HomeMy WebLinkAbout2000-02-01 Public hearing NOTICE OF PUBLIC HEARING
Notice is hereby given fiat a public headng will
be held by the City Council of Iowa City, Iowa, at
7:00 p.m. on the 1= day of February, 2000, in the
Civic Center Coundl Chambers, 410 E.
Washington Street, Iowa City, Iowa, or if said
meeting is cancelled, at the next meeting of the
City Coundl thereafter .as posted by the City
rk; at which hearing the Council will consider.'
I A resolution amending the Comprehensive
Plan to adopt and incorporate the South
Central District Plan for property generally.
located east of Highway 218, south of
Highway I and west of the Iowa River.
2. An ordinance changing the zoning
designation from Neighborhood Commercial
(CN-1) to Commercial Office (CO-1) for 2.5
acres of properly located on the west side of
First Avenue at Tudor Drive.
3.. An ordinance amending the Sensitive Areas
Oveday (OSA-8) Conditional Zoning
A4~reement to allow a driveway access onto
Foster Road for property located at 500
Foster Road.
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
Coundl consideration are encouraged to appear
at the above--montioned tirne and place.
MARlAN K. KARR, CITY CLERK
Prepared by Melody Rockwell, Assoc. Planner, City of Iowa City, 410 E. Washington, Iowa City, ZA 52240; 319/356-5251
Resolution No.
RESOLUTZON ADOPTING AND ZNCORPORATING THE SOUTH CENTRAL DZSTRICT
PLAN ZNTO THE ZOWA CITY COMPREHENSZVE PLAN
WHEREAS, the City has initiated development of detailed comprehensive planning on a district by
district basis; and
WHEREAS, it is the City's policy to adopt district plans, which have been developed cooperatively
with citizens of the community, as part of the Iowa City Comprehensive Plan; and
WHEREAS, the 5outh Central District Plan incorporates principles intended to guide land use and
development within an area of Iowa City generally bounded on the west by Highway 218, the
north by Highway i and the east by the Iowa River; and
WHEREAS, the 5outh Central District Plan also incorporates the principles and policies of Iowa
City: Beyond 2000, and considers the needs and goals of the larger community; and
WHEREAS, the Planning and Zoning Commission and the City Council have held public hearings
on the 5outh Central District Plan and considered the policies and guidelines for residential,
commercial, industrial, recreational, environmental and agricultural development and/or
preservation, as presented in the plan; and
WHEREAS, the Commission and Council have found that the South Central District Plan warrants
adoption and incorporation into the Comprehensive Plan of the City of Iowa City.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CI'FY OF IOWA CITY:
The South Central District Plan is hereby adopted and incorporated into the 1997 Iowa City
Comprehensive Plan.
MAYOR
ATTEST: /~'~'(~'~.~.~_
CITY CLERK ~rney~ ~
Passed and approved this day of ,2000.
Scdresolution.doc
City of Iowa City
MEMORANDUM
Date: September 19, 1997
To: City Council and City Manager
From: Melody Rockwell, Associate Planner
Re: South Central District Property Owners Meetings/Surveys
During the past few months, the City planning staff has been engaged in the beginning
phases of a land use planning study of the South Central District of Iowa City. Following the
collection of basic background information for the South Central District, staff scheduled
three meetings with property owners in each of the three subareas of the distrist; two
meetings were held on August 27 and one on September 3, 1997. A summary of the
meeting discussions and survey responses is set forth below.
SUMMARY OF SOUTH CENTRAL DISTRICT PROPERTY OWNERS MEETINGS/SURVEYS
AUGUST/SEPTEMBER 1997
Highway 1 Corridor Subarea Meeting: August 27, 1997, 5:30 p.m.
The Highway 1 Corridor Subarea is located south of Highway 1, west of Riverside Drive, and
generally east of Highway 218, although this subarea does include a small area of
commercial and residential properties west of Highway 218. This subarea also includes the
northerly one-third of the airport property. The Highway 1 Corridor contains around 568
acres, which is approximately 31% of the 1,811 acre South Central District. The Highway 1
Corridor is primarily retail commercial with a few intensive commercial sites and residential
uses mixed in. The proposed extension and closure of airport runways will have a major
impact on surrounding properties, including land acquisition and the relocation of some
businesses and residences, building height limitations, realignment of Dane Road and Willow
Creek, and the addition of commercial/industrial parcels in the north portion of the airport.
Over 1/4 of the acres in this subarea are hydric soils, and there are some wooded slopes in
the west portion of the subarea.
Public Comments for the Highway 1 Corridor Subarea:
Land Uses, Although one property owner objected to commercial development in the west
part of this subarea, there was overall a general consensus that the existing mix of land uses
in the Highway 1 Corridor is fine. It was suggested, however, that the two industrially-zoned
properties in this subarea be rezoned so the Highway 1 Corridor is allowed to become entirely
commercial. Property owners anticipated that development will occur on vacant parcels in
the west part of the subarea and on the north portion of the airport property that will be
made available when the north-south runway [17/35] is closed, or the north runway threshold
is shortened. Except for recommending that Wardway Plaza be renovated, no other
redevelopmerit of properties was mentioned.
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Airport. Although some property owners felt the changes proposed for the airport will limit
the value of their property and in some cases force relocation, others thought these changes
will lead to increased public improvements in the area, fewer restrictions and more
opportunities for commercial development. It was generally agreed that the new Willow
Creek Interceptor Sewer is likely to lead to more urban development in the area. It was
suggested that Dane Road be widened and paved, and that City services be extended and
[this area] be annexed into the city. The city was cautioned to plan for the time when the
airport is relocated or closed, and airport-related restrictions disappear. It was suggested that
the airport property may be a good location for light industry or a University dome stadium.
Streets. Property owners pointed out that the frontage road along the south side of Highway
1 is not continuous; that a street connection between businesses other than Highway 1
would alleviate some of the traffic congestion in this area. They also suggested running a
road behind the businesses to reduce the amount of traffic on Highway 1. With Highway
218 becoming the Avenue of the Saints, property owners expect that more traffic will be
generated. They asked the City to plan for highway-related uses, such as hotels, at the
Highway 1/218 intersection, to divert truck traffic via a bypass route and to design
alternative streets to address congestion on Highway 1.
Utilities. It was noted that the larger storm sewers put in by the city and the expansion of
Highway 1 to four lanes has improved the area considerably. This area had experienced
flooding prior to these improvements, but did not get flooded in 1993. Property owners
asked that proper drainage be constructed for any new development that occurs behind the
existing businesses along Highway 1.
Sensitive Areas. Property owners expressed concern about the realignment of the Willow
Creek stream corridor, and how it would impact the creek's appearance and the
environmental features associated with the drainageway. Outside of this subarea, but within
the larger planning district, the property owners felt that Ryerson's Woods and the Iowa River
and its environs should be protected by the City. It was also suggested that the City clean
up and screen its compost pile and recycle shed, which are located east of Riverside Drive.
Entranceways. Property owners suggested improving the Wardway Plaza area, the south
entrance [east side of Riverside Drive], and intersections in this subarea. They felt that
Highway 1 is a positive feature that could be improved through better lighting and
landscaping, such as trees and plants in a median.
Airport South Subarea Meeting; August 27, 1997, 7 p.m.
The Airport South Subarea is bounded on the east by Riverside Drive and on the west by
Highway 218. Ryerson's Woods Park is the southernmost property in this subarea. The
southern two-thirds of the airport property and the properties to the west are within the
Airport South Subarea, which contains approximately 711 acres, or nearly 39% of the 1,811
acres within the South Central District. The Airport South Subarea is primarily an agricultural
area with scattered residences. A small commercial area and a manufactured housing park
and the county fairgrounds are located south of the airport and east of Riverside Drive. The
closure of a runway to the south, the extension of a runway to the west, the realignment of
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Dane Road, and the construction of the Willow Creek Interceptor Sewer will make
development more likely in this area. The Airport South Subarea contains hydric soils,
wetlands, upland woods and steep slopes.
Public Comments for the Airport South Subarea:
Land Uses. There was a general consensus that except for conflicts with the airport, there is
an excellent mix of land uses in the Airport South Subarea. Two property owners expressed
their preference for highway commercial, not industrial land uses south of the airport along
the west side of Riverside Drive. Property owners supported the preservation of the existing
residential and agricultural uses in the subarea; they wanted the area to stay like it is.
However, they recognized that redevelopment may occur in the commercial areas along
Riverside Drive, and that residential development at urban densities is likely to happen south
and west of the airport. There was general opposition to industrial development in this
subarea.
Airport. Property owners felt that the changes related to the redevelopment of the airport
will impact this subarea. They observed that the airport conflicts with the commercial,
residential and fairground uses south of the airport, and suggested that Runway 17/35 [north-
south runway] be closed. They said the Airport Master Plan indicated the runway would be
closed within two to five years, and they felt the closure should occur as planned.
Streets. Property owners suggested relieving traffic on Highway 6 by realigning Dane Road
with Mormon Trek Boulevard and having a connecting road south of the airport to Riverside
Drive, and someday across the river.
Utilities/Services. Property owners agreed that a major improvement in stormwater drainage
is needed in this area. A concern was stated about the city's interceptor sewer causing the
level of the lake on the Wolf property to be lowered. There was a general feeling of security
among the county residents, who receive services from the Johnson County sheriff and the
Hills Fire Department.
Sensitive Areas. Property owners mentioned that Indian mounds within the wooded ridge
areas, including the Ryerson's Woods Park, need to be protected.
Entranceways. There was agreement among the property owners that the properties east of
Riverside Drive are an eyesore; that the salvage yards and fill situations need to be cleaned
up and/or screened. It was felt that these areas could be upgraded, at least in part, through
appropriate zoning. It was considered reasonable to zone the properties east of the railroad
to General Industrial (1-1), but not the right-of-way of the highway that is adjacent to the
commercially-zoned properties in the county.
River Corridor Subarea Meeting: September 3, 1997, 5:30 p.m.
The River Corridor Subarea is located south of Highway 6, west of the Iowa River, north of
Izaak Walton Road and east of Riverside Drive/Highway 921. This subarea is approximately
532 acres in size, or 30% of the 1,811 acre South Central District. There is a range of uses
in the subarea, including public, intensive commercial, industrial, manufactured housing parks,
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salvage yards, the Izaak Walton League, scattered housing and river cabins. The southeast
portion of this subarea is outside the city limits. Over 40% of the land in this subarea is
either potential wetlands or wooded wetlands.
Public comments for the River Corridor Subarea:
Land Uses. Property owners felt that the River Corridor Subarea contains a hodgepodge of
uses that will probably change over time to more intensive commercial, light industrial and
university uses and fewer residential uses. They questioned the viability of long-term
residential uses located in a flood-prone area in the midst of industrial uses. Some felt the
open, vacant land in the area should be kept open, and the river should be buffered from
existing residential, commercial and industrial uses.
Air.port. Property owners said the airport created very little impact on the River Corridor
Subarea, although some height limitations are in place and noise caused by landing planes
can be disturbing at times. Some felt the airport should be moved or closed, and others felt if
the airport is managed correctly, it could be used as a magnet for commercial and industrial
development.
Streets. Property owners felt that access to the area is decent, but within the subarea there
needs to be a better organization of interior roads. They indicated that connecting roads are
needed south of the airport to connect Riverside Drive and Highway 1.
Utilities/Service~. Property owners emphasized the need for better stormwater drainage
throughout this area. They noted that rail service is available for industrial uses, and that the
new interceptor sewer will make sanitary sewer service available throughout the district,
although a lift station may be needed to serve the southern reaches of the district. Property
owners requested that sewer and water be made available to the south part of the subarea.
Several property owners noted a rough railroad crossing south of Protein Blenders going out
to Old Highway 218 that should be repaired. Property owners noted that fire and police
protection services are quite adequate, particularly the police protection provided to the
manufactured housing parks.
Sensitive Areas. Property owners noted the importance of preserving the river corridor and
suggested providing trail connections between Mesquakie Park and the "pond" on the Russell
property down past the Izaak Walton League property to Ryerson's Woods Park. They also
suggested that Mesquakie Park be preserved and improved so that it is usable by the public.
Property owners felt the Iowa River and Willow Creek should be cleaned up.
Entranceways. Property owners suggested that controls be instituted along Riverside
Drive/Highway 921 to screen and buffer industrial uses through the use of plantings,
setbacks, berms and well-designed buildings. There was a strong consensus to clean up the
messes and to plant trees along this entranceway.
A more detailed report of the South Central District property owners meetings
5
& survey responses is available upon request from the Iowa City Department
of Planning and Community Development; call Melody Rockwell at 356-5251
to request a copy,
ppdadmin\mem\scdprop2 .doc
City of Iowa City
MEMORANDUM
Date: July30,1998
To: Iowa City Planning and Zoning Commission
From: Melody Rockwell, Associate Planner
Re: South Central District Plan Review
On Monday, August 3, the Commission will have an opportunity to participate in a hands-on
planning workshop for the South Central District. Instead of viewing the plan as a fair accomp/i,
staff requests that the Commission become involved in crafting the document that will be
presented for review at the Commission's public hearing, and eventually forwarded to the City
Council for its consideration.
You have received the draft South Central District Plan, which provides background information
and graphics on the district -- its history, current characteristics and proposed future land uses
and infrastructure. As you scan the draft document, please note your questions, reservations
and support for the various sections of the plan. We will address your ideas and concerns -
subarea by subarea -- through team planning on Monday evening.
Incorporated as part of this memorandum are comments from the public on the South Central
District Plan. Staff responses to the July 9 public meeting comments are noted in italics. These
public comments should prove to be useful information as you delve into long-range planning
for the South Central District.
If you have any questions or suggestions for staff prior to the August 3 Commission workshop,
please feel free to call me at 356-5251.
INDIVIDUAL COMMENTS ON THE SOUTH CENTRAL DISTRICT PLAN, JULY '1998
Fremont Isaacs. July 6, 1998
Concerned about preserving the fairgrounds, and was pleased to hear that the plan specifically
calls for preservation of the fairgrounds. Expressed strong interest in contacting Mesquaki
Indians to have a museum or campground on the fairgrounds with the caretaker using a house
at the west edge of the Schuchert property.
Chadie Duffy, July 6, 1998
Glad to hear that the plan calls for preserving the fairgrounds. Talked about history of the area
and the value of the fairgrounds to the community.
Vicki Abrahamson, July 6. 1998
Concerned about her mother's motel and whether the airport acquisition would include that
property. (Yes) Feels the extent of the airport property shown on the future land use scenario
should not include the motel owned and operated by her mother, Irene Dyer.
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Dave Larson. July 7. 1998
Wanted to be able to discuss refinements to the draft plan, and was informed that was one of
the main purposes of the July 9 public meeting. He said there are fiat areas that could be
designated for industrial uses that are shown as office park on the future land use scenario.
Instead of office park, he feels it would be better to have general commercial or mixed
commercial in the area that has visibility from the highway, and have residential development
south of that...townhouses, apartments, single-family residential; perhaps use the traditional
town planning concept or the Victor Dover approach to develop this area. Route for Mormon
Trek Boulevard extension should follow the topography. Take care not to run industrial traffic
past residential developments.
AI Streb, July 8, 1998
Wanted to know if the city was changing the zoning for his land in this district. (No) Thought the
mobile home parks provide affordable housing; that these people should not be pushed further
south once again by the city. Poor people have been displaced in Iowa City again and again.
Example: Aero Rental used to be a grocery store, and the area around it was a residential area.
Now that area is all commercial or industrial.
Jim Hammes, July 8, 1998
Experienced major destruction of cottonwoods along the river east of the Thatcher Mobile
Home Park; he feels this may no longer be an environmentally sensitive woodlands area.
JULY 9 PUBLIC MEETING COMMENTS ON THE SOUTH CENTRAL DISTRICT PLAN:
John and George Dane asked about the timing for the Dane Road realignment. The
information initially provided to staff on the Dane Road relocation was no longer applicable.
Following the July 9 meeting, staff conferred with Ron 0 'Nell, Airport Manager, and Chuck
Schmadeke, Public Works Director, and found that the City will be relocating the north
portion of Dane Road out of the airport clear zone when Runway 6 is extended. The idea of
relocating Dane Road when the Willow Creek Interceptor Sewer is constructed is no longer
feasible, because Federal Aviation Administration (FAA) funding will not be available for
another four to five years for the road realignment. The interceptor sewer construction is
scheduled to begin this fall.
When Runway 6 extension funding is available in four to five years, the Airport Commission
plans to close the north part of Dane Road, and construct a 200-foot arterial street stub that
will intersect on the south side of Highway I directly across from the intersection of Mormon
Trek Boulevard on the north side of Highway 1. The realigned Dane Road will extend east
from the 200-foot arterial street stub to the existing north-south Dane Road, and will be
constructed as a chipseal road built at the same standard as the existing Dane Road.
200' stub extension
Mormon Trek Boulevard
Extension
Dave Larson recommended that there be a more northerly alignment of the extension of
Mormon Trek Boulevard from Highway I to Riverside Drive. He stressed the importance of
keeping truck traffic separated from residential uses, which he felt were appropriate for most
of the area west of the ridge that extends from the Dane property to the south. Staff
questioned designating the properties close to the airport and future industrial-intensive
commercial uses for residential development, but indicated their willingness to meet with
property owners in the area and the Airport Manager Ron O'Neil to determine if the more
northerly route recommended by Larson was a practical alternative for an arterial street
alignment to serve this area of the district. RUST Environmental Engineering wi// a/so be
contacting property owners to determine the best route for Mormon Trek Boulevard
extended.
University of Iowa representative, Larry Wilson, requested that the University property be
shown as institutional (blue) on the current and future land use maps, not as manufacturing
(purple). Staff wi// change the University, Public Works, School District and Transit
properties co/ors on the map to a cross-hatch of purple (industrial) and blue (institutional) to
indicate institutional properties that contain industrial uses.
Three or four people expressed a preference for the south alignment for a river crossing to
connect with the Sycamore "L,' instead of having a road crossing at Napoleon Park. It was
felt that the southerly route made more sense even if it was more costly or environmentally
insensitive, because of the direct connection with the Highway 218 interchange; that this
route would serve as a more effective bypass connecting from the Highway 218 interchange
to the Highway 6/Scott Boulevard intersection. Most of the land along the southerly route is
vacant, while much of the land along the more northerly route (except for Mesquaki Park) is
4
occupied by business or residential uses. Larry Wilson said the University planned to
expand its operation on its property, and would strongly resist having an arterial street
located on its property. Staff reiterated that RUST Environmental Engineering is conducting
a study to determine the best route for the east-west road, which will extend from the
Mormon Trek Boulevard intersection with Highway f to Riverside Drive, and where the river
crossing should occur./n making its evaluation, RUST will look at property ownership,
current land use, environmental factors, etc. The more northerly route is not intended to
serve as a by-pass, but as part of the interior, arterial street system.
~ Bart and Gene Schuchert stated that the collector street shown on the street map as going
across their property and a ridge to the west to connect with Dane Road should be
eliminated from the plan. They and Bob Wolf felt that one street connecting Dane Road and
Riverside Drive would be sufficient, that there would not be enough population in this area
to warrant a through street and the high ridge was no place to locate a street. The
Schucherts felt any vehicles accessing the Schuchert property could come via Riverside
Drive, and those accessing the Maxey property could do so via Dane Road. They made it
clear that they wanted no city streets and no sidewalk or trail taking up space on their
property. Staff agreed to look at the topographical constraints for the collector street in this
area, and noted that the plan recommended conservation subdivision design development
in Subarea D. Conservation design uses clustering of development to preserve
en vironmenta/ly sensitive areas.
~ Ruth Dane said locating two entrances to Dane Road across from Yocumville is excessive.
Staff wi// review.
~ The Schucherts and Bob Wolf stated that they want to retain highway commercial zoning
along the frontage of their property, instead of having an institutional designation along the
east side of the Schuchert property and a neighborhood commercial designation adjacent to
the manufactured housing park on the Wolf property. To buffer existing and future
residential uses from industrial uses to the north and east, staff continues to recommend the
proposed future/and uses (institutional and neighborhood commercial) as more appropriate
for this area of the district than highway commercial uses.
1997 Comments on the SOUTH CENTRAL DISTRICT PLAN
Iowa City, Iowa
Last summer, the City planning staff began working on a land use planning study of the South
Central District of Iowa City. Following the collection of basic background information for the
South Central District, staff scheduled three meetings with property owners in each of the three
subareas of the district; two meetings were held on August 27 and one on September 3, 1997.
A summary of the meeting discussions and survey responses is set forth below.
SUMMARY OF SOUTH CENTRAL DISTRICT PROPERTY OWNERS MEETINGS/SURVEYS
AUGUST/SEPTEMBER 1997
Hiqhwav 1 Corridor Subarea Meeting: August 27, 1997, 5:30 p.m.
The Highway I Corridor Subarea is located south of Highway 1, west of Riverside Drive, and
generally east of Highway 218, although this subarea does include a small area of commercial
and residential properties west of Highway 218. This subarea also includes the northerly one-
third of the airport property. The Highway I Corridor contains around 568 acres, which is
5
approximately 31% of the 1,811 acre South Central District. The Highway I Corridor is primarily
retail commercial with a few intensive commercial sites and residential uses mixed in. The
proposed extension and closure of airport runways will have a major impact on surrounding
properties, including land acquisition and the relocation of some businesses and residences,
building height limitations, realignment of Dane Road and Willow Creek, and the addition of
commercial/industrial parcels in the north portion of the airport. Over 1/4 of the acres in this
subarea are hydric soils, and there are some wooded slopes in the west portion of the subarea.
Public Comments for the Highway 1 Corridor Subarea:
Land Uses. Although one property owner objected to commercial development in the west part
of this subarea, there was overall a general consensus that the existing mix of land uses in the
Highway 1 Corridor is fine. It was suggested, however, that the two industrially-zoned properties
in this subarea be rezoned so the Highway 1 Corridor is allowed to become entirely
commercial. Property owners anticipated that development will occur on vacant parcels in the
west part of the subarea and on the north portion of the airport property that will be made
available when the north-south runway [17/35] is closed, or the north runway threshold is
shortened. Except for recommending that Wardway Plaza be renovated, no other
redevelopment of properties was mentioned.
Airport. Although some property owners felt the changes proposed for the airport will limit the
value of their property and in some cases force relocation, others thought these changes will
lead to increased public improvements in the area, fewer restrictions and more opportunities for
commercial development. It was generally agreed that the new Willow Creek Interceptor Sewer
is likely to lead to more urban development in the area. It was suggested that Dane Road be
widened and paved, and that City services be extended and [this area] be annexed into the city.
The city was cautioned to plan for the time when the airport is relocated or closed, and airport-
related restrictions disappear. It was suggested that the airport property may be a good location
for light industry or a University dome stadium.
Streets. Property owners pointed out that the frontage road along the south side of Highway 1
is not continuous; that a street connection between businesses other than Highway 1 would
alleviate some of the traffic congestion in this area. They also suggested ~unning a road behind
the businesses to reduce the amount of traffic on Highway 1. With Highway 218 becoming the
Avenue of the Saints, property owners expect that more traffic will be generated. They asked
the City to plan for highway-related uses, such as hotels, at the Highway 1/218 intersection, to
divert truck traffic via a bypass route and to design alternative streets to address congestion on
Highway 1.
Utilities. It was noted that the larger storm sewers put in by the city and the expansion of
Highway 1 to four lanes has improved the area considerably. This area had experienced
flooding prior to these improvements, but did not get flooded in 1993. Property owners asked
that proper drainage be constructed for any new development that occurs behind the existing
businesses along Highway 1.
Sensitive Areas. Property owners expressed concern about the realignment of the Willow Creek
stream corridor, and how it would impact the creek's appearance and the environmental
features associated with the drainageway. Outside of this subarea, but within the larger
planning district, the property owners felt that Ryerson's Woods and the Iowa River and its
environs should be protected by the City. It was also suggested that the City clean up and
screen its compost pile and recycle shed, which are located east of Riverside Drive.
6
Entranceways. Property owners suggested improving the Wardway Plaza area, the south
entrance [east side of Riverside Drive], and intersections in this subarea. They felt that Highway
1 is a positive feature that could be improved through better lighting and landscaping, such as
trees and plants in a median.
Airport South Subarea Meeting; AuQust 27, 1997, 7 p.m.
The Airport South Subarea is bounded on the east by Riverside Drive and on the west by
Highway 218. Ryerson's Woods Park is the southernmost property in this subarea. The
southern two-thirds of the airport property and the properties to the west are within the Airport
South Subarea, which contains approximately 711 acres, or nearly 39% of the 1,811 acres
within the South Central District. The Airport South Subarea is primarily an agricultural area with
scattered residences. A small commercial area and a manufactured housing park and the
county fairgrounds are located south of the airport and east of Riverside Drive. The closure of a
runway to the south, the extension of a runway to the west, the realignment of Dane Road, and
the construction of the Willow Creek Interceptor Sewer will make development more likely in
this area. The Airport South Subarea contains hydric soils, wetlands, upland woods and steep
slopes.
Public Comments for the Airport South Subarea:
Land Uses. There was a general consensus that except for conflicts with the airport, there is an
excellent mix of land uses in the Airport South Subarea. Two property owners expressed their
preference for highway commercial, not industrial land uses south of the airport along the west
side of Riverside Drive. Property owners supported the preservation of the existing residential
and agricultural uses in the subarea; they wanted the area to stay like it is. However, they
recognized that redevelopment may occur in the commercial areas along Riverside Drive, and
that residential development at urban densities is likely to happen south and west of the airport.
There was general opposition to industrial development in this subarea.
Airport. Property owners felt that the changes related to the redevelopment of the airport will
impact this subarea. They observed that the airport conflicts with the commercial, residential
and fairground uses south of the airport, and suggested that Runway 17/35 [north-south
runway] be closed. They said the Airport Master Plan indicated the runway would be closed
within two to five years, and they felt the closure should occur as planned.
Streets. Property owners suggested relieving traffic on Highway 6 by realigning Dane Road with
Mormon Trek Boulevard and having a connecting road south of the airport to Riverside Drive,
and someday across the river.
Utilities/Services. Property owners agreed that a major improvement in stormwater drainage is
needed in this area. A concern was stated about the city's interceptor sewer causing the level of
the lake on the Wolf property to be lowered. There was a general feeling of security among the
county residents, who receive services from the Johnson County sheriff and the Hills Fire
Department.
Sensitive Areas. Property owners mentioned that Indian mounds within the wooded ddge areas,
including the Ryerson's Woods Park, need to be protected.
7
Entranceways. There was agreement among the property owners that the properties east of
Riverside Drive are an eyesore; that the salvage yards and fill situations need to be cleaned up
and/or screened. It was felt that these areas could be upgraded, at least in part, through
appropriate zoning. It was considered reasonable to zone the properties east of the railread to
General Industrial (I-1), but not the right-of-way of the highway that is adjacent to the
commercially-zoned properties in the county.
River Corridor Subarea Meeting; September 3. 1997, 5:30 p.m.
The River Corridor Subarea is located south of Highway 6, west of the Iowa River, north of
Izaak Walton Road and east of Riverside Drive/Highway 921. This subarea is approximately
532 acres in size, or 30% of the 1,811 acre South Central District. There is a range of uses in
the subarea, including public, intensive commercial, industrial, manufactured housing parks,
salvage yards, the Izaak Walton League, scattered housing and river cabins. The southeast
portion of this subarea is outside the city limits. Over 40% of the land in this subarea is either
potential wetlands or wooded wetlands.
Public comments for the River Corridor Subarea:
Land Uses. Property owners felt that the River Corddor Subarea contains a hodgepodge of
uses that will probably change over time to more intensive commercial, light industrial and
university uses and fewer residential uses. They questioned the viability of long-term residential
uses located in a flood-prone area in the midst of industrial uses. Some felt the open, vacant
land in the area should be kept open, and the river should be buffered from existing residential,
commercial and industrial uses.
Airport. Property owners said the airport created very little impact on the River Corridor
Subarea, although some height limitations are in place and noise caused by landing planes can
be disturbing at times. Some felt the airport should be moved or closed, and others felt if the
airport is managed correctly, it could be used as a magnet for commercial and industrial
development.
Streets. Property owners felt that access to the area is decent, but within the subarea there
needs to be a better organization of interior roads. They indicated that connecting roads are
needed south of the airport to connect Riverside Drive and Highway 1.
Utilities/Services. Property owners emphasized the need for better stormwater drainage
throughout this area. They noted that rail service is available for industrial uses, and that the
new interceptor sewer will make sanitary sewer service available throughout the district,
although a lift station may be needed to serve the southern reaches of the district. Property
owners requested that sewer and water be made available to the south part of the subarea.
Several property owners noted a rough railread crossing south of Protein Blenders going out to
Old Highway 218 that should be repaired. Property owners noted that fire and police protection
services are quite adequate, particularly the police protection provided to the manufactured
housing parks.
8
Sensitive Areas. Property owners noted the importance of preserving the river corridor and
suggested providing trail connections between Mesquakie Park and the "pond" on the Russell
property down past the Izaak Walton League property to Ryerson's Woods Park. They also
suggested that Mesquakie Park be preserved and improved so that it is usable by the public.
Property owners felt the Iowa River and Willow Creek should be cleaned up.
Entranceways. Property owners suggested that controls be instituted along Riverside
Drive/Highway 921 to screen and buffer industrial uses through the use of plantings, setbacks,
berms and well-designed buildings. There was a strong consensus to clean up the messes and
to plant trees along this entranceway.
ppdadmin~mem~,scdcomem.doc
MORMON
200' stub extension
Mormon Trek Boulevard
Extension
City. of Iowa City
MEMORANDUM
Date: August 27, 1999
To: Iowa City Planning and Zonin.0 Commission
From: Melody Rockwell, Associate Pla%ner
Re: South Central District Plan
In July-August 1998, the Planning and Zoning Commission reviewed the draft plan for
the South Central District, and then tabled consideration of the plan pending completion
of an arterial street study on possible alignments for an artedal street between Mormon
Trek Boulevard and Riverside Drive. The study also evaluated potential locations for an
artedal street river crossing. The Commission indicated that it wanted more complete
information on these major elements of the plan prior to holding public hearings on the
draft South Central District plan.
Earth Tech Consultants of Waterloo, Iowa, have completed the arterial street study and
have made recommendations concerning a preferred route for an arterial street south of
the Airport and an arterial street river crossing. A summan/of the report is attached for
your review under a cover memo from Jeff Davidson, Transportation Planner. Jeff will
be available at the Commission's August 30 work session to answer questions you may
have on the report.
The South Central District Plan has been revised to incorporate the recommended
arterial street alignment and river crossing route, and to reflect the discussions held on
the draFc plan last year. (A copy has been enclosed for your review.) Keep/n rn/nd that
this p/an /s sbTI in draft form. At your Monday night meeting, please come prepared to
discuss any further revisions you would like to see made to the draft plan, and to
determine a date for holding the first public hearing on the plan. -If you would like any
clarifications on the draft plan prior to your Monday night meeting, please feel free to
call me at 356-5251 or e-maih meledy_rockwell@iowa-city.org.
::.,CCOG
Date: August 6, 1999
To: Iowa City Planning & Zoning Commission
From: Jeff Davidson, T,ransportation Planner ~v/'/
Re: South central arterial street location study report
In conjunction with the South Central District Plan, we have completed an alternatives analysis
of possible alignments for the south central arterial. This is a planned arterial street which would
extend between the intersections of Mormon Trek Boulevard/Iowa Highway 1, and Gilbert Street
(Sand Road)/Sycamore Street. Attached are excerpts from the final report which was produced
by Earth Tech consultants of Waterloo, Iowa. Copies of the full report are available.
The attached materials take you through the process of evaluation beginning with 15 alternative
alignments; through an evaluation of environmental, engineering, and traffic service screening
factors; producing a recommended alignment. Figure 6 shows the location of the preferred
alignment, Alternative N2, compared to the other final alternative alignments which were studied
in detail. I believe a clear, concise rationale has been established by the consultant for favoring
Alternative N2 over the others studied.
I will be present to discuss this study with you at your August/~'meeting. Let me know if you
have any questions.
Attachments
cc: Karin Franklin
Bob Miklo
jccogtp\mem\scentral .doc
South Central Arterial Between U.S. 218/Iowa Highway I and
Sycamore Street in Iowa City and Johnson County, Iowa
EXECUTIVE SUMMARY
This location study investigated alternative routes for a new east-west arterial street which would connect
U.S. 218 and Iowa Highway 1 with Sycamore Street in the south-central part of Iowa City.
This new roadway is intended to provide east-west traffic service and local access to a rapidly developing
area in the southern part of Iowa City. The new roadway would also provide a relief route for Iowa
Highway !/U.S. Highway 6, which is currently the only continuous east-west arterial in this part of the city.
Major factors affecting road location that were considered in the development and evaluation of alternatives
in this corridor included:
Social Factors:
Existing and Planned Residential Properties
Business Impacts
Potential for Traffic Noise Impacts to Residents
Natural Features:
Floodway and Flood Plain of the Iowa River
Wetlands
Cultural Resources Features:
Archaeological Sites
Engineering and Design Factors:
Design Speed
Roadway Curvature and Profile Grades
Drainage Structures
Intersection Location and Design
Compatibility With Railroad Crossing
Traffic Service:
Traffic Service for Through Traffic
Relationship to Land-Use Plans, Land Development and Local Access Potential
Effect on Existing Streets
Costs:
Construction Costs
Approximately 12 alternatives were developed and analyzed. Through a two-level screening process, eight
of these altematives were dropped from further consideration. The remaining four alternatives were selected
for further in-depth analysis and cost comparisons. The project biologist and wetland specialist walked the
natural areas along these four alternatives to evaluate the existing conditions and potential environmental
impacts. Estimates of right-of-way acquisition and impacts to farmland, wetlands and other sensitive areas
were developed. The engineering/planning team developed detailed alignments for each alternative and
investigated such design features as intersection locations, geometric design characteristics, bridge lengths
and estimated costs. The alternatives were also analyzed for traffic service, comparing how well they would
serve local access and accommodate the "through" traffic in this part of the city.
13989 10030/SCArteri. lEX O1271) I May 1999
South Central Arterial Between U.S. 218/Iowa Highway 1 and
Sycamore Street in Iowa City and Johnson County, Iowa
RECOMMENDATION
The multidisciplinary project team, after evaluating all the engineering and environmental factors,
recommended Alternative N2 because it has the best balance of engineering design features, good traffic
service and protection of the social and natural environment.
I3989/lOO30/SC~lrteri. l~iX O I271} 2 May 1999
South Central Arterial Between U.S. 218/Iowa Highway I and
Sycamore Street in Iowa City and Johnson County, Iowa
INTRODUCTION
BACKGROUND
This location study began in August, 1998, and involves the development and analysis of potential
alignments for a new arterial street across the south-central portion of the Iowa City metropolitan area. The
study is intended to provide a comparative evaluation leading to the selection of a preferred alignment. This
report summarizes the development and evaluation of alternatives.
The proposed South Central Arterial would be a new two-lane, east-west arterial street located I to 2 miles
south of Iowa Highway ! and U.S. Highway 6. The new arterial would become an integral part of the city's
major street network, providing a new east-west connection between Iowa Highway 1, Riverside Drive, Sand
Road and Sycamore Street. The new arterial would serve east-west traffic in this corridor as well as
providing new access to nearby properties to facilitate future development.
Land use within the project corridor includes a variety of existing uses, including residential, commercial
and industrial development; agricultural; park and open spaces; a former city dump site; sand/gravel quarries;
and the Iowa River flood plain. The Iowa City Municipal Airport occupies a large area in the noahwest
portion of the corridor. Much of the undeveloped land in the corridor is within the future growth area
boundaries of the city and is zoned or planned for future development.
PURPOSE AND NEED
The South Central Arterial is identified as a future arterial street improvement in both the Iowa City South
District Plan, adopted by the city in December, 1997, and the Draft South Central District Plan, which was
prepared in July, 1998. The purpose of this study is to evaluate alternative alignments for this roadway and
to recommend a preferred location to the city.
The functional needs of this project have been defined by the city to include the following elements:
· Traffic service for east-west (through) traffic in the corridor. The southernmost existing arterial
street in Iowa City is currently Iowa Highway 1FLI.S. Highway 6, which now carries traffic volumes
of 20,000 to 29,000 vehicles per day. As traffic volumes continue to increase, an additional east-
west route will be needed to relieve traffic congestion and improve safety on Iowa lfU.S. 6.
· Local access to potential development areas within the corridor. Recent residential development has
been active in the east and west portions of the project corridor. The proposed arterial will provide
improved access to these and other developable areas through a system of local and collector streets
connecting to the South Central Arterial.
· To provide proper spacing and continuity in the long-range arterial street network. Typically, an
arterial street spacing of approximately I mile in developed urban areas will provide good traffic
service.
· To provide a new crossing across the Iowa River to reduce congestion and bottlenecks at the existing
Iowa River bridge on U.S. Highway 6. Currently, the U.S. 6 river bridge carries over 23,000
vehicles per day.
sss, ss,'sooso. sc,~ ......7~c cszzTo 3 May 1999
South Central Arterial Between U.S. 218/Iowa Highway I and
Sycamore Street in Iowa City and Johnson County, Iowa
DESCRIPTION OF AREA
Much of the area in the study corridor consists of rural and urban fringe areas in and near the south side of
Iowa City. The landscape in the corridor, typical of this part of Iowa, is old enough to have a well-developed
drainage system which has dissected the landscape with numerous valleys and ravines. The topography
ranges from nearly level areas near the Iowa River in the east and central parts of the corridor, to steep areas
located in the western part of the project area.
The most prominent drainage feature in the corridor is the Iowa River, which runs from north to south and
approximately bisects the corridor. The only named Iowa River tributary in the study area is Willow Creek,
which joins the Iowa River about 1 mile south of Iowa Highway 6.
Land uses in the study area include agricultural tracts near the east and west ends of the corridor, and several
residential and commercial areas near the center of the corridor. The Iowa City Municipal Airport is located
just noah of the study area. Much of the land in the south part of the corridor near the Iowa River is
undeveloped flood plain, although several sand and gravel mining operations are present.
Refer to Appendix A for photographs of existing conditions in the corridor. Figure I shows the project area.
DESCRIPTION OF PROPOSED PROJECT
The South Central Arterial is proposed to be a two-lane arterial street with an urban cross section (curb and
gutters), conforming to the requirements of the Joint Municipal Design Standards, May, 1995. According
to these standards, the following characteristics will apply:
· "Arterial streets provide a continuous route for the expeditious movement of large volumes of all
types of through traffic across and beyond the city and between high traffic generation points. The
geometric design and traffic control measures are used to facilitate the safe movement of through
traffic. Local street access to arterial streets will be limited. Direct access from abutting properties
will not be permitted." (Note: The proposed South Central Arterial would provide direct private
access to major traffic generators at some locations.)
· "The minimum right-of-way width shall be provided as follows: Arterial rights-of-way shall be 100
feet in width." (Note: Actual construction limits for this project will be variable, dependent on the
width needed for cut and fill slopes. Additional right-of-way or temporary easement will be needed
beyond 100 feet in some areas. In one area near Meskwaki Park, which is an old city dump site, and
in other selected areas, the right-of-way may be less than 100 feet.)
· "Arterial streets shall have a minimum pavement width of 34 feet with provisions for bike lanes,
except where turning lanes are present."
The proposed South Central Arterial would extend from U.S. Highway 218 to Sycamore Street, a distance
of approximately 3 miles. The west end of the project corridor would begin at the intersection of Iowa
Highway I and Mormon Trek Boulevard. (Alternatives which begin at other locations would also include
a second segment of roadway which begins at the Iowa 1/Mormon Track Boulevard intersection.) The
easterly end of the proposed arterial connects with another proposed future street, the "East-West Parkway,"
as described in the Iowa City South District Plan which was adopted in December, 1997. The project study
area is shown in Figure 1.
I.tgSg/lOOSO'SC. lrter~.rEX (31171) 4 May 1999
South Central Arterial Between U.S. 218/Iowa Highway I and
Sycamore Street in Iowa City and Johnson County, Iowa
TABLE 1
LEVEL I SCREENING ANALYSIS
Reasons for Dropping Alternative From Further
Segment Alternative Consideration
i. U.S. 218 to Riverside 1.2 Functional duplication with Alternative I. 1, more
Drive compatible with planned development.
1.3 Functional duplication with Alternative 1.5; which has less
impact to proposed manufactured housing park.
1.4 Connects only to alternatives that possess fatal flaws east
of Riverside Drive.
2. Riverside Drive to Iowa 2.3, 2.4, 2.5, 2.6 Fatal flaw; former landfill area impacts (Meskwaki Park).
River
S4 Considerable out-of-distance travel; would fail to satisfy
project need.
3. Iowa River to Sand Road 3.2, 3.3, 3.5 Connect only to Segment 2 alternatives that possess a fatal
flaw.
4. East of Sand Road 4.2 Functional duplication with Alternative 4. I, which would
provide more efficient use of public right-of-way.
4.3 Functional duplication with Alternative 4.5, which would
have higher design standards and shorter length.
4.4, 4.6 Incompatible with South District Plan; does not connect
with proposed East-West Parkway.
After completing the screening analysis, a Screening Workshop was held with the city on October 27, 1998,
to reach a consensus on the results. The result of this process was the selection of the eight alternatives
shown in Figure 5, which were then advanced to the Level II Screening Process. The eight alternatives
included six which were retained from the original initial alternatives, plus one additional alternative which
was suggested by the city and one which was suggested by a property owner. The new city alternative
(designated NS) began at the intersection of Iowa Highway 1 and Mormon Trek Boulevard and proceeded
easterly along the same alignment as the previous Alternative N 1. It would then cross Riverside Drive and
would be located along existing Commercial Drive, then continue easterly across the river and end at Gilbert
Street. Several businesses along Commercial Drive would be displaced to provide the new right-of-way for
this alternative.
The other new alternative, designated N1A, is a variation of the northerly alternatives between Iowa
Highway I and the airport.
139,~'9 tOO30 S('Artcri. l)%l' (31271) 11 May 1999
South Central Arterial Between U.S. 218/Iowa Highway I and
Sycamore Street in Iowa City and Johnson County, Iowa
LEVEL I SCREENING RESULTS
The eight alternatives which survived the Level I screening were renumbered for clarity and are briefly
described as follows. These alternatives are illustrated in Figure 5.
· Alternative NI - This alternative passes south of the airport and crosses Riverside Drive just noah
of the University of Iowa property. It would pass through and displace the Gringer Feeds property,
one home and one other business east of Iowa Highway 921. It would then pass through the south
edge of the Thatcher Mobile Home Court, requiring the relocation of three mobile homes. After
crossing the Iowa River, it would pass just noah of the S&G Materials Quarry, then cross Sand Road
and continue diagonally to the "Sycamore L" intersection. Approximately two homes east of the
Iowa River would be displaced.
· Alternative N2 - This alternative would be similar to Alternative NI, except in the area near Iowa
Highway 921. It would cross Iowa Highway 921 and pass through the open, undeveloped property
just south of the University of Iowa Printshop. (For one variation of this altemative, a portion of the
University of Iowa building would be affected.) It would then merge with Alternative N1, requiring
the relocation of the same three mobile homes in the Thatcher Mobile Home Court. No other
businesses or homes between Iowa Highway 921 and the Iowa River would be affected; however,
access locations to some existing businesses would be relocated. Two homes east of the Iowa River
would be displaced, the same as for Alternative N 1.
· Alternative N5 - This alternative begins at the intersection of Iowa 1 and Mormon Trek Boulevard
and then follows a diagonal alignment to pass south of the Lake Ridge Manufactured Housing Park.
Approximately four lots on the southwest corner of the Lake Ridge Manufactured Housing Park
would be affected. This aitemative passes through a hill approximately 100 feet high to the west of
Riverside Drive. It would then continue east across the Iowa River and pass through the center of
the S&G Materials Quarry Lake. After intersecting with Sand Road, it would continue southeast to
the "Sycamore L" intersection.
· Alternative N8 - This alternative, which was described above, would provide a new road between
Iowa Highway 1 and Sand Road. Traffic using this alternative would then turn south on existing
Sand Road to Sycamore Street and then proceed east on existing Sycamore Street to the "Sycamore
L" intersection. Approximately 12 businesses on Commercial Drive would be displaced or affected
by this alternative. The alignment would also pass through the center of Napoleon Park, affecting
several of the ball diamonds.
· Alternatives S1, S2 and S3 - These alternatives provide a new roadway between the U.S. 218/
Riverside Drive interchange and the Sand Road/Sycamore Street intersection. They would pass
through mostly undeveloped land west of the Iowa River and would be located just south of the S&G
Materials Quarry Lake east of the river. An estimated one home east of the river would be displaced
by these alternatives. The primary difference between S 1, S2 and S3 is their alignment west of the
Iowa River.
· Alternative NIA - This alternative is a variation of Alternatives N1, N2 or N8 between Iowa
Highway I and the Iowa City Municipal Airport. The concept of Alternative NIA is to align the
new road to the noah of the hill at Dane Road and then continue easterly to connect in with the other
north aitematives near the noah-south runway. This alternative was added to the project for further
evaluation based on discussions with local property owners.
13989/lO030~'('Artert l~LY (31271) 12 May I999
South Central Arterial Between U.S. 218/Iowa Highway I and
Sycamore Street in Iowa City and Johnson County, Iowa
LEVEL II SCREENING
After completing the Level I screening, a more quantitative comparison of the major impacts and engineering
features of the eight remaining alternatives was conducted.
This step considered the same factors as in the Level I screening and included an additional field review to
re-examine some of the field conditions.
As a result of this process, it was recommended that four of the alternatives be dropped from further
consideration for the following reasons.
· Alternative N8 - This alternative would have substantial impacts on existing businesses along
Commercial Drive, either displacing or affecting 12 of the businesses. East of the Iowa River,
Alternative N8 would pass through Napoleon Park in an area currently used for ball diamonds.
Napoleon Park is also the location of a major archaeological site, 13JH250. This site was the
original town of Napoleon, which is very significant from a local historical perspective. According
to the Office of State Archaeologist, the remains of the original courthouse and another significant
site, the Middle Woodland Village, may also be buried at this location.
The design speed of Alternative N8 would not meet the desirable 50 mph due to the sharp curvature
required west of Riverside Drive. This portion of the road would only meet 30 mph design standards
and could not safely be signed at 35 mph, as was anticipated for this roadway. With respect to traffic
service, this alternative would end at Gilbert Street/Sand Road, requiring east-west traffic to make
two right-angle turns at Gilbert Street and at Sycamore Street. This route would increase the travel
distance for east-west traffic, as compared to the other alternatives. It would therefore provide a less
desirable east-west route and would not reduce traffic on existing Iowa Highway 1/U.S. Highway
6 as much as the other noah alternatives.
Due to the significance of these impacts and operational factors, it was recommended that
Alternative N8 be dropped from further consideration.
· Alternatives S1 andS2 - These alternatives were relatively minor variations of Alternative S3 and
were intended to reduce the impact on a wooded area west of the Iowa River. Field reviews showed
that this area has recently been cleared by the property owner, and the land is being used for a
sand/gravel extraction operation. Alternatives S 1 and S2 pass through the center of this sand/gravel
operation. Altemative S3 would not only avoid the current sand/gravel operation but would provide
a more favorable design and curvature than the other alternatives. It was therefore recommended
that Alternatives S 1 and S2 be considered as lesser desirable functional duplications and be dropped
from further consideration.
· Alternative N1A - To evaluate this alternative, a preliminary alignment and profile grade was
established between Iowa Highway 1 and the airport. This alignment and profile was then compared
to the other north alternatives, and the significant factors were determined as follows:
1. The major difference between Alternative N1A and the other north alternatives is in the
location of the proposed roadway on either side of Dane Road. Alternative N I A would
cross Dane Road about 1,100 feet north of the crest of the hill, while the other noah
alternatives would cross near the crest of the hill. The new intersection at Dane Road would
meet the design standards for sight distance, as it would for the other north alternatives.
,gsg'wosotsc.~,.,ri. rt.:x (3t270 13 May 1999
South Central Arterial Between U.S. 218/Iowa Highway 1 and
Sycamore Street in Iowa City and dohnson County, Iowa
2. Alternative NIA would encroach on the Runway Protection Zone (RPZ) for the proposed
east-west runway extension. While streets are not expressly prohibited within the RPZ, the
Federal Aviation Administration (FAA) regulations state that "it is desirable to clear all
objects from the RPZ." Alternative NIA is therefore less desirable than the other
alternatives with respect to the airport impacts.
3. The profile grade of Altemative N 1A would meet the design standards, as would the other
north alternatives.
4. Improved access to properties is one of the design objectives of the proposed arterial. A
comparison of the alternatives showed the following characteristics relative to access:
· . For any of the north alternatives, except Altemative N5, the new road would be located
reasonably close to the existing ground elevation, allowing good access to abutting
properties.
· Access to properties south of the hill on Dane Road would be better served by the other
north alternatives (except N5).
· Arterial streets can be considered to provide local access to properties within
approximately one-half mile on either side of the arterial. Alternatives N1 and N2
generally abut developable properties on both sides of the road. Alternative N 1A would
serve less property on the north side due to the proximity of the airport. The total
acreage of property served by Altemative NIA would be less than that of the other noah
alternatives.
In consideration of these factors, it was concluded that Alternative N1A would not offer any
significant advantages for public traffic service, would not be as compatible with the airport's
expansion plans, and would provide local access to less acres of developable property when
compared to the other noah alternatives. It was also concluded that the other noah alternatives
would meet all of the design standards and access characteristics required for the new arterial street.
Therefore, it was recommended that Alternative N1A be dropped from further consideration.
· Easterly Project Terminus - To the east of Sand Road, the northern alternatives (N 1, N2 and N5)
included a diagonal connection which would extend the new roadway to the "Sycamore L"
intersection. After reviewing the compatibility with future land use in this area, as outlined in the
City's South District Plan, it was concluded that this diagonal may divide an area intended to be a
single neighborhood. Therefore, the easterly project terminus was modified to end all of the
northern alternatives at Sand Road. Traffic on these alternatives would use existing Sand Road and
Sycamore Street to the east.
LEVEL II SCREENING RESULTS
As a result of the Level II screening process, four alternatives remained for the final evaluation. These
alternatives, N! , N2, N5 and S3, are shown in Figure 6.
13989100JO S(Mrteri. lb21' (31271) 14 May 1999
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Iowa City South Central Arterial
...i: .'" ':: ..: ..:.:" '. ::" U.S. 218 to Sand Road ~::;i; ~ii:! ~:i :~; :~:!::i~:' :?:~: !i! i~ i
Item Unit Est. Unit ! Alternative N~I Alternative N-2 Alternative N-5 Alternative S-3 . .
Cost , Est. Qty. ~ Est. Cost Est. Qty. Est. Cost Est. Qty. Est. lost Est. Qty. Est. Cost
_=.; =...~=- ............ -= -.~ -~.
Earthwork, Roadway and Borrow C.Y. $3.00 316,200 $948 600 314 400 :': 4,200 620 800 $1,862,400 369,200 $1,107,6{3{3
................................................................................................ E:-~: ................... :: ..................................................... :---~-d ..................................... :_ ~. :~-,'di~i5 ................................................... -~- .................................................~-
E~-:.'.H !""~'g~'d::~'::~,~' ............... ~'~ ....... -';::~'06d .................... '5 ......... T,:-'.:~"di~ ......................... :i ............ ji~d;dd0 ........................~' ....;'~:-:-'f~'
~':~ .................................................. } .......... ~'~'~dd" ....... s:'-~"~ ............... ;i~"~ .......... -'.;::- :;,'~i~5 .............. ';i~;'~' .......... 'j'25si'~00' ..............~'+:i~'~ ...... .¢:.:~', .-';'~'
.on?.'t,j.J."a~ S..,'-"--"a ': I. = $z. =,0 11,300i ':' ':),850 11,200 ~- ::),400 11 400 $51,30013,600 $.'-.' 200
=a; e,-.-.-.~t ~'-' ~',',=:" ,',' '.': c~.",: s Y s;~ ~i~"E ............. ;i'd:~'d6'= ""~ .... ~:~i56 .............. ;ji~':~iSd ....... ~" '~-s','~ .............. ';~6;'§f~' ....... ~:i:~'}';i;~'~i~' ...........~i'~;:s.."66 ..... ~' "~-2 ab"d'
......................................................................................................................................... ~,' d~ .......................~' .....': ' .'-~ '-~'
'rR" "' nn '.~ =-,.,,.j c=~ ---~-- -'~0 2 : ' "} 000 2 ." '3,000 2 $170
,, 'c,:', ~. ' .............. ' .............. ' ': .............................................................................................................................................. "_'/.:-"0~50'
..................................... .................... ..... --.' ...................... .......... -.'-' .'..::,.o...o9... ................. ......... ................ ......
'~;~'~'~"15i~_~ ....................................................... E:-f~:-* m _~;:'30' 7,200~ =' ;,400 7100 ;"-" 700 ' $ ' r ' ~ ..... "':,;200
C~;;~i ~ ' ( L, ;r; ,r,?,,:~,, .~ . . . .............................. · - -.; .............................................................................................................
' -'.f-.-'-. 400
.._'~!~ .~'~!~_ ================================================================== ...... :: ...... ~..o.?~ ..... ~ ........... .-...-. ............ i ......................... ! ........ _:-__.-._:-.,.,.-.,.s...o..o. ....................................... .;.~.:.:.: ........................................................ , ............................................ -......
Subtotsl .-- ~ $4,923,200 $5,256,550 $8,175,150 $7 143 200
Mobilization .... "' . ,c 52~ ........................................................................................
............... .... ...... !..°--°-~ ...... i ........... :..'- ............ ~ .... - "os $81 7 500 $7~ 4 3oo
.CR~qting. e.r~c!e.~ .......... ' ................................................ i" ¢4~32 3C3 ...................................................................................
Total , _.~::___.....:.. ....... i.. $5,809,400 $6,202,750 $9,646,650 $8,429,000
................................ ; ; ! ..................................................................... : ............ ~ ..............................
Total (Rounded) $5,809,000 $6,203,000 $9,647,000 $8,429,000
19-May-99
Notes.: (1) Alt Costs are "Planning Level" Estimates.
(2) Costs Represent 1999 Construction Estimates.
(3) Includes Local Storm Sewer Only;
Excludes New Storm Sewer Outlet System.
(4) Bridge Length Based on Spanning Entire Floodway.
Actual Bridge Length May Be Less, Based On Hydraulic Analysis.
(5) Construction Costs Only, Excl. Right-of-Way, Survey, Design, Inspection, Admin.
(6) Alternative S-3 Includes New Connection Between Mormon Trek Blvd. and IA 921
South Central Arterial Between U.S. 218/Iowa Highway I and
Sycamore Street in Iowa City and Johnson County, Iowa
RESULTS OF FINAL EVALUATION
The foregoing analysis provides detailed information on the characteristics of each final alternative. To
select a preferred route, consideration should be given to the functional and traffic service needs in this
corridor, as well as the natural and social impacts and costs of constructing each alternative.
The most significant differences among the alternatives are summarized as follows:
ALTERNATIVE N1
· Displaces two businesses, including Gringet Feeds.
· Displaces three homes and requires relocation of three mobile homes.
· Least floodway impact on Iowa River (same as Alternative N2).
· Possible encroachment on noah end of former dump site (Meskwaki Park).
· Possible impact to archaeological Site 13JH774.
· Least impact to wooded wetland areas.
· Best traffic service, including through traffic and local access (same as Alternative N2).
ALTERNATIVE N2
· Acquisition of vacant University of Iowa property and the preferred alignment displaces a portion
of University of Iowa building.
· Displacement of two homes and requires relocation of three mobile homes.
· Relocation of access points to several businesses (Colonial Lanes, Hubbard Milling Company and
University of Iowa Printing Services).
· Possible encroachment on noah end of former dump site (Meskwaki Park).
· Possible impact to archaeological Site 13JH774.
· Iowa River floodway impact same as Alternative N 1.
· Traffic service same as Alternative N 1.
ALTERNATIVE N5
· Considerably higher construction cost than any other alternative.
· More impacts to steep slopes.
· Crossing of S&G Materials Quarry Lake.
· Displacement of parking area for Johnson County Fair Grounds (private property north of fair
grounds).
· Less desirable traffic service compared to Alternatives N 1 and N2.
· Poor access to abutting properties due to high roadway cuts and fills.
13989/l~030/.~'Arteri. 77.TX (31271} 26 May 1999
South Central Arterial Between U.S. 218/Iowa Highway I and
Sycamore Street in Iowa City and Johnson County, Iowa
ALTERNATIVE S3
· Displacement of one home.
· Crossing of wide flood plain at Iowa River, similar to Alternative N5.
· Possible impact to major archaeological site (Chief Wapashashiek's village).
· Lowest traffic forecast of any altemative. This reflects a low traffic demand for a road this far south
and would not significantly reduce traffic congestion On Iowa Highway 1/U.S. Highway 6.
· Little developable land is located within V2 mile of this alignment, resulting in poor usage for local
access.
· Requires a second segment of new roadway between Iowa 1 and Iowa 921 to meet the project
Iocational objectives.
tsgsv'moso,lscAr,,,.zzv cst:,O 27 May 1999
South Central Arterial Between U.S. 218/lowa Highway I and
Sycamore Street in Iowa City and Johnson County, Iowa
RECOMMENDATIONS
RECOMMENDED ALTERNATIVE
Based on a review of all factors, it is the recommendation of the project team that Alternatives N5 and S3
be eliminated from further consideration. The reasoning for such a decision has been detailed in the
foregoing discussion.
Of the two remaining alternatives, the project team recommends Alternative N2 over N1 as it offers the most
desirable balance of engineering factors, costs and lesser impacts to existing businesses. Specific benefits
of this alternative include:
· Best overall traffic service. This alternative will draw the highest traffic volumes from Iowa
Highway I/U.S. Highway 6, reducing congestion on that route. It will also provide good local
access, passing within Y2 mile of over 1,200 developable acres.
· Reduced environmental impacts, including wetlands, wooded areas and archaeological sites.
· Reduced impact to businesses, compared to Alternative N 1.
· Reduced residential impacts, compared to Alternative N !.
· Reduced overall project costs, compared to Alternative NI, when including right-of-way costs.
DESCRIPTION OF RECOMMENDED ALTERNATIVE N2
A more specific geometric layout for the recommended alternative is included in the supplementary materials
to this report, and provides 1"=400' aerial photography showing the recommendation location. A preliminary
profile between Iowa Highway I and Iowa Highway 921 is also provided.
Some of the significant design features of Alternative N2 are outlined as follows:
1. At Iowa Highway 1, the new arterial will connect the with existing Mormon Trek Boulevard
intersection. Traffic signals and signing will be modified as needed.
2. The alignment east of Iowa I will be located outside of the Runway Protection Zone (RPZ) of the
proposed airport runway extension.
3. The new arterial will intersect with Dane Road near the crest of the hill. It may be desirable to
relocate and "offset" the Dane Road intersection to improve the skew angle of this intersection.
4. Some regrading of Dane Road will be provided to provide the required sight distance at the
intersection.
5. The final roadway location south of the airport will be coordinated with the proposed public works
facility development which is being planned for the area just west of Iowa Highway 921.
6. A storm water detention basin for Willow Creek will be investigated on or near the airport property
as part of final design.
'989/tOO30,1SC~"eri. TZX C3~27J~ 28 May 1999
South Central Arterial Between U.S. 218/Iowa Highway 1 and
Sycamore Street in Iowa City and dohnson County, lowa
7. An additional review of Willow Creek is recommended during final design, to determine the
feasibility of constructing an overflow channel or structure along the new arterial street. Such an
overflow channel structure, combined with a detention basin, may alleviate the current flooding
potential of Willow Creek. The crossing Iowa Highway 921 and the railroad with an overflow
structure would be major challenges for this concept.
8. To the east of Iowa 921, it is recommended that the design be closely coordinated with the
University of Iowa. In this portion of the project, relatively minor shifts in the alignment will result
in significant changes in some of the design features, including the design speed, intersection
configurations, local access to properties, and construction cost.
Two alternatives for this segment of roadway have been developed, and are shown in Figures 8
and 9.
· The "Preferred Alignment" (Figure 8) would improve the design characteristics of the roadway,
but would displace a portion of the University of Iowa building. This altemative results in an 80°
intersection at Iowa 921, and meets all of the design standards for a 50 mph design speed. This
alternative also would minimize the construction cost east of Riverside Drive, where the
alignment crosses an old quarry.
· The "Alternative Alignment" (Figure 9) is a concept which avoids the University of Iowa
building, but would require discontinuing the use of the recently constructed loading docks on the
south portion of the building. This alignment would include a reduced design speed of 35 mph,
would add another horizontal curve to the alignment, would result in a 70° intersection at Iowa
921, and would cross a wider portion of the quarry east of Riverside Drive.
9. A portion of Riverside Drive south of the new arterial would be realigned to reduce the skew of the
new intersection. A new access to the University of Iowa property would be constructed opposite
this intersection, and a portion of existing Riverside Drive just north of the arterial would be closed.
10. To the east of Riverside Drive, the alignment crosses a low lying area which was a former sand pit.
This area has been silted in over many years by Willow Creek and now contains a 20- to 30-foot
layer of highly unstable soils. It will be desirable to minimize the length of roadway which crosses
this area. Based on a preliminary consultation with a geotechnical engineering firm, it is believed
that roadway construction in this area will require a significant removal of soils or a major effort to
consolidate the existing soils. It may be possible to consolidate these soils by surcharging the area
with an earthen embankment, which may be needed two or more years in advance of the roadway
construction. Additional subsurface design provisions, such as wick drains, granular blankets or
chemical stabilization, may also be needed to facilitate the soil consolidation. It is therefore
recommended that a geotechnical study of this area be conducted well in advance of the roadway
project, and that preconstruction measures be taken as necessary.
11. The segment of roadway just south of the Thatcher Mobile Home Park is located near a former dump
site, which is now Meskwaki Park. Recent construction records indicate that the dump site extends
almost to the noah boundary of this property and contains over 20 feet of dump site material.
Construction of a roadway across this area would require removal of a substantial volume of
unsuitable material which may require special handling and disposal as hazardous material.
1398V/IOO.~O/SCAru, n. TEX' (.~I2719 29 May 1999
South Central Arterial Between U.S. 218/Iowa Highway 1 and
Sycamore Street in Iowa City and Johnson County, Iowa
Therefore, it is recommended that the roadway be located just noah of the property line, requiring
the relocation of three mobile homes in the Thatcher Mobile Home Park.
12. At the Iowa River crossing, a hydraulic study will be required to determine the final length and
elevation of the bridge. Based on the existing flood plain mapping, it is estimated that the roadway
will be approximately 10- to 15-feet above ground at the ends of the bridge, and that a bridge length
of approximately 350' may be required.
13. To the east of the Iowa River, the new arterial will cross over existing Napoleon Lane. Due to the
height of the bridge, it does not appear practical to connect Napoleon Lane with the new arterial at
an at-grade intersection. It is therefore recommended that the south leg of Napoleon Lane be
connected with Winter Eagle Trail by way of a new road, just south of the new arterial. The north
leg of Napoleon Lane would be dead-ended just north of the new arterial. An at-grade intersection
would be provided on the new arterial at Winter Eagle Trail, thereby providing continued access to
all properties.
14. The new arterial street would end at the Tee-intersection with Sand Road, just north of the S&G
Materials Quarry. Eastbound traffic would then continue down existing Sand Road to Sycamore
Street.
IMPLEMENTATION
The proposed South Central Arterial is suitable to be implemented in stages, corresponding with the need
for traffic service and available funding. The major functional segments of the project are from Iowa 1 to
Iowa 921 and from Iowa 921 to Sand Road. These segments could be further subdivided based on local need
and funding.
L:\WORKXprojectx3 127 l~admn\10030~CARTERI.TEX
13989/Ioo3o/SClrteri. rEX (31271} 30 May 1999
Figure 8
Alternative N2
Preferred Alignment Near Riverside Drive
Location Study
South Central Arlerial
con. 1999 City of iowa City, Iowa ,~127i
Figure 9
Alternative N2
Alternative Alignment Near Riverside Drive
Location Study
South Central Arlerlo~
JOin. I 999 City o{ Iowa City, Iowa ~ ~ 271
South Central Arterial Between U.S. 218/Iowa Highway I and
Sycamore Street in Iowa City and Johnson County, Iowa
APPENDIX B
SOUTH CENTRAL ARTERIAL
SUMMARY OF PROPERTY OWNER INPUT
During Novemberland December, 1998, a total of 16 property owners were contacted to obtain their
comments and input regarding the project. A map showing the property owners' locations is attached, and
a brief summary of the property owners' comments is as follows:
· George Dane, who lives near the top of the hill on Dane Road, thinks the road should be located near
Tom Williams' lane and not over the hill south of his home.
· John Dane suggested an alignment east of Mormon Trek Boulevard along the south edge of the
airport. He did not like the idea of crossing Dane Road at the top of the hill. He thought an
alignment further north would be easier to construct, and would better serve potential development
south of the airport.
· Dave Larsen, who representes the Danes, suggested the same concept as John Dane. He noted that
both George and John Dane do not want more truck traffic near their properties and want to keep
the Dane Road area residential.
· Bart Schuchert prefers that the road not cross his property. He noted that the south part of his
property is leased to the fairgrounds for parking.
· Gene Schuchert said he would not support any road which cuts through his property.
· The owner of Colonial Lanes thought a new arterial street near their business would be good,
provided it does not detract from their parking or access. He noted that they may expand their
building to the south and mentioned that their septic field is also south of the building.
· Hugh O'Meara, representing the Maxey property, noted that the property owners are considering
selling this property in the future. It is zoned agricultural now, but could develop in the future. If
it does develop, they would need better access than that provided by Dane Road. Therefore, he
thought an arterial street near or through this property could be positive.
· Charlene Lenz owns 3.7 acres of commercially zoned property west of the Thatcher Mobile Home
Park. The property is for sale. She thought an arterial sti'eet near the property, or even across the
edge of the property, would be beneficial for commercial development.
· Jim Hammes, owner of Thatcher Mobile Home Park, noted that the city recently purchased 7 acres
for the sewer project. He said his experience in working with the city has been good. He would
prefer that the roadway not encroach on the mobile home park, but asked if the city might be
interested in purchasing the entire property.
· Bob Wolf, owner of Lake Ridge Manufactured Housing Park, would not like any alignment which
encroached on their property. He provided a plat showing that the entire property is subdivided for
mobile homes.
May 1999
South Central Arterial Between U.S. 218/Iowa Highway 1 and
Sycamore Street in Iowa City and Johnson County, Iowa
· Ron O'Neil, Airport Manager, provided preliminary drawings of the runway expansion and Dane
Road relocation. He said that their design for relocated Dane Road would not be suitable for an
"arterial street." Their proposed street relocation was chosen as the most expedient way to provide
a connection to Dane Road when the runway is extended.
· Maury Sass, owner of S&G Materials, noted that their quarry lake is approximately i 0 to 12 feet
deep and is not planned to go any deeper. Their operation is expanding the lake to the north. ,
· Dick Gibson, University of Iowa, said a roadway through their property would be extremely
detrimental to their plans. They are planning to use the entire property to relocate some of their
functions away from the main campus. It is important for all their sites to be contiguous and to have
good truck access.
· The owner of Gringer Feed and Grain said they recently constructed two new grain bins and four
new grain elevator legs at their present site. They plan to continue in operation at this site and are
growing about 10 percent per year. They have good access to the south, but would like to have
better access to the east.
· Tom Willjams, who owns property south of the airport, had no specific opinions or comments on
the roadway. He thought in the long run, a road serving his property would be positive.
· Richard Wright, who owns several houses and other property south of S&G Materials, was very
concemed about building a major road near his house and land. He indicated plans to develop his
property into low income housing. He would prefer an arterial alignment further north.
13989/lO030/SCArAsppB. wp (31271) May 1999
4120Dane Road
Iow~ City, IA 52240
August 31, 1999
TO THE PIANNING & ZONING COMMISSION & CITY COUNCIL OF IOWA CITY:
We have read the Location Study Report by Earth Tech dated May 1999. This
addresses the location for a south central arterial between US 219/Iowa
Highway 1 and Sycamore Street.
We conmend Earth Tech for the thoroughness of its study and analysis in
arriving at the r~dation for Alternative N2 as having the best balance
of engineering design features, good traffic service, and protection of the
social and material environment.
Their economic and engineering reasons and conclusions are difficult to
refute.
However, we believe that insufficient consideration has been given to the
aesthetic vistas which would be lost if the western portion of the road were
built as reccam~nded.
The reconmlended route comes within a few hundred feet of our home; and as you
would expect, that does not please us.
From the cormBnts made at the work session on Monday evening August 30th, it
appears that construction of this south-central arterial will.not be soon.
In all likelihood, it will not occur within the remaining timewe have to
live in our home.
So the concerns we express are more for the benefit of those whowill follow
us or cceme in the future, than for ourselves.
Becausewe are the ones currently in possession, we feel we have a
responsibility to speak up.
We fully understand things change. We havevatched Hwy 1 change from a
gravel road frequentedby buggies coming frc~the Kalona area to shop in Iowa
City to a paved 2 lane road, and then to a 4 lane divided highway.
ConmBrcial enterprises are creeping west along both sides of the road.
We havewatched the hills surrounding us sprout homes and other buildings.
The outward pressure from Io~ra City appears irresistible.
In its report, Earth Tech describes the compromises and changes which were
forced by substantial economic developments. These developments have a
present and vocal constituency.
But undeveloped land has no advocates, unless those currently in authority
assume that task.
That our property has remained undeveloped and thus available unhampered to
the engineers to build upon, is due to the fact we have resisted and turned
aside the many pleas from developers and real estate agents to "won't you
sell us just a few acres".
We feel an obligation to pass on to others that which we have been given and
had the privilege to enjoy. As a family, we have not yet come to grips with
the best way to do this; but placing an arterial street so close to the
sm,aHt of our property will certainly change things.
From o~r front window, to the northeast we see the tower of City High School;
and beyond that at night, the blinking lights of the Channel 12 TV tower at
West Branch. ~
To the east, we see the dome of the pipeline station on American Legion
Road. When passenger trains were still running, we watched the flashing
light of the evening Rocket as it came under the overpass on Old Hwy 6 to
West Liberty. .
To the southeast, we look down the Iowa River valley, past the towers of
Radio Station KXIC. Beyond and between all of these, there is a beautiful 8
to 12 mile panoramic view of Iowa countryside that changes with the 4
seasons ·
To the northwest, we see West High School and the water towers of Oakdale.
These are sights our family has been privileged to enjoy for over 70 years.
We know the Indians enjoyed this too because of the arrow heads our youngest
son picked up as the fields around us were plowed~ 2;~7~<, ~?~ ~ ~ ~r
We feel a responsibility to try and preserve and protect these things.
Similar sites on the hills in and around Iowa City have already been lost.
Why build on the high ground? Why not build the road further down the slope
and follow the valley rather than the ridge? Why destroy something which is
irreplaceable?
It is wise to plan for future developments. As was said in the meeting, too
often we have had to reac~ to events already taking place, and then 'try to
retro-fit services to meet existing conditions.
But in so planning, we must keep an eye to the future. The beauty of our
countryside is our inheritance. It is difficult to 'quantify in dollars, but
we have a duty and obligation to pass on these thin4s which we have en]oyed.
We feel the study and analysis is focused on the present and the benefits for
those here now.
Someone has to speak for the intangibles to be enjoyed by future
generations. This is what we are attempting to do.
o~orge R. & Marjorie Dane
**IAAPORTANT NOT'JZCE**
The Iowa City Planning and Zoning Commission
will hold a
PUBI.,I:C HEARZN~
on the
draft South Central District Plan
Thursday, September 16, 1999 at 7: 30 p.m.
Civic Center Council Chambers
Interested persons are invited to submit comments
concerning the draft plan either verbally or in w ritin9 at the
September 16 public hearing.
,rf you know of anyone who has not received this notice, but would like to
participate in the d/strict planning process, we would appreciate your
advising them of the time and p/ace of the public hearing.
Copies of the draft 5outh Central District Plan are available at the
Department of Planning and Community Development
in the Civic Center at 410 E Washington Street.
n Questions or comments on the draft 5outh Central District Plan can be
directed to A4elody Rockwell, Associate Planner, at 356-5251 or e-mail:
me/ody_rockwe/l~iowa-ci ty. org.
410 EAST WASHINGTON STREET · IOWA CITY, IOWA 52240-1826 · (319) 356-5000 ° FAX (319) 356-5009
City of Iowa City
MEMORANDUM
Date: September 30, 1999
·
To: Iowa City Planning and Zoning C~!~
miss' n
From: Karin Franklin, PCD Dire . t. -. ~,,~~
Re: South Central District A~et/Runway 17/35
At the September 16, 1999, Planning and Zoning Commission meeting, members of the
Airport Commission raised questions about the recommended arterial street route for
the South Central District in relation to Runway 17/35. The arterial street study and the
draft South Central District Plan relied on the adopted Airport Master Plan, which
projects that Runway 17/35 will close between the years 2005 and 2010. The Airport
Commission has indicated that it would prefer to keep the runway open indefinitely,
assuming the Commission has funds to maintain it. The Airport Commission will be
reconsidering its position relative to the runway at an upcoming meeting. The final
decision regarding the continued use of the runway will be made jointly by both the
Airport Commission and the City Council.
City staff continues to support the incorporation of the recommended arterial street
route into the plan. There are many questions as to the financial and political feasibility
of keeping Runway 17/35 open indefinitely, while the economic and traffic circulation
benefits of extending the street as recommended are more evident. The language in
the draft plan does not obviate the continued use of the runway in the short-term:
"The construct/on of the connecting road across airport property to future
industrial and commercial office development of the property to the west
can only occur after the north-south runway (17/35)/s closed. Until that
closure occurs, the street could be extended at/east part way to the east
from Dane Road and a short way west from Rivers/de Drive."
Staff recommends that the South Central District Plan be adopted with no changes to
the language pertaining to the arterial street location on airport property.
c. Airport Commission
Airport Manager
City Council
City Manager
RECEIVED ' ~ "~ J .--.~ ~
SOUTH CEN1AL DISTRICT
September 1999 Draft Plan Comment Sheet'
The Iowa Ci~ plonnin9 staff welcom~ your comments on the South Central bistrict Plan.
PIece fill in the comment sheet or coil your comments into ~elody Rockwell, Associate
Planner, of 356-5251, fox 356-5000 or e-mail: melody_pockwell~iowa-ci~.org
1. What parts of the plan do you like?
I aprreciate the color blob maps which allow ~rivate enterprises
to develop and fulfill the residential and commercial demands of an
expanding city.
The proposed future arterial connection from South Riverside
Drive to the Sycamore L needs to follow the alignment shown in
Exhibit F. This road will someday carry a great amount of traffic.
Z. What would you like to add to the plan?
If the City of Iowa City will outgrow the current airport by
2015, provisions for future commercialgrowth on airport property may
facilitate arterial and collector street design in this area.
3. What would you like to change in the plan7
I would prefer the Mormon Trek Boulevard extension to Riverside
Drive be constructed as a four lane road.
4. Are there corrections that need to be made to the text or graphics in the plan?
~Io
Other comments?
I appreciate the opportunity to study this district plan and
am honored to have a voice in Iowa City's future.
HearDON, SUE:PPEL & DOWNER P.L.C.
WILLIAM I. NEARDON LAV~(ERS
(I9i9-I9cj7)
WILLIAM F, SUEPPEL 1:~2 SOUTH LINN STREET TELEPHONE: (31g)
ROBERT N, DOWNER FAX: (3 I g,) 338-7250
JAMES D. McCARRAGHER IOWA CITY, IOWA 52240 ' 1830
MARK T. HAMER
THOMAS D. HOBART
MArgarEt T. lAINSON
DOUGLAS D. rUPPERt
tiMOthY J. KrUMM
William J. SUEPPEL
CHARLES a. HEARDON
DAWN BARKER ANDERSON
October 5, 1999
Iowa City Planning & Zoning Commission
City of Iowa City, Iowa
Civic Center
410 East Washington Street
Iowa City, IA 52240-1826
Re: South Central District Plan - Kenneth Ranshaw,
Shirley Ranshaw and KSK Limited Partnership
Ladies and Gentlemen:
This office represents Kenneth Ranshaw, Shirley Ranshaw and KSK Limited
Partnership, who own real estate located in west Iowa City between Highway 1 and the Iowa
City Municipal Airport. This property contains a mix of retail, office, apartment and storage.
Currently, the property is zoned in such a manner as to allow buildings with combined use of
office and retail plus apartments. It is our understanding that under the amendment to the
Comprehensive Plan there is a provision which changes this real estate to a designation of CC-2
and that under that designation apartments would not be allowed.
My clients have undeveloped land in the area which they wish to develop. It is their
intention to utilize the property for retail, office or warehouse space and combine it with
apartments on upper levels. This is completely compatible with the use to which the remainder
of the property in this area is being used. We urge you to reconsider that portion of the
amendment to the Comprehensive Plan which purports to change the zoning of this property.
The best and most economical use of the remaining real estate is to develop it in a manner
similar to the remainder of the property. tr~
ery y your '
/
D. Hobart
TDH:seh
cc: Mr. and Mrs. Kenneth Ranshaw .... i:~ ~C\~
OCT
Kurtis L. Ranshaw
463 Highway I West
Iowa City, IA [52246
October 6, 1999
Iowa City Planning & Zoning Commission
City of Iowa City, Iowa
Civic Center
410 East Washington Street
Iowa City, IA 52240-1826
Ladies and Gentlemen:
I am the owner of K Plaza and a part owner of R Plaza which are located in west Iowa
City between Highway 1 and the Iowa City Municipal Airport. My property contains a mixture
of office, retail and apartment uses which are all allowed under the current development. Those
uses are also compatible with the surrounding properties.
It is my understanding that the amendment to the Comprehensive Plan currently being
considered shows the zoning in the area to be CC-2 and that under that designation apartments
would not be allowed. As a property owner and substantial taxpayer in that area, I object to any
change in the zoning. It would clearly have a negative impact upon my property and the other
property in the area.
Very truly yours,
Kurtis L. Ranshaw
OCT 0 6 1999
p.C.D.
October 7, 1999
Planning & Zoning Commission:
The data in Earth Tech's engineering report for the difference in traffic
flows and construction costs certainly support the preference of route N-2
over N-5.
Over time, as the south area grows, the difference in traffic flows between
N-2 and N-5 will probably decrease. This initial advantage for N-2 may
disappear.
The difference in construction costs is material. Five million $ versus 8
million; a 3 million preference for N-2.
Construction costs are an one-time expenditure. Once the road is built,
construction cost no longer is a factor. Then its usefulness ~ is the
important thing.
The cheapest road in the wrong place is forever wrong.
On page 29 of the report, paragraphs 10 & 11, Earth Tech speaks of some
problems between Riverside Drive and the Iowa River.
There is the crossing of a former sand pit that has silted in with 20 - 30
feet of highly unstable soil. Construction in this area will require
significant removal of soil or a major effort to consolidate it.
Additional sub-surface design procedures such as: wick drains, granular
blanket, or chemical stabilization may be needed.
Earth Tech recommends a geotechnical study be conducted well in advance of
construction, and pre-construction measures be taken as necessary.
In their cost estimates on page 25, they allow $310,000 for soil
stabilization east of Riverside Drive.
Given the experiences with the south interceptor sewer, this may or may not
be enough.
The question of what might be encountered near the old dump site, Mesquaki
Park, shouldbe answered.
It might be that the soil stabilization cost would not increase to absorb the
$3 million difference in construction cost, but it might well lessen the
difference.
There are also possible ongoing costs. Those who recall the days of
passenger trains to Chicago, will remember the Rock Island tracks in Illinois
cross old peat beds. The railroad had an ongoing problem of stabilizing the
track.
Page 30 of the District Plan says the arterial would be built only after
runway 17/35 is closed.
But until then, the arterial could be built east from Morman Trek and Dane
Road, and a short way west from Riverside Drive.
If these segments are built prior to the closing of 17/35, the "end" points
of the segments will be fixed; as well as the crossing points of Riverside
Drive and Dane Road.
This would put pressure on closing 17/35 so the segments could become a thru
street from Morman Trek to Riverside Drive.
Before a final design route is adopted, we suggest further careful study be
made of the intersection of the arterial with Dane Road.
N-2 is presently routed across the sloping ground east of Dane Road, and then
up near the ridge line as it crosses Dane Road.
On page 28, items 3 & 4, of their report, Earth Tech indicates it may be
desirable to relocate and offset Dane Road to improve the skew angle of the
intersection.
Also some re-grading of Dane Road may be necessary to provide the required
sight distances.
It appears the E-W sight distances would not be a problem, but because of the
hill, the N-S ones would be.
If re-grading and re-alignment of Dane Road is to be done, why not move the
intersection further south, off the ridge line, and to flatter ground?
~s ~ a
Th s practical reason for shifting the arterial several hundred feet
south as it approaches Dane Road.
There is another reason, and that is aesthetic.
As presently proposed, the arterial would preclude opportunity to preserve
the vantage points for observing the Iowa River valley south of town, the
long vistas to the distant ridge lines to the east and west, and the clear
view of sun rises and sunsets.
There are few places left, in or around Iowa City, that still offer the
opportunity to enjoy nature's beauty.
The beauty of the Iowa landscape is part of the quality of life we enjoy,
We protect wetlands, spotted owls and the like, but little attention is paid
to the beauty of nature until the vantage points are gone.
Money is always a limiting factor, and beauty is an intangible. But at some
point it should be factored in.
We invite each of you to come to the farm and see this for yourself. It
would seem only prudent to look first hand at the ground before making any
decision.
We urge the potential construction problems which may be encountered east of
Riverside Drive, and where the arterial will cross Dane Road, be further
researched before the final alignment is determined.
Georg~ Marjorie Dane
4120 Dane Road
Io~a City, IA 52240
October 20, 1999
PLANNING& ZONING COMMISSION
Dear Friends,
Thank you, and your staff people, for coming to the farm last
Monday to view the proposed alignment of the west end of N-2 for
the south arterial. That was a cold afternoon and not the most
pleasant time robe out in the wind.
I appreciate your asking for an evaluation of moving the
intersection of N-2 with Dane Road down the hill to the south.
As you readily observed, the proposed intersection of N-2 with
Dane Road would require a cut or "notch" of 20 feet ormore in
the high ground to the east and west of the intersection. Dane
Road might even have to be lowered to obtain good sight distances
to the north and south.
The cut or "notch" would have to be wider than the 100 foot right
of way in order to slope the sides, and the cornerswould have to
be cut back further to avoid a "blind" intersection.
This work would be expensive and would really decimate the hill
top.
Thanks again for all your time and consideration.
Sincerely yours,
George R. Dane
City of Iowa City
MEMORANDUM
Date: October 22, 1999
To: Iowa City Planning and Zoning Commission
From: MelodyRockwell~er
Re: District Field Trips
I~outh Central District:
i~londaj~ October 18~ 1999 ~ starting at 4:45 p,m.
At the Commission's request, a field trip of the Dane and Davis properties in the west
part of the South Central District has been arranged. The purpose of this tour is to get
an on-the-ground view of the proposed routes for the east-west arterial street extension
in this part of the district. Bob Lent:z, EarthTech, and Jeff Davidson, Transportation
Planner, will be available to provide information and respond to questions concerning
the arterial street location. A city van will be used to provide transportation. This is a
field trip, so you may want to dress in comfortable clothes and walking shoes.
Please meet in the parking area immediately east of the Civic Center at 4:45 p.m. The
van will leave at 5 p.m. for the George Dane property. If there is time, the trip may also
include a field trip to the river crossing section of the proposed arterial street route.
Following the field trip, the Commission's meeting will reconvene at the Recreation
Center around 6 p.m. for a workshop on the South Central District. The Commission
may want to discuss changes to the draf~ plan at that time. Pizza and so~ drinks will be
provided for Commission members. The Commission's regular informal meeting will
begin at 7:30 p.m. in the Recreation Center.
INorth District:
FridaJ~ October 22, 1999 ~ ~ p,m, -5 p.m.
Arrangements are being made for a Commission tour of the North District. Please meet
at the parking lot immediately east of the Civic Center at 1 p.m. The van will leave by
1:15 p.m. A portion of the field trip will be a walking tour. Comfortable clothes and
walking shoes are advised. Ivlore details will be provided at the Commission's meeting
on October 18.
Date: October 29, 1999
From:
Re: South Central Distri~ Plan
The enclosed letter and attachments were mailed to South Central District property
owners this week. As discussed at your October 21 formal meeting, staff had
anticipated receiving a report this week from Bob Lentz, EarthTech, concerning the
realignment of the east-west arterial street extension of Mormon Trek Boulevard. Mr.
Lentz has indicated that he is in the middle of his evaluation and wants to take
additional survey shots of the area in question before he submits his report. This means
that it is more likely that Mr. Lentz's report will be available for your November 18
meeting, instead of your November 4 meeting.
In the meantime, staff would appreciate the Commission's discussion of any specific
changes that you'd like made to the draft plan. Please call me at 356-5251 or e-mail:
melody_rockwell@iowa-city.org if you have questions or would like specific information
regarding the South Central District provided at your next Commission meeting.
410 EAST WASHINGTON STREET * IOWA CITY, IOWA 52240-1826 * (319) 356-5000 * FAX (319) 356-5009
October 28, 1999
Re: South Central District Draft Plan Update
Dear South Central District Property Owners:
The Iowa City Planning and Zoning Commission has been holding public hearings on the
South Central District Plan this fall and has indicated that it plans to continue those
public hearings, at a minimum, through November 18. The Commission will hold its
next two pub//c hearings on the draft plan on:
ThursdaJ~ November ,I, 1999 - 7:30 p.m.
Civic Center Council Chambers
410 E. Washington Street
Thursdaj~ November ZB, 1999 - 7:30 p,m,
Senior Center Assembly Room*
28 S. Linn Street
*Please note the changed location for the November 18 Commission meeting.
As participants in the district planning process, you may be interested to know that the
Commission is considering the following amendments to the South Central District draft
plan:
East-West Arterial Street Alignment.
At the Commission's request, Bob Lentz, EarthTech, is evaluating the feasibility of
moving the proposed alignment of the east-west arterial street (the extension of
Mormon Trek Boulevard) further south on the George Dane property. We expect to
receive the report from Mr. Lentz prior to the November 18 Commission meeting, and if
it is received in time, we will make that report available at the November 18 meeting. Zf
the function and cost of the street is not compromised by the alternative alignment, the
Commission may request that the draft plan be amended to show the street location
nearer the south boundary of the George Dane property than is currently shown on the
draft plan.
The Commission does not appear inclined to change the alignment of the arterial street
in relation to the north-south runway (17-35) as it is now shown in the draft plan. The
Commission has been informed that the City Council agrees that its understanding of the
situation is that the runway will be closed eventually; it will not be kept open indefinitely
and therefore will not prevent the construction of the arterial street as proposed.
410 EAST WASHINGTO~ STREET * IOWA (!ITY, IOWA 52240-1826 * (319) 356-5000 * FAX (319) 356-5009
2
Trails.
At the request of residents living along Dane Road, the Commission directed staff to
amend the South Central District trails map to show trail extensions into the west
portion of the district. An amended map and a suggested change to the text of the
draft plan are enclosed for your review.
Commercial Designation.
The Commission also requested that the Future Land Use Scenario be amended to show
the entire frontage of the Schuchert property along Riverside Drive as having a
commercial (red) designation, and correspondingly that no institutional (blue)
designation should be shown on that property. The map will be amended, as requested,
pr/orto the draft plan being forwarded by the Commission to the City Council.
Runway Extension.
The Commission has also asked that the expansion of Runway 6/24 to the west be
shown on the Future Land Use Scenario. The map will be revised accordingly.
The Commission may be making other changes to the draft plan in the coming weeks.
If you have suggestions or comments that you'd like to make to the Commission, please
submit your views verbally or in writing at the public hearings on the draft South Central
District Plan. If you have any questions or concerns about the draft plan or the public
hearing process, please call me at 356-5251 or e-mail: melody_rockwell@iowa-city.org.
Sincerely,
o II
Associate Planner
Enc.
South Central District
Arterial and Collector Streets Map
EXHIBIT F .... Service lane · Streets will be designed to be
AUGUST 1999 0 · * · · · Collector streets extended in the event of the
closure and/or relocation of the
N ------ Proposed arterial streets Iowa City Municipal Airport or
, , , x x x · x Possible future arterial its runways.
street connection
~i;!;iThis portion of Dane Road to
$ii~ be closed with extension of
~.:.'-iairport runway
DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT, CITY OF IOWA CITY
South Central District
Potential Trail System
EXHIBIT G ~ · · · · ·, Conceptual trail system
AUGUST 1999
~cl~ee.f-~ N :t: Trails will connect to trail
t t ~ systems in adjacent districts
DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT, CITY OF IOWA CITY
Trails amendment: pq. 13, end of first paragraph under subheading "7'~I/..5"'
Trail connections from the south and west portions of the district should be considered
along stream corridors and within the Highway 218 buffer area to tie into the city trail
system and parks in this area of the community.
George Knorr
330 Kimball Road
Iowa City, IA 52245
5 November 1999
Planning and Zoning Commission
410 East Washington Street.
Iowa City, IA 52240
ATTENTION: Ms. Melody Rockwell, Asmciate Planner
SUBJECT: P~ecently planned trails in the South Central District Plan
To the members of the Planning and Zoning Con~mission
During the hearing of the Commission on November 4, 1999, I objected to trails being laid
through my property along highway 218. I would like to sumn~arize and put in writing what
r said.
1 The planned trail goes along highway 218 which is a very busy and noisy highway. Who
would like to expose oneself for fun and for pleasure to the nerve racking highway noise
when walking or biking along the highway?
2 At this time I am collaborating with the US Department of Agriculture and the Iowa
Soil and Water Conservation Commission and am planting trees and shrubs along the
border of my property along the highway. So far I have planted more than 300 trees
and shrubs, and the planting will continue through the next 8 years. I do not want
the Commission to cut my trees and shrubs in order to establish a trail.
3 In the m&qter plan my property is shown with intermediate density housing. When
this area will be developed - nmy be in 10, 20 or 30 years - one has to build a concrete
wall or earth wall to abate and deflect the highway noise. This would interfere with
the planned trail. ~ do not ~vant the Con~mission to argue that a wall cannot be built,
because it would interfere with the trail. I see little sense in planning a trail on either
side of a big wall!
To: Planning and Zoning Commission 5 November 1999 Page: 2
Summarizing, I consider the trail on my property to be an idea which is not well planned.
I interferes with and ignores efforts of mine - undertaken with big financial and physical
efforts -to beautify the area. It contradicts future use laid ok< in the plan. I grongly object
to it.
If you have any questions, please do not hesitate to contact me.
P&ZCOln9
cc: Mr. Bob Miklo
Ms. Melody Rockwell
Associate Planner
City of Iowa City
410 E Washington Street
Iowa City, Iowa 52240
November 1, 1999
Dear Ms. Rockwell,
I have just received a copy of your South
Central Draft Plan Update dated October 28, 1999. In it,
you explained that the Planning and Zoning Commission is
moving forward in their plan to construct it's arterial
street as planned past the threshold of runway 17-35
despite the majority opinion of the Airport Commission.
As I explained to you earlier, the only reason
the closure of runway 17-35 was contemplated in 1996
when the Master Plan was adopted was due to the lack of
local funds available to maintain it. However, since
that time, the idea of developing the North Commercial
Area of the Airport property was conceived. This
development will provide the Airport with income that
must be used for Airport purposes according to State and
Federal guidelines. These funds will be used at the
descretion of the Airport Commission, and the majority
of the Airport Commission has elected to direct a
portion of these funds to the continued maintainence of
runway 17-35.
Also, according to State and Federal guidelines,
the Airport Commission has complete control of the
Airport and its operation with the exception of the sale
of the Airport's property. The wording of your letter is
a direct violation of these guidelines. A conference
with the City Attorney's office might be prudent
regarding this. I would be happy to answer any questions
you may have in this matter.
Melody, we on the Airport Commission are a group
of volunteers who were asked by the City Council to
protect the Airport and to secure its future. We are
charged with the responsibility of its financial
strength, its compliance with Federal and State
guidelines, and its safety and convenience for the
general public. Closing a runway, any runway, would
conflict with that responsibility.
610 Southgate Avenue Iowa City, IA 52240 319-354-1000
Aato
Please review the Master Plan of 1996. Section
five, page three addresses the issue of the closure of
runway 17-35. Briefly, the section maintains:
A: Significant funds are required to maintain it
B: A/P Comm required to fund 100% maintainence
C: Closure is strictly a local decision (A/P
Commission's)
D: If decision were to close, it should remain
open until improvements to runway 6-24 were
completed
E: As an alternative to closure, relocation of
the thresholds associated with each runway
will provide exclusive use by small
airplanes. (Small airplanes are those
weighing 12,500 pounds or less. This has been
done on runway 17 in 1998)
This is the Master Plan that was accepted by the
City Council and the FAA. We at the Airport Commission
are not changing a thing. It appears that some wording
of this document has been misunderstood by others within
some Departments of the City.
Please contact me if any questions arise.
Rick Mascari
Chairman
Iowa City Airport Commission
610 Southgate Avenue Iowa City, IA 52240 319~354-1000
The airport planning process considered consistent with area-wide land use and
opportunities inherent in the existing site. It also transportation plans while accommodating to the
considered the numerous constraints. The maximum extent possible aeronautical activity
airport planning process provided an oppodunity on the existing site.
to prepare a concept plan that would be
Wind Coverage
Chapter Four discussed existing wind coverage coverage at a crosswind component value of 16
and concluded that Runways 6/24 and 12/30 knots. RW 12/30 and 6/24, when combined,
provide an adequate level of coverage. RW provided a level of wind coverage in excess of
6/24 should be designed to accommodate large 98% at 13 knots and 95% at 10.5 knots.
airplanes and does provide a 95% level of wind
Runway Pavement Condition
An inspection of existing ranway pavement associated with Runways 6/24 and 12/30 were
conditions was conducted in 1995. Using Micro- considered, in general, to be in better condition
paver, it was concluded that the Runway 17/35 overall. Continued maintenance and
would reach the end of irs life between 2005 rehabilitation of Runways 6/24 and 12/30 would
and 2010. At that point in time, rehabilitation of be required.
the runway may be required. The pavements
Runway 17/35 Closure
Consideration should be given by the Iowa City · Airpod property now used to
Airport Commission to the closure of RW 17/35. accommodate RW 17135 would be
available for other aeronautical needs
· Adequate wind coverage can be and/or non-aeronautical development.
provided by Runways 6/24 and 12/30.
The point/in time when the Iowa City Airport
· Ultimately, the ranway will require a Commission may close RW 17/35 is a local
significant public investment of funds decision. It is recommended that the runway be
for continued maintenance and future maintained until such time that improvements to
rehabilitation. RW 6/24 have been completed. The
assumption here is that RW 6/24 will be dosed
· Presently, the FAA will padicipate only while improvements are under construction.
in those capital projects for which an
aeronautical need has been established. An alternative to the closure of RW 17/35 may
Consequently, the Airpod Commission be the displacement and/or relocation of the
would be required to fund 100% of the thresholds associated with each runway. The
capital cost associated with the thresholds would be located to provide a 20:1
rehabilitation of RW 17/35. approach slope over obstructions within the
approach surface of RW 35 and 17. In the
· The cost to mitigate obstructions within scenario, the runway would be limited to
the approaches could be avoided with exclusive use by small airplanes only.
limited resources being committed to Rehabilitation of the runway pavement would
obstruction removal on Runways 6/24 still be required as would continued
and 12/30. maintenance. This altemative is not
recommended.
5-3
NOV 15 1999
P.C.D. DEPARTMENT 5790 Cosnino Road
Flagstaff, AZ. 86004
November 9,1999
Melody Rockwell, Associate Planner
City of Iowa City
410 East Washingtod Street
Iowa City, Iowa 52240-1828
Dear Ms. Rockwell,
Thank you once again for all the information regarding the development of
the Iowa City airport.that you gave me 23Sept99. Every time I look at the
preliminary plat plan of the North Airport Development and the September'99
draft of the South Central District plan, I seem to discover another pertinent
item of interest.
If you'll bear with me, I would like to make a few historical comments.
You may remember, I referred to the Iowa City map of 1868 hanging downstairs
at the Iowa Book store. It outlines the first Fairgrounds (#12), including
the race track the contours of which appeared at every spring plowing of our
field west and south of the house.
My grandfather, David Goodwin, was "moving to town" in 1903 from his farm
on the Dalton road (now called Dane). He had bought a house on Governor street
but was not happy with the prospects of living on a city lot. When he found
that ~r~, Clearman was selling the 25 acres, he snapped it up. It was described
as "25 acres off of the east end of lots 12,13,14 & i5 in Section 16, Twp 79north,
range 6, west of the 5thP.M," as well as the"East ½ Lot 14 also Lot 12 & 13 o~
SE~ Section 16 equaling 24.60 acres)
I have underlined Section 16 because I think it is worth noting that it was
one of the numerous Section 16's set aside for "The Benefit of Public Education"
when the State of Iowa was originally formed from the Territory.
When my grandfather bought the acreage, the outbuildings were said to have
been constructed from the fencing around the Fairgrounds which does appear in
the 1868 map. We still have the hinges from the main gate.
Buffalo Bill's Wild West Show had been on~f the attractions at the Fairgrounds.
During the Civil War the area was a training ground for the soldiers and
was known as Camp Fremont.
Around 1929 State Highway #1 was constructed through ou~north orchard. It
went almost directly west from Riverside Drive to the Dalton Road which had ended
at Benton Street. This produced the "Y" intersection of #218 and #1. #1 was
paved for exactly one half mile west from Riverside Drive. The section left
of the road between #1 and Benton Street is now Miller Avenue and was not paved
nor was Benton Street hill at that time. Not even graveled -- as I remember vividly
flying down the rutted dirt road on my brother's bicycle wondering if I were
going to live to see the bottom of the hill!
The fascinating old brick house facing the Dalton Road (now Mille~ was
always known as the old Bird Place. Three daughters of the Bird family were
contemporaries and friends of my mother and her older sister. I was surprised
when Margaret Keyes referred to it in her book as the Ruppert house.
Until my father, William T. Goodwin, after W.W. II first sold parce~ of
the land (begining from th~ Yestern boundry which was approximately in line
with Miller Avenue), our land was farmed out on shares -- usually planted in
corn. In the 50's Jack Estelle rented the land for his fruit and vegetable
market growing many of the vegetables there himself with the help of his family.
My father was trained as an architect and building contractor serving
his apprenticeship under F.X. Freyder. When Iowa City was going through Urban
Renewal, I mentioned to him the Press Citizen story that the Paul-Helen building
was found to be sound enough to save. He rather tartly replied, "It should
be. I designed it!" The Rohrbacher sanitarium at 811 East CollegeiS another
building planned as well as c~tructed by my father. He was also a great
advocate for and planter of trees well into his 80's and 90's but certainly
not a "truck farmer".
It is a quibble, ~now, as is referring to the Wardway Plaza as the City's
"first suburban strip shopping mall." That is what it has ~volved into.
It was originally referred to ( and damned by the downtown merchants for starting
a trend) as "the first suburban shopping center".
I have wished i had asked you and have been wondering since about the
reasoning behind changing the 50' access along the north border of the airport
land to a 30' access on the eastern half -- also, proposing one 50' and another
30~ access from Ruppert Road to this north border east-west access. Why not all
50' accesses?
An enormous amount of effort has gone into all these plans and I commend
you and the staff for it. Again, my appreciation for all the information.
Best wishes!
Sincerely,
Ellinor Goodwin Green
A few items about the Benjamin pasture:
Before the City elders decided to turn it into a dump (even though zoned
as a park), the pasture land east of Riverside Drive was used as the camp ground
for what seemed to be a fairly large C.C.C.unit. They planted trees all over the
pasture, but few survived the blistering summer heat. A National Guard Cavalry
troop pastured its horses there another summer. And one spring, the whole area
was under water -- a true flood plain. We hoped the river would come up over
Riverside Drive so we wouldn"t have to go to school -- but it didn't.
City of Iowa City
MEMORANDUM
Date: November 17, 1999
To: Planning and Zoning Commission
From: Jeff Davidson, Assistant Director, Dept. of Planning & Community'Development
Re: Draft South Central District Plan: Proposed alignment of arterial street
Following is a brief report prepared by Earth Tech on the feasibility of moving the east-west
arterial street extension of Mormon Trek Boulevard further south on the Dane and Williams
properties. The report states that either of the alternative alignments can be constructed and
comply with the City's design standards for arterial streets. The recommended alignment is
Alternative N-l; the two alternative alignments further south have been labeled N-1.1 and N-1.2.
All three alignments are shown on the attached aerial photo.
Alternative N-1.1 would cross Dane Road approximately 370 feet south of the fence line on the
Dane property. The original Alternative N-1 crosses Dane Road approximately 100 feet south of
the fence line. Follow-up survey work prepared by Earth Tech in assembling this information
indicates that the flags you observed in Mr. Dane's field on our field trip were further north than
the actual N-1 alignment. The significant issue with constructing the N-1.1 alignment is the
amount of additional grading i'equired to make the intersection with Dane Road work properly.
The increase in estimated construction cost of the N-1.1 alignment over the N-1 alignment is
approximately $175,000, due to the increased grading cost to lower Dane Road to meet the new
arterial.
The N-1.2 alignment appears to have significant impacts compared to the N-1 or N-1.1
alignments. The N-1.2 alignment is directly adjacent to the Williams residences and displaces 8
to 10 lots in the Lake Ridge Manufactured Housing Park. Earth Tech's analysis also shows
impacts to a linear wooded area and possible wetland areas. The N-1.2 alignment would place
the new arterial very close to the residences along Dane Road. Although the increase in
estimated construction cost of the N-1.2 alignment is modest compared to Alternative N-l, we
do not recommend further consideration of this alignment because of the social and
environmental impacts.
One additional piece of information you requested was the estimated distance between the
north edge of the new arterial street and the nearest mobile home in the Thatcher Mobile Home
Park. The distance is approximately 50 feet from the southeast corner lot, and 90 feet from the
southwest corner lot. For comparison, our required residential setback along an arterial street is
40 feet.
Let me know if you have any questions or require additional information.
Attachment
cc: Karin Franklin
Bob Miklo
Melody Rockwell
ppdadm/menVsocentr.doc
5oi Sycamore Street, Suite 222, P.O. Box ~497, Waterloo, Iowa 50703:
November 15, 1999
Mr. Jeff Davidson
Planning and Community Development
Civic Center
410 East Washington
Iowa City, Iowa 52240-1826
Subject: Soutl~ Central Arterial Corridor Study
Alignment Alternatives Near Dane Road
Earth Tech Project No. 31271
Deaf Mr. Davidson: Telephone
We have completed our evaluation of two additional alignment variations for the South
319.232.653~
Central Arterial in the vicinity of Dane Road. A review of the alignment in this vicinity was
requested by the Iowa City Planning and Zoning Commission at their October 18, 1999, v~c si-~i te
meeting.
3~9.232.o27~
The attached drawing shows the location of two additional alternatives, which are described
as follows:
Description of Alternative N-1.1
The objective of this alternative was to move the east-west segment of the arterial to the south
in the vicinity of the George Dane property, while keeping the alignment north of the
building site on the Williams property. The east-west segment would be located about 150
feet farther south than the previous Alternative N-1. This segment is also located about 330
feet north of the entrance to the Williams property.
Alternative N-I.1 would cross Dane Road about 230 feet south of Alternative N-1. This
location would place the intersection with Dane Road approximately 300-350 feet south of
the crest of the hill on Dane Road. This alignment places the crossing of Dane Road about
370 feet south of the fence line on the Dane property; the original Alternative N-1 crossed
Dane Road about 100 feet south of the fence line.
Significant regrading of Dane Road would be required to create a platform for this
intersection, with cuts of approximately 10 to 12 feet below existing grade. We have shown a
relocation of Dane Road to shift the north leg of the Dane Road intersection about 200 feet to
the west, where the grades would be more favorable.
E A R T H ~ T E C H
Mr. Jeff Davidson
November 15, 1999
Page 2
Description of Alternative N-l.2
This alternative places the east-west segment of the arterial along the existing entrance road
to the Willjams property. The intent of this alignment is to avoid displacing any of the
buildings on the Williams property. To the east of the Willjams farmstead, the alignment
would be shifted back to the north, crossing Willow Creek, to avoid the existing lake and the
Colonial Lanes building. Several of the building lots in the Lake Ridge Manufactured
Housing Park would be affected by this alignment.
The intersection of Dane Road for this alternative would be about 420 feet south of
Alternative N-I. This would place the intersection with Dane Road near the bottom of the
hill, just north of the first residence. This alternative would require considerably less grading
on Dane Road than the previous Alternative N- 1.1.
All of the alternatives would meet the city's design standards for arterial streets. The
following is a summary of the significant differences between the alternatives.
Comparison of Impacts - Alternative N-I.1
· East of Dane Road, this alternative is located on a flatter portion of the side hill, as
compared to Alternative N-1. Estimated side hill slopes are approximately 10 to 12
percent, as compared to 14 to 20 percent for Alternative N-1. While either slope is within
a reasonable range for constructing a roadway of this type, the steeper slopes may require
increasing the right-of-way width by 20 to 30 feet.
· Alignment bisects Dane and Willjams properties just east of Dane Road.
· Requires major reconstruction of Dane Road for new intersection. The Dane Road
realignment would require additional right-of-way and would increase the overall
construction costs as noted below.
· Shifts alignment approximately 200 feet farther south of building site on Dane property.
· Shifts alignment approximately 150 feet closer to building site on Williams property.
· No significant environmental constraints have been identified.
· Increases estimated construction costs approximately $175,000 compared to Alternative
N-1. Most of the increase is due to increased grading costs and the lowering of Dane
Road to meet the new arterial. Right-of-way costs have not been estimated.
E A R T H ~) T E C H
A tqCO INTERNATIONAL LTD COMPANY
Mr. Jeff Davidson
November 15, 1999
Page 3
Comparison of Impacts - Alternative N-1.2
· Shifts alignment approximately 470 feet farther south of building site on Dane property.
· Places arterial immediately adjacent to buildi.ng site on Williams property.
· Places new arterial close to existing homes on the west side of Dane Road.
· Will impact a linear wooded area just south of the Williams property. This area, adjacent
to a drainageway, is not identified as a wetland on the NWI maps. However, the soils
appear to have hydric inclusions, which indicates wetlands could be present. The linear
wooded area may also be a natural corridor for wildlife travel and habitat.
· Requires relocation of Dane Road to construct new intersection, although considerably
less extensive than Alternative N-I. 1.
· Impacts approximately 8 to 10 platted lots in the Lake Ridge Manufactured Housing
Park.
· Increases construction costs an estimated $30,000 compared to Alternative N-I. Right-
of-Way costs have not been estimated.
The above comments summarize our major findings on this evaluation. Please note that the
alignments shown on the map represent a "planning level" design and would be subject to
change and refinement during final design when actual ground surveys are obtained.
If you have any questions or need additional information, please give us a call.
Very truly yours,
Earth Tech
Attachment: As Noted
T/lJJdavid.doc
F A R T H ~ T E C H
A tqc(] INTERNATIONAL tTD COMPANY
4120 Dane Road
Iowa City, IA 52240
November 18, 1999
Iowa City Planning & Zoning Conmission:
Dear Friends,
Melody Rockwell has been very kind to keep me informed of when there would be
discussion abut the west end of the South Central Arterial.
She also provided me with a copy of Earth Tech's November 15th evaluation as
soon as it was available.
I appreciate these courtesies and thank her for them.
I took the copy home, studied it, made some sketches, and ~as pleased with
what I saw.
The map for this evaluation is to a larger scale than the maps in the
original Earth Tech report. I found the original alignment for N-1 was
further down the hill than. I'was able to discern from the earlier report.
In this latest evaluation, Earth Techmakes 2 alternate proposals: N-I.1 and
N-1.2.
N-1.2 is a route south of the Willjams' lane and buildings and across the
north part of the Lake Ridge Housing area.
I concur with Earth Tech that this is not a good route.
Their reconmended route, N-i.1 is further down the hill from our home and
this pleases us.
This afternoon, I had a good visit with Jeff Davidson and told him N-i.1
pretty well answered the problems I foresaw with the original N-l.
I then came home, got a 100 foot tape, re-positioned the flags I bad placed
earlier, and located on the west fence where N-i.1 would cross Dane Road.
What I then saw pleased me even mere for N-i.1 is a little over ½ way down
the hill. It would be around 400 feet south of the fence.
While like everyone else who like sidewalks, but want them on the other side
of the street; we are not especially thrilled about having any road across the
hill. But we realize roads have to go someplace, and other people have been
inconvenienced so we can drive on better and safer streets in Iowa City.
Hence, the proposed route Alternate N-i.1, is acceptable.
I do wish to point out, that if there were a way to move N-i.1 another 100
feet further south down the hill, it would then avoid some of the steeper
slope and would be easier and cheaper to build.
Also, if prior to construction, our good friends and neighbors Tom and Karen
Willie are finished with their building site, you might want to re-visit
this routing. It might then be possible to move even further south, take
advantage of the existing county road right-of-way, and have a direct route
east to South Riverside Drive.
In closing, let me say we really appreciate your hearing our concerns, your
coming to the farm to see things first hand, and having an open mind to our
suggestions.
Marjorie joins me in thanking you.
This has been an interesting experience. First, it is re-assuring to find
the system and procedures work. We had ample opportunity to express our
concerns and an acceptable alternative was found.
Since we live in the county, this is our first experience with an agency of
the City. I now have a much better understanding and appreciation of the
tremendous amount of time you people give to the City.
Two regular meetings and 2 work sessions per month, the hours of home work
required to be prepared forthe meetings, the length of the meetings
themselves, and having to ni~ke hard decisions to resolve conflicting
opinions, really add up to a heavy commitment.
So in addition to thanking you for the way our problem has been handled; we
thank you even more, if that is possible, for the many hours of hard work you
give to Iowa City.
Sincerely yours,
George R. Dane
Marjorie S. Dene
City of Iowa City
MEMORANDU, M
Date: November 23, 1999
To: Iowa City Planning and Zoning Commission
From: Melody Rockwell, Associate Planner
Re: South Central District Plan
Attached is a revised future land use scenado map of the South Central District.
The following changes were made: the runway extension to the west is shown,
the apartment area is designated in a lighter brown so that it is more
differentiated from the industrial purple color, the pink office park/commercial
color was extended to the east on the Dane/Williams properties, and the
neighborhood commercial zone was extended south on the Schuchert proljerty.
The east-west arterial street alignment will not be revised on the map until a
decision is made concerning its location.
,:,
Staff continues to have concem about having a twenty-acre area designated on
the map for neighborhood commercial. It is twice the size of what is permitted
for neighborhood commercial zones in Iowa City, is relatively close to a large
community commercial zone and is not located at a major intersection. Staff
therefore suggests that the text of the Commerdal/]:nstitutional section on page
31 of the drat'c plan be revised as follows:
COM MERQALj1:NSl'/RJTZONAL The dosure of Runway 35 will also
remove limitations for development of property immediately south of the
runway, because the building height and use restrictions of the airport
runway protection zone for that area will no longer be in effect. The
frontage portion of the property located along Riverside Drive and south
of the Airport and Colonial Lanes is suitable for redevelopment to a
neighborhood commerdal area of approximately scven acrcs in sizc. This
property with good access on a hard-surfaced road is well-situated to
serve the manufactured housing residents, other area residents,
employees of industrial and intensive commerdal developments and
people using the recreational facilities in the area.
A park connecting to a greenway trail around the pond and then the trail
system along Willow Creek will enhance the livability of the residential
development in this area. Because the designated neighborhood
commercial area is quite large and is adjacent to residential
development and along a major entranceway to the city, it should be
designed so that it does not become a commerdal strip. Hixed uses
such as townhouses and apartments should be considered as
part of a planned commercial development for this area. The
neighborhood commercial node may also offer good locations for
institutional uses, such as a church, a daycare center, a fire station, and
an extension of the fairgrounds. This would provide a suitable buffer
between the industrial uses to the east and the single-family residential
uses that are projected to occur on the west part of the property.
Bec, ausc this ,~roa is adj~ccnt to rcsidontial dcvdopment and along a
major ontranccway to thc city, it should bc dc3ignod so that it docs not
bccomc a commcrdal strip.
Arterial Street Study
The Commission received the EarthTech Study at its November 18 meeting, and
asked that additional information be provided concerning the distance between
the alternative street alignments and the George Dane and Tom Williams'
residences. According to Bob Lentz, the estimated distances between the
centerline of the proposed arterial and the nearest corner of the residence
(keeping in mind that these alignments are at "planning accuracy" and could be
shit~ed during final design):
George.:Dane residence:
Alternate N-l: 250 feet
Alternate N-1.1: zlA0 feet
Alternate N-1.2: 720 feet
Tom Willliams residence:
Alternate N-l: 400 feet
Alternate N-1.1: 250 feet
Alternate N-1.2: 70 feet (Note: Could be moved
farther from the house by
moving arterial street align-
ment further into the Lake
Ridge development.)
As Jeff Davidson's memorandum on this issue indicated, all three alignments
meet the City's arterial street design requirements. Staff prefers the N-1
alignment, because it would be less costly to build than the N-1.1 route and
would be less socially and environmentally detrimental than the N-1.2 alignment.
If the Commission and Council select the N-1.1 alignment as the favored
alignment, it does meet the City's design standards and staff feels that it is an
acceptable, though more expensive alignment. Staff cannot support the N-1.2
alignment.
South Central District
Future Land Use-Scenario
DEPARTMENT OF PNING AND COMMUNITY DEVELOPMENT, CITY OF IOWA CITY
November 30, 1999
Remarks by George R. Dane to the P&Z Commission, December 2, 1999
OVERLAY 1:
You have seen this overlay, so I won't go into the details of dimensions and
building locations.
I have walked the fields west of Dane Road and transferred the contour lines
from Figure 1 of Earth Tech's report of May, 1999 to that area.
This is shown on Overlay 2.
I took out the background of the aerial photo so contours would show up
better.
The slopes west of Dane Road are equally as steep as those on the east side.
Toward the middle of the west field, the ground flattens out and rises to a
high point some 10+ feet higher than the Dane ridge.
In the northeast corner of the field, there is a steep slope down toward the
corner at Dane Road.
Along the west side of Dane Road, there is another steep slope south down
from the ridge to a large flat area west of the northernmost house along Dane
Road.
The elevation of the intersection of Hwy 1 and Mormon Trek is about 720.
East of Dane Road, both N-1 and N-1.2 would require "notches" to be cut in
the side of the hill, and some similar cuts west of Dane Road.
Earth Tech reported that N-i.1, being farther down the hill, would require
additional lowering of Dane Road to accommodate the intersection; and stated
this additional cost at $175,000.
I assume this is net of the savings from smaller "notches" in the hills.
N-l-2 is closer to the bottom of the hill, would take advantage of the
Williams Road (county R.O.W.) and have less grading expense.
As drawn, its proximity to the home west of Dane Road and the Williams home,
the crossing of the NWcorner of Lake Ridge Court, and the possibility of
encountering wet-lands at the east end, speak against the N-1.2 alternative.
With some modification, N-1.2 might become a viable alternative.
The first is on Overlay 3.
Come SE from the Hwy 1 and Mormon Trek intersection as shown, but curve a
little mere south to the flatter land west of the Dane Road/Williams Road
intersection. Cross Dane Road at nearly right angles on the flat land
between the 2 hills, and follow the Willjams Road (county R.O.W.) on east.
Then swing north to miss the NWcorner of Lake Ridge Court and the possible
wet-lands. Finally pass north of the pond to Riverside Drive.
Were the Willjams home and the northern most house on Dane Road not there,
this alignment might be one of your considerations.
It would cross flatter ground and have an easier intersection with Dane Road.
It is possible that by the time the arterial is ready to be built, there
could be changes in the circumstances for these homes and they would be
willing to sell to the City. The cost of purchasing them would be offset by
lesser grading and R.O.W. expense. Someone in the City could be encouraged
to keep in touch with the Williams' and the people on Dane Road so as to be
aware of the possibility of acquisition.
There is another possible modification to N-1.2
I show this on Overlay 4.
Cross Dane Road between N-i.1 and N-1.2 as shown. This would be abut 200'
north of the last house on Dane Road.
Then stay between N-i.1 and N-1.2 to take advantage of the flatter ground,
and rejoin N-i.1 north of the Williams home.
This alignment would have little impact on either the Williams' or the north
house on Dane Road, but would indicate the desirability of being as far south
as possible.
In the event either or both of those properties could be acquired, the
routing could easily be shifted south.
In the meantime, either of these alignments would indicate the desirability
of a route east across flatter ground. They would avoid Lake Ridge Court,
and would better protect the area from future developments which might have
to be bought out later.
I hesitated to bring these 2 possibilities up when you are ready to vote.
But this is my first opportunity since seeing the details and dimensions
arising out of Earth Tech's latest report.
Between ALT N-1 and ALT N-I.1, our choice is N-I.1, the middle route.
It preserves the crest of the hill and vistas from there.
It is a reasonable distance north of the Willjams buildings.
In spite of having to lower Dane Road, I believe it would be easier to build.
The $175,000 additional might become less of a factor when all of the costs
for R.O.W and other acquisitions are added in.
But it would still would require "notches" east and west of Dane Road. It
would cross near mid-field and this could affect the utilization of the
remaining parcels.
Between N-l-1 and N-1.2, we would suggest N-1.2 as modifie~by either of the
alternatives.
Under both of these, someone should be alert to the possibility of acquiring
the Williams and Dane Road properties.
Since this may be my last opportunity to address you, I thank you again for
your consideration and time. You have probably spent more time listening to
me about the arterial than anyone else, and I appreciate your patience.
i .h. L
,Tanuar'y 18, 2000
Cltl/0 ,
Re: South Central District Draft Plan Public Hearing
~Dear South Central District Property Owners:
The ]:owa City Planning and Zoning Commission held public hearings on the 5outh
Central District Plan this fall and on December 2, 1999, recommended approval of
the draft plan with a number of revisions. The amended draft plan is now being
forwarded to the City Council for its consideration. Tt is anticipated that the City
Council will hold o public hearin9 on the ~outh tenteal Disfeict Plan on:
Tuesday, February 1, 2000- 7:00 p.m.
Tuesday, Febmarg/1 ~, 21900 - 7:O0 p. m.
Bofh hearings will be held/n fhe
Civic Cenfer Council ChambeP$
410 E H/ashin~ton 5teeet
As participants in the district planning process, you may be interested in presenting
your comments either verbally or in writing at the Councirs public hea~ing on the
5outh Central District draft plan. Copies of the draft plan revised per the Planning
and Zoning Commission's recommendation will be available for review by ~Tanua~y :>8.
Please call Tammy Parks at 356-5230 if you would like to reserve a copy.
]:f you have any questions or concerns about the draft plan or the public hearing
process, please feel free to call me at 356-5:>51 or e-mail: melody_rockwell@iowa-
city.org. ]: will be out of the office between ,Tanua~/Z6 and February Z. ]:f you
need assistance during that time period, please call Bob Miklo, Senior Planner at
356-5240 or e-mail: bob_mikloeiowa-city.org.
Sincerely,
410 EAST WASHINGTON STREET * IOWA CITY, IOWA 52240-1826 * (319) 356-5000 * FAX (319) 356-5009
4120 Dane Road
Iowa City, IA 52240
January 24, 2000
February 1st and 15th the Iowa City Council will hold
public hearings on the proposed South Central District
Plan.
The Dane Families have an interest in what is decided.
This plan has been in the making for a long time. Some of
the council persons in office during the development have
become aware of the proposed route for an arterial street
running east and west south of the Airport.
Attached is some background material from my records. I
hope this information will be helpful to you as you
prepare for public input to this important project.
Our home is a good vantage point for viewing what is
proposed. You are most welcome to came at anytime and
take a look.
Just give me a call.
Sincerely yours,
George R. Dane
354-3901
January 24, 2000
BACKGROUND INFORMATION re: ALIGNMENT OF E-WARTERIAL FOR SOUTH CENTRAL
DISTRICT
Since at least December of 1997, the Planning & Zoning Commission has been
studying a plan for the South Central District which would include an east
west arterial street crossing the area south of the Airport.
It would begin south of Iowa City at the intersection of Sand Road and
Sycamore Street, cross the Iowa River, and proceed west to the intersection
of Hwy 1 and Morman Trek southwest of Iowa City.
The western portion of such a street would affect the John & George Dane
families.
A brief description of the topography may be helpful to understanding what is
involved.
West and northwest from Sycamore Street and Sand Road, the land is relatively
flat as the Iowa River is crossed. About ~ mile west of Riverside Drive, the
land rises some 100 feet to a ridge or crest in the vicinity of the George
Dane residence which is just east of Dane Road.
The contours and building site locations for this western portion are shown
on Map 1.
South of the ridge and the George Dane residence, the land drops rapidly to
an E-W ravine. East of Dane Road the ravine contains a county road which
leads to the Tom Willjams residence.
The slope down to this ravine is quite steep. The average grade is 10~ and
in some places it reaches 14-20~
Northwest of the Dane home and Dane Road, the ridge continues to within 500
feet of the Morman Trek-Hwy 1 intersection where it then drops some 60 feet
to Hwy 1.
From the Dane home on the crest of this ridge, one can see City High School,
the LP pumping station on American Legion Road some 8 miles to the east; and
at night, the lights of Lone Tree 12-14 miles to the southeast down the Iowa
River valley.
There are few places left in or around Iowa City offering this view of the
Iowa River valley. From this vantage point, the sun rises have been
described as fantastic and the sun sets as awesome.
INITIAL RECOMMENDATIONS
P&Z's consultant, Earth Tech of Waterloo, studied numerous possible routes
for connecting Sycamore Street to Morman Trek. Part of their research was to
interview property owners in the area.
I have been the spokesperson for the Dane family.
From the beginning when Earth Techmade its interviews in late 1998, I have
been consistent in the view that the arterial should be located in the
vicinity of the county road leading to the Willjams property since it is
already owned by the public and this would save on right-of-~ray expense.
The flatter iground would require less grading. Dane Road and the arterial
would intersect at a common grade, and would be at right angles without the
expense of "skewing" the intersection.
This would be an almost direct route east over flat ground to Riverside
Drive.
In their final report, Earth Tech recommended route N-1 as shown on Map 2.
It would pass just south of the George Dane residence, run parallel to the
E-W ridge near its crest, and would intersect Dane Road at point where Dane
Road is some 20 feet below the surrounding landscape.
Deep slots or "notches" would be cut in the side hill in order to lower the
arterial to the level of Dane Road. Extensive re-grading would be required
to re-locate and "skew" Dane Road in order to intersect the arterial at right
angles. This will be expensive.
The proximity of the arterial to the ridge line and the grading and "notches"
necessary to build the intersection, would change the character of the
hilltop and impact the viewing to the NE, east, SE and to the west and
northwest.
ALTERNATIVES
Following their visit to the George Dane homestead, P&Z requested Earth Tech
for some alternatives which would move the arterial down the hill to the
south, to flatter ground and to take advantage of the existing county road to
the Willjams' residence. This would also permit Dane Road and the arterial
to intersect at normal right angles without Dane Road having to be skewed or
re-located.
Earth Techmade its report November 15, 1999.
The original N-1 route was clarified and moved down the hill abut 100 feet.
Two alternatives were proposed: N-i.1, and N-1.2. These are shown on Map 3.
Although N-1 w~s moved away from the ridge line or crest, it and Alt N-i.1,
(which crosses the hill near mid-point), would still cross the south slope at
or near its maximum grade. The deep "notches", extensive re-grading and
skewing of Dane Road would still be required to create the intersection with
Dane Road. These are costs which would not be incurred if the arterial were
built on the flatter ground at the bottom of the hill.
Alt. N-1.2 was not desired because it went south of the Williams' property
and impacted the NW corner of Lake Ridge Park.
2.
P&Z's RECOMMENDATION
At the December, 2, 1999 public hearing, I presented some written comments
and spoke at some length in support of a route across the flatter land at the
bottom of the hill. The verbal comments are reported in the minutes of that
meeting.
Following the public discussion, the Commission informally discussed the
alignment for the arterial·
In essence, the Con~nissionw~s in agreement that the east segment of N-l,
near Riverside Drive, was the best routing; but they attempted to find
wording which would leave undefined the west segment across the Dane
property.
"The final determination would have to be based on engineering costs, and the
property status at the time of construction, because we don't know who will
own what and who will be willing to sell or modify."
As the final motion was perfected, this flexibility was lost. The final
motion was: ".. the aligrm~nt in the vicinity of Dane Road robe generally
between alternate N-1 (north) and alternate N-I.1 (middle) .... subject to
finalization of the alignment with consideration of engineering criteria and
land acquisition costs as well as social, environmental and other factors."
DANE FAMILY CONCERNS
A literal interpretation of this recommendation could limit the route to a
narrow 150+ foot wide strip across the upper portion of the sidehill.
It would cross the south slope near its maximum grade, require extensive cuts
or "notches to create a level roadway, and re-grading and skewing of Dane
Road to accommodate the intersection. It would change or affect the beauty
the hilltop·
The same grading costs I spoke of earlier would be incurred, and there would
not be a saving in right-of-way expense by utilizing the existing country
road at the bottom of the hill·
Dane Road ~s a well traveled road, and will become more so ~n the future. To
skew its present north-south alignment to create a side-hill intersection
does not seem prudent and this will create additional expense,
The Dane Family has been adamant in its desire to protect and preserve the
hilltop and the south slope for future generations. Even members of the
immediate family have not built there.
That is can still be enjoyed is due to the fact that neither our parents, nor
we, succumbed to the pleas of developers. If any of us were interested in
the quick dollars that can come from sub-dividing, the farm long ago would
have been filled with houses.
Not all inheritances have to be measured in dollars. It seems to us that the
best inheritance we can pass on to our grandchildren and all those who
follow, would be the continued opportunity to enjoy this place of beauty.
We w~nt to preserve the beauty of the area and its openness. After this most
recent snowfall, 25 young people with their parents enjoyed an afternoon of
safe tobogganing and sledding in the bright sun on the south slope.
Many kites have been flown from this field.
Putting an arterial across the upper or mid_regions of this south slope would
change all this forever.
The building of this South Side Arterial is described as being sometime in
the indefinite future,
Our concern is that in the meantime many of the points and concerns raised
during these past months will be lost or forgotten.
As someone smarter than me once said, "A road built in the wrong place for
short term reasons will be in the wrong place forever."
In time, a line on a map often acquires a rigidity or status that may not be
warranted at a future time when social and economic conditions may well have
changed.
It is our request that rather than limit the recommendation for the proposed
alignment in the vicinity of our home to a narrow strip; that "There be
flexibility in the location of this western portion, and all of the options
be reviewed at the time the arterial is actually going to be built."
~OUTI1 CI:NTI~AL
DI~Ti~ICT PLAN
DRAFT
RECOMMENDED FOR APPROVAL
BY THE
IOWA CITY PLANNING AND ZONING COMMISSION
NOVEMBER 1999
SOUTH CENTRAL DISTRICT PLAN
City of Iowa City, |owa
Draft Plan - February 2000
IOWA CITY CITY COUNCIL
Mayor Ernest W. Lehman
Mayor Pro Tem Mike O'Donnell
Connie Champion
Steven Kanner
Irvin Pfab
Dee Vanderhoef
Ross Wilburn
IOWA CITY PLANNING & ZONING COMMISSION
Lea Supple, Chairperson
Ann Bovbjerg, Vice-Chairperson
Dean Shannon, Secretary
Benjamin Chait
Richard Gibson
Marilyn Schintler
Pam Ehrhardt
CITY MANAGER
Stephen J. Atkins
DEPARTMENT OF PLANNING & COMMUNITY DEVELOPMENT
Karin Franklin, Director
Jeff Davidson, Assistant Director
Robert Miklo, Senior Planner
Melody Rockwell, District Planning Coordinator
Scott Kugler, Associate Planner
John Yapp, Associate Planner
Kay Irelan, Graphic Artist
SOUTH CENTRAL DISTRICT PLAN
Contents
INTRODUCTION .......................................................................................................1
Exhibit A, South Central District Property Owners Map ...................................... 2
Exhibit B, Iowa City Planning Districts .................................................................3
HISTORIC CONTEXT .................................................................................................4
Early History, Archaeological Sites, Indians/Early Settlers, Agriculture ............... 4
Exhibit C, South Central District Recorded Archaeological Sites Map ................. 5
Highways, Airport ................................................................................................7
Fairgrounds ...........................................................................................................8
CURRENT CHARACTERISTICS ...................................................................................8
Sensitive Areas, Major Streets ..............................................................................8
Exhibit D, South Central District Sensitive Areas Map .........................................9
Exhibit E, South Central District Flood Plain Map ..............................................10
Exhibit F, South Central District Streets Map .....................................................12
Trails, Public Utilities & Services ........................................................................13
Exhibit G, South Central District Potential Trail System Map ............................14
Exhibit H, South Central District Utilities/Fire Service Map ..............................15
Fringe Area Policy ..............................................................................................16
DISTRICT SUBAREAS ...............................................................................................16
Exhibit I, South Central District Subareas Map ..................................................17
AIRPORT CENTRAL: SUBAREA A ............................................................................18
Exhibit J, Phase I Airport Improvements Map ....................................................19
HIGHWAY 1/AIRPORT NORTH: SUBAREA B .........................................................20
Current Land Uses ..............................................................................................20
Exhibit K, South Central District Current Land Use Map ...................................21
Exhibit L, South Central District Future Land Use Scenario ...............................22
Environmental Features, Future Development ...................................................23
RIVER CORRIDOR: SUBAREA C ..............................................................................25
Current Land Uses ..............................................................................................25
Environmental Features ......................................................................................26
Future Land Uses ................................................................................................27
RURAL/AIRPORT SOUTH: SUBAREA D ..................................................................29
Current Land Uses, Environmental Features ......................................................29
Future Land Uses ................................................................................................30
IMPLEMENTATION ..................................................................................................32
Land Uses ...........................................................................................................32
Streets, Trails/Sidewalks, Entranceways, Infrastructure, Buffers ........................ 33
South Central District Plan
Draft
The South Central District Plan describes the history, current land uses, existing environmen-
tal features and potential, future land uses for the area of the com.munity located south of
Highways 1 and 6 and west of the Iowa River. Guidelines for future residential, commercial and
industrial land uses and supporting public facilities, including streets, sewers, stormwater drainage
and open space, are set forth for the district. The plan also addresses the changes that are antici-
pated in this area as a resu It of the Willow Creek Interceptor Sewer construction and the i mplemen-
tation of the Iowa City Airport Master Plan in the late 1990s. Major entranceway and transportation
issues associated with Highways 1, 6 and 218, and Riverside Drive are addressed as well.
The district encompasses an area approximately 1,811 acres or 2.8 square miles, and extends
south of Highways 1 and 6 and west of the Iowa River to the growth area limits, which mark the
boundaries of the land that Iowa City can provide sanitary sewer service to in the future. [See
Exhibit A: Iowa City South Central District Map] On the west, Highway 218 serves as the pri-
mary boundary, although the district includes a triangular-shaped area that is located immedi-
ately west of Highway 218 and south of Highway 1. Ryerson's Woods Park and Izaak Walton Road
are located at the south end of the district. Nearly half (48%) of the district is located within the
corporate boundaries of Iowa City, and the remaining 52% is unincorporated property located
south and west of the Iowa City Airport.
The South Central District Plan is the third in a series of district plans to be included in Iowa City's
new Comprehensive Plan, Iowa City: Beyond 2000. [See Exhibit B: Iowa City Planning Districts
Map] This district plan was developed in consultation with citizens, who own property, run busi-
nesses, and/or live in this area of the community. People from both the city and the county partici-
pated in interviews, completed surveys and artended meetings in 1997 and 1998, and worked with
city staff to identify positive features, address areas needing improvement, provide historical details
and envision future plans for this district. Upon completion of an arterial street study for the district,
public review of the plan continued in 1999.
South Central District
WmI-Mafi
CubFoods
I
I
Maaulgtuml
EXHIBIT A ~
November 1999
N
I
DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT, CITY OF IOWA CITY
Iowa City Planning Districts
RRID R
NORTH CO~I~,.
NORTH
NORTI4
CENTRAL
NORTHWEST
SOUTHWEST ~ . SOUTHEAST
August 1999
DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT, CITY OF IOWA CITY
4
Historic Context
IEarly History. The people of the Woodland prehistoric period (500 BC - AD 1000) con-
structed earthen mounds in which they buried one or more individuals. According to the
State Archaeologist's records there are no known prehistoric or early settlement burial mounds in
the South Central District. However, area property owners were able to deter the Iowa Department
of Transportation from routing Highway 218 through Ryerson's Woods by presenting evidence in
court that Indian burial mounds exist in that part of the district.
Ryerson's Woods, approximately 40
acres of wooded, steep hills, contain a ",'
wide variety of ferns and wi Idflowers. ~'.' '. . ~:~. F' ~. '-.
The woods were presewed by the
Ryerson fam i ly, who fenced off the
woods and did not allow cable to graze '..~'...~,~.~; ~ '.' ..
or crops to be planted in that area over
the decades they owned the land. Now ~:C;~. ~::
-
space city park with an i nterpretive trail .
system.
.,. ·, . ,
Ryer~on'8 Woods Pa~ oontains a
Arch~eologlcal Sites. S ires of known networR of hiring trail&
early prehistoric and historic habitations
are clustered on the high ridge in the west pa~ of the South Central District. The State
Archaeologist's map of the South Central Distri~ [Exhibit q shows three sites of early prehistoric
and historic habitations west of Highway 218 on the Winebrenner and Maxwell prope~ies, and east
of Highway 218 on the Davis prope~y and the Knorr prope~. Ryerson's Woods Park contains a
prehistoric habitation site, and Sturgis Fer~ Park is noted on the map as the site of a historic period
landfill.
Indians/Early Settlers. Mesquakie Indian encampments and early Euro-American settlements in
Johnson County occurred primarily on the east side of the Iowa River, across from the South Central
District. Records show, however, that the Mesquakie people were active on the west side of the
river as wel I, along a high ridge on the west edge of the Johnson County Fai rgrounds. In 1838,
Benjamin Miller began operating the first ferry in Johnson County, which provided access to the
district from the town of Napoleon. Some of the first Euro-American settlers in Johnson County
homesteaded this area, including Joseph Stover and his family, who settled on the Benjamin Miller
claim west of the Iowa River and established their home where an airport hanger is now located.
Agriculture. During the late 1800s and early 1900s, the district developed agriculturally with well-
established dairy farms and truck farms, including Will Goodwin's truck farm and Jack Estel le's fruit
market on the Wardway (now Gateway One) corner. South of where PB Feed is now located,
Rinard Triptoe had a farm and dairy on poor, easily flooded ground. The Benjamin dairy, located
EXHIBIT C
South Central Planning District Recorded Archaeological Sites
East Lucas Township (T79N-R6W)
Section Section Division Site No. Site Type and Cultural Affiliation
15 SW¼ 13JH781 Historic Period Landfill
20 SE¼ 13JH87 Prehistoric and Historic Habitation
20 SE¼ 13JH88 Prehistoric and Historic Habitation
20 SE¼ 13JH89 Prehistoric and Historic Habitation
20 SE¼ 13JH90 Prehistoric and Historic Habitation
20 SE¼ 13JH91 Prehistoric Habitation
20 SE¼ & NE¼ 13JH92 Prehistoric Habitation
20 SE¼ 13JH93 Prehistoric Habitation
20 SE¼ 13JH94 Prehistoric and Historic Habitation
20 SE¼ 13JH95 Prehistoric and Historic Habitation
28 NW¼ 13JH100 Prehistoric Habitation
28 SE¼ 13JH605 Prehistoric Habitation
Reyerson' s Woods
7
where the airport is now, had good corn ground (sandy loam) and large herds of Holstein cattle.
The Miller Dairy was located south of the current Handimart property. In 1928, Harold Dane started
his dairy farm in the west part of the district. He and his son John built up and then maintained a
herd of 100 Holstein milking cows until the late 1980s.
I-lighways. Riverside Drive was the major north-south route forthis district, and in the early 1900s
was called the Red Ball Route, because every half mile the telephone poles were painted red, white
and blue and marked with large red circles mounted on the telephone poles along the route. In
1951, Highway 1, a gravel road and the major east-west route for this district, was straightened and
paved, and over the next few years, commercial development and airport expansions began to
supplant the agricultural uses south of Highway 1. In the mid-1960s, Wardway Plaza, the city's first
suburban strip shopping center, opened at the southwest corner of the intersection of Highway 1
and Riverside Drive. Other commercial developments, such as the automobile dealerships and
discount stores, fol Iowed and have given the highway corridor the appearance of a commercial
strip.
Airport. The Iowa City Municipal Airport was initiated in 1918 when the Iowa City Chamber of
Commerce rented a portion of a farm field on the Benjamin farm to use as an airstrip, and Iowa
City was designated as a stop in the first air mail route west of Chicago. In 1920, the first air mail
plane flew between Chicago and Omaha, landing on the Iowa City airstrip to refuel. The Iowa City
ai rfield was also a stopover location for the first transcontinental flight in 1924.
The City of Iowa City took over the leasing of airfield facilities in 1922, negotiated an agreement
with Boeing for the use of the airfield by 1927, and purchased the 192-acre Benjamin farm in 1928.
Boeing constructed two 100 by 2,000-foot runways in 1930; the first "surfaced" runways in Iowa.
Boeing and National Air Transport
merged in the early 1930s to become
United Air Lines, which provided com-
mercial air service in Iowa City until .... ', . '
1959, when Ozark Air Lines began
commercial air service. Commercial air
service in Iowa City ended in 1972
when the airlines quit using turboprop ~1~' .....
airplanes for air passenger service. . ' '~": ';~
The airplaneshaped terminal building '
was constructed in 1951. Its light metal
canopy, the Moderne-style metal letters Mail plane at the Iowa City Airport, May 1925.
on the front of the terminal building and
the top to bottom glass wedge which protrudes onto the concrete taxiway add elements of interest
to this bui Iding. The airport site itself with such potential key structures as the terminal building and
the 1930 transport hanger, is considered by the State Historic Preservation Office to be eligible for
the National Register of Historic Places.
Fairgrounds. In 1949, the Farm Bureau/Extension Service hired Harold Montgomery to come from
Story County to build a new fairgrounds for Johnson County. In 1951, the Johnson County Fair-
grounds was established on 10 acres of land purchased from Joe Miller, and the first fairgrounds
building - a barn - was erected by volunteers. The fairgrounds now has 51 acres, and in addition to
the county fair held at the end of July each year, the fairground facilities have become a community
center with 4-H activities, theater productions and over 400 meetings held there annually.
Current Characteristics
Sensitive Areas. Because the district is bounded on the east by the Iowa River, encompassed
to a large extent by a floodplain
and bisected by Willow Creek and -, -,,, . ;~- · ........ ! .....
other lesser drainageways, stormwater ,~ ~.;. ,~.1:.;~'. .:.
management is a critical issue in the
South Central District. [See Exhibit D: : .~:~ .: ..
South Central District Sensitive Areas
Map, and Exhibit E: South Central ..... .i.~.. _-_- - - .'~ "
District Floodplain Map.] The high ""'
water table and relatively flat terrain in
the north and east parts of the district, as
well as the safety issues related to hav-
ing stormwater ponds that attract water-
fowl in the vicinity of airport runway
zones, present challenges to resolving ~1~
drainage concerns for both developed
and developing properties in the district.
The ,Johnson County Fairgrounds contains several
Areas encompassed by the 100-year exhibition halls and community meeting facilities.
floodplain require extensive fill, if they
are to develop. Development of wooded wetlands in the southeast part of the district near the river
may be precluded or severely limited. A high, wooded ridge is located in the southwest part of the
district and culminates in Ryerson's Woods Park at the south boundary of the district. Potential
archeological sites located along this ridge, natural drainageways and steep wooded slopes should
be considered when planning for the southwest area of the district.
Major Streets. The major through streets in the South Central District are the highways that form the
boundaries of the district (Highways 1, 6 and 218) and one north-south street (Highway 921/River-
side Drive). Other arterial streets planned for the district include the relocation of the north part of
Dane Road to intersect with Highway 1 opposite Mormon Trek Boulevard, an east-west arterial
street along the south boundary of the airport to connect Dane Road to Riverside Drive, and a
collector street from Highway 1 via Ruppert Road to Riverside Drive through the proposed North
Airport Commercial Park. A service road at the rear of the commercial properties along Highway 1
from Ruppert Road to the south drive of the Gateway One property may be considered to facilitate
commercial traffic in this area. [See Exhibit F: Proposed South Central District Arterial and Collector
Streets Map]
South Central District
Flood Plain
Z ,~._./~ ', . "~! ',. '.. I u
f~. ~ .... Ij~..i J~:, ,.,,,,=.'.h.':~:: ',
EX3IIBIT E ~ [ I Proposed updated 100-year
AUGUST 1999 Flood Boundaries
N
DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT, CITY OF IOWA CITY
11
In 1998-1999, an arterial street study was undertaken to evaluate what the preferred alignment
would be for a connecting arterial street between Mormon Trek Boulevard on the west and the
Sycamore "L" on the west. This study took into consideration what river crossing route would be
, K ..
~orial ~ o~ t~ ~ pa~ o~ t~e ~out~ O~tr~l Di~t~ot, ~.
best given the traffic, environmental, land ownership/use and drainage issues that need to be ad-
dressed along this section of the Iowa River. Long-range a~erial street plans for this area include a
river crossing that extends east from the Highway 218 interchange across the river to the Sycamore
"L". Locating a major a~erial street through the extensive wooded wetlands adjacent to the river will
need to take into account the construeion costs and environmental degradation associated with
this route.
Traffic congestion on Highways 1 and 6 and anticipated development in this distri~ provide strong
i nd icators that a river crossing will be needed to facilitate traffic flows in this south area of the com-
munity within the next five to ten years. The a~erial street study has recommended a preferred
alignment for this river crossing that generally follows the Willow Creek Interceptor Sewer route
across the river, conne~ing Riverside Drive and the future a~erial street along the south bounda~
of the Airpo~ through the noah pa~ of Mesquakiee Park and across the river south of Napoleon
Park to Gilbe~ Stree~Sand Road. The study indicates that this route will alleviate traffic congestion
on Highway 1 and 6 in a less environmentally negative and costly way, while improving traffic
circulation with the South and South Central Districts. In the long term, e.g. twen~ years or more, a
second river crossing may need to be considered fu~her to the south. This decision will depend on
whether future development pa~erns and vehicular traffic pressures in the area warrant such a
substantial investment.
12
South Central District
Arterial and Collector Streets Map
p
CI1 ~ P
· P/CI '1
~ - ·
~ -,,,, e®®e P
~ I1
I
"I!
EXHIBIT F ~ .... Service lane , Streets wUl be designed to be
November 1999 , ,, ,, Collector streets extended in the event of the
closure and/or relocation of the
N m Proposed arterial streets Iowa City Municipal Airport or
· ~' ~" '~' I · x · · x Possible future arterial its runways.
t , , street connection
:;~:-:_~This portion of Dane Road to
~i be closed with extension of
DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT, CITY OF IOWA CITY
13
Long range plans should also include connections for north-south collector streets from the devel-
oping commercial and industrial airport properties to provide for future interior access and develop-
ment if the airport should ever be relocated or closed. In the south and east portions of the district,
natural and man-made barriers will limit the development of grid pattern streets and cross district
connections.
Trails. The i nstal lation of the Willow Creek Interceptor Sewer provides an opportunity to extend the
Willow Creek Trail from Kiwanis Park (located north of the district), south and east to the Iowa River,
and then across the river east to connect with the Iowa River Corridor Trail in Napoleon Park. This
trail will provide pedestrian and off-street bicycl ing access north from Napoleon Park to the Iowa
City downtown and University campus, and eventually south and east of Napoleon Park to other
South District parks, including the City soccer fields. Trail connections from the south and west
portions of the district shou Id be considered along stream corridors and with in the Highway 2 18
buffer area to tie into the City trail system and parks in this area of the community. [See Exhibit G:
South Central District Trails Map]
The Willow Creek Trail connection to the Iowa River Corridor Trail will add an important link in the
regional trail system. As additional property south of Mesquakie Park becomes part of Iowa City, the
potential for extending a trail along the west bank of the river, connecting to Ryerson's Woods Park,
and Iooping north past the fairgrounds to the airport segment of the Willow Creek Trail should be
explored. Wherever possible, Indian trails along the Iowa River should be designated and incorpo-
rated into the City trail system in a way that preserves them as historic elements of this district. As
development progresses in the South Central District, consideration should be given to constructing
trails or sidewalks along existing streets, such as Riverside Drive and Highway 1, and along new
streets as they are constructed to provide safe pedestrian routes in the district.
Public Utilities & Services. The extension of public utilities, such as sanitary sewer and water lines,
should occur before development at urban densities is considered in the south and west portions of
the district. [See Exhibit H: South Central District City Utilities/Fire Service Map] The completion of
the Willow Creek Interceptor Sewer in 1999 will open up development potential and increase
capacity for existing uses throughout much of the district. Because of topography, the area south of
the fairgrounds and Mesquakie Park cannot be served by gravity flow and would require a lift
station. Areas such as this, which cannot be served by gravity flow sanitary sewers, may be consid-
ered for removal from the growth area. Septic systems are not appropriate for flood prone areas in
the southeast part of the district, so urban development is likely to be l i m ited in that area. Sewer
capacity in the area west of Highway 218 is restricted at this time due to the limited size of the sewer
lines serving the commercial development in that area. Water is available down Riverside Drive as
far as Protein Blenders, and can be extended south as development occurs. The water system in this
area needs to be looped (connected with water lines to the northwest, or across the river to the east)
to maintain water pressure.
Police protection is provided in the South Central District by the Iowa City police in the city
and the Johnson County sheriff's office in the rural area. Fire protection is provided in the
district with first responders in the city being Iowa City Fire Station No. 2, located off Melrose
South Central District
Potential Trail and Wide Sidewalk System
CC2
P/CI 1
P
~ ,e ~ ID,.RM
ee · RFBH
! eeeeeee
·
; : IImi I I !
:::.... ~.~ i': :-
;:.~..... /~[ :.
-
EXHIBIT G ~ ........ Conceptual trail system
November 1999
N ~ Trails will connect to trail
~ . . systems in adjacent districts
DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT, CITY OF IOWA CITY
15
South Central District
City Utilities/Fire Service
EXHIBIT H ~ ~///////////////////////~Fire Response, 3-6 Minutes
AUGUST 1999
N :::::::::::::: Fire Response, over 6 Minutes
0 ~- ~,- ~. ~ -- - - - - - -- Relocated Willow Creek
I I I
Willow Creek Interceptor
Sewer Route
DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT, CITY OF IOVVA CITY
16
Avenue, and the downtown fi re station (#1) as the second responder. Currently, the response time is
six minutes or more for most city properties in the South Central District. As this district develops,
there will likely be a need for a fire station to be located in this area. Arterial street continuity is
needed to ensu re adequate fi re and emergency protection. In the county, the Hills Fire Department
is the first responder. In the event of a large fire or emergency situation, all fire departments in
Johnson County and the north part of Washington County are on call through a mutual aid agree-
ment to provide service.
Fringe Area Policy. The City and Johnson County have entered into a Fringe Area Agreement that
deals with how annexations, rezonings, subdivisions and conditional use permits in the extraterrito-
rial area (the two-mile area immediately outside the city limits) will be handled by the two govern-
mental jurisdictions. Unincorporated land that is within Iowa City's growth area in the South Central
District is in Fringe Area C. Properties in Fringe Area C that are presently zoned for residential
development and within Iowa City's growth area, may develop for residential uses, but must meet
City standards for streets, san itary sewers, stormwater management facilities and water l i nes so these
facilities can be connected to the municipal systems upon annexation. Subdivisions in this area are
required to have a cluster design with 50 percent of the development designated as an outlot for
open space, agriculture or future development upon annexation. According to the Fringe Area
Agreement, commercial and industrial developments are not encouraged in the unincorporated
area of Fringe Area C prior to annexation.
District Subareas
The South Central District Plan focuses on four major subareas in the district; each with
distinct characteristics in terms of existing land uses and environmental features. [See Exhibit
I: Iowa City South Central District Subarea Map]
The Iowa City Airport is central to the district in
terms of its location and size (365 acres or 20%
of the South Central District), and is labeled in
the plan as Subarea A, Airport Central. [See
~ ~ ' . '~::':L..'~1";7' """ "" """ "' '
Exhibit J: Airport Expansion Plan Map] The ~~ ~-. ~_ :-~.-~ -,'._,..
proposed airport expansion, which involves ~..... :...:
the eventual closure of the north-south run-
ways (17/35) and the extension of Runway 6 to " ' ':'~
the southwest, will affect futu re land use in the
district. Existing land uses will be altered and ~:: .. :~.!.. ~'-:~::.'~....! ':--: ;~.T,:.,tt~:.:::......;'.
development options may be changed due to ...... ..,
the expansion of flyway areas, the real ignment .
of Dane Road, the possible relocation of a ...... ::..~ ,!:.....: .:.;,.:,:..,~]
portion of Willow Creek, and the opening up The Iowa City Munisipal Airport.
of parcels of land for development. Commer-
cial, industrial and public facilities may be located in the north, east and south areas of the
airport property that will no longer be required for aviation purposes.
South Central District
Subareas
'., .:-~ ~"~7""~i~ .! ,.:~
~.. e ..............
' ~ ~.~-~"~ ~ ;.~. .
P~I ~
~H
~ I1
P
E~IBIT I ~ A ~o~ Cents!
AUGUST 1999 B ~ghwav 1/~rport North
, ~ ~ ,. I C ~ver Corridor
~ ~ ' D Rural/Ai~o~ South
DEPARTMENT OF PLANNING AND COMMUNITY DEVELOPMENT, CITY OF IOWA CITY
18
[] The north part of the district along Highway 1 is a commercial corridor with a mix of retail, office
and other businesses, and is known in the plan as Subarea B, Highway 1/Airport North. This
subarea includes the north part of the Iowa City Airport, which is being redeveloped by the City
and the Airport Commission as the North Airport Commercial Park.
[] The east part of the district located between Riverside Drive and the Iowa River is designated in
the plan as Subarea C, River Corridor. Subarea C contains City properties, including the public
works and transit facilities and Sturgis Ferry Park, at the north end of the subarea; intensive
commercial and industrial properties, manufactured housing parks and a former landfill, and
Mesquakie Park (not open to the public) in the center; and a few residences, the Izaak Walton
League property and wooded wetlands in the south.
[] Subarea D, Rural/Airport South, includes the area south and west of the airport as well as a
south portion of the airport that is being considered for future industrial development. Although
a sizable manufactured housing park has been established immediately south of the airport
property in Subarea D, this area is largely rural, containing farms, a few rural residences, the
Johnson County Fairgrounds, and Ryerson's Woods Park.
Airport Central: Subarea A
The Iowa City Municipal Airport controls the largest landholding in the South Central District.
It owns or has authority over 400 acres, and the proportion of airport land is expected to
increase with the proposed airport acquisition of properties to create barrier-free clear zones at the
end of runways. For purposes of district planning, however, the Airport Central Subarea is defined
as that portion of the airport property (about 300 acres) that is to be used for airport purposes only,
e.g. the runways, hangars, terminal, maintenance and administrative buildings, and the land that
encompasses those facilities. Areas control led by the airport that are not used strictly for aviation
purposes and are proposed to be leased for commercial, industrial or public facilities use, are
addressed as part of other district subareas.
Following an airport relocation study in the early 1990s, the Iowa City Council determined that
the airport should remain in its existing location. The existing streets and highways, the river
and expanding urban development create constraints to the operation of the airport at its cur-
rent location, but through certain improvements, its use can be extended for at least another 15
years. An adopted master plan for the improvements is being implemented. The proposed
airport redevelopment, including the extension and closure of airport runways, will have a
major effect on a number of neighboring properties in the Highway 1/Airport North Subarea,
because it will 1) involve land acquisition and the relocation of some businesses and resi-
dences, 2) change building height limitations on certain properties, 3) result in the realignment
of Dane Road and possibly Willow Creek, and 4) create the opportunity for the development and
leasing of airport land for commercial/industrial use and the construction of additional collector
street connections between Highway I and Riverside Drive.
The Airport Master Plan focuses on the removal of obstructions, which involves property acqui-
sition and the creation of obstacle free zones at the end of each runway. The master plan also
19
_ ,L: · 7-3
20
introduced a policy to lease airport properties not needed for aviation purposes so that the airport
can become self-supporting. Fifty-four acres in the north part of the airport are being considered for
commercial development. The Airport Master Plan projects that Runway 17/35 (north/south) will
close between the years 2005 and 2010. Even with the elimination of one of the three runways, the
number of annual aircraft operations is expected to increase from an estimated 26,730 in 1996 to
39,538 in 2015. Although most of the aircraft using the airport will be small, having fewer than ten
(10) passenger seats and weighing under 12,500 pounds, an increase in turboprop and jet traffic is
expected.
Highway 1/Airport North: Subarea B
The 321-acre Highway l/Airport North Subarea is located on the south side of Highway
1 and extends from west of Highway 218 to Riverside Drive. [See Exhibit I]
Current Land Uses (Subarea B). The most visible land uses of this subarea are the eclec-
tic mix of retail and intensive commercial businesses adjacent to Highway 1. But, this subarea also
includes approximately 70 acres of farmland outside the city limits and east of Highway 218 as well
as 54 acres of the north part of the airport property that is proposed for intensive commercial devel-
opment. [See Exhibit K: 5outh Central District Current Land Use Map]
Commercial The properties along Highway 1 have developed into a significant commercial corri-
dor during the past ten years. More than one-third of the subarea is currently zoned for commercial
use. The properties zoned Community Commercial (CC-2) contain businesses such as discount
stores, restaurants, and offices, and those zoned Intensive Commercial (C1-1) contain businesses
requiring outdoor storage (home im-
provement store, car dealerships, con-.~'.'
-~'2~i!~:.:~i;:!.':;~;?!?:!~:~ :: ~,::..' .:'. · . :..,..::,..~.: .,:,~:.." :...:.::...,.,:.
tractors' yards and manufadured hous-:~;~:~~~:;~'~:~:, .';::.~?~..~.....:..':~ .. ". '. '.: .:':. ".~'/?':;. :~7'~..,;.,.:"'..7 =~:
ing sales). Residential apa~ments are ..,"
located on a number of commercial ,,=~. ~,~.5~.~..~' ,:v.,.:..~,,..: ::~;.=::,~,~ ...:... ,... ,;...,..: .... ,.~..
prope~ies along Highway 1. The prop- ~':.~:~"?;::~"::"',~'2'z;~ ,5'Z~;:~'.,L~;.j'~,"': ." '~'' ".. ::."':' :"
subarea are generally one to two acres
in size, although there are a few larger [_~ ........... ~,:,
....
prope~ies, including Cub Foods (11.4
acres) and WaI-Ma~ (13.8 acres)in the
CC-2 zone, and Menard's (12.77 acres) .
'~:',-.' ..~ .
in the CI-1 zone.
Agricultura~ Residential and ~ " ~...: ~ : ;;'.: ;~:; :~ -+: ~ .....~ :.'; ;- ....
Industrial Over onethird of the subarea The Highway 1 strip commercial appearance can be
is located outside the city lira its in the improved with landscaping and be~er signs
western and southwestern pa~s of this subarea and is zoned Suburban Residential (RS). This rural
area is primarily farmland with a few farm residences and a small cluster of housing located in the
vicini~ of Dane Road. Two small manufactured housing parks (one along Highway 1 and one
23
adjacent to Riverside Drive) are being acquired and vacated as part of the airport expansion plan.
There are only two properties in the subarea that are zoned industrial; the larger one (14.39 acres)
located at the end of Runway 12 is scheduled to be acquired by the Airport Commission for an
airport clear zone.
Distribution of Land Uses in Acres, Subarea B
Environmental Fea
General Indus/rial PuiDlic m
1.5(<1~1y, 19{6%)
Put)ltcAntlmsive Commercial ~ _
52 (16%) J/ , ~
i tures (Subarea B)
t, Fully Hydric Soils. Nearly one-third of
~ the property in the Highway 1/Airport
North Subarea contains fully hydric
;. -_._ ~ co.,~o~., soils. A wide band of these water-
~'I .' ~ ... ' Farm Residential
v.... ,,- ,23c~.,.~ saturated soils runs south of and
InleflsNe Cornmenial: ';* ': .....:~ ""'.: -~' :'; ',:' '~'
7~,23,~,;~;:~.'.; ?' parallel to Highway 1, then spreads
'~!'. ""'; ";..' widely on both sides of Willow
Creek, where it runs along the west
and south boundaries of the Iowa
_-/ City Municipal Airport and the corpo-
,0~,~ rate limits of Iowa City. The presence
of fully hydric soils indicates the
probability of a high water table and
the potential for wetlands in the areas where these soils are located. Properties containing fully
hydric soils often require special construction practices for streets, structures and stormwater man-
agement facilities.
lO0-Year Floodplain. The current floodplain map shows most of the property in the Highway 1/
Airport North Subarea located east of Highway 218 in the 100-year floodplain. Development is
not prohibited in floodplain-designated areas, but in such low-lying, flood-prone areas, substan-
tial fill is required to minimize flooding. Stormwater management is difficult to achieve on this
type of flat, water-saturated terrain. In response to the floods of 1993, the floodplain map was
recently revised. The revised floodplain map removes the floodplain designation for some of the
properties along Highway 1. Upon Federal Emergency Management Agency approval, the revised
map is likely to be adopted to replace the current floodplain map.
Wooded Slopes. A high ridge with the characteristics of a savannah prairie is located in the rural
area west of the airport. Mature, oak trees are widely spaced apart on the hillsides. West of
Highway 218, a wooded ravine is located on the Maxwell property and has been designated as
an open space area for stormwater management.
Future Development (Subarea B)
Although most of the properties along Highway 1 have been developed for commercial uses, new
development is anticipated on vacant and/or rural parcels in the west portion of the subarea and
within the North Airport Commercial Park, and redevelopment has occurred in the Gateway One
(Wardway Plaza) area. (See Exhibit L: South Central District Future Land Use Scenario) Continued
commercial development is anticipated with~4the City's growth area west of Highway 218.
Highway Commercial/Office. In the southeast quadrant of the Highway 2 18/Highway 1 intersec-
tion, a highway commercial and office area with a hotel would be appropriate as development
occurs in this part of the subarea. The highway commercial businesses would be well situated in
this area to serve motorists on the highways; and the office development could be designed to
preserve the character of the wooded ridge and avoid an extension of strip mall problems. Residen-
tial uses should be minimized at this intersection of two major highways and in the vicinity of a
primary airport runway. Natural water features, such as drainageways, can be used to separate and
buffer the residential uses to the south from the proposed commercial area. Suitable street access
will need to be designed to serve the residential uses south of the commercial area.
Intensive Commercial Land available in the western reaches of this subarea with fairly direct access
to Highway 1 and near Highway 218 provides opportunities for large lot development. These large
properties would be suitable for intensive commercial uses with extens. ive outdoor storage needs.
Entranceway aesthetics need to be considered as these intensive commercial properties develop
and redevelop. Intensive commercial development and zoning are planned for most of the 54-acre
Airport North Commercial Park. The City plans to provide streets and utilities for the new business
park, and the Airport Commission will enter into long-term leases with developers, who may further
divide the property for businesses that can function as freestanding entities or provide support
services for other businesses and industries in the South Central District. Airport-related businesses
and a science center are being encouraged to locate in this new commercial park.
Retail Commercial As the east retail area of this subarea is upgraded, encouraging intensive com-
mercial businesses located on or east of the Westport Plaza property to relocate to C1-1 zones to the
south or west could result in a more compatible mix of traffic and commercial shops, offices, restau-
rants and residential uses in the area. To address the appearance of the built-up commercial area
along Highway 1, entranceway improvements, including upgrading landscaping, creating pedes-
trian access, introducing a consistent, attractive lighting design and minimizing signs and utility
poles withi n the streetscape, should be considered. Ideal ly, a joint publ idprivate project cou Id be
initiated by the City to address both sides of the Highway 1 commercial corridor.
Due to increasing traffic congestion on Highway 1 and the discontinuities in the frontage road
for this commercial area, vehicular travel between businesses along Highway 1 is impeded.
Pedestrian walkways are virtually non-existent in this subarea. Opportunities for private drive
connections between businesses should be encouraged and a connecting service lane along the
north edge of the airport commercial property should be considered to facilitate travel between
commercial properties and provide an alternative to entering/exiting Highway 1. The collector street
proposed off Ruppert Road through the Airport North Commercial Park to Riverside Drive, the
realignment of Dane Road and an extension of a col lector street south and east from the intersection
of Mormon Trek Boulevard and Highway 1 to Riverside Drive should help alleviate traffic conges-
tion on Highway 1. [See Exhibit F: Streets Map]
Industrial There is only a nominal amount of land in the Highway 1/Airport North Subarea that is
zoned for industrial use, and most of that is located at the end of Runway 12 and is scheduled to be
25
acquired by the Iowa City Airport. Because the vacant land in the runway clear zone cannot be
developed, this property could be considered for prairie restoration; a low-maintenance, attractive
entranceway feature that could provide a natural separation between intensive commercial uses on
the west and retail/office commercial on the east. No industrial development is proposed for this
subarea.
River Corridor: Subarea C
The 465-acre River Corridor Subarea is located south of Highway 6, between the Iowa River and
Riverside Drive, and north of Izaak Walton Road. [See Exhibit I] About one-third of this subarea is
located outside the city limits.
Current Land Uses (Subarea C)
The River Corridor Subarea contains a mix of land uses with industrial and intensive commercial
uses in close proximity to residential uses in the mid-section of the subarea, large open space areas
throughout the subarea, and expanses of vacant, wooded wetlands with scattered residential devel-
opment to the south. [See Exhibit K]
Industrial Ten properties comprising about one-fourth of the subarea have industrial land uses.
These include the Iowa City Public Works and Transit facilities in the north part of the subarea, and
a ready mix plant, business forms printing firm, two feed and grain milling companies, three salvage
and vehicle recycling firms, the University of Iowa printing and physical plant facilities, and a
transfer and storage trucking firm located south of Sturgis Ferry Park. These industrial uses are
located on properties that have dired access or are in close proximity to Riverside Drive/Highway
921. Many of these industrial properties have access as well to the CRANDIC railway, which runs
generally parallel to Riverside Drive/Highway 921. Most of the industrial firms rely primarily on
truck traffi c, and make l i m ited use of the railroad.
Intensive Commercial Several intensive commercial uses are centered within the subarea along
two commercial cul-de-sac streets
(Imperial Drive and Commercial Drive).
These businesses include contractor's . ~ "'~'
yards, plumbing and heating contrac- ~,. '~'~'*:~" L' ~,"!._~!'~', :",.'!'
tots, auto repair shops, a roofing and
sheet metal company and cabinet
company. A few storage/warehouse
buildings are located in this mid-section
Residential Industrial/intensive com-
mercial land uses wrap around the
north and west sides of the Baculis
Mobile Home Park with approximately
137 dwelling units and the Thatcher
Mobile Home Park with about 60 The Iowa River defines the eastern borderof the
South Central District.
26
dwelling units. In the course of operating their businesses, the heavy industrial and intensive com-
mercial uses in this subarea create a certain level of negative effects, including noise, dust and
heavy truck traffic, for their residential neighbors. The mobile home residences, as well as a few
other single-family homes in this subarea, are located in a flood-prone area along the Iowa River.
Open Space. Over half of the River Corridor subarea consists of open space areas (139 acres/30%)
and vacant properties (114 acres/25%). Because the north portion of Sturgis Ferry Park is occupied
by the City Public Works and Transit facilities, only the south ten acres of the 28 acre park are
actually usable as public parkland. Sturgis Ferry Park provides the only public access to the Iowa
River for the South Central District. The Dislribution of Land Uses in Acres, Subarea C
airport clear zone over this park limits the
height of structures or trees on the site,
Public
and because it is a former landfill, there
continue to be problems with gas emis-
sions, which cause plantings in the park
to die, and problems with sinkholes that
result in uneven paving and tilting park
shelters. Mesquakie Park, a former city
landfill, is located south of the Thatcher .¢-?"'~'~:~ -.:--"'~'//'/" ."
Mobile Home Park. The eight-acre Izaak
Walton League property and a 51-acre
forest preserve are located outside the city
limits on the north side of Izaak Walton ,....,. co.~.rci., .
Road at the south edge of the subarea.
ctu ~- -- Farm Resi~entjal
45 (10%} _/' 156 (33%)
A few vacant parcels (two with vacant
buildings) are located within the commer-
cial/industrial portion of the subarea, but the vast majority of the 113.5 acres of vacant land in the
subarea is located on three properties. These properties are located in the south part of the River
Corridor subarea and are shown on the Sensitive Areas Inventory Map as areas containing potential
wetlands and wooded wetlands.
Environmental Features (Subarea C)
The Iowa River forms the east boundary of the River Corridor Subarea, and Willow Creek intersects
the University of Iowa property (formerly owned by Thomas-Betts), and flows south along the west
edge of Mesquakie Park and then east along the south border of the park into the Iowa River. The
eastern edge of the subarea along the Iowa River from Highway 6 south to the mobile home courts
and the corridor of land and pond areas along Willow Creek are located within the lO0-year flood-
plain. All of the properties located outside the corporate limits in the River Corridor subarea are
covered by a 100-year flood plain designation. Flood protection and stormwater management are
critical issues in this subarea. Recently, the City assisted in providing federal funding to floodproof
mobile homes that were damaged during flooding in 1993, and have entered into a public-private
partnership to enlarge stormwater pipes under Riverside Drive and across the subarea toward the
river to prevent stormwater from backing up onto properties in the area.
The majority (88%) of the wetlands in the South Central District are located in the River Corridor
Subarea. Most of the 138 acres of wooded wetlands and 55 acres of unwooded wetlands in the
River Corridor Subarea are located in the south, unincorporated portion of the subarea. Much of
this wetland area has been excavated, used as landfill or had construction rubble dumped on it. It
would take a major cleanup effort to create a conservation area, or to institute compensatory mea-
sures or enhancement of the wetland areas in order for even limited private development to occur.
Only three percent of the subarea contains upland woods, and four percent has hydric soils.
Future Land Uses (Subarea C)
Public Facilities/Parks. [See Exhibit L] When the Public Works facility is relocated from the north
part of the River Corridor Subarea, approximately seven acres of land at the intersection of Highway
6 and Riverside Drive will become available for private or public redevelopment. Because of its
location at a high traffic intersection, its visibility with frontage along two highways and good access
onto a paved arterial road, this site would appear to be ideal for office or retail commercial develop-
ment. However, because the site was formerly a landfill, there are building limitations due to contin-
ued methane gas leaks and problems with sinkholes. The prospects for commercial development of
the site are limited due to the underlying landfill, and the type of business that would have outdoor
storage of materials and minimal on-site buildings, such as a mobile home sales lot, would not be
the most attractive way to redevelop this highly visible corner lot.
Unless methane mitigation occurs, the property may be best kept in the public domain to
provide public access to the Iowa River, and to serve as a well-landscaped public recreational
space, such as a park. Or the site might be redeveloped as a private outdoor recreational facil-
ity, such as a miniature golf course, or a small amusement park or water park; that is, the type
of use that does not require the construction of large buildings with substantial foundations.
Whether public or private, the site should be appropriately designed and landscaped so that it
serves as an attractive, green anchor for the active entranceway intersection on which it is
located.
The recycling facility that is located southwest of the transit building at the north edge of Sturgis
Ferry Park will be moved in the future to a location where effective monitoring and frequent
cleanups can be instituted to keep the site attractive and nuisance-free. In the meantime, to enhance
the entranceway along Riverside Drive and to provide a buffer between the recycling bins and the
public view, the City intends to install a landscaped berm south of the recycling facility. Within the
airport clear zones, low profile landscaping, such as colorful shrubbery, perennial flowering plants
and prairie grasses, are planned along the right-of-way abutting Riverside Drive, and may serve as a
model for entranceway enhancement. The City plans to upgrade Sturgis Ferry Park with planti ngs of
trees at the north end of the park, and shrubbery, tuff grass and prai rie plantings throughout the
park. Sink holes will be filled and a river corridortrail installed. Airport tower lights will be installed
in a fenced-in area approximately in the center of the park.
Mesquakie Park, a 70 acre open space, is currently fenced off from public use. It is a former landfill
site, that has been used as an outdoor storage facility for debris from public works projects. Reuse of
this site for either public or private redevelopment is limited due to problems associated with the
underlying landfill, including methane gas emissions, hazardous materials working up to the surface
28
and cave-in or sinkhole areas. Adapting this site for uses that do not require large buildings or
substructures may be considered in the future. The area of the park adjacent to the river could be
reserved for passive use as a floodwater reservoir and potential development of a public linear park
with a trail. A river crossing route has been recommended along the north edge of Mesquakiee
Park, as part of the arterial street network.
Land Use Conflicts. Because of the conflicts that exist between the residential uses and the indus-
trial/intensive commercial businesses in this subarea, the long-term land use goal for the River
Corridor subarea should be to phase out residential uses, particularly those located in the 100-year
floodplain. It is intended that this transition in land use will occur gradually over time. This concept
is in l i ne with the observation made at a property owners meeting for th is subarea that there is little
residential land use except for the manufactured housing parks, and in the long-term, it is not in the
public interest to maintain residential uses located in a flood-prone area in the midst of industrial
uses.
Industrial and commercial businesses should be allowed to operate in a reasonable manner
within areas zoned for those uses without the friction that occurs when industrial/intensive
commercial uses and residential uses are located too closely together. Industrial zoning is most
suitable for those properties in this subarea that have direct access to the railway and Riverside
Drive. Street, storm sewer, sanitary sewer and water mains will need to be upgraded and ex-
tended to allow for additional industrial development south of Commercial Drive. Construction
of the interceptor sewer will make such development feasible.
EntrancewayAesthetics. Entranceway landscaping and attractive site designs will be encouraged
and instituted as the commercial and industrially-zoned land is redeveloped over time. Ideally,
a landscaped corridor design for Riverside Drive will be developed, and implemented in a
coherent manner through private-public efforts. Special efforts should be made to provide
effective screening along Riverside Drive where salvage yards are visible from the public right-of-
way. Expansion of existing salvage operations, such as construction of new buildings for office,
shop or storage uses, may be considered if effective screening of the salvage yard is provided.
River Corridor Buffer & Trail. Creating a natural buffer along the Iowa River and protected wet-
lands in the area would aid flood control, allow for groundwater recharging and impede s0il ero-
sion and pollutant runoff into the river. If the south portion of the River Corridor Subarea is to be
used as a public recreation area in the future, consideration should be given to the renovation of at
least part of Mesquakie Park, the reclamation of the Russell pond and the construction of a trail
connection between Mesquakie Park and Ryerson's Woods Park. The trail planned along Willow
Creek within the sanitary sewer easement could create pedestrian and bicycle access between this
west riverfront area and the west part of Iowa City situated north of Highway 1.
Rural/Airport South: Subarea D
The Rural/Airport South Subarea is located between Riverside Drive and Highway 218. It is gener-
ally south of the airport, but contains approximately 80 acres of the south part of the airport property
that is intended to be leased for private commercial or industrial use. It also contains a three-acre
Army Reserve property.
29
Current Land Uses. Only 15 percent of this subarea, including the south portion of the
airport, the Army Reserve property and a four acre commercial parcel [Colonial Lanes], is located
within the city limits. Fifty-percent of the property located outside the corporate limits is agricu Itural
land with farm residences, 23% is a manufactured housing park, and 18% is public property
[Ryerson's Woods Park and the Johnson County Fairgrounds]. The remaining 9% includes a resi-
dential development and a church along Dane Road and residences and contractors' yards south
of the airport along Riverside Drive. [See Exhibit K]
Environmental Features. This subarea contains hydric soils, wetlands, upland woods and
steep slopes. Some of the environmental features to be preserved include areas that may contain
Indian burial mounds, the Wi Ilow Creek stream corridor, Ryerson's Woods Park and the Johnson
County Fairgrounds. According to the Airport Master Plan, there is potential for establishing a prairie
reserve on airport property in hydric soils Distribution of Land Uses in Acres, Subarea B
south of Runway 12/30 and west
of
Runway 17/35. The prairie re-
170 (30%)
serve could be designed to re-
County Agricultural / Farm
duce stormwater runoff, enhance
237 (41%)
the Willow Creek watershed area
and serve as a buffer between the
runways and proposed industrial
development in the south portion / ~"~
of the airport and lands to the
4 (1%)
west. Airport redevelopment will
affect the area south and west of
the airport. The eventual
closure of Runway 35 to the co..ty o,~
Housing
30 (5%) County Commercial 115 (20%)
south, the extension of connect-
ing roads across the airport prop-
erty and the construction of the Willow Creek Interceptor Sewer will make development in this area
more likely. The concern is to preserve natural features while allowing reasonable development to
occur.
30
...... :-: ,,--_
Dane Road, the rural edge of the South Central District.
Future Land Uses (Subarea D) The long-range land use plan for the Rural/Airport South
Subarea indicates a mix of residential, public, commercial, office, institutional and industrial land
uses with buffer areas proposed to mitigate potential conflicts between uses of different intensities
and to preserve sensitive features. [See Exhibit L]
Industrial. The 21-acre P/I-1 zoned airport property along Riverside Drive is expected to be devel-
oped for industrial types of uses. This low-lying property will require four feet of fill prior to develop-
ment. The fill will likely come from digging a stormwater management pond to serve this site. An
arterial street between Dane Road and Riverside Drive is proposed along the south edge of the
airport property, and is proposed to eventual ly be extended across the Iowa River. The construction
of the connecting road across airport property to future industrial and commercial office develop-
ment of the property to the west can only occur after the north-south runway (17/35) is closed. Until
that closure occurs, the street could be extended at least part way to the east from Dane Road and a
short way west from Riverside Drive.
Nearly 100 acres could be developed for industrial uses in the south portion of the airport property
and on the properties to the west. This area has the potential to become a key employment center in
the long-range development of the community. Because of its proximity to residential development,
care should be taken to ensure that clean industrial uses are established and maintained, and
appropriate design guidelines are implemented to reduce negative effects on nearby residential
properties.
Enhancement of the greenway corridor along Willow Creek and another drainageway that extends
straight west will provide a natural buffer between the proposed industrial uses and the Lake Ridge
manufactured housing development. The construction of a trail within an enhanced greenway wi II
provide alternative pedestrian/bicycle access from this subarea along Willow Creek to the west side
of Iowa City and the commercial district along Highway 1; via the Iowa River Corridor Trail to the
commercial district along Highway 6, or further north to downtown; or across the river to the east to
connect with Napoleon Park and other South District recreational facilities, including parks, trails
and soccer fields.
31
Commercial Office. The property north of the proposed east/west extension of Mormon Trek Boule-
vard may be appropriate for commercial office development. It will have excellent access to High-
ways 1 and 218 when Mormon Trek Boulevard is extended to Dane Road, and the topography is
suited for offices in a campus setting. Design guidelines should be implemented to ensure preserva-
tion of the topography and the trees and compatibility between the office uses and residential
development to the south. The ridge itself will provide a natural, protective buffer between the
property designated for office uses and the area to the east proposed for manufacturing uses. Clus-
tered multi-family development designed to preserve environmental features may be considered as
an appropriate alternative use in this area.
Commercial/InstitutionaL The closure of Runway 35 will also remove limitations for development
of property immediately south of the runway, because the bui Idi ng height and use restrictions of the
airport runway protection zone for that area will no longer be in effect. The frontage portion of the
property located along Riverside Drive and south of the Airport and Colonial Lanes is suitable for
redevelopment to a neighborhood commercial area. This property with good access on a hard-
surfaced road is well-situated to serve the manufactured housing residents, other area residents,
employees of industrial and intensive commercial developments, and people using the recreational
facilities in the district.
A park connecting to a greenway trail around the pond and then to the trail system along Willow
Creek will enhance the l ivabi lity of the residential development in this area. Because the designated
neighborhood commercial area is quite large and is adjacent to residential development and along
a major entranceway to the city, it should be designed so that it does not become a commercial
strip. Mixed uses such as townhouses and apartments should be considered as part of a planned
commercial development for the area. The neighborhood commercial node may also offer good
locations for institutional uses, such as a church, a daycare center, a fire station, and an extension of
the fairgrounds. This would provide a suitable buffer between the industrial uses to the east and the
si ngle-fami ly residential uses that are projected to occur on the west part of the property.
Public lands. Ryerson's Woods Park and the Johnson County Fairgrounds should be protected and
enhanced. No expansion of the 51-acre fairgrounds is planned, but there is a need for more parking
area during special events held there each year. Through arrangements with the private property
owner to the north, shared parking facilities could be installed immediately north of and adjacent to
the fairgrounds property. Or with interjurisdictional cooperation, the south part of the County
fairgrounds property could be used for parking with access through the City's Ryerson's Woods
parking area. A campground and Native American museum have been suggested as additional
enhancements for the fairgrounds. The lower area of Ryerson's Woods Park or an edge of the
fairground property may be a suitable, alternative location for the proposed Science Center, which
is currently proposed to be situated at the end of Airport Runway 17 in the midst of an intensive
commercial zone.
Residential In planning for residential development in the south portion of this subarea, secondary
access to the interior of the area is a paramount concern. Highway 218 serves as a barrier to
through roads as do natural features, such as wooded ridges and drainageways, and existing land
uses, including the manufactured housing park, the fairgrounds and Ryerson's Woods Park. Low
density conservation subdivision design with residential development situated on cul-de-sac streets
should be considered in this subarea. Given the high ridge that dissects this subarea, through roads
may not be feasible, although roads may be extended in from Dane Road and Riverside Drive, but
not connected, to allow for limited residential development.
Agricultural uses are encouraged to continue. When residential development begins occurring in
the interior and western reaches of this subarea, clustered, low density residential development
should be designed to preserve the pastoral beauty of the land while acknowledging access con-
straints. Residential development in the vicinity of Highway 218 should be buffered from the high-
speed traffic noise through sufficient setbacks and dense tree plantings.
Implementation
Land Uses
[] Promote the compati bil ity and aesthetics of the retail commercial businesses a long Highway 1
from Westport Plaza to Riverside Drive.
[] Encourage intensive uses along Highway 1 to relocate out of the retail commercial corridor.
[] Plan for intensive commercial uses to be established in the Airport North Commercial Park,
and industrial uses in the south portion of the airport property.
[] Preserve significant archaeological sites, Ryerson's Woods Park, the Johnson County Fair-
grounds and the wooded wetlands in the district.
[] Continue farming or consider prairie plantings in runway clear zones that cannot be devel-
oped.
[] Plan for a well-landscaped public or private recreational use on the seven acre site being vao
cated by the Public Works Department at the southeast corner of the intersection of Highway 6
and Riverside Drive, unless methane mitigation al lows for commercial usage of the property.
[] Plan for a neighborhood commercial zone west of Riverside Drive and south of Colonial Lanes
that considers incorporation of appropriate institutional uses, a park adjacent to the pond and a
trail that connects to the Willow Creek Trai I.
[] In Subarea D, encourage agricultural uses to continue, but where residential development
occurs, use a conservation subdivision design.
I;I Gradually reduce residential uses east of Riverside Drive over time, and encourage industrial/
intensive commercial development with a suitable green buffer along the Iowa River.
Streets
[I Provide connecting streets between Highway 1 and Riverside Drive, including an extension of
Mormon Trek Boulevard along the south edge of the airport and an extension of Ruppert Road
through the Airport North Commercial Park.
33
[] Design commercial and industrial development sites on or adjacent to the Airport to provide for
future through-street connections and water/sewer corridors to the interior of the airport.
[] Plan for a service road at the rear of the commercial properties along Highway 1 from Ruppert
Road to the Gateway One south drive.
[] Plan for a river crossing in the Mesquakie Park vicinity.
Trails, Sidewalks
[] Design a trail system that connects into other city trails, such as the Willow Creek Trail and
the Iowa River Corridor Trail, and provides a looped trail system within the district.
[] Install sidewalks along existing streets, such as Riverside Drive and Highway 1, and along
new streets as they are constructed.
Entranceways
[] Through a public/private project, improve entranceway aesthetics by upgrading landscaping,
creating pedestrian access, introducing a consistent, attractive lighting design, and minimiz-
ing signs and utility poles in the streetscape along Highways 1 and 6, and Riverside Drive.
[] Use the landscaping and berms planned for 5turgis Ferry Park and the new Public Works
facility site as models for entranceway enhancement.
Infrastructure
[] Upgrade and extend streets, storm sewers, sanitary sewers and water mains to improve infra-
structure for existing and future development in the district.
[] Consider removing properties that cannot be served by gravity sewer from the city growth area.
[] Create a looped water system to maintain adequate water pressure.
[] Address drainage, stormwater detention and floodplain issues through district capital im-
provement projects, such as a regional stormwater basin, and as part of individual new develop-
ment and redevelopment projects.
Buffers
[] Use natural water features, such as drainageways and wetlands, to create buffering separa-
tions between industrial/commercial uses and residential uses.
[] Adapt the east edge of Mesquakie Park for passive use as a floodplain reservoir and potential
development of a public linear park with a trail.
[] Provide green buffers between residential areas and major highway rights-of-way, particularly
along Highway 218.
ppdadmin\pageXscdplan2 .p65
MEMORANDUM
Date: 2/1/2000
To: Iowa City Council
Re: S~;t;th Central District P~/~
As land owners within the boundaries of the Iowa City South Central District Plan we have
followed and participated in the development of this plan for the past several years. During the
early planning, we were asked for input and, among other things, pointed out the current
Highway Commercial (CH) county zoning for our frontage and our desire to maintain this
zoning for future commercial development.
With the "Draft" plan of July 1998, we became aware of a proposal to effectively "zone" our
frontage property for "Public Service/Institutional". During subsequent meetings, we
repeatedly expressed concern for the way our land value was being depreciated by the
restrictive land use proposed in the "Future Land Use Scenario" section of the plan. We even
questioned if this recommended land use was not specifically established for our property as we
saw no other property with this designation.
A "Draft" plan dated September 1999, changed the .proposed land use for our frontage property
from "Public Service/Institutional" to "Commercial". At this point, we thought the
recommended land use was somewhat more consistent with our current county zoning, although
still more restrictive.
During a later meeting, we discovered that the proposed land use was more specifically
"Neighborhood Commercial" and as such was very restrictive. If one compares Exhibit L of
the June 1998 plan with Exhibit L of the August 1999 plan the oversight is understandable.
The 1998 map has a large asterisk on the colored legend for "Neighborhood Commercial" to
easily distinguish it from the same colored "Retail/Community Commercial". The 1999 map
does not have the asterisk and with the colors for both commercial uses virtually the same, it is
not possible to distinguish one from the other.
We expressed our concern for this very restrictive land use at the next formal meeting of the
Planning and Zoning Commission. Unfortunately, this was the meeting that was scheduled for
voting on approval of the plan and while some members of the commission questioned the
planners about the land use, there was no more opportunity to be part of the discussion as
public discussion was closed. The commission approved the plan as presented.
As mentioned above, our frontage property is currently zoned CH. On Exhibit K of the
November plan, the CH zoning for our property is not shown even though most other zoning
classifications are. The CH zoning is quite desirable as it allows maximum development
potential, as can be seen from Exhibit A (enclosed). The rear portion of the property is
currently zoned RS which also allows good development potential. A copy of the land use
regulations for RS is enclosed as exhibit B.
The proposed "Neighborhood Commercial" land use is extremely restrictive (see Exhibit C).
With most traffic to and from the manufactured home park heading North, neighborhood
commercial is even more restrictive in that little traffic from this neighborhood would pass our
property.
To make matters even worse, an Associate Planner for the City of Iowa City in a memo to the
Planning and Zoning Commission has pointed out that" Because the designated neighborhood
commercial area is quite large and is adjacent to residential development and along a major
entranceway to the city, it should be designed so that it does not become a commercial strip."
This memo goes on to recommend land use that would greatly devalue the property when
compared to the existing CH county zoning. Most of the verbage from the memo was included
in the November Draft of the plan. A copy of the memo is enclosed as Exhibit D.
In conclusion, we would ask the City not approve the South Central District Plan as proposed.
To do so would greatly devalue our property and would not be consistent with zoning that has
been in place for many years. We would ask the plan be modified to allow land use as
currently allowed with the county zoning.
BartSchuehert A:XLAND USE-IOWACITY 1-30-00.doc 1130/00 1130/00 7:55PM
30 CH') 8:1.16: CH District Use Regulations Chapter Eight: Property and Land Us
8:1.16 CH DISTRICT USE REGULATIONS. Premises in the CH-Highway Commercial District shall be used for
the following purposes only:
Farms.
Public buildings and uses.
Hospitals, clirdcs, and institutions.
Churches.
Clubs and lodges.
Creameries and bottling plants.
Office buildings and studios.
Sale of goods and products at retail.
Filling stations.
Garages.
Shops for repair and servicing of bicycles, typewriters, electrical equipment and appliances, keys, and simll~
articles.
Dressmaking, rvillinery, tailoring, shoe repair, laundry and dry cleaning establishments.
Furnace, heating, air conditioning, sheet metal, plumbing, and tire shops.
Private schools.
Animal hospitals and clinics.
Truck terminals.
Undertaking establishments.
Parking lots.
New and used car sales.
Restaurants, tea rooms, cares, and all similar establishments.
Theaters, provided that the location of any outdoor theater be approved by the State Highway Department.
Hotels, motels, auto courts or motor hotels providing 2000 square feet of lot area for each hotel, motel, au'
court or motor hotel unit; providing 20 feet or more between buildings; providing lavatory, toilet and tub o
shower, hot and cold running water, and at least 200 square feet of floor space in each unit.
Johnson County Code of Ordinances 8:1.8, 9: A3, RS District Use Refitfiat'ions ffl') 25
8:1.8. A3 DISTRICT USE REGULATIONS. Premises in the A3-Flood Plain District shall be used for the following
purposes only:
Farms, truck gardens and nurseries.
Parks, playgrounds, golf courses and private recreational uses.
Preserves or reservations.
8:1.9. RS DISTRICT REGULATIONS. Premises in the RS-Suburban District shall be used for the following
purposes only:
Single-family dwellings.
Public parks, public libraries, public elementary and high schools and public community buildings.
Private schools with a curriculum similar to public elementary and high schools.
Hospitals and educational, religious and philanthropic institutions, provided, however, that such uses shall be
located on sites not less than 5 acres, that buildings shall not occupy over 10 percent of the site area and that
buildings be set back from all yard lines a distance of at least two (2) feet for each foot of building height.
Nursery, prekindergarten, kindergarten and other private or special schools, where the site area is three acres
plus one acre for each 100 pupils or part thereof enrolled in the school.
Churches.
Golf Courses, but not miniature courses or driving tees, and greenhouses and nurseries occupying sites of
five acres or more and having all buildings 50 feet or more from all lot lines.
14-6E-1 14-6E-2
c. Floor Area Ratio: 1. G. Special Provisions:
F. General Provisions: All principal and 1. Religious institutions which existed
accessory uses permitted in this Zone on August 7, 1962, shall be exempt
are subject to the requirements of from and may expand without compli-
Articles L through V of this Chapter. ance with the dimensional require-
Said Articles are indicated as, follows: ments or the off-street parking re-
quirements.
1. Accessory Uses And Requirements:
See Articles M through P of this Chap- 2. Hospitals which existed on August
ter. 7, 1962, shall be exempt from and
may expand without compliance with
a. Permitted Accessory Uses And the dimensional requirements.
· Buildings: See Section 14-6M-1 of this
Chapter. 3. Buildings on lots across the street
from RM, C or I Zones may be in-
b. Accessory Use And Building creased in height according to the
Requirements: See Section 14-6M-2 provisions of subsection 14-6Q-5B of
of this Chapter. this Chapter, except an additional
front yard setback need not be provid-
c. Off-Street Parking Requirements: ed. Additional side and rear yard set-
See Section 14-6N-1 of this Chapter. backs shall apply. The minimum sepa-
ration between the building and the
d. Off-Street Loading Require- front lot line of the lot across the
ments: See Section 14-6N-2 of this street must, however, be two feet (2')
Chapter. for each one foot (1') of height. In
addition, the floor area ratio (FAR)
e. Sign Regulations: See Article O may be increased to three (3). (1978
of this Chapter. Code {}36-17; 1994 Code)
f. Fence Regulations: See Article P
of this Chapter. ~E-2: NEIGHBORHO0 ~/
CIAL ZONE (CN-1):
2. Dimensional Requirements: See _
Article Q of this Chapter. A. Intent: The Neighborhood Commercial
Zone (CN-1) is intended to permit the
3. Tree Regulations: See Article R of development of retail sales and per-
this Chapter. sonat sen/ices required to meet the
day-to-day needs of a fully developed
4. Performance Standards: See Article residential neighborhood. Stores,
S of this Chapter. businesses and offices in this Zone
should be useful to the majority of the
5. Nonconforming Uses, Structures neighborhood residents, should be
And Land: See ArticIe T of this Chap- economically supportable by nearby
ter. population, and should not draw com-
munity-wide patronage. A grocery
1297
Iowa City
14-6 E-2 14-6 E -2
store or grocery store/drugstore com- C. Provisional Uses:
bination is favored as the principal
tenant in a Neighborhood Commercial 1. Child care centers, subject to the
Zone. In general, the CN-1 Zone is requirements of Article L of this Chap-
intended for the grouping of a grocery ter. (Ord. 97-3773, 2-3-1997)
store and small retail businesses and
office uses which are relatively nui- 2. Grocery stores, including specialty
sance-free to surrounding residences foods such as bakery and delicates-
and which do not detract from the sen goods, provided the floor area of
residential purpose and character of a grocery store shall not exceed thirty
the surrounding neighborhood. The thousand (30,000)square feet.
location and development of neighbor-
hood commercial sites should follow 3. Neighborhood super store. A gro-
the criteria set forth for such sites in cery store which includes departments
the Comprehensive Plan, as amend- for goods and services permitted in
ed. (Ord. 94-3626, 6-14-1994) the CN-1 Zone and is greater than
thirty thousand (30,000) square feet
B. Permitted Uses: but no more than forty thousand
(40,000) square feet. Floor area over
1. Barbershops and beauty parlors, thirty thousand (30,000) square. feet
laundromats, laundry and dry-cleaning shall be departmentalized for nonfood
pickup and delivery services, shoe products and services.
repair services.
4. Offices limited to dental practices,
2. Copy centers. general medical practices, insurance
agencies, chiropractic clinics, real
3. Drugstores, florist shops, and vari- estate agencies, travel agencies,
ety stores. accounting practices, and law offices,
provided:
4. Financial institutions, branch offic-
es. a. No office establishment shall
occupy more than two thousand four
5. Photofinishing services. hundred (2,400) square feet of floor
area.
6. Retail bakeries.
b. The ground floor area of office
7. U.S. postal stations. uses within an area zoned CN-1 sha!l
not exceed fifteen percent (15%) of
8. Videotape rental stores. ths total floor area, either existing cr
proposed, in the Zone. In determining
9. Any other retail or personal service :;'e area zoned CN-1. any sireels
use limited to two thousand (2.000) contained in the Zone shaU be disre-
square feet of floor area, except as caraed.
listed under provisional uses and
special exceptions in this Section. c. The total floor area of a~l office
(Ord. 97-3803, 9-9-1997) uses v,,it~'in an area zoned CN-I (in-
1297
[O~L'C Cit>'
14-6E-2 14-6E-2
cluding ground floor, second floor and filling station. (Ord. 94-3654,
below grade floor area) shall not ex- 12-13-1994)
ceed thirty percent (30%) of the total
floor area, either existing or proposed, 4. Offices, other than those permitted
in the Zone. In determining the area by subsection C4 of this Section,
zoned CN-1, any streets contained in which do not carry on retail trade
the Zone shall be disregarded. , activities and do not maintain a stock
of goods for sale to customers except
d. The location of the building in for those retail establishments specifi-
which the office is located does not cally allowed in this Zone, subject to
diminish convenient access to retail the requirements of subsections C4a
sales and personal service business- through C4d of this Section.
es. (Ord. 94-3626, 6-14-1994)
5. Religious institutions. (Ord.
5. Restaurants, provided the occupan- 94-3626, 6-14-1994)
cy load does not exceed one hundred
(100) for any one restaurant, and the 6. Restaurants that exceed an occu-
total floor area allocated to restaurant pancy load of one hundred (100),
use will not exceed twenty percent except the total floor area allocated to
(20%) of the total existing or proposed restaurant uses will not exceed twenty
commercial floor area in a CN-1 Zone. percent (20%) of the total existing or
(Ord. 98-3828, 4-7-1998) proposed commercial floor area in a
· CN-1 Zone. (Ord. 98-3828, 4-7-1998)
D. Special Exceptions:
7. Schools, specialized private instruc-
1. Dwellings located above the .ground tion. (Ord. 94-3626, 6-14-1994)
floor of another principal use permit-
ted in this Zone, provided the density 8. Adult daycare, subject to the re-
does not exceed one dwelling unit per quirements of Article L of this Chap-
one thousand eight hundred (1,800) ter. (Ord. 95-3705, 12-19-1995)
square feet of lot area. A maximum of
one roomer may reside in each dwell- 9. A retail or personal service use
ing unit. (Ord. 94-3626, 6-14-1994) greater than two thousand (2,000)
square feet of floor area, provided the
2. Up to three (3) drive-through lanes property owner or representative dem-
associated with a financial institution, onstrates to the satisfaction of the
and/or one drive-through lane asscci- Board of Adjustment that the larger
ated with a pharmacy, subject to the size of floor area will be supportable
requirements of Article L of this Chap- by the residents of the surrounding
ter. (Ord. 99-3890, 7-13-1999) neighborhoods, and witl not compro-
mise the intent of the Neighborhood
3. Filling stations, provided no part of Commercial Zone (CN-1). (Ord.
the filling station site shall be located 97-3803, 9-9-1997)
within one hundred feet (100') of an R
zone boundary. One-bay car washes
are allowed as an accessory use to a
1099
Iowa Cit?
14-6E-2 14-6E-2
E. Dimensional Requirements: d. Off-Street Loading Require-
ments: See Section 14-6N-2 of this
1. Minimum Lot Area: None. Chapter.
2. Minimum Lot Width: None. e. Sign Regulations: See Article O
of this Chapter.
3. Minimum Lot Frontage: None.
f. Fence Regulations: See Article P
4. Minimum Yards: of this Chapter.
ao Front: 20 feet. 2. General Provisions: See Articles Q
through V of this Chapter.
b. Side: None.
a. Dimensional Requirements: See
c. Rear: None. Article Q of this Chapter.
5. Maximum Building Bulk: b. Tree Regulations: See Article R
of this Chapter.
a. Height: 25 feet.
c. Performance Standards: See
b. Lot Coverage: None. Article S of this Chapter.
c. Floor Area Ratio: 1. '. d. Nonconformities: See Article T of
this Chapter.
F. General Provisions: All principal and
accessory uses permitted within this G. Special Provisions:
Zone are subject to the requirements
of Articles L through U of this Chapter. 1. In no instance shall an area zoned
Said Articles are indicated as follows: CN-1 be less than three (3) acres or
more than ten (10) acres.
1. Accessory Uses And Requirements:
See Articles M through P of this Chap- 2. A plan showing the general design
ter. of the proposed development must be
submitted with any rezoning that re-
a. Permitted Accessory Uses And suits in a CN-1 Zone greater than
Buildings: See Section 14-6M-1 of this seven (7) acres in size. The plan shall
Chapter. include provisions for landscaping,
screening and buffering between the
b. Accessory Uses And Building proposed commercial development
Regulations: See Section 14-6M-2 of and adjacent residential zones, and
this Chapter. Suilding elevations.
c. Off-Street Parking ReQuirements: H. Design Provisions:
See Section t4-6N-1 of this Chapter.
I. The following design provisions are
Intended to help ensure tha: this Zone
1099
[o~L,c Cz:...
14-6E-2 14-6E-2
develops in a manner which' is com- public streets where appropriate. (Ord.
patible with adjacent residential neigh- 97-3803, 9-9-1997)
borhoods and which encourages pe-
destrian access to the Zone and with- d. Pedestrian access between the
in the Zone: uses located in this Zone shall be
encouraged by the location of side-
2. Prior to receiving a building permit walks and other pedestrian-designated
for any development, a developer routes.
must submit a site plan which com-
plies with the requirements of Chapter e. Parking lot layout shah take
5, Article H of this Title, Site Plan pedestrian circulation into consider-
Review. Prior to submitting a request ation; pedestrian crosswalks shall be
for site plan review, the developer provided, where necessary and appro-
shall participate in a preapplication priate, shall be permanently designat-
conference with the Director of Plan- ed with materials such as textured or
ning and Community Development to brick paving, and shall be integrated
discuss the application of the design into the wider network of pedestrian
provisions to the subject property. The walkways. Pavement textures are
following design guidelines will be encouraged elsewhere in the parking
applied during the site plan review lot, as surface materials, or as ac-
process, in addition to the design cents.
standards set forth in Chapter 5, Arti-
cle H of this Title. Alternative design f. The ends of parkin~ aisles shall
solutions may be approved if it is contain landscaped islands.
demonstrated that the alternative
meets the intent of this Section. g. Areas which are not used for
vehicular and pedestrian access or
a. Bicycle parking facilities shall be parking shall be landscaped.
located in convenient areas of the
development and shall be located so h. Buildings in the Zone shall relate
as not to impede pedestrian or vehicu- to one another, both functionally and
lar traffic. (Ord. 94-3626, 6-14-1994) visually, and shall encourage pedestri-
an activity, A development with multi-
b. Modular masonry materials, such pie buildings may be organized
as brick and concrete pavers, or around features such as courtyards
gridded cast-in-place materials, such with trees, greens or quadrangles.
as exposed aggregate concrete, are
required as paving materials and ac- i. Buildings shaII avoid uninterrupt-
cents in order to define pedestrian ed wall or roof planes. Building walt
walkways and to improve the appear- offsets, including both projections and
ance of paved areas. recesses, and changes in floor [evei
shall be used in order to add architec-
c. Pedestrian access to adjacent tural interest and variety, and to re-
residential areas shall be required lieve the visual effect of a single, long
through the provision of sidewalks in ,,,vail. Similarly, roofline offsets shall be
addition to those located on adjacent provided in order to arovide archi~,ec-
1099
Iowa Cit~'
14-6 E-2 14-6 E-3
tural interest and variety to the mass- 3. Dairy products processing and
ing of a building and to relieve the packaging.
effect of a single, long roof. (Ord.
94-3626, 6-14-1994) 4. Hotels, motels and convention facil-
ities.
j. Blank, windowless walls should
be avoided on the fronts of buildings. 5. Office uses allowed in the CO-1
Where the construction of a blank wall Zone~-
iS necessary, the wall shall be articu-
lated by at least one of the following 6. Restaurants.
methods: changes in plane, building
material, or color. (Ord. 97-3803, C. Provisional Uses:
9-9-1997)
1. Retail establishments associated
k. Air-conditioning units, HVAC with the uses allowed in this Zone,
systems, exhaust pipes or stacks, provided not more than fifty percent
elevator housing and satellite dishes (50%) of the total ground floor area
and other telecommunications-receiv- shall be devoted to the retail display
ing devices shall be screened from of merchandise. (1978 Code {}36-22;
view from the public right of way and amd. 1994 Code)
from adjacent properties, .by using
walls, fencing, roof elements, pent- 2. Childcare centers, subject to the
house-type screening devices or land- requirements of Article L-of this Chap-
scaping. (Ord. 94-3626, 6-14-1994) ter. (Ord. 97-3773, 2-3-1997)
D. Special Exceptions:
14-6E-3: HIGHWAY COMMERCIAL
ZONE (CH-1): 1. Schools, specialized private instruc-
tion.
A. Intent: The Highway Commercial Zone
(CH-1) is intended to permit develop- 2. Transient housing.
ment of service uses relating to ex-
pressways or along other major arteri- E. Dimensional Requirements:
al thoroughfares. At certain access
points, food, lodging, motor vehicle 1. Minimum Lot Area: None.
service and fuel can be made conve-
niently available to the thoroughfare 2. Minimum Lot Width: 100 feet.
user.
3. Minimum Lot Frontage: None.
B. Permitted Uses:
:. Minimum Yards;
1, Auto- and truck-oriented uses.
a. Front: 20 feet.
2. Commercial recreational facilities.
b. Side: None.
c. Rear: None.
1 See subsection 14-6E-1B of this Article,
1099
Iowa City
, " City of iowa City
MEMORANDUM
Date: November 23, 1999
To: iowa City Planning and Zoning Commission
From: Melody Rockwell, Associate Planner
Re: South Central District Plan
Attached is a revised future land use scenario map of the South Central District.
The following changes were made: the runway extension to the west is shown,
the apartment area is designated in a lighter brown so that it is more
differentiated from the industrial purple color, the pink office park/commercial
color was extended to the east on the Dane/Williams properties, and the
neighborhood commercial zone was extended south on the Schuchert proljerty.
The east-west arterial street alignment will not be revised on the map until a
decision is made concerning its location.
Staff continues to have concern about having a twenty-acre area designated on
the map for neighborhood commercial. It is twice the size of what is permitted
for neighborhood commercial zones in Iowa City, is relatively close to a large
community commercial zone and is not located at a major intersection. Staff
therefore suggests that the text of the Commercial/Institutional section on page
31 of the draft plan be revised as follows:
COPIHERC:[AL/ZNS'ITRF~ONAL. The closure of Runway 35 will also
remove limitations for development of property immediately south of the
runway, because the building height and use restrictions of the airport
runway protection zone for that area will no longer be in effect. The
frontage portion of the property located along Riverside Drive and south
of the Airport and Colonial Lanes is suitable for redevelopmenl: to a
neighborhood commercial area of apprexirn, atcly seven acres in s;ze. This
property with good access on a hard-surfaced road is we!l-situated to
serve the manufactured housing residents, other area residents,
employees of industrial and intensive commercial developments and
people using the recreational facilities in the area.
A park connecting to a greenway trail around the pond and then the trail
system along Willow Creek will enhance the livability of the residential
development in this area. Because the designated neighborhood
commercial area is quite large and is adjacent to residential
development and along a major entranceway to the city, it should be
designed so that it does not become a commercial strip. Mixed uses
such as townhouses and apartments should be considered as
part of a planned commercial development for this area. ~he
neighborhood commercial node may also offer good locations for
institutional uses, such as a church, a daycare center, a fire station, and
an extension of the fairgrounds. This would provide a suitable buffer
between the industrial uses to the east and the single-family residential
uses that are projected to occur on the west part of the property.
B~ausc this area is adjacent to rcsidcntial dcvclopmcnt and along a
major cntranccway to thc city, it should bc dc's. igncd so that it docs not
become a commercial strip.
Arterial Street Study
The Commission received the EarthTech Study at its November 18 meeting, and
asked that additional information be provided concerning the distance between
the alternative street alignments and the George Dane and Tom Willieins'
residences. According to Bob Lentz, the estimated distances between the
centerline of the proposed arterial and the nearest corner of the residence
(keeping in mind that these alignments are at "planning accuracy" and could be
shifted during final design):
George .Dane residence:
Alternate N-l: 250 feet
Alternate N-i.i: 440 feet
Alternate N-1.2: 720 feet
Tom Willliams residence:
Alternate N-l: 400 feet
Alternate N-i.I: 250 feet
Alternate N-I.2: 70 Feet (Note: Could be moved
Farther from the house by
moving arterial street align-
ment further into the Lake
Ridge development.)
As Jeff Davidson's memorandum on this issue indicated, all three alignments
meet the City's arterial street design requirements. S~.aff prefers the N-i
alignment, because it would be less costly to build than the N-l.1 route and
would be less socially and environmentally detrimental than the N-1.2 alignment.
[f the Commission and Council select the N-l.l alignment as the favored
alignment, it does meet the City's design standards and staff feels that it is an
acceptable, though more expensive alignment. S~aff cannot support the N-1.2
alignmenL
NOTICE OF PUBLIC HEARING
Notice is hereby given that a public hearing will
be held by the City Council of Iowa City, Iowa, at
7:00 p.m. on the 1 = day of February, 2000, in the
Civic Center Council Chambers, 410 E.
Washington Street, Iowa City, Iowa, or if said
meeting is cancelled, at the next meeting of the
City Council thereafter .as posted by the City
Clerk; at which hearing the Council will consider:
1. A resolution amending the Comprehensive
Plan to adopt and incorporate the Soutli
Central District Plan for property generally.
located east of Highway 218, south of
Highway 1 and west of the Iowa River.
L//'?'//) designation from Neighborhood Commercial
· An ordinance changing the zoning
(CN-1) to Commercial Office (CO-1) for 2.5
acres of property located on the west side of
First Avenue at Tudor Drive.
3. An ordinance amending the Sensitive Areas
Oveday (OSA-8) Conditional Zoning
Agreement to allow a driveway access onto
Foster Road for property located at 500
Foster Road.
Copies of the proposed resolution and ordinances
am on file for publiC examination in the office of
the City Clerk, Civi~ Cente4', Iowa City, Iowa.
Persons wishing to make their views known for
Council consideration are encouraged to appear
at the above-mentioned time and place.
MARlAN K. KARR, CITY CLERK
Prepared by: Scott Kugler, Assoc. Planner, 410 E. Washington Street, Iowa City, IA 52240; 319-356-5243
ORDINANCE NO,
ORDINANCE AMENDING THE ZONING
CHAPTER BY CONDITIONALLY CHANGING
THE ZONING REGULATIONS OF
APPROXIMATELY 2.5 ACRES FROM
NEIGHBORHOOD COMMERCIAL (CN-1) TO
COMMERCIAL OFFICE (CO-1) FOR
PROPERTY LOCATED ON THE WEST SIDE
OF FIRST AVENUE AT TUDOR DRIVE.
WHEREAS, Washington Park Partners
("Owner") is owner and legal title holder, and
Mercy Iowa City ("Applicant") is contract
purchaser, of approximately 2.5 acres of
property located on the west side of First
Avenue at Tudor Drive; and
WHEREAS, the applicant has requested the
rezoning of approximately 2.5 acres from
Neighborhood Commercial (CN-1) to
Commercial Office (CO-1) for property located
on the west side of First Avenue at Tudor Drive;
and
WHEREAS, the department of Planning and
Community Development has reviewed the
proposed rezoning and recommends that, with
appropriate conditions ensuring that the
development on this property is compatible with
the design concepts for the development of a
neighborhood commercial center contained in
the Comprehensive Plan, and results in no new
vehicular access points along First Avenue, the
proposal is in conformance with the
Comprehensive Plan; and
WHEREAS, the Planning and Zoning
Commission has reviewed the proposed
rezoning and has recommended that the
request be denied; and
WHEREAS, Iowa Code ~414.5 (1999)
provides that the City of Iowa City may impose
reasonable conditions on granting an applicant's
rezoning request, over and above existing
regulations, in order to satisfy public needs
directly caused by the requested change; and
WHEREAS, the Owner and Applicant
acknowledge that certain conditions and
restrictions are reasonable to ensure a
development that is in conformance with the
Comprehensive Plan; and
WHEREAS, the applicant has agreed to use
Ordinance No.
Page 2
this property in accordance with the terms and
conditions of a Conditional Zoning Agreement to
ensure that the above referenced neighborhood
commercial design compatibility and access
concerns directly caused by the requested
rezoning are addressed such that said rezoning
is in compliance with the Iowa City
Comprehensive Plan.
NOW, THEREFORE, BE IT ORDAINED BY
THE CITY COUNCIL OF THE CITY OF IOWA
CITY, IOWA:
SECTION I. APPROVAL. Subject to the
terms and conditions of the Conditional Zoning
Agreement, attached hereto and incorporated
herein, the property described below is hereby
reclassified from its current designation of
Neighborhood Commercial (CN-1) to
Commercial Office (CO-1):
Lot 2, First Avenue & Rochester Avenue
Commercial Subdivision, Part One.
SECTION II. ZONING MAP. The Building
Inspector 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. CONDITIONAL ZONING
AGREEMENT. Following final passage and
approval of this Ordinance, the Mayor is hereby
authorized and directed to sign, and the City
Clerk to attest, the Conditional Zoning
Agreement between the property owners,
applicants, and the City.
SECTION IV. CERTIFICATION AND
RECORDING. Upon passage and approval of
the Ordinance, and after execution of the
Conditional Zoning Agreement, the City Clerk is
hereby authorized and directed to certify a copy
of this ordinance and the Conditional Zoning
Agreement and to record the same at the office
of the County Recorder of Johnson County,
Iowa, at the owner's expense, all as provided by
law.
SECTION V. REPEALER. All ordinances and
parts of ordinances in conflict with the provision
of this ordinance are hereby repealed.
SECTION VI. SEVERABILITY. If any section,
provision or part of this ordinance shall be
adjudged to be invalid or unconstitutional, such
adjudication shall not affect the validity of the
ordinance as a whole or any section, provision
or part thereof not adjudged invalid or
unconstitutional.
Ordinance No.
Page 3
SECTION VII. EFFECTIVE DATE. This
ordinance shall be in effect after its final
passage, approval and publication, as required
by law.
Passed and approved this day of
,2000.
MAYOR
ATTEST:
CITY CLERK
Prepared by: Scott Kugler, Assoc. Planner, 410 E. Washington Street, Iowa City, IA 52240; 319/356-5243
CONDITIONAL ZONING AGREEMENT
THIS AGREEMENT is made by and between the City of Iowa City, Iowa, a Municipal Corporation
(hereina~er "City"), Mercy Iowa City (hereinafter "Applicant"), and Washington Park Partners (hereinafter
"Owner").
WHEREAS, Owner is owner and legal title holder, and Applicant contract purchaser, of approximately 2.5
acres of property located on the west side of First Avenue at Tudor Drive; and
WHEREAS, the applicant has requested the rezoning of approximately 2.5 acres from Neighborhood
Commercial (CN-1) to Commercial Office (CO-1) for property located on the west side of First Avenue at
Tudor Drive; and
WHEREAS, the department of Planning and Community Development has reviewed the proposed
rezoning and recommends that, with appropriate conditions ensuring that the development on this
property is compatible with the design concepts for the development of a neighborhood commercial
center contained in the Comprehensive Plan, and results in no new vehicular access points along First
Avenue, the proposal is in conformance with the Comprehensive Plan; and
WHEREAS, the Planning and Zoning Commission has reviewed the proposed rezoning and has
recommended that the request be denied; and
WHEREAS, Iowa Code §414.5 (1999) provides that the City of Iowa City may impose reasonable
conditions on granting an applicant's rezoning request, over and above existing regulations, in order to
satisfy public needs directly caused by the requested change; and
WHEREAS, the Owner and Applicant acknowledge that certain conditions and restrictions are
reasonable to ensure a development that is in conformance with the Comprehensive Plan; and
WHEREAS, the applicant has agreed to use this property in accordance with the terms and conditions of
this Conditional Zoning Agreement to ensure that the above referenced neighborhood commercial design
compatibility and access concerns directly caused by the requested rezoning are addressed such that
said rezoning is in compliance with the Iowa City Comprehensive Plan.
NOW, THEREFORE, in consideration of mutual promises contained herein, the Parties agree as follows:
1. Owner is the property owner and legal title holder, and Applicant contract purchaser, of property
located on the west side of First Avenue at Tudor Drive, which property is more particularly described
as follows:
Lot 2, First Avenue & Rochester Avenue Commercial Subdivision, Part One.
2. Owner and Applicant acknowledge that the City wishes to ensure neighborhood commercial center
design and compatibility issues are addressed when the property is developed, and that traffic flow
along adjacent arterial streets is not unnecessarily disturbed. Further, the parties acknowledge that
Iowa Code §414.5 (1999) provides that the City of Iowa City may impose reasonable conditions on
granting a rezoning request, over and above the existing regulations, in order to satisfy public needs
directly caused by the requested change. Therefore, Owner and Applicant agree to certain
conditions over and above City regulations as detailed below.
3. In consideration of the City's rezoning the subject property, Owner and Applicant agree that the
development of the subject property shall occur in substantial conformance with the concept plan
submitted with this application as revised and resubmitted on January 6, 2000. Owner and Applicant
further agree that minor variations from this concept plan must be approved by the Director of
Planning and Community Development. Major substantive variations from this concept plan are
tantamount to a rezoning, and shall proceed through the Planning and Zoning Commission and the
City Council. In particular, the Parties agree that the following provisions shall be considered material
conditions and incorporated into the development of the subject property:
a) There shall be no new vehicular access points serving the subject property along First Avenue;
b) The parking area at the north end of the site shall be designed to be physically integrated with the
existing parking area to the north;
c) Well-defined pedestrian walkways, paved in a decorative material such as brick (or some similar
material to help distinguish them from other paved areas on the site) shall be provided between
the main entry of the building and the sidewalk along First Avenue, as well as between the
building and the existing development to the north;
d) The front plane of the building shall be located approximately 85 feet from the First Avenue right-
of-way;
e) The front yard, in particular the areas between the proposed parking areas and the street, shall
be landscaped to help soften the view of the parking areas from the street. Said landscaping
shall consist of a combination of trees and an evergreen or deciduous hedge of at least three (3)
feet in height, and shall substantially conform to that illustrated on the above referenced concept
plan, or conform to an alternative landscaping plan approved by the Director of Planning and
Community Development. Owner and Applicant agree that all landscaping shall be maintained
and replaced as needed. If plant materials die or if it is necessary to remove plant materials
within the 15-foot utility easement along the First Avenue frontage due to utility maintenance or
installation, the Applicant shall replace said plant materials;
f) Landscaping shall be provided along the west end of the parking areas to soften the view of the
parking areas from the residential properties to the west. This landscaping shall be maintained in
perpetuity and replaced as necessary; and
g) The design provisions contained in City Code Sections 14-6E-2H(2)(I) through (k) shall be
adhered to.
4. The Owner and Applicant acknowledge that the conditions contained herein are reasonable
conditions to impose on the land under Iowa Code §414.5 (1999), and that said conditions satisfy
public needs which are directly caused by the requested zoning change.
5. The Owner and Applicant acknowledge that in the event the subject property is transferred, sold,
redeveloped, or subdivided, all redevelopment will conform with the terms of this Conditional Zoning
Agreement.
6. The Parties acknowledge that this Conditional Zoning Agreement shall be deemed to be a covenant
running with the land and with title to the land, and shall remain in full force and effect as a covenant
running with the title to the land unless or until released of record by the City. The Parties further
acknowledge that this Agreement shall inure to the benefit of and bind all successors, representatives
and assigns of the Parties.
7. Owner and Applicant acknowledge that nothing in this Conditional Zoning Agreement shall be
construed to relieve the Applicant from complying with all applicable local, state and federal
regulations.
8. The Parties agree that this Conditional Zoning Agreement shall be incorporated by reference into the
Ordinance rezoning the subject property; and that upon adoption and publication of the Ordinance,
this Agreement shall be recorded in the Johnson County Recorder's Office at the Applicant's
expense.
3
Dated this day of ,2000.
APPLICANT: CITY OF IOWA CITY
MERCY IOWA CiTY
By: ['~.Cn--Lo--L-C[' ~' I -J By:
Ronald R. Reed, President & CEO Ernest W. Lehman, Mayor
OWNER:
WASHINGTON PARK PARTNERS
B Frank A. Boy~/~C'~'~ Attest:
Marian K. Karr, City Clerk
STATE OF IOWA )
) ss:
JOHNSON COUNTY )
On this day of , 20 , before me,
, a Notary Public in and for the State of Iowa, personally appeared Ernest
W. Lehman and Madan 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 Ernest W. Lehman and Marian K. Karr acknowledged the execution of the instrument tc;
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
My commission expires:
STATE OF IOWA )
) ss:
JOHNSON COUNTY )
On this ,3/-~ ~- day of ~ R-,,~ ~- , 20 <~ ¢, before me, the undersigned, a Notary
Public in and for said County, in said State,"~rsonally appeared Ronald R. Reed, to me known to be the
identical persons named in and who executed the within and foregoing instrument, and acknowledged that
he executed the same as his voluntary act and deed.
Notary P~.lblic in and for the ~tat~elowa
My commission expires: ' 7 ( 3 \ D, oc3 ~,
STATE OF IOWA )
) ss:
JOHNSON COUNTY )
4
Public in and for said County, i rsonally appeared Frank A. Boyd, to me known to be the
identical persons named in and who executed the within and foregoing instrument, and acknowledged that
he executed the same as his voluntary act and deed.
Nora for the State of Iowa
My commission expires: 'q {, 3 ~. o ~, .
ppdadmin~agt~mercy.doc
City of Iowa City
MEMORANDUM
Date: January 13, 2000
To: City Council
From: Scott Kugler, Associate Planner
Re: REZ99-0015
The applicant has submitted a revised site development concept plan, which addresses many of
the concerns noted in the December 16 staff report. The curb cut originally proposed across
from Tudor drive has been removed from First Avenue and the frontage drive has been
removed from the front yard. The proposed parking lot north of the building has been
reconfigured as a common parking area. The building has been moved closer to First Avenue.
Staff had recommended that it be moved even closer to the street so that there would be less
parking in the front yard. The applicant has addressed this concem by proposing landscaping to
screen the parking lot. Pedestrian walkways are proposed between the building and First
Avenue.
With these revisions staff believes the plan is more compatible with the character of a
neighborhood commercial area. Staff recommends approval of the rezoning subject to a
Conditional Zoning Agreement, which specifies that, the property will be developed in a manner
consistent with the revised development concept.
Approved by: ~
Robert Miklo, Senior Planner
City of Iowa City
MEMORANDUM '
Date: December 28, 1999 (for January 6, 2000 meeting)
To: Planning and Zoning Commission
From: Scott Kugler, Associate Planner
Re: REZ99-O015. Mercy Iowa City Rezoning Request for Property Located on the
West Side of First Avenue at Tudor Drive.
This item was deferred at the December 16, 1999 meeting to allow additional public
discussion. At the December 16 meeting staff recommended denial of the proposed
rezoning, citing the proposal's inconsistency with the Comprehensive Plan and access
concerns along First Avenue. At that meeting, Commission members asked staff to work
with the applicant in an effort to come up with some compromise which would make the
proposed medical clinic more compatible with the neighborhood commercial policies of the
Comprehensive Plan. Commission members also asked for additional information regarding
other possible east-side sites for the proposed office building and the possibility of
amending the CN-1 zone. These items are all discussed in more detail below. In addition,
staff feels it is necessary to comment on some of the information provided by the applicant
at the December 16 meeting.
Ideas for Compromise: As discussed on page 4 of the December 16 staff report, we
suggested that with careful design it might be possible to develop a commercial office use
on this property that does fit within and contributes to the creation of a neighborhood
center. Commission members asked staff and the applicant to work together in an attempt
to come to a solution that would allow the office use in a manner which would be more
compatible with the policies of the Comprehensive Plan. The ideas we discussed are listed
below.
[] Consider a mixed-use building with CN-1 type uses in addition to the clinic.
[] Move the building closer to the street, pull some parking behind and out of front
yard, and design the area between the street and the building a true "open space"
which is inviting to pedestrians (a variation of the town square/plaza design).
[] Eliminate one curb cut (exiting or proposed), have an integrated parking area
between the new and existing building that offers sufficient parking for both uses.
[] With the applicants design there will be approximately 10,000 square feet of extra
floor area that will not be used by the family practice clinic. Staff suggested that
Mercy use the extra square footage for neighborhood services, such as child or
elderly daycare, rather than for ancillary office space for Mercy Hospital functions.
[] Design the site and the building to be accommodating to pedestrians by using the
design provisions of the CN-1 zone.
At the time of this report staff had just received a revised plan. It appears that some of the
items discussed have been incorporated into the plan. We hope to provide an evaluation of
the revised plan at the Commission's informal meeting.
Comments on Applicant Presentation: At the December 16 meeting, the applicant
presented details on the merits of their proposed plan, and identified a number of areas
where they questioned staff's analysis of the proposal. One point that the applicant made
was that the development potential of the subject site was greater under the current CN-1
zoning than their proposed rezoning plan, and presented a number of illustrations to support
this argument. It may be possible that there are a few scenarios under which a larger
building or more extensive use of the property would be permitted under the current
zoning. However given the topography of the property and the landscaping and site design
requirements of the CN-1 zone, it would not be possible to develop the property for a large
retail building as suggested by the applicant. For instance, one of the scenarios illustrated
a 24,000 square foot retail building with 120 parking spaces, with paving covering nearly
the entire site and, presumably, extensive use of retaining walls in order to provide a level
area on which to place such a large development. This scenario would not meet the
current design standards of the Neighborhood Commercial Zone, which require landscaping
within parking areas, pedestrian connections between buildings and the street and other
uses within the zone, and places limits on the amount of parking spaces that can be
provided for most uses. Therefore it would not be possible to construct the amount of
parking and paved area illustrated in the scenario.
One way of looking at the difference between the CN-1 zone and other commercial zones
to help understand the above issue is to look at the difference in parking requirements for
the proposed building under the CN-1 and the CO-1 regulations. The proposed site plan
illustrates a development that roughly meets the minimum parking requirements of the CO-
1 zone - about 1 O0 spaces at one space per 200 square feet of gross floor area. If such a
building were permitted within the CN-1 zone, the parking requirement would be only 68
spaces, and there would be a maximum of 75 spaces permitted on-site for this use, as only
110% of the required spaces can be provided. The parking standards for the CN-1 zone
were reduced a few years ago after the City completed a study of how existing CN-1 zones
and similar developments were actually being used, as well as looking at national trends
and information from other communities who have conducted similar studies. One could
argue that the lower parking standard in place in the CN-1 zone simply permits a larger
building on the site and thus the potential for a more intensive use of the site. If the larger
building would house uses that are oriented primarily to the surrounding neighborhood, then
this increased commercial activity would be positive. As stated in the December 16 staff
report, it is the regional nature of the office clinic in combination with the auto-oriented
design that was being proposed, and other uses permitted in the CO-1 zone, that has led to
staff's recommendation of denial, not the scale of the building.
The applicant also raised questions about the development potential of this CN-1 zone, and
whether it is reasonable to expect that a retail type business will eventually occupy this
site. It was pointed out that Regina and City High occupy large pieces of property within
this neighborhood and preclude the establishment of a neighborhood with a sufficient
number of residents to support additional commercial floor area on this lot. It is important
to remember that the surrounding neighborhood has not yet fully developed. There are
many acres of vacant land located north of Rochester Avenue that are zoned for multi-
family development, and the Northeast District Plan illustrates additional multi-family
development along the First Avenue extension, all of which would add to the market for
this neighborhood center. Although Regina and City High do occupy large areas of land in
the vicinity, they also result in additional potential customers, already in the neighborhood
(including students, school employees, and parents). These factors, combined with the
additional traffic that will likely be present on First Avenue after it is connected to Captain
Irish Parkway, result in this area being a very viable retail commercial area. To say that the
subject property has no potential as a retail/commercial does not consider the future of this
the area.
The applicant stated that the nature of medical offices is changing such that the trend is
toward larger, multi-doctor practices and away from individual practices, and therefore the
City's CN-1 zone regulations are perhaps out-of-date. In fact it was never the intent of the
CN-1 zone to provide space primarily for medical offices, rather offices were seen as a
secondary use in the CN-1 zone. It is important to remember that there are many different
types of offices permitted within the CN-1 zone, not just medical offices. The premise is
that smaller scale offices can be easily integrated into a small-scale neighborhood
commercial development, and can help support these types of developments. As
demonstrated by the current application, this is not so much the case with larger scale
office developments. Even if medical offices are changing such that they will no longer fit
within the parameters of the CN-1 zone, there are a sufficient variety of other types of
offices that will continue to be able to fit within this zone. The chiropractic office and
dental office currently located within this CN-1 zone are good examples.
Amendment of the CN-1 Zone: Staff considered an amendment to the CN-1 requirements
to allow offices, which are as large as the offices proposed by Mercy. Because such an
amendment would apply citywide, and because of an issue associated with the timing of
neighborhood commercial development, we feel that it would not be advisable. It has been
the City's policy to identify potential CN-1 zones so that people buying residences would
be aware of the future development of nearby commercial uses, and would be able to
consider this factor when purchasing property. Because neighborhood oriented businesses
rely on surrounding neighborhoods for much of their customer base, they will generally be
the last thing to develop in the area. Walden Square on Mormon Trek Boulevard is a good
example. The property was vacant for a number of years, but now that there has been
extensive residential development in the area, it has developed into a neighborhood
shopping center. If we are going to plan ahead and zone areas prior to development there
will need to be some degree of patience until surrounding neighborhoods develop. Unlike
neighborhood oriented uses, many office uses can be established without a surrounding
population base. If large offices are allowed in the CN-1 zone, it is likely that these zones
would fill up with office uses in lieu of neighborhood services.
Other Possible Building Sites: Staff was asked to provide a list of potential alternative east-
side sites for the proposed development. In response, staff has developed a cursory list of
potential sites; the time limitations associated with the holiday season not allowing for a
more in-depth look at each potential site. The list includes both properly zoned and
potential rezoning sites. These parcels may or may not meet the specific needs and/or
desires of the applicant, but would either allow the proposed use or could be considered for
rezoning. Please note that staff is not necessarily indicating support for any of the
potential rezoning sites, as none of these sites have been fully evaluated in response to a
development proposal, but they are areas that could be considered for CO-1 zoning based
on the policies of the Comprehensive Plan.
Existing Zones:
1. Towncrest area redevelopment
2. Redevelopment of areas around the Sycamore Mall.
3. Scott-Six Industrial Park (C1-1 zone with design provisions in CZA)
4. Mercy Hospital area redevelopment
5. Potential Highway 6 redevelopment
6. S. Gilbert Street area redevelopment
7. Existing ORP or RDP zones near Highway 1/I-80 interchange
Potential Rezoning Sites:
A. Scott Boulevard/American Legion Road
B. Potential Commercial area at Scott Boulevard & Rochester Avenue (NE District
Plan). The City has received an annexation and rezoning request for this property
that will be on an upcoming agenda.
C. North Dodge/Highway 1 sites (will be easily accessible from the east side after
First Avenue extension is completed).
Staff Recommendation: As noted we received a revised plan just prior to the mailing of the
Commissions packet. We will attempt to review the revised plan and provided the
Commission with and evaluation and recommendation at your January 3 informal meeting.
Attachments:
1. Revised concept plan.
2. Map of potential office zones.
Approved by: -
Robert Miklo, Senior Planner
Department of Planning and Community
Development
Potential Eastside Medical Office Locations
i
STAFF REPORT
To: Planning and Zoning Commission Prepared by: Scott Kugler
Item: REZ99-O015. Mercy Iowa City Date: December 16, 1999
First Avenue at Tudor Drive
GENERAL INFORMATION:
Applicant: Mercy Iowa City
500 E. Market Street
Iowa City, Iowa 52245
Phone: 339-3835
Contact person: Lynn Whisler
Mercy Iowa City
500 E. Market Street
Iowa City, IA 52245
Phone: 339-3835
Requested action: Rezoning from CN-1 to CO-1
Purpose: To allow the construction of an office
building that exceeds the size
limitations of the CN-1 zone
Location: West side of First Avenue at Tudor
Drive
Size: 2.5 acres
Existing land use and zoning: Vacant, CN-1
Surrounding land use and zoning: North: Commercial, CN-1;
East: Residential, RS-5;
South: Residential, RMo20;
West: Residential, RS-5.
Comprehensive Plan: Neighborhood Center
Applicable Code requirements: CO-1 Zone; CN-1 Zone
File date: November 24, 1999
45-day limitation period: January 8, 2000
2
BACKGROUND INFORMATION:
The applicant, Mercy Iowa City, is requesting a rezoning of approximately 2.5 acres from
Neighborhood Commercial (CN-1) to Commercial Office (CO-1) for property located on the
west side of First Avenue at Tudor Drive. The property is currently vacant, and contains a
storm water management basin at its southwest corner. The applicant's immediate plans call
for the construction of a 20,326 square foot medical office on the property. Although the
CN-1 zone does allow for office uses, there are limitations on both the .'-Ioor area of individual
office uses, as well as the amount of office space in each CN-1 zone. The building that the
applicant would like to construct exceeds both of these requirements, and therefore requires
that the property be rezoned before a building permit can be issued.
ANALYSIS:
The concept plan submitted by the applicant illustrates a two-level, 20,326 square foot office
building on the site with parking along both the north and south sides of the building.
Because of a change in elevation on the site, the proposed building would have an entrance
to the upper floor along the north end of the building, and an entrance to the lower level
along the south end of the building. Access is to be provided to the site via a new curb cut
along First Avenue at Tudor Drive, as well as from Rochester Avenue through an existing
access drive that would be shared with other uses in this neighborhood commercial center.
Storm water management would be provided by the existing storm water management
facility located at the west end of the property.
Although the applicant has submitted the concept plan to illustrate how they intend to
develop the property, this application must first be evaluated based on the appropriateness of
the proposed zoning change with respect to the policies contained in the Comprehensive Plan
and the ability of the existing or proposed infrastructure in the area to accommodate the
development of uses permitted within the proposed zone. It is important to remember that, if
approved, this property would be deemed appropriate for any development permitted in the
CO-1 zone; this rezoning is not specifically to approve the development of an office building.
If it can be determined that the proposed zone change is in conformance with the
Comprehensive Plan and can be accommodated by the infrastructure in the area, or that
through conditions these issues can be addressed, then it would be appropriate to look to the
concept plan as a means of assuring that this project fits within the neighborhood and the
rest of the neighborhood commercial center.
Comprehensive Plan: The general land use map contained in the Comprehensive Plan calls
for a "Neighborhood Center" in this location. CN-1 zoning has been in place in this location
for several years. The CN-1 zone is the zone generally intended for use in creating such a
neighborhood center. The intent of the CN-1 zone is to
permit the development of retail sales and personal services required to meet
the day-to-day needs of a fully developed residential neighborhood. Stores,
businesses and offices in this Zone should be useful to the majority of the
neighborhood residents, should be economically supportable by nearby
population, and should not draw community-wide patronage .... In general, the
CN-1 Zone is intended for the grouping of a grocery store and small retail
businesses and office uses which are relatively nuisance-free to surrounding
residences and which do not detract from the character of the surrounding
neighborhood ....
While office uses are permitted in this zone and do fit under this description to some
degree, the CN-1 regulations clearly discourage the development of stand-alone, large-
scale office buildings through size limitations on this use. Individual office uses in the
CN~I zone are limited to 2,400 square feet in size, and there is a cap on the overall
floor area of office space containad in each CN-1 zone. Office space is not to exceed
15% of the ground floor area of uses contained within the zone, or 30% of the total
floor area of uses within the zone. Office uses must also "not diminish convenient
access to retail sales and personal service businesses." It is clear that the intent of
the zone is to not allow office uses to dominate the development of the neighborhood
center and preclude other neighborhood oriented uses from locating there.
The intent of the CO-1 zone is "to provide specific areas where office functions,
compatible businesses, apartments and certain 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." The intent of the applicant is to create an
office building that is clearly consistent with the CO-1 zone, and clearly inconsistent
with the intent of the CN-1 zone. Although this site is located between the developed
portion of the CN-1 zone and residential properties, the development of the office
building as proposed would not function as a "buffer" between these uses, as the
scale of the use is likely to be more intensive than the existing CN-1 zone uses to the
north, as demonstrated by the amount of parking being proposed on the site.
The general idea behind the creation of neighborhood commercial centers is to allow
these services to be more convenient and readily accessible to surrounding residential
neighborhoods so that residents do not have to drive across town to meet all of their
shopping needs. Much care has been taken in drafting the CN-1 zone regulations to
ensure that the development of a neighborhood commercial area does not result in a
significant level of traffic being drawn into a neighborhood as a result of this
development. If this is the end result of the neighborhood center, then it is directly
counter to the whole concept of creating neighborhood centers to serve
neighborhoods throughout the City. In staff's opinion, the proposed rezoning would
not only open the door for a community-wide office facility to be introduced into what
should be a neighborhood oriented center, but it could also preclude the development
of additional neighborhood oriented uses to help serve the residents of the surrounding
area. As additional development occurs to the north of Rochester Avenue and the
primary market area for this neighborhood commercial zone is built out, there may
very well be a higher demand for neighborhood oriented businesses in this location in
the future.
Just because an area is identified in the Comprehensive Plan as a commercial center,
however, does not mean that it all must be zoned CN-1. Based on the description
provided in the Comprehensive Plan, an ideal neighborhood center would be made up
of a variety of uses, and is more than just the provision of commercial establishments
in a neighborhood. Rather, the neighborhood center should include a variety of small-
scale commercial uses as well as institutional uses such as a day care center,
residential uses above and surrounding other uses, and public land such as a town
square or other community space for use by neighborhood residents. The
"neighborhood center should have a pedestrian orientation with the stores placed
close to the street, but with sufficient open space to allow for outdoor cafes and
patios or landscaping. Parking should be located to the rear and sides of stores with
additional parking on the street." To provide this variety, the neighborhood center
may be made up of several zones, including potentially some commercial office
zoning. In order to find that the proposed rezoning is in conformance with the
Comprehensive Plan, it would have to be determined that it fits within and will add to
the development of the "neighborhood center," as described in the Plan.
In staff's opinion, the rezoning of the subject property and the development of a
20,326 square foot medical office on this site will be difficult to accomplish in a
manner that is compatible with the development of a neighborhood center. The
medical office proposed would likely draw a community-wide patronage rather than
primarily serving the surrounding neighborhood, and seems more appropriate for the
Community Commercial zone or a more appropriately located Commercial Office zone.
The proposed use seems to run counter to the idea of not allowing a neighborhood
center to be dominated by office uses. However, staff feels that through careful site
design it may be possible to develop a Commercial Office use on this property that
does fit within and contribute to the creation of a neighborhood center as described in
the Comprehensive Plan.
The plan being proposed makes little attempt to comply with the design provisions
suggested in the Comprehensive Plan, such as creating a pedestrian orientation with
buildings close to the street and placing parking to the rear and sides of the building.
The proposed site design may fit well within a typical office park environment, but this
type of environment does not fit with what is desired for a neighborhood commercial
center. While the broad building setback would introduce some additional greenery
and open space in the area, this effect is diminished substantially by the location of
parking and access drives at the front of the property. Staff feels that this
development would fit better within the neighborhood center if an attractive building
were to dominate the view from the street rather than parking and access drives.
This would provide for a better pedestrian environment that is more consistent with
the policies contained in the Comprehensive Plan.
In summary, staff feels that the rezoning of this site from CN-1 to CO-1 would not be
consistent with the City's Comprehensive Plan. It might be possible to make it more
consistent if efforts are made to design a development that fits within the context of a
neighborhood commercial center, as discussed in the Plan. In staff's opinion, the
concept plan submitted in association with this application does not illustrate this type
of development.
Infrastructure Issues: City sanitary sewer and water are available to the site. Access
is proposed from both Rochester Avenue and First Avenue, both arterial streets. The
access point along Rochester Avenue has already been established and will provide
shared access with other established uses within the CN-1 zone. However, the
proposed curb cut along First Avenue would be a new access point. Staff
recommends that this access point not be permitted unless it is somehow combined
with the existing access on the adjacent property to the north. Both parcels are
5
currently owned by the same entity. Options include closing the existing drive to the
north and creating a new access point as proposed, allowing for cross-circulation
between the existing and proposed parking areas, or utilizing the existing drive for
access to the subject parcel. The City's policy along arterial streets is to minimize the
number of driveways in an effort to reduce conflict points and maintain capacity on
the arterial street. This is an area along First Avenue that already contains a number
of driveways from both commercial and residential uses. Staff recommends against
the creation of any new access points in this area. ,,
When this property was platted as Lot 2 of the First and Rochester Commercial
Subdivision, Part One, the subdivider's agreement provided for one access point for
this property along First Avenue, subject to conditions. However, staff feels that the
existing pattern of curb cuts along First Avenue was not well planned, and an
additional drive in this area will exacerbate the situation. With the rezoning of the
property, the City has an opportunity to ensure that the existing situation gets no
worse with the addition of another curb cut.
It is true that under the existing zone, for.a use that requires no public approval
process, a new curb cut could be established at Tudor Drive without removing the
existing drive. However, the City is not obligated to approve a request to rezone,
particularly if it feels that the resulting development will be a detriment to the
surrounding neighborhood or the surrounding street system. In this case, the
applicant is requesting a rezoning to allow the development of an office building that is
larger in scale and intensity than any office use that could be located on the property
currently, as well as most other uses permitted in that zone. Staff feels that this is an
appropriate time to reconsider access provisions that may have been granted to this
parcel in the past under the assumption that the property would develop under the
CN-1 zone regulations.
STAFF RECOMMENDATION:
Because it is not in conformance with the recommendations and policies of the
Comprehensive Plan, is not designed in accordance with the design parameters for a
neighborhood center put forth in the plan, could preclude neighborhood stores and services
from locating in the neighborhood center, and does not address traffic circulation concerns
that have been raised in this area, staff recommends that REZ99-0015, a request to rezone
approximately 2.5 acres located on the west side of First Avenue at Tudor Drive from CN-1
to CO-1, be denied.
ATTACHMENTS:
1. Location Map.
2. Concept Plan.
Approved by: ~ ~
Robert Miklo, Senior Planner
Department of Planning and
Community Development
The following materials regarding this item were
submifted by neighbaring property owners or other
interested persons.
Marian Karr
From: BETKETCH@aol.com
Sent: Monday, January 10, 2000 12:46 PM
To: citycou ncil@ iowa-city. org
Subject: Support for Mercy Iowa City application
I read with dismay that the Planning and Zoning Commission has recommended
denial of the application for a new clinic building as proposed by Mercy Iowa
City.
I urge your careful consideration of this application and register my
support.
I am not certain what their concerns are but certainly adequate space is
available. Since HyVee relocated, the vehicle traffic has decreased
considerably in the area. Perhaps P&Z members are interested in the
expansion of First Avenue as earlier proposed and therefore any additional
building along First Avenue would conflict with those efforts.
Mercy Iowa City provides a much needed service to east Iowa City and this
facility would be a major improvement for both the delivery of those
services and to the community in general. I am informed that the OB/Gyn
practice in Towncrest has relocated to Coralville. Another health service
loss to Iowa City!
Please do somethng positive to encourage development of health services and
business in east Iowa City. I urge the approval of this request!!! And, I
thank you for your consideration.
You may contact me at 338-8101. Betty Ketchum, 2929 Cornell Avenue, Iowa
City, IA 52245
2109 P~ochester Avenue 1~ ~
~owa City, ~owa 52245 dAN 11 &O00
OFFICE
January 9,2000
Dear Members of the Iowa City City Council,
I attended the Planning & Zoning Commission meeting of Thursday, January 6th.
Mercy Iowa City representatives were there to receive a decision on a request to
ch~n~ne the zon!ng on a piece of land at Rochester and First Avenue. Mercy wants to
build a five-doctor family practice clinic in the northeast neighborhood. They presented
a topnotch project to fit a piece of land that is difficult to develop and that has sat vacant
for many years.
The zoning of this land is neighborhood commercial, which does allow medical office
space. The problem is, Mercy wants to build 28% more office space than the zone
allows. The CN-1 zone also restricts the office space to smaller offices, not one large
office. In other words, a large building could be built by a develper and rented to
several small medical offices, but one large group medical practice office is restricted.
Mercy was asking the Planning & Zoning Commission to change the zoning to allow the
28% more office space under one group practice. These are fairly minor differences
with what is allowed in the CN-1 zone.
The request by Mercy was rejected by a vote of six to one. I was very concerned by
the statements made by the commissioners before the vote. Two commissioners
speculated that perhaps the zoning restrictions of the CN-1 zone were failing to meet
the needs of the neighborhood and businesses, but why should they fix it in a
piecemeal fashion for Mercy? Another commissioner insulted Mercy and all first-class
businesses in our community when he asked why the commission should pay more
attention to Mercy than the common people, just because they wear fine suits when
they come before the commission. Why should they get "special" attention? What?
Heaven forbid that a superior, well-managed business that is a leader in our community
get consideration from the Planning & Zoning Commission!
The commission told Mercy that it would be better to go develop some of the "dying
and decaying" property in east Iowa City like the Sycamore Mall. How inappropriate
that they would suggest that Mercy move their project out of this neighborhood and two
miles to the south to take on the task of bringing the Sycamore Mall area back to life.
Another commissioner said, with a puzzled look, before he voted against Mercy's plan,
"1 don't know why those doctors all want to locate on that piece of land." He seemed
not to have a clue that perhaps Mercy planners had carefully thought out the location to
serve it's family practice patients.
I am concerned about the attitude of Iowa City government that shows so little
respect for the needs of businesses like Mercy Iowa City. My own personal experience
seven years ago with purchasing land and building a dental office met with much more
difficulty than there ever should have been. It is time for the City Council and the
Planning & Zoning Commission to be responsive to what high quality businesses say
they need to develop, become stronger, and better serve our community.
I am asking that the council overturn the Commission's vote and allow Mercy Iowa
City to develop a facility that will greatly benefit the residents and businesses of
northeast Iowa City. Please counsel the Planning & Zoning commissioners to give up
their self-important and unhelpful manner of dealing with the business leaders of our
community.
Yours truly,
Dick Parrott, D.D.S.
cc: Lynn Whistler, Vice President of Operations, Mercy Hospital
Steve Arkins, City Manager
Planning & Zoning Commission
Marian Karr
From: Bob Dewitt [bdewitt@isbt.com]
Sent: Monday, January 31, 2000 12:06 PM
To: council@ iowa-city. org
Subject: Mercy Hospital Rezoning Request
Dear Iowa City Councilors,
I strongly urge your support for the change in zoning from CN-1 to C0-1 for Lot 2, First
Ave. and Rochester, as requested by Mercy Hospital. This change will allow Iowa City
Family Practice to relocate to much needed additional space while continuing to maintain
its East Side presence.
Considerations for your support of the request include:
Medical offices are a permitted use under CN-1. A developer could build a building
larger than the approximately 20,000 square feet building proposed by Mercy and fill it
with individual medical offices all 2400 square feet, or smaller, in size.
- Mercy's proposal optimizes the site layout and terrain.
Mercy's development will be appropriate for the neighborhood and has no opposition from
residential or commercial neighbors.
The majority of existing Family Practice patients are from the Iowa City East Side
area.
City Planning Staff and Mercy Staff have worked together to develop a proposal
supported by the City Planning Staff.
Please support Mercy's CO-1 rezoning request in your upcoming deliberations.
Sincerely,
Robert J. DeWitt
Sr. Vice President, Iowa State Bank & Trust Company
And
Chairperson, Mercy Hospital Board of Directors
NOTICE OF PUBLIC HEARING
Notice is hereby given that a public heating will
be held by the City Coundl of Iowa City, Iowa, at
7:00 p.m. on the 1~ day of February, 20(X), in the
CMc Center Council Chambers, 410 E. ~.j~~
Washington Street, Iowa City, Iowa, or if said
meeting is cancelled, at the next meeting of the
Clerk; at which hearing the Council will consider:
1. A resolution amending the Comprehensive
Plan to adopt and incorporate the South
Central District Plan for property generally.
located east of Highway 218, south of
Highway 1 and west of the Iowa River.
2. An ordinance changing the zoning
designation from Neighborhood Cemmerdal
(CN-1) to Commerdal Office (CO-1) for 2.5
acres of property located on the west side of
~ ' First Avenue at Tudor Drive.
3. An ordinance amending the Sensitive Areas
~' Oveday (OSA-8) Conditional Zoning
Agreement to allow a driveway access onto
Foster Road for property located at 500
Foster Road.
Copies of the proposed resolution and ordinances
am on file for public examination in the office of
the City Clerk, Civic Centez, Iowa City, Iowa.
Persons wishing to make their views known for
Council consideration are encouraged to appear
at the above-mentioned time and place:
MARlAN K. KARR, CITY CLERK
Prepared by Melody Rockwell, Assoc. Planner,
City of Iowa City, 410 E. Washington, Iowa City,
IA 52240; 319/356-5251
ORDINANCE NO.
AN ORDINANCE AMENDING ORDINANCE
NO. 98-3830 AND THE ACCOMPANYING
CONDITIONAL ZONING AGREEMENT FOR A
4.46 ACRE TRACT, KNOWN AS LOUIS
CONDOMINIUMS, AND LOCATED AT 500
FOSTER ROAD.
WHEREAS, on April 28, 1998, the City Council
approved Ordinance No. 98-3830 (hereinafter
"Ordinance"), rezoning an approximate 4.46
acre tract located at 500 Foster Road from ID-
RS, Interim Development Single-Family
Residential, to OSA-8, Sensitive Areas Overlay-
8; and
WHEREAS, this rezoning permitted the
development of 32 dwelling units, including a 20-
unit multi-family residential building, five
duplexes, a new single-family residence and an
existing single-family residence, on the 4.46
acre tract; and
WHEREAS, said ordinance authorized
execution of a Conditional Zoning Agreement
between the City of Iowa City and Norwood C.
Louis II and Betty Louis, as property owners,
and H&O, LC, as contract purchasers,
hereinafter collectively known as "Applicant,"
which Agreement limited development of the
subject property; and
WHEREAS, Condition 3d set forth in the
Conditional Zoning Agreement acknowledged:
"The westerly private driveway between the
Louis household and Foster Road shall be
closed at such time as Norwood C. Louis and
Betty Louis cease to occupy the existing single-
family residence, or the Foster Road widening
project is commenced, whichever event occurs
first;" and
WHEREAS, the Foster Road widening project
occurred in the fall of 1999 and the Louis
driveway was closed at that time per the
provisions of the Conditional Zoning Agreement;
and
2
WHEREAS, the Applicant now desires that the
driveway be opened and remain open in
perpetuity, and therefore requests that Condition
3d of the Conditional Zoning Agreement be
deleted in its entirety; and
WHEREAS, the City acknowledges this to be
reasonable, as only one household will use said
access to Foster Road.
NOW, THEREFORE, BE IT ORDAINED BY
THE CITY COUNCIL OF THE CITY OF IOWA
CITY, IOWA:
SI:CTION I APPROVAL. Ordinance No. 98-
3830 and the accompanying Conditional Zoning
Agreement are amended by deleting Section 3d
of the Agreement in its entirety. This Ordinance
and Amended Conditional Zoning Agreement,
after adoption, shall be recorded in the Johnson
County Recorder's Office.
SFCTION II ZONING MAP. Upon final
passage, approval and publication of this
Ordinance as provided by law, the Building
Official is hereby authorized and directed to
document the amendment to the Conditional
Zoning Agreement on the zoning map of the City
of Iowa City, Iowa.
SFCTION III. AMFNDFD CONDITIONAL
7ONING AGRFFMFNT. Following final
passage and approval of the Ordinance, the
Mayor is hereby authorized and directed to sign,
and the City Clerk to attest, the Amended
Conditional Zoning Agreement between the
Applicant and the City.
SFCTION IV. CERTIFICATION AND
RFCORDING. Upon passage and approval of
this Ordinance, and after execution of the
Amended Conditional Zoning Agreement, the
City Clerk is hereby authorized and directed to
certify a copy of this Ordinance and the
amended Conditional Zoning Agreement for
recording in the Office of the Recorder, Johnson
County, Iowa, at the expense of H&O, LC, all as
provided by law.
SFCTION V. REPFALFR. All ordinances and
parts of ordinances in conflict with the provisions
of this Ordinance are hereby repealed.
SFCTION VI. SFVFRABILITY. If any section,
provision or part of the Ordinance shall be
adjudged to be invalid or unconstitutional, such
adjudication shall not affect the validity of the
Ordinance as a whole or any section, provision,
or part thereof not adjudged invalid or
unconstitutional.
SFCTION VII. t=FFFCTIVF DATE. This
Ordinance shall be in effect after its final
passage, approval and publication, as provided
by law.
Passed and approved this day of
,2000.
3
City Clerk
ATTEST:
Mayor ~~
(""~"~ !S~~ //I,, /
/ /
Approved by: 2;,'
ppdadmin~ord~louisa.doc
Prepared by Melody Rockwell, Assoc. Planner, 410 F. Washington Street, Iowa City, IA 52240; 319/356-5251
AMENDED CONDITIONAL ZONING AGREEMENT
THIS AMENDED AGREEMENT is made by and between the City of Iowa City, Iowa, a Municipal
Corporation (hereinafter "City"), Norwood C. Louis II and Betty Louis, husband and wife and H&O,
LC, as properly owners (hereinafter collectively "Applicant").
WHEREAS, the Applicant is legal title holder of the 4.46 acre properly located at 500 Foster
Road; and
WHEREAS, on April 28, 1998, the City Council of Iowa City approved Ordinance No. 98-3830
(hereinafter Ordinance) rezoning said tract from Interim Development Single-Family Residential
(ID-RS) to Sensitive Areas Overlay-8 (OSA-8) to permit 32 dwelling units on the property; and
WHEREAS, said Ordinance authorized execution of a Conditional Zoning Agreement between
the City and the Applicant, which limited development of the property; and
WHEREAS, said Ordinance and Agreement were recorded on May 5, 1998 in Book 2478, Page
289 of the Johnson County Recorder's Office, and
WHEREAS, Condition 3d set fodh in the Agreement acknowledged that "The westerly driveway
between the Louis household and Foster Road shall be closed at such time as Norwood C. Louis
and Betty Louis cease to occupy the existing single family residence, or the Foster Road
widening project is commenced, whichever event occurs first"; and
WHEREAS, the City and the Applicant now desire to amend the Conditional Zoning Agreement to
allow the Louis driveway to remain open without conditions concerning its closure in the future.
NOW, THEREFORE, THE PARTIES AGREE AS FOLLOWS:
1, The Parties acknowledge that the original Conditional Zoning Agreement specified closure of
the private driveway serving the Louis household and that the parties now desire to permit
the driveway to remain open.
2. The original Conditional Zoning Agreement recorded May 5, 1998 in Book 2478, Page 289 of
the Johnson County Recorder's Office shall be and is hereby amended by deleting Section
3d of said Agreement in its entirety.
3. The Parties acknowledge that the conditions contained in the original Agreement are
reasonable conditions to impose on the land under Iowa Code Section 414.5 (1999) and
deleting Condition 3d should not prove detrimental to the public safety of both the residents in
the area and the community.
4. Applicant acknowledges that in the event the subject property is transferred, sold,
redeveloped or subdivided, all redevelopment will conform with the terms of this amended
Agreement.
5. The Parties acknowledge that this Amended Conditional Zoning Agreement shall be deemed
to be a covenant running with the land and with the title to the land and shall remain in full
2
force and effect as a covenant running with the title to the land, unless or until released of
record by the City. The parties further acknowledge that this Agreement shall inure to the
benefit of and bind all successors, representatives and assigns of the padies.
6. Applicant acknowledges that nothing in this Agreement shall be construed to relieve the
Applicant from complying with all applicable local, state and federal regulations.
7.Applicant acknowledges that nothing in this Amended Agreement in any way alters, amends
or modifies the original Conditional Zoning Agreement except as specifically set forth above.
8. The Padies agree that this Amended Agreement shall be incorporated by reference into the
Ordinance approving the amendment; and that upon adoption and publication of the
Ordinance, this agreement shall be recorded in the Johnson County Recorder's Office at the
expense of H&O, L.C.
Dated this day of .2000.
H&O, LC CITY OF IOWA CITY
By: Attest:
Dean Cakes Marian K. Karr, City Clerk
N~fOOD C. LOUIS II & . Ci~to~2z:
Y LOUIS, husb d & wife
, od Approved b
STATE OF IOWA )
)
JOHNSON COUNTY )
On this _day of .2000, before me .8 Notary Public in and
for the State of Iowa, personally appeared Ernest W. Lehman 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 No. passed
by the City Council, on the day of .2000, and that Ernest W. Lehman and
Marian K. Karr acknowledge 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
My commission expires:
STATE OF IOWA )
)
JOHNSON COUNTY )
On this_~J~r day of ,.~'/tl%l. 2000, before me the undersigned, a Notary Public in and for
said County, in said State, personally appeared Dean Cakes, to me known to be the identical
person named in and who executed the within and foregoing instrument, and acknowledged that
he executed the same as his voluntary act and deed.
N(o a~'Public i~)/'/Z~n and for the State of I~~wa
My commission expires:
STATE OF IOWA ) ~, e
JOHNSON COUN~ ) ~"..,
~..~
On this~r. day of ~N. 2000, before me the undersigned, a Nota~ Public in and for
said County, in said State, personally appeared Michael E. Hodge, to me known to be the
identical person named in and who executed the within and foregoing instrument and
acknowledged that he executed the same as his volunta~ act and deed.
Nota~ Public in and for the State of Iowa
My commission expires:
STATE OF IOWA ) ~:~' ~- ~ au~:.'~-H K. HANS~N~'~
JOHNSON COUN~ )
on this 3t day
nh
said Count, in said ~ t
and wife, to me known to be the identi~l persons named in and who executed the within and
foregoing instrument, and acknowledged that they executed the same as their volunta~ act and
deed.
. . ~ ~~ ~ Nora ublic in and for t
My commission expire
p~admin~gt~louis~a .d~
OPT
Prepared by Melody Rockwell, Assoc. Planner, 410 E. Washington Street, iowa City, IA 52240; 319/356-5251
AMENDED CONDI'I~ONAL ZONING AGREEMENT
THIS AMENDED AGREEMENT is made by and between the City of Iowa City, Iowa, a Municipal
Corporation (hereinafter "City"), Norwood G. Louis II and Betty Louis, husband and wife and H&O,
LG, as property owners (hereinafter collectively "Applicant").
WHEREAS, the Applicant is legal title holder of the 4.46 acre property located at 500 Foster
Road; and
WHEREAS, on April 28, 1998, the City Council of Iowa City approved Ordinance No. 98-3830
(hereinafter Ordinance) rezoning said tract from Interim Development Single-Family Residential
(ID-RS) to Sensitive Areas Overlay-8 (OSA-8) to permit 32 dwelling units on the property; and
WHEREAS, said Ordinance authorized execution of a Conditional Zoning Agreement between
the City and the Applicant, which limited development of the property; and
WHEREAS, said Ordinance and Agreement were recorded on May 5, 1998 in Book 2478, Page
289 of the Johnson County Recorder's OffiCe, and
WHEREAS, Condition 3d set forth in the Agreement acknowledged that: "The westerly driveway
between the Louis household and Foster Road shall be closed at such time as Norwood G. Louis
and Betty Louis cease to occupy the existing single family residence, or the Foster Road
widening project is commenced, whichever event occurs first'; and
WHEREAS, the City and the Applicant now desire to amend the Conditional Zoning Agreement to
allow the Louis driveway to remain open during the time that Norwood C. Louis and Betty Louis
reside in the single-family residence located at 500 Foster Road with the provision that it is
reasonable to do so if an escrow is paid to the City by the Applicant to ensure that the alternative
driveway connecting to Louis Place is constructed when Norwood and Betty Louis vacate the
premises.
NOW, THEREFORE, THE PARTIES AGREE AS FOLLOWS:
1. The Parties acknowledge that the original Conditional Zoning Agreement specified closure of
the private driveway serving the Louis household when the Foster Road widening project
commenced and that the Parties now desire to delete that provision so that Norwood and
Betty Louis may retain use of their existing driveway until they no longer reside at the 500
Foster Road residence.
2. The original Conditional Zoning Agreement recorded May 5, 1998 in Book 2478, Page 289 of
the Johnson County Recorder's OffiCe shall be and is hereby amended by deleting Section
3d of said Agreement in its entirety and inserting in lieu thereof the following:
The westerly private driveway between the Louis household and Foster Road be closed at
such time as Norwood C. Louis and Betty Louis cease to occupy the existing single-family
residence, with the stipulation that an escrow shall be paid by the Applicant to provide for the
construction of the alternative driveway connecting to Louis Place, as shown on the approved
plan.
3. The Parties acknowledge that the conditions contained in the original Agreement are
reasonable conditions to impose on the land under Iowa Code Section 414.5 (1999) and
amending Condition 3d should not prove detrimental to the public safety of both the residents
in the area and the community because it is a temporary condition and requires that an
escrow be paid to assure that the alternative driveway is constructed as the peninsula area
becomes more fully developed and Foster Road becomes a more heavily-traveled street.
4. Applicant acknowledges that in the event the subject property is transferred, sold,
redeveloped or subdivided, all redevelopment will conform to the terms of this Amended
Agreement.
5. The Parties acknowledge that this Amended Conditional Zoning Agreement shall be deemed
to be a covenant running with the land and with the title to the land and shall remain in full
force and effect as a covenant running with the title to the land, unless or until released of
record by the City. The parties further acknowledge that this Agreement shall inure to the
benefit of and bind all successors, representatives and assigns of the parties.
6. Applicant acknowledges that nothing in this Agreement shall be construed to relieve the
Applicant from complying with all applicable local, state and federal regulations.
7. Applicant acknowledges that nothing in this Amended Agreement in any way alters, amends
or modifies the original Conditional Zoning Agreement except as explicityly set forth above.
8. The Parties agree that this Amended Agreement shall be incorporated by reference into the
Ordinance approving the amendment; and that upon adoption and publication of the
Ordinance, this Agreement shall be recorded in the Johnson County Recorder's Office at the
expense of H&O, LC.
Dated this day of .2000.
H&O, LC CITY OF IOWA CITY
By: . h~~;~,~(~4/,,,/ By: Ernest W. Lehman, Mayor
By: Attest:
Dean Oakes Marian K. Karr, City Clerk
NORW D C~ LOUIS II & .
3
STATE OF IOWA )
)
JOHNSON COUNTY )
On this __ day of ,2000, before me a Notary
Public in and for the State of Iowa, personally appeared Ernest W. Lehman 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 No. passed
by the City Council, on the day of ,2000, and that Ernest W. Lehman and
Madan K. Karr acknowledge 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
My commission expires:
STATE OF IOWA )
)
JOHNSON COUNTY )
On this 32Z~. day of -'-'-'-'~, .2000, before me the undersigned, a Notary Public in and for
said County, in said State, personally appeared Dean Oakes, to me known to be the identical
person named in and who executed the within and foregoing instrument, and acknowledged that
he executed the same as his voluntary act and deed.
My commission expires:
STATE OF IOWA ) ~"" ~' -:' ' Z'' ~ 'Z. ~',,',' "-":'~ f
' ; .~.: 2',4 ' .
JOHNSON COUNff )
On this ~?/~%day of ~N.. 2000, before me the undersigned, a Nota~ Public in and for
said County, in said State, personally appeared Michael E. Hodge, to me known to be the
identical person named in and who executed the within and foregoing instrument and
acknowledged that he executed the same as his volunta~ act and deed.
Nota~ Public in and for the State of Iowa
My commission expires:
~ ~,~ ' . ~.'~.5: -N E;.,' .,~..S
.L...,~_.
STATE OF IOWA )
)
JOHNSON COUNTY )
personally appeared Norwood C. Louis II and Betty Louis, husband and
wife, to me known to be the identical persons named in and who executed the within and
foregoing instrument, and acknowledged that they executed the same as their voluntary act and
deed.
,~UUE D. STU'rZM/~N NOtary~icin~nd for the State of Io:,v~~'~
Jl~eT,~001
My commission expires: ~ ~.~ ~/
ppdadmin%agt%louisb.doc
Prepare~elody Rockwell, Assoc. Planner, 410 E. Washington Street, Iowa City, IA 52240; 3:1.9/356-525~,"
X,, AMENDED CONDITIONAL ZONING AGREEMENT
Louis II and Bet~ Louis, husband ar and H&O,
LC, as prope~ owners ~reina~er collectively "Applicant").
WHEREAS, the Applicant egal title holder of the 4.46 acre prope~y at 500 Foster
Road; and
WHEREAS, on April 28, 1998, Oi~ Council of Iowa City Ordinance No. 98-3830
(hereina~er Ordinance) rezoning tract from Interim Develop Single-Family Residential
(ID-RS) to Sensitive Areas Overlay-8 )SA-8) to permit 32 dwelli units on the prope~y; and
WHEREAS, said Ordinance of a Oo~ Zoning Agreement be~een
the City and the Applicant, which limited ~ment of and
WHEREAS, said Ordinance and Agreement on May 5, 1998 in Book 2478, Page
289 of the Johnson County Recorder's Office,
WHEREAS, Condition 3d set fo~h in the Agree acknowledged that "The westerly driveway
be~een the Louis household and Foster Roac ~e closed at such time as No~ood C. Louis
and Betty Louis cease to occupy the exi~ family residence, or the Foster Road
widening project is commenced, whichever :irsf'; and
WHEREAS, the City and the Applicant desire to the Conditional Zoning Agreement to
allow the Louis driveway to remain o without conditions ncerning its closure in the future.
NOW, THEREFORE, THE PARTI AGREE AS FOLLOWS:
1. The Pa~ies acknowledge the original Conditional Zonin reement specified closure of
the private driveway se~ the Louis household and that ~a~ies now desire to permit
the driveway to remair ~en.
2. The original Oondil Zoning Agreement recorded May 5, 1998 2478, Page 289 of
the Johnson COL Recorder's O~ce shall be and is hereby ~d by deleting Section
3d of said Agre, its entirety.
3. The ge that the conditions contained in the oric Agreement are
reasonabl. to impose on the land under Iowa Code Section 14.5 (1999) and
deleting 3d should not prove detrimental to the public safety of residents in
the are the community.
4. Ap[ acknowledges that in the event the subject prope~y is s~e ed, sold,
reement.
The Padies acknowledge that this ~ended Conditional Zoning Agreement
to be a covenant running with the land and with the title to the land and shall remain in full
2
force and effect as a covenant running with the title to the land, unless or until released of
record by the City. The parties further acknowledge that this Agreement shall inure to the
benefit of and bind all successors, representatives and assigns of the parties.
Applicant with all applicable local, state and federal regulations.
7. Applicant ackno~ ledges that nothing in this Amended Agreement in any way alters, amends/.
or modifies the inal Conditional Zoning Agreement except as specifically set forth above./'
8. The Parties agree ~t this Amended Agreement shall be incorporated by reference ' the
Ordinance the amendment; and that upon adoption and publicatior the
Ordinance, this nt shall be recorded in the Johnson County Recorder's at the
expense of H&O, L.C.
Dated this of .2000.
H&O, LC CITY OF IOWA C
By: By:
Michael E. Hodge Ernest W Mayor
By: Attest:
Dean Oakes K. Karr, City Clerk
NORWOOD C. LOUIS II &
BETTY LOUIS, husband & wife
By: / . C.~tor~z.7
Norwood C. Louis II / b
/
By: / Betty Louis /
/
STATE OF IOWA )
) /
JOHNSON COUNTY )
/
On this day of ,2 0, before me , a Notary Public in and
for the 'State of Iowa, rsonally appeared Ernest W. Lehman Marian K. Karr, to me
personally known, and ho being by me duly sworn did say that they are the Mayor and City
Marian K. Karr cknowledge the execution of the instrument to be their volur~tary act and deed
and the volui~Lct and deed of the corporation, by it voluntarily executed. ·
/~ Notary Public in and for the State of Iowa
My commission expires:
/
3
STATE OF IOWA )
)
JOHNSON COUNTY )
On this ~ day of .2000, before me the undersigned, a Notary Public in and for
said County,jn said State, personally appeared Dean Oakes, to me known to be the identical
person named~in and who executed the within and foregoing instrument, and acknowledged that
he executed th~,~ame as his voluntary act and deed.
\ Notary Public in and for the State of 16wa
My commission expires:
\ /
STATE OF IOWA ) \
) \ /
JOHNSON COUNTY )
On this day of . 000, before me th~'~dersigned, a Nota~ Public in and for
acknowledged that he executed s hi/7,~dlunta~ act and deed.
Nota~ Pu ~ in and for the State of Iowa
My GO ~sIon xplres.
.
STATE OF IOWA )
)
JOHNSON COUN~ ) ~r
O~ this __~d~y of . 2000, before me the ~ndersign~d, a Nota~ Publi~ in and for
foregoing instrument, and a knowledged that they executed ~he same as their volunta~ act and
deed.
.
p~ d ~ Nota~ Public in and for the State ~owa My commission exp' es: ~',..
City of Iowa City
MEMORANDUM
Date: December 29, 1999 (for January 6, 2000 meeting)
To: Iowa City Planning & Zoning Commission
f¢~ pla~nner
From: Melody c II A
Ro kwe, ssociate
Re: REZ99-0016. Louis Condominiums
H & O, LC is requesting an amendment to the Conditional Zoning Agreement for REZ97-
0011, a rezoning of a 4.46 acre tract located at 500 Foster Road from Interim
Development Single-Family Residential (IDRS) to Sensitive Areas Overlay-8 (OSA-8) to
permit 32 dwelling units, including a 20-unit multi-family residential building, five
duplexes, a new single-family residence and an existing single-family residence, on the
site. The rezoning was approved by the City Council with certain conditions on April 28,
1998. The specific provision of the Conditional Zoning Agreement for the Foster Road
rezoning that H & O, LC desires to amend is item 3d: "The wester/y private driveway
between the Louis househo/d and Foster Road shaft be dosed at such time as Norwood
C. Louis and Betty Louis cease to occupy the existing sing/e-family residence, or the
Foster Road widening project is commenced, whichever event occurs first."
The purpose of this provision is in conformance with the Iowa City Comprehensive Plan
policy to limit the number of access points on what will be a major collector street when
development occurs to the west on the peninsula. Because Foster Road constitutes the
single means of access to the peninsula, it has been staffs position that certain arterial
street design features should be incorporated into the upgrade of that street. These
design features include having access to Foster Road restricted primarily to intersecting
streets; not allowing multiple driveway access points. Umiting the Louis Condominiums
with its projected 32 households of traffic generators to a single access point on Foster
Road was an important consideration in staffs support of the planned development.
There was considerable discussion about this point at the Commission level as well.
Staff also expressed concern about allowing more than one access point to the properly,
because the effected section of the street is on a hill and curves slightly. Additionally,
the Louis driveway is located near the access drive to the apartment complex to the
west. Staff recognized the usage of the Louis driveway would involve limited traffic
levels, but felt in such circumstances allowing the driveway was not advisable. The
situation did not warrant granting an exception or setting a precedent that goes against
sound access policy - a policy that is applied consistently to development proposals that
come before the Commission and Council.
Prior to the City Council's approval of the Louis Condos rezoning in April 1998, Michael
Hodge and Dean Oakes (H&O, LC) as well as Norwood (Bud) Louis and Betty Louis
(owners of the property at that time) attested to the driveway closure provision as part
of the Conditional Zoning Agreement. With the construction of Foster Road this fall,
2
provision 3d came into effect and the curb cut for the Louis driveway was closed. As
that occurred, Bud Louis wrote a letter dated November 3, 1999 to the City Council
objecting to his driveway being closed. (See Attachment 2) A November 15, :~999
memorandum from Chuck Schmadeke, Public Works Director, explains the status of the
matter, and also indicates that Mr. Louis was informed months earlier that the driveway
closure provision of the Conditional Zoning Agreement would be carried out with the
reconstruction of Foster Road.
In order to reopen the driveway, H&O, LC, on behalf of Mr. Louis, has submitted a
rezoning request to amend the Conditional Zoning Agreement. Specifically, H & O, LC
requests that the Conditional Zoning Agreement for REZ97-0011 be amended by
removing the provision concerning the driveway closure (item 3d) in its entirety. The
application notes that the unanticipated change in grade (approximately seven feet)
from the Louis back yard to Louis Place, a new private street, makes this connection
impractical.
Staff notes that the requirement that vehicular access from the Louis property was to be
relocated from Foster Road to Louis Place was noted on the approved Sensitive Areas
Development Plan as well as in the Conditional Zoning Agreement, and should have
been taken into consideration by the developers of the property. Essentially, nothing
has changed in terms of the amount of traffic that is anticipated will occur in the future
on Foster Road. In staff's view, the policy of minimizing the access points along Foster
Road should not be abrogated due to inadequate foresight or execution of the approved
development plan by the applicant. :It is the responsibility of the developer to carry out
the plan as approved. With appropriate grading, the developer can construct a usable
driveway connection for the Louis household to Louis Place, as shown in the approved
plan.
Staff recommends that the City not allow piecemeal amendments to approved
conditional zoning agreements without a compelling reason to do so, such as a change
in City policy or a situation where a true hardship is present for which no alternative
options exist. The impact of unwarranted amendments to conditional zoning
agreements could result in developments being much different than originally presented,
and at some point could raise questions as to whether or not the resulting developments
would have been approved if presented in that manner in the first place. Such actions
could send the message that the way to gain approval of a rezoning request is to agree
to various conditions during the approval process, and then request the removal of
these conditions at a later date.
STAFF RECOMMENDAT[ON:
Staff recommends den/a/of REZ99-0016, a rezoning to amend the Conditional Zoning
Agreement approved on April 28, 1998, as part of REZ99-0011, a rezoning of 4.46 acres
from TDRS to OSA-8, by deleting provision 3d, which relates to the closure of a private
driveway on property located at 500 Foster Road.
3
ATTACH M ENTS:
1. Application
2. November 3 Louis Letter to Council
3. November 15 Schmadeke Memorandum
Approved by: ,~~~"~"~
Robert Miklo, Senior Planner
Department of Planning and
Community Development
STATEMENT OFAPPLIC ANT IN SUPPORT OF ~, ':~ --
REZONING REQUEST
The property referred to herein is currently zoned sensitive areas overla SA-tS)
pursuant to Ordinance number 98-3830 passed April 28, 1998 and recorded Ma~5, 199~n
Book 2478, Page 289 Records of Johnson County, Iowa. This Ordinance changing the desig-
nation on this 4.46 acre parcel was subject to the terms and conditions of a Conditional Zoning
Agreement by and between the City of Iowa City; Norwood C. Louis II and Betty Louis, hus-
band and wife as property owners and titleholders; and H & O L.C., as 'contract purchaser.
This Conditional Zoning Agreement, dated April 7, 1998 had several provisions. This Re-
zoning Application is a request to remove one of those provisions.
Paragraph 3(d) of the Conditional Zoning Agreement provides as follows: "The west-
erly private driveway between the Louis household and Foster Road shall be closed at such
time as Norwood C. Louis and Betty Louis cease to occupy the existing single-family residence
or the Foster Road widening project is commenced, whichever occurs first." It is this condi-
tion that the applicant seeks to remove.
The driveway at issue is shown on a copy of the subdivision plat attached hereto as Ex-
hibit "A" . As shown on the plat, the only property that is utilizing this driveway would be Lot
1. None of the other condominium unit owners would be utilizing this driveway or generating
any additional traffic thereon.
As shown on the Final Plat attached hereto, it was anticipated that Lot 1 could install a
new driveway that would intersect with Louis Place. However, during the construction of the
project, it has become apparent that constructing the driveway in this manner is not optimal.
First of all, there is at least seven foot of fall between the top portion of this driveway
and the street level of Louis Place. As a result, the driveway would be very steep.
Furthermore, in order to make the driveway safe, it would be essential to grade out a good
deal of the Louis backyard.
Even if this grading was done, the resulting driveway would essentially appear as a
ditch in the backyard of the Louis home. This ditch would collect a great deal of snow, which
could hamper visibility for traffic entering onto Louis Place.
In short, the applicant believes that a better, safer solution is to allow the existing drive-
way for Lot 1 directly onto Foster Road to continue to be used. Therefore, the applicant is
seeking the removal of this condition of the Conditional Zoning Agreement.
......... Pre]
CONSTRUCTION FENCING SHALL BE INSTALLED
{~ IN ACCORDANCE WITH REQUIREMENTS OF 'P,..IE
"'-!_.~..y~.~.J~.,,j-~ '~L~ ~ TREE PROTECTION SECTION OF "SAO" AROUND
' ALL TREES NOT MARKED ON THIS PLAN
""~ -"I (
'~ IT WILL BE NECESSARY TO REMOVE THREE OR
"~ ) ' . (~? FOUR SOUTHEASTERLY LOCUST TREES IN THE
' VICINITY OF THE NORTH END OF THE 20 UNIT
L(.~_..j~..~)-- i.. ' 'i* BLDG. TH% REMAINDER OF THE LOCUST TREES
DECK OR ~ SHALL BE RESERVED
'LIN~' PO~CH (rm) ~.~,.~ ~ L'XI~FINe~rOR'~
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GRAPHIC SCALE
~ se 'V PLAT/PLAN APPROVE)
Z,,s_...._._s by the
I City of Iowa CityI
City of I own City, I own
,Dear Council :;e:abers~
If yom recall, abo~t a year ago
acerage was rezone~ to allow Hodge~ uaKes Co~sts~ction
to buil~ condo.mini~ms. ,~t that time an adde~ was added to
require .~y drive to be closed ~t s:~ch tithe as .my wife and
were noilbnger living on the prop~r~y or if the city started
the Poster ,~oad project.
Yesterday Z was tol~ that they were
~o~ng to close the &rive at oz~ce aa~ we ran into a proble.a.
I cen't put in a new drive to the west as Oave Zo,'aan has
b~ilding there. i can't put the drive north as Hodge Co is
startin~ a building at .ny north line. I can't go east as was
the plan i~ the drive had to be closed. The reason is that the
new road into the dlvelope.aent had to be c~t lower tha~ planned
and a stone wall was built along ~ny east s.'~e. This leaves me
with two choices, buy a helicopter or leap the wall with my
car, which woul~ only work once.
i wo~Id like to respectively ask the
council to reverse the decision on ,,~y' ~rive and allow it to
be used. it has been the way into this property ~or Z~3 years.
?hank yom for your consideration,
6incerely,
5'~d ~ ]3etty
2owa City, iowa
3~9 338
City of Iowa City
MEMORANDUM
Date: November 15, 1999
To: Steve Arkins
From: Chuck Schmadeke
Re: Louis Condominiums Development CL~/
Bud Louis and the developers of the Louis Condominiums entered into an agreement
with the City whereby the driveway off of Foster Road to the Bud Louis home at 500
Foster Road would be closed at such time as Foster Road was improved or the Louis' no
longer resided in their current home.
This spring, prior to construction of the Foster Road ]:mprovements, I informed Mr. Louis
that his driveway onto Foster Road would be permanently closed during construction as
stated in the Louis Condominium Development Agreement.
In early November after the paving of Foster Road in front of the Louis Condominiums
was nearing completion, Mr. Louis sent a letter to the City Council and appeared at a
Council meeting requesting Council action to allow him to keep the driveway to his home
at 500 Foster Road and continue to have access off Foster Road.
Subsequent to his appearance before the Council, ]2 met with Mr. Louis at his home and
told him the driveway location as proposed in the condominium agreement could be
constructed this fall and the old ddveway removed and regraded to look attractive. ]:
agreed to work with the condominium developers and the City's contractor to insure
timely completion of the work. Mr. Louis informed me he never wanted his original
driveway closed and now that he realizes how it would destroy his back yard, he wants
to proceed with whatever process is necessary to try to keep his original driveway.
At this time, the Foster Road driveway to Mr. Louis' home is closed. The street paving is
nearly complete. A full integral curb section has been constructed through the
driveway.
Prepared by Melody Rockwell, Assoc. Planner, City of Iowa City, 410
ORDINANCE NO.
AN ORDINANCE AMENDING ORDINANCE
NO. 98-3830 AND THE ACCOMPANYING
CONDITIONAL ZONING AGREEMENT FOR A
4.46 ACRE T~CT, KNOWN AS LOUIS
CONDOMINIUMS, AND LOCATED AT 500
FOSTER ROAD.
WHEREAS, on April 28, 1998, the City Council
approved Ordinance No. 98-3830 (hereina~er
"Ordinance"), rezoning an approximate 4.46
acre tract located at 500 Foster Road from ID-
RS, Interim Development Single-Family
Residential, to OSA-8, Sensitive Areas Overlay-
8; and
WHEREAS, this rezoning permitted the
development of 32 dwelling units, including a 20-
unit multi-family residential building, five
duplexes, a new single-family residence and an
existing single-family residence, on the 4.46
acre tract; and
WHEREAS, said ordinance authorized
execution of a Conditional Zoning Agreement
between the City of Iowa City and Norwood C.
Louis II and Betty Louis, as property owners,
and H&O, LC, as contract purchasers,
hereinafter collectively known as "Applicant,"
which Agreement limited development of the
subject property; and
WHEREAS, Condition 3d set forth in the
Conditional Zoning Agreement acknowledged:
"The westerly private driveway between the
Louis household and Foster Road shall be
closed at such time as Norwood C. Louis and
Betty Louis cease to occupy the existing single-
family residence, or the Foster Road widening
project is commenced, whichever event occurs
first;" and
WHEREAS, the Foster Road widening project
occurred in the fall of 1999 and the Louis
driveway was closed at that time per the
provisions of the Conditional Zoning Agreement;
and
WHEREAS, the Applicant now desires that
Condition 3d of the Conditional Zoning
Agreement be amended to allow the driveway to
be opened and remain open during the time that
Norwood C. Louis and Betty Louis reside in the
single-family structure located at 500 Foster
Road; and
WHEREAS, the City acknowledges this to be
reasonable on a temporary basis to allow only
one household to use said access to Foster
2
Road if an escrow is paid to the City by the
Applicant to ensure that the alternative driveway
will be constructed upon the vacation of the
premises by Norwood and Betty Louis.
NOW, THEREFORE, BE IT ORDAINED BY
THE CITY COUNCIL OF THE CITY OF IOWA
CITY, IOWA:
SECTION I APPROVAL. Ordinance No. 98-
3830 and the accompanying Conditional Zoning
Agreement are amended by deleting Section 3d
of the Agreement in its entirety and inserting in
lieu thereof the following:
3d. The westerly private driveway between the
Louis household and Foster Road shall be
closed at such time as Norwood C. Louis and
Betty Louis cease to occupy the existing single-
family residence with the stipulation that an
escrow shall be paid by the applicant to provide
for the construction the alternative driveway
connecting to Louis Place, as shown on the
approved plan.
This Ordinance and the Amended Conditional
Zoning Agreement, after adoption, shall be
recorded in the Johnson County Recorder's
Office.
SECTION II ZONING MAP. Upon final
passage, approval and publication of this
Ordinance as provided by law, the Building
Official is hereby authorized and directed to
document the amendment to the Conditional
Zoning Agreement on the zoning map of the City
of Iowa City, Iowa.
SECTION III. AMENDED CONDITIONAL
ZONING AGREEMENT. Following final
passage and approval of the Ordinance, the
Mayor is hereby authorized and directed to sign,
and the City Clerk to attest, the Amended
Conditional Zoning Agreement between the
Applicant and the City.
SECTION IV, CERTIFICATION AND
RECORDING. Upon passage and approval of
this Ordinance, and after execution of the
Amended Conditional Zoning Agreement, the
City Clerk is hereby authorized and directed to
certify a copy of this Ordinance and the
Amended Conditional Zoning Agreement for
recording in the Office of the Recorder, Johnson
County, Iowa, at the expense of H&O, LC, all as
provided by law.
SECTION V, REPEALER. All ordinances and
parts of ordinances in conflict with the provisions
of this Ordinance are hereby repealed.
SECTION VI. SEVERABILITY. If any section,
provision or part of the Ordinance shall be
adjudged to be invalid or unconstitutional, such
adjudication shall not affect the validity of the
Ordinance as a whole or any section, provision,
or part thereof not adjudged invalid or
unconstitutional.
SECTION VII. EFFECTIVE DATE, This
Ordinance shall be in effect after its final
3
passage, approval and publication, as provided
by law.
Passed and approved this day of_
· 2000.
City Clerk
ATTEST:
Mayor
Approved by.~,~.~
ppdadmin\ord\louisb.doc
Prepared by Melody Rockwell, Assoc. Planner, 410 E. Washington Street, Iowa City, IA 52240; 319/356-5251
AMENDED CONDITIONAL ZONING AGREEMENT
THIS AMENDED AGREEMENT is made by and between the City of Iowa City, Iowa, a Municipal
Corporation (hereina~er "City"), Norwood C. Louis II and Betty Louis, husband and wife and H&O,
LC, as property owners (hereinafter collectively "Applicant").
WHEREAS, the Applicant is legal title holder of the 4.46 acre property located at 500 Foster
Road; and
WHEREAS, on April 28, 1998, the City Council of Iowa City approved Ordinance No. 98-3830
(hereinafter Ordinance) rezoning said tract from Interim Development Single-Family Residential
(ID-RS) to Sensitive Areas Overlay-8 (OSA-8) to permit 32 dwelling units on the property; and
WHEREAS, said Ordinance authorized execution of a Conditional Zoning Agreement between
the City and the Applicant, which limited development of the property; and
WHEREAS, said Ordinance and Agreement were recorded on May 5, 1998 in Book 2478, Page
289 of the Johnson County Recorder's Office, and
WHEREAS, Condition 3d set forth in the Agreement acknowledged that: "The westerly driveway
between the Louis household and Foster Road shall be closed at such time as Norwood C. Louis
and Betty Louis cease to occupy the existing single family residence, or the Foster Road
widening project is commenced, whichever event occurs first"; and
WHEREAS, the City and the Applicant now desire to amend the Conditional Zoning Agreement to
allow the Louis driveway to remain open during the time that Norwood C. Louis and Betty Louis
reside in the single-family residence located at 500 Foster Road with the provision that it is
reasonable to do so if an escrow is paid to the City by the Applicant to ensure that the alternative
driveway connecting to Louis Place is constructed when Norwood and Betty Louis vacate the
premises.
NOW, THEREFORE, THE PARTIES AGREE AS FOLLOWS:
1. The Parties acknowledge that the original Conditional Zoning Agreement specified closure of
the private driveway serving the Louis household when the Foster Road widening project
commenced and that the Parties now desire to delete that provision so that Norwood and
Betty Louis may retain use of their existing driveway until they no longer reside at the 500
Foster Road residence.
2. The original Conditional Zoning Agreement recorded May 5, 1998 in Book 2478, Page 289 of
the Johnson County Recorder's Office shall be and is hereby amended by deleting Section
3d of said Agreement in its entirety and inserting in lieu thereof the following:
The westerly private driveway between the Louis household and Foster Road be closed at
such time as Norwood C. Louis and Betty Louis cease to occupy the existing single-family
residence, with the stipulation that an escrow shall be paid by the Applicant to provide for the
construction of the alternative driveway connecting to Louis Place, as shown on the approved
plan.
3. The Parties acknowledge that the conditions contained in the original Agreement are
reasonable conditions to impose on the land under Iowa Code Section 414.5 (1999) and
amending Condition 3d should not prove detrimental to the public safety of both the residents
in the area and the community because it is a temporary condition and requires that an
escrow be paid to assure that the alternative driveway is constructed as the peninsula area
becomes more fully developed and Foster Road becomes a more heavily-traveled street.
4. Applicant acknowledges that in the event the subject property is transferred, sold,
redeveloped or subdivided, all redevelopmerit will conform to the terms of this Amended
Agreement.
5. The Parties acknowledge that this Amended Conditional Zoning Agreement shall be deemed
to be a covenant running with the land and with the title to the land and shall remain in full
force and effect as a covenant running with the title to the land, unless or until released of
record by the City. The parties further acknowledge that this Agreement shall inure to the
benefit of and bind all successors, representatives and assigns of the parties.
6. Applicant acknowledges that nothing in this Agreement shall be construed to relieve the
Applicant from complying with all applicable local, state and federal regulations.
7. Applicant acknowledges that nothing in this Amended Agreement in any way alters, amends
or modifies the original Conditional Zoning Agreement except as explicityly set forth above.
8. The Parties agree that this Amended Agreement shall be incorporated by reference into the
Ordinance approving the amendment; and that upon adoption and publication of the
Ordinance, this Agreement shall be recorded in the Johnson County Recorder's Office at the
expense of H&O, LC.
Dated this day of ,2000.
H&O, LC CITY OF IOWA CITY
By: By:
Michael E. Hodge Ernest W. Lehman, Mayor
By: Attest:
Dean Oakes Marian K. Karr, City Clerk
NORWOOD C. LOUIS II &
BETTY LOUIS, husband & wife
Norwood C. Louis II Approved b
y's Office
By:
Betty Louis
3
STATE OF IOWA )
)
JOHNSON COUNTY )
On this day of .2000, before me a Notary
Public in and for the State of Iowa, personally appeared Ernest W. Lehman 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 No. passed
by the City Council, on the day of .2000, and that Ernest W. Lehman and
Madan K. Karr acknowledge 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
My commission expires:
STATE OF IOWA )
)
JOHNSON COUNTY )
On this day of .2000, before me the undersigned, a Notary Public in and for
said County, in said State, personally appeared Dean Oakes, to me known to be the identical
person named in and who executed the within and foregoing instrument, and acknowledged that
he executed the same as his voluntary act and deed.
Notary Public in and for the State of Iowa
My commission expires:
STATE OF IOWA )
)
JOHNSON COUNTY )
On this __day of .2000, before me the undersigned, a Notary Public in and for
said County, in said State, personally appeared Michael E. Hodge, to me known to be the
identical person named in and who executed the within and foregoing instrument and
acknowledged that he executed the same as his voluntary act and deed.
Notary Public in and for the State of Iowa
My commission expires:
4
STATE OF IOWA )
)
JOHNSON COUNTY )
On this_day of , 2000, before me the undersigned, a Notary Public in and for said
County, in said State, personally appeared Norwood C. Louis II and Betty Louis, husband and
wife, to me known to be the identical persons named in and who executed the within and
foregoing instrument, and acknowledged that they executed the same as their voluntary act and
deed.
Notary Public in and for the State of Iowa
My commission expires:
ppdadmin~agfilouisb.doc
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 January, at 7:00 p.m. in the
Council Chambers of the City of Iowa City,
410 E. Washington Street, Iowa City, Iowa, or
if .said meeting is cancelled, at the next
meeting of the City Council thereafter as
posted by the City Clerk; at which hearing the
Council will consider a Resolution of Intent to
Convey a portion of Lot 1, Block 3, Rundell
Addition, consisting of approximately 2,995
square feet located at the southeast corner of
Grant Street and Court Street, to adjacent
property owners William G. Flanagan and
Elizabeth Rose.
Copies of the proposed resolution 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.
MARlAN K. KARR, CITY CLERK
Annen\forms~not-ph,doc
City of iowa City
MEMORANDUM
Date: January 28, 2000
To: City Council y~
From: Eleanor Dilkes, City Attorne
Re: Fair Market Valuation of Public Property- Items 8, 9 & 10 of February 1
Agenda
Because your discussion of fair market valuation of public property was pulled from the January
31, 2000 work session due to time constraints, the public hearings on Items 8, 9 and 10 should be
continued to the February 15, 2000 meeting and the resolutions deferred to that date.
My office has notified the property owners of this change.
EMD/mmc
Cc: Sarah Holecek, First Asst. City Attorney
Stephen Atkins, City Manager
NOTICE OF PUBLIC HEARING
Notice is hereby given that the City Council (~
of Iowa City will hold a public hearing on the
1 st day of February, 2000, at 7:00 p.m. in the /
Council Chambers of the City of Iowa City, C~
410 E. Washington Street, Iowa City, Iowa, or
if said meeting is cancelled, at the next
meeting of the City Council thereafter as
posted by the City Clerk; at which hearing the
Council will consider a Resolution of Intent to
Convey an approximately 7,720 square foot
parcel of the unimproved, vacated portion of
the Virginia Drive right-of-way abutting 2
Ridgewood Lane to Philip and Helen Oldis.
Copies of the proposed resolution 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.
MARlAN K. KARR, CITY CLERK
sarah\landuse%oldis-nph
City of Iowa City
MEMORANDUM
Date: January 28, 2000
To: City Council yQ~
From: Eleanor Dilkes, City Attorne
Re: Fair Market Valuation of Public Property -Items 8, 9 & 10 of February 1
Agenda
Because your discussion of fair market valuation of public property was pulled from the January
31, 2000 work session due to time constraints, the public hearings on Items 8, 9 and 10 should be
continued to the February 15, 2000 meeting and the resolutions deferred to that date.
My office has notified the property owners of this change.
EMD/mmc
Cc: Sarah Holecek, First Asst. City Attorney
Stephen Atkins, City Manager
LAWYERS
92o S. DUBUOUE STREET - P.O. BOX ~000
~IeHA~L ~. KENNEDY IOWA CITY, IOWA A~ CODE ~i~
JOHN D. CRUISE 5~244 TELEPHONE 351-8i81
STEVEN C. ANDERSON F~ 351-0605
KIRSTEN H. FREY Of COUNSEl:
~NDIE K. BRISCOE CHARLES A. BARKER
CHAD T, WARREN
~,~,~ ~o.~ ~v.s December 15, 1999
Sarah E. Holecek
Assistant City Attorney
City of Iowa City
Civic Center
410 East Washington Street
Iowa City, IA 52240
Re: Mr. and Mrs. Phil Oldis - Purchase of vacated portion of Virginia Drive
Dear Sarah:
Pursuant to your letter to me dated October 12, 1999 in connection with the above
matter, I have done research at the City Assessor's Office, the Johnson County Auditor's
Office and the Johnson County Recorder' s Office in an attempt to determine the fair market
value of the vacated portion of Virginia Drive, in order to provide the City of Iowa City with
sufficient information to support our offered price of $500.00 for the vacated portion of
Virginia Drive.
My first approach in determining the fair market value of this land was to try to find
some comparable sales in the vicinity of this land in the recent past. I was able to find three
transactions from 1993 in which Mr. and Mrs. Philip Oldis and Mr. and Mrs. Robert Oldis
each purchased land located immediately adjacent to the Virginia Drive right-of-way from Mr.
and Mrs. Edwin Isacson. I am enclosing a copy of a warranty deed from the Isacsons to Mr.
and Mrs. Philip Oldis covering Auditor's Parcel "P" , as well as a copies of the deeds from the
Isacsons to Mr. and Mrs. Robert Oldis covering Auditor's Parcel "O" and Auditor's Parcel
"S ". It seems to me that the consideration paid by the Oldises in these transactions is helpful
in determining the fair market value of the Virginia Drive right-of-way.
First of all, with respect to the warranty deed from the Isacsons to Mr. and Mrs. Philip
Oldis covering Auditor' s Parcel "P" , the price paid by Mr. and Mrs. Oldis for that tract was
19 cents per square foot, calculated as follows:
Sarah E. Holecek
December 15, 1999
Page 2
Total acres in Auditor's Parcel "P" : 0. 18
x 43,560 square feet in one acre
square footage in Auditor' s Parcel "P": 7,841
Total price paid by Oldis to Isacson for 7,841 square feet: $1,500.00
Price paid per square foot: 19 cents.
With respect to the sale from the Isacsons to Mr. and Mrs. Robert Oldis covering
Auditor's Parcels "O" and "S" , I calculate that Mr. and Mrs. Robert Oldis paid 11 cents per
square foot for said land, calculated as follows:
Total acres in Auditor's Parcels "O" and "S": 0. 85
x 43,560 square feet in one acre
37,026 square feet total
Price paid: $4,000.00
Price paid per square foot: 11 cents.
Based solely on the aforementioned sales of adjoining property, we believe that 11 cents
per square foot would be an appropriate per square foot price for the vacated portion of
Virginia Drive, except for the fact that the land which my clients seek to acquire is essentially
unusable due to the fact that it is completely encumbered by a storm sewer easement. My
clients cannot build on this land at all. If you take the total square footage in the vacated
portion of Virginia Drive of 7,720 square feet, and multiply that times 11 cents a square foot,
you get $849.00. We feel that this should be discounted to $500.00 total value in light of the
fact that the ground is fully encumbered by the easement.
Another approach, based on my conversations with Iowa City Assessor Dan Hudson,
would be to look at the assessed value of Auditor's Parcels "O" and "S" , which were added to
the lot owned by Robert and Rosemary Oldis. The Assessor's records show that the combined
acreage of Auditor' s Parcels "O" and "S" is 0.85 acres, and these two Auditor's Parcels are
assessed at $1,700.00. This would amount to 5 cents per square foot for these parcels. Using
5 cents per square foot and multiplying that times 7,720 square feet located in the Virginia
Drive right-of-way would give a total value of $386.00.
Under either of the above approaches, we believe that $500.00 is a fair price to be paid
by Mr. and Mrs. Philip Oldis for the vacated portion of the Virginia Drive right-of-way.
Sarah E. Holecek
December 15, 1999
Page 3
Please let me know if the information contained in this letter gives you sufficient
information to present to the City Council in support of our request to purchase the vacated
portion of Virginia Drive for the sum of $500.00. Thanks very much.
lV~chael W .~ ~ddy
MWK/seg ,.
Encs.
cc: Mr. Phil Oldis
MK21 \L37a8135
NOTICE OF PUBLIC HEARING
Notice is hereby given that the City Council
of Iowa City will hold a public hearing on the
1st day of February, 2000, at 7:00 p.m. in the
Council Chambers of the City of Iowa City,
410 E. Washington Street, Iowa City, Iowa, or
if said meeting is cancelled, at the next
meeting of the City Council thereafter as
posted by the City Clerk; at which hearing the
Council will consider a Resolution of Intent to
Convey one-half of the vacated portion of the
Washington Street right-of-way abutting 1025
East Washington Street to Marjorie B. Hayek.
Copies of the proposed resolution 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.
MARlAN K. KARR, CITY CLERK
sarah\landuse~hayek-nph
City of Iowa City
MEMORANDUM
Date: January 28, 2000
To: City Council y~
From: Eleanor Dilkes, City Attorne
Re: Fair Market Valuation of Public Property- Items 8, 9 & 10 of February 1
Agenda
Because your discussion of fair market valuation of public property was pulled from the January
31, 2000 work session due to time constraints, the public hearings on Items 8, 9 and 10 should be
continued to the February 15, 2000 meeting and the resolutions deferred to that date.
My office has notified the property owners of this change.
EMD/mmc
Cc: Sarah Holecek, First Asst. City Attorney
Stephen Atkins, City Manager
D e Helling, Asst. City Manager
V~arian Karr, City Clerk
NOTICE OF PUBLIC HEARING ON PLANS,
SPECIFICATIONS, FORM OF CONTRACT
AND ESTIMATED COST FOR
PHASE III IOWA CITY DOWNTOWN
STREETSCAPE PROJECT
IN THE CITY OF IOWA CITY, IOWA
TO ALL TAXPAYERS OF THE CITY OF IOWA
CITY, IOWA, AND TO OTHER INTERESTED
PERSONS:
Public notice is hereby given that the City
Council of the City of Iowa City, Iowa, will conduct
a public hearing on plans, specifications, form of
contract and estimated cost for the construction of
the Phase III Iowa City Downtown Streetscape
Project in said City at 7:00 p.m. on the 1= day of
February, 2000, said meeting to be held in the
Council Chambers in the Civic Center in said City,
or if said meeting is cancelled, at the next meeting
of the City Council thereafter as posted by the City
Clerk.
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.
MARlAN K. KARR, CITY CLERK
PH-1
NOTICE OF PUBLIC HEARING ON PLANS,
SPECIFICATIONS, FORM OF CONTRACT
AND ESTIMATED COST FOR
THE CONSTRUCTION OF A LANDFILL
GAS ABATEMENT SYSTEM AS PHASE 2
OF THE LANDFILL GAS ABATEMENT
PROJECT IN THE CITY OF IOWA CITY,
IOWA
TO ALL TAXPAYERS OF THE CITY OF IOWA
CITY, IOWA, AND TO OTHER INTERESTED
PERSONS:
Public notice is hereby given that the City
Council of the City of Iowa City, Iowa, will conduct
a public hearing on plans, specifications, form of
contract and estimated cost for the construction of
a landfill gas abatement equipment as Phase 2 of
the Landfill Gas Abatement Project in said City at
7:00 p.m. on the 1st day of February, 2000,
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.
MARlAN K KARR, CITY CLERK
PH-1