HomeMy WebLinkAbout08-01-2002 Planning and Zoning CommissionIowa City Planning & Zoning Commission
Informal Meeting
July 29, 2002
Monday- 7:30 p.m.
Recreation Center- Meeting Room B
Formal Meeting
August 1, 2002
Thursday- 7:30 p.m.
Emma J. Harvat Hall - Civic Center
l)/Ci! !
Department of Planning & (' i/
Community Development ~i.
CITY OF I0 W~ CITY
Agenda
Informal Meeting
Planning and Zoning Commission
Monday, July 29, 2002 - 7:30
****** RECREATION CENTER MEETING ROOM B ******
222 SOUTH GILBERT STREET
PUBLIC DISCUSSION OF ITEMS ON THE INFORMAL AGENDA WILL BE HELD AT THE FORMAL MEETING ON
THURSDAY, August 1, 2002, 7:30 P.M., Emma J. Harvat Hall Civic Center
J
Agenda
Formal Meeting
Planning and Zoning Commission
Thursday, August 1,2002 - 7:30 p.m.
Emma J. Harvat Hall
(Civic Center)
A. COMPREHENSIVE PLAN:
Public hearing for an amendment to the Comprehensive Plan to adopt the Southwest
District Plan for the area located generally South of Melrose Avenue, West of the
Iowa River, North of Highway 1 West and East of the Iowa City Landfill.
B. REZONING ITEMS:
1. REZ02-00013 Discussion of an application submitted by the City of Iowa City for
rezoning of 1.) an 8.69-acre property located north of Highway 1 and west of Miller
Avenue from High Density Multi-Family Residential (RM-44) to Low-Density Multi-
Family Residential (RM-12) or Medium Density Multi-Family (RM-20) with a
Conditional Zoning Agreement; 2.) a 1.45-acre property located north of Highway 1
and west of Miller Avenue from Community Commercial (CC-2) to Low Density
Multi-Family Residential (RM-12) or Medium Density Multi-Family (RM-20) with a
Conditional Zoning Agreement; and 3.) a 1.45-acre property located north of
Highway 1 and west of Miller Avenue from Medium Density Single Family (RS-8) to
Community Commercial (CC-2).
2. REZ02-00010 Discussion of an application submitted by Craig Petit for a rezoning
from Low Density Multi-Family (RM-12) to Sensitive Areas Overly Low Density Multi-
Family (OSA-12) on 1.06 acres to allow a 12-unit multi-family building located on the
west side of First Avenue south of Stuart Court. (45-day limitation period: August 1)
C. VACATION ITEMS:
1. VAC02-00002 Discussion of an application submitted by CRANDIC Railway
Company and the University of Iowa for a vacation of the right-of-way of portions of
Front Street and Prentiss Street generally located south of Burlington Street and
west of Madison Street.
2. VAC02-00004, discussion of a request by the University of Iowa to vacate
portions of Harrison and Prentiss Streets and an adjoining alleyway west of
Madison Street.
D. Zoning Code Item:
Discussion of an amendment to the zoning code Section 14-6H-1, General Industrial
Zone, to allow repair of commercial and industrial trucks as a provisional use.
E. Consideration of the July 18, 2002 Meeting Minutes.
F. OTHER:
G. ADJOURNMENT
Upcoming Planning & Zoning Commission Meetings:
Informal August 12- Labor D-ay september 16 September 30 October 14 November 4
Formal August 15 September 5 September 19 October 3 October 17 November 7
City of Iowa City
MEMORANDUM
July 26, 2002
To: Planning and Zoning Commission ~
From: Karen Howard, Associate Planne~ --!~
Re: Southwest District Plan
Thank you for attending the public presentation of the Southwest District Plan on
July 18. Since the presentation we have received a number of verbal and written
comments and suggestions regarding the plan. Attached are the written
comments received to date. Also included with this memo are some suggested
changes to the plan based on conversations we have had with interested citizens
over the last couple of weeks.
As you read through the plan you also probably noticed that there were a couple
of missing elements, namely the Carson Lake Concept Map and Appendix C,
which details the moratorium area study conducted as a part of the Southwest
District planning process. These are attached for your review prior to the
meeting on August 1st
If you have any questions prior to the meeting, please give me a call at 356-
5251.
SUGGESTED REVISIONS
Willow Creek Subarea
Traffic and Pedestrian Circulation at Walden Square: There was considerable
discussion at the public review draft presentation regarding traffic and pedestrian
safety near the Walden Square commercial area along Mormon Trek Boulevard.
The concerns expressed are valid and are in concert with what citizens
discussed at the larger planning workshops. The language contained in the
District Plan emphasizes that pedestrian and traffic control improvements are
needed in the short term future in this location. The district plan is intended as a
policy guide to future development and public improvements. Additional
language could be added to the plan to emphasize the relative importance of
these needed improvements.
Rohret South Subarea
Existing Residential Uses: Based on recent meetings with Steve Carson, staff
recommends some revisions to the "Commercial Development" section on page
46. The Carson family owns a large parcel of property where the proposed
stormwater lake is located. Mr. Carson resides at the farmhouse located on the
south side of Rohret Road, which is adjacent to the proposed commercial area.
He expressed concern regarding the proximity of the proposed commercial area
to existing residences and suggested more of a transition from residential to
commercial uses in this area. While the intent of a neighborhood commercial
area is that it would be developed in a manner that would fit well into a residential
neighborhood, staff concurs that a more gradual transition in residential densities
might be desirable. Therefore, we have modified the Carson Lake Concept Plan
to illustrate single family residential and townhouse development between the
existing residences and the neighborhood commercial area, which effectively
moves the commercial area one block to the east. In addition, staff recommends
that language be added to indicate that new development should be developed in
a manner that is sensitive to the existing residential uses. The overriding design
concepts discussed in the plan for this area - main street commercial
development, civic uses as a highway buffer, and mixed-use and medium density
residential uses, such as townhouses and small apartments adjacent to the
neighborhood commercial area - should remain the same.
Recreation Center: During the planning workshops, citizens expressed a desire
for a recreation center on the west side of town. Additional comments were
received following the presentation of the draft on July 18. Staff suggests that a
sentence be added to the last paragraph on page 46 that emphasizes this point.
Large-lot Residential: The proposed plan map for the Rohret South Subarea
illustrates the location of existing large-lot residential uses. After sewer is
available to the Rohret South Subarea, these lots could be further subdivided if
the owners desired to do so. Since the "plan map" is intended to illustrate
appropriate future uses, staff suggests that the existing residential lots be
illustrated using the darker gold color signifying single-family residential use
rather than designating them as large-lot residential. Language should also be
added to the text that emphasizes this point.
Additional possibility for a trail connection: After reviewing the plan, a citizen
pointed out to staff the potential for an additional trail connection using the
existing culvert underneath Highway 218 from the Willow Creek Subarea in the
vicinity of Abbey Lane to the proposed Carson Lake neighborhood. If a regional
stormwater facility is built to retain water in the Rohret South Subarea, the
existing 'culvert may not be needed for stormwater run-off and can be used for a
trail connection underneath Highway 218. Staff suggests that language be
added to the plan that reflects this possibility.
July 18, 2002
Bob Dostal
326 Douglass St.
Iowa City, IA 52246
Karen Howard
410 E. Washington St.
Iowa City, IA 52240
RE: Southwest District Plan
Dear Karen:
In the interest of tax containment, I suggest urban wilderness plots vs.
neighborhood parks and pedestrian links vs. recreational trails. Beet-
hoven, Tchaikovsky, and Abraham Lincoln strolled long distances without
pavement under foot. A little mud on my shoes is the closest to great-
ness I'll ever get.
,
Add Orchard St. between Douglass and Hwy. 1 to the l~st of spots where
sidewalks would be desirable.
Look up personalized rapid transit on the internet. The search engine
will find it for you. There is a good chance that PRT will replace urban
motoring by the end of this century. Anticipated urban plots should be
layed out with PRT in mind. Leaving space behind homes and businesses
for a PRT line seems to make sense.
.
That was a nice presentation you folks gave on July 18. Many thanks for
your effort.
Very truly yours,
Bob Dostal
encl. 1
~, Personal RapId I ransi! Page I oi'1
WVU Personal Rapid Transit
West Virginia Uinversity's Personal Rapid Transit
(PRT) system is one of the most modern transit
systems in the world. One of its unique features is the
absence of onboard operators. Through computers,
each vehicle's position is monitored constantly. If
there is a serious malfunction, the system closes down
immediately, the power shuts off, and the brakes on
each car are set.
A PRT card is included in full-time student's fee
package, but part-time students and graduate
assistants may purchase a card from the WVU
Bookstore for $49.00 per semester. The fee to ride the PRT for tl~ose without a PRT pass is $.50
Boarding stations are located on Walnut Street downtown, Beechurst Ave. downtown, The Engineering
Sciences Building Evansdale, Towers Dorms Evansdale, and the Health Sciences Building in Evansdale.
The PRT runs continually between the following hours:
· Monda~ thru Friday - 6:30 am - 10:15 pm
· Saturday - 9:30 am - 5:00 pm
· Sunday - Closed
Click here for maps of the PRT stations
Return to Virtual Morgantown
http://www.dmssoft.com/mrgntwn/prt.htm 11/23/01
Page 1 of 1
Karen Howard
From: Steve Woodward [swoodwar@inav. net]
Sent: Tuesday, July 23, 2002 11:57 AM
To: Karen-Howard@iowa-city.org
Subject: SW District Plan - Mormon Trek & Cameron Way
July 23, 2002
Karen Howard
Project Contact
SW District Planning
Ms. Howard:
I attend the 7/18/02 presentation of the SW District Plan and expressed my concern regarding the intersection
of Mormon Trek and Cameron Way (Walden Square Retail Area). You requested I send a letter to you for
inclusion with the material for the August 1, 2002 meeting of the Iowa City Planning and Zoning Commission.
The intersection of Mormon Trek and Cameron Way is one of two intended entrances for the Walden Square
retail area (Fareway Grocery Store, Hartig Drug, U of I Credit Union, etc.). Pedestrian and vehicle safety at the
two intersections is a current and growing concern. Specifically, the lack of any traffic controls for the two
Walden Square entrances on Mormon Trek pose major safety concerns for both pedestrians and vehicles.
Traffic controls are necessary for one of the two entrances. The preferred traffic controls are a stop light
combined with a center and Southbound left turn lane at the intersection of Mormon Trek and Cameron Way.
The need for Traffic Controls to improve safety at Mormon Trek and Cameron Way is present now. The
planned housing development in the area, as presented in the SW District Plan, will only increase the amount
of traffic for the only retail area on far West side of Iowa City.
I frequent the Walden Square businesses and my own observation has been a significant number of minor
auto accidents and many unsafe turning situations for vehicles that sometimes involve pedestrians. I have also
noticed an increase in the number of vehicles, myself included, that choose to use Westwinds Drive, a
Residential Street, to avoid Mormon Trek during periods of peak usage (Evenings and Saturdays).
Currently petition signatures are being gathered to express the need for traffic controls at the intersection of
Mormon Trek and Cameron Way. The petition will be presented to you, the Iowa City Planning Commission,
Mayor Ernie Lehman and the City Council.
Thank you for addressing this concern with the Planning and Zoning Commission at the upcoming August 1,
2002 meeting.
Sincerely,
Steve Woodward
832 Spencer Drive
Iowa City
319-354-8889
7/25/02
Karen Howard
From: Robyn n Sh rader [mbyn n @ncga.coop]
Sent: Thursday, July 25, 2002 1:17 PM
To: karen-howard@iowa-city.org
Subject: Thank you
Hi Karen--
I've been meaning to write to you all week...been caught up in other things!
I wanted to congratulate you on the great job that all of you did last week
in presenting the SW district plan, and thank you for your~obvious hard
work and effort. I truly appreciate all that you did to listen to our
concerns and navigate the political landscape to come up with a reasonable
plan. I was pleased with the process, and attribute that to the diligence
of staff on this project. Thanks again, it is so nice to feel heard.
Take care--
Robynn Shrader
Robynn Shrader
Executive Director
National Cooperative Grocers Association
www.ncga.coop
Phone/fax: (319) 466-9029
email: robynn@ncga.coop
1104 Weeber Circle
Iowa City, IA 52246
Appendix C
MORATORIUM AREA CONCEPT PLAN
The high density (RM-44) zoning south of Benton Street has been the subject of
discussion and dissension over the last twenty years. The rugged topography, difficult
access issues, and lack of transition between high density and Iow density zoning have
prompted several down-zoning efforts. The most recent downzoning attempt was initiated
by the City in 1993. However, negotiations between the property owners and the
surrounding neighborhood residents reached a stalemate. The City Council was reluctant
to take action without a consensus between these groups, and therefore tabled the
request. A rezoning effort in 1984 resulted in a similar stalemate.
Prompted by recent development and redevelopment of multi-family properties south of
Benton Street, a number of residents in the area requested that the City re-examine the
zoning pattern once again. As a consequence, the City Council placed a development
moratorium on property in the area, so that the zoning issues could be carefully examined
through the Southwest District planning process. As a part of this planning effort, a group
of citizens, which included neighborhood residents and property owners, agreed to work
with City staff to work to resolve contentious zoning issues in this area. Based on input
from this group and from the larger Southwest District planning workshops, staff
developed the a conceptual plan for the undeveloped properties within the moratorium
area. The important elements of this plan are illustrated on the attached map, which was
developed by Steven Ford, a landscape architect with Shoemaker & Haaland Professional
Engineers.
The properties examined during this process are owned by the Ruppert family. These
properties are a part of their original family farm. They have never been developed for
urban uses. Approximately four acres at the corner of Highway 1 and Miller Avenue have
been zoned for commercial uses since the 1960's and is currently zoned Community
Commercial (CC-2). The portion of the property along Miller Avenue is currently zoned
Medium Density Single Family (RS-8). The approximately 9-acre parcel, located at the
end of Harlocke Street and south of the Benton Manor apartments and the recently
developed Southgate property, has been zoned High Density Multi-Family (RM-44) since
the City completed a comprehensive rezoning in 1983. Prior to that time, the property was
zoned R1A, which was a single family zone allowing approximately 4 dwelling units per
acre, similar to the City's current RS-5 zone. Each of these parcels of land are analyzed
separately below.
Land zoned High Density Multi-Family (RM-44)
Existing Zoning: The RM-44 zone allows one dwelling unit for every 1,000 square feet of
lot area, or about 44 units per acre. In general, high density multi-family development
should have direct access to an arterial street, have good access to public transit and/or
be within walking distance of major destination points and not be located in areas that
will have negative environmental impacts. Results of this study indicate that RM-44
zoning is unrealistic and inappropriately high for this property. The property contains
steep and critical slopes and two wooded ravines, which will make development difficult.
Access to the property is also problematic at this time due to the steep grade from
Highway 1 and the existing traffic concerns along Harlocke Street. The property is also
directly adjacent to a single family zone and concerns have been expressed about a lack
of transition between high density uses permitted in the RM-44 zone and the Iow density
07/26/02 Southwest District Plan Appendix C
Appendix C
uses intended for the RS-5 zone. Each of these issues is described in more detail
below.
Topography - The property consists of a south-facing hillside with some steep and
critical slopes. The elevation of this hillside is such that it offers unobstructed views of
the Iowa River valley to the south. A wooded ravine separates the RM-44-zoned area
approximately in the middle. The property is adjacent to the Highway 1 right-of-way,
which slopes steeply from the edge of the Ruppert property down to Highway 1. Any
development proposal will have to subtract out areas for streets, pedestrian facilities,
and storm water management facilities and as well as areas that are too steep or
environmentally sensitive to develop, which leaves only about half of the property for
buildings and parking. Due to the steep and rugged topography, it would be extremely
difficult to develop this property at RM-44 densities without substantial disturbance of the
slopes and wooded ravines. Development at this density would require large, level
building pads and large amount of space for the required parking, unless that parking
were built underneath the buildings. Covering this steep hillside with a large amount of
impervious surface would also likely result in problems controlling stormwater run-off.
Access - The property currently has no approved access from an arterial street.
Harlocke, a local street,' dead ends at the property's northern border. There are a
number of problems associated with using Harlocke Street as access to the Ruppert
property. Harlocke Street is a local street that serves as primary access to a number of
apartment buildings and also to single family homes. It connects to Weeber Street,
which is another local street that serves the adjacent single family neighborhood. Traffic
from any new multi-family development on the Ruppert property would have to flow
through the single family neighborhood before reaching Benton Street, the nearest
arterial street to the north. Estimates of traffic along Harlocke Street indicate that the
existing development along the street generates traffic at a rate of 500 or more trips per
day, the City's local street traffic threshold, beyond which a second means of access
should be provided. Connecting Harlocke Street to Edingale Drive to provide a second
means of access would also be problematic. Such a connection would likely result in
additional northbound traffic on Harlocke and Weeber Streets as apartment residents
travel to central destinations, such as downtown Iowa City and the University of Iowa,
located north and east of this area.
For the reasons stated above, access to any new multi-family development on the
Ruppert property should be provided from Highway 1 rather than from Harlocke Street.
Currently there is no IDOT - approved access to the RM-44 zoned property from
Highway 1, although it is possible to share the IDOT-approved access located on the
adjacent CC-2 zoned property to the east. Alternatively, staff suggests that a portion of
the commercially zoned property to the east be rezoned to multi-family residential so that
the approved driveway access is located on the multi-family tract. If the density of future
development on the Ruppert property is such that a second means of access is needed,
the use of Harlocke Street can be avoided by providing a second connection to Highway
1 through the property currently owned by Tim Russell, located directly to the southwest
of the Rupperts' property.
If this property is developed for multi-family uses, pedestrian connections should also be
considered. Major destination points, including the University of Iowa campus and
downtown Iowa City are all located north of the property. In addition, all of the
neighborhood open space is located north and east of the property. Given that there will
07/26/02 Southwest District Plan Appendix C
Appendix C
be no north-south street connections in this area, a pedestrian trail connecting this
property to the neighborhood parks, adjacent public open space, and to Benton Street
will be important.
Surroundinq Development - The property is bounded on the north by multi-family
housing developed at an average density of approximately 26 units per acre. Directly to
the west is an area zoned for Iow density, single family development. Existing single
family homes front on Harlocke Street, Weeber Street,' and Weeber Circle. A lack of
transition between the Iow density single family zone and the high density multi-family
zone has been problematic. The large parking lots, bright lights, and traffic associated
with high density development as well as the bulk and scale of multi-family buildings
have caused concern among the single family residents along Harlocke, Weeber, and
Weeber Circle. Any development on the western portion of the Ruppert property should
be designed to buffer higher density uses from the lower density uses to the west. Such
a buffer will be difficult to achieve if the property is developed at RM-44 densities.
To the east, the RM-44 zoned parcel is bounded by property zoned Community
Commercial (CC-2). This CC-2 parcel is also undeveloped. A wooded ravine provides a
logical dividing line between the commercial property and the residential property.
However, the existing zone line is located approximately 150 to 200 feet to the west of
the ravine. It would be logical to move the zone line east to the edge of the ravine to
provide a better transition between the residential and commercial zones.
Suggested Rezoning - Given the rugged topography, access issues, and lack of a
transition between higher density and lower density zoning in the area, RM-44 zoning is
inappropriate for this property. To avoid extensive grading and the need for large
retaining walls, the property should be down-zoned. The RM-12 Zone allows one
dwelling unit per 2,725 square feet, approximately 12-15 units per acre. As illustrated on
the attached maps, it may be possible to achieve this density by working with the natural
topography and clustering the development in areas so that grading of steep and critical
slopes is minimized. Even at this lower density it may be necessary to build a portion of
the parking underneath the buildings rather than on surface lots in order to remain
sensitive to the environmental features of the site. It may be possible to achieve RM-20
densities (approximately.16-24 units per acre) on this property if the site is carefully
designed and parking is structured or provided underneath the buildings rather than in
large surface parking lots.
It should be noted that while downzoning the property may reduce the incentive to
maximize the size of the building pads by grading extensively and building large
retaining walls, it will not ensure that the property is developed in a manner that is
sensitive to the surrounding neighborhood and the topography. Nor will it ensure that
pedestrian connections are integrated into the site design so that current and future
residents have a means to walk to and from major destinations, such as the University,
downtown Iowa City, and nearby commercial areas. Given the uncertainty of the
eventual site design, staff recommends the lower RM-12 zoning designation. If,
however, the property owner agrees to a conditional zoning agreement that ensures that
future development is sensitive to the natural topography and is designed with
appropriate buffering, pedestrian amenities, and vehicular access, a zoning designation
of RM-20 may be reasonable.
07/26/02 Southwest District Plan Appendix C
Appendix C
Land zoned Community Commercial (CC-2)
Existing Zoning - From the attached map, one can see that the vacant commercially
zoned property consists of a rather shallow strip along Highway 1. This parcel is zoned
Community Commercial, the City's general retail commercial zone. Given that uses in
this zone may generate considerable traffic, access to a major thoroughfare is important.
While this property seems well-situated for commercial development, the property
owners have indicated that the configuration of the property makes the resulting
commercial lots relatively shallow, which restricts the possible uses for this property.
Deeper lots would provide additional space for required parking, pedestrian amenities
and for attractive landscaping along this entry corridor to the City.
Topography - The portion eastern portion of the subject property is relatively flat, sloping
gently from the northwest to the southeast. The western portion contains a steep,
wooded ravine. It would be logical to use the ravine as a natural boundary between the
multi-family zone to the west and this commercial zone. However, the zone boundary is
currently about 150 to 200 feet west of the ravine.
Access - The commercially zoned property currently includes two IDOT-approved
access points off of Highway 1; one at the intersection of Ruppert Road and Highway 1
and one further to the east next to Sobaski's Carpets. These driveways are currently
unimproved farm access drives. They will have to be upgraded if the property is
developed for commercial uses.
During the Southwest District planning workshops, citizens stressed the importance of
creating pedestrian links between local commercial areas and residential
neighborhoods. Since there are few north-south street connections in the eastern part of
the Southwest District, providing trail links should be even more of a priority.
The Rupperts' commercial property along Highway 1 is well-situated to provide
commercial services to the single family neighborhoods to the north and east and to any
future residents of the multi-family property to the west. Therefore, it will be important to
provide the opportunity for a pedestrian trail along the western edge of this property
connecting it to the surrounding residential properties.
Surrounding Development - The property directly to the north is zoned RS-8, Medium
Density Single Family. If this property is developed for commercial uses, it should
provide a landscaped buffer to protect the nearby residential properties.
Su(~(~ested Rezoninq - Since the comprehensive plan designates this area as
appropriate for commercial development, moving the zone boundary north to provide the
opportunity for deeper commercial lots may be warranted. The resulting zone change
will increase the depth of the property to coincide with the depth of the commercial
property located at the corner of Miller Avenue and Highway 1. In addition, squaring off
the zoning boundary will provide for a more even transition between the single family
zone to the north and this commercial zone. Providing deeper commercial lots will also
allow adequate space for a landscaped noise and sight buffer between commercial
development and future residential development.
07/26/02 Southwest District Plan Appendix C
Appendix C
As mentioned above, a zone boundary adjustment on this property's western edge may
also be warranted. Moving the zone boundary to the east side of the ravine would
provide a better transition between the multi-family zone to the west and this commercial
property. This zone change would also provide the multi-family property direct access to
an arterial street.
Land Zoned Medium Density Single Family (RS-8)
Existing Zoning - This property is currently zoned Medium Density Single Family (RS-8).
This zone is intended to provide for the development of small lot single-family dwellings.
Because this zone represents a relatively high density for single-family development,
dwellings should be in close proximity to all City services and facilities, especially parks,
schools and recreational facilities. Special attention should be given to landscaping and
site development. Special provisions of this Zone permit dwellings with no side yard to
accommodate attached single family dwellings, such as townhouses.
Topography - The land slopes moderately from northwest to southeast. There are areas
of mature woodland along the northern and western edge of the property. If developed,
stormwater detention will be necessary. The most likely location for a detention basin is
near the southeast corner of the property.
Access - Property has frontage on Miller Avenue and Benton Street and is adjacent to
the two-acre Miller-Orchard Park.
Surroundinq Development - The property is surrounded on three sides by medium
density single family zoning (RS-8). Miller-Orchard Park and Roosevelt Elementary
School are located on Benton Street north of the Ruppert property.
Suaaested Zoning - Given the surrounding zoning and development, this parcel is
appropriate for medium density single family development. The property is close to City
services, a commercial area, Roosevelt Elementary School and the newly acquired
neighborhood parkland. The existing RS-8 zoning designation is appropriate. The
property may also be suitable for a planned housing development or PDH. A rezoning to
PDH-8 would provide flexibility in architectural design, placement and clustering of
buildings, use of open space, traffic circulation and parking in order to encourage the
best use of the existing topography and promote an attractive and safe living
environment compatible with surrounding residential development. This type of zoning is
particularly suitable for infill sites in older residential areas such as the Miller-Orchard
neighborhood.
The attached map illustrates one example of a planned development that would be
compatible with the surrounding neighborhood. The plan shows single family and
townhouse development facing a central common green space. Front doors and living
space would front on the common area with garages located behind the dwellings on a
u-shaped private drive with access to Miller Avenue. This new development should
open out to Miller Avenue so that residents will have a connection to the existing
neighborhood. An attractive single family development on this property would support
the plan goal of stabilizing and revitalizing the surrounding Miller Orchard neighborhood.
07/26/02 Southwest District Plan Appendix C
Appendix C
Dedication of a certain amount of open space would be required with development of
this property, whether as a conventional subdivision or a PDH. Additional park space is
needed at the corner of Miller Avenue and Benton Street to provide attractive and safe
pedestrian access to the existing Miller-Orchard Park. Depending on the amount of
open space dedicated at this corner, there may be adequate land area to develop
townhouses or single family homes that face the park with vehicular access allowed from
the rear as shown on the concept map for this area. To increase the green pedestrian
links within this area of the city, it will be important to reserve space for a trail between
Miller-Orchard Park and the adjacent commercial area and to the public open space at
the end of Harlocke Street.
Concept Plan Maps
The maps on the following pages illustrate the concepts and zoning recommendations
described above. These maps provide an illustration of how the important goals and
objectives for this part of the Southwest District might be accomplished. It should be
noted that there are other site designs may be equally attractive for these properties as
long as the design adheres to the underlying planning principles described in the
analysis above.
07/26/02 Southwest District Plan Appendix C
STAFF REPORT
To: Planning and Zoning Commission Prepared by: Karen Howard
Item: REZ02-00013 Date: August 1, 2002
GENERAL INFORMATION:
Applicant: City of Iowa City
410 E. Washington Street
Iowa City, Iowa 52240
Contact Person: Karen Howard
Department of Planning and Community Development
410 E. Washington Street
Iowa City, Iowa 52240
(319) 356-5251
Requested Action: Rezoning of three parcels as follows:
8.69 acres from High Density Multi-Family (RM-44) to Low
Density Multi-Family (RM-12);
1.45 acres from Community Commercial (CC-2) to Low
Density Multi-Family (RM-12);
1.45 acres from Medium Density Single Family (RS-8) to
CC-2.
Location: North of Highway 1 and west of Miller Avenue (See
location map and legal description)
Size: 11.59 acres
Existing Land Use and Zoning: Undeveloped; RM-44, CC-2, and RS-8
Surrounding Land Use and Zoning: North: Medium to High Density Multi-Family; RM-44 and
single family residential; RS-8
South: Highway 1, commercial south of the Highway; CC-
2, C1-1
East: Commercial and single family residential; CC-2 and
RS-8
West: Single family residential; RS-5
Comprehensive Plan: Proposed Southwest District Plan designates this area for
Iow density multi-family uses and commercial uses and
includes a buffer area between the single family residential
neighborhood to the west and specifies access to the
property from Highway 1.
File Date: July 22, 2002
BACKGROUND INFORMATION:
The property proposed for rezoning is owned by the Ruppert family and was a part of their original farm.
It has never been developed for urban uses. Approximately 3.4 acres at the corner of Highway 1 and
Miller Avenue has been zoned for commercial uses since the 1960's and is currently zoned Community
Commercial (CC-2). The portion of the property along Miller Avenue is currently zoned Medium Density
Single Family (RS-8). The 8.69-acre parcel located at the end of Harlocke Street and south of the
Benton Manor apartments and the recently developed Southgate property has been zoned High Density
Multi-Family (RM-44) since the City completed a comprehensive rezoning in 1983. Prior to that time,
the property was zoned R1A, which was a single family zone allowing approximately 4 dwelling units per
acre, similar to the City's current RS-5 zone.
The high density (RM-44) zoning south of Benton Street has been the subject of discussion and
dissension over the last twenty years. The rugged topography, difficult access issues, and lack of
transition between high density and Iow density zoning have prompted several down-zoning efforts. The
most recent downzoning attempt was initiated by the City in 1993. However, negotiations between the
property owners and the surrounding neighborhood residents reached a stalemate. The City Council
was reluctant to take action without a consensus between these groups, and therefore tabled the
request. A rezoning effort in 1984 resulted in a similar stalemate.
Prompted by recent development and redevelopment of multi-family properties south of Benton Street,
a number of residents in the area requested that the City re-examine the zoning pattern once again. As
a consequence, the City Council placed a development moratorium on property in the area, so that the
zoning issues could be carefully examined through the district planning process. Over the last year
staff from the Department of Planning and Community Development have worked with citizens to
develop a comprehensive plan for the Southwest District. As a part of this planning effort, a group of
citizens agreed to work with City staff to develop a concept plan for the remaining undeveloped property
south of Benton Street. The Southwest District Plan is currently before the Planning and Zoning
Commission for consideration and includes zoning recommendations for this area based on the
topography, surrounding development, and access issues. The City is initiating the rezoning
recommended in the Southwest District Plan at this time, since the development moratorium will expire
on September 1, 2002.
ANALYSIS:
There are three different tracts submitted for rezoning. Please refer to the attached map. For
identification purposes, we have designated the property currently zoned RM-44 as Tract 1. Tract 2 is
the property directly east of Tract 1 that is currently zoned CC-2. Tract 3 includes 1.5 acres located
north of the existing commercial property, which is currently zoned RS-8. Each of these tracts is
analyzed separately, below.
Tract 1: Rezoning from High Density Multi-family (RM-44) to Low Density Multi-family (RM-12)
Existing Zoning: The RM-44 zone allows one dwelling unit for every 1,000 square feet of lot area, or
about 44 units per acre. In general, high density multi-family development should have direct access
to an arterial street, have good access to public transit and/or be within walking distance of major
destination points and not be located in areas that will have negative environmental impacts. Results
of the study conducted during planning for the Southwest District indicate that RM-44 zoning is
unrealistic and inappropriately high for this property. The property contains steep and critical slopes
and two wooded ravines, which will make development difficult. Access to the property is also
problematic at this time due to the steep grade from Highway 1 and the existing traffic concerns along
Harlocke Street. The property is also directly adjacent to a single family zone and concerns have
been expressed about a lack of transition between high density uses permitted in the RM-44 zone
and the Iow density uses intended for the RS-5 zone. Each of these issues is described in more
detail below.
Topography- The property consists of a south-facing hillside with some steep and critical slopes.
The elevation of this hillside is such that it offers unobstructed views of the Iowa River valley to the
south. A wooded ravine separates the RM-44-zoned area approximately in the middle. The property
is adjacent to the Highway 1 right-of-way, which slopes steeply from the edge of the Ruppert property
down to Highway 1. Any development proposal will have to subtract out areas for streets, pedestrian
facilities, and storm water management facilities and as well as areas that are too steep or
environmentally sensitive to develop, which leaves only about half of the property for buildings and
parking. Due to the steep and rugged topography, it would be extremely difficult to develop this
property at RM-44 densities without substantial disturbance of the slopes and wooded ravines.
Development at this density would require large, level building pads and large amount of space for
the required parking, unless that parking were built underneath the buildings. Covering this steep
hillside with a large amount of impervious surface would also likely result in problems controlling
stormwater run-off.
Access - The property currently has no approved access from an arterial street. Harlocke, a local
street, dead ends at the property's northern border. There are a number of problems associated with
using Harlocke Street as access to the Ruppert property. Harlocke Street is a local street that serves
as primary access to a number of apartment buildings and also to single family homes. It connects to
Weeber Street, which is another local street that serves the adjacent single family neighborhood.
Traffic from any new multi-family development on the Ruppert property would have to flow through
the single family neighborhood before reaching Benton Street, the nearest arterial street to the north.
Estimates of traffic along Harlocke Street indicate that the existing development along the street
generates traffic at a rate of 500 or more trips per day, the City's local street traffic threshold, beyond
which a second means of access should be provided. Connecting Harlocke Street to Edingale Drive
to provide a second means of access would be problematic. Such a connection would likely result in
additional northbound traffic on Harlocke and Weeber Streets as apartment residents travel to central
destinations, such as downtown Iowa City and the University of Iowa, located north and east of this
area.
For the reasons stated above, access to any new multi-family development on the Ruppert property
should be provided from Highway 1 rather than from Harlocke Street. Currently there is no IDOT -
approved access to Tract 1 from Highway 1, although it is possible to share the IDOT-approved
access located on the adjacent CC-2 zoned property to the east. Alternatively, staff suggests that a
portion of the commercially zoned property to the east be rezoned to multi-family residential (Tract 2)
so that the approved driveway access is located on the multi-family tract. If the density of future
development on the Ruppert property is such that a second means of access is needed, the use of
Harlocke Street can be avoided by providing a second connection to Highway 1 through the property
currently owned by Tim Russell, located directly to the southwest of Tract 1.
If Tract 1 is developed for multi-family uses, pedestrian connections should also be considered.
Major destination points, including the University of Iowa campus and downtown Iowa City are all
located north of the property. In addition, all of the neighborhood open space is located north and
east of the property. Given that there will be no north-south street connections in this area, a
pedestrian trail connecting this property to the neighborhood parks, adjacent public open space, and
to Benton Street will be important.
Surroundinq Development - The property is bounded on the north by multi-family housing developed
at an average density of approximately 26 units per acre. Directly to the west is an area zoned for
Iow density, single family development. Existing single family homes front on Harlocke Street,
Weeber Street, and Weeber Circle. A lack of transition between the Iow density single family zone
and the high density multi-family zone has been problematic. The large parking lots, bright lights, and
traffic associated with high density development as well as the bulk and scale of multi-family buildings
have caused concern among the single family residents along Harlocke, Weeber, and Weeber Circle.
Any development on the western portion of the Ruppert property should be designed to buffer higher
density uses from the lower density uses to the west. Such a buffer will be difficult to achieve if the
property is developed at RM-44 densities.
To the east, the RM-44 zoned parcel is bounded by property zoned Community Commercial (CC-2).
This CC-2 parcel is also undeveloped. A wooded ravine provides a logical dividing line between the
commercial property and the residential property. However, the existing zone line is located
approximately 150 to 200 feet to the west of the ravine. It would be logical to move the zone line east
to the edge of the ravine to provide a better transition between the residential and commercial zones.
Proposed Rezoning - Given the rugged topography, access issues, and lack of a transition between
higher density and lower density zoning in the area, RM-44 zoning is inappropriate for this property.
To avoid extensive grading and the need for large retaining walls, the property should be down-
zoned. The RM-12 Zone allows one dwelling unit per 2,725 square feet, approximately 12-15 units
per acre. According to the study conducted for the Southwest District Plan, it may be possible to
achieve this density by working with the natural topography and clustering the development in areas
so that grading of steep and critical slopes is minimized. Even at this lower density it may be
necessary to build a portion of the parking underneath the buildings rather than on surface lots in
order to remain sensitive to the environmental features of the site. The study indicates that it may be
possible to achieve RM-20 densities (approximately 16-24 units per acre) on this property if the site is
carefully designed and parking is structured or provided underneath the buildings rather than in large
surface parking lots.
The Commission should note that while downzoning the property may reduce the incentive to
maximize the size of the building pads by grading extensively and building large retaining walls, it will
not ensure that the property is developed in a manner that is sensitive to the surrounding
neighborhood and the topography. Nor will it ensure that pedestrian connections are integrated into
the site design so that current and future residents have a means to walk to and from major
destinations, such as the University, downtown Iowa City, and nearby commercial areas. Given the
uncertainty of the eventual site design, staff recommends the lower RM-12 zoning designation. If,
however, the property owner agrees to a conditional zoning agreement that ensures that future
development is sensitive to the natural topography and is designed with appropriate buffering,
pedestrian amenities, and vehicular access, staff would support a zoning designation of RM-20.
If the property is zoned RM-20, the following elements should be included in a conditional zoning
agreement between the City and the property owners:
· Vehicular access to the property should not be permitted from Harlocke Street. Access to
the property should be established from the IDOT-approved access point along Highway 1
directly across from Ruppert Road;
· A buffer area should be maintained along the western property line to provide adequate
separation between single family houses and larger multi-family buildings and parking lots.
· The property will be developed in a manner that is sensitive to the topography. To
minimize impervious surface, the majority of required parking should be provided
underneath the buildings;
· A street should be stubbed to the property line between the Tract 1 and the property
located directly to the west, currently owned by Tim Russell. If and until a street
connection is made to the Russell property, a turnaround should be constructed and
maintained to standards that will accommodate fire and emergency vehicles.
If, due to the intensity of development on the subject property, a traffic signal is warranted
at the intersection of Highway 1 and Ruppert Road, the owner of the property at that time
should contribute funds equal to half the cost of installing a traffic signal;
· A public and fire apparatus access easement should be maintained over all private streets
within any future development;
· A 20' wide pedestrian walkway easement should be granted in order to allow the
opportunity for a pedestrian trail to be constructed generally along the Owners' northern
property line from the end of Harlocke Street eastward and then northward following the
Owners' property line to connect to the public park space located along Benton Street near
its intersection with Miller Avenue. To maintain public safety, views to and from the
pedestrian trail should be maintained. Fences, walls, or hedge-type vegetation that
effectively obstruct views to and from the trail should not be permitted along the pedestrian
easement.
· In order to establish important pedestrian links between the property and destinations to
the north and also to provide a link for pedestrians traveling south to the commercial areas
along Highway 1, a 20' wide pedestrian walkway easement should be granted from the
property's northern boundary at Harlocke Street southward to connect with a street on the
property that provides public access to Highway 1;
Tract 2: Rezoning from Community Commercial (CC-2) to Low Density Multi-family (RM-12)
As mentioned above, this portion of the commercially zoned property contains a steep, wooded
ravine. It also has an IDOT-approved access point off of Highway 1. As mentioned above, it would be
logical to use the ravine as a natural boundary between residential development and commercial
development. Moving the zone boundary to the east side of the ravine would also provide the multi-
family property direct access to an arterial street. Staff recommends rezoning this tract from CC-2 to
RM-12. Alternatively, if the property owners sign a conditional zoning agreement that ensures that
the property will be developed in the manner described above, staff recommends that the property be
rezoned to RM-20.
Tract 3: Rezoning from Medium Density Single Family (RS-8) to Community Commercial (CC-2)
From the attached map, one can see that the vacant commercially zoned property consists of a
shallow strip along Highway 1. It currently includes two IDOT-approved access points off of the
highway. If the suggested rezoning of Tract 2 is approved, the property would include only one
access point, which would be adequate for the size of the property.
Over the years, the property owner has indicated that the configuration of the property makes the
resulting commercial lots relatively shallow, which restricts the possible uses for this property. Staff
concurs with this assessment. Deeper lots would provide space for required parking, pedestrian
amenities and for attractive landscaping along this entry corridor to the City. Since the
comprehensive plan designates this area as appropriate for commercial development, moving the
zone boundary north to provide the opportunity for deeper commercial lots may be warranted. The
resulting zone change will increase the depth of the property to coincide with the depth of the
commercial property located at the corner of Miller Avenue and Highway 1.
The property to the north is currently zoned for medium density single family uses. Squaring off the
zoning boundary will provide for a more even transition between the single family zone and the
commercial zone. In addition, providing deeper commercial lots will also allow adequate space for a
landscaped noise and sight buffer between commercial development and future residential
development.
Staff also notes that it will be important to provide the opportunity for a pedestrian trail along the
western edge of Tract 3. This portion of the trail will connect to Tracts 1 and 2 on the west as
mentioned above and also extend to the north to its terminus at Miller-Orchard Park located on
Benton Street. Since there are few north-south street connections in the area, providing for a trail will
allow local residents to walk in a more direct route to and from this commercial area. Any conditional
zoning agreement should include a provision for such a pedestrian walkway easement.
STAFF RECOMMENDATION:
Staff recommends that REZ02-00013 be approved as follows:
· Rezone an 8.69-acre property located north of Highway 1 and west of Miller Avenue from High
Density Multi-Family Residential (RM-44) to Low-Density Multi-Family Residential (RM-12) or
Medium Density Multi-Family (RM-20) with a conditional zoning agreement;
· Rezone a 1.45-acre property located north of Highway 1 and west of Miller Avenue from
Community Commercial (CC-2) to Low Density Multi-Family Residential (RM-12) or Medium
Density Multi-Family (RM-20) with a conditional zoning agreement; and
· Rezone a 1.45-acre property located north of Highway 1 and west of Miller Avenue from Medium
Density Single Family (RS-8) to Community Commercial (CC-2) with a conditional zoning
agreement.
ATTACHMENTS:
1. Location Map
Approved by: //~_~~/,
Robert Miklo, Senior Planner,
Department of Planning and Community Development
T/pcd/staffreporttemplate
]qVHOII/'I 0
~"~ 3AY NOS~n
8A!J(] U87~J! L~S
~ U37711AI 3AY ~
~0 11ONKYO
IS ~3833~
9W039
COURT
ONISdS
IS
City of Iowa City
MEMORANDUM
Date: July 26, 2002
To: Planning and Zoning Commission
From: Robed Miklo
Re: REZ02-00010 West side of First Avenue
The applicant is continuing to work on a redesign for the development of this property. This
application should be deferred pending submittal of a revised plan.
STAFF REPORT
To: Planning & Zoning Commission Prepared by: John Adam, planning intern
Item: VAC02-00002, CRANDIC Date: August 1, 2002
Railway Co.
GENERAL INFORMATION:
Applicants: CRANDIC Railway Company
2330 12th Street SW
Cedar Rapids, IA 52404
Requested Action: Street vacation
Purpose: To allow adjacent property owner to acquire right-of-
way and incorporate it into private property.
Location: Front Street between Burlington Street and Prentiss
Street and the west half of the 100 block of West
Prentiss.
Size: approximately 0.24 acres
Existing Land Use and Zoning: Railway and access to institutional service facilities,
P
Surrounding Land Use and Zoning: North: University of Iowa, P
South: University of Iowa, P
East: University of Iowa, P
West: Iowa River; University of Iowa, P
File Date: May 28, 2002
BACKGROUND INFORMATION:
The Cedar Rapids and Iowa City (CRANDIC) Railway Company has applied for the vacation of
most of Front Street between Burlington and Prentiss Streets and the west half of the 100 block of
West Prentiss. Specifically, the applicant is asking the City to vacate the following contiguous
sections (see attached map, Exhibit A): (1) the west half of Front Street from the southern edge of
the Burlington Street right-of-way southwards to the northern edge of the Harrison Street right-of-
way, (2) the entire Front Street right-of-way from the northern edge of the Harrison Street right-of-
way southwards to the Iowa River and the southern terminus of Front Street, and (3) the entire
portion (80' by 150') of West Prentiss Street adjacent to the southern edge of Lot 5, Block 5 of the
County Seat Addition, or roughly the west half of the 100 block of West Prentiss Street, not
including any portion of the alley right-of-way.
The application was initiated as a means of clearing title on a land sale between the CRANDIC
Railway Company and the University of Iowa; some portions of the land, it was found, are in the
public right-of-way and thus not subject to sale. The applicant also wishes to have unimpeded
access and ownership of portions of Front Street whereon their railway trackage lies, thus the
additional request for a vacation of large portions of Front Street.
ANALYSIS:
Three general criteria determine the advisability of the release of a street or alley right-of-way. A
release would be inadvisable if it would interfere in vehicular or pedestrian circulation, interfere in
the right of access to any private property, or inhibit access of emergency or utility service
vehicles.
Circulation: Front Street is mostly used as a means of access, parking and loading for University-
and CRANDIC-owned properties that bracket its length from Burlington Street southward. It is
likely that little, if any, general traffic exists.
Private Access: Other than the University's, no properties have direct access to Front Street or
any of its intersecting streets within at least one block eastward, therefore no interference to any
property owner's right of access would occur. However, the area is traversed by a number of
major public utilities.
Emergency Access: The 40-foot-wide portion of Front Street between Burlington and Harrison
that would remain, if the City vacated everything that the applicant requested, is sufficiently wide
to allow access by emergency vehicles. South of Harrison, the street is impassable because it is
fenced off and completely covered by railway trackage, so vacating the whole of that portion
would make no difference to emergency vehicle accessibility.
Although Front Street functions more like a service drive for industrial and institutional uses than
as a public street, the rationale for vacating right-of-way in excess of what is necessary for
clearance of title is insufficient from the City's perspective. There are portions of R.O.W. which
may be vacated in order to clarify title, but it is in the interest of the City to maintain control of this
street due to the presence of public utilities.
Although large portions of Front Street "appear to have been constructively vacated for decades
and are clearly unavailable for pedestrian or other traffic," as the applicant accurately points out,
the presence of multiple utilities crossing the proposed vacation area poses the argument that
Front Street is serving a public use by providing unencumbered access for municipal purposes.
Vacation and subsequent conveyance of this property would require the establishment of
maintenance easements for access that the City now enjoys by right. For this reason, staff is
recommending to vacate only those portions along Front Street and Prentiss Street that are
necessary to clarify title in the land sale between CRANDIC Railway Company and the University
of Iowa. A survey of existing utilities is being conducted by the City's Public Works Department to
determine the locations of all existing utilities. Appropriate utilities easements are required in any
segment vacated.
The Near Southside Design Plan (adopted by resolution, 5 December 1995) proposes a "green
link" from the vicinity of the court house/post office "government center" down to the river, where
an open space use may be established. A configuration following Harrison Street is shown on the
concept maps, but a "green link" configured along Prentiss Street cannot be ruled out entirely. A
1997 University of Iowa street study of the area south of Burlington acknowledges the City's
concept in its own designs. Along with utilities easements, a pedestrian access easement from
east to west along Prentiss Street shall be required to secure its potential use by the City as a
"green link."
The applicant has submitted a plat containing legal descriptions of surrounding properties owned
by the University of Iowa, but no complete description of the street R.O.W.s intended for release is
included on the plat. A complete and accurate legal description of the various portions should be
provided by the applicant before release. All property vacated of record will be conveyed to the
University of Iowa. It should be noted that the segment in the block of Front Street immediately
south of Burlington Street is part of the Original Town plat and would automatically revert to the
State of Iowa if vacated.
At this time staff cannot recommend approval of the vacation as submitted by applicant. Rather
Staff recommends vacation of only the wedge-shaped pieces of property along Front Street and
the western portion of the 100 block of Prentiss Street (see Exhibit B).
STAFF RECOMMENDATION:
Staff recommends that VAC02-00002, a request to vacate those portions of Front Street and
Prentiss Street indicated on Exhibit B, attached, be approved subject to retention of utilities
easements and a pedestrian access easement over Prentiss Street.
ATTACHMENTS:
1. Location Map
2. Exhibit A: Requested vacation area
3. Exhibit B: Staff-recommended vacation area
Approved by:
Robert Miklo, S/enior Planner,
Department of Planning and Community Development
T:\PCD\John A~ctive Files\VAC02-00002.doc
qOSIG'~' NOS; ICI~' IAI
0
VA602- - oooo 2_
-~i~VH,~8 v~uv J.oa~a/d.lo ~)~i::~'i'''~: i°1/'/4| ! ~
NomiviuO~SNVUi iNVmV / 1
............. kF: .... ~ ......... ~
~ ', "'-Ill ,: ..... ~---
I t Iii I --
~ i~ ~' illi~il~'' ~~oo ,F
II .... = ........ ~ ....... L__ , iii
~ iii ~} !~~ -- -- "' ...............
= I~1 l~I .............. :_: ............... ~ ~ ~- .................................
x :~ ,, ~
STAFF REPORT
To: Planning & Zoning Commission Prepared by: John Adam, planning intern
Item: VAC02-00004, Madison Street, Date: August 1, 2002
University of Iowa
GENERAL INFORMATION:
Applicants: University of Iowa
Linda Annis
4 Jessup Hall
IOWa City, IA 52242
(319) 335-0129
Requested Action: Street vacation
Purpose: To allow adjacent property owner to acquire right-of-
way for University development project.
Location: 100 block of Harrison Street; the east half of the 100
block of Prentiss Street; the alleyway lying between
those two streets.
Size: approximately 1.1 acres
Existing Land Use and Zoning: Railway and access to institutional service facilities,
P
Surrounding Land Use and Zoning: North: University of Iowa, P
South: University of Iowa, P
East: University of Iowa, P
West: Iowa River; University of Iowa, P
File Date: July 16, 2002
BACKGROUND INFORMATION:
The University of Iowa has applied for the vacation of Harrison Street between Front and
Madison, Prentiss Street from the west right-of-way line of Madison Street to the west right-of-way
line of the public alley (80' x 170'), the alley between the 100 blocks of Harrison and Prentiss, also
known as Block 5, County Seat Addition, and approximately 1784 square feet on the west end of
Harrison Street, or a roughly 80' x 22' segment of Front Street.
The University plans to construct a parking facility on Block 5 of the County Seat Addition and
desires access to it from Harrison Street. Prentiss Street will be used as a means of access to the
university's Cambus facility. The alley will be vacated because the proposed parking facility, when
built, will obliterate at least the northern half of it.
ANALYSIS:
Three general criteria determine the advisability of the release of a street or alley right-of-way. A
release would be inadvisable if it would interfere in vehicular or pedestrian circulation, interfere in
the right of access to any private property, or inhibit access of emergency or utility service
vehicles.
Circulation: Both Harrison and Prentiss Streets are used almost exclusively by the University of
Iowa for access to university-owned buildings and properties to the west of Madison Street. Both
streets effectively terminate at or just east of the Front Street right-of-way and thus play no role in
general traffic circulation.
Private Access: No private properties have direct access via those portions of Prentiss or
Harrison Streets bracketing Lot 5, County Seat Addition, nor via the alley between them. Mid-
American Energy Company owns and operates a facility on the southeast corner (lot 4) of Block 5,
but access to it is solely via Madison Street.
Emergency Access: The University plans to maintain and improve both Harrison and Prentiss
Streets as means of vehicular access, therefore they should provide sufficient access for
emergency vehicles.
The University of Iowa's plans for redevelopment on the blocks fronting Madison Street south of
Burlington Street were first proposed in a master planning report in 1997. This application is a first
step in a redevelopment of this area that may eventually include another parking ramp and a
southward extension of the academic campus.
The University proposes to make active use of these streets and improve them to its own design
standards. Unlike the recent vacation application by CRANDIC Railway Company, in this
application the public good of maintaining unrestricted access to public utilities is weighed against
the benefit gained from redevelopment in this area. As long as the City has unimpeded access to
utilities, such as the two storm sewer lines running west down Harrison, the proposed
redevelopment in this area should be viewed favorably.
The Near Southside Design Plan (adopted by resolution, 5 December 1995) proposes a "green
link" from the vicinity of the court house/post office "government center" down to the river, where a
riverside park/promenade may eventually be established. A configuration following Harrison Street
is shown on the design plan's concept maps, but a configuration along Prentiss Street cannot be
ruled out entirely. This is especially true since the UI proposes to use Harrison as the primary
access point to its power plant, switching it from its current location on Court Street. Additionally,
the University may someday build a parking ramp across Harrison Street on the east side of
Madison Street, effectively blocking pedestrian access from up the hill down to the river.
Pedestrian access easements should be secured over both Harrison and Prentiss Streets. Since
they are to be used for vehicular access, perhaps the best place for an easement would be along
either the north or south street edge.
Along with utilities easements in the vacated streets, the City would like to have an easement
across University-owned property in line with Harrison Street and west of Front Street, where the
abovementioned storm sewer empties into the river.
STAFF RECOMMENDATION:
Staff recommends that VAC02-00004, a request to vacate the 100 block of Harrison Street and a
portion of the Front Street right-of-way immediately west of that, the eastern half of the 100 block
of Prentiss Street, and the alley in Block 5 of the County Seat Addition, be approved subject to
retention of utility and pedestrian access easements where necessary and subject to the
University granting an easement in line with Harrison Street and west of Front Street, where the
above mentioned storm sewer empties into the river
ATTACHMENTS:
1. Location map
Approved by:
Robert Miklo, Senior Planner,
Department of Planning and Community Development
T:\PCD\John A~ctive Files\VAC02-00004.doc
City of Iowa City
E ORAN DU M
Date: July 26, 2002
To: Planning and Zoning Commission
From: Robert Miklo, Senior Planner
Re: Truck Repair in the I-1 Zone, General Industrial
Staff has received a request for an amendment to the General Industrial (I-1) zone to
allow repair of large trucks. Staff believes that allowing businesses which serve
commercial and industrial trucks would be appropriate in the industrial zone. Heavy trucks
are commonly used in the industrial zone and allowing their service in close proximity to
areas where their use is concentrated would provide a beneficial service to industrial
businesses. We believe that such repair services should be limited to commercial and
industrial trucks so as to avoid general auto and small truck repair displacing land that has
been planned for industrial economic development. General auto repair is already allowed
in the C1-1 zone as a permitted use and the CC-2 zone as a special exception.
Staff Recommendation
Staff recommends that the General Industrial zone be amended to allow service and
repair of commercial and industrial trucks in the I-1 zone provided:
a. No vehicle is stored for more than forty-five (45) continuous days on the property.
b. The parking and trailer storage is surfaced with asphalt, concrete, or a similar dust-
free surface designed and maintained to prevent the flow of water onto adjoining
properties.
c. Screening is preserved, planted, constructed and maintained according to Section
14-6S-ll of this Chapter. Screening shall also be provided along any lot lines
which abut a designated arterial street in a manner sufficiently to effectively
obscure the truck repair facility from view from the arterial street, using the
screening standards in subsection 14-6S-1 lB of this Chapter. (Ord. 96-3740, 8-27-
1996)
Ppdadmin\memos\truckrepair.doc