HomeMy WebLinkAbout11-18-2010 Planning and Zoning Commission
Iowa City Planning & Zoning Commission
Informal Meeting
Monday, November 15, 2010
6:00 p.m.
Lobby Conference Room - City Hall
Formal Meeting
Thursday, November 18,2010
7:00 p.m.
Emma Harvat Hall - City Hall
Department of Planning &
Community Development
PLANNING AND ZONING COMMISSION
Monday, November 15, 2010.6:00 PM
Informal Meeting
Iowa City City Hall
Lobby Conference Room
410 E. Washington Street
Thursday, November 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. Towncrest Urban Renewal Plan and Design Review Overlay District
1. Discussion of the Towncrest Urban Renewal Plan and establishment of an Urban Renewal Area for
approximately 49.3 acres of property located near the intersection of 1 sl Avenue and Muscatine
Avenue.
2. REZ10-00015: Discussion of rezoning to establish a Design Review Overlay District (ODR) for
approximately 49.3 acres of property located near the intersection of 1 sl Avenue and Muscatine
Avenue (Towncrest).
D. Consideration of Meeting Minutes: October 21,2010
E. Other
F. Adjournment
Informal
Formal
,~ 1
~:.5._~....
~~~j!:~
~~ ~IIII."
-. -
CITY OF IOWA CITY
MEMORANDUM
Date:
To:
From:
Re:
November 10, 2010
Planning and Zoning Commission
Wendy Ford, Economic Development Coordinator
Proposed Towncrest Urban Renewal Area
l,u-t..;
II
I
Presented for the Planning and Zoning Commission's review is the proposed Towncrest 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 Iowa City Comprehensive Plan
The economic well-being and land use and urban pattern goals outlined in the comprehensive
plan are to:
. Further the concept of compact and contiguous growth by prioritizing the City's Capital
Improvement Program (CIP);
. Redevelopment and reuse of existing commercial sites;
. 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;
. Focus commercial development in defined commercial center, including small scale
neighborhood commercial centers; and
. Foster strong community neighborhoods with a mix of housing, churches, schools recreation
facilities, commercial areas, and historic landmarks; and
. Consider financial incentives and programs to facilitate achieving the above goals.
The proposed urban renewal area, comprised of Towncrest and the area immediately
surrounding it, has been a valuable asset to the community for decades. In recent years,
however, it has experienced a decline in property values and disinvestment. Towncrest's
outdated buildings are becoming more difficult to lease, there is evidence of lack of investment
in the real property on many lots which puts the entire area at risk for entering a state of
November 10,2010
Page 2
declining property values, hyper vacancy rates, depressed rental rates and perceived image
problems, all of which are common problems in areas of slum or blight. The occurrence of
deterioration, obsolescence, inadequate provision of open spaces; defective or inadequate
street layout; and faulty lot layout in relation to size, adequacy, accessibility; diversity of
ownership, are all conditions of slum or blight.
Towncrest is centrally located to established residential neighborhoods, several schools, a large
City park and swimming pool, and a growing network of trails that connect it to the greater area.
As an existing commercial center, it remains home to several medical and dental offices,
several local bank branches, and some of the community's most valuable social service and
non-profit organizations. It is ideally suited for infill projects that can capitalize on the central
location, existing infrastructure and nearby public amenities.
The designation of the urban renewal project area for commercial and residential uses is
consistent with the Iowa City Comprehensive Plan. Encouraging reinvestment in the Towncrest
Urban Renewal area is consistent with the comprehensive plan for several reasons, chief
among which is that encouraging infill development in existing urban areas reduces urban
sprawl by using existing infrastructure - an efficient use of existing City services. The
designation of this area as an urban renewal area will encourage commercial development in a
defined commercial center. Improving the commercial center will provide more job opportunities
and build the tax base, adding to the economic vitality of the city.
Tax Increment Financing
For the Commission's information, the following explains how Tax Increment Financing (TIF)
works and how TIF would be used in the Towncrest Urban Renewal Area.
TIF is a mechanism which may be used to finance certain 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, at the discretion of the city council, to retire loans, advances, bonds, or other
indebtedness incurred by the City or the developer in furtherance of the development. The
amount of incremental valuation is taxed at the consolidated property tax levy rate (city, county
and schools). The revenues produced from local debt service levies are subtracted because
these are returned to each taxing jurisdiction in order to pay outstanding general obligation debt.
This revenue may not become part of the tax increment revenue and is known as the protected
debt levy. The balance of the revenue is allocated to the City.
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 shows evidence of slum and blight, which is appropriate for designation "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 may be called upon .to make financial incentives available when alternative
financing cannot meet the entire financing need of a development project. This may be required
to make a development site and the area attractive to investors. To assist with ensuring
investment occurs, the City would make TIF available in the Towncrest Urban Renewal Area.
November 10, 2010
Page 3
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 and the TIF ordinance. The TIF
ordinance establishes the mechanism for separating the incremental tax revenues from the
base tax revenues. Any subsequent developer's agreements for projects financed with TIF 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 Towncrest Urban Renewal Plan conforms to the Iowa City
Comprehensive Plan.
Attachments
Towncrest Urban Renewal Plan
Approved by: 4-d.- ~ ~r
Jeff Davidson, Director
Department of Planning & Community Development
Towncrest
Urban Renewal Plan
2010
1
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 - Proposed 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 - Effective Period
Addendum No. 1 - Legal Description
Addendum No.2 - Towncrest Urban Renewal Project Area Map
2
Section 1- Introduction
This Urban Renewal Plan has been developed to help local officials reduce slum and
blighted areas and promote economic development within Iowa City, Iowa. The primary
goal of the plan is to stimulate, through public involvement and commitment, private
investment in the revitalization of the Towncrest Urban Renewal Project Area for
commercial and residential uses.
The goals outlined in this Towncrest Urban Renewal Plan include the following, which
include goals detailed 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 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;
Consider financial incentives and programs to facilitate achieving the above goals;
Focus commercial development in defined commercial center, including small scale
neighborhood commercial centers; and
Foster strong community neighborhoods with a mix of housing, churches, schools
recreation facilities, commercial areas, and historic landmarks.
.
.
.
.
.
.
.
In order to make development sites attractive to new and expanding businesses,
communities are frequently called upon to provide financial incentives and programs.
Other development sites in the metro area, which already cater to commercial and office
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 and office zoned land in order to
provide competitive development sites for these uses.
The City has identified portions of the Towncrest Urban Renewal Project Area to be slum
or blighted areas, as defined by Iowa Code 403.17(2009). It is in the interest of its
citizens to provide financial incentives and programs in order to encourage revitalization
of such areas.
Therefore, 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 Towncrest Urban Renewal Project Area, referred to hereinafter
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
commercial or residential developments that help achieve the goals and objectives set
forth herein.
3
To gain public input for the Plan, City staff began meeting with community stakeholders
in October of 2008 and continued through September of 2010 and discovered that
existing conditions were less than ideal. The planning process began with a broad-based
community meeting where staff listened to the concerns of residents, businesses, and the
non-profit community. Early on, stakeholders noted the following needs:
· To retain local businesses, with special attention to medical services that have been a
part of the Urban Renewal Project Area's historic character;
· To firmly establish a neighborhood identity;
· To encourage a more diverse mix of businesses;
· To address the deterioration of commercial and residential rental properties;
· To improve streetscapes and traffic circulation; and
. To create new green spaces.
Once the community expressed the broader themes for redevelopment, City staff met
with individual businesses and organizations located within the Urban Renewal Project
Area. These interviews provided staff with the suggestions necessary to frame a more
detailed plan for the Urban Renewal Project Area. After these meetings it was decided
that any plan developed by the city should:
. Be developed in phases and implemented over time;
. Encourage mixed-use commercial/residential development;
. Adopt architectural and landscape standards to assure quality development;
· Seek to improve traffic circulation for vehicles and pedestrians alike;
. Provide better access and visibility from Muscatine and First Avenues;
. Create a central green space for community gatherings and to open VIews to
Muscatine Avenue;
. Provide a central parking facility for employee and long term parking in order to
create a more pedestrian oriented streetscape, while providing angled store-front
parking for customers and patients;
. Consider a zoning change to allow adjacent properties to convert to townhomes over
time.
. Redevelop decaying commercial and residential rental properties located within the
Urban Renewal Project Area
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.
Section 2- District Designation
With the adoption of this Plan, Iowa City designates this Urban Renewal Area as a slum
and blighted area, as well as an economic development district that is appropriate for
residential, office and commercial development.
Section 3- Base Value
4
If the Towncrest Urban Renewal Area is legally established and debt is certified prior to
December 1,2010, 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.
Section 4- Urban Renewal Plan Objectives
The overall goal of this Plan is to formulate and execute a workable program using public
and private resources to develop the Urban Renewal Project Area for retail, office,
housing, and other commercial or residential uses. The following objectives, based on
community and stakeholder input, have been established for the proposed Urban Renewal
Project Area:
. To encourage and support development that will expand the taxable values of
property within the Urban Renewal Project Area;
. To reverse the deterioration of commercial and residential properties within the
Urban Renewal Project Area.
. To encourage the revitalization of commercial and residential activity in the Urban
Renewal Project Area, in particular the revitalization of medical-related offices,
office, retail, restaurants, housing, and business and personal service establishments;
. To provide for the orderly physical and economic growth of the City;
. To make public improvements as deemed necessary by the City to support
commercial and residential activity within the Urban Renewal Project Area;
. To provide financial incentives and assistance to qualifying projects and businesses as
necessary.
Section 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 Towncrest Urban Renewal Plan Area are
shown on Addendum No.2 - Location Map: Towncrest Urban Renewal Project Area.
Section 6. Proposed Urban Renewal Activities
To meet the objectives of this Plan and to encourage the development of the Area, the
City intends to utilize the powers conferred upon it pursuant to Iowa Code Chapters 15A
and 403 (2009) and to make available financial incentives, including but not limited to,
tax increment financing for the following activities:
1. Undertake and carry out urban renewal projects though the execution of
contracts and other instruments.
5
2. Make or have made surveys and plans necessary for the implementation of the
Urban Renewal Plan or specific urban renewal projects.
3. 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. Provide for the installation of infrastructure and roadway improvements.
5. Use any or all other powers granted by the Urban Renewal Act to develop and
provide for improved economic conditions in Iowa City.
6. Encourage the incorporation of energy efficient building techniques such as
those specified in the Iowa Green Building Standards, or those attaining
LEED certification, through the use of tax increment financing, in the sole
discretion of the City Council.
Section 7. Proposed Projects
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
Private site improvements may include, but are not limited to, demolition of existing
buildings and site preparation; design and construction of buildings; grading for building
construction and amenities; paving and parking; landscaping; and installation of on-site
utilities. Private site improvements will be required to follow the design guidelines set
forth in the Towncrest Design Plan, created by the City's landscape architecture
consultant RDG Planning and Design.
Tax increment financing may be granted to qualifying entities to finance these private site
improvements, at City Council's discretion. Any development projects receiving tax
increment financing or other public funding assistance will be subject to review by the
Staff Design Review Committee. Design review approval will be based on compliance
with the design guidelines noted above. In addition, the City Council may designate
Towncrest a "Design Review District," whereby all improvements to buildings or
property within the district would be subject to Design Review according to the
aforementioned design guidelines.
Public Infrastructure Improvements
6
Public infrastructure improvements may include, but are not limited to, storm water
management facilities, public streets and sidewalks, sanitary sewers, storm sewers, and
open space and streetscape improvements. Tax increment financing may be available to
finance the construction of these improvements, in whole or in part, at the City Council's
discretion.
Financial Incentives
At the City Council's discretion and as permitted by Iowa Code Section 403 .19 (2009),
tax increment financing may be available for providing direct grants, loans or property
tax rebates for qualifying projects and businesses in the Urban Renewal Area. Tax
increment financing may be used for, but is not limited to, financing the private site
improvements and public infrastructure improvements listed above. Qualifying projects
and businesses shall be determined by the City Council on a case by case basis.
Section 8- Conformance with Land Use Policy and Zoning Ordinance
Comprehensive Plan
The Urban Renewal Project Area is located within the area designated by the Iowa City
Comprehensive Plan as the Southeast Planning District. The Iowa City Comprehensive
Plan designates the Urban Renewal Project Area as appropriate for general commercial
and residential uses.
Current and Proposed Zoning and Land Uses
The Project Area is currently zoned CC-2, CO-I, RM-20 and RS-8, as defined by the
Iowa City Zoning Code. The current land uses consist of commercial, public, and
residential uses. The proposed land uses include mixed-use, retail, office, and other
commercial and residential uses permitted in the CC-2 and CO-l zones. The City may
amend its zoning code to create a new Design Review District and/or a new, mixed-use
zoning classification appropriate for Towncrest and may rezone the area to be so
designated. Any rezoning to this area, including the creation of a new zoning category
under the Zoning Code, will be consistent with the Comprehensive Plan.
Section 9- Relocation of Families
Benefits
Upon the City's verification of a property owner's eligibility for tax increment financing,
qualified tenants in the designated Urban Renewal Project Area shall be compensated by
the property owner for one month's rent and for actual reasonable moving and related
expenses, where said displacement was due to action on the part of the property owner to
qualify for said tax increment financing.
Eligibility
7
"Qualified tenant" means the legal displaced occupant of a residential dwelling unit
which is located within the designated Urban Renewal Project Area where the person or
family has occupied the same dwelling unit continuously for twelve (12) months prior to
the City making tax increment financing available to a project within the Urban Renewal
Project Area. There are no relocation provisions made for displacement from commercial
uni ts.
Actual Reasonable Moving and Related Expenses
A qualified tenant of a dwelling is entitled to actual reasonable expenses for:
a. Transportation of the displaced person and personal property from the
displacement site to the replacement site. Transportation costs for a
distance beyond twenty-five (25) miles are not eligible;
b. Packing, crating, unpacking and uncrating of personal property;
c. Disconnecting, dismantling, removing, reassembling and reinstalling
relocated household appliances and other personal property;
d. Discontinuing, transferring or reconnecting utility serVIces, including
cable television.
Least Costly Approach
The amount of compensation for an eligible expense shall not exceed the least costly
method of accomplishing the objective of the compensation without causing undue
hardship to the displaced tenant and/or landlord.
Section 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.
Section 11- Urban Renewal Plan Amendments
8
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.
Section 12- Property AcquisitionlDisposition
Other than easements and right-of-ways, no property acquisition by the City is
anticipated.
Section 13. 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. 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 Council and consistent with
all applicable provisions of law.
9
Addendum No.1
Legal Description of the
Urban Renewal Project Area
The Towncrest Urban Renewal Area includes the following:
Lots 1-4, Block 5; Block 6; Lots 1-4, Block 7; the N 100' of Lot 1 & the E 22' of the N
100' of Lot 2, Block 14; and the S 75' of Lot 8 & the E 10' of the S 75' of Lot 7, Block
15, and to the centerline of all adjacent rights-of-way, East Iowa City Subdivision, Iowa
City, Iowa, according to the plat thereof; and
Lots 5-19, Block 1; Lots 8-10, Block 2; and Lots 7-9, Block 3, and to the center line of all
adjacent rights-of-way, Towncrest Addition, Iowa City, Iowa as shown on the plat
thereof recorded at Book 4, Page 323 of the Johnson County Recorder; and
Commencing at the northwest comer of Lot 12, Block 1, Towncrest Addition, then north
200', then east 107.5', then south 200', then west 107.5', and to the centerline of the
adjacent rights-of-way; and
Blocks 1 & 2, and Lots 1 & 2, Block 3, and to the centerline of all adjacent rights-or-way,
Towncrest Addition Part Two Revised, Iowa City, Iowa, as shown on the plat thereof
recorded at Book 6, Page 6 of the Johnson County Recorder; and
Commencing at the NE comer of Lot 1, Block 1, Towncrest Addition Part Two Revised,
thence E 160', thence S 148', thence W 160', thence N 148', and to the centerline of the
adjacent Muscatine Avenue right-of-way; and
The real estate north of and adjacent to Muscatine Avenue between First Avenue and
Waters First Addition, excluding the Memory Gardens Cemetery.
This area contains approximately 49.3 acres.
10
Addendum No.2
Towncrest Urban Renewal Project Area Map
I---
1---
J
~
~ ;,-
~
//$ m: ~
~ ~~ I I =~: I I r \ -~/ ~ ~
....~- n. ~ r\
,--~ ~- \ IT
- r-- nr =~
- --
_ _f----
-
-
- e-F~ ~=
->-.. ~-
RM
20
-
tj wru
~'~iT
f---
~
WI
~'/ 'i h
1: ':1-/
-~~....
'/;
:Y
~
~
I--
=l S~)
IT--
F ST. /
TIll v ~'/;
J..t:::j , / //
I \
\ I/. 0~:Y (/;
ill ~~ IT ;!p:/-
o ;a
~~8~~~~ I
i~~ \MOn
~ 'sr._I,
-
'/;
iC01
~~~~~~; /7
~ 1
// v/
/:; '/:
;; ~/
MUSCAnNE AVE.
/
....
/~
'/ "//~ ~
0<~
~~),,))5'~A~~:' " 'i
~~~/A/ij ...
;: '//A '~I' ~ E
o /// '~/' ,/// >
m ii T~~)"~st D:~ 3:
~ ~~ ~ // // ~
"/: C0 '/// /;//, 0<<;1//
\
WAYNE ST.
\
/'
/'
/'
'/: ~
o
'//
>
;:Q
'/ i/~ ~
'/ ;/ //: c
;a
o
//
// .;
V//v:/ '/ '/
'i//"/:
~
<
~
b
~
m
1 \
\ R~~ \ I
~
~
!i:
~\ \
\ ~
1 \
~
BRADFORD DR.
III
~
~// # d Towncrest urban renewal project area
Q
11
,~ 1
-~= -.....!t
---....
~~~~
~~~IIII."
-. ---
CITY OF IOWA CITY
MEMORANDUM
Date:
November 18, 2010
To:
Planning and Zoning Commission
From:
Christina Kuecker, Associate Planner
Re:
Towncrest Design Review Overlay District
Since October 2008 Towncrest area property owners, businesses and residents have
taken part in a community visioning process with the City and with RDG Planning and
Design. The Towncrest Urban Renewal Plan and Design Plan Manual were created out
of this process to represent the community's vision for the Towncrest Area. A map of the
area covered by the Urban Renewal Plan and Design Review Overlay District is attached
and copies of each document are included in your agenda packet. The guidelines
contained in the Towncest Urban Renewal Area Design Plan Manual are intended to
create a cohesive character for as existing buildings are renovated, new buildings are
constructed and site improvements such as parking, landscaping and signs are
implemented.
Key components of the plan are to provide financial incentives, such as Tax Increment
Financing (TIF), fac;ade improvement grants and low interest loans, and adoption of
architectural and landscape guidelines to help ensure that new construction or alterations
of existing properties are compatible with the Design Plan in order to spur economic
development. To implement the plan it will be necessary for the City Council to create an
Urban Renewal District, which will authorize the use of TIF, and adopt a Design Review
Overlay District, which will set up a process for reviewing development applications for
consistency with the Design Plan.
Article C of the zoning code contains the Design Review provisions (copy attached).
Proposed amendments to Article C necessary to create the Towncrest Design Review
District are underlined. The proposed amendments specify that any exterior changes to
properties within the Towncrest District are subject to review by the Design Review
Committee for compliance with the guidelines contained in the Towncrest Urban Renewal
Area Design Plan Manual.
The Design Review Overlay will not affect the use of property permitted by the underlying
zoning. Properties within the proposed overlay district are currently zoned Community
Commercial (CC-2), Office Commercial (CO-1), Medium Density Multifamily (RM-20) and
Low Density Single Family (RS-5). We do anticipate that portions of the Towncrest area
may be rezoned to a mixed use zone in the near future to further promoted development
that is consistent with the plan. There are nine single family lots located on the east side
of First Avenue within the proposed district. These Single-family homes would be
exempt from design review. Overtime if the zoning or uses of these properties change
they would be subject to design review.
Towncrest Urban Renewal Project Area Map
I----
r---
\
\
\-..l J
-
'/ '/
~
;:;
,
,
'/
~
~~ I J F/{$fl I t ~'\\/
~~~Itr Q
--rtr=~
I--- _-
RM
20
I---
tj wtE
o ST.
-
-
-I--
I--
I---
~I"'l'-- -
- I\7r [l..,11;1 1---_
- >--- ~t--- c---
-~~....
-
-
n,;:);).
rr= \
F ST.
@" ~:;
\ I ~ ~
MOSCATlNE AVE. ~
\ ~ : ~ ~~' ~
'/ ~/$/~~~1;~
ill ~ - T ~ ~ ~////X//
m ~B~~ " ~~ ~. ~T~~_Dr.
I ST. R~)5
i~EJ"
o
'/
/'
'L'/
// e- C01
I---
'/
"/
/'/: ~
'/ '/
--7
\
o
....
'; ~
~ ~ ~
(~ > /' M~
EI~ /' ~
::z: '/
> '/ c:
Z ;a '/
!a ~!a
1// '/
--I
I--
;e:
'<
~
WAYNE ST. .\ I T _1-
1\ 10 \ \ n~u
c:
....
CIl
m :---
~ ~i--
BRADFORD DR.
\ ~
\
~
~
'iD
~rr
I'i'///~ : Towncrest urban renewal project and Design Review Overlay (ODR) zone area
~
14-3C
Article C. Design Review
14-1C-l Purpose
The purpose of Design Review is to:
A. Assure compatibility with the defining characteristics of the surrounding area or to
preserve the integrity of existing neighborhoods or to support a unifying theme for
a particular development or area in order to spur economic growth;
B. Provide for careful review of new construction or alteration of existing structures in
areas of the City where the existing built environment is expressive of the
architectural traditions of Iowa City and the unique physical features of the area or
to provide gUidance in areas where there is a lack of any defining physical or
aesthetic qualities but in which the City wishes to establish such qualities;
C. To provide property owners, contractors and consultants with technical assistance
and design alternatives to ensure that proposed projects conform with the
applicable standards;
D. Enhance the social, cultural, economic, environmental and aesthetic development
of the community by encouraging both harmonious and innovative design;
E. Promote orderly community growth and protect property values;
F. Recognize that land use regulations aimed at these objectives provide not only for
the health, safety and general welfare of the citizens, but also for their comfort and
prosperity, and for the beauty and balance of the community.
14-1C-2 Applicability
The City Council may designate buildings, areas, and structures within the City that are
subject to Design Review. The Council may also designate design review districts that
contain contiguous parcels of real property, the built portions of which are expressive of
the defining architectural and other physical and aesthetic properties that give evidence
to the physical traditions of Iowa City and the unique features of the area; or are areas
that lack any defining physical or aesthetic qualities but are places where the City wishes
to establish such qualities.
A. Designated areas, buildings, and structures
Projects located in the following areas are subject to the design review process:
1. Urban Renewal Project, Iowa R-14
Exterior alterations or new construction occurring on all parcels that were
acquired and lor disposed of by the City as part of the urban renewal project
known as Iowa R-14 are subject to Design Review. Design Review is also
required for public right-of-way improvements occurring within and adjacent
to the urban renewal area designated as Urban Renewal Project R-14.
2. City Plaza
Design Review is required for all projects designated as requiring such review
by lltle 10, Chapter 5, of the City Code, City Plaza. Any public improvements
14-3C
to City Plaza are also subject to Design Review.
3. Other Public-Private Partnership Agreements
Projects specifically designated as requiring design review pursuant to a
development agreement between a private property owner and the City, such
as for urban renewal parcels and other properties receiving publiC tax
abatements or subsidies.
4. Sidewalk Cafes
Design review is required for all sidewalk cafes located in the public right-of-
way pursuant to the provisions of Title 10, Chapter 3 of the City Code,
Commercial Use of Sidewalks.
s. Central Planning District
Any exterior alterations to, additions to, or new construction of Two-Family
Uses, Multi-Family Uses, Group Living Uses, and Institutional/Civic Uses
located on a property in the Central Planning District, are subject to design
review according to the rules of applicability and standards contained in
Section 14-2B-6, Multi-Family Site Development Standards (See Central
Planning District Map located in Section 14-2B-6).
6. PRM Zone
All exterior alterations to, additions to, or new construction on properties
located within the PRM Zone are subject to design review according to the
rules of applicability and standards contained in Section 14-2B-6, Multi-Family
Site Development Standards.
7. Projecting Signs in the CB-2, CB-S and CB-10 Zones
All projecting signs proposed for properties located within the CB-2, CB-5 and
CB-10 Zones are subject to design review.
8. Entranceway Signs
Requests for an alternative design for an entranceway sign as provided for in
Article 14-5B, Sign Regulations.
9. Towncrest Design Review District
Any exterior alterations to, additions to, or new construction of buildinos and
structures or alterations or additions to site develooment. such as oarkino
areas, landscaoino, screening, siqnaoe, Iiohtino, and access on orooertv
within the boundaries of the Towncrest Desion Review District. as illustrated
on the mao below, are subiect to Design Review. However, on orooertv zoned
Sinole Family Residential, new construction, alterations, or additions to Single
Family Uses, includino alterations or additions to site develooment associated
with said uses, are exemot from Desion Review.
14-3C
a. Tow"crest Desia" Review District MaD
tj wru
~.
_ --L~
1=
f-.L1
J~ I ! m$~ I I 1 \W\\/
~~0 il r\
'-~ ::: g
~ i \ \ ~~
~ -'--
~ -'--
1__1__ _
= ~.\........ --
'---- -
~
RM
20
----=-~
I--
-
I "\~I
f ST.
r
rn ~- ~ $
m C1~ ,m .AAD~D DR.
~
L--j>
1
~
~
MUSCATINE AVE.
~~ ~
Towncrest Ln.
~
!
1ft Towncrest Dr. ~
~
~
~
~
~ ~
::I:
c:
;a
;a
~ \ ~
TT 1 millflI
- ~
~
~ . Towncrest urban renewal project and Design Review Overlay (ODR) zone area
~
B. Requests for Advice
1. The City Council may request advice and recommendations from the Design
Review Committee on projects located outside of designated areas.
2. Property owners in the C8-10 and C8-5 Zones may request advice from the
Design Review Committee for projects located outside of designated areas,
but such advice will be purely advisory.
C. Exemptions
Ordinary maintenance or repairs that do not involve changes in architecture and
general design, arrangements, texture, material, or color are exempted.
14-3C
14-1C-3 Design Review
Prior to issuance of a sign permit for an exterior sign that is subject to the design review
process or of a building permit to alter the exterior of an existing structure subject to
the design review process or to construct a new building that is subject to the design
review process, said application shall be submitted for design review. Upon application
for any buildinq permit. siqn permit or site plan approval for any property within a
desiqn review district. said application shall be submitted for desiqn review. The
applicable level of design review is listed below.
A. Levels of Design Review
1. Levell Review
a. A Level I Review will be conducted for the following designated areas,
properties, and structures:
(1) City Plaza
(2) Sidewalk Cafes
(3) Central Planning District
(4) PRM Zone
(5) Projecting Signs in the CB-2, CB-5 and CB-10 Zones
(6) Certain Public-Private Partnership Agreements - level of review is
pursuant to the specific development agreement.
(7) Minor exterior alterations, such as signage, window placement, and
color that do not substantially change the building concept of a
Council-approved plan under Urban Renewal Project, Iowa R-14.
(8) Requests for an alternative design for an entranceway sign as
provided for in Article 14-5B, Sign Regulations.
(9) Towncrest Design Review District
b. Applications for Level I Review will be reviewed and approved, modified,
or disapproved by the staff Design Review Committee according to the
procedures for Design Review contained in Article 14-8B, Administrative
Approval Procedures.
2. Level II Review
a. A Level II Review will be conducted for the following designated areas,
properties, and structures:
(1) Urban Renewal Project, Iowa R-14, except for minor exterior
alterations, such as signage, window placement, and color that do
not substantially change the building concept of the Council-
approved plan. Such minor alterations will be subject to Level I
Review.
(2) Certain Public-Private Partnership Agreements - level of review is
pursuant to the specific development agreement.
14-3C
b. Applications for Level II Review will be reviewed by the staff Design
Review Committee with their recommendation forwarded to the City
Council for approval, modification, or disapproval according to the
procedures for Design Review contained in Article 14-86, Administrative
Approval Procedures.
B. Approval Criteria
Applications for Design Review will be reviewed for compliance with the guidelines
and standards as referenced below.
1. Urban Renewal Project, Iowa R-14
Design Review subject to the design guidelines listed in Subsection C, below.
2. City Plaza
Design Review subject to design guidelines listed in Subsection C, below.
3. Other Public-Private Partnership Agreements
Design review guidelines for each such project that is specifically designated
as requiring design review will be pursuant to the development agreement
between the private property owner and the City. In the absence of such
guidelines, the design guidelines listed in Subsection C, below, will be used.
4. Sidewalk Cafes
Design review subject to the design guidelines listed in Subsection C, below,
and any additional requirements and guidelines listed in Title 10, Chapter 3 of
the City Code.
S. Central Planning District
Design Review according to the applicable multi-family site development
standards set forth in Article 14-26, Multi-Family Residential Zones.
6. PRM Zone
Design Review according to the applicable multi-family site development
standards set forth in Article 14-26, Multi-Family Residential Zones.
7. Projecting Signs in the CB-2, CB-S and CB-10 Zones
Design Review according to the applicable standards listed in Subsection C,
below.
8. Towncrest Design Review District
Design Review accordino to the aoolicable design orovisions within the
Towncrest Desion Plan Manual adooted oursuant to the Towncrest Urban
Renewal Area and according to the aoolicable standards listed in Subsection
C. below. For ourooses of Design Review. Towncrest Drive shall be considered
a street. with buildinos. oarkino areas. oedestrian amenities. landscaoe
screening. and other streetscaoe elements desioned and located to
aoorooriatelv address Towncrest Drive as a street frontaoe as illustrated in
the Towncrest Desion Plan Manual.
C. Design Review Guidelines
When reviewing a project subject to design review, the Design Review Committee
and City Council will adhere to the following guidelines, if applicable as stated in
subsection 6, above. In no case shall these guidelines be used to attempt to
replace or override the other requirements of this Title.
14-3C
1. Definitions
a. COMPATIBILITY: Harmony in the appearance of buildings, structures
and landscape developments along the same streetscape.
b. HARMONY: An aesthetically pleasing image resulting from an
arrangement of various architectural and landscape elements along the
same streetscape.
c. LANDSCAPE: Elements of nature, topography, buildings and other man-
made objects viewed in relation to one another.
d. MISCELLANEOUS STRUCTURES: Structures, other than buildings, visible
from public ways. Examples include memorials, antennas, sheds,
shelters, fences and walls, transformers, drive-up facilities.
e. SCALE: The relationship of the size of elements to one another and to
the human figure.
f. SCREENING: Structures and/or plantings that conceal an area from view
of a public way.
g. STREET FURNITURE: Man-made objects, other than buildings, that are
part of the streetscape. Examples include benches, litter containers,
planting containers, sculptures, vending machines and newspaper
dispensers.
h. STREETSCAPE: The scene of a public street or way composed of natural
and man-made elements, including buildings, paving, plantings, street
furniture and miscellaneous structures.
2. Building Design
a. The project evaluation will be based on the architectural concepts of the
design and the project's relationship to and compatibility with the
defining characteristics of the buildings and site features of the
surrounding area or alternatively, in areas proposed for redevelopment
or revitalization the proposed building(s) will be evaluated according to
the goals of the revitalization plan, whether it be to strengthen or
preserve the integrity of the existing area or to support a new
architectural theme or set of unifying characteristics for a particular
development or area (See Figure 3C.l).
14-3C
Agure 3C 1 - Unified Architectural Theme
~
~
Acceptable
ITITJii11
~
---
Unacceptable
b. Architecturally significant buildings proposed for renovation or
rehabilitation should retain the original architectural style and the
essential and prominent features and materials of the original fa<.;ade.
c. Alignment of the horizontal and vertical architectural features on building
fronts is desirable so as to enhance the visual continuity of the
streetscape (See Figure 3C.2, below).
Agure 3C2 - Alignment of architectural features
Alignment of features
Unacceptable
Acceptable
14-3C
d. The development of the first floor level should provide visual interest to
and interaction with pedestrians through the use of such features as
windows, doors, and lighting. Blank stretches of wall will be
discouraged.
Figure 3C3 - Pedestrian-oriented streetscape
~ "":"1-\.
"~:'
~-----'
e. Exterior lighting and fixtures should blend with the architectural design.
They should provide adequate illumination for safety purposes without
excess glare.
f. Colors should be an integral part of the architectural style.
g. Rooftop equipment should blend with building design or be screened.
3. Relationship of building(s) to the site
a. The project should integrate with adjoining properties, provide a
transition between the project and pedestrian uses, and provide
appropriate landscaping.
Figure 3C 4 - Integration of pedestrian amenities and landscaping
"~ .~~
"" \ ! ~7rli:i. ~~ ~
, \ ,_ vV~1 d
,",,\';. ~
:;:t:::~ Q~::W"
,'~ .., :.oot'101
.', ~~:~
14-3C
b. Parking and service areas should blend with the street frontage or be
screened from public view.
c. The scale of each building should be compatible along a street frontage
to preserve the character of the street or to create the desired
streetscape anticipated by the development plan or agreement. Rhythm
and proportion of buildings, doors, windows and other projections should
be considered (See Figure 3C.2, above).
d. Building materials, colors, textures, lines and masses should harmonize
with adjoining buildings and sites or alternatively, in areas proposed for
redevelopment or revitalization the proposed building materials, colors,
textures, lines and masses should be in harmony with the architectural
theme or goals of the revitalization plan, whether it be to strengthen or
preserve the integrity of the existing area or to support a new
architectural theme or set of unifying characteristics for a particular
development or area.
e. Site grading work should blend with surrounding site grades.
4. Landscaping
a. Landscaping should enhance and complement architectural features and
improve the visual and aesthetic quality of the streetscape.
b. Plants should be protected by appropriate curbs, raised planting
surfaces, tree guards or other devices when located in areas where
plants may be susceptible to injury by pedestrian or motor traffic.
Figure 3C5 - Tree guard
b
'"
I .~ "",,'1
~ )-d ~ .'\:7'
'.......--.
c. Paved areas, such as sidewalks and parking spaces, should be designed
to facilitate the safe and efficient circulation of pedestrians and vehicles.
d. Service yards, trash receptacles and storage areas should be screened
by buildings, fencing, plantings, walls or an appropriate combination of
these.
e. Existing natural features should be maintained and incorporated into site
design if possible.
14-3C
f. Street furniture and miscellaneous structures should be integrated with
the architectural concept and be located and designed to be convenient
and functional for the public. Their design should be compatible with
surrounding buildings and streetscape in scale, materials and color
scheme. Alternatively, in areas proposed for redevelopment or
revitalization, the proposed street furniture and miscellaneous structures
should be integrated with the architectural theme or goals of the
revitalization plan, whether it be to strengthen or preserve the integrity
of the existing area or to support a new architectural theme or set of
unifying characteristics for a particular development or area.
5. Signs
a. All signs and graphic symbols should relate to the building's design,
character, color scheme, materials and purpose and should be
compatible with signs on adjoining buildings.
b. The number and size of signs should be minimized in order to avoid
visual clutter and to preserve the character of the street fac;ade.
c. Multiple occupancy buildings, such as shopping centers and office
complexes, should develop "signage programs" that promote integrated
design and equitable space and size distribution.
d. Externally lit signs should complement the project design and should not
produce excessive glare.
e. Lettering and graphic styles should be in keeping with the project's
design and character.
figure 3C. 6 - Integration of Signs
BE BE BE
Desirable
Undesirable
14-3C
6. Canopies and Awnings
a. Canopies and awnings must respect the style and character of the
structure on which they are located, particularly in the material and
color.
b. The highest point of a canopy/awning or its superstructure must not be
higher than the midpoint of the space between the second story window
sills and the top of the first floor storefront window or transom (See
Figure 3C.7, below).
c. Alono sidewalks and oedestrianways. canooies and awninos should
oroiect a sufficient distance from the building wall to be functional. i.e.
to orovide shade and weather orotection for oedestrians and to orevent
reflective olare on storefront windows that may block views into the
storefront or disolay window.
Figure 3C.7 - Awnings and Canopies
Acceptable
Unacceptable
D. Appeals
Any person or persons, jointly or severally, aggrieved by any decision of the Design
Review Committee regarding a Level I Design Review application may appeal such
decision to the Board of Adjustment according to the applicable procedures for
appeals set forth in Article 14-8C, Board of Adjustment Approval Procedures.
14-1C-4 Compliance Required
Approved applications for design review authorize only those changes in appearance set
forth in such approved applications and no other changes in appearance. It will be the
duty of the Building Official or designee to inspect, from time to time, any work
performed pursuant to such an approved application to ensure compliance with the
requirements of such application. If it is found that such work is not being carried out in
accordance with the approved application, the Building Official will issue a stop work
order and may deny issuance of a certificate of occupancy. Any change in appearance
at variance with that authorized by the approved application shall be deemed a violation
of these regulations.
14-3C
14-1C-S Revisions to Approved Design Plans
If the building application deviates from approved design review applications, the
Director of Housing and Inspection Services or designee will inform the Design Review
Committee, who will then determine if the proposed changes are substantive.
Substantive changes to an approved application for design review require submittal of
those changes to the Design Review Committee and approval thereof according to the
applicable Design Review procedure.
TOl~/!7CI est VI ball Renelval AI ea - DesIgn Pldll
ACKNOWLEDGEMENTS
PREPARED FOR:
The City of Iowa City
PREPARED BY:
PLANNING RGPg:..
301 Grand Avenue
Des Moines, Iowa 50309
c
0)
.~
o
<><::\
0)
C
.~
(U
0:::
c,
o
a:::
(s)
CITY OF IOWA CITY STAFF:
Jeff Davidson
Director of Planning and Community Development
Bob Miklo
Senior Planner
Christina Kuecker
Associate Planner
Brian Boelk
Senior Civil Engineer
Wendy Ford
Economic Development Coordinator
Tracy Hightshoe
Associate Planner
Page 3