HomeMy WebLinkAbout2000-10-17 Public Hearing 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 17th day of October, 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 an ordinance amending an approved OPDH-12 plan to allow a 40-unit assisted
living building on 2.87 acres located on the southeast corner of Scott Boulevard and American Legion Road.
Copies of the proposed ordinances are on file for public examination in the office of the City Clerk, Civic
Center, Iowa City, Iowa. Persons wishing to make their views known for Council consideration are encouraged to
appear at the above-mentioned time and place.
MARlAN K. KARR, CITY CLERK
ppdadm/nphl (:)-17-O0.doc
STAFF REPORT
To: Planning &Zoning Commission Prepared by: Robert Miklo
Item: REZ00-0020 Silvercrest amendment Date: September 7, 2000
GENERAL INFORMATION:
Applicant: Dial Companies
11506 Nicholas St. #200
Omaha, NE 68154
Contact person: Merlin Lawrence
402-493-2800
Requested action: Amended preliminary OPDH-12 plan
Purpose: To allow development of assisted living for
persons with Alzheimer's
Location: Southeast corner of Scott Boulevard and
American Legion Road
Size: 2.87 acres
Existing land use and zoning: Vacant, OPDH-12
Surrounding land use and zoning: North: Residential for Elderly and Medical
Office, OPDH-12
East: Religious Institution, County RS
South: Manufactured Housing Park, County
RMH
West: Residential, RS-5
Comprehensive Plan: Intersections such as this are appropriate
locations for mixed uses and medium
density residential development.
File date: August 17, 2000
45-day limitation period: October 1, 2000
SPECIAL INFORMATION:
Public utilities: City water service is available for this
property. The applicant has built a sanitary
sewer line in the right-of-way of Scott
Boulevard in order to provide service to this
property.
Public services: Police and fire will be provided by the City.
Transportation: The nearest bus route is the Towncrest
route, which passes through the intersection
of Village Green Boulevard and Muscatine
Avenue, approximately 1/4 mile west of this
property.
Sensitive Areas Ordinance: The sensitive areas inventory map indicates
hydric soils in the southeast portion of the
property where the storm water detention
facility has been built. There are no
wetlands associated with the hydric soils.
BACKGROUND INFORMATION:
In 1998 the City approved an annexation, rezoning and preliminary plat for Silvercrest. The
approved plan included a 68-unit assisted living facility, a 120-unit independent living apartment
building, a 9,000 square foot medical office building and a 60-bed medical rehabilitation facility.
The Overlay Planned Development Housing (OPDH) plan was amended in 1999 to reconfigure
the design of the independent living apartment building and the rehabilitation facility. The
rehabilitation facility was reduced in size from 60 beds to 40 beds. The applicant is now
requesting an additional amendment to replace the 40-bed rehabilitation center with a 40-unit
assisted living building for persons with AIzheimer's (see attached letter from applicant). The
remainder of the plan would remain as approved in 1999.
ANALYSIS:
The proposed Alzheimer's assisted living facility would be similar in size and scale to the
previously approved rehabilitation facility which it would replace. The use of the property,
however, would change from providing medical rehabilitation services to a general population
which would be in transition from hospitals to private residences after receiving a period of
medical rehabilitation. The new use of the properly would be for residents with early stages of
Alzheimer's. The attached letter from the applicant provides more detail regarding the proposal.
The physical arrangement of the overall Silvercrest development would change only slightly. A
copy of the previously approved plan is attached. The parking layout and traffic circulation
would be the same as approved in 1999. The parking requirement for the assisted living facility
would be the same as the rehabilitation center-one space per unit, or 40 spaces. The size and
scale of the building itself would also be similar to the previously approved building. The exterior
design would include the use of brick and cement-board or hard board siding similar to the
previously approved buildings on the property.
In staff's view this proposal is similar to the previously approved rehabilitation center. It is not
likely to generate greater amounts of traffic or have other effects on adjacent properties. It
appears to be compatible with the overall Silvercest development.
STAFF RECOMMENDATION:
Staff recommends approval of REZ00-0020, the amendment of the OPDH plan for Silvercrest to
allow the construction of a 40-unit assisted living facility for persons with Alzheimer's on 2.87
acres located at the southwest corner of American Legion Road and Scott Boulevard.
ATTACHMENTS:
1. Location map
2. Amended preliminary OPDH plan
3. Previously approved OPDH plan
4. Building elevations
5. Applicant's letter ,~n~f~L.
Approved by:
, Director
Department of Planning and
Community Development
ppdadm/stfrep/00-0020rm.doc
SITfz. LOCATION: Dial Silvercrest REZO0-O0020
C_,-EI~ERAL NOTES
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Previously Approved OPDH plan
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A, GEf.,ERAL NOTES
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PRELIMINARY DRAWING8
~(~,~'IPF= r:L~VATI~N 'NOT FOR CONSTRUCTION
FOR ALZ, H~IMER'S
EXTERIOR ELEVATIONS
Land Development
James McOlure
11506 Nicholas Street, Suite 200
Omaha, Nebraska 6815~.~.~.01
PHONE (402)-493-2800
FAX (402)-493-8069
August 15, 2000
City of-Iowa City
Planning and Community Development
Re: Silvercrest Legacy Point Alzheimer's Assisted Living Fadlity, Iowa City, Iowa
Statement of Intent
The intent of this projed is to provide for an assisted living residence for individuals needing some assistance to
maintain their independence. The building will house 40 individuals. Zoning would need to be changed to
enable this less restrictive living environment to be built on the campus.
Intended Time Schedule for Completion
The intent will be to stad construction late fall with a twelve month completion time frame.
Leqal Description
Lot 4 Silvercrest Residential Community, Iowa City, Iowa.
Description of Development
The Assisted Living Alzheimer's facility at Legacy Point in Iowa City will provide living arrangements and
assistance that promote independence. This fadlity will provide services to stage one and two Alzheimer's.
Individuals with latter stage Alzheimer's, stage 3 and 4, typically are cared for in nursing care facilities.
Each resident of this fadlity will have a single room and restroom. Bathing fadlities are provided separately to
avoid acddental turning on of showers in units. The room is large enough for a nice sitting area and sleeping
area. The room is decorated in a manor not to agitate the resident. Space is provided for residents to have
personal memory items located on raised shelved out of reach in the room and a locked memory box located at
the entrance of their room.
The building is broken down into two neighborhoods, with a central service core between. The service core
consists of offices, conference room, family room, Idtchen and laundry. Each neighborhood has its own
assistance staff, country kitchen where meals are served and in addition, space is provided for baking, snack
preparation, etc.
Each neighborhood has its own living room and a vadety of other spaces for residents and families to enjoy.
The center care area is open with some three foot walls dividing spaces. Personal laundry areas are located in
each neighborhood where residents can do their personal laundry. Each neighborhood has an outdoor, secured
courtyard for exercise and fresh air.
Assisted Living A!zheimer's provides assistance with activities of daily living to assist individual!in maintaining
their independence as long as possible. Spedal programming of services and provision of prOl~_"ffy deskJned
living arrangement provides for a positive living arrangement that maintains the dignity of resident 'and peace of-
mind for the resident's family. _ '-
If you have any questions please feel free to call me at any time. - : . . i ',
Sincerely, ' -::: /" ....
::__ '-
Dial Land Development Co.
MODERN MANOR, INC.
1700 S. Scott B!vd.
Iowa City, IA 52240
Phone & Fax: (319) 338-5371
August 30, 2000
Iowa City Planning and Zoning Commission
Iowa City Civic Center
410 E Washington St.
Iowa City IA 52240
Re: Protest of Rezoning Request
Assisted Living Alzheimer's Facility
SE corner of Scott B!vd. and American Legion Road
To Whom It May Concern:
Enclosed with this letter is our PROTEST OF REZONING for the property
identified. We are opposed to this rezoning for the following reasons:
1: The proposed Assisted Living Alzheimer's Facility was not part of the
original !and use proposal for which the original zoning and building
permits were issued. The establishment of this Facility would require
more specialized personnel, care, facilities and security than with the
originally proposed !and use proposal.
2: Appropriate secu~'ity surrounding the storm water retention basin is
not indicated. This security is needed to restrain patients and public
from having direct access to the storm water retention basin, thus
assuring the safety of all patients and the public.
3: Appropriate fencing to divide the development from Modern Manor
has not been indicated. Rather than the current "farm fence", which
has been destroyed during the development's construction, or a chain
link fence, we look for an attractive "residential" style structure to be
installed. This structure would also serve as a deterrent of direct
access by children and residents from Modern Manor to the storm
water retention basin.
We appreciate your consideration of this PROTEST OF REZONING and of
our concerns for the safety of our tenants and of the public that will be using the
current development.
Sincerely, L~,;?;/~Id /[,~ ~
Owners of Modern Manor, Inc.
PROTEST OF REZONING
To: HONORABLE MAYOR AND CITY COUNCIL
IOWA CITY, IOWA
We, the undersigned, being the owners of twenty percent or more of the area of the
property included in the proposed zoning change, or the owners of twenty percent or
more of the property which is located within two hundred feet of the exterior boundaries
of the property for which the zoning change is proposed, do hereby protest the rezoning
of the following property:
2.87 acres, located on the SE comer of Scott Blvd. and American Legion
Road, located in the OPDH-12 zone (Planned Development Housing
Overlay). Site Location known as Dial Silvercrest REZ00-00020.
This petition is signed and acknowledged by each of us with the intention that such
rezoning shall not become effective except by the favorable vote of a least three-fourths
of all the members of the council, all in accordance with section 414.5 of the Code of
Iowa.
1700 S. Scott Blvd.
Iowa City IA 52240
STATE OF IOWA
JOI-tNSON COUNTY
P _ _
Notary ublic in and for said Coffnty and State, personally appeared Robert H. Wolf
and _Erma J. Wolf_ 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 a
voluntary act and deed. Nt'~Pbloary ui~the Sta~a
Thomas R. Stockman f22.576.5
N~'~ Public in ~nd for
TI~ St~t~ of Iowa. My
E & L Prybil General Partnership
To: Iowa City Planning & Zoning Commission
Civic Center
410 E. Washington St.
Iowa City, IA. 52240-1826
Re: Rezoning application for Assisted Living Alzheimer's Facility within the
Facility identified as Silvercrest.
As neighboring landowners, we are concemed about the apparent lack of plans to secure the
area known as Slivercrest. The Alzheimer's Facility, of course, will be secured for the safety
of its residents. Our concerns center on the large storm water retention basin that poses a
real danger to children who live in Modern Manor or who enter the Silvercrest development
from other directions, including the property we jointly own as E & L Prybil General
Partnership located to the east and southeast of Silvercrest. Silvercrest is located in the midst
of development on all sides and public safety is at issue.
Some form of security must be part of this development. We believe there is significant risk
that children and others will find their way on to the property and endanger their safety by
falling or sliding into the retention basin. Certainly fencing serves as a deterrent. Gated
entrances may be indicated.
We feel that it is imperative that security for the neighbors surrounding Silvercrest be
addressed. If the city of Iowa City does not ensure this protection, we fear that the public
will be unnecessarily placed at rise If you would like us to amplify our concerns, please
contact us:
Thank you for dealing with this matter.
E & L Prybit General Partnership
Eldon R. Prybil ~'~c~~~l.~E~'
4890 Hwy. 6. S.E.
351-6210 358-6720
September 3, 2000
Cc: Robert Wolf
Prepared by: Robed Miklo, Sr. Planner, 410 E. Washington Street, Iowa City, IA 52240; 319-3,~-5240 /
ORDINANCE NO.
RDINANCE AMENDING THE ZONING ORDINANCE BY AME THE
DEVELOPMENT HOUSING (OPDH-12) FOR
LOCATED ON 2.87 ACRES OF LAND AT TH4
CORNER SCOTT BOULEVARD AND MAERICAN LEGION
WHEREAS, the of Iowa City City Council has approved a Development Overlay
(OPDH-12) preliminary ~n for Silvercrest, a retirement communi' g a 68-unit assisted
living apartment building, 120-unit independent living building, a 40-unit medical
rehabilitation center and a ical office building; and
WHEREAS, the a City, L.P., requested the City amend the
preliminary OPDH plan to repla< the rehabilitation center a 40-unit assisted living building;
and
WHEREAS, the Planning and ng Commission reviewed the proposed amendments
to the OPDH plan and has approval same.
NOW, THEREFORE, BE IT CITY COUNCIL OF THE CITY OF IOWA
CITY, IOWA:
SECTION I. APPROVAL. The ;liminary OPDH plan for the property described
below is hereby approved:
Lot 4; Silvercrest Residential Communi
SECTION II. VARIATIONS. To th development of the proposed retirement
community and to allow clustered >ment, he Planning and Zoning Commission
recommended approval of Multi-Fa ' Assisted Living ilding in accordance with the amended
OPDH plan.
SECTION III. ZONING MAP. po final passage, appro al and publication of this Ordinance
as provided by law, the Buildin Inspe or is hereby authorize and directed to change the zoning
map of the City of Iowa City, wa, to conform to this zoning ame dment.
SECTION V. SEV BILITY. If any section, provision or pa of the Ordinance shall be
adjudged to be invali or unconstitutional, such adjudication shall n t affect the validity of the
SE~,TION EFFECTIVE DATE. This Ordinance shall be in~!%fter its final passage,
approval and ~lication, as provided by law. \,\
Passed approved this __ day of ,20 . \
ATTE,~ \ CLERK
A
ppdadrNord/silvercrestdoc
Prepared by: Robed Miklo, Sr. Planner, 410 E. Washington Street, Iowa City, IA 52240; 319-356-5240
ORDINANCE NO.
AN ORDI'NANCE AMENDING THE ZONING ORDINANCE BY AMENDING THE
PLANNED DEVELOPMENT HOUSING (OPDH-12) PRELIMINARY PLAN FOR
SILVERCREST LOCATED ON 2.87 ACRES OF LAND AT THE SOUTHEAST
CORNER OF SCOTT BOULEVARD AND AMERICAN LEGION ROAD.
WHEREAS, the City of Iowa City City Council has approved a Planned Development Overlay
(OPDH-12) preliminary plan for Silvercrest, a retirement community including a 68-unit assisted
living apartment building, a 120-unit independent living apartment building, a 40-unit medical'
rehabilitation center and a medical office building; and
WHEREAS, the applicant, Silvercrest-Iowa City, L.P., has requested the City amend the
preliminary OPDH plan to replace the rehabilitation center with a 40-unit assisted living building;
and
WHEREAS, the Planning and Zoning Commission has reviewed the proposed amendments
to the OPDH plan and has recommended approval of the same.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF IOWA
CITY, IOWA:
SECTION I. APPROVAL. The amended preliminary OPDH plan for the property described
below is hereby approved:
Lot 4; Silvercrest Residential Community.
SECTION II. VARIATIONS. To encourage the development of the proposed retirement
community and to allow clustered development, the Planning and Zoning Commission
recommended approval of Multi-Family Assisted Living building in accordance with the amended
OPDH plan.
SECTION III. ZONING MAP. Upon final passage, approval and publication of this Ordinance
as provided by law, the Building Inspector is hereby authorized and directed to change the zoning
map of the City of Iowa City, Iowa, to conform to this zoning amendment.
SECTION IV. REPEALER. All ordinances and parts of ordinances in conflict with the provi-
sions of this Ordinance are hereby repealed.
SECTION V. SEVERABILITY. If any section, provision or part of the Ordinance shall be
adjudged to be invalid or unconstitutional, such adjudication shall not affect the validity of the
Ordinance as a whole or any section, provision or part thereof not adjudged invalid or unconsti-
tutional.
SECTION VI. EFFECTIVE DATE. This Ordinance shall be in effect after its final passage,
approval and publication, as provided by law.
Passed and approved this __ day of ,20
MAYOR
ATTEST:
CITY CLERK
A by
adm/ord/silvercrest.doc
NOTICE OF PUBLIC HEARING
Notice is hereby given that a public hearing will
be held by the Ci~Council of Iowa City, Iowa, at .
7:00 p.m. on the 3 day of October, 2000, in the
Civic Center Council Chambers, 410 E. \0\\-~
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 headng the Council will consider:
An ordinance changing the zoning designation
from Low Density Multi-Family Residential (RM-
12) and Neighborhood Conservation Residential
(RNC-20) to Medium Density Single-Family
Residential (RS-8) for four (4) properties on the
south side of the 900 block of Iowa Avenue,
seventeen (17) properties on the 900 and 1000
blocks of Washington Street, ten (10) properties
on the 100 and 200 blocks of South Summit
Street, four (4) properties on the east side of the
10 and 100 blocks of Governor Street, three (3)
properties on the west side of the 1000 block of
Muscatine Avenue, and five (5) properties on the
900 and 1000 blocks of College Street.
An ordinance amending the non-conforming use
provisions of the Neighborhood Conservation
Residential, RNC-12 zone, to make it clear any
existing conforming multi-family use would
continue to be conforming under the RNC-12
zone.
Copies of the proposed ordinances are on file for
public examination in the office of the City Clerk,
Civic Center, Iowa City, Iowa. Persons wishing to
make their views known for Council consideration
are encouraged to appear at the above-
mentioned time and place.
MARlAN K. KARR, CITY CLERK
Bob-oct-3-publicnotice
Octob~
Dear Members of the Council:
At the October 3, 2000 City Council meeting, neighborhood down-zoning discussion left two important
points inadequately or inaccurately clarified. First, during the October 3 City Council meeting, Karin
Franklin stated that if a multiple unit building were 100% destro ed under RS8 zoning then "that would
be it", implying rebuilding would not be permissible. August 3r~' Planning and Zonin; Commission
meeting minutes show John Yapp stating that "with a non-conforming property in an RS-8 zone, if it were
damaged, it could be built back to its pre-existing size and density." I inquired about this inconsistency to
Mr. Yapp. He explained that a distinction is made in the Zoning Code regarding 100% level of damage.
He said that in typical interpretation and implementation, "100%" destruction has been considered to
mean damage rendering the foundation unusable. Mr. Yapp gave the example of a rental house that bums
to the ground, yet still has a usable foundation remaining. The owner in this case would be allowed to be
rebuild the property to its previous non-conforming level, at least from a property zoning standpoint.
This ambiguity may have led listeners to believe that the owner of an RS-8 zoned, non-conforming
property would be unable to rebuild following any significant amount of damage, and this is generally not
tree. For a majority of multiple unit properties in this area, the only known, unavoidable loss under RS-8
zoning would be loss of the ability to expand--expansion that many other property owners believe would
further destabilize the neighborhood. I encourage you to consult the August 3 Planning and Zoning
Commission meeting minutes, and/or speak with John Yapp, if you have further questions about RS-8
limitations or the 100% damage distinction.
A second point of inaccuracy was the reference to the 1000 block of Muscatine Avenue as "arterial". At
the Council meeting, Karin Franklin was asked if the 1000 block of Muscatine Avenue is arterial, and she
replied that it is. Her response contradicted information we had received from former Transportation
Planner Doug Ripley, so I consulted a current planner, Kevin Doyle, who referred my question on to Jeff
Davidson. After speaking with Mr. Davidson, Mr. Doyle informed me that Muscatine Avenue from Iowa
to Burlington Street does not appear on Iowa City's arterial street maps. According to Mr. Davidson, this
portion of Muscatine Avenue is classified as a "higher functioning collector street", a term that describes
streets functioning more similarly to a collector street than to an arterial street, their function being to
move traffic onto arterial streets. The "arterial" reference seemed to be somewhat pivotal in the Council' s
consideration of the RS-8 zoning recommendation for the eastern portion of this block, and may have
erroneously appeared to support Mr. Kanner's suggestion to down-zone the entire area to RNC-12.
My husband, Steve Roberts, mentioned this inaccurate "arterial" reference to John Yapp. Mr. Yapp
sub sequently consulted with Ms. Franklin, who concurred with him that the portion of Muscatine Avenue
under consideration is actually classified as a higher functioning collector street. Mr. Yapp noted. to my
husband, the importance of correctly classifying Muscatine Avenue when considering itS9 the c.o_/ltext of
the larger issue of a down-zoning petition. According to Mr. Yapp, this importance lie~:ih_~ecum~'ely
understanding the future function intended for Muscatine Avenue. The 1000 block of M12/s'eatin(i'~ not--~
considered an arterial street now, nor is it intended to be that in the future. '~ ~."
I would like to note five factors, all included in the August 3rd Planning & Zoning Commiss~n mi~)~teS;
which led to the Commission's recommendation to down-zone the eastern section of this ~cfCk to
1 ) The area has a predominant single-family character; 2) All of the properties in this ared)~Xcept 6he
four-unit building are single-family in use; 3) The entire east side 0fMuscatine Avenue is RS-8, the block
is therefore, both in character and in use, an extension of that single-family neighborhood; 4) The
Comprehensive Plan contains a number of statements related to older neighborhoods: That the City
should adopt policies to protect the integrity of existing neighborhoods; that one of the big issues the City
must face is the encroachment of multi-family residential structures into formerly single-family
neighborhoods; 5) The Historic Preservation Plan states that the City should re-examine zoning
designations in older neighborhoods to help protect tingle-family residences.
Finally, I want to address Councilor Steven Kanner's suggestion to down-zone the entire area to RNC-12,
contrary to the Planning and Zoning Commission's recommendation. Mr. Kanner's reasoning was that,
because the neighborhood is already going the direction of owner occupied, single family homes, there is
no need to further down-zone to RS8 the eastern half of the block bordered by Muscatine Ave.,
Washington St., Governor St. and Iowa Avenue. Mr. Kanner's suggestion was, in my opinion, based
upon very unsound reasoning. All of the homes in this particular area were originally built and used as
single family homes. This did not prevent many of them from being converted to multiple unit housing in
the decades a~er they were built.
When my husband Steve purchased our home as a converted duplex in 1983, it contained offices for Hope
House, a half-way house for transitional prisoners. Hope House's living quarters were located next door
at 1005 Muscatine Avenue. Many houses converted into rental property sustained significant damage.
Our house sustained damage to its structural support system through unscrupulous curing of the basement
ceiling joists to make room for additional plumbing service to a basement apartment. The house at 1005
Muscatine had to be completely gutted to reconvert it back to single family home use. The house at 1026
E. Washington St. was leased to a party of unrelated people by an absentee landlord, and subsequently
sustained major water damage through neglect of the plumbing system. The homes that stayed in good
condition were the ones that remained single family homes. Partitioned houses, in particular, incur
substantial and permanent physical changes, due to the partitioning process and the separation of utilities.
Multi-partitioned homes with separate utilities most likely will never return to their original single family
home status.
The history of this very neighborhood shows that trends do change, and the multi-unit trend in this case
resulted in permanent damage to older homes in our area. If the balance starts to tip again in the direction
of converting older homes to rental properties, it will become less and less appealing for the families
living in this neighborhood to stay. Owners who choose to sell will find it most lucrative to sell to buyers
favoring multiple unit development. Down-zoning to RNC-12 the bulk of the area, and RS-8 for the
recommended portion, will help prevent further damage to the older homes in our neighborhood, and help
lock in the diverse mix that characterizes the neighborhood at this time.
I respectfully ask the Council members to consider these issues, as well as the time and expertise that
members of the Planning and Zoning Commission have already invested into their down-zoning
recommendation, and the large amount of public input that was considered in the Commission' s
recommendation. I respectfully ask that the Council follow the Planning and Zoning Commission's
recommendation, by approving the RNC-12 and RS-8 compromise.
Thank you, z,4~/~
Karen Roberts
1015 Muscatine Avenue
, ' oa. II, ooo
My name is Steve Roberts. My family and I live at 1015 Muscatine Avenue.
Regarding the request for neighborhood down-zoning submitted by Ms. Julie Cassell, I agree with Ms.
Cassell's request to down-zone the area to a stabilizing classification erRS-8. During previous Planning
and Zoning Commission meetings, Mr. Yapp made it clear that a non-conforming, damaged property
could be rebuilt within the same footprim, to its previous level of density. We have since recon~rmed
with Mr. Yapp that even if a non-conforming property bums to the ground, if its foundation remains
usable, that property can be rebuilt. This was not adequately clarified during the last Council meeting.
Also, the section of Muscatine Avenue located between Iowa Avenue and Burlington Street, is properly
termed a "higher functioning collector street", not an "arterial", as Mr. Kanner was incorrectly told at the
last Council meeting. This is an important distinction when considering the future use of a neighborhood,
as is being done with this down-zoning request.
I do support the RS-8 and RNC-12 compromise recommended by the Planning and Zoning Commission,
as a measure that will prevent the likely reversion of the neighborhood back to predominamly multi-
family studera housing and halfway houses. I do not know of anyone resubmitting their Planning and
Zoning letters to the Council. I believe we saved you a lot of reading right there, and as Planning and
Zoning can tell you, there were many, many letters in favor of this rezoning. So, given that, here is some
fresh reading in favor of the rezoning request...
I offer a reason for stabilizing this near dowmown neighborhood now that it has reached its currein mix of
differera inhabitants - student, professional, and blue collar. It is a mix of housing characteristics that
mimics the multipurpose functions utilized in our downtown areas. For our downtown to be successful,
we have little choice but to mix University of Iowa functions with Iowa City community functions in the
downtown area. It is pretty clear that the Old Capital Mall, Civic Center, Recreation Center, Senior
Cemer, and Library (possibly expanded) will remain downtown, along with Jessup Hall, the Old Capital,
Engineering, Business, and Physics buildings, etc. These institutions, along with non-bar, non-headshop
businesses dowmown, serve a variety of populations, including those living in single family housing.
Even though dowmown parking is improving, I cornend that the people who use dowmown and
appreciate it the very most, are the people living closest and most conveniem to downtown, be they
studeros, janitors who clean up after studeros, or psychiatrists that help families and students cope with
the high density issues of the areas that we live in. Such is the heterogeneous mix of neighborhood
characteristics, densities, and dwelling types that we have thus far attained.
People living in single family housing within walking distance of dowmown, provide the core of a critical
mass of non-students using the downtown. These non-students go a long way in keeping downtown non-
University institutions and enterprises viable and interesting to the people who have to drive and park to
use them. Although properties near downtown are much more profitable to redevelop as multi-family
residences than as single family residences, if high density zoning near dowmown is overdone, dowmown
will truly become University Village.
The demographics of the last 10-20 years have favored single family resurgence in this near dowmown
neighborhood. Halfway houses for prisoners have become single family homes, for e pie. The
demographics will not last, however, as the baby boomers leave their childbearing ye'~a~n~,ghindrz.;Without
significam down-zoning here, I predict that this core of non-studem housing will surelg)cli~inish,::duet,~,
the economic pressures for profitable studera housing, a temporarily lagging of downtoWfifvitali~,
the lure of other, more family-friendly areas. The investmems that the Iowa City commi~ity ha~s_,made.i~,
the downtown area, reflects its intention to keep the downtown accessible and appealing:_t~-the v~hole
community, not to serve only the University of Iowa.
To use a personal example of which I am familiar, when my wife and I had our first child in 1990, we
converted our duplex back to a single family home. Despite gaping wounds in the structure from its
former duplex configuration, it works well for us, as the utilities had not been separated out. We walk and
drive downtown for cultural events, shopping, employment, and entertainment. Our home was previously
a non-conforming duplex, so having given up our duplex rental permit, we can no longer obtain one. I
have been told by numerous landlords, that giving up the duplex rental permit will cost us a lot of money
in the long run. However, that is the price we single family residence dwellers must be willing to pay to
live 6-8 blocks from downtown. By accepting the down-zoning solution, we single family residence
owners are also forfeiting potential future value as rental property; in doing so, we are accepting a
property value drop, at least temporarily, in return for greater long-term good that includes stability of the
neighborhood mix.
I have been here since 1983, and do not intend to move soon, Lord willing. However, if the owner of the
quad-plexed single family home with parking 20' from my dining room window, buys the neighbor's
house next door to her, she will likely "plex" it out also, and install parking 20' from my living room
window. Then later, aeter a period of depreciation, she could knock them both down and "put up a
hotel", to borrow a phrase from the board game Monopoly. We would not last long here in that case, and
would likely sell to the highest bidder, adding further momentum to multi-family housing resurgence.
This individual example of pressure on a single family home owner is multiplied when considered on a
neighborhood scale. The recommended RNC-12 and RS-8 compromise will prevent this scenario from
ever becoming reality, while causing little or no hardship to non-conforming properties.
I urge you to vote yes for this zoning request, as it is not only good for us and our neighbors, but good for
the downtown, and therefore good for Iowa City. Thank you for your consideration of this matter.
Marian Karr
From: Martin Cassell [martin-cassell@uiowa.edu]
Sent: Wednesday, October 11,2000 12:19 PM
To: council@iowa-city.org
Subject: Rezoning application
Members of the Council,
My wife Julie and I are the applicants for the rezoning of the Washington
St.-Iowa Ave.-Muscatine Ave.-N. Summit blocks discussed at the last
(October 3rd.) Council meeting. We, and the majority of residents in this
area, would like to urge you all to support this rezoning application. The
area in question is currently zoned RM12 and RNC20, and we have requested
that the area be rezoned RS8. As we presented at the public hearing, the
principal reasons for us requesting this re-zoning are: the significant
numbers of single-family dwellings in the area, particularly in the
Washington-Iowa-Governor-Muscatine block currently zoned RM12; the desire
by the majority of property owners (including 6 of 10 rental property
owners)in the area and surrounding neighbourhoods to preserve the current
mix and balance of dwellings; and to maintain, and hopefully to encourage
development of, an affordable residential district in the near vicinity of
downtown. Our application for down-zoning the whole area to RS8 was
rejected by the Planning and Zoning Committe who did, however, support the
Planning staff's recommendation for a mixed RSS/RNC12 for the area. This
mixed zoning would make only one property in the area non-compliant,
instead of 11 with the RS8, and has the support of some rental propertry
owners who opposed the RS8.
Even though it was rejected by the Planning and Zoning Committee, and
does make a significant number of rental properties non-compliant, we urge
you to support the RS8 zoning of the whole area. This offers the greatest
protection from dramatic changes in the make-up of properties in the
neighbourhood, and also sends a clear message to the public that the
Council is committed to fostering the preservation and development of one
of the few largely single-family neighbourhoods remaining in the near
downtown area. A number of you made neighbourhood protection and
preservation part of your election platform, and we encourage you to now
put that platform into effect.
If you feel that rezoning to RS8 would adversely affect too many rental
properties through non-compliance, we would urge you to support the mixed
rezoning plan preferred by the Planning and Zoning committee. Only one
rental property would be adversely affected and considerable protection of
the neighbourhood would still be given. However, we would ask that the
properties along Governor St. at the western edge of the area be included
in the RS8 zone proposed for the whole block, and not RNC12 as proposed by
the staff plan.
Thank you for your careful consideration,
Martin and Julie Cassell
River City Housing Cooperative
802 East Washington
Iowa City, Iowa 52240
Tuesday, October 10, 2000
Dear Honorable Mayor and City Council Members of Iowa City,
We are writing on behalf of River City Housing Collective (RCHC) a not-for-profit housing co-
operative dedicated to providing low-cost housing in a family-style atmosphere. One of our
houses, located at 200 Summit St. is included in the proposed area.
We advocate this RNC-12 zoning recommended by the Planning and Zoning Committee for our
neighborhood rather than RS-8. RNC-12 fulfills the purpose of "preserv [ing] the existing
character of the neighborhood by stabilizing the existing mix of land uses and preventing single
Au .3rd .
family properties from being redeveloped" (staff report, g ) However, it does not
encroach upon already existing multi-family dwellings. It's silly to create a policy where 37%
of existing residents are considered non-conforming. This will develop an unwelcoming
demeanor within our currently amiable community.
We suspect that many of the supporters of the RS-8 downzone are under informed, as their
comments actually affirm RNC-12.
RS-8 would hurt the non-conforming entities, such as ours, by severely limiting our ability to
make improvements on our homes, as well as prevent us from rebuilding them should disaster
strike. You would not want to take away the freedom of individual home owners to adapt their
homes, so why would Iowa City want to take that crucial freedom away from us?
Yours Sincerely,
RCHC Board of Directors
Michal Lynch, Presiden )a, col~' Thomas, Vice President
e e ous , reasurer Sff~hn Lay
e Brokken Sabrina Taylor _-;'
NOTICE OF PUBLIC HEARING ON PLANS,
SPECIFICATIONS, FORM OF CONTRACT
AND ESTIMATED COST FOR THE
CONSTRUCTION OF THE MERCER PARK
CONCESSION AND RESTROOM FACILITY
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
Mercer Park Concession and Restroom Facility
Project in said City at 7 p.m. on the 17th day of
October, 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 conceming
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
parks/nph-mercer.doc
R-1