HomeMy WebLinkAbout2018-01-16 Ordinance5 a�
Prepared by: Sylvia Bochner, Planning Intern, 410 E. Washington Street, Iowa City, IA 52240; 319-356-5420
(REZ17-00018)
Ordinance No.
Ordinance conditionally rezoning approximately .48 acres of
property from Intensive Commercial (CI -1) to Riverfront Crossings -
Central Crossings Subdistrict (RFC -CX) zone located at 703, 705, and
709 S. Dubuque Street (RF217-00018)
Whereas, the applicant, Breckenridge Apartments, LLC, has requested a rezoning of property located at
703, 705, and 709 S. Dubuque Street from Intensive Commercial (CI -1) to Riverfront Crossings — Central
Crossings Subdistrict (RFC -CX ); and
Whereas, the subject property is located in the Central Crossings subdistrict of Riverfront Crossings; and
Whereas, the Downtown and Riverfront Crossings Master Plan, an integral part of the Comprehensive
Plan, sets forth goals and objectives for the Central Crossings subdistrict, including promoting a high-density,
pedestrian friendly character with a mixture of housing types; and
Whereas, the Planning and Zoning Commission has the reviewed the proposed rezoning and
determined that it complies with the Comprehensive Plan provided that it meets conditions addressing the
need for a fence and landscape buffer adjacent to the railroad and the provision of usable open space; and
Whereas, Iowa Code §414.5 (2017) provides that the City of Iowa City may impose reasonable
conditions on granting a rezoning request, over and above existing regulations, in order to satisfy public
needs caused by the requested change; and
Whereas, the owner and applicant have agreed that the property shall be developed in accordance with
the terms and conditions of the Conditional Zoning Agreement attached hereto to ensure appropriate
development in this area of the city.
Now, therefore, be it ordained by the City Council of the City of Iowa City, Iowa:
Section I Approval. Subject to the Conditional Zoning Agreement attached hereto and incorporated
herein, property described below is hereby reclassified from its current zoning designation of Intensive
Commercial (CI -1) to Riverfront Crossings — Central Crossings Subdistrict (RFC -CX ):
Lot 1 and the north 60 feet of Lot 2, Block 17, County Seat of Johnson County, Iowa, according to the
recorded plat thereof.
Section H. Zoning Mao. The building official is hereby authorized and directed to change the zoning map
of the City of Iowa City, Iowa, to conform to this amendment upon the final passage, approval and publication
of the ordinance as approved by law.
Section III. Conditional Zoning Agreement. The mayor is hereby authorized and directed to sign, and the
City Clerk attest, the Conditional Zoning Agreement between the property owner(s) and the City, following
passage and approval of this Ordinance.
Section IV. Certification and Recording. Upon passage and approval of the Ordinance, the City Clerk is
hereby authorized and directed to certify a copy of this ordinance, and record the same in the Office of the
County Recorder, Johnson County, Iowa, at the Owner's expense, upon the final passage, approval and
publication of this ordinance, as provided by law.
Section V. Repealer. All ordinances and parts of ordinances in conflict with the provisions of this
Ordinance are hereby repealed.
Section VI. Severability. If any section, provision or part of the Ordinance shall be adjudged to be invalid
or unconstitutional, such adjudication shall not affect the validity of the Ordinance as a whole or any section,
provision or part thereof not adjudged invalid or unconstitutional.
Ordinance No.
Page 2
Section VII. Effective Date. This Ordinance shall be in effect after its final passage, approval and
publication, as provided by law.
Passed and approved this day of .20—.
fL/\Y*T:7
ATTEST:
CITY CLERK
App ved by
City Attorneys Office Ally
Ordinance No.
Page
It was moved by and seconded by_
Ordinance as read be adopted, and upon roll call there were:
AYES: NAYS: ABSENT:
Botchway
Cole
Mims
Salih
Taylor
Thomas
Throgmorton
First Consideration 01/16/2018
Vote for passage: AYES: Cole, Mims, Salih, Taylor, Thomas,
Throgmorton, Botchway. NAYS: None. ABSENT: None.
Second Consideration
Vote for passage:
Date published
that the
Prepared by: Sylvia Bochner, Planning Intern, 410 E. Washington, Iowa City, IA 52240 (319) 356-5240 (REZ17-00018)
Conditional Zoning Agreement
This agreement is made between the City of Iowa City, Iowa, a municipal corporation
(hereinafter "City"), and Breckinridge Apartments, LLC (hereinafter "Owner").
Whereas, Owner is the legal title holder of approximately 0.48 acres of property located
at 703, 705, and 709 S. Dubuque Street; and
Whereas, the Owner has requested the rezoning of said property from Intensive
Commercial (CI -1) to Riverfront Crossings — Central Crossings Subdistrict (RFC -CX); and
Whereas, the Planning and Zoning Commission has determined that, with appropriate
conditions regarding buffering the adjacent railroad and usable open space, the requested
zoning is consistent with the Comprehensive Plan; and
Whereas, Iowa Code §414.5 (2017) provides that the City of Iowa City may impose
reasonable conditions on granting a rezoning request, over and above existing regulations, in
order to satisfy public needs caused by the requested change; and
Whereas, the Owner acknowledges that certain conditions and restrictions are
reasonable to ensure the development of the property is consistent with the Comprehensive
Plan and the need for buffering the adjacent railroad and usable open space; and
Whereas, the Owner agrees to develop this property in accordance with the terms and
conditions of a Conditional Zoning Agreement.
Now, therefore, in consideration of the mutual promises contained herein, the parties agree as
follows:
I. Breckenridge Apartments, LLC is the legal title holder of the property legally
described as:
_Lot 1 and the north 60 feet of Lot 2, Block 17, County Seat of Johnson County, Iowa,
according to the recorded plat thereof.
The Owner acknowledges that the City wishes to ensure conformance to the
principles of the Comprehensive Plan and the Downtown and Riverfront Crossings
Master Plan. Further, the parties acknowledge that Iowa Code §414.5 (2017)
provides that the City of Iowa City may impose reasonable conditions on granting a
rezoning request, over and above the existing regulations, in order to satisfy public
needs caused by the requested change.
3. In consideration of the City's rezoning the subject property, Owner agrees that
development of the subject property will conform to all other requirements of the
zoning chapter, as well as the following conditions necessary to assure buffering
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from the railroad and adequate usable open space for the residents of the building:
a. A fence and landscape buffer shall be constructed and maintained along the
northern boundary of the subject property, in accordance with a landscape plan
approved by the Riverfront Crossings Form -Based Code Committee.
b. A minimum of 900 square feet of usable open space shall be provided and
maintained on the rooftop.
4. The Owner and City acknowledge that the conditions contained herein are
reasonable conditions to impose on the land under Iowa Code §414.5 (2017), and
that said conditions satisfy public needs that are caused by the requested zoning
change.
5. The Owner and City acknowledge that in the event the subject property is
transferred, sold, redeveloped, or subdivided, all redevelopment will conform with the
terms of this Conditional Zoning Agreement.
6. The parties acknowledge that this Conditional Zoning Agreement shall be deemed
to be a covenant running with the land and with title to the land, and shall remain in
full force and effect as a covenant with title to the land, unless or until released of
record by the City of Iowa City. The parties further acknowledge that this agreement
shall inure to the benefit of and bind all successors, representatives, and assigns of
the parties.
7. The Owner acknowledges that nothing in this Conditional Zoning Agreement shall be
construed to relieve the Owner from complying with all other applicable local, state,
and federal regulations.
8. The parties agree that this Conditional Zoning Agreement shall be incorporated by
reference into the ordinance rezoning the subject property, and that upon adoption
and publication of the ordinance, this agreement shall be recorded in the Johnson
County Recorder's Office at the Owner's expense.
Dated this
City of Iowa City
day of 20_.
Jim Throgmorton, Mayor
Attest:
Kellie Fruehling, City Clerk
Approved by:
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City of Iowa City Acknowledgement:
STATE OF IOWA )
) ss:
JOHNSON COUNTY )
This instrument was acknowledged before me on , 20_ by Jim
Throgmorton and Kellie Fruehling as Mayor and City Clerk, respectively, of the City of Iowa City.
Notary Public in and for the State of Iowa
(Stamp or Seal)
Title (and Rank)
Breckenridge Apartments LLC Acknowledament:
State of _
County of
This record was acknowledged before me on , 2018 by
(Name(s) of individual(s)) as
(type of authority, such as Member) of Breckenridge Apartments, L.L. C..
Notary Public in and for the State of Iowa
(Stamp or Seal)
Title (and Rank)
My commission expires:
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City Attorney's Office
City Of Iowa City Acknowledgement:
STATE OF IOWA )
) ss:
JOHNSON COUNTY )
This instrument was acknowledged before me on , 20_ by Jim
Throgmorton and Kellie Fruehling as Mayor and City Clerk, respectively, of the City of Iowa City.
Notary Public in and for the State of Iowa
(Stamp or Seal)
Title (and Rank)
Corporate Acknowledgement:
STATE OF IOWA )
) ss:
JOHNSON COUNTY )
This instrument was acknowledged before me on , 20_ by
as
of Inc.
Notary Public in and for said County and State
(Stamp or Seal)
Title (and Rank)
Breckenridge Apartments LLC Acknowledgment:
State of W
County of
This record was acknowledged before me on oJI14 1/B (Date)
by M c.4a<Z C 4 . „ (Name(s) of individual(s) as
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Prepared by: Sarah Walz, 410 E. Washington Street, Iowa City, IA 52240; 319-356-5239 (REZ17-00016)
Ordinance No.
Ordinance rezoning approximately 3.6 acres of property from Neighborhood Public (P1) to
Planned Development Overlay Neighborhood Public (OPD/P1) zone located at 300 Teeters Court
(REZ17-00016)
Whereas, the applicant, Iowa City Community School District, has requested a rezoning of property
located at 300 Teeters Court from Neighborhood Public (P-1) zone to Planned Development
Overlay/Neighborhood Public (OPD/P1); and
Whereas, the proposed rezoning will allow further grading of a previously altered protected slope to
enable an expansion of Lincoln Elementary School; and
Whereas, the "neighborhood principles" included in the Comprehensive Plan, lists neighborhood schools,
and specifically elementary schools, as an integral part of healthy, sustainable neighborhoods that,serve as a
focal point for community gathering and neighborhood identity; and
Whereas, the preservation and improvement of neighborhood schools is a goal of the City Council's
strategic plan; and
Whereas, the proposed addition to Lincoln Elementary School extends the life of one of Iowa City's
oldest neighborhood schools by preserving limited outdoor play space, providing ADA accessibility to all
portions of the building and property, and improving traffic circulation to the site; and
Whereas, the applicant has submitted information indicating that the subject protected slope had been
previously altered; and
Whereas, the applicant has presented information demonstrating that the proposed development activity
will not undermine the stability of the slope; and
Whereas, the Planning and Zoning Commission has reviewed the proposed rezoning and associated
Sensitive Areas Development Plan, attached hereto and by reference made part of this document, and has
recommended approval; and
Now, therefore, be it ordained by the City Council of the City of Iowa City, Iowa:
Section I Approval. Property described below is hereby reclassified from its current zoning designation of
Neighborhood Public (P1) to Planned Development Overlay Neighborhood Public (OPD/P1) zone
Chautauqua Heights Addition Blk 6, Except lots 5-9 (Lincoln Elementary)
Section II. Zoning Mao. The Building Inspector is hereby authorized and directed to change the zoning
map of the City of Iowa City, Iowa, to conform to this amendment upon the final passage, approval and
publication of this ordinance by law.
Section III. Certification And Recording. Upon passage and approval of the Ordinance, the City Clerk is
hereby authorized and directed to certify a copy of this ordinance and to record the same, at the office of the
County Recorder of Johnson County, Iowa, at the owner's expense, all as provided by law.
Section IV. Repealer. All ordinances and parts of ordinances in conflict with the provisions of this
Ordinance are hereby repealed.
Section V. Severabilitv. If any section, provision or part of the Ordinance shall be adjudged to be invalid
or unconstitutional, such adjudication shall not affect the validity of the Ordinance as a whole or any section,
provision or part thereof not adjudged invalid or unconstitutional.
Section VI. Effective Date. This Ordinance shall be in effect after its final passage, approval and
publication, as provided by law.
Passed and approved this day of 20_.
Mayor
Approved by:
Sb
Ordinance No.
Page 2
City Clerk
City Attomey's Office jZ J
Ordinance No.
Page
It was moved by and seconded by_
Ordinance as read be adopted, and upon roll call there were:
AYES: NAYS: ABSENT: ABSTAIN:
Botchway
Cole
Mims
Salih
Taylor
Thomas
Throgmorton
that the
First Consideration 01/02/18
Voteforpassage: AYES: Cole, Mims, Salih, Taylor, Thomas,
Throgmorton. NAYS: None. ABSTAINED: Botchway. ABSENT: None.
Second Consideration 01/16/18
Vote for passage: AYES: Mims, Salih, Taylor, Thomas, Throgmorton,
Cole. NAYS: None. ABSTAINED: Botchway. ABSENT: None.
Date published
a5b
STAFF REPORT
To: Planning & Zoning Commission Prepared by: Sarah Walz
Item: REZ17-00016 Date: December 7, 2017
Lincoln Elementary Addition
GENERAL INFORMATION
Applicant: Iowa City Community School District
1725 North Dodge Street
Iowa City, IA 52245
Contact: Luke Newton
MMS Engineering
1917 S. Gilbert Street
Iowa City IA 52240
Requested Action: Rezoning - Sensitive Areas Development
Plan approval
Purpose: To reduce the buffer requirements; to allow
development within an area containing
"altered protected slopes" for an addition to
the elementary school
Location: 300 Teeters Court
Size: 3.6 acres
Existing Land Use and Zoning: Elementary school; P-1
Surrounding Land Use and Zoning: Surrounding properties are all zoned RS -5
and developed with single-family
residential; property to the northwest, is a
fraternal group living use (nonconforming).
Comprehensive Plan: The Comprehensive Plan identifies this
area as appropriate for a school or other
institutional use.
File Date: October 26, 2017
45 Day Limitation Period: December 10, 2017
BACKGROUND INFORMATION:
The Lincoln Elementary School property consists of approximately 3.6 acres with frontage on four
streets: Teeters Court, Rider Street, Lee Street and River Street (see exhibit 1). The existing
building sits at the north end of Teeters Court and atop a hillside with 30 feet of elevation change
between the back (east side) of the existing building and the lower parking lot accessed from
Rider Street. The steep hillside, which runs north to south through the northern half of the
property, is an unused portion of what is a relatively small school site (by ICCSD standards) and
presents a challenge to development.
The original school building, constructed in 1926, has been added onto five times over the
intervening decades (see exhibit 2). These additions extended the building further to the south
and east. Eight parking spaces are currently provided near the front entrance (an adjacent
parking area, located on the west side of Teeters Court serves another property—the
medical fraternity). An additional parking area with 28 spaces was constructed off Rider
Street in the late 1980s. This portion of the property is not readily accessible to the school
building—the rear entrance is accessed via a 55 -step staircase built into the slope.
As part of a district wide facilities plan, the Iowa City Community School District (ICCSD) proposes
a complete renovation of the existing school building and the construction of a major new addition
that will provide space for a new gym and cafeteria, modern kitchen, media center
extension, restrooms, a dedicated office and storage area for the before- and after-school
program, and an ADA accessible (at -grade) entrance from River Street (see exhibits 3-
7).The proposed plan also provides an expanded parking area.
The proposed addition and expanded parking area on River Street attempts to address
several shortcomings of the school site:
Limited ADA access:
The proposed site plan preserves limited level outdoor play space; approximately
1.0 acre on the southern portion of the site is preserved as playground.
Provides ADA accessible entrances from both Teeters Court and River Street
Constrained bus and vehicle circulation:
Buses currently drop off students on Rider Street and turn around in Black Springs
Circle. New entrance off River Street will allow buses access and turn around
adjacent to the school entrance.
The applicant has used the "Good Neighbor Policy", hosting a neighborhood meeting and
discussions with area residents on November 8 at Lincoln Elementary.
ANALYSIS:
The applicant is requesting a Planned Development rezoning for a Sensitive Areas
Development Plan in order to construct the school addition on a portion of the property
that contains regulated sensitive features. A Level II Sensitive Areas Review, a type of
planned development, is required due to proposed disturbance of steep, critical, and
previously altered protected slopes and a request to reduce a required wetland buffer.
General Planned Development Approval Criteria
Applications for Planned Development Re -zonings are reviewed for compliance with the
following standards according to Article 14-3A of the Iowa City Zoning Ordinance.
1. The density and design of the Planned Development will be compatible with and/or
complementary to adjacent development in terms of land use, building mass and scale,
3
relative amount of open space, traffic circulation and general layout.
Land uses proposed and general layout—The proposed addition to the Lincoln
Elementary School is part of the Iowa City Community School District's 10 -year
Facilities Master Plan. It is designed to bring equitable learning spaces to all buildings in
the district, improving the structure and amenities of the District's older buildings while
preserving the historic qualities of those structures. The design of the proposed addition
provides required ADA accessibility, classroom space, and new art, music, and
gymnasium space. The location of the addition within the property also preserves ADA
accessible playground area to the south of the school building and opens up potential
for accessible use of the northern portion of the property along Rider Street for
additional outdoor uses.
The presence of the school is viewed as an essential anchor to the surrounding
neighborhood and the applicant has held numerous public meetings announcing plans to
expand the school building.
Mass and Scale — By its very nature a school building and the proposed addition with
be of a different scale and mass than surrounding single-family housing. However, the
proposed addition attempts to integrate the building within the surrounding landscape.
The new addition maintains the current roof height and is setback more than 140 feet
from its east property line (Lee Street frontage) and 37 feet from the rear of the lot of
the single-family property at 225 Lee Street, where the addition will replace a
"temporary" classroom
Open space — The proposed addition preserves roughly an acre open space for
playground use on the south side of the property along Teeters Court and Rider Street.
Playgrounds also serve as neighborhood park space when school is not in session.
Traffic circulation — Currently buses pick up and drop off along Rider Street, which has a
pavement width of 24 -feet, and turn around on Black Springs Circle. Parking and turn
around on Teeter Court (another 25 -foot street) are quite limited. The addition makes
possible an ADA accessible entrance from the east side of the school and provides an
expanded parking area off of River Street. In staff's view, this will improve traffic
circulation for pick up and drop off at the school, allowing buses more immediate
access to the school building and to load and unload within the parking area rather than
on street.
2. The development will not overburden existing streets and utilities.
City sewer and water are already available to this property. Capacity is adequate to
accommodate development of the addition. Onsite storm water management is
required for any expansion of impermeable surface. The applicant currently proposes to
underground storage beneath the parking area, however underground tanks may hot
be installed over sanitary sewer lines as currently shown.
3. The development will not adversely affect views, light and air, property values and
privacy of neighboring properties anymore than would a conventional development.
n
While the proposed development will be a significant change to the site, staff believes
that the proposed development is not a significant departure with regard to views, light
and air, property values and privacy of surrounding single-family properties and
extends the life of a neighborhood school, which is viewed as a vital institutional
anchor for residents of the neighborhood.
4. The combination of land uses and building types and any variation from the underlying
zoning requirements or from City street standards will be in the public interest, in
harmony with the purposes of this Title, and with other building regulations of the City.
All planned developments must comply with all the applicable requirements and
standards of the underlying zoning district and the subdivision regulations, unless
specifically waived or modified through the planned development process. Variations to
the dimensional requirements of the underlying base zone and subdivision regulations
are allowed:
• to facilitate the provision of desired neighborhood amenities or open space;
• to preserve or protect natural, historic, or cultural features;
• to achieve compatibility with surrounding development; or
• to create a distinctive or innovative neighborhood environment for area residents.
The decision to renovate and expand Lincoln Elementary is the culmination of multi-
year planning process that encompassed significant public input and, most recently, a
district wide vote that approved a bond for a 10 -year facilities master plan. Staff
believes that maintaining Lincoln Elementary as a viable neighborhood school is a
public good that is widely supported within the Iowa City community and the school
district.
Level II Sensitive Areas Review
The applicant has applied for approval of a Sensitive Areas Development, a type of planned
development. The purpose of the Sensitive Areas Ordinance is to permit and define the
reasonable use of properties that contain sensitive environmental features and natural
resources, and allowing reasonable development while protecting these resources from
damage. The following paragraphs describe the impact this development will have on
the sensitive features of this site (see Sensitive Areas OPD plan).
Steep, Critical. and Protected Slopes - The purpose of regulating development on and near
steep slopes is to:
1. Promote safety in the design and construction of developments;
2. Minimize flooding, landslides and mudslides;
3. Minimize soil instability, erosion and downstream siltation; and
4. Preserve the scenic character of hillside areas, particularly wooded hillsides.
The submitted sensitive areas site plan shows that the northernmost half of the school addition
and a portion of the expanded parking area extending into a sensitive slope and required buffer
area. The development activity will disturb a significant portion of the steep, critical, and protected
slopes: 28% of the steep slopes; 63% of the critical slopes; and 32% of the protected slopes. The
sensitive areas ordinance requires that disturbance of steep and critical slopes be minimized and
sets a maximum of 35% for critical slope disturbance with administrative staff approval.
Disturbance beyond this threshold is proposed, which has triggered the requirement of this Level
II Sensitive Areas Review with Planning and Zoning Commission review and City Council approval
required.
Development activity is not allowed on protected slopes or within the 50 -foot buffer required
around protected slopes, unless the slopes were previously humanly altered. In addition,
disturbance of altered protected slopes or a reduction of a protected slope buffer may only be
approved if a geologist or professional engineer demonstrates to the satisfaction of the City that
the proposed development activity can and will be designed to eliminate hazards and will not
undermine the stability of the slope or the buffer area.
The applicant has indicated that the slope located between the building and the parking area has
been humanly altered as various additions and building/site improvements were made over time
and is requesting permission to encroach into protected slope. The applicant has submitted
evidence to support this assessment.
A topographic survey performed for the applicant earlier this year indicates that the that the
hillside has a fairly consistent percentage of slope from top to bottom along its length. The
majority of the slope meets the classification of critical slope (between 25%-40%) with the top of
back and toe of the slope being less steep and below the threshold of "critical" slope. The slope
also has a very consistent shape at its toe, sloping from south to north. The attached illustrations
provided by the applicant show the changes in the slope and suggest that the construction of the
steps along the slope the parking lot cut into the hillside, creating a steeper slope in this area.
Moreover, a stormwater drainage pipe running from the exiting building northeast to the parking
area is buried underground within this slope. The School District has contracted with a
geotechnical engineer to perform and analyze soil borings on the hillside, however because the
changes to the slope involved grading rather than fill, it is likely the borings will be inconclusive
(see exhibit 8: Altered Slopes memo and supporting documents).
It is anticipated that the new school addition will be supported on shallow concrete spread
footings. The spread footings will extend to frost depth at 42 inches below grade. The proposed
addition will connect to the east side of the existing school building, with the main level floor
matching the existing building floor elevation. The addition's lower level will exit to grade of the
east side of the addition approximately 30 feet lower than the existing school building main
level.
Due to the depth of excavation needed to construct the addition, the addition incorporates an
earth retention system within the foundation wall system. The proposed system includes soldier
piles with tiebacks that anchor the foundation wall into the existing ground slope. Certification by
a licensed structural engineer will be required at the time of building permit application to ensure
the stability of the building.
Three mature oak trees and several evergreens located near the proposed addition will be
removed as part of the project. The applicant is proposing to replace these with 10 new native
trees—white, red, and bur oaks. New trees currently shown located within the parking area may
need to be relocated away from easement for sanitary and storm sewers. There is ample space
around the parking area perimeter to locate required parking area shade trees. Mature trees to
the east and southeast of the addition, along the abutting residential properties, will be preserved.
A tree protection plan should be submitted and approved at the time of the final OPD plan. The
submitted landscape plan shows that the applicant will meet the S2 (low shrub) screening
requirement along the north and east perimeter of the parking area.
Storm water management: Stormwater management will be handled on site with underground
storage located beneath the parking area. City engineers have indicated that the underground
structure may not sit overtop public utilities—sanitary sewer.
SUMMARY:
Staff believes there is compelling evidence that the hillside to the east of the existing school
building has been humanly altered over time with various additions and improvements to the
school site. While the proposed plan does call for substantial disturbance (excavation and
grading) to a sensitive slope, the school building is being engineered within the hillside to prevent
hazards, such as erosion, and the site plan shows replacement of native trees that have long
been a part of the character of this unusual school site. The planned upgrades to the existing
school preserve limited outdoor play space, achieve ADA accessibility to all portions of the
building and property, and improve traffic circulation. In doing so, the plan extends the life of one
of Iowa City's oldest schools within a walkable neighborhood context and is therefore in the public
interest and fulfills one of the goals of Iowa City's Comprehensive Plan.
STAFF RECOMMENDATION:
Staff recommends approval of REZ17-000016, a Sensitive Areas Development Plan subject to
the following conditions:
Substantial compliance with the development plan submitted.
Establish easements for the stormwater management area.
Establish any easements not currently existing for storm sewer and sanitary sewer.
Certification by a licensed structural engineer will be required at the time of building
permit application to ensure the stability of the building.
DEFICIENCIES AND DISCREPANCIES:
1. Final soil report from Terracon required.
2. Technical discrepancies and deficiencies as noted by the City Engineer and water department:
a. Provide stormwater calculations.
b. An easement is needed for stormwater management area.
c. The underground detention chambers/stormwater management area cannot be
over the City's sanitary sewer
d. Easements to be provided for the City's storm sewer and sanitary sewer that run
thru the property.
e. Underground detention chambers need to be outside the easement for the City's
storm sewer.
f. Trees may not be located in easements for underground detention chambers,
storm sewer, or sanitary sewer (Trees in parking lot islands).
ATTACHMENTS:
1. Location Map
2. Preliminary Plat and Sensitive Areas Development Plan
3. Supporting documents (exhibits) and statements from the applicant
Approved by: ` �n
Tracy Hights �, A tng Director
Department of eighborhood and Development Services
REZ17-00016
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MIMMSConsultants, Inco
Experts In Planning and Development Since 1975
MEMORANDUM
To: City of Iowa City Staff
Date: Nov. 6, 2017
Subject: Lincoln Elementary Sensitive Areas — Altered Protected Slopes
1917 S. Gilbert Street
Iowa City, Iowa 52240
319351.6282
mmsconsultants.net
mms®mmsconsultants.net
Lincoln Elementary School is located at 300 Teeters Court in the Chautauqua
Heights subdivision in Iowa City. The school site fronts four public streets, including Teeter
Court, Rider Street, Lee Street and River Street. The original building was erected in 1926,
but has received five additions since with additions in 1949, 1954, 1973, 1974, and 1988.
Along with the building additions, the site has received improvements with a parking lot
installation, and playground improvements. The school building sits at the north end of
Teeters Court and at the top of an east -facing hillside with 30 feet of elevation change down
to a valley floor and the staff parking lot which is accessed from River Street.
Lincoln Elementary School is scheduled to receive upgrades as part of the district
wide Facilities Masterplan and the design work is currently underway for those
improvements. The improvements include a complete renovation of the existing school
building and additions of a new Cafeteria, Media Center and Gymnasium with a new
entrance accessed via an improved River Street parking lot.
The hillside between the building at the top and the parking below is a largely unused
and portions of the hillside are seemingly untouched except for the north end of the hillside
adjacent to the parking lot and steps connecting it to the school building. This section of the
hillside was manipulated for the installation of those site improvements. A topographic
survey was performed in July of 2017 in preparation of the planned improvements. The
topographic survey revealed that the hillside has a fairly consistent percentage of slope from
top to bottom all along its length. The majority of the slope meets the classification of
'critical' slope having a percent of slope between 25% and 40% with the top of back and toe
of slope being less steep and below the threshold of 'critical' slope. The slope also has a
very consistent shape at the toe of slope arcing from south to north. The surveyed toe of
the slope is called out in the attached image and delineated in with a solid black line. The
assumed former or natural toe of slope is delineated with a green line and is best -fit along
the surveyed toe of slope. A comparison of these two lines reveals an area of impact at the
toe of the slope. The parking lot and steps were cut into the hillside when constructed and
have created a steeper slope in those areas.
The hillside adjacent to the corner of the parking lot is greater than 40% slope and
therefore classified as 'protected'. However, the topography shows that portion of the
hillside was cut at the toe and therefore the steepness of the slope is a product of grading
the slope to blend the cut grade to the natural grade. And, the slope of this portion of the
hillside at the toe is above 40% and not consistent with the rest of the hillside which is less
steep at the toe of the slope and its lower elevations just above the toe. Additionally, the
hillside has a number of large tree stumps and was once wooded, but no stumps are
present in the portion of the hillside that was cut. Finally, the slope was also impacted by a
storm line installation from the building to the storm pipes under the parking lot below. The
identified slope on this hillside is not a 'Protected slope', but rather an 'Altered Protected
Slope' as it is the result of manmade activities.
The proposed building addition impacts the delineated 'Altered protected slope' and
adjacent critical slopes. The School district has contracted for a geotechnical engineer to
perform and analyze soil borings on this hillside, but these may be inconclusive as the
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altered protected slopes are a result of cut grading instead of the filling as is typically
searched for with soil borings.
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Additional information for Lincoln Elementary Variance Application
Existing condition of the hillside
The Lincoln Elementary school on the East side of Teeter Court is located adjacent to and atop an
East facing hillside of +30 feet of elevation. Upon review of historical aerial photos (Johnson County
PIV/GIS website) and inspection of the existing trees, the hillside does not appear to have been
regraded at any point, except for the portions of the hillside directly North and East of the Northern
end of the school building. The slope of the unaltered portions of the slope is a fairly consistent
±35%.
The construction of the building and site elements has impacted the site and the hillside since the
building was built in 1929. The building has received a number of additions over the years with each
enveloping more of the hilltop. The original building is the most evident impact on the terrain along
its North and East walls, with cut and fill operations manipulated the natural slope. Other additions
to the school have impacted the site and hillside, as there are roof drains transecting the hillside to
the storm sewer below the base of the hill.
The addition of the parking lot at the base of the hillside has altered the slope as the toe of the slope
was cut back to build out the SW corner of the parking lot. On-site inspections and the topographic
survey suggest the grading cut was "chased" up the hillside a significant distance. This grading work
increased the percent of slope on this portion of the hillside beyond what is apparent and typical
over the rest of the (unaltered) hillside. There is also a roof drain pipe that was trenched in this
same cut area that extends from the building to the storm sewer under the parking lot. Likewise the
installation of steps connecting the parking lot to the building cut the slope adjacent to them and
increased the percent slope over the preexisting slope.
Site (lower parking) is currently not compliant with ADA parking standards
The off-street parking lot for the school is accessed from River Street and is at the base of the
hillside. There is no accessible route from the parking lot to the building and there for no accessible
parking stalls. This lot does contain 27 spaces, and when coupled with the 10 on -street parking
stalls on Teeters Court, the overall school site is deficient of the minimum ADA compliant parking
stalls. A building expansion over the hillside to the elevation of the lower parking lot along with an
improved parking lot will provide for more accessible parking and access to the building.
- Existing school bus site access and student drop-off/ pickup procedures
The current Bus loading/unloading operation for Lincoln Elementary takes place on the city street.
The buses do not travel on Teeters Court as there is no cul-de-sac bulb or other means of turn-
around at the end of the street. The students must walk to the far south end of the site to reach the
buses parked on Rider Street. As there is no bus pull off on the street, the traffic is impacted by the
queued busses, as well as the parent drop-off/pick-up traffic. An improved lower parking lot would
provide for an off-street bus loop and safer situation for students and vehicular traffic as well.
- Describe the interim and final grading
It is expected that during construction, the grading work and trenching work necessary to install the
foundations for the building addition would be done with benched excavation and side slopes not
exceeding the maximum safe slope determined by the geotechnical engineer and/or 3.5:1. In
concert with the cut for foundations, portions of the site may require temporary sheet piles or other
shoring measures.
Upon completion of building walls and waterproofing measures, the disturbed area around the
building will be backfilled graded to a consistent 3.5:1 slope with steeper slopes only planned as
necessary to tie back into the existing undisturbed hillsides. A retaining wall is part of the proposed
construction on the south side of the building addition to correctly achieve the elevations needed
along the building. No retaining walls are currently planned for the hillside adjacent to the north of
the building addition. '
Iowa City School District
Lincoln Elementary School Renovation & Addition
Design Development Structural Design Narrative
Project Scope:
The project consists of an addition and renovation to the existing Lincoln Elementary School
building located in Iowa City, Iowa. The new addition will be located to the east of existing
elementary school building. The addition will house a gymnasium, storage, restrooms and
mechanical areas at the lower levels with a new media center and cafeteria areas located on the
main level.
Foundations:
A geotechnical investigation has not yet been completed for the project. It is anticipated that the
new additional will be supported on shallow concrete spread footings. The spread footings will
extend to frost depth at 42 inches below grade.
The existing site grade has a significate slope across the project site. The additional will connect
to the existing building on the west side of the addition with the main level floor matching the
existing building floor elevation. The addition's lower level will exit to grade of the east side of the
addition approximately 30 feet lower than the existing school building main level. With the
proximately of the new addition to the existing building and the depth of excavation needed to
construct the addition it is recommended that an earth retention, shoring, system is provided.
It is proposed to incorporate the earth retention system with the gymnasium foundation wall
system. The proposed system includes soldier piles with tiebacks that anchor the foundation wall
into the existing ground slope. Wood lagging would span between the soldier piles and the
lagging would act as the temporary earth retention system. The concrete foundation wall would
be placed against the wood lagging and soldier piles. Headed studs will be welded to the soldier
piles to anchor the concrete foundation wall to the soldier piles. In the final building condition the
soil loads will be resisted by the concrete foundation walls, which will transfer the load to the
soldier piles, which will resist the soil load by using tieback anchors into the existing ground slope.
Alternate earth retention/foundation wall systems will be investigated.
Slab -on -Grade:
The slab -on -grade for the project is planned to be a reinforced concrete slab -on grade. These
slabs will be reinforced utilizing steel welded wire reinforcement. The floor slab shall bear on an
appropriate vapor retarder that is placed over the top of free draining crushed aggregate. This
crushed aggregate layer shall be a minimum of 6 inches below the floor slab on grade. Proper
control joints shall be cut into the slab -on -grade at an appropriate spacing to control shrinkage
cracks.
At the lower level it is possible, depending on the recommendations by the project geotechnical
investigation, that a subdrain system will be installed below the floor slab to control the possibility
of perched water occurring due to infiltration. This subdrain system would consist of a series of
drain tiles spaced across the floor slab and would be located in granular material trenches.
These pipes would be collected and routed to the storm sewer.
Elevated Floor Structure Framing:
The elevated floor structure framing over the gymnasium will consist of a topping slab over
precast concrete double tees. The elevated floor structure at the mechanical mezzanine and the
corridor area will consist of a topping slab over precast concrete hollow core slabs. The precast
concrete members will be topped with a 3" thick concrete topping. The topping will be reinforced
Iowa City Elementary School
Site Comparisons
2014-
2015
Enroll
2015-
2016
Enroll
2016-
2017
Enroll
Avg.
Enroll
Site Site Square
Acreage Footage
Building
Sq. Ft.
Building
Footprint
Sq.Ft.
Foot
print
of Site
Parking
Stalls ADA
Mann 223
Alexander
Hoover 311
Lemme 407
Lincoln 237'
Longfellow 329
405
Shimek 210
Twain 378
222
378
272
_395
239'
338
442
212
262
242
431
261
377
237 :
335
441
215
311
229
431
281
393
' 238
334
429
21220.4
317
1.65 71,874
14.7 641,203
5.7 248,292
9.0 392,040
3.6 156;816(8)
8.1 352,836
8.3 361,548
888,624
9.5 413,820
(2)
(9)436,878
(7)
(4)
_
(6)
(5)
(1)
(3)
31,604
35,356
46,250
28,213
51,051
(7)
(1)
(4)
(5)
(8)
(6)
(3)
(9)
(2)
13,422
52,288
32,094
36,878
23,818
13,941
46,250
28213
51,051
(9)
(1)
(5)
(4)
(7)
(8)
(3)
(6)
(2)
18.67% (9)
8.15% (3)
12.93% (7)
9.41% (4)
35.194'{8)
3.95%1(2)
12.79% (6)
3.17% (1)
12.34% (5)
21 23 +2
95 102 7
39 41 +2
68 72 +4
35 36 +1
1 59 61
74 77
67 69
53 56
(9)
(1)
(6)
(3)
(8)
$(5)Lucas
Total
Total
Hard
play
Useable
Sq.Ft.
Sq.
Surface
Hard +
Green
Green+
Ft. /
Soft Fall
Play
Soft
Space
Soft+
Stude
Play Sq.Ft.
Sq.Ft.
Sq.Ft.
Sq.Ft.
Hard
nt
Mann 5,920 (9) 15,930 (6) 21,850 (8) 4,728 (9) 26,578 (9) 116 (9)
Alexander 17,405 (2) 29,481 (2) 46,886 (2) 198,170 (1) 245,056 (i) 569 (4)
Hoover 7,709 (7) 21,186 (4) 28,895 (5) 75,240 (7) 104,135 (7) 370 (7)
Lemme 12,383 (5) 23,244 (3) 35,627 (3) 154,589 (5) _190,216 (5) 484 (5)
Linmin 6,872 {8) 9,497 (8) 16;369 (9) 22,166 (8) 38,535 (8) 162 (8)
Longfellow 13,809#(4)14,020 (7) 27,829 (6) 165,762 (3) 193,591 (4) 580 (3)
Lucas 10,61620,623 (5) 31,239 (4) 172,368 (2) 203,607 (3) 474 (6)
Shimek 16,0008,905 (9) 24,905 (7) 111,596 (6) 136,501 (6) 643 (2)
Twain 18,109 (1) 34,229 (1) 52,338 (1) 164,005 (4) 216,343 (2) 682 (1)
MINUTES PRELIMINARY
PLANNING AND ZONING COMMISSION
DECEMBER 7, 2017 – 7:00 PM – FORMAL MEETING
EMMA J. HARVAT HALL, CITY HALL
MEMBERS PRESENT: Carolyn Dyer, Mike Hensch, Phoebe Martin, Max Parsons, Mark
Signs, Jodie Theobald
MEMBERS ABSENT: Ann Freerks
STAFF PRESENT: Sara Hektoen, Bob Miklo, Sara Walz
OTHERS PRESENT: Luke Newton, Sarah Huston, Duane Van Hemert
RECOMMENDATIONS TO CITY COUNCIL:
By a vote of 6-0 the Commission recommends approval of REZ17-000016, a Sensitive Areas
Development Plan subject to the following conditions:
Substantial compliance with the development plan submitted.
Establish easements forthe stormwater management area.
Establish any easements not currently existing for storm sewer and sanitary
sewer. Certification by a licensed structural engineer will be required at the time
of building permit application to ensure the stability of the building.
To ensure there is a diversity of trees used and reviewed by the City Forrester.
Hensch called the meeting to order at 7:00 PM.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
None.
REZONING ITEM (REZ17-00016):
Discussion of an application submitted by Iowa City Community School District for a Sensitive
Areas Development Plan (rezoning) to allow modification of a protected slope for the
construction of a proposed addition on the east side of the school building located at 300
Teeters Court.
Walz presented the Staff Report noting that this site is the Lincoln Elementary School property
and showed maps and photos of the area. The property is accessed along Rider Street,
Teeters Court and River Street. There is also some frontage along Otto and Lee Streets but the
property is not accessible from those streets. Along Rider Street and Teeters Court the property
has a higher elevation. Walz explained that the Lincoln Elementary School site is a small
school site by Iowa City standards—it is less than four acres. Most of pickup/drop off and bus
access is on Rider Street. When the School District was looking at using this site and improving
the neighborhood schools (which was part of what they were called upon to do with Iowa City
Planning and Zoning Commission
December 7, 2017 — Formal Meeting
Page 2 of 6
Community School District's facilities plan) one of the goals was to extend the life of
neighborhood schools. This goal is echoed in Iowa City's Comprehensive Plan and in the
City Council's Strategic Plan. Walz explained that this particular school site presents some
unique challenges with street access and topography. Currently the lower level of the
property (off River Street) is the teacher's parking lot, which is not an ADA accessible part
of the school site. To access the school from that parking lot requires one to climb 55 steps
to get to the rear entrance of the school. For this reason, the portion of the property on
River Street has been useable. One of the goals of the new addition is to make the entire
property, which is very small, more useful and accessible.
The original school building, constructed in 1926, has been added onto five times. The lower
parking area with 28 spaces was constructed off Rider Street in the late 1980s. The proposal is
a complete renovation of the existing school building and the construction of a major new
addition that will provide space for a new gym and cafeteria, modern kitchen, media center
extension, restrooms, a dedicated office and storage area for the before- and after-school
program, and an ADA accessible (at -grade) entrance from River Street. The proposed plan also
provides an expanded parking area and will improve the bus circulation.
Walz mentioned the sensitive areas on the site noting that many of the criteria that are required
under the OPD Plan (mass, scale and density of the building) do not really apply since this is
not a residential use—as a school it will obviously be of a different mass and scale than
surrounding residential development. Walz explained that the Sensitive Areas Ordinance is
applies in areas where there are steep and critical protected slopes. The development activity
will disturb a significant portion of the steep, critical, and protected slopes: 28% of the steep
slopes; 63% of the critical slopes; and 32% of the protected slopes. Walz stated the applicant has
demonstrated through engineer reports that the slope was altered over time with both various
additions to the school and when the parking lot was constructed. The applicants have also
conducted some soil studies, taken some samples, which are inconclusive but do show some fill
on portions of the site.
Walz stated that with this addition, a portion of the slope will actually be excavated, and the new
school building will be used as a retaining wall for the remaining slope. Additionally this
development will cause the removal of some mature oak trees, the applicant's intent is to
replace those trees with 10 new native trees -white, red, and bur oaks. They will also add
screening around the parking lot.
Walz explained that there are still some outstanding issues with the site that to be resolved.
The applicant needs to provide stormwater calculations and easements will be needed for the
stormwater management area. The applicant is showing underground storage for stormwater
but to the underground storage cannot be placed over the sanitary sewer line. The applicants is
working to resolve these issues.
Staff recommends approval of REZ17-000016, a Sensitive Areas Development Plan subject to
the following conditions:
Substantial compliance with the development plan submitted.
Establish easements forthe stormwater management area.
Establish any easements not currently existing for storm sewer and sanitary
sewer. Certification by a licensed structural engineer will be required at the time
of building permit application to ensure the stability of the building.
Theobald questioned the use of native trees versus oak trees and noted there are
Planning and Zoning Commission
December 7, 2017 — Formal Meeting
Page 3 of 6
problems with two of the oak tree species in the State of Iowa right now and asks that
the tree replacements be more diversified. Walz stated the City Forester could be
asked to make a recommendation if the Commission wished to make that a condition.
Theobald would like to add that condition.
Hensch asked if the geotechnical soils report did not definitively indicate that the slope
had been disturbed. Walz confirmed that is correct. The applicant was relying on other
evidence related to development activity, especially the construction of the parking area
along River Street.
Hensch asked if the rule was only 35% of critical and protected slopes could be
disrupted without going through rezoning. Walz said that is correct and this item is
before the Commission because the applicant is exceeding the 35%.
Dyer questioned if there have been other projects that have disturbed areas this much.
Miklo stated it is rare to have humanly altered slopes, he can think of one instance on
South Dubuque Street where they could show the street was created by landfill over
100 years ago.
Hensch asked when looking at the elevations if the stormwater underground storage
tanks will be able to handle the area or if there would be runoff that would go to the
neighbors. Walz said the runoff flows to the north but the applicant can explain how
they intend to manage the additional stormwater.
Hensch opened the public hearing.
Luke Newton (MMS Engineering) and Sarah Huston (Design Alliance Architecture)
represented the Iowa City Community School district on this project and showed the
Commission the presentation that they had also shared with the community at the
Good Neighbor Meeting.
Hensch asked if any comments were collected at the Good Neighbor Meeting. Walz
noted she attended the meeting and that all the comments were generally positive.
Newton provided a copy of the comments.
Huston stated that the architecture firm began by reviewing how the existing building
was constructed and added onto over the various renovations and noted how that
always poses interesting issues when dealing with different construction types. There
is a main building as well as two temporary classrooms, one to the south and one to
the east. Most of the main site area is level and the initial addition recommendation
was to expand into the southern level area with a new gymnasium, new commons,
accessible classrooms, and bathrooms. Another more interesting concept was to build
off to the east and that was the concept the school committee unanimously voted on
because they wanted to preserve the flat area which is the playground area. Huston
showed renderings of what the addition will look like, it will be nestled into the hill, the
lower level being the gymnasium and above that is the new media center. From the
view of Teeters Court the school will remain the same scale and the addition will be
viewable from the east but not overly obtrusive because it is nestled into the slope.
The main entrance to the school will still be off Teeters Court and will be at the center
of the building.
Planning and Zoning Commission
December 7, 2017 — Formal Meeting
Page 4 of 6
Huston also discussed the structural engineering of the addition and how it will be built
into the slope. They will use soldier piles, steel and concrete, to provide a retaining
wall that then becomes the back wall of the new structure. Additionally the new
gymnasium that is dug into the slope is set 20 feet off the existing structure so it will not
disturb any of the foundations or walls of the existing building. Huston noted that is
important because it is safer to preserve what is already there.
Newton next addressed the system areas showed a rendering of the area with the
different percentages of slope and the area that is the altered protected slope. He
showed the storm lines that run from the building to the storm sewers that are
underneath the parking lot.
Hensch asked if Newton could address how the underground storage of the stormwater
will handle the runoff. Newton stated that with the increased impervious areas it will
create more overland runoff and as required by City Code they will need to retain that
runoff and the underground basin works similar to an above ground stormwater basin.
Underground there is a system of large pipes ail connected together to create the
storage and detain the water up to the 100 year flood event and release it slowly at the
normal runoff rate. it will be released into the existing stormwater sewer line that is
already under the parking lot and then into the ditch along River Street. Newton added
the goal of the detention system, and the way the requirements are set up, is to prevent
any additional water onto neighboring properties.
Theobald asked about the maintenance for the underground storage and Newton
explained that there is maintenance but the frequency of issues depends on the
amount of trash (leaves or litter) that is caught in the system and how often it needs to
be cleaned out. It can be cleaned out by a large vacuum.
Duane Van Hemert (Iowa City Community School District Facilities Director) stated that
this underground storage would have happened whether the addition was on the north
side or east side so they could protect the playground area and not use it as a water
detention area.
Hensch asked if all the soil that will be excavated will be retained onsite or removed.
Newton replied that the soil will not be able to be retained onsite and will have to leave
the site.
Hensch closed the public hearing.
Theobald moved to recommend approval of REZ17-000016, a Sensitive Areas
Development Plan subject to the following conditions:
Substantial compliance with the development plan submitted.
Establish easements forthestormwater management area.
Establish any easements not currently existing for storm sewer and
sanitary sewer. Certification by a licensed structural engineer will be
required at the time of building permit application to ensure the stability of
the building.
To ensure there is a diversity of trees used and reviewed by the City
Forrester.
Parsons seconded the motion.
Planning and Zoning Commission
December 7, 2017 — Formal Meeting
Page 5 of 6
Parsons noted this has been a history lesson tonight learning there has already been
five additions on Lincoln Elementary and commented that the proposal is a unique
design and having this school means a lot to the Manville Heights area and is happy to
see the School District investing in this school.
Signs noted that he is familiar with the site and always thought it was a disturbed slope
due to all the activity around the area.
Martin noted that this area is special and to be able to add onto the school and
maintain the flat surface areas for children to play is essential.
Dyer agreed this is a good project and happy to see Lincoln Elementary preserved.
A vote was taken and the motion passed 6-0.
CONSIDERATION OF MEETING MINUTES: NOVEMBER 2 2017
Parsons moved to approve the meeting minutes of November 2, 2017 with edits.
Martin seconded the motion.
A vote was taken and the motion passed 6-0.
PLANNING AND ZONING INFORMATION:
Martin noted she would not be present at the December 21 or January 4 meetings.
Theobald asked if the Commission can have a discussion about street lights at some point,
there have been several complaints and in the news recently it has been stated that the LED
lights are actually not obtaining the savings of energy that was projected and do cause a lot of
light pollution. Hektoen stated that if Commission members wished they could send some
correspondence to Council regarding the issue however it is not really in the prevue of Planning
& Zoning agenda items.
Miklo acknowledged a flyer in the Commissioner's packets where there are encouraged to
attend a training session.
ADJOURNMENT:
Parsons moved to adjourn.
Martin seconded.
A vote was taken and motion carried 6-0.
Sarah Walz
From: Kathleen Jespersen <kathleenjespersen@gmaii.com>
Sent: Thursday, December 07, 2017 11:29 AM
To: Sarah Walz
Subject: Lincoln Elementary
Sarah:
I am writing in response to the letter we received from the City of Iowa City regarding the proposed
changes at Lincoln Elementary.
Jim and I live directly across the street from the school on River Street. We would like let the city
know that we appreciate the notice, and are in total support of the project to remodel the school.
Thank you for the opportunity to comment. We look forward to seeing the project move forward.
Thank you.
Kathleen Jespersen
910 River St.
Sarah Walz
From: Andrew Chappell <andrew.b.chappell@gmail.com>
Sent: Wednesday, December 06, 2017 9:26 PM
To: Sarah Walz
Subject: REZ17-00016
Ms. Walz,
We are writing regarding the proposed Lincoln Elementary rezoning. We apologize that neither of us could come to
speak to the Commission in person, but our son (a Lincoln Fifth Grader) has his first elementary band concert at City
High tomorrow night. We own and occupy the residence at 911 Rider Street, which is essentially across the street from
the southeast corner of the school district's property. We are very supportive of the proposed rezoning, and anything
the City can do to facilitate the completion of the Lincoln Elementary renovation and addition. It is hard to overstate
just how much Lincoln Elementary means to our neighborhood. Suffice it to say, however, that we believe that anything
that helps Lincoln remain viable as a school building, which the proposed addition certainly does, will help keep our
neighborhood stable and be a benefit to the City of Iowa City as a whole. We also note, as long-time residents of the
neighborhood, that we really do not see the loss of the "protected slope" in question, as much of a loss. That portion of
the hill is not something we have seen utilized by students in any manner.
Andy Chappell
Meredith Rich -Chappell
911 Rider Street
Iowa City, Iowa 52246