ordinance zoning the park, pursu-
ant to Section 14-6U-6 of this Chap-
ter. (1978 Code §36-24; 1994 Code)
Iowa City
city of iowa City
MEMORANDUM
Date:
To:
From:
Re:
May 18, 1995
Planning and Zoning Commission
Melody Rockwell, Ass~Planner
REZ95~0008. Lot 4, Northgate Drive
Southgate Development has requested a rezoning of a 1.82 acre pamel located on Northgate
Drive from RDP, Research Development Park, to CO-1, Commercial Office. At the Monday, May
15 Planning and Zoning Commission meeting, staff indicated that it would be preferable for the
applicant to address his concerns by amending the master plan approved for the 'research park
development of Lots 4-17, Highlander First Addition, rather than proceeding with the rezoning.
In the attached May 17, 1995 letter, Harry Wolf, Southgate Development, requests that the
Commission consider amendments to the Northgate Corporate Park Master Plan at its June 15,
1995 meeting. A copy of the development standards for the Northgate master plan are attached
for your information.
The master plan amendments coming forward for your consideration in June will be minor in
nature. For example, Southgate Development may request a modification of item #3 under
Section 10.30: Amhitecture (page 8 of the development standards) to allow varied roof lines,
instead of restricting all buildings within the Northgate RDP zone to "roof lines or parapet walls
[that] give the appearance of a flat roof." It is anticipated that a more comprehensive revision of
the master plan requirements will be proposed later in the year.
In the May 17 letter, Wolf also waives the 45 day limitation period for REZ95-0008, and requests
that the Commission place this item on its June 15, 1995 agenda as well as consideration of
master plan amendments. Expedited consideration is requested for both items.
tp3-1
SOUTHGATE DEVELOPMENT
325 E. Washington
P.O. Box 1907
Iowa City, IA 52244-1907
PH: (319) 337-4195
FAX: (319) 337-9823
May 17, 1995
Tom Scott
Iowa City Planning & Zoning Co~unission
City of Iowa City
E Washington Street
Iowa City, IA 52240
Re: Northgate Corporate Park
Dear Tom:
Based on our discussion at the informal planning and zoning
meeting on May 15, 1995 I am writing to request the commission
consider amendments to the Northgate Corporate Park Master Plan
at its June 15, 1995 formal meeting.
In addition, we hereby waive the 45 day limitation period on
rezoning item REZ95-0008 (rezoning of Lot 4 Northgate from RDP
CO-l) and ask that you keep this application on the agenda for
the June 15, 1995 meeting.
to
Due to the desire of my client to move ahead with their project,
I would ask that the commission expedite consideration of our
requests.
Sincerely,
Harry'. Wolf
Vice President
EXHIBIT "A"
NORTHGATE CORPORATE PARK
PHASE II
DEV~LOPM£NT STANDARDS
2 0 1990
p.P.D. OEPARTMENT
ARTICLE I
PURPOSE AND APPUCATION
Section 1.10: Puroose. Northgate Corporate Park Is conceived to permit the assembly of
a vadety of office research and production buildings Into a single, unified and attractive area The
purpose of these Development Standards is to produce a high quality and aesthetically pleasing
development that complements the site's natureJ resoumes and provides an environment that is
pleasing to occupants, visitors and neighbors. These Development Standards, along with a
Perspective and Master Plan, are Intended to fulfill the requisites of the Conceptual Master Plan
required for a Research Development Park Zone under the zoning ordinance of the City of Iowa City
(Ci~y).
Section 1.20: Application. The standards as presented herein are made a part of the
zoning restrictions on the property known as Northgate Corporate Park, Phase II, and are
incorporated in and made part of the covenants and restdcfions which shall be binding on the
owners of prope~ within Northgate Corporate Park, Phase II.
Section 1.30: Enforcement. These standards w~] be enforced by the City of Iowa City and
the Northgate Corporate Park Owners Association unless otherwise provided. Prior to submission
of an application for a building permit, a site plan (including landscape plans in accordance with
Section 5.40) approved by the Declarant in compliance with these standards shall be submitted to
the City Department of Housing and Inspection Services for C~ approval. Approval of the site plan
by the City autho~es the lot owner,to proceed with deta~ed building and construction plans to
apply for a building permit consistent with the approved site plan.,
ARTICLE II
DERNITIONS
Section 2.10: References to Zonina Ordinance. Terms used herein which are defined in
the Zoning Ordinance of the City shall have the same meaning in these Development Standards
unless otherwise specifically defined herein.
Section 2.20: Specific Definitions.
· Total Lot Aria: Site are~ n~)t committed to streets or pathways and included within
the lot boundaries.
Floor Areas: The aggregate square feet of floor space located entirely within a
building.
-2-
Owners Aseocl~tlon: The Northgate Corporste Park Owners As.s(~stlo~n Is an Iowa
non-profit corporation organized by the Declarant and which wgl subsequerry
function under written Articles and By4awt The purpose of the Owners
Aesociatlon wfil be to maintain the pan~vay easement areas and to assure
coml~nce with these Development Standards. The Ownera Association will have
the power, pursuant to Its by-laws, to aaaesa ovmars of Lots within Not,gate
Corporate Park, Phase II, for a share of meJntenance expenses and to enforce
4. Declarant: Northgate Park Associats~ an Iow~ (3enesal Patther~lp, or Its nominee.
Lot: One of the lots as shown o~ tbe Plat of Highlander Development Rrst
Addition, as recorded In Book 25 st page ~ of the Reccxds of Johnson County,
Iowa,
Lot Owner. The lega~ or equitable titleholder of one or more lots In Northgate
Cc~rste Park, Phase II.
e
Stte: A lot, or a lot combined with all or a portion of an adjacent lot or lots,
Intended to serve as the Icoatlo~ for a separate facllrcy and a~l associated
Improvement&
PERMITrED USES
Section :3.10: ~ It Is the Intent of the provisions of this section to minimize any
adverse Impact on adjacent land by adhering to the permitted uses eJIowed by the Zoning
Regulations and prior agreements,
Section 3~0: Pam~ltted Uses. A m~nlmum of 60% of the tot~ park area shall be occupied
by office and/or research uses and accessory use,~ The following uses are permitted on the
property:.
(See Paragraph 2 of the Covenant& CondOohs and Restdctlona
for Northgate Corporate Park, Phase II)
Section 3.30: Manufacturina. Warehousing and Olstdb~tlorl. Manufacturing and associated
warehousing and distribution ahaJl be p~aced on the Ict and located within the Park so that the
activities of these uses do not edve,'seqy affect adjacent uses or properties.
ARTICLE IV
GENERAL SITE STANDARDS
SectJan 4.10: l~qnt. It Is the Intent of the provisions of this section to facilitate low bu~dlng
density within a spacious perk like setting.
Section 4.20: Maximum Buildlncl Area. The totaJ floor area of all buildings ehaJl not exceed
50% of the total lot area,
-3-
Section 4.30: Maximum ImpeMous Lot Coverage. The total Impervious area of all building
footprints, pan~lng and driveways shall not exceed 75% of the total lot area.
Section 4.40: Yards and Setbacks. The yard areas and minimum setback distances from
highways, street fight-of-ways and lnta~or prop~r~y lines shall be In accelanco with requirements
of the Research Development Park Zone of the City Zoning Ordinance. In edd~on, on Lots 12-17,
a minimum rear yard setback of 35 feet shall be required.
N~TlCLE V
LANDSCAPING
8ectlon 5.10: Intent. It Is the Intent of the provisloas of this Section to promote a high
aesthetic quaJlty In the park through ~rchitectu~ and alto planning contro~ Irmtudlng the planned
use of landscape, sculpture and other a~ element& It is also the ~ent of these provisions to
screen undsslral~e views, separate Incompatil~e land uses and to create a more I~easlng
environment.
Section 5.20: .~. Sculpture Is Intended as an Important feature of the Northgate
Corporate Pan~s Master Plan. The Park has been designed to have murine sculpturs sites wfthin
the business setting all of which will be concalved and deveiopad as an lnteg~ part of the
landscape. One sculpture w~11 be oriented to Highway No. I and It is Intended that at least one
sculpture site will be used by the Owners Aesoclatlon for changing exhibitions of sculpture
displaying a variety of themes and styles. The sculpture wfi be accessible aJl year round to people
of all ages.
Section 5.30: p~ri<w~y. A seventy foot wide linear park will be Installed by the Declarant
and maintained by the Owners Association according to the Master P~an made pat of these
standard& This parkway will be subetantislly completed, within the parkway easement, no [star than
one year after the last lot is soid,
Section 5.40: Landscaoe Plans and Standards. NI landscaping outside of the panhway
easement sha~l be the responsibility of the lndMdual Lot Owner. Detalisd landscape plans are to
be prepared by LOt Owners and submitted for review and approval by the City pursuant to Section
1.30 If approved In advance by the De<~arant or Its nomlnse, adjustments to t~ landscape plan
may be made at the time of p~nting, as may ba occasloned by the ava~abtllty of materials and
weather conditions. Landscape plans shaJl comply with City tree regulations and screening
requlrementa.
Section 5.50: Planting .~andards. NI open, unpaved areas o~ a ~e, whether In the front,
side or rear yard areas, must be p~anted and othe~v~se Improved In conformance with an approved
landscape p~an and any appllcal:~e city ordinance pertaining to landscaping. The ~1ov~ng
standards will also apply:.
Barres: Earthen bem]s may be used where native vegetation Is not sufficient to
provide adequate .screening. Barres are to be landscaped and contoured w~
varying heights (not less than 36') and slopes (ma)dmum slope Is 4:1). ACC~_~_, to
utility lines is not to be limited by the co~guration or location of permitted berms`
NI I~ant materials shall be proven hardy for the Iowa City dimate. NI trees must
be selected from the 'list of recommended trees for the Iowa City area' provided
by the C~t~ and shall conform to the following size requirements:
-4-
TYPE FRONT YARD ~IF..AR YARD
Ornamental ~rees 8' high 6' high
$1'~de t~ees 3' cal. 1½' cal.
Section 5.60: Landscape AoDllcatlons. The following requirements of Lot Ownera sl',aJl be
applicable to the Indicated locations:
Front Building Setbacks: Plantings In 1~ front setback areas shall b~end and be.
compatible with the plantings within the adjacent parkway casa'totaL
Parking Areas: AJl medians and Islands In parking axeas shall be landscaped
consistent with the Clty'e paddng and tree regulaMom,
Drainage Easement: NI drainage easement ere~__~ except that portion of said
easements to be used speciflcaJly for water conveyance and ditch malinehence, am
to be planted by Lot owners with sulflclent ground cover for supplementing native
vegetation to prevent soil erosion.
4, At least one tree shall be planted for every 1750 square feet of open learn area.
All fences Instailed by lot owners on sites shaJl be constructed of materials
compatible with l~e architecture of the building on the same site. Use of chain link
fenc6a ia discouraged. Chain link fences, If used, are to be screened by
landscaping ~ as to obscure the fence from the public sight line.
Section 5.70: Malnte~n~e, Lot Owners shall be responsible for Installing and maintaining
all landscape elementa Included on the approved landscape plan for their respective ~e. All
plantings must show healthy growth and satisfactory foliage condition& Maintenance shaJl Include
watering, weeding, mowing, pruning, replacing, removing litter and repairs to wires and stakes.
Maintenance of landscaping and p~nts within the Parkway stall be the responslbll~ of the Owners
Association. Vegetation within drainage easements located on sites (and not within the Parkway)
Is to be presewed and enhanced by Lot Owners. The City v~l not be responsible for enforcing
compliance with these maintenance requlrementa Insofar as they exceed Iowa City CcxJe
requirements.
SECTION VI
SITE GRADING AND DRAINAGE
Section 8.10: Int{~nt It Is the Intent of the provisions of this section to establish controls
for the grading and drainage of the property. In general, site grading and drainage shall be
designed to minimize erosion and adverse effects on the environment. Stormwater drainage plans
of the Developer or of any lot owner will be subject to City review and approval.
Section 6,20: Lawn a~ LandsceDed Areas. Lawn and landscaped areas adjacent to
streets or existing drainage basins may drain by sheet flow to the adjacent street or basin.
Section 6,30: Storm Drains and Ao13urtenance$. All elements of the underground storm
drainage system shall be designed and constructed by the Declarant in accordance with the City's
-5-
astal~ished daslgn criteria, matertaJs and construction standards. Easements will be provided to
lot owners for underground or overland drainage.
Section 8.40: Drainage 0urin0 Construction. Prior to any lot owner commencing
construction or site grading, a grading and erosion contrd plan Is to be submitted to and approved
by the City. Sbecisi care sh~l be taken by each lot owner to mlnlmlza the adverse effects d
construction on adjacent property and land around the constr~ ~e. L~ Ovmers are to provide
erosion controts to prevent sedlmenfation of adjacent drainage besin~ and a~ch owner sh~l be
responses for the prorap{ removal of sedimentation. Mud o~ other deb~ or residue deposited
from a site on ~e~s during conetn~ IS to be removed and o~se dearted by the Lot Owner
as soon as weather permits.
ARTICLE Vii
SIGNAGE
Section 7.10: Intent. It Is the Intent of the provisions of this Section to encoumga attractive
signage and other pdvate visuaJ medis which aid In the orientation and/or identification of uses and
activities. These provisions are ~rther Intended to enhance a park-like environment by controlling
the number, lYacement and size of signs while a~lowing design flexibility.
$ectlen 720: City Slqn Ordinance. All signs and supporting st~ucturas shall comply with
the Clty's sign ordinance.
Section 7.30: Park Identification $1ons. Northgate Corporate Park (all phases) w~31 have one
monument sign oriented to Highway No, 1 as shown on the Master Plan. The sign shall be Installed
by the D~arant and maintained by the Owners Association.
Section 7.40: Site Ident~catlon l,~gl~. Each site sha~l be ent~ed to one monument or free
standing sign In the front or side lot sett~ck ar~ and one building Identification sign mounted on
the building, Identtfleatlo~ sign structures s~d be simple a~d a neutra c~or wtth accent color
used as occupant identifiers. No free s~3~Ing signs are to be located In a rear ~ that Is adjacent
to Interstate 80.
Section 7.50: Sion Dimensional R~uirements. Maximum sign heights and areas stall be
in compliance w~th the CIty's Sign Ordlnsnce.
Section 7,60: Itl m~. Signs may be illuminated only by a steady, stationary, shlsided
light source, directed sdeiy at the sign without causing glare for motorists, pedestrians or
neighboring premises*
Section 7.70: Prohibited Devices. No sign shall move, make noise or contain bilnldng,
flashing or strobe lights or exposed fluorescent Amps.
Section 7.80: Site Directional Slons. On site dlrectionsJ signs Indicating loading or delivery
areas, various building entries, paddng lots, stc. shaJl not exceed 3 sq. if. per sign face or a '
maximum area of 8 sq. ft. per sign nor employ lettering larger than 9~ In height. Such signs shall
be no more than 4' In hsight and shaJI be of 1/8' aluminum stock, painted dark bronze to match
site appurtenances such as lighting, All lettering on these slgna shaJl be white vinyl In Helvetica
Section 7.90: Directional Pub{Ic Information Signs. Graphic continuity for directional public
Information signs In Parkway areas shaJI be achleved by wing ~he same spedficetlcx~ as 7.80. The
signs shall Incorporate only those graphic representations as found In the latest edition of'Man~l
on Uniform Tmfflc Confro{. Oevicee: U.S. Oepa~ent of Transp(xtaben, Federal Highway
Administration.
8action 7.110: Reaul~tory Signs. On-prem~ ragulatofy signs ~:h sa stop sign~ shsil
conform to Iowa Department of Transportation standards, Such signs ahaJl be limited to S' In height
and 3' In v~lth.
PARI<]NG, DRIVES, LOADING AND OUTDOOR STORAGE
Section 8.10: Intent. It Is the Intent of the provls,~ts of thls section to establish guidellnee
to help maintain the natura] area ae~thetles and the safety of users.
Section 8.20: General Parldna Reeulrements. Parking shaJl not be permitted on any public
street. The Intent of thIs Master Plan Is to screen parldng with parkway or buildings so the quality
of the over~ environment can be dictated by buildings and landscaps elernent& The following
standards witl apply:.
Sufficient off.street parldng shall be provided on each site by lot owners In
accordance with City regulations.
NI parking areas shall be paved with an all-weather surface ~t least 5" thick. (The
City wal not be responsible for enforcing this provision.)
3. No precast concrete parking control devices shaJl be used.
4. Pan~lng spaces shall be provided In compltance with State and City requirements.
5. Sites adjacent to Interstate 80 shaJI have no parking In the rear ya~'d.
NI parking on sites not traversed by a p~rkway easement must be provided In the
rear or side yard, except handicapped and visitor parking.
NI parking aress shall comply with the requirements of the City Parking and Tree
Ordinances.
Section 8.30: (~eneml Loadtna Requirements.
Leading docks and ether leading facilities may not face any ~eet. Provislona must
be made for handling all freight on those eldes of a building which do not face a
StrseL Written exceptions to thIs resfriction may be permitted by the Declarant In
those cases where 2 or more sides of s building site face a street. NI loading dock
facilities must be screened from pu~lc view In a manner consistent with the
building architecture. Loading decks and other loading facilities may not be
located on the Interstate 80 facing side of buddings on Lots 12 - 17.
Section 8.40: Driv~. Drive location shall conform with City requirements for sight
distances. All curb cuts are sublect to City approval.
-7-
Section 8.50: Outside Storage. A~llolee, goods, matm~als, Incinerators, trash bias, storage
tanks, or like equipment shall not be In the open, exposed to public v~v, or to view from adjacent
lots. If It sl~l be necessary to store or keep such materials ~ equipment outside, they shoji be
screened from vtew. Screens sha~l be In height at least equal to that of the matartaJs or equipment
being stored but In any event shoji fully shield said materisis and equipment from Ix~ pulpit view
and view from adjacent lots. ArchitesturaJ screening devices are to match the architecture of the
building on the same site.
EXTERIOR UGHTING
Section 9.10: JJ31.eJ~ It I~ ~ Intent of the provisions of this Section to facilitate exterior
Ilghtlng for the safety of users and to comp{ernent the natural setting and man-n~de Improvements.
Section 9.20: Uohtlna. On sIte Exterior lighting (excluding par~way or public fight-of-way
Ilghtlng) shall meet the following guidelines:
NI wiring for exterior lighting, Including but not Ilmtted to driveway, walkway area,
parking and decorative lighting, shoji be underground.
/~111ght fixtures shall be downward directed to minimize glare on adjacent areas,
Including streets and neighboring lot&
Ught standards shoji Le. restricted to a maximum height of 25'. Poles and fixtures
sha~l be a dark bronze color.
NI lighting lnstsJlatlons shoji conform to the latest edition of the National Fire
Protection Association NatlonaJ E]ectdcaJ Code.
NI light fixtures erected by Lot Owners shoji be malntalned by them in proper
operating condition.
Psrktng and drtveway lights sha~l be of a style and c~or consistent and harmonlous
with the archItecture of the building on the site.
7. Average intensity of lighting, excluding the parkway, Is to be as fallows:
parking lot
entry ddve
paths and steps
building entrances
areas near buildings
0.5 footcandles
0.5 footcandles
1.0 footcandles
5.0 footcandles
5.0 footcandles
[The City will not be responsible for enforcing this provision.)
8. NI high pressure sodium lighting shall be c_.do~ corrected.
Section g.20 Ughting of waJkways and/or recreatlonaJ trails within the parkway shoji be by
the use of fixtures located 75 feet apart with a mounting height of 10 feet and minimum Intensity
equal to that of 175 watt mercury vapor. Such lighting shall be Installed by the Declarant and
-8-
thereciter rn~ln=lnsd by the Owners ,4.~1on. Bec~c~ for ~rkw~y Ilgl~lng st~ll be a! ~e
expens~ of the Owner's Aesoc~tion.
Section 9.40: Hours of O~eratlon. It will be the responsibility of the Owners Association
to set and enforce minimum hours of operation for exterior Ilghtlng applicable to aJI site&
ARTICLE X
BUILDING DESIGN AND PROCEDURE FOR APPROVAL
Section 10.10: Intent. It Is the Intent of the provisions of this Section to f~cilltate buildings
designed to provide an ordedy and aesttmlic~ly pleasing anvtronment that Is compatible with the
natureJ aspects of the site& The aesthetic appearance of the exterior of the ~ildlng Is of paramount
concern,
Section 10~:): Re<~ulred Aogmval& In addition to pern~ required by the City or other
govsmmen~ authorities, no building or other structure s~,aJl be erected upon any site until the
following documents have been approved in w~ng by the Declarant.
Complete p~ans and specifications for ell buildings and related structures to be
Complete Hans and specifications for all proposed grading and other site work;
3. Complete plans and specifications for ell proposed parking areas;
4. Complete plans and specifications for ell proposed landscaping and tree planting.
Upon approva~ of the above I~ns by the Dedaram or Its nominee, there shell be no
deviation from the approved plans without the Dedamn[~s prior written consera.
Section 10,30: Architecture. ArchItecturel treatments wltl have the grea~e~ InlttaJ Impact
on achlevtng the envisioned environmental effect of the Corporate Park. Any critique by the
Declarant will encourage, not restrict, the creative and Innovative use of materiaJs and methods of
construction, and Its Intent will be to prevent Indiscriminate and Insensitive use of materials and
design. A relatively wide variety of architecturel design and matedais witl be pen'nitted. However,
It is the Intent that a beslc harmony of architecture be created and that no buitdlng or structure
detract from the overell environment. Genera] architectural guidelines are as fotlows:
Building materl~s Including brick, naturel stone, decomtJve concrete block, textured
concrete, steel, slumInure, and wocd, or any combination thereof, are ell
acceptable materials tn a sensitive and creative application.
Ground Improvement matcrisis Including brl~, precast concrete, wood, asphalt
and cast.in-place concrete, are a~l acceptable materisis In a sensitive and creative
appllcation.
Roof lines or parapet walls are to give the appearance of a fiat roof. A/I roof
mounted mechanlcaJ equipmere and vents are to be screened from pubtlc view.
Garbage and other service areas should be Incorporated into the overall design
and be located and screened so as to be compatible with the architectural design.
-9-
Lot Owr~ers may not use a site In any reacher which wou~d create a nuisance under
the City's Pubtic Nuisance Ordinance.
Mschanlcat equipment, utilities, fire stalra and other sewIce equipment and features
shaJl be endowed, screened or treated so as to be IntegmJ parts of the architectural
design.
The view of Northgate Corporate Par~ from Interstate 80 ts materisl to the Park's
overall visuaJ Impact. ~ent and appropriate atter~,on to ~rchitectu~ and
landscaping deU~s must be given to all elevations o~ ~es adjacent to the
Interstate,
Section 10.40: Construefig0. Once commenced, con~'u~on shall be dillgerry pursued
to completion. Such ~3nstrucfion may r~ot be 1~ In a partlaJ ~ished condltk3n a~y longer than Is
reasonably nece~saxy. No excavation shaJl be made except In conJunct~n wfth construction of an
Improvement. When such an Improvement Is comp~ted, all exposed excavatlor, s eha~l be beck-
~led, graded and landscaped consistent with the approved landscape plan for the ~e.
ARTICLE
WATER, WASTEWATER, ,a~lD $OUD WASTE
Section 11,10: Intent. tt Is the intent of this Section to establish controls governing the
Installation of water and wastewater systems, and the collection and dispoeaJ of solid waste,
Section 11.20: Location of Utility Unes. Whenever possible, water and sewer lines are to
be located to mlnlm[ze disru~lon of landscaping during Installation and maintenance.
Section 11.30: Water SewIce, Water will be provided via connection to the Clty water
dietribbon system. The connection to the City water distribution systom a'~11 be made at locations
acceptable to the City. Lot owners shaJl be responsible for aJI c~ts asscclated wl~ connecting to
and utilization of the City system.
SootIon 11.40: Wastewater Dlsrx)sel. Wastewater generated on the site sh~11 be discharged
Into the ~ wasteware' co{lectlon system. NI connections to the City wastewater cbllsctlon system
shall be made at locations acceptable to the C~. Lot ownera shall be responsible for all costs
associated with connecting to and utilization of the ~ system.
Section 11.50: Solid Wastes. NI solid wastes will be collected, stored and disposed of In
accordance with appropriate laws, rules and regulations of the City and the State of Iowa. The
following requirements shall aJso apply:,
Refuse collected on site shall be placed. In dumpstem for removal. Removal or
emptying of dumpstem sha~l be by a contractor. Such collection, storage and
removaJ shaJI be at each lot owner's expense. Dumpstem sha~l be located and
screened In accordance with other provisions of these Development St,~ndards
(See Section 8.40).
2.
Any hazardous wastes shall be stored and disposed of at the Lot Owner's expense
In accordance with the laws, nJisS and regulations of the United States, the State
of Iowa, and the C~y.
-10-
N:mCLE Xll
ELECTRICITY AND TELECOMMUNICATIONS
Section 12"10: Intent. It Is the ~ent of the provisions of this Section to estabilsh standards
for e~eetrfcel and telecommunlcetlon installations to preserve an aeet/~tlca~ pleasing environment.
Section 12.20: Electric Service. Electrk:andtelecemmunlcafions sewfce~shaJl belnst~led
by the LOf Owner In accordance with the fallorang:
The user stall be required to Install e~ect~c and telecommunications services
underground from the rn~ln seMce lines.
Connections to the main service lines sha/I be at points acceptable to the City and
utility providers.
Any a. lx~e-gmund electfica] and telecommunications equipment, Including meters,
transformers and terminal equipment must be screened f~om public view and view
from adjacent sites.
Bectrtc service me{ers shaJI be located to be easily accessible and read by ublity
personnel.
ENVIRONMENTAL AND OTHER EXTERNALFrIES
Section 13.10: Intent. It Is the ~ent of the provislons of this Section to malntaln a pleaslng
environment for aJI users and neighbors.
Section 13.20: Electmmaanetlc Emissions. The tenant ~taJl not operate any device that
will cause electromagn~c Interference with the communlcetlcm systems of the occupants of any
other LoL
Section 13.30: Nuisance Factors and Hazards. In o~ler to protac~ the Interests of ~11 lot
owners, no operetlon may be conducted which emits offensive o~ objectionable noise, vibration,
smoke, odom, dust or gases. Precautions should be taken In aJl operations against radistlon, fire,
and explosive I~rd& Lot Owners shaJl meet or exceed the requirements of aJl applicable
federal, state and IocaJ laws and regulations governing these matters.
REQUIREMENTS OF THE STATE OF IOWA
COUNTY OF JOHNSON AND CITY OF IOWA CRY
Nothing in these standards Is Intended, nor shall be construed, to be In lleu of complisnce
with any aPl~lcable statute, rule or regulation of the State of Iowa, County of Johnson, orthe Clty,
such as zoning ordinances, building codes, fire codes, and other City polldes. If there is a conflict
between provisions contained herein and any statute, rule, or regulation of govemmen~ authority,
the Intent of these Development Standards Is that the affected party must comply with the
appropriate governmental regulation In addition to complying with these standards, and if
compliance w~ both la not po~e betatree d Inherent contradlctk~, treat ~ ~e, rule
regulation t~ke precedence over ~ a~andards.
City of Iowa City
MEMORANDUM
Date: June 15, 1995
To:
Planning and Zoning Commission
From:
Robert Miklo, Senior Planner
Be:
REZ95-0008, Lot 4, Northgate Corporate Park
Southgate Development Company has amended their application to rezone Lot 4, Northgate
Corporate Park from RDP, Research Development Park, to C0-1, Commercial Office. The
revised application requests that only approximately 35,000 square feet on the north side of
Lot 4 be rezoned to C0-1. This portion of the property is demarked by a change in elevation.
If rezoned, it would be added to the adjacent existing C0-1 lot to the north.
The applicant is proposing that the existing RDP zoning be retained on the remainder of Lot
4, but that the development standards for the overall RDP zone be revised to eliminate the
requirement that all roofs have a flat appearance. As indicated in the attached materials,
Southgate Development has proposed substitute language that would require that all rooflines
and parapet walls be consistent throughout the Northgate Corporate Park.
Staff believes that the proposed amendments will allow an appropriate amount of flexibility
for building design for the RDP zone, while at the same time retaining the integrity of the
overall RDP zone. The rezoning of the north portion of the tract is based on a change in
topography and would not substantially diminish the overall RDP zone.
STAFF RECOMMENDATION:
Staff recommends that the northern approximately 35,000 square feet of Lot 4 of Northgate
Corporate Park be rezoned from RDP to C0-1, and that the development standards for the
Northgate Corporate Park RDP zone be revised by repealing Section 10.30:3 and replacing it
with the attached language. ~4.~7~C~
Approved by: KariryFranklin, Director
Dep~rtment of Planning
and Community Development
Attachments:
b~mzOO08
1) Letter from Harry Wolf dated June 2
2) Map of proposed rezoning from RDP to C0-1
SOUTHGATE DEVELOPMENT
325 F_.. W~$hlngton
P.O. Box 1907
Iowa City, IA 52244-1907
PH: (319) 327-4195
FAX: (319) 337-9823
June 2, 1995
Tom Scott
Iowa City Planning & Zoning Commission
City of Iowa City
East Washington Street
Iowa City, IA 52240
Re: Northgate Corporate Park Development Standards
Dear Tom:
Enclosed herewith for your review please find a proposed
modification of item #3 under Section 10.30: Architecture (page 8
of the development standards). This detail is in follow up to my
May 17, 1995 letter to the commission and consistent with Melody
Rockwell's memo of May 18, 1995. As outlined in Melody's memo we
would like approval of this minor change at this time and intend
to follow up later in the year with a more comprehensive review
to the master plan.
Our client understands the process and is willing to wait for the
appropriate approvals. However, they are anxious to move ahead
as soon as possible, so we again ask the commission and
ultimately the council to expedite our request whenever possible.
Sincerely,
Harry R~. Wolf
Vice President
Paragraph 3, of section 10.30, of Article 8 of the Northgate
Corporate Park Phase II Development Standards is hereby
deleted in its entirety and replaced with the following
paragraph 3.
3. Roof lines or parapet walls are to be consistent with
the overall design of Northgate Corporate Park. All roof
n~unted mechanical equipment and vents are to be screened
from public view.
~'~"~¢'?"/~: ¢ROPOSED REZON ING
/"~ RDP fo C0-1
..J'" 35.655 square feet
R=500.00' -- ~,'A?¢'~ ~
~6h=64.78' ~ /
, L=~,~:,'.~ Remainder of Lot 4
~ A =22'01'11
.=~oo~' ~ 43,560 squ~re feef
~. Ch=114 59'
L= 128 ~0'
~ = 36'45'2 t"
R=2OO.00'
~ ill t 52'5
~ Ch=126 I1'
\\ /
100 fee(__ J
PROPOSED REZONINO
RDP to C0-1
North Pad of Lot 4
Northgate Corporate Park
NOTICE OF PUBLIC HEARING
Notice is hereby given that a public hearing
Will be held by the City Council of Iowa City,
Iowa, at 7:30 p.m. on the 18th day of July,
1995, in the Civic Center Council Chambers,
410 E. Washington Street, Iowa City, Iowa; at
which hearing the Council will consider:
1. A resolution to annex approximately 115
acres, which includes the Highway
218/Highway I interchange and property
located in the southwest quadrant of the
interchange.
2. An ordinance amending the use regulations
of an approximate 115 acres, which
includes the Highway 218/Highway 1
interchange, and property located in the
southwest quadrant of the interchange
from County RS, Suburban Residential, to
C1-1, Intensive Commercial.
3. An ordinance amending the use regulations
of an approximate 35,000 square foot
westerly portion of Lot 4, Highlander First
Addition, which is located on Northgate
Drive from RDP, Research Development
Park, to COd, Commercial Office.
4. An ordinance amending the conditional
zoning agreement for Lots 4-17, Highlander
First Addition, revising the development
standard pertaining to rooflines and parapet
(~ walls.
An ordinance vacating a 20-foot wide alley
located east of Gilbert Court and
immediately north of Lot 4 of Block 3,
Lyon's Addition.
6. A resolution vacating Fox Hollow
Subdivision, a 31qot, 52.21 acre
subdivision located north of Herbert Hoover
Highway and west of Taft Avenue.
7. An ordinance amending City Code Title 14,
Chapter 6, entitled "Zoning," Article S,
entitled "Performance Standards," Sections
10B and 10C, concerning the location of
underground storage tanks.
Copies of the proposed resolution and
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
ppdadm[n~,CC6-18.nph
ORDINANCE NO.
AN ORDINANCE VACATING A PORTION OF
THE 20 FOOT WIDE ALLEY LOCATED EAST
OF GILBERT COURT AND IMMEDIATELY
SOUTH OF THE IOWA INTERSTATE RAILWAY
RIGHT-OF-WAY.
WHEREAS, Bernard and Joanna Milder own
property at 800 Gilbert Court, immediately
adjacent to the public alley described below;
and
WHEREAS, the Mildere intend to construct
an addition onto the residence located at 800
Gilbert Court which would encroach into the
subject alley; and
WHEREAS, the subject alley is unimproved
and is not a necessary.component of the
neighborhood's vehicular circulation system;
and
WHEREAS, the City will retain easements for
any existing utilities.
NOW, THEREFORE, BE IT ORDAINED BY THE
CITY COUNCIL OF THE CITY OF IOWA CITY,
IOWA, THAT:
SECTION I. VACATION. Subject to retention
of a five foot wide easement along the north
edge of the alley for maintenance of the storm
sewer and ditch located to the north of the
alley, the City of Iowa City hereby vacates the
portion of the 20 foot wide alley legally de-
scribed as follows:
That portion of the 20 fo6t wide alley
located east of Gilbert Court and immedi-
ately south of the Iowa Interstate Railway
which lies north of and adiacent to Lot 4, '
Block 3, Lyon's First Addition, Iowa City,
Iowa.
SECTION II. REPEALER. All ordinances and
parts of ordinances in conflict with the provi-
sions of this Ordinance are hereby repealed.
SECTION Ill. 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 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
STAFFREPORT
To: Planning & Zoning Commission
Item: VAC95-0002. Nodh of 800 Gilbed Court.
GENERAL INFORMATION:
Applicant:
Requested action:
Purpose:
Location:
Surrounding land use and zoning:
Comprehensive Plan:
File date:
Prepared by: Scott Kugler
Date: June 15, 1995
Bernard and Joanna Milder
800 Gilbert Court
Iowa City, Iowa 52240
Phone: 338-8727
Alley vacation.
To allow the expansion of the home
located at 800 Gilbert Court.
East of Gilbert Court, immediately north
of 800 Gilbert Court.
North: Railroad; C1-1
East: Vacant; RS-8
South: Residential; RS-8
West: Commemial; CC-2
Residential, 8-16 dwelling units per acre.
May 12,1995
BACKGROUND INFORMATION:
The applicants, Bernard and Joanna Milder, are requesting vacation of a 20 foot wide alley
located immediately north of their property at 800 Gilbert Court. To the north of the alley lies the
Iowa interstate Railway. The applicants plan to construct an addition onto their existing residence
which would encroach into the alley and require that the right-of-way be vacated.
ANALYSIS:
The alley that is proposed to be vacated is undeveloped. The applicants appear to be using a
portion of the alley as a driveway for their residence, and eastern portions of the alley are not
being utilized. It does not appear that the subject right-of-way is a necessary pad of the cimula-
tion system for this neighborhood.
There is a storm sewer and drainage ditch located immediately to the north of the subject right-of-
way. The storm sewer runs from Van Buren Street, west toward Gilbert Court and becomes an
open ditch at a point that approximately corresponds with the applicants' eastern property line,
extended. Public Works has indicated that retaining a five foot easement along the north edge
of the alley will be necessary in order to maintain the drainage facility. If the alley is vacated and
the applicants' addition is constructed, it will have to meet a five foot setback along the north line
of the vacated alley, so the retention of the easement should not impact their construction plans.
2
There are no public utilities located within the alley. Private utility companies have been notified
about this proposed alley vacation. If there are existing utilities located within the alley right-of-
way, utility easements may be needed. The status of utilities within the alley, if any, should be
resolved prior to City Council consideration of the proposed vacation.
Although staff is normally concerned about vacating only a portion of a right-of-way and creating
a dead-end situation, in this case the remaining right-of-way will allow the City greater access to
the storm sewer and drainage ditch for maintenance and repairs in the future. Therefore, staff
does not feel that this issue is important in this instance.
STAFF RECOMMENDATION:
Staff recommends that the portion of the 20 foot wide alley located East of Gilbert Court and
immediately south of the Iowa Interstate Railway which lies immediately north of and adjacent to
Lot 4 of Block 3, Lyon's Addition, be vacated, subjec~ to the retention of a five foot easement
along the north edge of the subject alley for storm sewer/ditch maintenance, and subject to the
retention of easements for any utility that may exist within this right-of-way.
ATTACHMENTS:
1, Location Map.
Approved by: __
Robert Mil,,1o, Senior Planner
Department of Planning and
Community Development
vac95-02,sk
LOCATION MAP
VAC~5-0002
POST
OFRCE
.T""~ -, COURT ST
I--
Z
W
~Y
m__ __0
JoAnna Mfider .... ~5. ,." .::%" .-7
800 Gilbert Court ~ / " :e~'~'-:. ....'.: '. "-' .:-.
Iowa City, Ia. 52240
· : ~.; 5~ ', ':5?: ~-'¥'.
- ~, .':::~ ..~ ~?~ ', ... ,
. ~ , oO .' ..........
CARD NO.
hlAMIE AND DESCRIPTION:
74--5532
MILDER. BERNARD & JOANNA
800 GILBERT COURT
N 73,13 LOT 4- BLOCK 3
LYONS 1ST ADD,
L
LAND RECORD
IMPR. STREE~
SEMI4MPR. b'I*REET
UNIMPR. STREET
NO ETREET
lEVEL
HIGH
LOW
FRONTAGE FRONTAGE AVERAGE
~ATIONS FIGURED DEPI'H
///P=7~, .~.: ~,/ &, ~'
/Z,.,,I,,/ ~o'
//F=c~:~ ,b___.- ~,7 R,c/ ._.~.-~
//- 8-
SALE
TOTAL
PARCEL NO, MAP NO. I PROPERTY NO.
7-/ / -7
BUILDING PERMIT DATA LAND
IMPR,
,,,,,,,,=,
,, k:, !.'.'
~......~:.,~
LAND
S....,~'~ 19~22
,Dd~ ,?,,.,,;--./ rj/.~ ~
I
,(-;,',- s~. P--,/,,.., ,.~,~J-,.s~.; ,.'-".~':
LAND
"' '
LAND VALUE COM ON , . ' ~OiAL
UNIT DEm FRONT Ft. ADJUST. LAND
.. ;. , , ' . .,. . .: ,,:. ,/' .: .,.. ' :.".,,,..:"., .': .<,: .,'."': -'.',7':,:
NOTICE OF PUBLIC HEARING
Notice is hereby given that a public hearing
will be held by the City Council of Iowa City,
Iowa, at 7:30 p.m. on the 18th day of July,
1995, in the Civic Center Council Chambers,
410 E. Washington Street, Iowa City, Iowa; at
which hearing the Council will consider:
1. A resolution to annex approximately 115
acres, which includes the Highway
218/Highway 1 interchange and property
located in the southwest quadrant of the
interchange.
2. An ordinance amending the use regulations
of an approximate 115 acres, which
includes the Highway 2181Highway 1
interchange, and property located in the
southwest quadrant of the interchange
from County RS, Suburban Residential, to
Cl-1, Intensive Commercial.
3. An ordinance amending the use regulations
of an approximate 35,000 square foot
westerly portion of Lot 4, Highlander First
Addition, which is located on Northgate
Drive from RDP, Research Development
Park, to CO-1, Commercial Office.
4. An ordinance amending the conditional
zoning agreement for Lots 4-17, Highlander
First Addition, revising the development
standard pertaining to rooflines and parapet
walls.
5. An ordinance vacating a 20-foot wide alley
located east of Gilbert Court and
immediately north of Lot 4 of Block 3,
OLyon's Addition.
A resolution vacating Fox Hollow
Subdivision, a 31-1ot, 52.21 acre
subdivision located north of Herbert Hoover
Highway and west of Taft Avenue.
7. An ordinance amending City Code Title 14,
Chapter 6, entitled "Zoning," Article S,
entitled "Performance Standards," Sections
lOB and 10C, concerning the location of
underground storage tanks.
Copies of the proposed resolution and
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
NOTICE OF PUBLIC HEARING
Notice is hereby given that a public hearing
will be held by the City Council of Iowa City,
Iowa, at 7:30 p.m. on the 18th day of July,
1995, in the Civic Center Council Chambers,
410 E. Washington Street, Iowa City, Iowa; at
which hearing the Council will consider:
1. A resolution vacating the plat of Fox Hol-
low, a 52.21 acre, 31-lot residential subdivi-
sion located north of Herbert Hoover High-
way and west of Taft Avenue in Johnson
CounW.
Copies of the proposed resolution are on file for
public examin. ation 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
RESOLUTION NO,
A RESOLUTION VACATING THE PLAT OF
FOX HOLLOW SUBDIVISION, JOHNSON COUNTY, IOWA
WHEREAS, the owner, Courtney T. Harris, filed with the City Clerk of Iowa City, Iowa an
application to vacate the plat of Fox Hollow Subdivision; and
WHEREAS, the Department of Planning and Community Development and the Public Works
Department reviewed the requested vacation and recommended approval; and
WHEREAS, the Planning and Zoning commission reviewed the requested vacation and, after
due deliberation, recommended approval.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF IOWA CITY,
IOWA, THAT:
1. The plat of Fox Hollow Subdivision, Johnson County, Iowa, is hereby vacated.
As required by Iowa Code §354.22 (1995), the City Cl~rk is directed to record the
Resolution with the Johnson County Recorder at the owner's expense.
day of ,1995.
Passed and approved this
ATTEST:
CITY CLERK
MAYOR
and seconded by
adopted, and upon roll calltherewere:
the Resolution be
It was moved by
AYES: NAYS: ABSENT:
Baker
Horowitz
Kubby
Lehman
Novick
Pigott
Throgmorton
ppdadm~Uoxholow.~e$
City of Iowa City
MEMORANDUM
¥.
Date: June 8, 1995
To:
Planning & Zoning Commission
From:
Robert Miklo, Sr. Planner
Re;
VAC95-0003, Vacation of Fox Hollow Subdivision
In April 1991, the City approved the final plat of Fox Hollow, a 31 -lot, 52.21 acre subdivision
located north of Herbert Hoover Highway and west of Taft Avenue in Area 5 of the Iowa
City/Johnson County Fringe Area Agreement. The owner of the property, Courtney T. Harris,
is now requesting that the plat be vacated. It is the owner's intent to sell approximately half
of the overall subdivision to one owner who would use it for one residence. The remainder
of the property would then exist as an approximately 20 acre lot. Any further development
would require approval of a subdivision.
Approval of the applicant's request to vacate the plat will lessen the potential density of
development in an area which does not have the benefit of full city services. The proposed
vacation is not in conflict with the existing Iowa City/Johnson County Fringe Area Agreement.
STAFF RECOMMENDATION:
Staff recommends that the vacation of Fox Hollow Subdivision be approved.
ATTACHMENTS:
1. Letter from Applicant.
2. Location Map.
Approved by: Kari~ Franklin, Director
Department of Planning and
Community Development
Attachments
Courthey T. Harris, M.D. Surgeon
J. Gregory Lugo, M.D. Surgeon
Gone R. Larlviere, M.D.
General Surgery
Iowa City
Surgery
Cazrliao · Thoracic · PorYphol'al
Vasvzdar B~u.gor~,
April 26, 1990
Karen Franklin
Iowa City Planning &
410 E. Washington
Iowa City, IA 52240
Zoning
Re: Fox Hollow Sub-division
Dear Karen:
I am interested in selling slightly less than half of the land
that you know as the Fox Hollow Sub-division. The buyer is
interested in using this as a residence.
It is my understanding that the plat of Fox Hollow Sub-division
will have to be vacated in order that the buyer ultimately will
be able to obtain a building permit.
I would like to proceed with whatever procedures are required as
soon as possible.
Thank you very much for your assistance.
Sincerely,
540 E. Jefferson, Suite #304, Iowa City, Iowa 52245 * (319) 387.3604, FAX (319) 337-3044
LOCATION HAP
VAC~5-000;5
FOX HOLLOW SUBDIVISION
NOTICE OF PUBLIC HEARING
Notice is hereby given that a public hearing
will be held by the City Council of Iowa City,
Iowa, at 7:30 p.m. on the 18th day of July,
1995, in the Civic Center Council Chambers,
410 E. Washington Street, Iowa City, Iowa; at
which hearing the Council will consider:
1. A resolution to annex approximately 115
acres, which includes the Highway
218/Highway 1 interchange and property
located in the southwest quadrant of the
interchange.
2. An ordinance amending the use regulations
of an approximate 115 acres, which
includes the Highway 218/Highway 1
interchange, and property located in the
southwest quadrant of the interchange
from County RS, Suburban Residential, to
C1-1, intensive Commercial.
3. An ordinance amending the use regulations
of an approximate 35,000 square foot
westerly portion of Lot 4, Highlander First
Addition, which is located on Northgate
Drive from RDP, Research Development
Park, to CO-1, Commercial Office.
4. An ordinance amending the conditional
zoning agreement for Lots 4-17, Highlander
First Addition, revising the development
standard pertaining to rooflines and parapet
walls.
5. An ordinance vacating a 20-foot wide alley
located east of Gilbert Court and
immediately north of Lot 4 of Block 3,
Lyon's Addition.
6. A resolution vacating Fox Hollow
Subdivision, a 31-1ot, 52.21 acre
subdivision located north of Herbert Hoover
(~ighway and west of Taft Avenue.
n ordinance amending City Code Title 14,
hapter 6, entitled "Zoning," Article S,
entitled "Performance Standards," Sections
lOB and 10C, concerning the location of
underground storage tanks.
Copies of the proposed resolution and
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
ORDINANCE NO.
ORDINANCE AMENDING CITY CODETITLE 14,
CHAPTER 6, ENTITLED "ZONING," ARTICLE S,
ENTITLED "PERFORMANCE STANDARDS,"
SECTIONS 10B AND 10C, CONCERNING THE
LOCATION OF UNDERGROUND STORAGE
TANKS.
WHEREAS, the City has instituted distance
requirements for bulk storage of flammable
liquids and chemicals from residentially-zoned
properties due to safety considerations; and
WHEREAS, underground storage tanks do
not pose as great a safety hazard as above-
ground storage tanks as the dangers from
explosion are minimized by the earthen contain-
ment of these tanks; and
WHEREAS, the Uniform Fire Code provides
separation requirements for the underground
bulk storage of flammable liquids that meet
accepted fire safety standards; and
WHEREAS, a minimum separation distance
should be imposed to protect residential proper-
ties from spillage and fumes during the filing
and pumping of such tanks.
NOW, THEREFORE, BE IT ORDAINED BY THE
CITY COUNCIL OF THE CITY OF IOWA CITY,
IOWA:
SECTION h AMENDMENT. Title 14, Chapter
6, Article S, Section 10, entitled "Storage," of
the City Code is hereby amended as follows:
1. Repealing subsection 14-6S-10B, and add-
ing a new section. 14-6S-10B to read as
follows:
B. The bulk storage of flammable liquids
and chemicals, when stored in above-
ground tanks, shall occur no closer to
the lot line or any principal building
than the distance indicated by the
following table:
Minimum
Separation
Distances
Water Capaci~
Per Container Aboveground
(gallons) Containers
Less than 125 None
125 to 250 10 feet
251 to 500 10 feet
501 to 2,000 25 feet
2,001 to 30,000' 50 feet
30,001 to 70,000 75 feet
70,001 to 90,O00 1OO feet
The distance may be reduced to not
less than ten feet (10') for a single
container of one thousand two hundred
(1,200) gallons' water capacity or less,
provided such a container is at least
· twenW.-five feet (25') from any other
container of more than one hundred
twenty-five (125) gallons' water capac-
ity.
2. Repealing subsection 14-6S-10C, and add-
ing a new section 14-6S-10C to read as
follows:
C. The underground bulk storage of flam-
mable liquids shall be located in accor-
dance with the Uniform Fire Code re-
garding tank storage underground,
(1978 Code §36-76) except the mini-
mum distance between such under-
ground tanks and any R zone boundary
shall be at least ten (10) feet.
SECTION II. REPEALER. All ordinances and
parts of ordinahces 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
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 unconsti-
tutional.
SECTION IV. EFFECTIVE DATE, This Ordi-
nance shall be in effect after its final passage,
approval ar{d publication, as provided by law.
Passed and approved this
MAYOR
ATTEST:
CITY CLERK
City of Iowa City
MEMORANDUM
Date: June 15, 1995
To:
Planning and Zoning Commission
From:
Melody Rockwell, Associate Planner
Re:
Proposed Amendment of Zoning Chapter Sections 14-6S-10B and 14-6S-10C,
Location of Underground Storage Tanks
Zoning Chapter Section 14-6S-10B stipulates that the bulk storage of flammable liquids and
chemicals shall be located certain distances from lot lines and the principal building on the
site. The setback distances for the storage tanks vary according to the capacity of the tanks;
the larger the tank, the greater the setback. For example, a tank with a holding capacity of
125 gallons or less is required to be set back 10 feet from the property line and from the
principal building. For a tank of 70,000 to 90,000 gallons capacity, the setback distance is
100 feet. See Attachment A, Table of Minimum Separation Distances.
An exception to the storage tank setback requirements is provided in Section 14-6S-I 0C for
filling stations, where "the underground bulk storage of flammable liquids shall be in
accordance with the Uniform Fire Code regarding tank storage underground." Section
7902.6.3 of the Uniform Fire Code requires that underground flammable and combustible
liquid storage tanks shall be located so "the distance from any part of a tank storing liquids
to the nearest wall of a basement, pit, cellar or property line shall not be less than _3 feet."
There are no visual or aesthetic factors to consider for underground storage tanks, and the
danger from explosion is minimized by the earthen containment of these tanks. For public
safety purposes, the only apparent reason why the Zoning Chapter should have more
restrictive separation requirements for underground storage tanks than the Uniform Fire Code
is the concern for spillage and fumes when such tanks are being filled or pumped near
residential properties. The setbacks now required by the Zoning Chapter may unnecessarily
constrain and in some cases obstruct certain industrial and commercial development projects
in Iowa City. Staff recommends that except for tanks located adjacent to a residential zone
boundary the location of all underground storage tanks regulated by this section of the Zoning
Chapter be accomplished by reference to the Uniform Fire Code separation requirements.
Attachment B contains the proposed ordinance amendment regarding underground storage
tanks.
STAFF RECOMMENDATION:
Staff recommends amending Section 14-6S-10B by repealing all references to underground
storage tanks, and amending Section 14-6S-10C by including all underground flammable and
combustible liquid storage tanks, not just those associated with filling stations, under the
governance of the Iowa City Uniform Fire Code. However, the minimum distance between
underground bulk storage tanks and any R zone boundary shall be at least ten feet.
ATTACHMENTS:
1. Table of Minimum Separation Distances for Storage Tanks
2, Proposed Ordinance Amendment for Underground Storage Tanks
Robert Miklo, ~enior Planner
Department of Planning and
Community Development
ATTACHMENT A
Table of Minimum Separation Distances for Storage Tanks
14-6S-1OB: The bulk storage of flammable liquids, except as provided in subsection C of this
Section, and chemicals, when stored either in underground or above-ground tanks, shall occur
no closer to the lot line or any principal building than the distance indicated by the following
table:
Minimum Separation Distances
Water Capacity
Per Container Underground Aboveground
(gallons) Containers Containers
Less than 125 10 feet None
125 to 250 10 feet 10 feet
251 to 500 10 feet 10 feet
501 to 2,000 25 feet 25 feet
2,001 to 30,000 50 feet 50 feet
30,001 to 70,000 50 feet 75 feet
70,001 to 90,000 50 feet 100 feet
ppdadn~n~att achms
ATTACHMENT B
Proposed Zoning Chapter Amendment for Sections 14-6S-10B and 1446S-10C, Location of
Underground Storage Tanks
The bulk storage of flammable liquids, oxoopt as providcd in cubscotion C of this
Scc*Jon, and chemicals, when stored =ithc; in undorground or above-ground tanks,
shall occur no closer to the lot line or any principal building than the distance indicated
by the following table:
Minimum Separation Distances
Water Capacity
Per Container Undcrgroand Aboveground
(gallons} Containers Containers
Less than 125 ! 0 fcct None
125 to 250 !0 fcct 10 feet
251 to 500 !0 fcct 10 feet
501 to 2,000 25 fcct 25 feet
2,001 to 30,000 50 fcct 50 feet
30,001 to 70,000
70,001 to 90,000
.... ~ 75 feet
~9-4eet 1 O0 feet
The distance may be reduced to not less than ten feet (10') for a single container of
one thousand two hundred (1,200) gallons' water capacity or less, provided such a
container is at least twenty-five feet (25') from any other container of more than one
hundred twenty-five (125) gallons' water capacity.
For filling =tatie~,, ~The underground bulk storage of flammable liquids shall be located
in accordance with the Uniform Fire Code regarding tank storage underground, (1978
Code §36-76) except the minimum distance between such underground tanks and any
R zone boundary shall be at least ten (10) feet.
ppdadmin~at/achms.a&b
NOTICE OF PUBLIC HEARING ON PLANS,
SPECIFICATIONS, FORM OF CONTRACT
AND ESTIMATED COST FOR IOWA CITY
SENIOR CENTER MASONRY RESTORATION
IN THE CITY OF IOWA CITY, IOWA 1995
TO ALL TAXPAYERS OF THE CITY OF IOWA
CITY, IOWA, AND TO OTHER PERSONS
INTERESTED:
Public notice is hereby given that the City
Council of the City of Iowa City, Iowa, will
conduct a public hearing on plans, specifications,
form of contract and estimated cost for the
construction of the Iowa City Senior Center,
Exterior Repair, in said City at 7:30 p.m. on the
18th day of July, 1995 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 Council of the City of Iowa City,
Iowa and as provided by law.
MARIAN K. KARR, CITY CLERK
pweng~7-18nph
NOTICE OF PUBLIC HEARING
Notice is hereby ~iven that the City Council
of iowa City will hold a public hearing on the
18th day of July, 1995, at 7:30 p.m. in the
Council Chambers of the City of Iowa City, 410
E. Washington Street, Iowa City, IA, regarding
the intent to convey the City owned property
at 1109 5th Avenue. The City advertised the
property for sale for low/moderate income
homebuyers, and upon review of the applica-
tions and mortgage approval by the lender, the
property will be sold to a qualified buyer.
NOTICE OF PUBLIC HEARING
Notice is hereby given that the City Council
of Iowa City will hold a public hearing on the
18th day of July, 1995, at 7:30 p.m. in the
Council Chambers of the City of Iowa City, 410
E. Washington Street, Iowa City, IA, regarding
the intent to convey the City owned property
at 451 Rundell Street. The City advertised the
property for sale for low/moderate income
homebuyers, and upon review of the applica-
tions and mortgage approval by the lender, the
property will be sold to a qualified buyer.