HomeMy WebLinkAbout03-18-2010 Planning and Zoning Commission
PLANNING AND ZONING COMMISSION
Monday, March 15,2010 - 6:00 PM
Informal Meeting
Iowa City City Hall
Lobby Conference Room
410 E. Washington Street
Thursday, March 18, 2010 - 7:00 PM
Formal Meeting
Iowa City 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. Annexation/Rezoning Items:
1. ANN10-00001 & REZ10-00002: Discussion of an application submitted by Johnson County
Agricultural Extension District for annexation and rezoning from County Agricultural (A) zone to
Institutional Public (P-2) zone for approximately 1.66 acres of property located west of Old Highway
218 (Oak Crest Hill Road SE) north of the Johnson County Fairgrounds.
2. ANN10-00002 & REZ10-00003: Discussion of an application submitted by Dealer Properties IC, LLC
for annexation and rezoning from County Agricultural (A) zone to Intensive Commercial (CI-1) zone for
approximately 5 acres of property located on the north side of Mormon Trek Blvd, northeast of its
intersection with Dane Road.
D. Urban Renewal Item:
Discussion of proposed Moss Green Urban Village Urban Renewal Plan for approximately 243 acres
of property located north of Interstate 80, west of Highway 1.
E. Consideration of Meeting Minutes: February 1 and February 4, 2010
F. Other
G. Adjournment
Informal
Formal
STAFF REPORT
To: Planning & Zoning Commission
Prepared by: Sarah Walz
Item: ANN10-0000l/ REZ10-0002
Date: March 18, 2010
GENERAL INFORMATION:
Applicant:
Johnson County Agricultural Extension District
4265 Oak Crest Hill Road SE
Iowa City, IA 52246
(319) 337-2145
Contact Person:
Gene Mohling
4625 Oak Crest Hill Road SE
319-337-2145
e-mail: mohling@iastate.edu
Requested Action:
Annexation and Rezoning
Purpose:
To allow the property to be incorporated into the City of
Iowa City
Location:
Lot 1 Johnson County Extension Service Subdivision.
Size:
Approximately 1.66 acres
Existing Land Use and Zoning:
Agricultural (County Zoning)
Surrounding Land Use and Zoning:
North:
South:
Agricultural - County Highway Commercial (CH)
Johnson County Fairgrounds - County
Commercial Agricultural (C-AG)
Industrial and undeveloped - (11)
Johnson County Fairgrounds - County
Commercial Agricultural (C-AG)
East:
West:
Comprehensive Plan:
South Central District Plan - publiC service/institutional,
within Iowa City Long Range Growth Boundary areas
File Date:
February 25, 2010
BACKGROUND INFORMATION:
The Johnson County Extension Office is requesting annexation to Iowa City. The property is currently
located in West Lucas Township and was previously part of the Johnson County Fair Grounds. A
subdivision creating the 1.66 acre lot was approved in September 2009. The Extension Service intends
2
to build a new office building on the property and will link to City water and provide a new septic system.
The proposed annexation would encompass that portion of Old Highway 218 S (Oak Crest Hill Road SE)
contiguous with the property, as well as a portion ofthe Crandic Railroad right-of-way. The City of Hills
recently severed the railroad from its territory.
While properties to the north and south of the County Extension are County property and will not be
included in the annexation, properties on the east side of Old Highway 218 are within city limits, which
extends south to Isaak Walton Road.
Subject to approval of the annexation, the applicant is also requesting approval for rezoning of this
property from County Agricultural to Institutional Public (P-2) zone.
ANALYSIS:
Annexation
The Comprehensive Plan has established a growth policy to guide the decisions regarding annexations.
The annexation policy states that annexations are to occur primarily through voluntary petitions filed by
the property owners. Further, voluntary annexation requests are to be reviewed under the following three
criteria.
1. The area under consideration falls within the adopted long-range planning boundary.
The area proposed for annexation falls within the adopted long-range planning boundary for Iowa City
and is included in the South Central District Plan as Public Service/Institutional use.
2. Development in the area proposed for annexation will fulfill an identified need without imposing
an undue burden on the City. Annexation of the property would be consistent with the growth and
development pattern in this part of the city. Water lines are in place and would be linked to by the
applicant. Sanitary sewer is not available and so the property would rely on a septic system until such
time as this service is extended.
3. Control of the development is in the City's best interest.
The property is within the Long-Range Planning boundary. Properties on the east side of Riverside
Drive are already within city limits.
The Comprehensive Plan states that voluntary annexation requests should be viewed positively when the
above conditions exist. In staff's view, these conditions have been met for this voluntary annexation
request. The proposed zoning and use are consistent with the Comprehensive Plan.
Zoning
The P2 zone provides reference to publiC uses of land owned or otherwise controlled by the State or
Federal government. The Johnson County Extension office is an extension of Iowa State University and
thus would appropriately be zoned P2.
Traffic implications and access & street design:
This property has direct frontage on Old Highway 218 (Oak Crest Hill Road), a major arterial street. To
minimize curb cuts onto Old Highway 218, at the time of subdivision approval, the City and County require
that the lot not have direct access. Access will be provided from the existing driveway for the fairgrounds
and an access easement is provided.
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To: Planning & Zoning Commission
Item: ANN1 0-00002/ REZ10-00003
GENERAL INFORMATION:
Applicant:
Owner:
Contact Person:
Requested Action:
Purpose:
Location:
Size:
Existing Land Use and Zoning:
Surrounding Land Use and Zoning:
Comprehensive Plan:
City Services:
File Date:
STAFF REPORT
Prepared by: Jacob Rosenberg, Planning Intern
Date: March 18, 2010
Dealer Properties IC, LCC c/o Dave Billion
3401 West 41st Street
Sioux Falls, South Dakota 57106
Phone: 605-362-3432
Email: david.billion@billionauto.com
John and Allie Dane
4082 Dane Road SE
Iowa City, Iowa 52247
Phone: 319-331-2114
Email: johndaneia@aol.com
David Larsen
277 Hickory Street
Kalona, Iowa 52247
Phone: 319-656-5271
Email: larsen@kctc.net
Voluntary Annexation and Rezoning
The applicant has indicated that the purpose of the
proposed annexation and rezoning is to allow for the
development of a car dealership.
North of Mormon Trek Boulevard and east of Dane
Road in Johnson County.
Approximately 5 acres
Farmland- County AG
North: Farmland & rural residential- County-AG & R
South: Farmland- County AG
East: Farmland and rural residential - County AG & R
West: Intensive Commercial, Undeveloped- CI-1
South Central Planning District - Office Park/Intensive
Commercial
City sewer and water are available at this location.
February 25, 2010
2
45 Day Limitation Period:
No limitation with annexation
BACKGROUND INFORMATION:
The subject property is described by the applicant as the west Y:z of the South 312.80ft of Lot 1
Meadowlark Hill Subdivision, Johnson County, Iowa. Lot 1 is owned by John and Allie Dane, and Lot
2 is owned by George Dane. Lot 1 consists of the northern and southern portion of the subdivision,
which is connected along the eastern property line. Lot 2 is situated in between Lot 1 and extends to
the western property line. Topographically, Lot 2 sits on the hill that divides the northern and
southern portions of Lot 1 .
In order for an annexation and rezoning of the subject property to occur, the property needs to be
subdivided. The subject property falls under Iowa City/Johnson County Fringe Area Agreement
which permits Iowa City to regulate the subdivision of land within two miles of the City's corporate
boundaries. The owner will need to apply to both Johnson County and the City to subdivide the
property in order to create a parcel to be annexed the City.
The applicant has included a concept plan with the application for annexation and rezoning. The
concept plan proposes the development of a car dealership in the requested Intensive Commercial
(CI-1) zone. This concept plan is an expansion of the previous concept plan provided by the
applicant and is associated with the conditional rezoning of a parcel abutting the subject property to
the west. City Council is in the process of rezoning the parcel west of the subject property (REZ09-
00011), which passed 6-1 in first consideration on March 2.
The applicant's first application for the rezoning of approximately 5.05 acres of property located at
Mormon Trek Boulevard, south of Eagle View Drive (REZ09-00011) required a Conditional Zoning
Agreement to ameliorate the potential negative impacts the proposed CI-1 zoning would have on
George Dane's property (Lot 2 of the Meadowlark Hill Subdivision). Staff and the Planning and
Zoning Commission recommended CI-1 zoning on the condition that landscape buffering and lighting
restrictions where placed in the CZA. The need for extensive buffering and screening measures was
deemed necessary, in part, because it is anticipated that George Dane will gift Lot 2 by deed to the
Iowa Natural Heritage Foundation.
ANALYSIS:
Annexation
The Comprehensive Plan has established a growth policy to guide the decisions regarding
annexations. The annexation policy states that annexations are to occur primarily through voluntary
petitions filed by the property owners. Further, voluntary annexation requests are to be reviewed
under the following three criteria.
1. The area under consideration falls within the adopted long-range planning boundary.
The area proposed for annexation falls inside the adopted long-range planning boundary for
Iowa City. The City completed a detailed district plan for this area, the South Central District
Plan, which identifies future land uses according to subarea. The subject property falls into
Subarea D of the South Central District and Fringe Area C of the Iowa City/Johnson County
Fringe Area Agreement.
2. Development in the area proposed for annexation will fulfill an identified need without
imposing an undue burden on the City.
3
Development in the area proposed for annexation fulfills an identified need for commercial
development and does not impose and undue burden on the City. The Plan recognizes the
importance of providing an adequate supply of commercial and industrial land in the South
Central District in order to provide developable land necessary for the city's continued
economic viability. The extension of Mormon Trek Boulevard was intended to create arterial
street access to industrial development areas that would be surrounded by commercial and
office uses. Capital investment in extending Mormon Trek Boulevard was aimed at
encouraging future development in the South Central District. The Iowa City/Johnson County
Fringe Area Agreement states that as applications are received to develop land contiguous to
Iowa City and within this portion of the City's growth area, the City will give favorable
consideration to the voluntary annexation of this land and its development for uses consistent
with the City's Comprehensive Plan. Annexation will not impose an undue burden on the City
because sewer and water utilities have already been installed along Mormon Trek Boulevard.
3. Control of the development is in the City's best interest.
It is in the City's best interest to control this land as it is the location where a major arterial
street extension exists. The Plan identifies a future land use scenario for the South Central
District and Fringe Area C which anticipates industrial and manufacturing uses north of
Mormon Trek Boulevard, south of the airport, and east of the subject property. Controlling
development of the subject property ensures the development of compatible land uses along
Mormon Trek Boulevard and implementation of the land use scenario envisioned in the
Comprehensive Plan.
The Comprehensive Plan states that voluntary annexation requests should be viewed positively
when the above conditions exist. In Staff's view, these conditions have been met for this voluntary
annexation request.
Rezoning
Compliance with the Comprehensive Plan:
The Comprehensive Plan and the South Central District Future Land Use Scenario support either
intensive commercial or office uses for the subject property. Office and intensive commercial zones
are used to attract employers and provide a compatible transition to possible industrial and
manufacturing uses identified in the South Central District Plan. The investment of public funds to
construct the extension of Mormon Trek Boulevard was done, in part, to create arterial street access
to the planned industrial development areas bordered by commercial and office uses. This capital
investment was meant to encourage future development in the South Central District that would
increase employment opportunities in the community. The South Central District Plan states that the
subject area provides opportunities for large lot development and is suitable for intensive commercial
uses with extensive outdoor storage needs.
Compatibility with Neiohborhood:
The subject property is bordered by a rural residential lot to the north, agricultural land to the east
and south and single family housing to the southwest along the west side of Dane Road. The South
Central District Future Land Use Scenario identifies the area to the south of the subject property as a
likely area for a medium density residential housing. The Plan anticipates the need for buffering
along the southern edge Mormon Trek Boulevard to ameliorate the negative impacts of commercial
and industrial uses on existing and future residential zones. As the City continues to annex areas
along Mormon Trek Boulevard, continued attention to landscape buffering and open space along the
southern edge of Mormon Trek will be important in providing an appropriate transition to future and
4
existing residential zones.
The close proximity of an intensive commercial use in relation to the future park north of the subject
property may warrant landscape buffering and lighting restrictions. Staff recommends the conditions
for this rezoning be consistent with conditions specified in the Conditional Zoning Agreement for
REZ09-00011 in order to ameliorate the potential negative impacts of this use on the neighboring
household and future park as well as to maintain consistency with the conditions imposed on the
neighboring CI-1 parcel.
Cross-Access Easement:
A cross-access easement is required between the subdivided parcels proposed in the application.
Cross-access easements provide the opportunity to minimize the number of access points along an
arterial street in order to maximize the traffic carrying capacity of the overall safety of the
transportation corridor. If a property with frontage along an arterial street is proposed to be
subdivided or redeveloped for any Commercial Use, a cross-access easement must be provided by
the property owner to all adjoining properties that front on the same arterial street that are or may be
developed as Multi-family, Group Living, Commercial, or Industrial Uses.
STAFF RECOMMENDATION:
Staff recommends that ANN1 0-00002 and REZ10-00003, an annexation to the City of Iowa City and
rezoning of approximately 5 acres of land from County Agriculture to Intensive Commercial, be
approved subject to the following conditions:
(1) A 20 foot wide buffer landscaped to the S3 standard, as defined by the Iowa City Zoning
Code, and including a mix of evergreen and deciduous trees planted to the specifications of
the City Forester; .
(2) All exterior lighting shall be mounted at a height not to exceed 30 feet above grade;
(3) Approval of a subdivision separating this property from the remainder of Meadowlark Hill
Lot 1.
DEFICIENCIES AND DISCREPANCIES
(1) A legal description of the property, and
(2) An application for subdivision.
ATTACHMENTS:
1. Location Map
2. Concept plan
Approved by: ~~
Robert Miklo, S~nior Planner,
Department of Planning and Community Development
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CITY OF IOWA CITY
MEMORANDUM
Date:
March 11, 2010
Re:
Planning and Zoning Commission
Wendy Ford, Economic Development Coordinator W--
Proposed Moss Green Urban Village Urban Renewal Area
To:
From:
Presented for the Planning and Zoning Commission's review is the proposed Moss Green
Urban Village Urban Renewal Plan. The urban renewal plan is proposed for the purpose of and
the prerequisite to establishing a tax increment financing district to finance projects within the
urban renewal area. State Code requires that prior to the City council holding a public hearing
on the urban renewal plan; the Planning and Zoning Commission review and submit a written
recommendation to the City Council regarding the urban renewal plan's conformity with the Iowa
City Comprehensive Plan.
Conformity with the Comprehensive Plan
The economic well-being goals outlined in the comprehensive plan are:
. Diversify and increase the property tax base by 1) encouraging the retention and expansion
of existing industry and 2) attracting industries that have growth potential and are compatible
with existing businesses;
. Increase employment opportunities consistent with the available labor force;
. Provide and protect areas suitable for future industrial and commercial development;
. Cooperate with local and regional organizations to promote economic development within
Iowa City;
. Improve the environmental and economic health of the community through the efficient use
of resources; and
. Consider financial incentives and programs to facilitate achieving the above goals.
The proposed urban renewal project area is near the interchange of Interstate 80 and Highway
One. The Iowa City Comprehensive Plan states that this area...
.. .provides one of the few opportunities for office research park development in Iowa
City. National Computer Systems (now Pearson, within the North Corridor Planning
District) and ACT (south of 1-80 in the North Corridor Planning District) are successful
examples of this type of development. With the tone set by these two companies and the
advantages of interstate exposure, land around this interchange should continue to be
preserved for office research park and research development park opportunities.
The designation of the urban renewal project area for office, research, production and/or
assembly uses is consistent with the Iowa City Comprehensive Plan.
Tax increment financing
For the Commission's information, the following explains how tax increment financing (TIF)
works and how TIF will be used in the Moss Green Urban Village Urban Renewal Area.
TIF is a mechanism used to finance projects within a designated urban renewal area. The
difference between taxes derived from unimproved and underdeveloped property and those
derived after its development is the "increment" of taxes which may be pledged by a city to retire
loans, advances, bonds, or other indebtedness incurred by a city or the developer in furtherance
March 12, 2010
Page 2
of the development. The TIF ordinance makes available to the city all the incremental tax
revenues for repayment of project related expenses. The incremental tax revenues include
those levied by and for other taxing jurisdictions, such as the county, school district, and
community college.
Chapter 403 of the Code of Iowa sets forth the provision of tax increment financing. To establish
a TIF program, a city must first prepare an urban renewal plan for a specific urban renewal area.
A city may designate an urban renewal area as either a "blighted," "slum," or "economic
development" area, each of which s defined in Chapter 403. In this instance, the urban renewal
area is designated an economic development area, which is defined as "an area of municipality
designed by the local governing body as appropriate for commercial and industrial enterprises."
The City's stated objectives for the urban renewal area are outlined in the urban renewal plan.
The urban renewal plan also explains why it is in the City's interest to establish this urban
renewal area. Communities are more and more called upon to make financial incentives and
program available to make a development site and the area attractive to potential new
businesses and business expansions. Other development sites in the area, which also target
office research park uses, make tax increment financing available to businesses that are looking
at those development sites. To assist with ensuring that this type of Iowa City development is
competitive, the City would make TIF available in the Moss Green Urban Village.
In addition to the Planning and Zoning Commission's review and recommendation, the City will
hold a consultation with representatives from the county, school district, and community college,
in order to provide these taxing entities with an opportunity to comment on the use of the
incremental tax revenues.
After the public hearing and the consultation with the affected taxing entities, the City Council
will concurrently consider adoption of the urban renewal plan, the TIF ordinance and a
developer's agreement. The TIF ordinance establishes the mechanism for separating the
incremental tax revenues from the base tax revenues. The developer's agreement will outline
more completely the City's obligations and the developer's obligations regarding development
within the urban renewal area.
Recommendation
Staff recommends that the Planning and Zoning Commission forward a written recommendation
to the City Council stating that the Moss Green Urban Village Urban Renewal Plan conforms to
the Iowa City Comprehensive Plan, which is the general plan for the development of the City of
Iowa City as a whole.
Attachments
Moss Green Urban Renewal Plan
Approved by:
~/6~~
Jeff avidson, Director
Department of Planning & Community Development
Moss Green
Urban Village
Urban Renewal Plan
CITY OF IOWA CITY, IOWA
APRIL, 2010
Table of Contents
Section 1 - Introduction
Section 2 - District Designation
Section 3 - Base Value
Section 4 - Urban Renewal Plan Objectives
Section 5 - Description of Urban Renewal Area
Section 6 - Type of Urban Renewal Activities
Section 7 - Proposed Projects
Section 8 - Conformance with Land Use Policy and Zoning Ordinance
Section 9 - Relocation of Families
Section 10 - Financial Data
Section 11- Urban Renewal Plan Amendments
Section 12 - Property Acquisition/Disposition
Section 13 - Consent to Include Agricultural Land
Section 14 - Effective Period
Addendum No. 1- Legal Description
Addendum No.2 - Moss Green Urban Village Urban Renewal Project Area Map
Addendum No.3 - Agricultural Land Consents
2
1. Introduction
This Urban Renewal Plan has been developed to help local officials promote economic
development in Iowa City, Iowa. The primary goal of the plan is to stimulate, through
public involvement and commitment, private investment in new commercial and
industrial development.
The goals outlined in this Moss Green Urban Village Urban Renewal Plan include the
following, which are also goals included in the Iowa City Comprehensive Plan - 1997,
as amended:
. Diversify and increase the property tax base by (1) encouraging the retention and
expansion of existing industry and (2) attracting industries that have growth
potential and are compatible with existing businesses;
. Increase employment opportunities consistent with the available labor force;
. Provide and protect areas suitable for future industrial and commercial
development;
. Cooperate with local and regional organizations to promote economic
development within Iowa City;
. Improve the environmental and economic health of the community through the
efficient use of resources; and
. Consider financial incentives and programs to facilitate achieving the above
goals.
In order to make development sites attractive to new and expanding firms,
communities are frequently called upon to provide financial incentives and programs.
Other development sites in the region, which already cater to commercial, office,
research, light production, and assembly uses, make tax increment financing available
to qualifying businesses. As is consistent with the Iowa City Comprehensive Plan, the
City has concluded it is in the interest of its citizens to encourage the development of
commercial, office and research development zoned land in order to provide
competitive development sites for commercial, office, research, light production and/ or
assembly uses. To assist with ensuring that this type of development site is
competitive, the City intends to make available the use of tax increment financing as a
means to finance the construction of some of the necessary public infrastructure
improvements within the Moss Green Urban Village Urban Renewal Plan Area,
referred to hereafter in this Plan as the Urban Renewal Project Area or Area. In
addition, the City may make available the use of tax increment financing to provide
direct grants, loans or rebates for qualifying businesses planning to locate in the Urban
Renewal Project Area.
3
To achieve the primary objectives of this Plan, the City of Iowa City shall undertake the
urban renewal actions as specified in this Urban Renewal Plan, pursuant to the powers
granted to it under Chapters 15A and 403 of the 2009 Code of Iowa, as amended.
2. District Designation
With the adoption of this plan, Iowa City will designate this Urban Renewal Area as an
economic development district that is appropriate for commercial and industrial
development.
3. Base Value
If the Moss Green Urban Village Urban Renewal Area is legally established and debt is
certified prior to December I, 2010, the taxable valuation within the district as of
January 1,2009 will be considered the "base valuation", If the debt is not certified until
a later date, the "base value" will be the assessed value of the taxable property in the
Urban Renewal Area as of January 1 of the calendar year preceding the calendar year in
which the City first certifies the amount of any debt.
4. Urban Renewal Plan Objectives
The overall goal of the Moss Green Urban Village Urban Renewal Plan is to formulate
and execute a workable program using public and private resources to develop the
Urban Renewal Project Area for uses generally allowed in commercial, office and
research park zones. Renewal activities are designed to provide opportunities,
incentives and sites for commercial and industrial development. Objectives for
development in the Urban Renewal Area include:
. To encourage and support development that will expand the taxable values of
property within the Urban Renewal Project Area;
. To plan for and provide sufficient land for new commercial and industrial
development in a manner that is efficient from the standpoint of providing services;
. To help finance the cost of constructing street and other infrastructure
improvements to support new development;
. To stimulate, through public action and commitment, private investment in new
commercial and industrial development;
. To encourage and support development that will result in job creation;
. To encourage the use of green technologies in infrastructure development, land use
and new buildings;
. To encourage the development of start-up firms and the attraction of new
businesses;
. To provide for the orderly physical and economic growth of the city;
4
. To enhance the availability of sites to accommodate the construction of industrial,
commercial, office, research park and associated uses;
. To assist with the provision of infrastructure to enable competitive land prices and
lease rates and thereby provide a more marketable and attractive investment
climate;
. To make public improvements as deemed necessary by the City to support new
industrial, commercial, office, research park and associated uses; and
. To provide financial incentives and assistance to qualifying businesses.
5. Description of Urban Renewal Area
The legal description of this proposed Urban Renewal Project Area is included in the
Plan as Addendum No.1 - Legal Description.
The location and general boundaries of the Moss Green Urban Village Urban Renewal
Plan Area are shown on Addendum No.2 - Location Map: Moss Green Urban Village
Urban Renewal Project Area. This area is approximately 243 acres.
6. Types of Urban Renewal Activities
To meet the objectives of this Urban Renewal Plan and to encourage the development of
the area, the City intends to utilize the powers conferred under Iowa Code Chapters
15A and 403 (2009) and financial incentives, including, but lot limited to, tax increment
financing. Activities may include:
1. To undertake and carry out urban renewal projects though the execution of
contracts and other instruments.
2. To make or have made surveys and plans necessary for the implementation
of the Urban Renewal Plan or specific urban renewal projects.
3. To make loans, forgivable loans, grants, or rebates to private persons or
businesses for economic development purposes on such terms as may be
determined by the Iowa City Council, in its sole discretion.
4. To provide for the installation of infrastructure and roadway improvements.
5. To use any or all other powers granted by the Urban Renewal Act to develop
and provide for improved economic conditions in Iowa City.
6. To encourage the incorporation of energy efficient building techniques such
as those specified in the Iowa Green Building Standards, or those attaining
5
LEED certification, through the use of tax increment financing, in the sole
discretion of the City Council.
7. Proposed Proj ects
Proposed projects involve activities necessary to facilitate growth in the Urban Renewal
Area and provide incentives to encourage new development to locate in the area.
Projects including water, sewer, street and other infrastructure may be constructed. In
addition, the City may consider providing direct or indirect financial incentives to
private persons or businesses as incentives to locate in the Area.
Private Site Improvements
Lot development may include, but is not limited to, design and construction of
buildings and building additions, grading for building construction and amenities;
paving and parking; landscaping; and on-site utilities. Tax increment financing may be
granted to be used by qualifying businesses to finance private site improvements.
Businesses incorporating energy efficient building techniques such as those specified in
the Iowa Green Building Standards, or those attaining LEED certification may be
eligible for additional tax increment financing, in the sole discretion of the City Council.
Public Infrastructure Improvements
Public infrastructure improvements may include, but are not limited to, public streets
and sidewalks, sanitary sewers, storm sewers, water distribution mains and open space
improvements. Tax increment financing may be available to finance the construction of
these improvements, at the City Council's discretion.
Financial Incentives
At the City Council's discretion, tax increment financing may be available for providing
direct grants, loans, or rebates for those qualifying businesses engaged in commercial,
industrial, office, research park and associated use activities allowed in the Urban
Renewal Project Area. The funds from the direct grants, loans, or rebates may be used
for, but are not limited to, financing the public and private site improvements.
Qualifying businesses and improvements shall be determined by the City Council in its
sole discretion.
6
8. Conformance with Land Use Policy and Zoning Ordinance
Comprehensive Plan
The Urban Renewal Project Area is part of the area near the 1-80 interchange with
Highway 1. The Iowa City Comprehensive Plan states that this area...
.. .provides one of the few opportunities for office research park development in
Iowa City. National Computer Systems (now Pearson) (within the North
Corridor Planning District) and ACT (south of 1-80 in the North Corridor
Planning District) are successful examples of this type of development. With the
tone set by these two companies and the advantages of interstate exposure, land
around this interchange should continue to be preserved for office research park
and research development park opportunities.
Iowa City has a general plan for the physical development of the City outlined in both
the Iowa City Zoning Ordinance and the Iowa City Comprehensive Plan - 1997, as
amended. The goals and objectives of this Urban Renewal Plan are consistent with the
goals and land use policy contained in the Zoning Ordinance and Comprehensive Plan,
which were identified and adopted as part of the planning process.
Current Zoning
The Project Area's present zoning designation is ID-ORP, Interim Development - Office
Research Park, and is consistent with this Urban Renewal Plan. The proposed zoning,
whether Office Research Park (ORP) or Research Development Park (RDP), is also
consistent with this Plan.
Current and Proposed Land Uses
The area is comprised of approximately 243 acres of developable land. The proposed
land uses include commercial, industrial, office, research, light production, and/or
assembly purposes, which are consistent with the proposed zoning.
9. Relocation of Families
Though the Moss Green Urban Village Urban Renewal Plan does not anticipate the
need to relocate families, as there is no current residential area within the Plan, in the
event that such needs arise the City will consider provisions for the relocation of persons,
including families, business concerns and others who could be displaced as a result of
improvements to be made in the designated Urban Renewal Project Area.
7
10. Financial Data
1.
Constitutional Debt Limit:
$ 136,552,095
2.
Current general obligation debt:
$ 84,995,000
3. Proposed amount of indebtedness to be incurred: A specific amount of tax
increment debt to be incurred (including direct grants, loans, advances,
indebtedness, or bonds) for projects over time has not yet been determined. The
City Council will consider each request for financial assistance or a project
proposal on a case-by-case basis to determine if it is in the City's best interest to
participate. It is estimated that the City's cost for initial anticipated projects
discussed herein will be in the $10 to $15 million range.
11. Urban Renewal Plan Amendments
This Urban Renewal Plan may be amended from time to time to include change in the
area, to add or change land use controls or regulations, to modify goals or types of
renewal activities, or to amend property acquisition and disposition provisions.
If the City of Iowa City desires to amend this Urban Renewal Plan, it may do so after
providing public notice, holding a public hearing on the proposed change, and
undertaking other required actions, all in conformance with applicable state and local
laws.
12. Property Acquisition/Disposition
Other than easements and right-of-ways, no property acquisition by the City is
anticipated.
13. Consents to Include Agricultural Land
As the Moss Green Urban Village Urban Renewal Area contains land that is being used
for agricultural purposes as defined by Iowa Code Section 403.17(3), the property
owners of such land have executed consents to allow the City to include real property
defined as" Agricultural Land" within the Urban Renewal Area. These Consents are
attached as Addendum No.3.
8
14. Effective Period
This Urban Renewal Plan will become effective upon its adoption by the City Council of
Iowa City and will remain in effect as a plan until it is repealed by the City Council.
With respect to any property covered by this plan which is included in an ordinance
which designated that property as a tax increment area, the use of incremental property
tax revenues, or the" division of revenue", as those words are used in Chapter 403 of
the Code of Iowa, is limited to twenty (20) years from the calendar year following the
calendar year in which the City first certifies to the County Auditor the amount of any
grants, loans, advances, indebtedness or bonds which qualify for payment from the
incremental property tax revenues attributable to that property. However, the use of
tax increment financing revenues (including the amount of grants, loans, advances,
indebtedness or bonds which qualify for payment for the division of revenue provided
in Section 403.19 of the Code of Iowa) by the City for activities carried out under the
Urban Renewal Plan shall be limited as deemed appropriate by the board and
consistent with all applicable provisions of law.
9
Addendum No.1
Legal Description of the
Proposed Urban Renewal Proj ect Area
Consisting of a tract of land described as follows:
MOSS-GREEN URBAN VILLAGE
A part of the subdivision of the Northeast One-Quarter of Section 35, Township 80
North, Range 6 West of the Fifth Principal Meridian, Johnson County, Iowa, as recorded
in Plat Book 1 at Page 11 in the Records of the Johnson County Recorder, Johnson
County, Iowa, more particularly described as follows: Lots Four (4), Five (5) and Ten
(10) and the South nine (9) acres of Lot Six (6), and the South 12-1/2 acres of Lot Eight
(8), all of the subdivision of Northeast Quarter of Section 35, Township 80 North, Range
6 West of the Fifth Principal Meridian, Johnson County, Iowa, containing 60.67 acres,
more or less; and
All of the Northeast Quarter of the Southeast Quarter, a part of the Southeast Quarter of
the Southeast Quarter lying North of the Interstate 80 Right-of-Way line and the East
63.75 acres of the West Half of the Southeast Quarter lying North of the Interstate 80
Right-of-Way line, all of said Section 35, Township 80 North, Range 6 West of the Fifth
Principal Meridian, Johnson County, Iowa, being more particularly described as
follows: BEGINNING at the East Quarter Corner of Section 35, Township 80 North,
Range 6 West of the Fifth Principal Meridian, Johnson County, Iowa;
THENCE South 00046'46" East, a distance of 1,980.54 feet to the North Right-of-Way line
of Interstate 80;
THENCE South 82024'15" West, along the North Right-of-Way line of Interstate 80, a
distance of 646.23 feet;
THENCE continuing west along the North Right-of-Way line of Interstate 80, North
88011'05" West, a distance of 1,731.77 feet;
THENCE North 00054'55" West, a distance of 2,023.65 feet to the North line of the
Southeast Quarter of said Section 35, Township 80 North, Range 6 West of the Fifth
Principal Meridian, Johnson County, Iowa;
THENCE South 89041'57" East, along said North line of the Southeast Quarter of Section
35, Township 80 North, Range 6 West of the Fifth Principal Meridian, Johnson County,
Iowa, a distance of 2,376.88 feet to the POINT OF BEGINNING, containing 111.22 acres,
more or less; and
HILLS BANK & TRUST and NEAL N. LLEWELLYN:
The Southwest Quarter of the of the Northwest Quarter of Section 36, Township 80
North, Range 6 West of the Fifth Principal Meridian, Johnson County, Iowa and that
portion of The Southeast Quarter of the of the Northwest Quarter of Section 36,
Township 80 North, Range 6 West of the Fifth Principal Meridian, Johnson County,
Iowa lying West of Iowa Highway 1 (North Dodge Street) containing 71.35 acres, more
or less.
10
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Addendum No.3
Property Owners' Consents to Include Agricultural Property
Within Proposed Urban Renewal Project Area
12
MINUTES
PLANNING AND ZONING COMMISSION
FEBRUARY 1, 2010 - 6:00 PM -INFORMAL
LOBBY CONFERENCE ROOM, CITY HALL
PRELIMINARY
MEMBERS PRESENT:
Ann Freerks, Charlie Eastham, Michelle Payne, Elizabeth Koppes,
Wally Plahutnik, Josh Busard
MEMBERS ABSENT:
Tim Weitzel
STAFF PRESENT:
Karen Howard, Jake Rosenberg
CALL TO ORDER:
The meeting was called to order at 6:00 p.m. by Chairperson Ann Freerks.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
None.
REZONING ITEM:
REZ09-00011: Discussion of an application submitted by Dealer Properties IC, LLC for a
rezoning from Commercial Office (CO-1) zone to Intensive Commercial (CI-1) zone for
approximately 5.05 acres of property located on Mormon Trek Boulevard, south of Eagle
View Drive.
Rosenberg noted that a new site plan was supplied by applicant today and shows 20'-0
landscape buffer on the applicant's side of the property line. Plahutnik asked where the
property line was in relation to the top of the hill. Rosenberg stated that he would clarify that at
the formal meeting on Thursday.
Howard stated that the Commission should be careful not to tie the rezoning to this specific site
plan, since the requested zoning would allow a variety of different land uses over time that may
have different parking, landscaping, lighting, and signage needs. Any conditions placed on the
rezoning should be general enough that they could be applied to any use that would locate on
the property under the requested zoning.
Commission members had a number of questions with regard to the proposed site plan,
including the height of the speaker pole and why speakers would be necessary in this age of
cell phones; where the cars would be unloaded off the car carriers; whether the Parks and
Recreation Department have a plan in place for the future park; whether the trees proposed as
a buffer would impede the views from the future park; whether the parking lot as shown would
comply with zoning requirements for large parking lots. Howard clarified that since there is not
yet a park in place and it is so uncertain when this area might become a park, that the Parks
Planning and Zoning Commission
February 1, 2010 - Informal
Page 2 of 3
Department does not yet have a plan for the park. Howard also stated that for zoning purposes,
much of the "parking area" shown on the plan would actually be considered outdoor display and
would be subject to different standards than a typical parking lot.
Rosenberg clarified that Eagle View Drive is not a dead end road, but intersects Dane Road.
However, south of this intersection Dane Road is abandoned.
The Commission asked about what the projected height of the trees would be at maturity.
Howard stated that the S3 standard contains suggested species that would achieve a height of
approximately 15-20 feet. The required height for S3 screening is a minimum of 6 feet.
Rosenberg stated that some of the species suggested would grow to an estimated height of 30
feet.
Several Commissioners stated that they had visited the site. Eastham stated that from his
observation the main feature of the proposed parkland would be its vista-like views given its
location at the top of the hill. He wondered if the proposed trees would block that view and
whether or not that would be a good thing.
It was noted that the length of the buffer area along the east boundary was not the entire length
of the lot line as was previously discussed.
There was general discussion about standards that might be considered for a conditional zoning
agreement. Staff emphasized again that any conditions be general in nature and tied to a
specific public purpose, given that this area is intended for commercial development. Howard
noted that the City had invested a considerable amount of money in the construction of Mormon
Trek Boulevard with the intent of encouraging commercial and industrial development in the
area. Need to balance the value of the park use at some unknown point in the future with the
present request of the applicant.
Payne asked what the typical height of light poles was for other car dealerships in the area.
Staff clarified what the standards were in the zoning code with regard to light trespass, pole
height, and total light output for the site and noted that if they receive an exception to exceed
the maximum light output, they would have to dim or turn off these extra lights after close of
business or 11 pm whichever comes first.
Plahutnik suggested that they list the items that might be possibilities for a CZA. Issues that
were noted by the Commission included an enhanced landscape buffer and specification on the
length of the buffer on the east boundary, lighting standards, clarification of where the unloading
zone would be on the site, and clarification on where the designated access points are for the
property.
ADJOURNMENT:
The meeting was adjourned at 6:45 p.m.
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MINUTES
PLANNING AND ZONING COMMISSION
FEBRUARY 4, 2010 - 7:00 PM - FORMAL
CITY HALL, EMMA J. HARVAT HALL
PRELIMINARY
MEMBERS PRESENT:
Ann Freerks, Charlie Eastham, Michelle Payne, Wally
Plahutnik, Elizabeth Koppes, Josh Busard, Tim Weitzel
MEMBERS ABSENT:
None
STAFF PRESENT:
Sarah Walz, Jake Rosenberg, Sara Greenwood Hektoen
OTHERS PRESENT:
Dave Larsen, Jane Driscoll, Jim Dane
RECOMMENDATIONS TO CITY COUNCIL:
The Commission voted 7-0 to recommend approval of REZ09-00011, an application
submitted by Dealer Properties IC, LLC for a rezoning from Commercial Office (CO-1)
zone to Intensive Commercial (CI-1) zone for approximately 5.05 acres of property
located on Mormon Trek Boulevard, south of Eagle View Drive subject to:
1) the establishment of a 20-foot landscape buffer to the S-3 standard that runs
along the eastern property line south from Eagle View Drive and which includes a
mixture of evergreen and deciduous trees in a spacing deemed healthy in
consultation with the City Forester; and
2) to a height limit for any outdoor light fixtures of no more than 30 feet above grade
level.
CALL TO ORDER:
The meeting was called to order at 7:02 p.m. by Chairperson Ann Freerks.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
None.
REZONING ITEM:
REZ09-00011: Discussion of an application submitted by Dealer Properties IC, LLC for a
rezoning from Commercial Office (CO-1) zone to Intensive Commercial (CI-1) zone for
approximately 5.05 acres of property located on Mormon Trek Boulevard, south of Eagle
View Drive.
Freerks noted that there had been problems with the public being able to hear comments made
by the Commissioners at the previous meeting. She asked that Commissioners be sure to
speak directly into their microphones to help alleviate that problem.
Planning and Zoning Commission
February 4, 2010 - Formal
Page 2 of 15
Eastham noted that he had had ex parte communication with Bob Dane while visiting the site
and the prospective park land. He disclosed that he had received clarification from Dane about
the boundaries of the prospective park, and that Dane had asked him for clarification on the
types of uses that can be located in an Intensive Commercial (CI-1) zone.
Rosenberg attempted to clarify a number of issues and questions that had resulted from the last
formal meeting. Rosenberg explained that in 2006 the owner of the property, James R. Davis,
sought rezoning from CI-1 to CC (Community Commercial) for a larger area that included the
subject property. During the course of a Planning and Zoning Commission meeting at that time,
it was decided to amend the application to request Commercial Office (CO) zoning for at least
part of the property. Part of the rationale for this was because PIP Printing did not want its
building to have non-conforming status, and part of this was because of the enhanced visual
appearance a CO-1 zone might have over a CI-1 zone. At a subsequent meeting, the applicant
decided to request CO-1 zoning for the entire area, rather than leaving some lots as CI-1. At
that time, staff reiterated that both CI and CO zoning were in compliance with the
Comprehensive Plan for that area. The Planning and Zoning Commission unanimously
recommended approval, and the City Council approved the rezoning.
Rosenberg explained that in 2005, the Dane parkland proposal was unanimously accepted by
the Iowa City Parks and Recreation Commission. The proposal included 17 acres of land
southwest of the airport and east of Dane Road as parkland. The property will continue to be
held by the family until there are no grandchildren of Margery and George Dane who wish to
maintain it. At that time, Rosenberg said, the entire site will be gifted by deed to the Iowa
Natural Heritage Foundation, who will turn over management of the property to the Iowa City
Parks and Recreation Commission. The site can only be used as a park and recreation area in
accordance with Dane family's proposal.
Rosenberg noted the Commission's previously expressed concerns about the compatibility of a
car dealership located in the immediate vicinity of the proposed parkland. He said that the
Parks and Recreation Commission had been aware at the time it approved the parkland
proposal that the park would be located in a commercial and industrial area. Mike Moran,
Director of Parks and Recreation, has indicated that so long as appropriate landscape buffers
and other ameliorating effects are in place he does not object to the proposed zoning change.
Rosenberg next offered a comparative analysis of the current and proposed zonings for the
subject property. He noted that the property is currently zoned CO-1, which provides specific
areas where office functions, compatible businesses, apartments and certain public/semi-public
uses may be developed. This zone can serve as a buffer between residential areas and more
intensive commercial or industrial areas.
The applicant has requested CI-1 zoning for the area. This zone provides areas for sales and
service functions which are typically characterized by outdoor display and storage of
merchandise, the repair and sales of large equipment of motor vehicles, outdoor commercial or
amusement activities, or by operations conducted in semi-enclosed structures. The zone limits
the types of retail trade that can be in this zone in order to provide opportunities for more land-
intensive commercial operations. The zone is also intended to prevent conflicts between retail
traffic and industrial truck traffic. Rosenberg noted that special attention is to be directed toward
buffering adjacent residential areas from the negative aspects of the uses allowed in this zone.
Rosenberg said that the advantages of CO-1 zoning to CI-1 zoning for a property adjacent to a
park involve issues like lighting, traffic, aesthetics, and noise. The CO-1 zone, Rosenberg said,
is specifically designed to serve as a buffer between residential and more intensive commercial
Planning and Zoning Commission
February 4, 2010 - Formal
Page 3 of 15
uses, whereas the CI-1 zone is not. Because of this, the CQ-1 zone has design guidelines that
limit or exclude commercial activities that require outdoor storage, display lighting, and frequent
customer traffic.
Rosenberg noted that additional requirements could be placed on the rezoning to CI-1 that
would make uses allowed in the zone more compatible with residential and parkland uses. He
noted, however, that at the time the Dane property was accepted as parkland by the Parks and
Recreation Department, both parties were aware that the surrounding areas were designated
for intensive commercial and industrial uses.
Rosenberg said that the airport had been contacted in regard to the concern expressed by a
member of the public that a car dealership's lighting might pose a hazard to pilots attempting to
land and take off at the Iowa City Airport. The airport manager noted that the nearby Honda
Dealership, which is actually closer to the airport than the subject property, had posed no
problems to date and that he anticipated no problems with a similar lighting scheme.
Rosenberg noted that when a building permit is applied for the building officials will review the
lighting plan.
In regard to Commissioner questions as to the availability of other already appropriately-zoned
area in the city, Rosenberg acknowledged that there were a few commercially zoned properties
in the area that would be able to site car dealerships. He said that there are vacant parcels in
the CI-1 and CC-2 zones near the intersection of Highway 1 and Interstate 218. However, the
size of the available parcels presents an obstacle. The applicant has indicated that at least five
acres are needed to site this dealership. The largest vacant parcel in the area is approximately
3.5 acres. All available locations would require the acquisition of two or more parcels. The land
on the west side of Mormon Trek adjacent to the Honda dealership that had been suggested is
actually zoned CH-1. In order to make it viable as the location of a car dealership, the zoning
would have to be changed.
In response to a Commissioner's question regarding the ways in which this rezoning might
benefit the city, Rosenberg explained that one benefit to the city would be in the clustering of car
dealerships. Rosenberg said that the general location offers high visibility, large parcels of land
and access to major highways. Additionally, such clustering of dealerships is known to lower
shopping costs for consumers and increase sales for dealerships. Staff also feels that
maintaining an adequate supply of CI-1 and 1-1 land is necessary for the City's future economic
viability. These zones attract employers to the area, and can provide a transition area for land
near industrial uses. Rosenberg pointed out that the reason the City invested in the extension
of Mormon Trek was to create arterial access to the planned industrial development area.
Rosenberg addressed the question of the access easement that appears to give direct access
to Mormon Trek from the subject property. He said the access easement was part of a final plat
for this property from 2005 and was meant to serve two parcels that had been joined. The
easement would provide combined access to the whole area.
Rosenberg said that the length of the area for which staff had recommended a buffer is
approximately 255 feet. He said that the idea was not to buffer beyond that as it was likely the
property to the south would be developed. Rosenberg said that he thought the car dealership
might be interested in expanding into that parcel at some point, but that Dave Larsen could
better address that.
Rosenberg noted that the site plan is a concept plan. He said that staff does not recommend
the option discussed about having 10 feet of buffer on Dane property and 10 feet of buffer on
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February 4, 2010 - Formal
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the subject property; rather, staff recommends a 20 foot landscape buffer on the subject
property along the property line with the proposed parkland. Rosenberg said the site plan
shows a 3-foot hedge on Eagle View Drive; the proposed lighting is shown as being 20 feet tall.
Rosenberg said that if the Commission wished to have these features as requirements then
they would need to be included in a Conditional Zoning Agreement (CZA).
Rosenberg said that Staff continues to recommend approval of the rezoning subject to a 20-foot
wide landscape buffer being provided on this property along the property line with the proposed
park. If the Commission would like to include other conditions in regard to lighting, signs,
additional landscaping, outdoor speakers or other minimizing effects, those conditions should be
included in a CZA.
Greenwood Hektoen noted that the Commission did not have jurisdiction to require a buffer on
any property other than the subject property. She noted that the Commission could not require
or enforce a 10-foot buffer on the Dane property.
Koppes asked if this property consists of two lots or one lot. Rosenberg said that it is actually
two lots, as it has been subdivided. Koppes noted that the staff analysis talks about the
difficulty of combining two parcels as it relates to the car dealership locating elsewhere in the
area; however, Koppes pointed out, that is already being done in this case. Greenwood
Hektoen said that the parcels in question are already under common ownership. Rosenberg
said he did not know if there were other suitable places in the area that were also under
common ownership.
Eastham asked if staff felt the access easement would or would not be appropriate for the
proposed rezoning. Rosenberg said it would be appropriate because it would provide access
with the fewest number of curb cuts possible.
Busard asked if PA systems are addressed under the zoning code. Walz said they are
addressed under the noise ordinance, which is regulated through the building department as a
part of the permitting process. Busard asked if this meant there were standards set. Walz said
there are standards set and limitations placed on different types of uses. Busard asked what
the restrictions were in the case where the uses were adjacent to a residential property. Walz
said that the idea is that one would not be projecting a noise so loudly that it is disturbing
another property. Walz said that it could be audible from another property, but would be kept
below a certain level and would have time limitations put on it. Busard said the "short of it" is
that there are standards on the books that apply to the proposed site; Walz said there are.
Eastham said he wished to look at the lighting standards that Walz had passed out prior to the
meeting. He asked if it was true that the light trespass provisions in 14-5G-4c would apply to
this parcel without any further action on the part of the Commission or City Council. Walz said
she assumes that it does apply.
Greenwood Hektoen clarified that while there is a home out there, it is zoned Agricultural, not
Residential.
There were no further questions for staff, and Freerks opened the public hearing.
Dave Larsen, address not given, spoke on behalf of the applicant. He noted that the group that
is currently developing the property is not the same developing group as that which originally
had the zoning changed from CI-1 to CO-1. That group was John Dane and the Jim Davis
family. Larsen said that it is not actually the developer that is applying for the current zoning
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February 4,2010 - Formal
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changed, but the auto dealer. He said he just wanted to make clear that it was not that
someone was changing their mind about the zoning; different people were making the request.
Larsen said he would attempt to address questions that arose in the informal meeting.
He said the lights can be lowered, but that engineering had informed him that if they are lowered
then more lights would be needed. He said they are not necessarily against that, but that there
would have to be a balance. He said that the dealership would be doing a lighting analysis on
the property as a part of the building requirements.
Larsen said that he had spoken with the engineer, and the speakers can be lowered if the
Commission desires to do so. He said that the sound can be set at a certain decibel level.
Larsen noted that the sound system at the current Honda dealership actually has speakers on
the Dane side of the building which point directly at the Dane home. Larsen said he spoke with
the manager Dave Billion and was told that those speakers can be redirected if turned off.
Freerks noted that that was not something the Commission could include in a CZAr but that it
was a very good thing for Larsen to take on himself to work out. Larsen said those actions
would be taken regardless of the outcome of the zoning for the subject property.
Larsen noted that the length of the buffer will be 266 feet; it had been approximated at 300 feet
on earlier occasions.
Larsen said that trucks will not actually be parking and unloading on Eagle View Drive. He said
that in the past the Honda Dealership has unloaded on Mormon Trek, but that the new
dealership and the Honda Dealership will both be unloading cars on their own property. Larsen
said that if a truck is extra heavy, then caution needs to be taken. He said that care would have
to be taken that the driveway could withstand it, as the street is much thicker than a driveway.
He said that there may be occasions where trucks unload in the street, but that will be an
exception, not the norm. Larsen noted that even if Eagle View is blocked every once in awhile,
the Danes could still use Grace Drive to get out to Highway 1.
Larsen noted that the lights will be turned down lower at whatever time is required by code. He
said that if there are problems with that, then the manager would be happy to sit down with the
Danes and try to work something out. Larsen explained that it is in the car dealership's own
best interest to be a good neighbor, and lhey want to be one.
Larsen passed out a handout of the George and John Dane properties. Larsen said they want
to put in a 60 foot easement to get from John Dane's property to Mormon Trek. He said this
would improve access to the park once the adjacent property becomes parkland.
The Billions have indicated that they would be willing to donate trees to the parkland that could
serve as additional buffer. The trees would be planted now so that in 20 or 30 years when the
property becomes a park, they will have grown enough to provide buffer. He said the applicants
would budget in 40 or more trees to donate to the park.
Larsen asked of the Commission had any questions.
Busard asked if Larsen had said that the two parcels in question were once part of the Dane
farm. Larsen explained that the lots did not belong to the Danes; however, John Dane is part of
the development because he joined the Davis family to develop the area. He noted that the PIP
Printing lot had been owned partially by John Dane and partially by the Davis family.
Greenwood Hektoen asked Larsen to address the issue of a 10-foot buffer versus a 20-foot
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February 4, 2010 - Formal
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buffer. Larsen said he had spoken with Miklo about the issue, and that while the Danes were
accepting of 1 O-feet of buffer on each property, Miklo had indicated that the full 20-feet of buffer
needed to be on the subject property. Larsen said they would be open to having 30-feet of
buffer with 10-feet on the Dane property, with the trees being planted by the applicant.
Greenwood Hektoen said that such an arrangement would be beyond the Commission's scope.
Larsen agreed, but said that the applicant could negotiate it with the Danes separately.
Plahutnik asked where the subject property ended in relation to the abrupt hillside. Larsen
explained that the buffer is the location of the old Dane Road. Larsen said that half of the road
had been the Davis family's and half had been George Dane's. He said there is approximately
a 16 foot drop from the top of that.
Larsen said there is an odd-lot piece where the easement is, and John Dane is definitely
attempting to get the applicant to purchase the southern property. He said that he would
probably be back before the Commission to request annexation of that property in the future.
Eastham asked if he was suggesting that the odd-lot piece would become part of the car
dealerships and Larsen said it would not at this time but they would like it to be in the future.
There were no further questions for Larsen.
Jane Driscoll, no address given, said that she speaks on behalf of her grandfather, George
Dane, who owns the property at 4120 Dane Road Southeast; the property is directly across
from the property under review. She said she was joined by other members of their family,
including her parents who reside at the home at 4120 Dane Road; a home her grandparents
built in 1948.
Driscoll explained that the property is a family residence that will eventually become a park.
She said that in addition to a family home, the property has a grape vineyard, flowering trees
and bushes, walnut and oak trees, farm crops, livestock, and stunning vistas of the area as the
elevation is the highest in the area. Driscoll briefly outlined a program she had seen on national
parks and the preservationists, including Teddy Roosevelt, who had created that system for all
posterity. She said that every turn, the preservationists had to battle commercial and
development interests, but in the end they prevailed and the nation owes them a debt because
of it. Driscoll said that her grandfather believes that we are tenders of the land for a short time,
that the land is a gift, and that mindful care must be taken of it. She said that her grandfather
had the foresight to designate the property as a park so that the world could enjoy its graces.
She said they accept as a given the fact that the property surrounding the park will be
developed as time goes by. However, their concern is securing the best neighbor scenario for
the surrounding property and the future park. Driscoll said that car dealerships and residential
or park uses do not mix well. She noted that agricultural uses and car dealerships also do not
mix well because of all of the dust that would settle on the new cars.
She said that while the lighting design has been revised to have shorter directional lights on the
north and east sides of the property, the lighting on the south edge are proposed to be 30 feet
tall. Those lights will be oriented to the north and northeast in order to illuminate the car lot;
however, that is also the direction of the Dane residence. Driscoll asked how these lights would
be shielded to prevent trespassing or spilling onto their property. Driscoll asked if iights that are
placed at mid-height on the pole and pointed downward would not be more compatible with the
nearby residence, at least for after-hours lighting. She said that the family is requesting lighting
restrictions similar to those required in the airport zone.
Driscoll said that noise is also a concern, as the proposed speaker system appears to be similar
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February 4, 2010 - Formal
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to those currently installed at the nearby Ford and Honda dealership. The existing speakers are
farther away from their property than the subject property and are still audible from the Dane
residence. Driscoll asked if there would be speakers mounted on the building. She suggested
having more speakers around the lot that were closer to the ground and turned to a lower
volume. She said ideally, speakers would not even be needed; personnel could carry two-way
radios.
Driscoll said that another concern is the proposed accesses to the parcel under review to Eagle
View Drive. She said that she encouraged Commissioners to consider the proximity to Mormon
Trek, and the fact that anyone turning left from the property may be precluded from doing do
because of the long line of cars that may be waiting to access Mormon Trek. She said this
problem is'demonstrated in other areas of Iowa City where access points are located too close
to intersections.
Driscoll said that cars are delivered to car dealerships on the large, heavy trucks that had
already been mentioned. She said that they have observed many times the blockage of
Mormon Trek for the purposes of unloading these trucks. She said that Eagle View Drive is a
two-lane street and cannot accommodate the unloading of trucks along with regular daily traffic,
farm vehicles, maintenance vehicles and emergency vehicles. She noted that the proposed car
dealership would only bring more traffic to the street. She also noted that Eagle View Drive is a
public street and should not be blocked by private vehicles. Driscoll said that there are plans to
develop the property to the immediate north of the subject parcel, which would also increase
traffic on Eagle View.
Driscoll said that the family agrees with staff's recommendations of a 20-foot buffer to the S-3
screening standard. She said that the family's property extends to the centerline of the old
Dane Road, and at this time they are not planting any trees on the old road bed. The top of the
hill on their side of the property line is about 30 feet east of the centerline of old Dane Road.
Their preference would be to have the landscape buffer extend along the entire east property
line of the parcel under review. This, she said, would help to block the light spill over as well as
the noise and would help develop the delineation at the edge of the future park and the
transition to the more intensive industrial uses. She said that if there did wind up being an
expansion into the southern parcel the trees could be removed or transplanted at that time,
though she would not advocate that. Driscoll said that they would prefer a mixture of trees so
that some would mature quickly and some would keep their foliage year-round to provide the
best buffer. Driscoll said they would also prefer trees that reach a mature height of 30 to 40 feet
at the maximum to prevent blockage of views to the west. She advocated defining the
maintenance of the tree buffer, and the need to remove and replace dead trees, as well as
including specifications that say the tree buffer cannot be cut down by a future owner.
Driscoll advised that promises and good intentions should be documented as property owners,
City Councils, Commissions, and staff change over time. She said that it is important to include
conditional zoning requirements during the rezoning process to document the plans agreements
and intentions for the future.
Jim Dane, 4507 Dane Road Southwest, introduced himself as the son of John Dane, nephew to
George Dane. Dane said he operates the farm at the base of the hill, and he wanted to let
Commissioners know that while Grace Drive is a nice cement drive, it is fairly steep, and if there
is any precipitation at all it is unsafe for farm equipment. He said that he really needs Eagle
View Drive open to maintain his operations. He also said he lives two miles south on the
continuation of Dane Road and that he is a little concerned about the hazard additional lighting
from the car dealership would pose to those turning left onto Mormon Trek. He said he is afraid
the lights could be blinding for drivers, and that it is a difficult intersection to begin with since it is
Planning and Zoning Commission
February 4, 2010 - Formal
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descending on a curve. Dane noted that there are about three or four residences further south
on the Dane road that are primarily rental houses. He said that the elevation of those homes is
well below that of the proposed car dealerships, so the lights may shine directly down upon
them.
There were no further comments from the public and the public hearing was closed.
Busard moved to approve REZ09-00011, an application submitted by Dealer Properties
LLC from Commercial Office (CO-1) zone to Intensive Commercial (CI-1) zone for
approximately 5.05 acres of property located on Mormon Trek Boulevard, south of Eagle
View Drive subject to the installation of a 20-foot wide landscape buffer to the 5-3
standard from Eagle View Drive to the access easement to the south.
Eastham asked what the length of the proposed buffer was. Freerks said Busard was
proposing a buffer that ran the entire length of the property line to the access easement on the
eastern side of the property.
Eastham asked as a point of order if it was correct that seconding the motion did not preclude
anyone from offering amendments to it. Freerks said it would not.
Eastham seconded.
Freerks invited discussion from the Commission. She noted that there were a lot of details to
iron out.
Eastham offered an amendment to the motion which would include a 20-foot wide
landscape buffer to the 5-3 screening standard along the northern part of the parcel from
the boundary of Eagle View Drive down to Mormon Trek Boulevard.
Greenwood Hektoen reminded Commissioners that as they consider conditions for the zoning,
any requirements would need to be reasonable and need to be related to a public need that is
created by the rezoning. Eastham thanked her for the reminder, and said that he did intend to
offer his reasons for the requirement.
Busard asked if a tree buffer right up against Eagle View Drive would pose a visual hazard for
drivers. Walz said there are intersection visibility standards that would apply, and that the buffer
would have to be on the applicant's property, not the right of way. Walz asked if Eastham was
proposing a buffer between the proposed CI-1 zone and the adjacent CQ-1 zone to the north.
Koppes asked what the purpose of the buffer would be.
For the purposes of allowing discussion of the amendment, Plahutnik seconded.
Freerks asked that amendments be added and discussed one at a time.
Eastham said he agreed with that process and would be happy to outline his reasoning for the
amendment. Eastham said that when he visited the subject property and the adjacent proposed
parkland, his observation was that from the northern boundary of the proposed parkland a
considerable amount of the subject property was visible. Eastham said his intent in offering the
amendment was to use a screening buffer to help with compatibility issues between the two
uses.
Payne asked if the current Honda Dealership and PIP Printing could also be seen from that
point. Eastham said that they could. Payne noted that those businesses would not be shielded
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February 4,2010 - Formal
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from the parkland by the proposed buffer. Eastham agreed, but said that in his view the Honda
Dealership was far enough removed from the parkland as to not pose a visual problem, and the
PIP Printing building was in line with the type of aesthetic of any acceptable CO-1 uses. He
said that such views of outside storage could pose a hindrance to the park as a vista
destination.
Busard said that the point of having a car dealership on the side of the road is for it and its
merchandise to be visible. Eastham said that he believed the dealership would still be very
visible from Mormon Trek. Busard said Mormon Trek was an arterial roadway where people
travel at higher rates of speed. Eastham said that he was attempting to balance future park
usage with future car dealership usage. Koppes said that her concern was that the zoning
would be for any CI-1 use, not specifically a car dealership. Eastman said the buffer would help
with any outdoor storage use. Freerks said she did not believe that wrapping it further is not
really in the best interest of the use, and that other properties in the area will also be developed
and would not be asked to screen in that matter. Plahutink asked what was required for
screening by the zoning. Walz said S-2 screening would be required there by both the CI-1 and
the CO-1 zoning.
A vote was taken and the amendment and the amendment failed 6-1 (Eastham voting in
favor of the amendment).
Discussion returned to Busard's motion. Koppes asked why Busard was interested in
continuing the buffer to the access easement rather than the lot-line. He said he could go either
way, but that he thought the Commission's discussions had leaned toward having the buffer run
the full length of the property. He said he was open to changing the ending point, though he
thought that aesthetically the full length of the property would be better. Plahutnik said that
while the Commission can only consider the matter in front of them, he noted that Larsen said
there is an effort being made to include the next parcel into the car dealership in the future. He
said that though that could not specifically be taken into consideration, the added cost to a
developer if it was put in and then taken back out seems unnecessary. Busard said that was a
good point and he would definitely be amenable to an amendment to the motion. Payne asked
how the CZA would work if the developer did wind up purchasing the adjacent lot. She asked if
they would then have to amend this CZA in order to remove the trees. Greenwood Hektoen
said that they would. Eastham said that was preferable to him as there is ample rationale for
having a buffer all along the southern boundary, and that condition can be changed if in the
future if there is an annexation and rezoning of that property. Payne said she cannot see hat
taking the buffer all of the way to the access easement is of a huge benefit to the park because
the park ends at the property line. Freerks said that as development occurs and trickles down in
that direction, buffering will be addressed throughout the area. She said that hopefully whatever
is done at that time will do the job of buffering the area. Payne said that was her thinking as
well.
Plahutnik offered an amendment to the motion to run the 20-foot buffer at the 5-3
screening standard down 256 feet south of the property line at Eagle View Drive.
Weitzel seconded.
Weitzel said that he thought it was more appropriate to address additional buffering as future
lots are developed.
Freerks noted that the buffering is to occur on the applicant's property, not on the future
parkland.
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February 4, 2010 - Formal
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Busard said he was okay with the change. Eastham said he was alright with the change as well
because what he saw when visiting the proposed parkland was that the southeastern view is
obscured by intervening terrain.
A vote was taken and the amendment was passed 7-0.
Freerks said she had a question about the maintenance of the buffer. Walz said that the owner
of the property is required to maintain the buffer. If it is observed that the buffer is removed,
then the property owner will be asked to replace it Walz said that does occur occasionally, but
people are required to replace the required screening if removed. Payne asked if trees that die
have to be replaced. Walz said they are. Payne asked how that was monitored. Walz said it
was monitored on a complaint basis, or in the event that there was need for a building permit
the CZA would be flagged for compliance. Greenwood Hektoen said the CZA would be an
ongoing requirement until such time as the property is rezoned. Payne noted that this meant
there would be no need to place a requirement in the CZA for the maintenance of the buffer
because that would be understood; Greenwood Hektoen said that was correct.
Plahutnik said that the screening and 20-foot buffer had been addressed, but there were a few
things left to discuss that had been brought up in the informal meeting, such as lighting
restrictions and car unloading. Plahutnik noted that lighting regulations were already failry strict,
but that here had been some discussion of requiring the same lighting guidelines for this
property as would be required in the airport zone. Concerning the unloading of cars in roadway,
he said that if he parked his Honda Element in the middle of Gilbert Street and took things out of
the trunk for an hour, he would likely get a ticket. He asked if this was the same for commercial
vehicles or if there was some specialized permit process that allowed this. Walz said that such
things would be enforced on a complaint basis. Greenwood Hektoen noted that issues of
access and circulation would be determined at the time the site plan is reviewed. She said that
if there were problems after that time, parking restrictions could certainly be added and/or
enforced. Plahutnik said that there was also the matter of noise from the sound system coming
and whether the noise ordinance was sufficient to address that problem, as well as questions
about the access easement that had been brought up by Weitzel and Eastham. Eastham noted
that signage had been discussed as well.
Freerks said she had a question about the lighting. She said Larsen had represented that a
specific type of light would be used for the car dealership. Freerks asked if that specific lighting
mechanism would have to be put in a CZA in order to ensure that that kind of lighting was used.
Walz said she believed the lighting standards always require downcast lighting to meet the dark
sky standards. She said that all of that gets reviewed at the permitting stage. Freerks said that
very specific, kinder, gentler lighting had been proposed by the applicant and she was curious if
that needed to be specifically addressed. Plahutnik asked how much further requiring the
airport standards would take the lighting scheme. Walz said that was something that the
building department deals with so she could not describe it for the Commission. Walz said that
someone who spoke had indicated that it would be similar to the Toyota Dealership, but she
said that she could not verify that was the case. Greenwood Hektoen said that if the
Commission did want some kind of stricter standard then now would be the time to impose that.
Eastham said that he is happy that the light trespass standards do apply, and that he thinks they
should limit the light from traveling horizontally from the dealership. He said that in this case the
hours of operation did not make a lot of difference, but the height of the poles might; he said he
did not believe the parkland would be used a whole lot at night. Payne pointed out that those
standards just mean that the light cannot shine on your property; it does not mean that you will
not be able to see light from the adjacent property. Eastham said that the light fixtures could
extend 35 feet above grade level under the current code, which would extend noticably into the
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February 4, 2010 - Formal
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air as viewed from the park. He wondered if reducing the maximum height to 25 feet might be
appropriate as that would be closed to the height of the tree buffer. Weitzel said that his
concern is that he is not a lighting engineer and it had been suggested that lower lights mean
more lights which could result in more bleed off. Eastham said that he did not think the light
fixture height would result in more bleed-off because the light trespass standards would still
have to be met. Payne and Freerks said they would be comfortable with limiting the height to
30 feet. She said that it is the height proposed by the applicant in the concept plan, so it should
work and should be less offensive than 35 feet might be. Payne said the trees would be
between 30 and 40 feet, so if the lights were at 30 feet then they should still be somewhat
buffered. Walz asked what trees Payne was talking about, and Payne said the buffer trees.
Payne said that the grade of the park is another 16 feet higher than the grade of the subject
property so the park will still be looking down on the dealership. Walz clarified that the S-3
screening standard consists of enough shrubs and small evergreens to form a continuous
screen or hedge at least five to six feet in height and more than 50% solid year round. Walz
said it could certainly be higher than six feet but it may not be 30 feet. Payne said she guessed
she had been looking at what was on their concept plan. Walz clarified that the Commission
was not adopting their concept plan and needed to be very clear about what they wanted.
Freerks said she thought that everyone, including the applicant, is comfortable with putting
those kinds of requirements in. Busard asked why the ordinance was not just amended. Walz
explained that the S-3 standard is meant to provide separation of uses, and does not assume a
change in grade. Freerks said that is a discussion for another time.
Payne offered an amendment that included in the 20-foot buffer area to the 5-3 standard
there will be a mixture of evergreen and deciduous trees in a spacing deemed healthy in
consultation with the City Forester.
Weitzel seconded.
The motion carried 7-0.
Eastham offered an amendment to limit the height of any light fixtures to no more than 30
feet above grade level.
Weitzel seconded.
Eastham said his rationale is to attempt to minimize the visual impact of a CI-1 use on the
nearby parkland.
The motion carried 7-0.
Freerks asked if anyone wished to address the speaker system. Eastham asked Walz to
summarize the existing noise ordinance. Walz said there is a specified decibel level and hours
of operation for a loudspeaker system. She said she did not know what the exact timing is with
regard to commercial uses. She gave the example that high school athletic fields can use
speakers between the hours of 10:00 a.m. and 11 :00 p.m. Payne pointed out that the
Commission could say that speakers could not be placed in the north and east sides of the
building, but that it would have to be worded so that it did not matter what building was built
there. Greenwood Hektoen said that the danger in this is that the adjacent property is not
developed, though there is a home on it, and the use of it as a park in the future is still
speculative; it could be developed as any CO-1 use. Payne said that this is very close to a
residential home. Freerks asked if it was possible that the Honda dealership is exceeding the
volumes allowed by the ordinance and is just not being enforced on. Walz advised against
setting a decibel level. Eastham said he is not sure why outside speakers are necessary for any
Planning and Zoning Commission
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outdoor storage facility because all personnel have access to electronic communication. Walz
said they are used because those businesses find them most convenient; Eastham replied that
there are many things that are most convenient that are not allowed in some situations. Weitzel
said that ultimately it is a CI zone and there are certain uses permitted. Freerks said she did not
feel the conditions have been too restrictive thus far. Payne said she did feel it would be
unreasonable to say that no speakers were allowed because that would be limiting the way they
conduct their business. Weitzel said it would be annoying to live next to it, but that he does not
know how to regulate it beyond the noise ordinance.
Payne asked if the Commission was interested in prohibiting lighted signs along the north and
east sides of the building. She pointed out that this may be difficult to do as it is unknown what
will actually be built on the site. Walz said that there are regulations governing signs adjacent to
residential zones. Payne noted that those would not be applicable in this case because the
adjacent zoning is Agricultural. Weitzel said that there seems to be different standards applied
to signage in CI-1 zones already in that area; some car dealerships have short, discreet signs
while some have very tall, visible signs. Walz said she did not know why as they would all be
subject to the same sign codes. She said it may have to do with when the signs came into
existence. Koppes pointed out that some of the car dealerships out there are in CH zones
which allows larger signs. Walz said her sense is that people put signs on the side of buildings
that face the street, though if the Commission wishes to they could prohibit signs facing the
parkland. Weitzel said he thought this issue was addressed by the buffer.
Freerks invited general discussion about a change in zoning from CQ-1 to CI-1. Payne said she
is torn between rezoning because although the Comprehensive Plan allows these types of uses,
the nearby parkland is an area where you might not want such a use. She said that it may be
that with the issues addressed in the proposed CZA the difference between the proposed use
and that of a busy office building may not be that great. Weitzel said that he believed that the
Commission had addressed a lot of the issues raised, and that the potential negative effects of
the rezoning have been appropriately mitigated. Busard said he did not necessarily agree with
all of the amendments but that he would be voting for the motion on the table because the
alternative was to vote no for the whole application. Plahutnik said he always uses the
Comprehensive Plan as his guide and that in this case it says that either zone is acceptable.
He said that he is not sure, however, that the possibility of a park in the area had been foreseen
at that time. Koppes said she too was feeling torn because of the flip-flop zoning. She said that
she is aware that there is a development proposal on the table; however, there was a
development proposal on the table for the parcel the last time it was rezoned. She said she
would support the motion but with the caveat that she would likely not flip the zoning again
unless there is an extremely good reason for doing so. Eastham said he agrees that the
Comprehensive Plan supports CI-1 zoning for the parcel, but that he too believes the plan itself
is out of date and did not anticipate the park. Eastham said that he believes this is a very
valuable piece of parkland and is the only park that has vistas of the community as its draw. He
said he could envision it as a destination park. He said he hoped the proposed conditions of the
rezoning are enough to make for a reasonable compromise for both the Danes and the
applicant. Freerks said she agrees with Eastham's comments, and that the city does need CI-1
zoning. She said that the Commission has been trying to make the two uses as compatible as
possible, though it is admittedly and imperfect compromise.
A vote was taken and the motion carried 7-0.
DISCUSSION OF UNIVERCITY NEIGHBORHOOD PARTNERSHIP
Eastham noted that he is the President of the Board for an organization that actually has an
Planning and Zoning Commission
February 4, 2010 - Formal
Page 13 of 15
application in for funds to do rental housing within the UniverCity area. He said that since
tonight's representation is a discussion it is his understanding that this does not represent a
conflict.
Walz explained that this came about as a result of planning. In the Historic Preservation Plan
and the Central District plan there were a number of goals in relation to encourage long-term
renters and homeowners to relocate to these areas. She said there is also language in those
plans encouraging in reinvestment in the city, partnerships with the University, and preservation
of existing housing stock. Walz said the goals of the partnership are to create a healthier
balance of owner-occupied and rental property and to ensure that the neighborhoods that
surround the university remain vital, safe, affordable, and attractive places. These goals are
essential to the university's recruitment efforts and sustainability initiatives.
The designated neighborhoods are located near campus, retain a single family character to
their housing, and have a large student renter population competing with single family uses for
that housing. The focus of the partnership is to improve the condition and affordability of the
housing and to maintain a balance between student rental and family housing. The Miller-
Orchard neighborhood was chosen as the designated neighborhood for the west side of
campus.
Walz said part of the program is to provide down-payment assistance and home renovation
assistance with the help of downtown employers and community partners. She said the hope is
that in the future there will be an enrollment program where elderly homeowners who wish for
their property to remain owner-occupied could enroll and give the program the right of first
refusal.
Several existing city programs and policies will assist in making this program work, such as
historic preservation regulations, capital improvement programs, the Office of Neighborhood
Services, etc.
The I-Jobs Affordable housing Program is the first phase of this partnership. The program is a 2
year program with a grant of $1 million from the state. The program is intended to be an
economic stimulus and is for owner-occupied affordable housing. The goal is to renovate and
sell 20 homes within the designated neighborhoods. The City will purchase homes with low-
interest loans provided by local lenders; the I-Jobs grant will allow the City do up to $50,000 in
renovations with all of the work being done by local contractors; the house would then be sold to
income-qualified applicants through a lottery process. The houses have to remain owner-
occupied and affordable for ten years; the renovations are forgivable in five years. Qualified
homes must have a current rental permit -a policy that may be amended to account for elderly
people moving out of their homes, and in a condition that can be reasonably addressed with
$50,000. The homes must be under $200,000, and must be distributed throughout the eligible
neighborhoods. The committee governing the process is made up of a wide cross-section of
interests in the community.
Walz said that at the end of the two year funding period the hope is that the organization can
become a self-sustaining one. A separate but related program that may arise from this in the
future that would similarly promote affordable rental housing in these areas. Koppes had
concerns that these two programs would run counter to one another, but Walz said she did not
think that would be the case. She said she thought it would be a program that could
supplement the other rather than compete with it. Plahutnik said that current zoning in the
applicable areas are for no more than three unrelated people in a residence. Walz said it is
meant to be a really community building program.
Planning and Zoning Commission
February 4, 2010 - Formal
Page 14 of 15
OTHER:
Freerks noted that given the current discussions regarding school redistricting, the issue of
clustering of low-income populations is continually coming into the conversation and what she is
hearing in these conversations are comments that may really come down to inclusionary
housing zoning. She said that what she is hearing is that maybe the redistricting is not the
solution but that the community may need to take actions in a more holistic way. She said that
in one meeting she attended a well-meaning but misinformed individual placed the problem at
the doorstep of the City, saying that the City placed low-income residents all in one area.
Freerks tried to explain that the City does not tell anyone where to live and that really the
problem of clustering is a sum of a long equation with many factors. She said that this is a time
when people are beginning the discussion and so it may be a right time to bring it up. She
cautioned that she is not saying she is for or against such an idea, just that the time might be
ripe for discussion. Walz agreed that it is a unique opportunity just to talk about what kinds of
housing gets put where. Walz said it was a good opportunity to make people aware of what the
larger issues are, whether inclusionary zoning is a solution or not. Eastham said that he would
be interested in gathering as much public information as possible about where different priced
and different used housing is actually located and how that relates to our overall zoning
patterns. Freerks said she is interested in learning what other communities do. She said there
are issues in the community and she is not sure redistricting is the addressing it in the best way
for the most people.
Koppes asked Walz to update the Ace Recycling Board of Adjustment meeting when that
occurred.
Payne noted that she would not be able to attend the next meeting in February.
CONSIDERATION OF MEETING MINUTES: Januarv 21.2010:
Busard motioned to approve the minutes.
Payne seconded.
The minutes were approved 7-0.
ADJOURNMENT:
Weitzel motioned to adjourn.
Payne seconded.
The meeting was adjourned on a 7-0 vote at 9:08 p.m.
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