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Home My WebLink About10-07-2004 Planning and Zoning Commission PLANNING AND ZONING COMMISSION INFORMAL MEETING Monday, October 4, 2004 - 7:30 p.m. Robert A. Lee Community Recreation Center Meeting Room B 220 S. Gilbert Street FORMAL MEETING Thursday, October 7,2004 - 7:30 p.m. City Hall Emma J. Harvat Hall 410 E. Washington Street AGENDA A. Call to Order B. Public Discussion of Any Item Not on the Agenda C. Historic Preservation Items: 1. REZ04-00025 Discussion of an application from the Historic Preservation Commission for a rezoning from Medium Density Single-Family Residential (RS-8) and Neighborhood Conservation Residential (RNC-12) to Medium Density Single-Family Residential/Historic Preservation Overlay (RS-8/0HP) and Neighborhood Conservation Residential/Historic Preservation Overlay (RNC-12/0HP) on approximately 14.3 acres located along Ronalds Street between Van Buren and Governor Streets. This rezoning is to establish the Ronalds Street Extension of the Brown Street Historic District. 2. REZ04-00026 Discussion of an application from the Historic Preservation Commission for a rezoning from Medium Density Single-Family Residential (RS-8) and Neighborhood Conservation Residential (RNC-12) to Medium Density Single-Family Residential/Historic Preservation Overlay (RS-8/0HP) and Neighborhood Conservation Residential/Historic Preservation Overlay (RNC-12/0HP) on approximately 20.8 acres located along Linn Street between Bloomington and Ronalds Streets, and along Gilbert Street between Bloomington and Church Streets. This rezoning is to establish the Gilbert-Linn Street Historic District. D. Rezoning Item: REZ04-00022 Discussion of an application initiated by the City of Iowa City for a rezoning from General Industrial (1-1) zone to Community Commercial (CC-2) zone for .33 acres of property located at611 Hollywood Boulevard. E. Development Items: 1. SUB04-00012 Discussion of an application submitted by Mike Roberts Construction for a final plat of General Quarters, a 24.12 acre, 29-Lot single family subdivision located east of Sycamore Street, south of Stanwyck Drive. (45-Day Limitation Period: October 31,2004) 2. SUB04-00029 Discussion of an application from Mark Holtkamp for a preliminary and final plat of Myrtle Ridge Subdivision, a .54-acre, 3-lot residential subdivision located at 211 Myrtle Avenue. (45-Day Limitation Period: October 31,2004) F. Other Items: G. Consideration of the September 16, 2004 Meeting Minutes. H. Adjournment November 29 December 13 December 2 December 16 ~ t3 ~ ~ ~ ~ t3 ¡if ñ'. .J ...,. ...,. SI ¡:¡¡: 81.._.~. ..,.. "- CDNNo) NN,.-N 0000 0000 0000 I I ~ ~ ~~OO NNNcncn WWW:J:J a:a:a:CJ)CJ) 'PNCW).an ~ o I ~ I o ..- .. en E Q) ...... - ~ "'C c: Q) C) <C ..... o c: o "'¡::; ~ o o .....J z o - en en - ~ ~ o () C!J z - z o N C Z <C C!J Z - Z Z <C .....J a. To: Planning & Zoning Commission Item: REZ04-00025 REZ04-00026 GENERAL INFORMATION: Applicant: Requested Action: Purpose: Location: Size: Existing Land Use and Zoning: Surrounding Land Use and Zoning: Comprehensive Plan: File Date: 60-day Limitation Period: STAFF REPORT Prepared by: Shelley McCafferty Date: October 7, 2004 Historic Preservation Commission Rezoning from Medium Density Single Family Residential (RS-8) and Neighborhood Conservation Residential (RNC-12), to Historic Preservation Overlay (RS-8/0HP & RNC-12/0HP) To designate the Ronalds Street extension of the Brown Street Historic District and Gilbert-Linn Street Historic District. Ronalds Street between N. Van Buren and Governor Streets; N. Linn Street between Bloomington and Ronalds Streets and N. Gilbert Street between Bloomington and Church Streets Approximately 14.3 and 20.8 acres respectively Residential; RS-8 and RNC-12 Ronalds Street North: RS-8/0HP, Medium Density Multifamily Residential/Historic Preservation Overlay RNC-12, Neighborhood Conservation P, Public RS-8/0HP, Medium Density Multifamily Residential/Historic Preservation Overlay Gilbert-Linn Street North: RS-8, Medium Density Multifamily Residential RNC-12, Neighborhood Conservation CB-2, Central Business Service RNC-12, Neighborhood Conservation RNC-12, Neighborhood Conservation South: East: West: South: East: West: Residential September 29,2004 November 28, 2004 2 BACKGROUND INFORMATION: The applicant, the Iowa City Historic Preservation Commission, is proposing the rezoning of two areas in the Northside Neighborhood to Historic Preservation Overlay (OHP) to designate two new local historic districts; the Ronalds Street extension of the Brown Street Historic District and the Gilbert-Linn Street Historic District. On November 19, 2002 City Council passed a resolution authorizing the Commission to submit a grant application to the State Historical Society of Iowa for the preparàtion of National Register of Historic Places (NRHP) nominations for three new historic districts in the Northside Neighborhood. The Commission was awarded the matching grant and contracted with architectural historian Marlys Svendsen to prepare the nominations. NRHP nominations are used to determine the historic significance and integrity of an area or property. If a proposed district complies with the NRHP criteria for historic designation, it will also comply with State and City criteria for local designation. Local districts are designated by rezoning an area to Historic Preservation Overlay, which provides for the management of changes to the exterior of properties that require a regulated permit. The Historic Preservation Commission is responsible for this management through the historic review process. Historic review ensures that the historic character of the district will be preserved, thereby stabilizing the neighborhood and encouraging reinvestment. On September 4, the Historic Preservation Commission held public hearings to discuss local historic district designation of the Ronalds Street extension of the Brown Street Historic District, Gilbert-Linn Street Historic District and Jefferson Street Historic District. The Commission voted to recommend the Ronalds and Gilbert-Linn Street districts to the Planning and Zoning Commission. Public discussion for the Jefferson Street Historic District will continue at the Historic Preservation Commission. ANAL YSIS: Comprehensive Plan: In 1992 the Comprehensive Plan was amended to include the Iowa City Historic Preservation Plan as a policy for the identification and protection of the city's historic resources. The plan specifically identified the Northside for historic preservation. The 1997 Iowa City Comprehensive Plan reaffirmed historic preservation and the implementation of the Historic Preservation Plan: "The City has made a commitment to preserving its historic neighborhoods, and adopted measures such as historic district overly zoning as preservation tools. The Historic Preservation Plan provides further details on neighborhood preservation efforts." Specific goals and strategies of the Comprehensive Plan further support historic preservation. These include: · Art. Culture & Human Development; Document and preserve our cultural heritage - Continue implementation of the Iowa City Historic Preservation Plan. · Environmental Protection; Maintain the integrity of scenic and historic vistas. - Enforce appropriate elements of the Historic Preservation Plan. · Housina; Preserve the integrity of existing neighborhoods and the historic nature of older neighborhoods. - Develop neighborhood plans which help to ensure the continuation of a balance of housing types within neighborhoods, particularly in older parts of the city. - Support the Historic Preservation Commission's efforts to meet its goals. · Land Use and Urban Pattern; Protect the historic an natural environment within the city. - Continue implementation of the Iowa Cite Historic Preservation Plan. 3 The Historic Preservation Plan outlines a number of strategies, goals and objectives for the preservation of historic resources and neighborhoods throughout Iowa City. Areas were identified where historic surveys and evaluations should be conducted, which included the Northside Neighborhood. Four surveys were conducted in the Northside from 1996 through 2000 and it was concluded that these proposed districts would be eligible for the NRHP and local historic district designation. The proposed historic districts are in the Central Planning District. For the Central District, the Comprehensive Plan supports preserving the integrity of existing neighborhoods adjacent to downtown and the University, which includes the Northside where the proposed historic districts are located. land Use: Historic Preservation Overlay zoning is not intended to affect uses allowed in the underlying zone. In 1994, a land use survey was Gonducted in the area of the proposed Gilbert- Linn Street Historic District. It was determined that the character of this area as a single-family and two-family dwelling neighborhood was being threatened as contiguous lots with historic houses were being purchased, the houses demolished and a new, larger multifamily building constructed. For the purpose of stabilizing the neighborhood for single-family and two-family uses, the area was downzoned from Low Density Multifamily Residential (RM-12) to RNC-12. Legally nonconforming multifamily uses are permitted in the RNC-12 zone, provided the use is not expanded or the density increased. However, the establishment of new multifamily buildings and rooming houses is prohibited. Although the intent of the RNC-12 zone is to stabilize the neighborhood, the current requirements of the zone do not prohibit physical alterations to properties that may change the historic character of the neighborhood. Such alterations include removal of front porches, incompatible additions, covering architectural details and siding with synthetic materials, replacement of historic style windows with modern windows and similar alterations. These neighborhood changes are managed through the application of the Historic Preservation Overlay Zone in areas where the historic dwellings retain sufficient architectural integrity. Historic Preservation Regulations: The guidelines and standards that regulate changes in historic and conservation districts are contained in the Iowa City Historic Preservation Handbook, which was revised in February 2004. The Iowa City Guidelines are based on the Secretary of the Interior's Standards for Rehabilitation. Properties within districts are classified as contributing to the historic character of the neighborhood, noncontributing and, if less than 50 years old, nonhistoric. The applicable guidelines vary based on the property classification. Neither the Standards or the Guidelines are intended to prohibit changes to properties that are necessary to accommodate modern needs and lifestyles. Additions, new construction and demolition of nonhistoric building are allowed provided they do not detract from the historic character of the property or neighborhood. Although the guidelines primarily address alterations, additions and new construction that are designed to be similar to the existing architecture, flexibility is provided for more creative solutions that also meet the intent of the regulations. District Reports: Prior to any action by the Planning and Zoning Commission, a recommendation must be received from the State Historical Society of Iowa. The district reports that are sent to the State are attached and include maps of the districts and the NRHP Registration Forms. Summary: The Historic Preservation Ordinance states"... the Plan and Zoning Commission shall submit its recommendations to the City Council based on the relation of such designation to the Comprehensive Plan, as amended, Zoning Ordinance, proposed public improvements and other plans for the renewal of the area involved." Staff feels that the Comprehensive Plan 4 clearly supports the designation of these two historic districts and therefore recommends approval of these rezoning applications. STAFF RECOMMENDATION: Staff recommends that REZ04-00025 and REZ04-00026, and application from the Historic Preservation Commission to rezone from Medium Density Single-Family Residential (RS-8) and Neighborhood Conservation Residential (RNC-12) to Historic Preservation Overlay (RS-8/0HP and RNC-12/0HP) to establish the Ronalds Street Extension of the Brown Street Historic District and the Gilbert-Linn Street Historic District subject to recommendations from the State Historical Society of Iowa. ATTACHMENTS: 1. Ronalds Street extension of the Brown Street Historic District Report 2. Gilbert-Linn Street Historic District Report Approved by: Robert Miklo, Senior Planner, Department of Planning and Community Development ~ Ronalds Street extension of the Brown Street Historic District Report Submitted by: Iowa City Historic Preservation Commission East Ronalds Street October I, 2004 Prepared by: Shelley McCafferty, Associated Planner City of Iowa City Planning and Community Development 410 E. Washington Street Iowa City, IA 52240 1 Historic District Nomination Report Proposed Ronalds Street extension of the Brown Street Historic District Iowa City Historic Preservation Commission October I, 2004 The Iowa City Historic Preservation Commission is considering the annexation of Ronalds Street between Van Buren and Governor Streets to the Brown Street Historic District. The proposed extension will also include properties one half block north and south of Ronalds Street along North Van Buren, Johnson, Dodge, Lucas and Governor Streets. (Attachments A). The proposed Ronalds Street extension of the Brown Street Historic District is located within the Northside Neighborhood. Discussion regarding historic preservation in the Northside Neighborhood began in 1977 with the completion of the North Side Neighborhood Preservation Study: Historic Structures Inventory prepared by the Department of Community Development and the Institute of Urban & Regional Research, University of Iowa. By 1981, National Register of Historic Places (NRHP) nominations were prepared for both a commercial and residential historic district in the Northside Neighborhood. Discussion of local Northside historic districts began in 1984, on year after the appointment of the Historic Preservation Commission. Discussion of both NRHP and local historic districts was contentious. Although the State National Register Review Committee (SNRC) approved the Northside NRHP nominations, due to concern from the University of Iowa, the City requested that they not be forwarded to the National Park Service for listing. More than 13 public meetings were held between 1984 and 1988 to discuss the Northside historic districts. Despite multiple efforts to draw the boundaries of th Northside historic district to satisfy property owners, the Planning and Zoning Commission, the State and City Council, a compromise could not be reached. The Historic Preservation Commission and the State concluded that they should focus their efforts on the establishment of smaller, street by street districts. The Commission resolved to proceed with pursuing historic district designation in the northern portion of the neighborhood.' Following the years of debate about preserving the Northside, Iowa City embarked on a ten month historic preservation planning process, which involved local citizens, neighborhood organizations, property owners, developers, community leaders and other interested parties. The culmination of this process was City Council's adoption in 1992 of the Iowa City Historic Preservation Plan, which was prepared by Marlys Svendsen. The plan established clear goals, objectives and strategies for historic preservation throughout the community and specific neighborhoods. The first survey efforts following this extensive planning process was in 1994 for Brown Street. Ms. Svendsen surveyed the historic resources of Brown Street between North Dubuque and Governor Streets and prepared the NRHP nomination for the Brown Street Historic. The nomination was submitted to the State and listed on the National Register later the same year. Local designation of the Brown Street Historic District waS also approved by City Council later that year. In the following six years, four additional surveys and evaluations were completed in the Northside Neighborhood. In 1996, the Survey and Evaluation of the Dubuque/Linn Street Corridor was completed. Subsequently, the Survey and Evaluation of the Original Town Plat Phases I and 2 were completed in 1997 and 1999 respectively, and the Survey and Evaluation of the Goosetown Neighborhood was completed in 2000. These were intensive level surveys in which all buildings in the neighborhood were evaluated. The areas surveyed were roughly bounded by Ronalds Street on the north, Clinton Street on the west, Jefferson Street on the south and Reno Street on the east. Following the completion of the Northside surveys, it was determined that five areas would potentially be eligible for nomination to the National Register of Historic Places and comply with the State and City Code for designation as local historic districts. Since this recommendation, there have been substantial changes to properties along Dubuque and Clinton Streets and therefore this area is not being considered for designation at this time. Upon further evaluation, it was determined that the two recommended districts along Gilbert and Linn Streets could be combined to form a single district. The Gilbert-Linn Street Historic District and the Jefferson Street Historic District, which were also recommended, are being considered concurrently with the Ronalds Street extension of the Brown Street Historic District. , Svendsen, Marlys. Iowa City Historic Preservation Plan. Prepared for the Iowa City Historic Preservation Commission, December IS, 1992, pp 20-27. 2 630 N. Van Buren Street 814 E Ronalds Street 719 E Ronalds Street 430 Oakland Avenue Historic District Criteria: Iowa City Zoning Code section 14-6J-3B establishes the following criteria for Historic Preservation Overlay Zones. An OHP zone is an area that contains abutting pieces of property under divers ownership that: a. Are significant to American and/or Iowa City history, architecture, archaeology and culture; or b. Posses:s integrity of location, design, setting, materials and workership; or c. Are associated with events that have made significant contribution to the broad patterns of history; or d. Embody the distinctive characteristics of a type, period, method of construction; represent the work of a , master; possess high artistic values; represent a significant and distinguishable entity whose components may lack individual distinction; or e. Have yielded or may likely yield information important in pre-history or history. The criteria for listing on the National Register of Historic Places is similar to the criteria for designation of local historic district. The NRHP criteria are: A. That are associated with events that have made a significant contribution to the broad patterns of our history; or B. That are associated with the lives of persons significant in our past; or C. That embody the distinctive characteristics of a type, period, or method of construction, or that represent the work of a master, or that possess high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction; or D. That have yielded or may be likely to yield, information important in prehistory or history. Proposed Ronalds Street extension of the Brown Street Historic District: Architectural historian Marlys Svendsen prepared the NRHP Registration Form for the Ronalds Street extension of the Brown Street Historic 3 District. The NRHP nomination includes properties from the 500 to 800 block of Ronalds Street. The NRHP nomination will be reviewed by the State National Register Review Committee on February 10, 2004. The Historic Preservation Commission reviewed the nomination on August 10 and based on the findings of Ms. Svendsen, found that the Ronalds Street extension of the Brown Street Historic District complies with NRHP criteria A ánd C. NRHP criteria A and C are the same as NRHP criteria C and D of City Code respectively. The NRHP Registration Form (Attachment C) documents the historic significance of the Ronalds Street extension of the Brown Historic District. The following is the summary of the NRHP Registration Form: In summary, the Ronalds Street extension is locally significant under Criteria A and C. Under Criterion A it derives significance from its association with an important era of population growth and intense residential development in Iowa City's North Side residential areas at the end of the 19th century and the beginning of the 20th century. Iowa Citians built private residences for their browning families while small- scale developers constructed housing to meet the demand of brisk rental market during these decades. Ronalds Street's organic development followed this pattern of residential development. Addition significance under Criterion A derives from the fact that the Ronalds Street extension represented a cross section of middle and upper income households with business and professional leaders living next door to middle income and working class families. Individuals who resided in this neighborhood highlight several important themes in the city's historic in the decades before and after the turn of the 20th century. Primary among these were the growing prosperity and social mobility of Iowa City's Bohemian-American community and the growth in importance of the State University of Iowa. The construction of new houses, the brisk rental of existing houses, and the infill construction pattern that produced an extremely dense residential district testify to the neighborhood's significance. Under Criterion C the Ronalds Street extension is significant as a representative collection of the residential architectural styles and vernacular house forms that appeared in Iowa City neighborhoods from the I 850s through the I 930s. From modest Bohemian cottages to pattern book houses and elaborate multi-story mansions, Ronalds Street reflected the architectural character and best residential building practices of the period. The combination of visual qualities and historic associations gives the Ronalds Street extension its distinct neighborhood identity and significance. 2 Guidelines: The primary guidelines for alterations, additions, new construction and demolition within the Ronalds Street extension of the Brown Street Historic District have already been established, and are contained within the Iowa City Historic Preservation Handbook. The handbook is available from the Department of Planning and Community Development, at the public library, and on the City's web site at www.lCgov.org. These guidelines were written to apply to both historic districts and conservation districts. In a historic district, in addition to preserving the historic character of a neighborhood, more concern is given to the individual buildings as historic resources. The Historic Preservation Commission also recommends Neighborhood District Guidelines which address architectural style, site and scale issues specific to each district. In February 2004, the City adopted the revised Historic Preservation Handbook. Added to the handbook were the Northside Neighborhood Guidelines for the Brown Street Historic District. The Commission proposes applying these district guidelines to the extension of the Brown Street Historic District as well (Attachment D). Contributing/Noncontributing Buildings: In order to administer the historic district guidelines, buildings within the proposed district are categorized as contributing, noncontributing or nonhistoric. A property is considered to be contributing if the primary structure is an integral part of the historic context and character of 2 Svendsen, Marlys. Brown Street Historic District (boundary extension) Johnson County, Iowa, National Register of Historic Places Registration Form, january 2004, p 33. 4 the District. A noncontributing property is an property that is not listed as contributing. A nonhistoric property is any noncontributing property within a district that is less than 50 years old at the time the district is designated. Noncontributing properties may be more than 50 years old, but are classified as noncontributing if they have been substantially altered, significant architectural features have been removed or were not constructed during the district's period of significance. The NRHP Ronalds Street extension of the Brown Street Historic District contains 59 properties. Of these, two are noncontributing and one is nonhistoric which results in 95% classified as contributing to the character of the historic district. The Brown Street Historic District, including Ronalds Street, will have 161 properties with 91.9% of the properties contributing. Summary: Upon studying the Northside Neighborhood, and in particular the proposed Ronalds Street extension of the Brown Street Historic District, the Historic Preservation Commission feels that the designation of this area as a historic district is warranted. The area retains its traditional neighborhood character and a sense of time and place, and a majority of the structures within the district contribute toward this character and are architecturally intact. Designation of this historic district will protect the neighborhood from demolition and inappropriate new construction and alteration, which detract from its character. It is hoped that with historic designation, this district will to experience the same type of investment and improvement that has been occurring within the current boundaries of the Brown Street Historic District, the Summit Street Historic District and the East College Street Historic District. In these areas, there have been a remarkable number of building rehabilitation efforts, and a number of property owners have credited the historic district designation as a major part of their decision to invest in their properties. Because they have some assurance that their neighborhood will retain the qualities that attracted them there, they were more willing to make a substantial investment in their own properties, which is in turn an investment in the neighborhood. RECOMMENDATION: The Historic Preservation Commission is of the opinion that the proposed Ronalds Street extension of the Brown Street Historic District meets the criteria for designation as defined under City Code Section 14-4C, Historic Preservation Regulations, and 14-6J-3, Historic Preservation Overlay Zone (OHP), and recommends that the proposed Ronalds Street extension of the Brown Street Historic District be approved. A IT ACHMENTS: A. Ronalds Street extension of the Brown Street Historic District maps. B. NRHP Registration Form: Brown Street Historic District (boundary extension) C. Northside Neighborhood District Guidelines. D. Ordinance to rezone the Ronalds Street extension of the Brown Street Historic District. E. Iowa City Historic Preservation Commission minutes for the public hearing for the Ronalds Street extension of the Brown Street Historic District. F. List of current property owners in the Ronalds Street extension of the Brown Street Historic District. 5 In 1980 City Council authorized planning staff to review ideas to encourage preservation of this neighborhood. In April 1981, a report titled Near North Side Study "Hosing and Historic Preservation" was produced which assessed various historic preservation incentives and programs for the Northside Neighborhood. Boundaries were drawn for two contiguous districts - the North Side Residential District and the North Side Commercial District. Following a September 1981 public meeting of the Planning and Zoning Commission, National Register nominations were prepared for the two districts and were submitted by the City to the Iowa Division of Historic Preservation the next month. The nominations were reviewed by the State National Register Committee (SNRC) in February of 1982. Fewer than 10% of property owners in the districts objected to the nominations. However, among those objectors was the University of Iowa, which owned several properties in the proposed districts. After hearing the concerns of the University, the requested that three of the University properties - the President's House (102 E. Church Street), the Dey House (507 N. Clinton Street) and the Shambaugh House (219 N. Clinton Street) - be withheld for consideration pending completion of an inventory of historic University properties. SNRC approved both Northside nominations. A report was issued by the Iowa City Historic Preservation Task Force in March 1982, which recommended that City Council adopt a historic preservation ordinance and that the Northside Historic Districts be designated as local historic district. The debate that ensued was heated and the City requested that the National Registers nomination not be forwarded to the National Register office until the issue was satisfactorily resolved. Although the historic preservation ordinance was eventually adopted in December 1982, the NRHP Northside Residential and Commercial Districts were left in limbo. Discussion of the Northside historic district resumed in April 1984, after a Historic Preservation Commission had been appointed the previous year. The two NRHP registration forms were updated and discussion of local districts resumed. The debate continued to be heated. Forma public hearings by the HPC to discuss the districts were held in both in the April of 1984 and again in March of 1986. By December of 1986, the HPC and the Planning and Zoning Commission had both recommended that the North Side Residential Historic District be adopted by City Council. However, the Planning and Zoning Commission also recommended that some of the commercial properties also be included in the North Side district. Neither commission recommended the balance of the commercial district. 6 ....................1 LS ~ON~3AO~ - ····l ra I u ..., .2 u "'" .¡: ·...·...............~_...m........_.m....._... I ..., I II) o6J .- 1---.-----..-........ U Q ....................-....-.......--- .¡: u o6J .- (I) ... ....---...........--.................... is 0 I ..., u .!!! .¡: :J: .....om ....__.__._.~. .___.....ü......_.._~..._........ 0 LS S'v'::>nl 1;; ..., .- cu ::c cu I ... o6J ..., Q) (I) f c o6J ~ U) c ._..._~ 0 ... ~ en I 0 I en ... I:D C Q) ---J :¡:; .c ; II) o6J i 'x 'to- .__..i W I 0 LS 3~aoa c 0 ;)E· .¡¡¡ -- c jìi I- Q) / (J) ~ l- I .. Q) (J) (J) o6J a Q) z ~, ....J Q) $ « _.._-....__.._---_....._~.. ... i' -" o6J Z U) 0 .- I 0 (I) ~ " co ~ ··-··r··· - ra .~~~~ c _..._J....... 0 a:: LS " I Q) (I) 0 c. 0 ... .................-.....--....................... Q. I ---.-........-..--.-......... -.--.------.-. ....j LS N3~n8 N'v'A ,...-.........[....¡ r········r··..·-··¡ Attach ment A ~z- ~ è ~ >- ... e 1: ~ c. (J ð e 01 g. ~ a.C:... G~g'~~ I;: (J .- :ê ï::: ë¡g-~.µ.8 u...:e§(J) .!! a. .b u :c u~§§§ t ::.:: U z z !IID~ ...... \ /- '>---> /' ,/' .,../ /;/<'/ /" .../ ~z- ~-_._-_._-_._......._.._..._...._----_.._.._.-...._....__............-.-.--..- is ~ON~3^09 - ra u .2 ...... ..., U .¡: ..., .!!! c u .¡: o .... I/) .- ~ ..., GJ GJ a- .... U) C == o a- m )-:1:::£ 0..00:: 0....J« «50.. II c o 'Vi c C -- ---. x w ... C f ... I/) 1/1 3:! ft c o is ~ "C C 1/1 o Q. e Q. , ,>-(,s- " /~~Q //~~ - 0' / "> '-- . '-,- ~ / '--" , ?.............. / /I'-~'--- \/ // ---'-- )( / I' '-_'_ \ / '- /'\ / - .... / \ \\ \ \ \\ ...-.\ \ \\ -,\ \ \~ ~ .....-.-.....-................. :J i .....-.........-...... ...........................-]. ........-- ~\ \ I /' I I // /\/ ./'" ",'" / / 1// /-'\ \ »,/\\ . 1/' ,/ v /' / ~....-..'.I..........-......J............... I .[1-.-. is i~381I9 Iii (f) £:) ..J « z ° 0:: \ \ \ \ \ \ ~ is NNn >- w -e g. >- W L. -e c.C.w o C> c. a. c e >- :c a. 1:: ~ .È u OJ :c "¡:- 1: g. :J ..... B --.------ ._.[ Š ¡ J ! ~ ~íl-¡-rTITl r- IID~ The NRHP Registration Form for the Ronalds Street extension of the Brown Street Historic District is available on the web at www.icgov.org. - September'! 2004 Michael Maharry Chair, Historic Preservation Commission Donald J. Anciaux Jr. Chair, Planning and Zoning Commission Council Members City of Iowa City 410 East Washington Street Iowa City, Iowa 52240 Re: Northside Historic Districts Dear Council and Commission Members: I am writing to express my support ofthe proposed local historic districts for the Northside ofIowa City. I encourage you to recognize the cultural as well as historical value ofthis area of the original town of Iowa City by recommending and passing a local ordinance for the proposed districts. Thank you. Yours truly, \'I) 'i><'-IV' Name: I('J~SJ.uk, Address: tD1-t ~tJ.;s £+. City: loWr;>... Ct, Zip: 1()'2.2."h; State: J A o ~o ~.=j C) í-" m 022 ~-"" » --( Q) N OJ 1# ~ = .,¡;:- (/) rr¡ v "ll - ¡- rn '-'" i......i f \.0 :Þ> ::;;: ~ September 2004 Michael Maharry Chair, Historic Preservation Commission Donald J. Anciaux Jr. Chair, Planning and Zoning Commission Council Members City of Iowa City 410 East Washington Street Iowa City, Iowa 52240 Re: Northside Historic Districts Dear Council and Commission Members: I am writing to express my support of the proposed local historic districts for the Northside ofIowa City. I encourage you to recognize the cultural as well as historical value of this area ofthe original town of Iowa City by recommending and passing a local ordinance for the proposed districts. Thank you. Yours truly, ¿)( 7rJ, ê)/.(j ~ Name: ~) ÌÎ1- Address: 6 (:3 City: j <1-. ~. ~cû.JÞ Jt- State: *- Zip: 5 ~ f-5 "'~ September 2004 Michael Maharry Chair, Historic Preservation Commission Donald J. Anciaux Jr. Chair, Planning and Zoning Commission Council Members City of Iowa City 410 East Washington Street Iowa City, Iowa 52240 Re: Northside Historic Districts Dear Council and Commission Members: I am writing to express my support ofthe proposed local historic districts for the Northside ofIowa City. I encourage you to recognize the cultural as well as historical value of this area of the original town of Iowa City by recommending and passing a local ordinance for the proposed districts. Thank you. Yours truly,. . (7 C-A U L O-MDO L Name: 0cOhl.,J go.\J:5..12..Y~ a.w Address: I ~ ..J J.. '\'7 f( 0 -.¡ ç ó':> City: State: C0,wa. C~ h. Zip: ..>"OZ'"2."¡¡Y- September q 2004 Michael Maharry Chair, Historic Preservation Commission Donald J. Anciaux Jr. Chair, Planning and Zoning Commission Council Members City of Iowa City 410 East Washington Street Iowa City, Iowa 52240 Re: Northside Historic Districts Dear Council and Commission Members: I am writing to express my support of the proposed local historic districts for the Northside of Iowa City. I encourage you to recognize the cultural as well as historical value of this area ofthe original town of Iowa City by recommending and passing a local ordinance for the proposed districts. Thank you. Yours truly, ~Ýh,~)~D. Name: Address: 7 ~ ~ City: ¡ L- Zip: 5'~~-M~ State: I Jð.. õ ::¿¿ C) )::-.. :.:::¡ C)-:::': =:¡ ("-¡ ..~._( r",,·:: ,..,.., ~_._ ; 1': O;q ~A » lib r" <:::::> = ..J::-' V') rry u 11 - ¡- rT; 1:'---1 ',--,,' I 1.0 ~ -- ...... Co N 0;) September 3, 2004 Shelley McCafferty Dept. of Planning & Community Development City of Iowa City Iowa City, Iowa Dear Shelley, RE: Exemption of income property at 611 N. Johnson ITom Historic designation Per our phone conversation of 9/2/04, I would like my income property at 611 N. Johnson be excluded ITom the Ronalds Street area designated for inclusion in the Historic Brown Street District. As indicated on the map that came with the letter of 8/21/04 ITom the City ofIowa City, the property at 611 N. Johnson is on the edge of the zone, and in fact, a jog across the alley from the boundary was made to include it and one other property. Thus, exclusion of this property will not greatly affect the context or character of the designated area for historic inclusion. I would prefer that this property classified as commercial, because it has been a Triplex for many years, not be subject to the rules and regs of historic designation. I try to keep the property in good repair, which is a constant vigil as it is an old house that has withstood the rigors of tenancy. I do not want to deal with the required bureauocratic procedures when I want to make repairs and improvements. I recognize the desire to maintain the historic character of the neighborhood, and am cognizant of these parameters in my property upkeep. However, as I would not put the property on the Historic Register there are not any advantages for inclusion at this time. I would appreciate your consideration of the request to exclude 611 N. Johnson ITom the historic zoned area. Your consideration of this matter is appreciated. Sincerely, r / I. . . . ~./~ Doris Houser 3580 Vista Park Dr Iowa City, Iowa 52245 phone: 319-351-4982 email: dh3580@aol.com September c¡ 2004 Michael Maharry Chair, Historic Preservation Commission Donald J. Anciaux Jr. Chair, Planning and Zoning Commission Council Members City of Iowa City 410 East Washington Street Iowa City, Iowa 52240 Re: Northside Historic Districts Dear Council and Commission Members: I am writing to express my support of the proposed local historic districts for the Northside ofIowa City. I encourage you to recognize the cultural as well as historical value of this area of the original town of Iowa City by recommending and passing a local ordinance for the proposed districts. Thank you. YOursITuIY~j~ Name: ~Q.Y1t~ Stklu~U¡L Address: 1 ~ () 'N. Do'!) G-~ s~ City: ;¡ C?W~ C I rr State: r J1 o ~() ...J>='¡ -"'; ." 51.. ? L/ ~. Zip: ~) IT: --Ii ~^ j> tJp (/) rr1 -0 \.0 II ,.......--- t ;:!:!oo - ~ '11 i ~ .. ,"-: \--.....1 co N co afb September tt 2004 Michael Maharry Chair, Historic Preservation Commission Donald J. Anciaux Jr. Chair, Planning and Zoning Commission Council Members City of Iowa City 410 East Washington Street Iowa City, Iowa 52240 Re: Northside Historic Districts Dear Council and Commission Members: I am writing to express my support of the proposed local historic districts for the Northside ofIowa City. I encourage you to recognize the cultural as well as historical value of this area of the original town of Iowa City by recommending and passing a local ordinance for the proposed districts. Thank you. Yours truly, /~£~ cd* Name: ~~I" ",_,:>:;;.....'i;,P"'"" "'",--" Address: 7J Loren E. Deetz 628 N Johnson St IowaCily, IA 52245-2005 City: State: Zip: f'-o-~" 0 = = ~O ..J:'- (/) f"T1 ~ :~ v Ii I r...... I..C \... ,) fll r~ïR" » I' t 1 ¡--, oJ~ :JC IJ .- /'. CO ;::: » N co Gilbert-Linn Street Historic District Report Submitted by: Iowa City Historic Preservation Commission North Gilbert Street October I, 2004 Prepared by: Shelley McCafferty, Associated Planner City of Iowa City Planning and Community Development 410 E. Washington Street Iowa City, IA 52240 1 Historic District Nomination Report Proposed Gilbert-Unn Street Historic District Iowa City Historic Preservation Commission October I, 2004 The Iowa City Historic Preservation Commission is considering the nomination of an Iowa City Historic District. The proposed district is titled the Gilbert-Linn Street Historic District and consists of properties between the 300 and 500 block of Gilbert Street and the 300 and 600 block of Linn Street (see Attachment A). The proposed Gilbert-Linn Street Historic District is located within the Northside Neighborhood. Discussion regarding historic preservation in the Northside Neighborhood began in 1977 with the completion of the North Side Neighborhood Preservation Study: Historic Structures Inventory prepared by the Department of Community Development and the Institute of Urban & Regional Research, University of Iowa. By 1981, National Register of Historic Places (NRHP) nominations were prepared for both a commercial and residential historic district in the Northside Neighborhood. Discussion of local Northside historic districts began in 1984, on year after the appointment of the Historic Preservation Commission. Discussion of both NRHP and local historic districts was contentious. Although the State National Register Review Committee (SNRC) approved the Northside NRHP nominations, due to concern from the University of Iowa, the City requested that they not be forwarded to the National Park Service for listing. More than 13 public meetings were held between 1984 and 1988 to discuss the Northside historic districts. Despite multiple efforts to draw the boundaries of the Northside historic district to satisfy property owners, the Planning and Zoning Commission, the State and City Council, a compromise could not be reached. The Historic Preservation Commission and the State concluded that they should focus their efforts on the establishment of smaller, street by street districts. The Commission resolved to proceed with pursuing historic district designation in the northern portion of the neighborhood.' Following the years of debate about preserving the Northside, Iowa City embarked on a ten month historic preservation planning process, which involved local citizens, neighborhood organizations, property owners, developers, community leaders and other interested parties. The culmination of this process was City Council's adoption in 1992 of the Iowa City Historic Preservation Plan, which was prepared by Marlys Svendsen. The plan established clear goals, objectives and strategies for historic preservation throughout the community and specific neighborhoods. The first survey efforts following this extensive planning process was in 1994 for Brown Street. Ms. Svendsen surveyed the historic resources of Brown Street between North Dubuque and Governor Streets and prepared the NRHP nomination for the Brown Street Historic. The nomination was submitted to the State and listed on the National Register later the same year. Local designation of the Brown Street Historic District was also approved by City Council later that year. In the following six years, four additional surveys and evaluations were completed in the Northside Neighborhood. In 1996, the Survey and Evaluation of the Dubuque/Linn Street Corridor was completed. Subsequently, the Survey and Evaluation of the Original Town Plot Phases I and 2 were completed in 1997 and 1999 respectively, and the Survey and Evaluation of the Goosetown Neighborhood was completed in 2000. These were intensive level surveys in which all buildings in the neighborhood were evaluated. The areas surveyed were roughly bounded by Ronalds Street on the north, Clinton Street on the west, Jefferson Street on the south and Reno Street on the east. Following the completion of the Northside surveys, it was determined that five areas would potentially be eligible for nomination to the National Register of Historic Places and comply with the State and City Code for designation as local historic districts. Since this recommendation, there have been substantial changes to properties along Dubuque and Clinton Streets and therefore this area is not being considered for designation at this time. Upon further evaluation, it was determined that the two recommended districts along Gilbert and Linn Streets could be combined to form a single district. The Ronalds Street extension of the Brown Street Historic District and the Jefferson Street Historic District, which were also recommended, are being considered concurrently with the Gilbert-Linn Street Historic District. I Svendsen, Marlys. lowo Oty Historic Preservation Plan. Prepared for the Iowa City Historic Preservation Commission, December 15, 1992, pp 20-27. 2 309 E Church Street 402 £ Davenport Street 4/8 N. Gilbert Street 4/3 N. Gilbert Street Historic District Criteria: Iowa City Zoning Code section 14-6J-3B establishes the following criteria for Historic Preservation Overlay Zones. An OHP zone is an area that contains abutting pieces of property under divers ownership that: a. Are significant to American and/or Iowa City history, architecture, archaeology and culture; or b. Possess integrity of location, design, setting, materials and workership; or c. Are associated with events that have made significant contribution to the broad patterns of history; or d. Embody the distinctive characteristics of a type, period, method of construction; represent the work of a master; possess high artistic values; represent a significant and distinguishable entity whose components may lack individual distinction; or e. Have yielded or may likely yield information important in pre-history or history. The criteria for listing on the National Register of Historic Places is similar to the criteria for designation of local historic district. The NRHP criteria are: A. That are associated with events that have made a significant contribution to the broad patterns of our history; or B. That are associated with the lives of persons significant in our past; or C. That embody the distinctive characteristics of a type, period, or method of construction, or that represent the work of a master, or that possess high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction; or D. That have yielded or may be likely to yield, information important in prehistory or history. Proposed Gilbert-Linn Street Historic District: Architectural historian Marlys Svendsen prepared the National Register of Historic Places Registration Form for the Gilbert-Linn Street Historic District. The NRHP 3 nomination includes properties from the 300 to 400 block of Gilbert Street and the 300 to 600 block of Linn Street. The NRHP nomination will be reviewed by the State National Register Review Committee on February 10, 2004. The Historic Preservation Commission reviewed the nomination on August 10 and based on the findings of Ms. Svendsen, found that the Gilbert-Linn Street Historic District complies with NRHP criteria A and C. NRHP criteria A and C are the same as NRHP criteria C and D of City Code respectively. The NRHP Registration Form (Attachment B) documents the historic significance of the Gilbert-Linn Street Historic District. The following is the summary of the NRHP Registration Form: In summary, the Gilbert-Linn Street Historic District is locally significant under Criteria A and C. Under Criterion A it derives significance from its association with an important era of population growth and intense residential development in Iowa City's North Side residential area at the end of the 19th century and the beginning of the 20th century. Iowa Citians built private residences for their growing families while small-scale developers constructed housing to meet the demand of a brisk rental market during these decades. The Gilbert-Linn Street Historic District's organic development followed this pattern of residential development. Additional significance under Criterion A derives from the fact that the Gilbert-Linn Street Historic District represented a cross section of middle and upper income households with prominent business and professional leaders living next door to middle income and working class families. Individuals who resided in this neighborhood highlight several important themes in the city's history in the decades before and after the turn of the 20th century. Primary among these were the growing prosperity of Iowa City's German-American and Bohemian-American communities and the growth in importance of the State University of Iowa. The construction of new houses, the brisk rental of existing houses, and the infill construction pattern that produced an extremely dense residential district from ca. 1895 through ca. 1925 testify to the neighborhood's significance. Under Criterion C the Gilbert-Linn Street Historic District is significant as a representative collection of the residential architectural styles and vernacular house forms that appeared in Iowa City neighborhoods from the I 860s through the I 930s. From modest Bohemian cottages to pattern book houses and elaborate multi-story mansions, the Gilbert-Linn Street Historic District reflected the architectural character and best local residential building practices of the period. The District derives added architectural significance because of the large number of well-preserved residences designed by Iowa City's most productive early 20th century architect, O.H. Carpenter, between 1900 and 1918. The combination of visual qualities and historical associations gives the Gilbert-Linn Street Historic District its distinct identity and significance.2 Guidelines: The primary guidelines for alterations, additions, new construction and demolition within the Gilbert- Linn Street Historic District have already been established, and are contained within the Iowa City Historic Preservation Handbook. The handbook is available from the Department of Planning and Community Development, at the public library, and on the City's web site at www.ICgov.org. These guidelines were written to apply to both historic districts and conservation districts. In a historic district, in addition to preserving the historic character of a neighborhood, more concern is given to the individual buildings as historic resources. The Historic Preservation Commission also recommends Neighborhood District Guidelines, which address architectural style, site and scale issues specific to each district. In February 2004, the City adopted the revised Iowa City Historic Preservation Handbook. Added to the handbook were the Northside Neighborhood Guidelines for the Brown Street Historic District. The Commission proposes to apply these district guidelines to the Gilbert- Linn Street Historic District as well (Attachment C). 2 Svendsen, Marlys. Gilbert-Unn Street Historic Distrid, Johnson County, Iowa, National Register of Historic Places Registration Form, January 2004, p 30. 4 Contributing/Noncontributing Buildings: In order to administer the historic district guidelines, buildings within the proposed district are categorized as contributing, noncontributing or nonhistoric. A property is considered to be contributing if the primary structure is an integral part of the historic context and character of the District. A noncontributing property is an property that is not listed as contributing. A nonhistoric property is any noncontributing property within a district that is less than 50 years old at the time the district is designated. Noncontributing properties may be more than 50 years old, but are classified as noncontributing if they have been substantially altered, significant architectural features have been removed or was not constructed during the district's period of significance. The NRHP Gilbert-Linn Street Historic District contains 86 properties. Of these, six are noncontributing and tMlo are nonhistoric. For the purpose of creating a more regular boundary, the Historic Preservation Commission is proposing to also include the 500 block of Gilbert Street in the local Gilbert-Linn Street Historic District. The 500 block of Gilbert Street contains nine additional properties, one nonhistoric, one noncontributing and seven contributing. This results in 95 properties total within the local Gilbert-Linn Street Historic District. Of these, 95 (89%) are classified as contributing to the character of the historic district. Summary: Upon studying the Northside Neighborhood, and in particular the proposed Gilbert-Linn Street Historic District, the Historic Preservation Commission feels that the designation of this area as a historic district is warranted. The area retains its traditional neighborhood character and a sense of time and place, and a majority of the structures within the district contribute toward this character and are architecturally intact. Designation of this historic district will protect the neighborhood from demolition and inappropriate new construction and renovation, which detract from its character. It is hoped that with historic designation, this district will begin to experience the same type of investment and improvement that has been occurring within other designated historic districts, such as Brown Street and East College Street. In these areas, there have been a remarkable number of building rehabilitation efforts, and a number of property owners have credited the historic district designation as a major part of their decision to invest in their properties. Because they have some assurance that their neighborhood will retain the qualities that attracted them there, they were more willing to make a substantial investment in their own properties, which is in turn an investment in the neighborhood. RECOMMENDATION: The Historic Preservation Commission is of the opinion that the proposed Gilbert-Linn Street Historic District meets the criteria for designation as defined under City Code Section 14-4C, Historic Preservation Regulations, and 14-6J-3, Historic Preservation Overlay Zone (OHP), and recommends that the proposed Longfellow Historic District be approved. ATTACHMENTS: A. Gilbert-Linn Street Historic District map. B. NRHP Registration Form: Gilbert-Linn Street Historic District C. Northside Neighborhood District Guidelines. D. Gilbert-Linn Street Historic District designation ordinance E. Iowa City Historic Preservation Commission Gilbert-Linn Street Historic District public hearing minutes. F. List of current owners in the Gilbert-Linn Street Historic District 5 Attachment A Proposed Gilbert-Linn Street Historic District (local) ~ JJ ~~ :J illi tilO ITJllJ DlL Property Classification ~ Key property ~ Contributing property c=J Noncontributing property ~ Nonhistoric property RONALDS ST BLOOMINGTON ST [Q D - FAIRCHILD ST MARKET ST §]]; lliIE IT] L- ~ E JJ ft I o [[[§ [] t N I --- The NRHP Registration Form for the Gilbert-Linn Street Historic District is available on the web at www.icgov.org. 2J1'/ting Jhoug/"~ ¡"om ¥:J Y'-J::t I ;( c) ð.if ofeonad 1~3 'f: e.MJff)I1AJ_'Å'.~...Jf- it ~ ~.JL5J.2J¡>~- ~/ ' ._~."O~ - . V t9ft>1o C¡Jih1~/~ ~~~~J~~fM4. ~~ ~r(/' V ~~ k~Æ¡ 4hÞ#ø{ tf/AJ}1tr.u ¡J.J.d-~ 1 ,5/'1 f;' r!I~cN ¡k ~1 ~~)bVh~tJ-W/.-~ ~~~~(~~ ~.!ß~ JtI¿... ~¡J. ~ . · CULl. ~ . (), 0 ~ ,,' ~ ~~~., 1i:6~ ~~:J~!~)ß~ ~;r-- /Y¿~ L/f!/L(~ JLWI-~ September 29,2004 Iowa City Planning and Zoning Commission Civic Center 410 E. Washington Street Iowa City, IA 52240 To Whom It May Concern: As the owner ofthe property located at 519 N. Gilbert Street, Iowa City, lA, I hereby oppose the proposed establishment ofthe local Gilbert-Linn Historic District and I wish to have my property excluded fÌ'om consideration. Thank you for your attention to this matter. Please send a copy to the Iowa City Council. ~~ L. Brenneman September 29,2004 Iowa City Planning and Zoning Commission Civic Center 410 E. Washington Street Iowa City, IA 52240 To Whom It May Concern: As the owner of the property located at 612 N. Linn Street, Iowa City, IA, I hereby oppose the proposed establishment of the local Gilbert-Linn Historic District and I wish to have my property excluded :fÌ'om consideration. Thank you for your attention to this matter. Sincerely, ((¡ Matthew Lepic P.S. Please send a copy to the Iowa City Council. Miller & Hawkins 673 Westwinds Dr. Iowa City, IA 52246 September 30, 2004 Iowa City Planning & Zoning Commission Civic Center 410 E Washington Iowa City, IA 52240 Re: Gilbert-Linn Historic District I am a partner in the Miller & Hawkins Partnership that owns the property located at 320 Fairchild St. I wish to voice my concern relating to the proposed Gilbert-Linn Historic District. It is not in the best interest of property owners that are located in this district. As owner of the property at 320 Fairchild St., I wish to inform you that I am opposed to this local proposal. I want our property excluded from the proposed local Gilbert-Linn Historic District. Thank you for your consideration. I. . Wedell Miller, Partner Miller & Hawkins Partnership Cc: Iowa City Council September 12004 Michael Maharry Chair, Historic Preservation Commission Donald J. Anciaux Jr. Chair, Planning and Zoning Commission Council Members City of Iowa City 410 East Washington Street Iowa City, Iowa 52240 Re: Northside Historic Districts Dear Council and Commission Members: I am writing to express my support of the proposed local historic districts for the Northside ofIowa9ty. I encourage you to recognize the cultural as well as historical value of this area of the original town of Iowa City by recommending and passing a local ordinance for the proposed districts. Thank you. Yours truly, ~aJ\L ~) Name: 1vk-lc~~ J < fv\ u.- (f ~ Address: âCCf N. G-;l~t City: ~ State: ~-- Zip: ~:2-YS- -- September 1 2004 Michael Maharry Chair, Historic Preservation Commission Donald J. Anciaux Jr. Chair, Planning and Zoning Commission Council Members City of Iowa City 410 East Washington Street Iowa City, Iowa 52240 Re: Northside Historic Districts Dear Council and Commission Members: I am writing to express my support of the proposed local historic districts for the Northside ofIowa City. I encourage you to recognize the cultural as well as historical value ofthis area of the original town of Iowa City by recommending and passing a local ordinance for the proposed districts. Thank you. Yours truly, êI~ 5;~~ Name: L (c¡ Ire 5fOVLS(~ Address: Iff 3 N. &, I bl.M ).f . City: :1ðY't:. Cd; State:.J1J Zip:) 22 f ç ROBERT N. DOWNER JAMES D. McCARRAGHER MARK T. HAMER THOMAS D. HOBART MARGARETT. LAINSON DOUGLAS D. RUPPERT TIMOTHY J. KRUMM WilLIAM J. SUEPPEl CHARLES A. MEARDON DENNIS J. MITCHEll DAVID J. BRIGHT PETER J. GARDNER MEARDON, SUEPPEL & DOWNER P.L.C. LAWYERS 122 SOUTH LINN STREET TELEPHONE: (3 I 9) 33B-9222 FAX: (3 9) 338-7250 IOWA CrN". IOWA 52240 -I 830 WNW. MEARDONLAW. COM WILLIAM L. MEARDON ( I 9 I 9-1 997) OF COUNSEL: WilLIAM F. SUEPPEl JEAN BAR1tEY August 26,2004 Michael Maharry, Chairman and Members of the Historic Preservation Commission 410 E. Washington St. Iowa City, IA 52240 Re: H & G Partnership: 204 East Davenport St., 420-22 N. Linn Street Dear Chairman Maharry and Members of the Commission: I am writing on behalf of H & G Partnership to respectfully request that the properties it owns at 204 East Davenport Street and 420-22 N. Linn Street, Iowa City, Iowa, not be included in the proposed local Gilbert-Linn Street Historic District. Neither of these properties possess a high degree of historic integrity or convey a distinct sense of time and place. A number of changes have been made to both of these properties over the years. With respect to 214 E. Davenport Street, there have been both interior and exterior changes. A twelve foot by eighteen foot (12' X 18') enclosed front porch was added in 1962 and a detached garage was demolished in 1965. With respect to 420-422 N. Linn Street, among other things, the home was completely resided in 1977, in 1987 extensive fire damage was repaired and the interior layout and structure may have been modified, in 1998 the enclosed front porch was been modified and is now an unenclosed porch, the detached garage which had become dilapidated was demolished in 2000 and the front steps were replaced just this year. For these reasons, my client does not believe either of these buildings would contribute to a historic district. The property at 214 E. Davenport Street could easily be excluded from the boundaries of the district. As the proposed district is currently drawn, there is a "bump out" in the district lines to include 214 E. Davenport Street. We would ask that you re-draw the western line of the district to exclude 214 E. Davenport Street. As shown on the attached map, the district could also be redrawn to exclude 420-422 N. Linn Street. This would also allow the property located at 301-303 N. Linn Street, which Michael Maharry, Chairman and Members of the Historic Preservation Commission August 26, 2004 Page 2 the City's consultant has listed as a non-contributing property, to be excluded. We believe this change makes sense and would improve the integrity of the district. We would also ask that you wait to make any decisions with respect to the creation of a local historic district until a decision has been made on the National Register submission. While we understand these decisions may be made independent of the other, it would seem to us to make more sense to find out whether the proposed district will be placed on the National Register before making a decision. We are aware of no reason to rush into a decision immediately on a local historic district. Thank you for your consideration. Very truly yours, 1IÞ- r¡~ Mark T. Hamer MTH/ cu Copy to: City Council Shelley McCafferty, Planning Department frØ ~ I ....... -..---, j 1 I I [-_.--1 ··--r·-·---i ! I /-.-...-- -.} . J I~ ~I I , ...! I I __-J -II ~.. ...., I I I I I I --L-J rn ; ¡_....-J i I r i ~·..--1 I I I _L.L_J '·-'-'·---'·1 I I I -~---' ---.., ¡ 1-..._....-1 i I ; : i I I I . _.Ã._.ø_--.J I I I I ! L_j Proposed Gilbert-Linn Street Historic District National Register of Historic PI"ces 1----1 ,._, I UJJlJ r'"'l U ~-fl' I ~_.~= , I I I L.......L J I'~rt-- I I ,--L_ _ I !-.-..-... ¡ _~L_._ I ...~_.. I I ···'·-i I ; . I I - - .-_.~ I ¡ I .----. --; ! Il....,.,..-. _~~L_-j.LL__ ill-'-' ! l··--¡ ! "'.=.1 i J t··-] [~j T I . -; ¡ ..''¡ I L-.-L-__ MARKET ST Kev property ContrIbuting property Noncontributing property + N I September 7 2004 / Michael Maharry j ~hair, Historic Preservation Commission Donald J. Anciaux Jr. Chair, Planning and Zoning Commission Council Members City of Iowa City 410 East Washington Street Iowa City, Iowa 52240 Re: Northside Historic Districts Dear Council and Commission Members: I am writing to express my support of the proposed local historic districts for the Northside of Iowa City. I encourage you to recognize the cultural as well as historical value of this area of the original town of Iowa City by recommending and passing a local ordinance for the proposed districts. Thank you. Yours truly, lf~}t~ 7 tJJly/h:z- Name: \j \ c... -t 0 \{: \ 0- W 0...\ -\- a V"'I Address: +.3 0 If. G; \ bev-t City: ~w IX.. ~ ~ W~ l l.J r ll^-h-lA t~~ k St. State: I.cWOI Zip: 5 ~ ;;¡. is September 8, 2004 Michael Maharry Chair, Historic Preservation Commission Donald J. Anciaux Jr: Chair, Planning and Zoning Commission Council Members City of Iowa City 41 0 East Washington Street Iowa City, Iowa 53340 Re: Northside Historic Districts, Dear Council and Commission Members: . As an 8 year resident to the Northside neighborhood I am writing to express my support of the proposed historic districts for the Northside of Iowa City. Preservation of the northside is vital to the personality of our entire com- munity. It's architecture and people are diverse. This neighborhood has been the home to countless individuals who have passed through the universities doors. Songs and prose have been written about locations within.The north- side is a great place to live but it needs help form the constant abuse it receives. Many structures are owned by absentee landlords who monitor their properties and tenants poorly. Preservation status will help reverse years of neglect. Please recognize the value of this neighborhood and vote to preserve it Your actions will benefit our entire town. Thank you. ~~~ Meredith Sewell 420 Fairchild Street Iowa City. Iowa 52245 r-3 0 = = ..r:- ~O (/) rrt --n »::::¡ -0 0- September S' 2004 I Michael Maharry Chair, Historic Preservation Commission Donald J. Anciaux Jr. Chair, Planning and Zoning Commission Council Members City of Iowa City 410 East Washington Street Iowa City, Iowa 52240 Re: Northside Historic Districts Dear Council and Commission Members: I am writing to express my support of the proposed local historic districts for the Northside ofIowa City. I encourage you to recognize the cultural as well as historical value of this area of the original town of Iowa City by recommending and passing a local ordinance for the proposed districts. Thank you. Name: ~/aí'ef!CL !-hoe-/' J,¿4'__~ Address: ¡P / -? Ii J- l' h Þ1 Cíty~Lv'" (}¡'7 Stare:-J:",1l..- Zip: ¿,-.:L d 7"J- "-- September 8, 2004 Michael Mahany Chair, Historic Preservation Commission Donald J. Anciaux Jr. Chair, Planning and Zoning Commission Council Members City ofIowa City 410 East Washington Street Iowa City, Iowa 52240 RE: Northside Historic Districts Dear Council and Commission Members: We are writing to inform you that we strongly support the proposed local historic districts for the Northside ofIowa City. We live in our house on North Linn Street not by force of circumstance-as is the case with some renters or care facility residents-we chose the Northside deliberately after a long search of available real estate in the Iowa City / Coralville area. We willingly and knowingly chose to live within a downtown, urban area. We enjoy the vitality of the Northside that is in large part fostered by the diversity of its residents: we are a neighborhood of students and professors, preschoolers and retirees, artists and lawyers, small business owners and wealthy entrepreneurs. That diversity we love needs protection as you know. Full and fair consideration of everyone's interests therefore must include those who are seeking to protect a very precious asset-the Northside's historic buildings. It is those very historical buildings that lured my husband and I to the Northside in the fITst place. All my life I have lived in historical homes-some significant, some less so. The lovely sameness of the newer neighborhoods, their planned homogeneity, simply does not make me comfortable. Our North Linn Street home, though simple and small by many people's standards, is to us extraordinarily special. I will spare you the ins and outs of the features we love about our property for in the end this debate about whether or not we should protect or not protect older buildings comes down to a matter of aesthetics. I fully understand that some people simply do not have the same preferences that I do. I fully understand that to some I merely live in an old house. I suspect that even if! had world enough and time I would not be able to convince such people to see things otherwise-nor would I wish to. At the same time I don't wish to debate matters of beauty, I do think: the Council would be wise to consider the more practical value of protecting the city's ever-diminishing historical districts. '-..- Iowa City, as we all know only too well, is currently struggling to redefine itself in relation to vast economic changes. The entire downtown area, including the Northside neighborhood, is caught up in this struggle. I am not a strict preservationist-I love the new along with the old-but one thing is very clear to me-a historic collection of buildings is a huge asset to a city attempting to construct a workable, marketable identity with which to lure new investors and a diverse citizenry. The Northside is a part of the Dubuque Street Corridor-it offers many visitors their fIrst experience ofIowa City, and I can assure you that even people who think that aesthetics don't matter respond immediately and bodily to the visual appeal of a city-first impressions really do matter. Historical properties that are well maintained convey a sense of permanence and depth and solidity-which is something that even spectacular new architecture can never convey. I don't wish to bash our sister city, but you will probably recall when Coralville was recently attempting to "create" a town center that it didn't have they built fake colonial buildings precisely in an attempt to convey to newcomers, to potential citizens and investors, that very sense of history. What is sad is that new construction no matter how well done can never recreate history. I like those buildings in the ''City Center" (I believe that is what it is called), but they look and feel fàke-they are pseudo-historical-sort like a theme park's attempt to reconstruct an earlier era. Once inside those buildings, you will fmd there's absolutely nothing unique about them; you could be in any office in Anywhere, USA. Iowa City does not need to fàke its historical district: it still has one! The Northside's historical buildings add to the city's uniqueness and its diversity. This nomination to the Historical Registry will serve to protect one ofIowa City's most precious and irreplaceable assets. Now is the time to remember that whenever a historical building is destroyed-its cultural value-that cultural capital if you will-is gone forever. I'm sure you can tell by now that I could go on at some length about this topic, but I will relinquish the floor to someone else now. My husband and I work late on Thursday nights, and barring a miracle we will not be able to attend the upcoming hearing. Had I thought I could attend I would have spared you the novel and come to say these things myself. I really appreciate the work the council does-you will utterly determine the future of this city I love. You have the difficult task of balancing diverse interests-I thank you for your willingness to hear our point of view. Sincerely, f ~~ (/O£" s. P/~ Tama Baldwin and John Mann 629 North Linn Street Iowa City, Iowa 52245 September 2004 Michael Maharry Chair, Historic Preservation Commission Donald J. Anciaux Jr. Chair, Planning and Zoning Commission Council Members City ofIowa City 410 East Washington Street Iowa City, Iowa 52240 Re: Northside Historic Districts Dear Council and Commission Members: I am writing to express my support of the proposed local historic districts for the Northside of Iowa City. I encourage you to recognize the cultural as well as historical value of this area of the original town of Iowa City by recommending and passing a local ordinance for the proposed districts. Thank you. Yours truly, Name: Q :2:(") »-\ --,(~' C) " -jC) .;-.....,r- rn 5:0 $""'" j> Address: City: 10 v-'\. ({ 7 State: 1'" = s=> (./) rr1 -u I \.D 11 r- , m r---; "-....1 Þ T-: \.D N C1'I -- JILL R. GAULDING -' 225 E. Davenport Street Iowa City, IA 52245 (319) 248..0875 H (319) 335..9047 W September 7, 2004 Michael Maharry Chair, Historic Preservation Commission City of Iowa City 410 East Washington Street Iowa City, IA 52240 Re: Northside Historic Districts Dear Mr. Maharry: I am a Northside resident and I am writing to ask you to support the proposed historic districts in my neighborhood. Creating such districts will help to preserve a central part of Iowa City's history. Just as important, it will help to ensure that this neighborhood remains a diverse, pleasant, and healthy place to live, for people of all ages and backgrounds. Finally, it will help to preserve downtown Iowa City as a fun place to work and shop, by providing the downtown with a pedestrian customer base. Iowa City is justifiably famous for its friendliness, culture, and general livability. Thanks for helping to keep it that way. Sincerely yours, '- From: sfutrell <sfutrell @ mchsLcom> To: <sfutrell @ mchsLcom> Date: Thursday, September 9, 2004 4:46 PM Subject: FW: Iowa City historic district support Thu, Sep 9, 2004 4:47 PM 9 September, 2004 Dear Iowa City Council, We own and live in our house at 311 Fairchild Street in Iowa City. Like many of our neighbors, we are pleased and thrilled that our house and neighborhood have been selected to be part of the National Register of Historic Places. We hope that will also lead quickly to the designation of a local historic district. Our house is an 1896 single-family home in a mixed owner-occupied and rental residential neighborhood. We make an effort to maintain the property in good condition, and have recently had major renovation work done on the garage/outbuilding to stabilize and paint it. We are long-time Iowa City residents, and for the past 30 years have lived in various older neighborhoods. We also own a single-unit rental property in the Longfellow District. Part of what we enjoy and believe is unique and attractive about Iowa City are its older neighborhoods and the well-preserved homes available to both renters and potential homeowners. We are happy to support the proposed designation, and believe it will enhance and help to maintain our historic neighborhood while in no way inhibiting property owners from using the properties as they were intended. Please continue to support the recommendation of the State and National Register Nominations Review Committees, the State Historical Society of Iowa, and Friends of Historic Preservation, and designate our house and neighborhood as a local historic district. Thank you for your consideration, and for all of your efforts on behalf of Iowa City. Sincerely, Susan Futrell and Will Jennings 311 Fairchild St. Iowa City, IA 52245 319-337-7770 cc: Friends of Historic Preservation I. <:. Ht;f#r'J'" 'P,.e#¥""J,.."~c-,,IH,'$$'___ Page 1 of 1 -..-' September 2004 Michael Maharry Chair, Historic Preservation Commission Donald J. Anciaux Jr. Chair, Planning and Zoning Commission Council Members City of Iowa City 410 East Washington Street Iowa City, Iowa 52240 Re: Northside Historic Districts Dear Council and Commission Members: I am writing to express my support of the proposed local historic districts for the Northside of Iowa City. I encourage you to recognize the cultural as well as historical value of this area of the original town ofIowa City by recommending and passing a local ordinance for the proposed districts. Thank you. m~ Name:~\(~ fY:GfJ~ Address: Š Ci- 'f$v\~ * City: ~ ~~ State:!:Å Zip: 5Z¿ CfS · _____f September 2004 Michael Maharry Chair, Historic Preservation Commission Donald J. Anciaux Jr. Chair, Planning and Zoning Commission Council Members City of Iowa City 410 East Washington Street Iowa City, Iowa 52240 Re: Northside Historic Districts Dear Council and Commission Members: I am writing to express my support of the proposed local historic districts for the Northside ofIowa City. I encourage you to recognize the cultural as well as historical value of this area of the original town of Iowa City by recommending and passing a local ordinance for the proposed districts. Thank you. ":{5L~- L ì~1 µl;? Name:~,,~ E #-{W~ Address: ~/ 1- ~ Y'd..,{d. City=£í~ {, it¡ State::t:tf,- Zip: 5Z-Z 'ç- ð(1~ 3JF--l~ STAFF REPORT To: Planning & Zoning Commission Prepared by: Tokey Boswell, Planning Intern Item: REZ04-00022, 611 Hollywood Blvd. Date: September 15,2004 GENERAL INFORMATION: Applicant: City of Iowa City Contact Person: Bob Miklo Phone: 356-5240 Requested Action: Rezoning from 1-1, General Industrial Zone to CC-2, Community Commercial Zone Purpose: To eliminate a spot zone and harmonize permitted uses with neighboring properties. Location: 611 Hollywood Blvd. Size: 14,254 square feet (.33 acre) Existing Land Use and Zoning: Warehouse, 1-1 Surrounding Land Use and Zoning: North: South: East: West: VFW Hall and Mexican Restaurant, CC-2 Rental company storage lot, CI-1 Orscheln Farm & Home Supply, CC-2 Truck rental business and storage, CI-1 Comprehensive Plan: This property is part of the South Planning District, and is at the transition of general commercial and intensive commercial zones on the South District Plan 2002 land-use map. File Date: September 13, 2004 BACKGROUND INFORMATION: Prior to 1983, many of the parcels in this area were zoned M1, Light Industrial zone. In 1983, a community-wide rezoning effort labeled surrounding properties as CI-1, Intensive Commercial, and CC-2, Community Commercial zones. This parcel, which apparently housed a potato chip factory, was zoned 1-1 due to the industrial use present at that time. It has recently come to the City's attention that this is the only 1-1 parcel in the area, and that rezoning the property would eliminate a zoning "island". It is for this reason that the City is initiating the rezoning request. ANAL YSIS: Spot Zoning: Rezoning this property will eliminate what is potentially an existing "spot zone" in the community. Spot zoning occurs when a small area of land in an existing neighborhood is singled out and placed in a different zone from that of neighboring property. This problem 2 typically arises when a small parcel of property held by a single owner is permitted land uses not available to the adjacent properties. Those indicators are met in this circumstance, and there do not appear to be any physical characteristics that would necessitate a zoning pattern different from that of neighboring properties. Staff feels that this rezoning would eliminate an island, which is a warning flag for spot zoning. There is a tier of properties south of Highway 6, east of Gilbert Street, and west of Keokuk Street that is zoned entirely for commercial uses, with the exception of this parcel in the middle of that area. The General Industrial Zone (1-1) was intended to provide for the development of most types of industrial firms that may have been present in the past. That designation no longer seems appropriate for this area, given the current use of this and surrounding parcels, and the . zoning pattern in the area. There are two options for rezoning this property that would not result in ar:'lother spot zone: CI-1 or CC-2. The Comprehensive Plan and the South District Plan indicate this parcel as a commercial area, without more specific guidance. The Intensive Commercial Zone (CI-1) is intended to provide areas for those sales and service functions and businesses whose operations are typically characterized by outdoor display, storage and/or sale of merchandise, by repair of motor vehicles, by outdoor commercial amusement and recreational activities or by activities or operations conducted in buildings or structures not completely enclosed. This is the predominant zoning for property to the west and south of 611 Hollywood Blvd. The Community Commercial Zone (CC-2) predominates in the areas east and north of this property. It is intended to provide for major business districts to serve a significant segment of the total community population. In addition to a variety of retail goods and services, these centers may typically feature a number of large traffic generators. While these centers are usually characterized by indoor operations, certain permitted uses may have limited outdoor activities. The parcel in question does not have direct frontage on Hollywood Blvd. There is a shared driveway for this lot and the property to the north, coming off Hollywood. The two parcels a visitor would have to pass between in order to access the site (the VFW /Mexican restaurant and Orscheln's) are both zoned CC-2, as are the other parcels a visitor would pass as he approached on Hollywood. There is a clear separation between this parcel and the CI-1 use to the south, in the form of a chain-link fence that encloses the contractor yard there. No other CI-1 uses are visible from this property. Therefore, while this property could house intensive commercial uses, Staff feels that the CC-2 zoning is more appropriate. STAFF RECOMMENDATION: Staff recommends that REZ04-00022, a rezoning of approximately .33 acres located at 611 (615) Hollywood Blvd. from 1-1, General Industrial, to CC-2, Community Commercial, be approved. Approved by: ~~- Rdbert Miklo, Senior Planner, Department of Planning and Community Development S:\lnterns\UrbanPlanning\ln Progress\REZ04-00022, 611 Hollywood.doc W:rJIIIIIIIIIIPO <J. JJ [[[[IITll:]~ ~ l 7. 1 r ~ r-----L rUJ WJJ WlJ --j I :19 j t -1- ~ L , ~'" '-- ". '- I I 1 1 I I I UTI '- - ! - ,_ II 1'1 . -''!I- _ "_ _ I . l~'- :=::i 8 -' ~. f·¡:;::-:r:¢;!t I ~ Fl' . îJ ¡:: ::;J~#JIIill'o::illÌJ EITIJJ] a: -/ 1 I ~/ih-/ / Ii I í~ ~lmT T I I "'- ~ ~8IlIIJ§OIIIIIJ rTIlTlTTl1~ ~0 I ~ 'v ~ ~ / 'OIIIIIJ~ "'~ ~WlilliJI ~~ I 'if , " ¡æ::¡: i--:,~ C--c ~ /" EEgg:rn8~~. ~" Cu ~H~rE:~ ill .. 'iHl - =:= ~ ~ ~~ ill -,' ~B 3 ¡::: i?'\ r;:~ ] fllì I I' ' '7T1 0 I ~ -:= 0::J\-n-r: ;= too ~I I I I 7[] /, ~ =.=6 ~ t::: e ¿;¡n J(ff!J / ¡ =+3:::::::" rr '-- =: ~ _~ ~ f: ~ - Z\ 1rfr1\¡"7 - ~ __ f ~ / ¡ " A. = " = - 6 ;tj JJ:r' J l j- ....",," :: IiiIì ,<'" c-. - ~~ c-" '- -1 ~ «,.. Î. ) ~....., '----- ~ - - -~ \/,- ~ >-- .J-- - ."~ -~-" \. ~ I "0 g'- g ~ ill~-I I '- - æ -; ;- ~ ~~]l g ~ - a: Ii! 0 ~ ~ - ~ o ~ "l '-l~a T I ... _4 ~ J: -:ll 1 L 11- ~ l,,- 5 Qr-Cf " - i -1 - ~ " ~1 0 -r;=::;: ~-1~lJ' ~"£ ~ ~ f I '" ~~ ) //""c ~ - u ~~ ît --=~"~ t=: ç S § .. '" ~ ¡¡¡ Q. ~ =----- C\I C\I 8 o ~ o Cj a: t: en STAFF REPORT To: Planning & Zoning Commission Prepared by: John Yapp Item: SUB04-000012 General Quarters Final Plat Date: October 7 2004 GENERAL INFORMATION: Applicant: Mike Roberts Construction 15 Tarton Drive North Liberty, IA 52317 665-5601 Applicant's Engineer: MMS Consultants 1917 S. Gilbert Street Iowa City, IA 52240 351-8282 Applicant's Attorney: Phil Leff 122 S. Linn Street Iowa City, IA 52240 338-7551 Requested Action: Final Plat Purpose: To establish a 29-lot single family subdivision Location: South Sycamore Street, east of South point Subdivision Size: Approximately 24.12 acres Existing Land Use and Zoning: RS-5; Low Density Single-Family Residential Zoning is being processed Surrounding Land Use and Zoning: North: South: East: West: Residential, RS-5 Agricultural, IDRS Agricultural, RS-8 Residential, RS-8 Comprehensive Plan: The South District Plan indicates detached single-family development File Date: September 16, 2004 October 31, 2004 45 Day Limitation Period: 60 Day Limitation Period: November 15, 2004 2 BACKGROUND INFORMATION: The applicant, Mike Roberts Construction, is requesting a final plat of General Quarters, an approximate 24.12 acre, 29-lot single family subdivision on the east side of South Sycamore Street, south of Stanwyck Drive and Gable Street. This property was rezoned to RS-5, Low Density Single-Family Residential and a preliminary plat was approved this spring. ANAL YSIS: Conformance with preliminary plat: The subdivision consists of 29 lots located off of Gable Street, a local residential street extended from the south. The majority of the remainder of the property is in an outlot for future development. According to the conditions associated with the rezoning request for this property, additional development beyond the initial 29 lots on this property would not be permitted until the reconstruction of Sycamore Street is funded, and a connection to Sycamore Street can be made. The design of the final plat is consistent with the preliminary plat. Outlot A, an open space outlot adjacent to the Sycamore Greenway and Trail, will be dedicated to the City and will become part of the greenway. The outlot includes a trail connection from the Sherman Drive sidewalk to the Sycamore Trail. A pedestrian easement is also depicted at the west end of Sherman Drive - this will allow for a sidewalk connection to be made to a future Sycamore Street sidewalk once Sycamore Street is reconstructed. The developer is also required to construct the extension of Gable Street across the Sycamore Greenway, which is public property. Curb ramps and trail stop signs will be provided for the Sycamore Trail crossing of Gable Street. As part of the rezoning analysis, staff has recommended the subdivider pay $78.75 per linear foot of Sycamore Street frontage toward the reconstruction of Sycamore Street. This amounts to $2,894.68 per acre. These amounts were developed according to a formula developed by the Johnson County Council of Governments. The legal papers include provisions for these funds to be deposited with the City. The reconstruction of Sycamore Street is currently unfunded. One lot, Lot 10, is less than the. standard 8,000 square foot minimum lot size for a single family lot. Lots are permitted to be as small as 7,200 square feet under the 'averaging' provisions of the RS-5 zone (subsection 14-6D-2G(1». While this lot is less than 8,000 square feet, the averaging provisions are met, therefore this lot may be permitted. Storm Water Management fee: As noted above, the Sycamore Greenway was constructed to provide a regional storm water collection system for this area. In lieu of being required to construct individual storm water detention basins project by project, property owners and developers are required to pay a per-acre fee toward the Sycamore Greenway system as properties are developed. A portion of the cost of constructing the Sycamore Greenway is thereby recouped from the properties that drain into it. The fee is $2,775.68 per acre. Other development fees: Other development fees, including the sanitary sewer tap-on fee ($1,796.50 per acre) and water main extension fee ($395 per acre) are referenced in the legal papers. Ilcitynt\jyapp$\subdivisionsIGeneral Quarters final.DOC 3 Open Space: Based on this 24.12-acre subdivision, 0.57 acres of open space are required to be dedicated. The applicant has proposed 0.2 acres of open space adjacent to the Sycamore Greenway with the first phase. It is anticipated another approximate 0.2-acre parcel will be dedicated with the second phase - fees in lieu of land may need to be paid for the balance of open space not dedicated. Acceptance of this open space has been approved by the Parks and Recreation Commission. STAFF RECOMMENDATION: Staff recommends that SUB04-000012, an approximate 24.12 acre, 29-lot preliminary plat located east of South Sycamore Street be approved, subject to approval of legal papers and construction plans prior to City Council consideration. ATTACHMENTS: 1. Location map 2. Preliminary plat Approved by: ~. Robert Miklo, Senior Planner, Department of Planning and Community Development \\citynt\jyapp$\subdivisions\General Quarters final. 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" , ¡ ~:' ~-,~~ ël!1 '':;¡ ~~ i'i :¡~ 'i¡ ~: d "1ft - i ~. _I I ~! ~~) ~- @a:I2.1.IT.I.II2D.OO'. I ~I .... , ... ...... ", '" ~I b : , =' .,! I:): .; <'I§;I I .. ~ / ~' ~,~ 'r. I· " ,"-¡ ~ ; ......."'~ 122011r1 ~ I. 12C1. II ¡j ~..:/"" " . <'I§ '0: ;m. oo¡ ~I I ~ ..- --" . . ,.: D I ~" <'I, il : ¡ ::::l~~: _J! ·::i~':_~¡~i~.::.::::~.:::::,_:_!!.'.r~~.::::,-=.::.::~ ~ ~ ~ SCICm'OJ'E (ŒNT[RIJH[) ~ ~te. s. sy~ 5TRfeT ts -- ~~~ . '<Îf··1-~·[~1·b-I·-~·-~ur..-~·- J J~~ : @I .... ........ ....~.... .... I,i,l,.s:, I ___ 'I' "I)' L~~~1~~~~1~ 1 --- j J j' ï I ! ~ , I ~I -~ , I . i ~ , ~ i STAFF REPORT To: Planning & Zoning Commission Prepared by: Tokey Boswell, Planning Intern Item: SUB04-00029, Myrtle Ridge Date: October 13, 2004 GENERAL INFORMATION: Applicant: Mark Holtkamp PO Box 3284 Iowa City, IA 52244 319-594-1062 Contact Person: same as above Requested Action: Approval of preliminary and final plat for a three-lot subdivision of property located at 211 Myrtle Avenue. Purpose: To subdivide a single parcel into three lots to allow the construction of two duplexes. Location: 211 Myrtle Avenue Size: 23,360 square feet (.54 acres) Existing Land Use and Zoning: Single-family residence, RS-8 (Medium density single-family residential) Surrounding Land Use and Zoning: North: South: East: West: University of Iowa, Public, P Residential, RS-8 Residential, RS-8 Residential, RS-8 Comprehensive Plan: The Comprehensive Plan places this property in the Southwest Planning District. The District Plan indicates that the area is appropriate for single- family and duplex residential units. File Date: September 8, 2004 October 23, 2004 45 Day Limitation Period: BACKGROUND INFORMATION: This property is located at the intersection of Olive Street and Myrtle Avenue, which slopes down to Riverside Drive and the Iowa River. There is an existing house on the northwestern quarter of the lot. The applicant wishes to create three lots out of this parcel, one for the existing single- family home (5,692 square feet), and two others for new duplexes (8,762 and 8,754 square feet, respectively). In order to provide access to the two new structures, the applicant has proposed a shared driveway for all three lots off Olive Street. The applicant has also submitted an application 2 for a special exception to allow the shared driveway and common parking areas. The special exception will be reviewed by the Board of Adjustment on October 13. ANAL YSIS: This property is located in the Southwest Planning District. The Southwest District Plan land use map labels this property and all adjoining parcels as "Single-Family/Duplex Residential". Staff finds that the proposed subdivision would facilitate several of the district plan's goals for this neighborhood. The addition of two duplexes of different design will give the neighborhood a greater diversity of housing options than it has currently. The existing home at 211 Myrtle is an architectural anchor for the neighborhood, and retaining it will provide historic value to the subdivision. Staff feels that the proposed subdivision conforms to the goals of Comprehensive Plan of the City. Staff finds that the proposed lots conform to the dimensional requirements for single-family homes and duplexes in the RS-8 zone. Proposed lot areas exceed the minimum requirements. The plans submitted with the special exception application show that the proposed buildings meet or exceed the minimum requirements of the RS-8 zone. With the exception of a sidewalk on Olive Street, which is discussed below, staff finds that adequate infrastructure exists to serve this proposed subdivision, and that no public services need to be extended. Rather than each lot having a separate driveway, the applicant is proposing a common access easement and driveway that will provide access to Olive Street. It may also be necessary for some of the parking spaces to be in a share common parking area. Because of the grade of Myrtle Avenue Staff believes that the shared driveway is good alternative to having a driveway for Lot 2 onto Myrtle Avenue. Accordingly, a note should appear on the plat indicating that Lot 2 will have no direct vehicular access to Myrtle Avenue. The details of the shared parking and driveway will be reviewed by the Board of Adjustment and approval of the plat should be subject to Board approval of the special exception. There is currently a sidewalk on Myrtle Avenue but there are no sidewalks on Olive Street. Sidewalks are required as part of the subdivision improvements. However in this area the grade of the right-of-way would require an extensive retaining wall to provide sufficient room for a sidewalk and a mature tree would need to be removed to provide room for a walk. Section 14- 7A-7 allows the City Council upon recommendation of the Planning and Zoning Commission to waive certain requirements of the subdivision regulations. In most locations staff would not recommend waiving the requirement for sidewalks on a public street, but on Olive Street there is a very low likelihood that sidewalks will be installed on the other properties on this street within the next several years. There are only four other houses on the eastside of the street and seven on the west. Because Olive Street is a dead end, it has a relatively low traffic count for both pedestrians and motorists. Although it is never ideal for a residential street to not have sidewalks, the combination of factors in this case including low traffic volume, low population and difficult grade, would seem to warrant the waiver of the requirement to install a pubic sidewalk on Olive Street if an alternative means of pedestrian access to the new development is provided. In lieu of the public sidewalk on Olive, Staff recommends that a pedestrian access easement and sidewalk be provided from Lot 3 across Lot 2 to the public sidewalk on Myrtle Avenue. A stairway will likely be necessary to provide access from Myrtle Avenue to the proposed duplex. An access easement and common stairway will provide the occupants of the new development with pedestrian access to the public sidewalk on Myrtle Avenue without requiring extensive grading work and retaining walls on Olive Street. There currently is a garage for the existing house on the proposed Lot 3. It must be removed prior to issuance of a building permit for any of the lots in this subdivision, as it is impermissible 3 to have an accessory use prior to a permitted use. This subdivision will be subject to fees in lieu of neighborhood open space and the water main extension fee. The open space requirement for .54 acres in the RS-8 zone is 884 square feet. The fee will be for the fair market value of that quantity of land in this location. At $395 per acre, the water main extension fee is $211.72. All fees will need to be addressed in the legal papers for the final plat. STAFF RECOMMENDATION: Staff recommends that this application be deferred pending resolution of deficiencies. Upon resolution of these items staff recommends that SUB04-00029, a preliminary and final plat of Myrtle Ridge, a 0.54 acre, three-lot subdivision for property located at 211 Myrtle Avenue, be approved, subject to approval of a special exception to allow a shared driveway and parking areas by the Iowa City Board of Adjustment and approval of legal papers by the City Attorney Office prior to City Council consideration of the final plat. This recommendation includes a waiver of the installation of a public sidewalk on Olive Street provided that an alternative pedestrian access route be provided across Lot 2 from Lot 3 to Myrtle Avenue. DEFICIENCIES: 1. A note on the plat should indicate that Lot 2 will not have direct vehicular access to Myrtle Avenue. 2. In lieu of a public sidewalk on Olive Street a pedestrian access easement and sidewalk across Lot 2 should connect lot 3 to Myrtle Avenue. A IT ACHMENTS: 1. Location Map 2. 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