HomeMy WebLinkAbout2020-11-02 OrdinanceItem Number: 10.a.
CITY OIF IOWA CITY
www.icgov.org
November 2, 2020
Ordinance amending Title 14, Zoning Code to allow a special exception from
standards for the reuse of existing buildings in certain commercial zones.
(REZ20-0006)
ATTACHMENTS:
Description
Planning & Zoning Commission Packet
Planning & Zoning Commission Late Handouts
P&Z Minutes
Ordinance
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CITY OF IOWA CITY
CITY OF IOWA CITY
MEMORANDUM
Date: October 1, 2020
To: Planning & Zoning Commission
From: Kirk Lehmann, Associate Planner, Neighborhood & Development Services
Re: Zoning Code Amendment (REZ20-0006) to allow flexibility for alterations and
expansions to existing buildings in lower intensity commercial zones
Introduction
The City of Iowa City's 2020-2021 Strategic Plan includes a goal to promote an inclusive and
resilient economy throughout the city. To reach that goal, the City is taking steps to invigorate
neighborhood commercial districts and create new neighborhood commercial nodes which
encourage healthy, diverse, and sustainable economic activity. The proposed text amendment to
the zoning code (REZ20-0006) addresses one barrier for small-scale commercial areas near
developed residential neighborhoods: that some underutilized commercial parcels experience
difficulties meeting current zoning regulations due to existing physical constraints.
The proposed amendment modifies the Special Provisions section for certain commercial zones
(14-2C-8), including the Mixed Use (MU), Commercial Office (CO -1), Neighborhood Commercial
(CN -1), Community Commercial (CC -2), Central Business Service (CB -2), and Central Business
Support (CB -5) zones. The purpose of the amendment is to provide flexibility from zoning
regulations where altering or expanding a building is difficult due to existing building and/or site
constraints. In such cases, the Board of Adjustment would be able to waive or modify certain
zoning standards by special exception. The proposed amendment is detailed in Attachment 1.
Background
After City Council adopted the 2020-2021 Strategic Plan, the City received an inquiry from a
developer regarding a long -vacant property at 1120 North Dodge Street. Without providing some
additional flexibility from zoning regulations, the proposal for the site is impossible to achieve. This
prompted City staff to review the zoning code for ways to promote the reuse of this and other
similar commercial and/or mixed use sites in lower intensity, neighborhood contexts which are
underutilized under the City's current standards.
The zoning code contains several mechanisms to adjust standards. Administrative methods
include minor modifications (14-4B-1), which allow specified requirements to be modified or
waived, and minor adjustments, which are a similar provision in the Riverfront Crossings Form
Based Development Standards (14 -2G -7H). The zoning code offers greater flexibility through the
special exception process. Special exceptions are heard by the five -member Board of Adjustment,
which is appointed by City Council to provide scrutiny where allowed in the zoning code. As a
quasi-judicial body, appeals of their decisions must go through the district court. For example,
properties designated as an Iowa City historic landmark or registered in the National Register of
Historic Places may request a special exception to waive dimensional standards, site
development standards, and provisional requirements (14 -2C -11A). For each of these
mechanisms, a specific set of approval criteria must be met.
October 1, 2020
Page 2
Proposed Amendment: Commercial Reuse Exception
Applicability
Staff developed the proposed amendment as a special exception that provides similar flexibility
to what is allowed for historic properties, but with a commercial focus and without competing
against those provisions. It would allow the alteration and expansion of existing structures in
specified commercial zones where building and/or site constraints related to the zoning code are
present. To avoid incentivizing tear downs, the amendment requires that a project utilizing the
exception cannot involve demolition of an existing principal structure, nor can it be used for a
property designated as an Iowa City historic landmark or registered in the National Register of
Historic Places. In addition, new construction projects are not allowed to request this exception.
Because the proposed amendment is intended primarily for use in less intense commercial areas
near developed residential neighborhoods, only properties in the following zones are eligible:
Mixed Use (MU), Commercial Office (CO -1), Neighborhood Commercial (CN -1), Community
Commercial (CC -2), Central Business Service (CB -2), and Central Business Support (CB -5). The
following zones are explicitly excluded from requesting an exception through the proposed
amendment because they are intended to accommodate higher -intensity uses that do not
primarily serve neighboring residential areas: Intensive Commercial (CI -1), Highway Commercial
(CH -1), and Central Business (CB -10).
Approval Criteria
To be approved under the proposed amendment, the Board of Adjustment must find that each
requested exception meets the following general approval criteria set forth in 14 -4B -3A:
1) The specific proposed exception will not be detrimental to or endanger the public health,
safety, comfort or general welfare.
2) The specific proposed exception will not be injurious to the use and enjoyment of other
property in the immediate vicinity and will not substantially diminish or impair property
values in the neighborhood.
3) Establishment of the specific proposed exception will not impede the normal and orderly
development and improvement of the surrounding property for uses permitted in the
district in which such property is located.
4) Adequate utilities, access roads, drainage and/or necessary facilities have been or are
being provided.
5) Adequate measures have been or will be taken to provide ingress or egress designed to
minimize traffic congestion on public streets.
6) Except for the specific regulations and standards applicable to the exception being
considered, the specific proposed exception, in all other respects, conforms to the
applicable regulations or standards of the zone in which it is to be located.
7) The proposed exception will be consistent with the Comprehensive Plan of the City, as
amended.
In addition, staff proposes the following specific approval criteria to ensure that any exception
meets the intent of the amendment while maintaining compatibility with adjacent development:
1) The exception is necessary due to existing building or site constraints that make it difficult
to meet that standard.
2) The exception will be compatible with and/or complementary to adjacent development in
terms of building mass and scale, relative amount of open space, traffic circulation,
general layout, and lighting.
3) The exception will not adversely affect views, noise, stormwater runoff, light and air, and
privacy of neighboring properties any more than would a development that satisfies the
applicable standard.
4) The exception is not contrary to the intent of the standard.
5) The exception will be in the public interest.
October 1, 2020
Page 3
Exceptions
Exceptions that could be requested through the proposed amendment cover a variety of
dimensional and site development standards. However, while certain use -specific development
standards may be waived, the proposed amendment would not permit uses where they are not
allowed. Potential exceptions could include modifications or waivers from the following standards:
1) 14-4113-4 Specific Approval Criteria for Provisional Uses and Special Exceptions:
Includes specific standards for each use allowed provisionally or by special exception,
such as density standards for group living uses and design features for attached single-
family dwellings. The proposed amendment excludes minimum separation distance
provisions for land uses, such as for drinking establishments or adult businesses.
2) 14-4C-2 Specific Approval Criteria: Includes specific standards for each use allowed on
site as an accessory use, such as setbacks for drive-throughs, space limitations for home
childcare uses, or size requirements for accessory retail uses.
3) 14-2C-4 Dimensional Requirements: Includes lot size, setbacks, height, lot coverage,
floor area ratio, open space, and dwelling unit density.
4) 14-2C-6 Commercial Site Development Standards: Includes parking area setbacks and
screening, pedestrian and vehicular access and circulation, and standards for large retail
uses in CO -1 and CC -2 zones.
5) 14-2C-7 CN -1 Zone Site Development Standards: Includes building setbacks and
orientation, parking area setbacks, location and screening, pedestrian and vehicular
access and circulation, and the building-streetscape interface in CN -1 zones.
6) 14-2C-8 Central Business Site Development Standards: Includes building setbacks,
and orientation, parking area setbacks, location and screening, pedestrian and vehicular
access and circulation, the building-streetscape interface, and bonus provisions in CB -2,
and CB -5 zones.
7) 14-2C-9 Site Development Standards in MU Zone: Includes building setbacks
materials, and orientation, parking area setbacks, location and screening, pedestrian and
vehicular access and circulation, and the building-streetscape interface in MU zones.
8) 14-5 Site Development Standards: Includes general standards for off street parking and
loading, signs, access management, intersection visibility standards, landscaping and
trees, screening and buffering, outdoor lighting, and performance standards, but the
proposed amendment excludes sensitive lands and features or floodplain management.
Analysis
Numerous commercial areas across Iowa City could benefit from the proposed Commercial
Reuse Exception amendment. Figure 1 maps which parcels may be able to utilize the proposed
amendment, i.e. they have existing buildings and are in eligible zoning districts. The map
illustrates that most neighborhood commercial areas are potentially eligible, including the
Northside, Towncrest, Olde Town Village, Iowa City Marketplace, Pepperwood Plaza, and
Walden Square. Other individual small-scale commercial uses, such as Deluxe Bakery or the
Hilltop Tavern, would also be eligible. However, because the proposed amendment only applies
to properties in certain commercial zones, some businesses in residential zones would not be
eligible, such as the Design Ranch. As such, other amendments may be required to allow more
neighborhood commercial uses across Iowa City.
In addition, some commercial areas may be eligible though they are not small-scale or
neighborhood oriented. These include businesses in the Northgate Business Park or at the
intersection of Highway 218 and Highway 1. In those instances, the ordinance relies on the
proposed approval criteria to evaluate intent on a case-by-case basis. The criteria primarily
address compatibility with surrounding properties, meeting the intent of the City's standards, and
the presence of building or site constraints. In the case of most large-scale commercial uses, staff
believes it would be difficult for the applicant to prove to the Board that the requested exception
is necessary due to existing constraints.
October 1, 2020
Page 4
Figure 1. Map of Potentially Eligible Sites for the Commercial Reuse Exception
Legend
® Hkstoric & Conservation Districts
Base Zones
- Central Business Service (CB -2)
- Central Business Support (CB -5)
- Community Commercial (CC -2)
- Neighborhood Commercial (CN -1)
- Commercial Office {00-1)
Mixed Use (MU)
Consistency with Comprehensive Plan
In addition to furthering City Council's strategic plan, the proposed amendment also supports
several related goals and strategies from the City's comprehensive plan:
• Encourage compact, efficient development that is contiguous and connected to existing
neighborhoods to reduce the cost of extending infrastructure and services and to preserve
farmland and open space at the edge of the city.
• Encourage a healthy mix of independent, locally -owned businesses and national businesses.
• Improve the environmental and economic health of the community through efficient use of
resources.
By allowing flexibility for existing commercial buildings, the proposed amendment efficiently
utilizes the City's building stock to promote economic activity throughout the community. Staff
intends this exception to be primarily used by local businesses on unique infill lots because many
national and international businesses prefer new structures that are more standardized. Adoption
will provide an avenue for neighborhood businesses to move to established neighborhoods in
Iowa City, or to expand in-place where otherwise they may have to move.
Staff Recommendation
Staff recommends that the zoning code be amended as illustrated in Attachment 1 to invigorate
neighborhood commercial districts and empower new small neighborhood commercial nodes by
allowing the Board of Adjustment to provide flexibility from zoning regulations where altering or
expanding a building is difficult due to existing building and/or site constraints in MU, CO -1, CN -
1, CC -2, CB -2, and CB -5 zones.
October 1, 2020
Page 5
Attachments
1. Proposed Zoning Code Text Amendments
2. Map of Potentially Eligible Sites for the Commercial Reuse Exception
Approved by: 1
Danielle Sitzman, AICP, Development Services Coordinator
Department of Neighborhood and Development Services
Attachment 1
Page 1
Draft Zoning Code Text
Underlined text is suggested new language. Strike -through notation indicates language to be
deleted.
Amend 14-2C-11 as follows:
D. Commercial Reuse Exception
1. Purpose. The commercial reuse exception allows the alteration of existing buildings for
which the constraints of the building and/or site make it difficult to meet certain zoning
code standards. It is intended primarily for use in less intense commercial areas in or
near developed residential neighborhoods.
2. Applicability. The exception provides flexibility in the desian and use of existin
structures provided the following circumstances are met:
a. The exception is requested for an alteration or expansion of an existing building;
b. The proiect does not result in the demolition of any existing principal structures;
c. The property is not designated as an Iowa City landmark or registered in the
National Register of Historic Places; and
d. The property is not in a CI -1, CH -1, or CB -10 zone.
3. Waivers. The Board of Adiustment may grant a special exception to waive or modify any
approval criteria listed in 14-4B-4 "Specific Approval Criteria for Provisional Uses and
Special Exceptions" or 14-4C-2 "Specific Approval Criteria, " or any standard in 14-2C-4
"Dimensional Requirements", 14-2C-6 "Commercial Site Development Standards", 14-
2C-7 "Central Business Site Development Standards", 14-2C-8 "CN -1 Zone Site
Development Standards", 14-2C-9 "Site Development Standards in MU Zone", or 14-5
"Site Development Standards. However, waivers and modifications cannot be requested
for required minimum distances separating land uses or standards in 14-51 "Sensitive
Lands and Features" and 14-5J "Floodplain Management Standards".
4. Aaaroval Criteria. In addition to the aeneral special exception approval criteria set forth
in chapter 4, article B of this title, the followinq approval criteria must be met:
a. The exception is necessary due to existing building or site constraints that make
it difficult to meet that standard.
b. The exception will be compatible with and/or complementary to adjacent
development in terms of building mass and scale, relative amount of open space,
traffic circulation, general layout, and lighting.
c. The exception will not adversely affect views, noise, stormwater runoff, light and
air, and privacy of neighboring properties any more than would a development
that satisfies the applicable standard.
d. The exception is not contrary to the intent of the standard.
e. The exception will be in the public interest.
Amend 14-2C-4 as follows:
Dimensional Requirements: The dimensional requirements for the commercial zones
are stated in tables 2C -2(a) and 2C -2(b) of this section. The following subsections
describe in more detail the regulations for each of the dimensional requirements listed in
the tables. Provisional uses and uses allowed by special exception may have specific
dimensional requirements not specified in tables 2C -2(a) and 2C -2(b) of this section.
Approval criteria for these uses are addressed in chapter 4, article B of this title.
Dimensional requirements may be waived or modified for developments approved through
the planned development process (see chapter 3, article A, "Planned Development
Attachment 1
Page 2
Overlay Zone (OPD)'; of this title) or through the commercial reuse or historic preservation
exceptions as outlined in section 14-2C-11, "Special Provisions'; of this article.
Amend 14-2C-10 as follows:
14-2C-10 Special Exceptions and Minor Modifications to Site Development
Standards: A special exception may be granted to waive or modify certain provisions of
section 14-2C-6, 14-2C-7, 14-2C-8, or 14-2C-9 of this article through the commercial
reuse or historic preservation exceptions in accordance with section 14-2C-11, "Special
Provisions. "-A minor modification to adjust specific provisions of section 14-2C-6, 14-2C-
7, 14-2C-8, or 14-2C-9 of this article, may be requested in either of the qualifying situations
listed below. Such requests will be reviewed by the design review committee, the director
of planning and community development, and the building official according to the
procedures for minor modifications as set forth in chapter 8, article B of this title and must
meet the following approval criteria. The following approval criteria are to be applied in lieu
of the general approval criteria listed in section 14-4B-1, "Minor Modifications'; of this title:
Amend 14-4B-4 as follows:
Specific Approval Criteria for Provisional Uses and Special Exceptions: The
following uses are listed as provisional uses or special exceptions in one or more of the
base zones, unless specifically exempted or superseded by more specific provisions of
this title. Provisional uses are permitted, subject to the additional requirements contained
in this article. A use listed as a special exception in a base zone is permitted only after
approval from the board of adjustment, subject to the approval criteria contained in this
section and to the general special exception approval criteria contained in section 14-48-
3 of this article. In addition to the approval criteria listed in this article, all provisional uses
and special exceptions are required to meet the regulations of the base zone in which they
are located and all other applicable regulations of this title. If a regulation in another part
of this title conflicts with a regulation contained in this article, the regulation that is more
specific to the situation applies. When regulations are equally specific or when it is unclear
which regulation to apply, the more restrictive regulation applies.
Amend 14-4C-2 as follows:
Specific Approval Criteria: Any accessory uses listed in the following subsections must
comply with the conditions listed, unless specifically exempted or superseded by more
specific provisions of this title. As noted, some require special exception approval from the
Board of Adjustment. If a regulation in the base zone chapter conflicts with a regulation
contained in this article, the regulation that is more specific to the situation applies. When
regulations are equally specific or when it is unclear which regulation to apply, the more
restrictive regulation will govern
Amend 14 -5B -2A as follows:
Applicability: All signs on private property must be installed, maintained, and/or removed
according to the provisions of this article, unless specifically exempted or superseded by
more specific provisions of this title.
Amend 14 -5C -A as follows:
It is unlawful for any person to cut, break, or remove any curb along a street except in
compliance with the requirements of this article, or unless specifically exempted or
superseded by more specific provisions of this title.
Attachment 1
Page 3
Amend 14-5D-2 as follows:
Applicability: Lots located at the corner of any street intersection must comply with the
requirements of this article, unless specifically exempted or superseded by more specific
provisions of this title.
Amend 14 -5E -2A as follows:
Applicability: No building permit shall be issued for the construction, reconstruction or
structural alteration of a building nor shall any use be established or converted nor shall a
certificate of occupancy be granted for a use without conformity with the provisions of the
tree regulations, unless specifically exempted or superseded by more specific provisions
of this title.
Amend 14-5F-2 as follows:
Applicability: The screening and buffering standards will be applied throughout this title,
unless specifically exempted or superseded by more specific provisions of this title, where
they will be referenced with the numbers S1, S2, S3, etc. The regulations in this article
address materials, placement, layout, and timing of installation. The standards in this
article are expressed as minimum standards; additional landscaping and screening
materials may be used as long as they do not conflict with the provisions of this article.
Amend 14 -5G -2A as follows:
Applicability of Provisions: The standards contained in this article apply to all uses in
all zones, except for the exemptions listed in subsection B of this section, or unless
specifically exempted or superseded by more specific provisions of this title.
Amend 14-5H-2 as follows:
Applicability: The provisions of this article apply to all uses located within the city of Iowa
City, unless specifically exempted or superseded by more specific provisions of this title.
Nonconforming development is subject to the provisions of chapter 4, article E,
"Nonconforming Situations", of this title
Attachment 2: Commercial Reuse Exception
Potentially Eligible Properties
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Created by: Kirk Lehmann
Date: September 21, 2020
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CITY OF IOWA CITY
MEMORANDUM
Date: October 1, 2020
To: Planning & Zoning Commission
From: Anne Russett, Senior Planner, Neighborhood & Development Services
Re: Proposed Commercial Reuse Exception Ordinance (REZ20-0006) – Updated Maps
Staff has updated the maps identifying the properties that are potentially eligible for the
proposed Commercial Reuse Exception Ordinance (REZ20-0006) [Attachment 1].
The original map identified properties that may be able to utilize the proposed by amendment. It
included properties located in eligible zoning districts that have existing buildings. This map was
provided at a city-wide extent.
The updated maps include properties located in eligible zoning districts that have existing
buildings, but exclude properties located within historic districts and identified as historic
landmarks. These properties are not eligible for the proposed amendment because there is an
existing provision in the City's zoning code that allows historic properties to request waivers
from development standards. The updated maps include one at a city-wide extent and three for
smaller geographic areas.
Lastly, the original memo to the Planning and Zoning Commission stated that Deluxe Bakery
would be a potentially eligible property. Since Deluxe Bakery is located in a local historic district
waivers from development standards could be pursued for this property, but under a different
provision within the City's zoning code.
Attachments:
1. Updated Maps of Potentially Eligible Sites for the Commercial Reuse Exception
Commercial Reuse Exception IN Created by: Kirk Lehmann
Potentially Eligible Properties - All Date: September 28, 2020
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Commercial Reuse Exception Created by: Kirk Lehmann
Potentially Eligible Properties - Downtown & Northeast Date: September 28, 2020
Commercial Reuse Exception Created by: Kirk Lehmann
Potentially Eligible Properties - South Central Date: September 28, 2020
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Eligible Zoning Districts
Central Business Service (CB -2)
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Community Commercial (CC -2)
- Neighborhood Commercial (CN -1)
Commercial Office (CO -1)
Mixed Use (MU)
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MINUTES PRELIMINARY
PLANNING AND ZONING COMMISSION
OCTOBER 1, 2020 —7:00 PM
ELECTRONIC FORMAL MEETING
MEMBERS PRESENT: Susan Craig, Mike Hensch, Phoebe Martin, Mark Nolte, Mark
Signs, Billie Townsend
MEMBERS ABSENT:
STAFF PRESENT: Sara Hektoen, Anne Russett
OTHERS PRESENT:
Electronic Meeting
(Pursuant to Iowa Code section 21.8)
An electronic meeting was held because a meeting in person is impossible or impractical
due to concerns for the health and safety of Commission members, staff and the public
presented by COVID-19.
RECOMMENDATIONS TO CITY COUNCIL:
By a vote of 6-0 the Commissions recommends that the zoning code be amended as illustrated
in the staff report to help invigorate neighborhood commercial districts and empower new small
neighborhood commercial nodes by allowing the Board of Adjustment to provide flexibility from
zoning regulations in certain commercial zones.
By a vote of 6-0 the Commissions recommends to amend Title 14 Zoning to allow parking
reductions of up to 50% of the required number of spaces through a minor modification process
in the Mixed Use (MU), Commercial Office (CO -1), Neighborhood Commercial (CN -1),
Community Commercial (CC -2), Central Business Service (CB -2), and Central Business Support
(CB -5) zoning districts.
CALL TO ORDER:
Hensch called the meeting to order at 7:00 PM.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
None.
Planning and Zoning Commission
October 1, 2020
Page 2 of 13
CASE NO. REZ20-0006:
Commercial Reuse Exception Ordinance
Consideration of the Commercial Reuse Exception Ordinance, which amends Title 14 Zoning to
allow exceptions to zoning regulations for alterations and expansions to existing buildings due to
building and/or site constraints in the Mixed Use (MU), Commercial Office (CO -1), Neighborhood
Commercial (CN -1), Community Commercial (CC -2), Central Business Service (CB -2), and
Central Business Support (CB -5) zoning districts.
Russett stated in terms of background, the City actually received an inquiry from a developer
about a long vacant building located at 1120 North Dodge Street, and what was being proposed
required flexibility from the City's zoning regulations. There are also other underutilized
commercial properties that have experienced issues meeting zoning regulations due to existing
physical and site and building constraints. The proposed amendment would support the reuse of
existing buildings by providing flexibility from zoning regulations due to building and site
constraints. There is existing flexibility incorporated into the Code now that provides some
flexibility from zoning regulations. These are reviewed administratively through the minor
modification process. There's also minor adjustments which staff can review in the Riverfront
Crossings District and there are also some special exceptions that the Board of Adjustment can
review for providing waivers to zoning regulations, particularly for historic properties. Russett
explained this proposed amendment would expand upon those existing provisions in the Code.
In terms of a summary of the ordinance, the goal is to address barriers for small scale
commercial areas that have site constraints by providing flexibility from zoning regulations, so
that means flexibility from parking standards, setback, lot coverage, etc. The focus is on lower
intensity commercial zones that typically serve neighboring residences. It would allow alteration
and expansion of existing structures, it would not allow the demolition of existing principal
structures, and it requires the review and approval by the Board of Adjustment through a special
exception process and there's specific approval criteria outlined in the draft.
Next Russett discussed the applicability of the proposed ordinance, there are certain commercial
zones that are eligible and certain zones that are ineligible. She showed there are six eligible
zones, which are lower intensity commercial zones. The ineligible zones include Intensive
Commercial zones, Highway Commercial, and the Central Business, CB -10 zone. Those three
zones are higher intensity and have been excluded because they typically don't provide
commercial uses to neighboring residential areas. In addition, the project must result in an
alteration or expansion of an existing structure, it can't result in any demolition of a principal
structure. Finally, the property cannot be designated as a historic structure and that's because
there are existing Code provisions that provide flexibility from zoning regulations for historic
structures.
In terms of potential waivers, Russett noted the list is pretty extensive. The waivers that could be
requested include waivers from specific approval criteria. These are approval criteria for specific
land uses, for example, density standards for group living uses or requirements for multifamily
uses. Also, approval criteria for accessory uses would be eligible. This includes things like drive
setbacks for drive throughs, or size requirements for accessory retail uses, and will also allow
waivers from commercial zone dimensional requirements. That includes things like lot size,
setbacks, height, open space, as well as site development standards, both commercial site
development standards and general site development standards. This includes things like
Planning and Zoning Commission
October 1, 2020
Page 3 of 13
parking area setbacks, screening, access, and circulation. In terms of general site development
standards, this includes things like parking, landscaping, screening, outdoor lighting. Russett
stated there are certain waivers that are not eligible for this request and that includes the
minimum separation distance standards that are in the Code for drinking establishments, as well
as separation distance requirements for adult businesses. Additionally there are sensitive areas
ordinance and floodplain management regulations, and waivers from those standards could not
be requested through the proposed ordinance.
The proposed ordinance also includes a list of specific approval criteria, Russett showed the
approval criteria that staff would review the application against as well as the Board of
Adjustment. All of these criteria must be met in order for the project to be approved by the Board
of Adjustment. The first approval criteria is that the exception is necessary because of existing
building or site constraints that make meeting the standard difficult. In addition, the exception
must be compatible and/or complimentary to adjacent development in terms of mass and scale,
open space, traffic circulation, general layout and lighting. The exception cannot adversely affect
views, noise, storm water, light and air privacy from neighboring residences. The exception
cannot be contrary to the intent of the standard and it must be in the public interest. Staff
reviewed and did an analysis to identify the parcels that would be potentially eligible to request a
waiver, and most neighborhood commercial areas are eligible. This includes the Northside
Market area, Towncrest, Old Town Village and Pepperwood Plaza. There's also some other
pockets of commercial that would also be eligible such as the area on North Dodge, for example,
Hilltop Tavern. Russett noted this does not provide any flexibility from standards for businesses
that are located in residential zones. She showed a city-wide map that shows some potential
eligible properties, they are parcels that have a structure on them and no vacant lots are included
and any properties that are historic or located in a historic district have also been excluded.
Russett noted they can see from the map that there are some commercial areas that would be
eligible that are not what one would think of a small scale or neighborhood oriented commercial.
That includes the North Gate Business Park, as well as the intersection of 218 and Highway 1. In
these cases, the amendment would rely on the approval criteria which would be evaluated on a
case by case basis and they must address any compatibility standards related to surrounding
properties. The burden of proof to meet those specific approval criteria is on the applicant and
large-scale commercial properties may have a difficult time meeting some of those standards.
Staff has reviewed this against the Comprehensive Plan and the proposed amendments
supports the City Council's Strategic Plan, as well as several policies within the Comprehensive
Plan related to encouraging compact and efficient development and a healthy mix of
independent and locally owned businesses, and improving environmental and economic health
of the community through efficient use of resources. The flexibility would allow existing
commercial buildings to be efficiently utilized to promote economic activity throughout the
community. Staff thinks that this would be primarily used by local businesses on unique infill lots.
The role of the Commission tonight is to review the proposed zoning code text amendments and
its consistency with the Comprehensive Plan and provide a recommendation to City Council.
Staff recommends the Zoning Code be amended as illustrated in the staff report to help
invigorate neighborhood commercial districts and empower new small neighborhood commercial
nodes by allowing the Board of Adjustment to approve flexibility from zoning regulations in
certain commercial zones.
Planning and Zoning Commission
October 1, 2020
Page 4 of 13
Hensch asked if the impetus for this amendment the strategic plan the City Council approved.
Russet stated it is a combination of things. They've received inquiries for infill sites over the
years that have had a challenging time meeting standards. The most recent one was a request
for reusing the building on 1120 North Dodge.
Hensch asked if all these waivers have to go to the Board of Adjustment or is there a process
where some of the minor modifications can just be administratively approved by staff? Russett
replied the existing minor modifications will stay as is in the Code. However, the proposed
amendment would require review and approval by the Board of Adjustment through a special
exception process.
Hensch asked if the maps Russett showed were for illustration purposes only or did they in fact
contain all the applicable zones? Russett said they included all of the applicable zones and also
removed any properties that were vacant. They wanted to show all those zones that were eligible
that had existing structures on them.
Hensch also asked about the stormwater waivers and would the Board of Adjustment be able to
waive a requirement of the city engineer. Russett stated the stormwater management
regulations are in a different title of the Code, and that would not be eligible under the proposed
amendment because the stormwater management regulations are not in the Zoning Code.
Signs noted Russett mentioned infill several times and are these special exceptions available on
an empty lot and not just for reuse in properties that are reusing an existing building. Russett
confirmed empty lots are not eligible.
Craig questioned how this will affect things in the long term, if someone has a use, they have the
property, they get the special exception, and everything goes fine with their commercial
enterprise but six years later they're moving on, they've grown and they're going to a new
building, or whatever. Is that building then available for a different use or do the people who want
to use it for something else now have to come back and get a special exception as well. Russett
said this ordinance isn't changing what uses are allowed in these commercial zones, it's just
providing flexibility to specific standards, but not uses, and the special exceptions go with the
property, not the ownership.
Townsend asked if there is a property that's not on this list or map, how can they take advantage
of these exceptions. Russett said if something comes available that's meets these requirements
and is in an eligible zone with an existing structure and there's no demolition, if they meet the
approval criteria, they could request a waiver.
Townsend asked if there was a good neighbor held for special exceptions. Russett said it is
encouraged and explained there's a public hearing, there's notification, there's signs, very similar
to zonings and subdivisions.
Hensch opened the public comment.
Hearing no comments, Hensch closed the public comment.
Nolte moved that the zoning code be amended as illustrated in the staff report to help
Planning and Zoning Commission
October 1, 2020
Page 5 of 13
invigorate neighborhood commercial districts and empower new small neighborhood
commercial nodes by allowing the Board of Adjustment to provide flexibility from zoning
regulations in certain commercial zones.
Townsend seconded the motion.
Hensch noted he really likes this and thinks they need to find a way to work on neighborhood
commercial. He hopes this is something that can really help entrepreneurs and developers to be
able to reuse some of these properties, particularly in the neighborhood commercial areas.
Townsend agreed and noted there are a lot of places that are vacant now and it would be nice to
get them filled up. Especially the Marketplace Mall, it is such a big, beautiful mall, and there's
nobody in it.
Signs agrees that there's a lot of vacant and underutilized properties in quite a few areas and
unfortunately, there's a chance that they'll see more vacant properties in the in the near term so
making it potentially easier for a new person to come in and start a new business is a positive
thing.
A vote was taken and the motion passed 6-0.
CASE NO. CREZ20-0007:
Parking Reduction in Commercial Zones Ordinance
Consideration of the Parking Reductions in Commercial Zones Ordinance, which amends Title
14 Zoning to allow parking reductions of up to 50% of the required number of spaces through a
minor modification process in the Mixed Use (MU), Commercial Office (CO -1), Neighborhood
Commercial (CN -1), Community Commercial (CC -2), Central Business Service (CB -2), and
Central Business Support (CB -5) zoning districts.
Russett began with background stating this again is related to barriers to infill development and
minimum parking requirements can be a barrier to developing and redeveloping infill commercial
properties. Russett stated this would apply to vacant lots and the proposed amendment could
support the development of vacant infill commercial lots by providing reductions to parking
standards. Russett noted there are some existing provisions in the Code that provide reductions
to parking standards but there are also gaps, which this amendment is trying to address, the
Code often does not apply reductions to multifamily parking for mixed use development in
commercial zones and sometimes the reductions are limited to small amounts that wouldn't be
beneficial for commercial properties.
In terms of a summary of the proposed ordinance, staff is proposing to replace an existing
provision in the Code that applies to CN -1 Zones, the Neighborhood Commercial Zone, which
was adopted in 1995 and it allowed land banking to reduce parking. Russett noted how that
provision is structured is that it allows reduced parking to promote neighborhood commercial
uses. It could require that up to 30% of the land that would otherwise be needed for onsite
parking remain as open space and then if that area was needed in the future, the City could
require the owner to construct the parking. The CN -1 Zone is not heavily utilized throughout the
City and staff did a search and couldn't find any examples of this provision ever being used since
i 0 -Ot,:
Prepared by: Kirk Lehmann, Associate Planner, 410 E Washington St, Iowa City, IA 52240 (REZ20-0006)
Ordinance No.
Ordinance amending Title 14, Zoning Code to allow a special exception from
standards for the reuse of existing buildings in certain commercial zones
(REZ20-0006)
Whereas, City Council's 2020-2021 Strategic Plan includes an objective to promote an
inclusive and resilient economy throughout the city by encouraging healthy, diverse, and
sustainable economic activity, including taking steps to invigorate neighborhood commercial
districts and create new small neighborhood commercial nodes; and
Whereas, some underutilized commercial parcels experience difficulties meeting current
zoning regulations due to existing physical constraints; and
Whereas, Mixed Use (MU), Commercial Office (CO -1), Neighborhood Commercial (CN -1),
Community Commercial (CC -2), Central Business Service (CB -2), and Central Business Support
(CB -5) zones contain less intense commercial uses and are more likely to be near developed
residential neighborhoods; and
Whereas, the City's comprehensive plan encourages compact, efficient development, a
healthy mix of independent, locally -owned businesses and national businesses, and improving
the environmental and economic health of the community through efficient use of resources; and
Whereas, this zoning code text amendment provides flexibility from zoning regulations where
altering or expanding a building is difficult due to existing building and/or site constraints by
allowing the Board of Adjustment to waive or modify certain zoning standards through the special
exception process; and
Whereas, this zoning code text amendment includes eligibility and approval criteria to ensure
requests further the Comprehensive Plan and ensure the intent of the ordinance is met; and
Whereas, the Planning and Zoning Commission has reviewed the zoning code amendment
set forth below and recommends approval.
Now, therefore, be it ordained by the City Council of the City of Iowa City, Iowa:
Section I. Amendments. The Code of Ordinances of the City of Iowa City, Iowa is hereby
amended by adding the following underlined language:
A. Amend 14-2C-11 as follows:
D. Commercial Reuse Exception
1. Purpose. The commercial re
it difficult to meet certain zoning code standards. It is intended for uses in less intense
commercial areas in or near developed residential neighborhoods.
2. Applicability. An applicant may apply for a commercial reuse special exception in the
following circumstances:
a. The exception is requested for an alteration or expansion of an existing building:
b. The proiect does not result in the demolition of any existing principal structures:
Ordinance No.
Page 2
3.
c. The property is not designated as an Iowa City landmark or registered in the
National Register of Historic Places: and
d. The propertv must be zoned Mixed Use (MU). Commerrinl nffire rrn-1 t
Business Service (CB -2) or Central Business Support (CB -5)
standards': 14-2C-9 "Site Development Standards in MU Zone and 14-5 "Site
and Features". and standards in 14-5J "Floodplain Management Standards"
4. Specific Approval Criteria In addition to the general special exception approval criteria set
forth in 14-4B-3. the following approval criteria must be met:
a. The exception is necessary due to existing building or site constraints that make it
difficult to meet that standard.
b. The exceotlon will be romnntihle with anri/nr rmmnlamcntnnr to nrii.nnn/
traffic circulation, general layout, and lighting.
c. The exception will not adversely affect access views noise stormwater runoff,
light and air, and privacy of neighboring properties any more than would a
development that satisfies the applicable standard
d. The exception is not contrary to the intent of the standard being waived or modified
e. The exception will be in the public interest
B. Amend 14-2C-4 as follows:
Dimensional Requirements: The dimensional requirements for the commercial zones are
stated in tables 2C -2(a) and 2C -2(b) of this section. The following subsections describe in
more detail the regulations for each of the dimensional requirements listed in the tables.
Provisional uses and uses allowed by special exception may have specific dimensional
requirements not specified in tables 2C -2(a) and 2C -2(b) of this section. Approval criteria
for these uses are addressed in chapter 4, article B of this title. Dimensional requirements
may be waived or modified for developments approved through the planned development
process (see chapter 3, article A, "Planned Development Overlay Zone (OPD)", of this
title) or through the commercial reuse or historic preservation exceptions as set forth in
section 14-2C-11, "Special Provisions".
C. Amend 14-2C-10 as follows:
14-2C-10 Special Exceptions and Minor Modifications to Site Development Standards: A
special exception may be granted to waive or modify certain provisions of section 14-2-
6, 14-2C-7 14-2C-8, or 14-2C-9 of this article through the commercial reuse or historic
nroeGnio/inn evnnn/ir`rn m ......a:..-. 4A nn �� "n__-._, r.__. -- „
minor modification to adjust specific provisions of section 14-2C-6, 14-2C-7, 14-2C-8, or
14-2C-9 of this article, may be requested in either of the qualifying situations listed below.
Ordinance No.
Page 3
Such requests will be reviewed by the design review committee, the director of planning
and community development, and the building official according to the procedures for
minor modifications as set forth in chapter 8, article B of this title and must meet the
following approval criteria. The following approval criteria are to be applied in lieu of the
general approval criteria listed in section 14-46-1, "Minor Modifications", of this title:
D. Amend 14-4B-4 as follows:
Specific Approval Criteria for Provisional Uses and Special Exceptions: The following uses
are listed as provisional uses or special exceptions in one or more of the base zones,
unless specifically exempted or superseded by more specific provisions of this title.
Provisional uses are permitted, subject to the additional requirements contained in this
article. A use listed as a special exception in a base zone is permitted only after approval
from the board of adjustment, subject to the approval criteria contained in this section and
to the general special exception approval criteria contained in section 14-413-3 of this
article. In addition to the approval criteria listed in this article, all provisional uses and
special exceptions are required to meet the regulations of the base zone in which they are
located and all other applicable regulations of this title. If a regulation in another part of
this title conflicts with a regulation contained in this article, the regulation that is more
specific to the situation applies. When regulations are equally specific or when it is unclear
which regulation to apply, the more restrictive regulation applies.
E. Amend 14-4C-2 as follows:
Specific Approval Criteria: Any accessory uses listed in the following subsections must
comply with the conditions listed, unless specifically exempted or superseded by more
specific provisions of this title. As noted, some require special exception approval from the
Board of Adjustment. If a regulation in the base zone chapter conflicts with a regulation
contained in this article, the regulation that is more specific to the situation applies. When
regulations are equally specific or when it is unclear which regulation to apply, the more
restrictive regulation will govern
F. Amend 14-513-2A as follows:
Applicability: All signs on private property must be installed, maintained, and/or removed
according to the provisions of this article, unless specifically exempted or superseded by
more specific provisions of this title.
G. Amend 14 -5C -A as follows:
It is unlawful for any person to cut, break, or remove any curb along a street except in
compliance with the requirements of this article, or unless specifically exempted or
superseded by more specific provisions of this title.
H. Amend 14-5D-2 as follows:
Applicability: Lots located at the corner of any street intersection must comply with the
requirements of this article unless specifically exempted or superseded by more specific
provisions of this title.
I. Amend 14 -5E -2A as follows:
Applicability: No building permit shall be issued for the construction, reconstruction or
structural alteration of a building nor shall any use be established or converted nor shall a
certificate of occupancy be granted for a use without conformity with the provisions of the
tree regulations, unless specifically exempted or superseded by more specific provisions
Ordinance No.
Page 4
of this title.
J. Amend 14-51F-2 as follows:
Applicability: The screening and buffering standards will be applied throughout this title,
unless specifically exempted or superseded by more specific provisions of this title where
they will be referenced with the numbers S1, S2, S3, etc. The regulations in this article
address materials, placement, layout, and timing of installation. The standards in this
article are expressed as minimum standards; additional landscaping and screening
materials may be used as long as they do not conflict with the provisions of this article.
K. Amend 14 -5G -2A as follows:
Applicability of Provisions: The standards contained in this article apply to all uses in all
zones, except for the exemptions listed in subsection B of this section, or unless
specifically exempted or superseded by more specific provisions of this title.
L. Amend 14-51-1-2 as follows:
Applicability: The provisions of this article apply to all uses located within the city of Iowa
Nonconforming development is subject to the provisions of chapter 4, article
"Nonconforming Situations", of this title
Section II. Repealer. All ordinances and parts of ordinances in conflict with the provisions of this
Ordinance are hereby repealed.
Section III. 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.
Section IV. Effective Date. This Ordinance shall be in effect after its final passage, approval and
publication.
Passed and approved this day of
Mayor
Attest:
2020.
Approved by
City Clerk City Attorney's Office
(Sara Greenwood Hektoen —10/29/2020)
Ordinance No.
Page
It was moved by and seconded by _
Ordinance as read be adopted, and upon roll call there were:
AYES: NAYS: ABSENT:
Bergus
Mims
Salih
Taylor
Teague
Thomas
Weiner
that the
First Consideration 11/02/2020
Vote for passage:
AYES: Mims, Salih, Taylor, Teague, Thomas, Weiner, Bergus.
NAYS: None. ABSENT: None.
Second Consideration _
Vote for passage:
Date published
Item Number: 10.b.
CITY OIF IOWA CITY
www.icgov.org
November 2, 2020
Ordinance amending Title 14, Zoning Code to allow parking reductions
through the minor modification process in certain commercial zones (REZ20-
0007)
ATTACHMENTS:
Description
Planning & Zoning Commission Packet
Planning & Zoning Commission Late Handouts
P&Z Minutes
Ordinance
CITY OF IOWA CITY
MEMORANDUM
CITY OF IOVVA CITY
Date: October 1, 2020
To: Planning & Zoning Commission
From: Kirk Lehmann, Associate Planner, Neighborhood & Development Services
Re: Zoning Code Amendment (REZ20-0007) to allow parking reductions in lower intensity
commercial zones
Introduction
The City of Iowa City's 2020-2021 Strategic Plan includes a goal to promote an inclusive and
resilient economy throughout the city. To reach that goal, the City is taking steps to invigorate
neighborhood commercial districts and create new small neighborhood commercial nodes which
encourage healthy, diverse, and sustainable economic activity. The proposed zoning code
amendment (REZ20-0007) seeks to further this goal by addressing one barrier for small-scale
commercial areas near developed residential neighborhoods: that minimum parking standards
can prevent neighborhood commercial development.
The proposed amendment replaces a provision that allows parking reductions only in CN -1 zones
with one that allows parking reductions in less intense commercial zones, including the following:
Mixed Use (MU), Commercial Office (CO -1), Neighborhood Commercial (CN -1), Community
Commercial (CC -2), Central Business Service (CB -2), and Central Business Support (CB -5). The
proposed amendment is detailed in Attachment 1.
Background
After City Council adopted the 2020-2021 Strategic Plan, City staff have heard that minimum
parking requirements are a constraint to the redevelopment of vacant commercial sites in several
other projects. This prompted City staff to review the zoning code for ways to promote the use of
other similar sites in lower intensity, neighborhood contexts which were not being utilized under
the City's current standards.
The zoning code contains several mechanisms to adjust parking standards. Administrative
methods include parking reductions by landbanking in CN -1 zones, by allowing compact, scooter,
and motorcycle parking, by promoting Liner Buildings in the Riverfront Crossings district, by
allowing fees in lieu of parking in the downtown and Riverfront Crossings district for up to 50% of
spaces, and by allowing nearby off-site parking in most non-residential zones. The code also
includes minor modifications (14-4B-1) from standards which allow the number of parking spaces
to be reduced by up to 10% for commercial uses, up to 30% of dwelling units in CB -5 and CB -10
zones provided they are affordable, and up to 50% where parking is shared by non-residential
uses with different hours. The code also permits continuing legal nonconforming uses.
The code offers even greater flexibility through the special exception process where the Board
of Adjustment must find the request to meet all applicable criteria as specified in the code. For
example, the code includes special exceptions from standards which allow the number of
parking spaces to be reduced by up to 50% where a specific use has unique characteristics or
will reduce the ability to use or occupy a historic property; up to 100% for historic buildings or
October 1, 2020
Page 2
where nearby off-site parking is guaranteed in residential and CB -10 zones, and from 50% to
100% by allowing fees in lieu of parking in the downtown and Riverfront Crossings district.
While these standards cover a variety of situations, they do not allow the reduction of multifamily
parking for mixed use developments in commercial zones, nor do they apply in all situations.
This is problematic as this can stop infill projects which include new construction and can leave
sites vacant in traditional commercial areas. For example, a mixed-use project was discussed
for the Franz Pest Control site, but it was not feasible because parking reductions were not
available for multi -family units. Similarly,620 South Riverside Drive is a 15,000 square foot
vacant parcel with multiple inquiries, but the site cannot be parked as required under current
standards due its size and layout.
Proaosed Amendment: Parkina Reductions in Commercial Zones
The existing provision that would be replaced allows land banking to reduce parking in
Neighborhood Commercial (CN -1) zones. As currently written, the City may administratively
reduce the minimum parking to promote small scale commercial uses in conveniently located
neighborhood shopping areas that serve nearby residents. The City may require that the owner
sign an agreement that up to 30% of the land that would otherwise be needed to provide the
required amount of parking shall be set aside onsite to provide for the future construction of a
parking area if the City determines it is necessary. Because it is restricted to the relatively
uncommon CN -1 zone, the provision is underutilized with no current examples of its use since
adoption.
The goal of the proposed amendment is similar, i.e. to promote small-scale commercial uses in
neighborhood shopping areas that primarily serve nearby residential neighborhoods. However,
the proposed amendment would expand parking reductions to all zones that can utilize the
proposed Commercial Reuse Exception (MU, CO -1, CN -1, CC -2, CB -2, and CB -5 zones), would
only waive up to 50% of the required number of spaces, and would not require land banking. In
addition, the process would change from Director approval to a minor modification which includes
notification of nearby property owners and an administrative hearing. The proposed parking
reduction could be utilized for new construction, redevelopment, alteration, or expansion projects
that include commercial and/or residential uses. Except for the CN -1 landbanking provision, other
parking flexibility offered through the code would remain, including for CB -10 zones downtown.
To ensure the amendment meets its purpose, buildings are limited to a 5,000 square foot footprint,
which is the maximum typically allowed in CN -1 zones and is scaled appropriately to adjacent
house -scale buildings. In addition, the developer must submit a parking demand analysis which
demonstrates that the amount of parking proposed will sufficiently meet the development's
parking demand. Finally, the proposed amendment maintains protections for historic or potentially
historic properties by not allowing reductions for development that results in the demolition of an
Iowa City landmark, or a property in or eligible for the National Register of Historic Places.
Analysis
Numerous commercial areas across Iowa City could benefit from the proposed parking reduction
amendment. Figure 1 is a map showing which parcels that are in eligible zoning districts (MU,
CO -1, CN -1, CC -2, CB -2, and CB -5). The map indicates that most neighborhood commercial
areas are potentially eligible, including the Northside, Towncrest, Olde Town Village, Iowa City
Marketplace, Pepperwood Plaza, and Walden Square. The proposed amendment would be
especially useful in areas where some commercial lots remain vacant, such as at the southeast
corner of Muscatine and 1St Avenue (2229 Muscatine Avenue). However, because the proposed
amendment only applies to properties in certain commercial zones, existing businesses in
residential zones could not use the proposed amendment.
October 1, 2020
Page 3
However, some commercial areas may be eligible though they are not small-scale or
neighborhood oriented. These include businesses in the Northgate Business Park or at the
intersection of Highway 218 and Highway 1. In those instances, the ordinance relies on the
parking study and building size restrictions to ensure the parking reductions are appropriate to
the context of each site. Regardless, reducing parking where appropriate to match market realities
results in numerous economic and environmental benefits, including reduced costs to business,
less stormwater runoff, and more efficient use of the site.
Figure 1. Map of Potentially Eligible Sites for Parking Reductions
- anwor
Al
Legend
® Historic & Conservation Districts
Base Zones
- Central Business Service (CB -2j
- Central Business Support(CB-5)
- Community Commercial (CC -2)
- Neighborhood Commercial (CN -1)
- Commercial office (Co -1)
- Mixed Use (MU}
S t
�• �. - - -
That said, reducing parking may affect some properties in older parts of the City that already
experience some issues related to overflow parking. Most properties near the Northside
Marketplace and Mercy Hospital are in commercial zones and could potentially use the proposed
parking reduction if they can sufficiently demonstrate through a study that they can accommodate
their parking demand. To avoid on -street parking spillover effects near residential properties, the
City can include conditions through the minor modification process, such as restricting the number
of customers or allowing a lesser parking reduction than the full 50% of spaces.
Consistency with Comprehensive Plan
In addition to furthering City Council's most recent strategic plan, the amendment also aligns with
the City's Climate Action and Adaptation Plan which discusses reducing parking minimums to
encourage trips by modes of transportation other than the automobile. Furthermore, the proposed
amendment supports several related goals and strategies from the City's comprehensive plan:
• Encourage compact, efficient development that is contiguous and connected to existing
neighborhoods to reduce the cost of extending infrastructure and services and to preserve
farmland and open space at the edge of the city.
• Discourage sprawl by promoting small -lot and infill development.
October 1, 2020
Page 4
• Improve the environmental and economic health of the community through efficient use of
resources.
By allowing parking reductions, the proposed amendment efficiently promotes economic activity
throughout the community. Staff intends this exception to be primarily used on unique infill lots.
The parking reduction also assists businesses which serve surrounding neighbors and
consequently attract less automobile traffic. Adoption will provide an avenue for redevelopment
of neighborhood mixed and commercial uses on infill sites where room for parking may be limited.
Staff Recommendation
Staff recommends that the zoning code be amended as illustrated in Attachment 1 to invigorate
neighborhood commercial districts and new small neighborhood commercial nodes by replacing
a provision that allows parking reductions from only Neighborhood Commercial (CN -1) zones with
a provision that allows parking reductions of up to 50% in MU, CO -1, CN -1, CC -2, CB -2, and CB -
5 zones.
Attachments
1. Proposed Zoning Code Text Amendments
2. Full -Sized Map of Potentially Eligible Sites for Parking Reductions
Approved by: 1
Danielle Sitzman, AICP, Development Services Coordinator
Department of Neighborhood and Development Services
Attachment 1
Page 1
Draft Zoning Code Text Amendments
Underlined text is suggested new language. Strike -through notation indicates language to be
deleted. Italics indicate notes.
Amend 14 -5A -4F as follows (will affect number for subsequent items as well):
2. Minor Modification For Parking_Allowed Reductions For Shared On Site Parking: The
building official, in consultation with the Director of Neighborhood and Development
Services, may approve a minor modification as specified in section 14-413-1 of this title to
reduce the total number of parking spaces required by up to fifty percent (50%) if the uses
sharing the parking are not normally open, used, or operated during the same hours. To
qualify for a reduction under this provision, a parking demand analysis must be submitted
that provides evidence that the amount of parking proposed for the shared parking area
will be sufficient to meet the parking demand. This reduction is not allowed for residential
uses.
3. Minor Modification For Parkina Reduction in Commercial Zones: The buildina official. in
consultation with the Director of Neighborhood and Development Services, may approve
a minor modification as specified in 14-413-1 of this title to reduce the total number of
parking spaces required by up to fifty percent (50%) if it meets the following standards:
a. It must be in a CB -2, CB -5, CC -2, CN -1, CO -1, or MU zone;
b. Buildings must be limited to a footprint of 5,000 square feet;
c. A parking demand analysis must be submitted that provides evidence that the
amount of parking proposed will be sufficient to meet the parking demand, which
depending on the complexity of the site, may require an engineered study, as
determined by staff; and
d. The proposed development must not result in the demolition of a property that is
designated as an Iowa City landmark, registered in the National Register of
Historic Places. or individually eliaible for the National Reaister of Historic Places.
4. Minor Modification For Parking Reduction In The Central Business Zones: In the CB -
5 and CB -10 Zones, a minor modification may be granted as specified in section 14-46-
1 of this title exempting up to thirty percent (30%) of the total number of dwelling units
contained in a building from the minimum parking requirements, provided that those
dwelling units are committed to the City's assisted housing program or any other
affordable housing program approved by the City.
5. Minor Modification for Commercial Use Parking Reductions. The number of required
parking spaces for commercial uses may be reduced up to ten percent (10%).
Attachment 1
Page 2
Amend 14-48-1A as follows (will affect number for subsequent items as well):
1. The number of required parking spaces for commercial uses may be reduced up to
ten percent (10%).
2. The building official, in consultation with the Director of Planning and G„mm„nity
Neighborhood and Development Services, may approve a minor red UGtiGRmodification of
up to fifty percent (50%) of the total number of parking spaces required, if the uses sharing
the parking are not normally open, used, or operated during the same hours. However,
this reduction is not allowed for residential uses. To qualify for a reduction under this
provision, a parking demand analysis must be submitted that provides evidence that the
amount of parking proposed for the shared parking area will be sufficient to meet the
parking demand.
3. The building official, in consultation with the Director of Neighborhood and
Development Services, may approve a minor modification as specified in 14-413-1 of this
title to reduce the total number of parking spaces required by up to fifty percent (50%) if
it meets the following standards:
a. It must be in a CB -2, CB -5, CC -2, CN -1, CO -1, or MU zone;
b. Buildings must be limited to a footprint of 5,000 square feet;
c. A parking demand analvsis must be submitted that provides evidence that the
amount of parking proposed will be sufficient to meet the parking demand, which
depending on the complexity of the site, may require an engineered study, as
determined by staff; and
d. The proposed development must not result in the demolition of a property that is
designated as an Iowa City landmark, registered in the National Register of
Historic Places, or individually eligible for the National Register of Historic Places.
43. In the CB -5 and CB -10 Zones, a minor modification maybe granted exempting up to
thirty percent (30%) of the total number of dwelling units contained in a building from the
minimum parking requirements; provided that those dwelling units are committed to the
City's assisted housing program or any other affordable housing program approved by the
City.
Attachment 2:Proposed Parking Reduction
Properties Zoned CB -2, CB -5, CC -2, CN -1, CO -1, MU
9'7
N Created by: Kirk Lehmann
Date: September 23, 2020
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CITY OF IOWA CITY
MEMORANDUM
Date: October 1, 2020
To: Planning & Zoning Commission
From: Anne Russett, Senior Planner, Neighborhood & Development Services
Re: Proposed Commercial Parking Reduction Ordinance (REZ20-0007) — Updated Maps
Staff has updated the maps identifying the properties that are potentially eligible for the
proposed Commercial Parking Reduction Ordinance (REZ20-0007) [Attachment 1].
The original map was provided at a city-wide extent. The updated maps include one at a city-
wide extent and three others for smaller geographic areas.
Attachments:
1. Updated Maps of Potentially Eligible Sites for Parking Reductions
Proposed Parking Reduction Amendment IN Created by: Kirk Lehmann
Properties Zoned CB -2, CB -5, CC -2, CN -1, CO -1, MU - All Date: September 28, 2020
M
Proposed Parking Reduction Amendment 1V Created by: Kirk Lehmann
Properties Zoned CB -2, CB -5, CC -2, CN -1, CO -1, MU - Downtown & Northeast A Date: September 28, 2020
Proposed Parking Reduction Amendment " Created by: Kirk Lehmann
Properties Zoned CB -2, CB -5, CC -2, CN -1, CO -1, MU - South Central Date: September 28, 2020
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MINUTES PRELIMINARY
PLANNING AND ZONING COMMISSION
OCTOBER 1, 2020 —7:00 PM
ELECTRONIC FORMAL MEETING
MEMBERS PRESENT: Susan Craig, Mike Hensch, Phoebe Martin, Mark Nolte, Mark
Signs, Billie Townsend
MEMBERS ABSENT:
STAFF PRESENT: Sara Hektoen, Anne Russett
OTHERS PRESENT:
Electronic Meeting
(Pursuant to Iowa Code section 21.8)
An electronic meeting was held because a meeting in person is impossible or impractical
due to concerns for the health and safety of Commission members, staff and the public
presented by COVID-19.
RECOMMENDATIONS TO CITY COUNCIL:
By a vote of 6-0 the Commissions recommends that the zoning code be amended as illustrated
in the staff report to help invigorate neighborhood commercial districts and empower new small
neighborhood commercial nodes by allowing the Board of Adjustment to provide flexibility from
zoning regulations in certain commercial zones.
By a vote of 6-0 the Commissions recommends to amend Title 14 Zoning to allow parking
reductions of up to 50% of the required number of spaces through a minor modification process
in the Mixed Use (MU), Commercial Office (CO -1), Neighborhood Commercial (CN -1),
Community Commercial (CC -2), Central Business Service (CB -2), and Central Business Support
(CB -5) zoning districts.
CALL TO ORDER:
Hensch called the meeting to order at 7:00 PM.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
None.
Planning and Zoning Commission
October 1, 2020
Page 5 of 13
invigorate neighborhood commercial districts and empower new small neighborhood
commercial nodes by allowing the Board of Adjustment to provide flexibility from zoning
regulations in certain commercial zones.
Townsend seconded the motion.
Hensch noted he really likes this and thinks they need to find a way to work on neighborhood
commercial. He hopes this is something that can really help entrepreneurs and developers to be
able to reuse some of these properties, particularly in the neighborhood commercial areas.
Townsend agreed and noted there are a lot of places that are vacant now and it would be nice to
get them filled up. Especially the Marketplace Mall, it is such a big, beautiful mall, and there's
nobody in it.
Signs agrees that there's a lot of vacant and underutilized properties in quite a few areas and
unfortunately, there's a chance that they'll see more vacant properties in the in the near term so
making it potentially easier for a new person to come in and start a new business is a positive
thing.
A vote was taken and the motion passed 6-0.
CASE NO. CREZ20-0007:
Parking Reduction in Commercial Zones Ordinance
Consideration of the Parking Reductions in Commercial Zones Ordinance, which amends Title
14 Zoning to allow parking reductions of up to 50% of the required number of spaces through a
minor modification process in the Mixed Use (MU), Commercial Office (CO -1), Neighborhood
Commercial (CN -1), Community Commercial (CC -2), Central Business Service (CB -2), and
Central Business Support (CB -5) zoning districts.
Russett began with background stating this again is related to barriers to infill development and
minimum parking requirements can be a barrier to developing and redeveloping infill commercial
properties. Russett stated this would apply to vacant lots and the proposed amendment could
support the development of vacant infill commercial lots by providing reductions to parking
standards. Russett noted there are some existing provisions in the Code that provide reductions
to parking standards but there are also gaps, which this amendment is trying to address, the
Code often does not apply reductions to multifamily parking for mixed use development in
commercial zones and sometimes the reductions are limited to small amounts that wouldn't be
beneficial for commercial properties.
In terms of a summary of the proposed ordinance, staff is proposing to replace an existing
provision in the Code that applies to CN -1 Zones, the Neighborhood Commercial Zone, which
was adopted in 1995 and it allowed land banking to reduce parking. Russett noted how that
provision is structured is that it allows reduced parking to promote neighborhood commercial
uses. It could require that up to 30% of the land that would otherwise be needed for onsite
parking remain as open space and then if that area was needed in the future, the City could
require the owner to construct the parking. The CN -1 Zone is not heavily utilized throughout the
City and staff did a search and couldn't find any examples of this provision ever being used since
Planning and Zoning Commission
October 1, 2020
Page 6 of 13
it was adopted in 1995. Therefore, staff is proposing to get rid of that land banking requirement
and revise it to allow a reduction that would be available for new construction, redevelopment,
alteration or expansion of projects for residential and commercial uses within again, similar to the
last ordinance, these lower intensity commercial zones. This would not apply to the Central
Business District Zone or Intensive Commercial or Highway Commercial. The parking reductions
could be requested for both commercial and residential uses, up to 50% of the required parking
could be waived, no land banking would be required and it would be reviewed through the City's
minor modification process which is an administrative staff level review but does require notifying
neighbors of the request and an administrative hearing.
Staff has identified some approval criteria that they think would be appropriate for staff to review
in any requests for parking reductions. To ensure that this really assists smaller scale
neighborhood commercial buildings, they want to limit the footprint of those buildings to 5000
square feet. They would like the applicant to submit a parking demand analysis that
demonstrates the proposed parking will meet the demand. Also the ordinance would protect
historic, or potentially historic structures by not allowing their demolition. Again, staff looked at
the areas that could be eligible to request a parking reduction and it includes Pepperwood Plaza,
Old Town Village and it would also be useful in areas where commercial lots remain vacant, like
2229 Muscatine Avenue and 620 South Riverside Drive. Russett showed a couple maps that
showed the parcels that have the eligible zoning district. It includes vacant lots and includes lots
with structures on them.
Russett noted similar to the last ordinance, there are some commercial areas that are eligible but
may not be areas that one would think of as smaller scale commercial, like the North Gate
Business Park, and if a request for reduction was requested and it would rely on a case by case
review and building size limits that staff would review by each request. Some of the benefits are
it would reduce costs of businesses, it could potentially encourage other modes of transportation,
it would be less impervious surface and less runoff and a more efficient use of the site.
The proposed amendment does support several Comprehensive Goals and strategies as well as
the City's Strategic Plan and Climate Action Plan.
The role of the Commission is to determine if the proposed amendment is consistent with the
Comprehensive Plan and make a recommendation to Council.
Staff recommends the Commission recommend approval of the proposed ordinance as
presented in the staff report.
Hensch asked on the parking demand analysis, is that just something as simple as they could
just give like a prediction of their parking demands or the historical parking demands, or would
they need to retain a consultant to develop that. Russett said it wouldn't be required but the
ordinance will give staff flexibility to request a more robust study if they felt it was necessary
based on the proposal.
Hensch asked if there is anything the MPO does, because they do all that traffic analysis, in
terms of a parking analysis or where do those numbers come from. Russett replied the applicant
has to provide it.
Hensch then asked if there's retail on the first floor and housing units on the second floor is that
Planning and Zoning Commission
October 1, 2020
Page 7 of 13
taken into consideration to make sure there's enough parking provided for residents, could they
decrease those numbers. Russett said the applicant could request a reduction up to 50%.
Finally, Hensch asked if the environmental improvement is simply because of the reduction of
impervious pavement. Russett replied that is a benefit but it can also potentially mean more
people might bike or walk and therefore could be help with emissions if there's less car traffic.
Hensch opened the public comment.
Having none, Hensch closed the public comment.
Craig moved to amend Title 14 Zoning to allow parking reductions of up to 50% of the
required number of spaces through a minor modification process in the Mixed Use (MU),
Commercial Office (CO -1), Neighborhood Commercial (CN -1), Community Commercial
(CC -2), Central Business Service (CB -2), and Central Business Support (CB -5) zoning
districts.
Townsend seconded the motion.
Hensch stated he thinks this is a great idea as he thinks they really need to decrease the amount
of concrete and the creation of stormwater runoff and find ways to green the City and this is a
way to do it.
Martin stated she is always in favor of less parking, because she likes encouraging less driving
but also wants to be on record that she hopes the City is also looking at bettering the bike lanes,
and some sort of patrol to make sure that cars are respectful of those bike lanes. She really
hopes that this spurs a further conversation about making sure that the City does have the
connectivity that they've been talking about for years, whether it's pedestrian or bicycle, a further
conversation does need to happen. Overall yes, she wants less parking and less concrete but to
not forget the big picture.
Townsend respectfully disagreed with Martin, for example on Muscatine there is not a lot of
places to park, there is a CVS and a Walgreens but as far as on -street parking, there is none for
any small business, and biking is not always an option for more mature individuals. She agrees
there is a need for both, yes they need safety for bicycles and safety for walking, but also places
for those who do still drive to be able to park and not have to walk a mile to get to those
businesses.
Signs stated he has been on record before expressing his concerns about the continued parking
reduction efforts throughout the community. He is not a bike rider but looking at some projects
where things have been put in with parking reductions such as what happened on South Gilbert
around Big Grove Brewery has caused issues. Also on Summit Street, he has seen issues
around Deluxe Bakery when it's busy, therefore a 50% reduction concerns him.
A vote was taken and the motion passed 6-0.
Prepared by: Kirk Lehmann, Associate Planner, 410 E Washington St, Iowa City, IA 52240 (REZ20-0007)
Ordinance No.
Ordinance amending Title 14, Zoning Code to allow parking reductions
through the minor modification process in certain commercial zones (REZ20-
0007 )
Whereas, City Council's 2020-2021 Strategic Plan includes an objective to promote an
inclusive and resilient economy throughout the city by encouraging healthy, diverse, and
sustainable economic activity, including taking steps to invigorate neighborhood commercial
districts and create new small neighborhood commercial nodes; and
Whereas, minimum parking standards can prevent neighborhood commercial and the
parking reduction allowed in Neighborhood Commercial (CN -1) zones for land banking is rarely
used: and
Whereas, Mixed Use (MU), Commercial Office (CO -1), Neighborhood Commercial (CN -1),
Community Commercial (CC -2), Central Business Service (CB -2), and Central Business Support
(CB -5) zones contain less intense commercial uses and are more likely to be near developed
residential neighborhoods; and
Whereas, the City's comprehensive plan encourages compact, efficient development,
promotes small -lot and infill development, and seeks to improve the environmental and
economic health of the community through efficient use of resources; and
Whereas, this zoning code text amendment allows parking reductions of up to fifty (50%) in
Mixed Use (MU), Commercial Office (CO -1), Neighborhood Commercial (CN -1), Community
Commercial (CC -2), Central Business Service (CB -2), and Central Business Support (CB -5)
zones through a minor modification process; and
Whereas, this zoning code text amendment includes approval criteria and a public process
to ensure requests further the Comprehensive Plan and ensure the intent of the ordinance is
met; and
Whereas, the Planning and Zoning Commission has reviewed the zoning code amendment
set forth below and recommends approval.
Now, therefore, be it ordained by the City Council of the City of Iowa City, Iowa:
Section I. Amendments. The Code of Ordinances of the City of Iowa City, Iowa is hereby
amended by inserting the following underlined language, deleting the following stricken language,
and renumbering the other existing provisions accordingly:
Amend 14 -5A -4F `Alternatives to Minimum Parking" as follows and renumber the other existing
provisions accordingly:
Ordinance No.
Page 2
2. Minor Modification For Parking Atlewed Reductions For Shared On Site Parking: The
building official, in consultation with the Director of Neighborhood and Development
Services, may approve a minor modification as specified in section 14-413-1 of this title to
reduce the total number of parking spaces required by up to fifty percent (50%) if the
uses sharing the parking are not normally open, used, or operated during the same
hours. To qualify for a reduction under this provision, a parking demand analysis must
be submitted that provides evidence that the amount of parking proposed for the shared
parking area will be sufficient to meet the parking demand. This reduction is not allowed
for residential uses.
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in consultation with the Director of Neighborhood and Development Services, may
standards:
a.
b.
depending on the complexity of the site, may require an engineered study, as
determined by staff: and
d. The proposed development must not result in the demolition of a property that is
Amend 14 -4B -1A Applicability" for Minor Modifications as follows and renumber the other
existing provisions accordingly.-
2.
ccordingly:2. The building official, in consultation with the Director of
Neighborhood and Development Services, may approve a minor Fed astieamodification
of up to fifty percent (50%) of the total number of parking spaces required, if the uses
sharing the parking are not normally open, used, or operated during the same hours.
However, this reduction is not allowed for residential uses. To qualify for a reduction
under this provision, a parking demand analysis must be submitted that provides
evidence that the amount of parking proposed for the shared parking area will be
sufficient to meet the parking demand.
Ordinance No.
Page 3
3. The building official, in consultation with the Director of Neighborhood and
it meets the standards found in Subsection 3 of 14 -5A -4F "Alternatives to Minimum
Parking'.
Section II. Repealer. All ordinances and parts of ordinances in conflict with the provisions of this
Ordinance are hereby repealed.
Section III. 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 IV. Effective Date. This Ordinance shall be in effect after its final passage, approval and
publication.
Passed and approved this day of 2020.
Mayor
City Clerk
Approved by
City Attorney's Office
(Sara Greenwood Hektoen —10/29/2020)
Ordinance No.
Page
It was moved by and seconded by _
Ordinance as read be adopted, and upon roll call there were:
AYES: NAYS: ABSENT:
Bergus
Mims
Salih
Taylor
Teague
Thomas
Weiner
that the
First Consideration 11/02/2020
Vote for passage:
AYES: Salih, Taylor, Teague, Thomas, Weiner, Bergus, Mims.
NAYS: None. ABSENT: None.
Second Consideration _
Vote for passage:
Date published
Item Number: 10.c.
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CITY OE IOWA CITY
www.iogov.org
November 2, 2020
Ordinance rezoning approximately 0.55 acres of property from Central
Business (CB -10) zone to CB -10 with a Historic District Overlay (CB-
10/OHD) for property located at 109, 111, 115, 117, and 121 E. College
Street. (REZ20-02)
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Description
PZ Staff Report with Attachments
PZ Final Minutes
Ordinance
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MEMORANDUM
Date: May 14, 2020
To: Planning and Zoning Commission
From: Jade Pederson, Planning Intern
Re: Designation 109, 111-113, 115, and 117-123 East College Street as Historic
Landmarks (REZ20-02)
Background: Tailwind College St. IC, LLC has requested that the properties located at 109,
111-113, 115, and 117-123 East College Street, be designated as Iowa City Historic
Landmarks. This request is a part of a larger proposed development project that would create a
new apartment building on the southern portion of these lots while also preserving the historic
storefronts of these buildings.
The City of Iowa City is currently working towards nomination of an area in the downtown to be
listed as a historic district in the National Register of Historic Places. These subject properties
fall within the proposed historic district area.
Construction of 109 East College Street (Dooley Block, west bay) started in 1874 for the Dooley
Block, a 4 -bay, 2 -story brick building with Late Victorian Romanesque and Italianate fagade
details. Since then, the two middle bays have been demolished and the two remaining bays
were spilt into separate structures. This particular structure has been home to stores, billiards,
and saloons over the years. It is considered key contributing according to the survey done as a
part of the nomination process of the Downtown District for its distinctive architectural character
and contribution to the history of commerce in Iowa City.
At 111-113 East College Street, the Sears, Roebuck, & Co. Building was built in 1929 in the
place of the two central bays of the original Dooley Block building. These properties were built
as a 3 -bay, 2 -story building in a Commercial Brick Front style. Over the years, changes have
occurred on the storefront of the structure, however they are recognized as historically
appropriate. The 2017 survey done for the Downtown District considered this structure as key
contributing for its architectural character and contribution to the history of commerce in Iowa
City.
115 East College Street is one of the original bays of the Dooley Block. This eastern bay is
much like the western bay of the Dooley Block, with Late Victorian Romanesque and Italiante
details. This building has undergone storefront and sign band alterations. Since the late 19th
Century this structure has housed numerous shops over the years. For its distinctive
architectural character and contribution to the history of commerce in Iowa City, this building is
considered key contributing according to the Downtown District survey for the potential listing in
the National Register of Historic Places.
Crescent Block, 117-123 East College Street, was built in 1894 as a 4 -bay, 3 -story building.
This building utilizes a Commercial Brick Front style and Chicago -style architecture. This
structure has since had alteration of the storefronts of the two eastern bays. In 1930, the original
entry bay was remodeled to reflect Art Deco styling in a small storefront. This building is
associated with a locally significant individual in the commercial and financial history of
downtown, C. F. Lovelace. For its architectural character, contribution to the history of
commerce in Iowa City, and for its association with a locally significant individual, this structure
May 14, 2020
Page 2
is considered key contributing by the 2017 Downtown District survey for the potential listing in
the National Register of Historic Places.
Historic Preservation Commission Review: The Historic Preservation Commission met on
May 14, 2020 and conducted a public hearing at which they reviewed and evaluated the historic
significance of properties located at 109, 111-113, 115, and 117-123 East College Street. The
Commission determined that all the properties meet the requirements for landmark designation
and voted to recommend approval of the local landmark designations.
Planning and Zoning Commission Review: Landmark designation is a zoning overlay and
therefore requires a recommendation from the Planning and Zoning Commission to the City
Council. The Commission's role is to review the proposed designation based on its relation to
the Comprehensive Plan and the proposed public improvements and plans for the renewal of
the area involved.
There are two plans that apply to this proposal: 1) the Downtown and Riverfront Crossings
Master Plan and 2) the Historic Preservation Plan.
These properties fall within the jurisdiction of the Downtown and Riverfront Crossing Master
Plan. This plan identifies all these structures as key historic buildings, see figure 1. Objective 1:
Protect historic character and key historic buildings, of this plan, encourages the designation of
historic resources and local landmarks to preserve the distinct character and ambiance of the
downtown area.
Figure 1.
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The Historic Preservation element of the Comprehensive Plan has two goals that relate to this
proposal. Goal 1: Identify historic resources significant to Iowa City's past and Goal 10: Adopt
strategies that preserve historic neighborhoods. Specifically, Objective 5 of Goal 1 is satisfied by
means of the nomination and pursuit of Local Landmark designation.
The designation of these buildings as local landmarks would require review by the Historic
Preservation Commission for any future alterations to the exterior of the buildings or requests
for new development on the property.
Staff Recommendations: Staff recommends the approval of REZ20-02, an application to
rezone the properties at 109, 111-113, 115, and 117-121 East College Street from Central
Business (CB -10) zone to CB -10 with a Historic District Overlay (CB-10/OHD).
May 14, 2020
Page 3
Attachments:
1. Location Map
2. Zoning Map
3. Memo to the Historic Preservation Commission
Approved by: 1
Da i zman, ICP, Development Services Coordinator
Department of Neighborhood and Development Services
Date: May 7, 2020
Iowa City
Historic Preservation Commission
City Hall, 410 E Washington Street, Iowa City. IA. 52240
Memorandum
To: Historic Preservation Commission
From: Jessica Bristow, Historic Preservation Planner
Re: Dooley Block (west bay), 109 East College Street
Sears Roebuck & Co. Building, 111-113 East College Street
Dooley Block (east bay), 115 East College Street
Crescent Block, 117-123 East College Street
Applicant Brandon Smith of Tailwind College St. IC, LLC, has requested that the properties at 109 East
College Street, 111-113 East College Street, 115 East College Street, and 117-123 East College Street
be designated as Iowa City Historic Landmarks as part of an overall development project. Designation
of the property as an Iowa City Historic Landmark will require Commission approval of any significant
changes to the exterior of the building and new development proposed on the landmark properties.
Landmark status will also make the property eligible for special exceptions that would allow the Board
of Adjustment to waive or modify certain zoning requirements as well as State and Federal Tax Credit
funding of rehabilitation work.
As part of the 2017 update of the 2001 Survey and Evaluation of the Iowa City Central Business
District, completed by AKAY consulting and partially funded by a grant from the National Trust, this
group of buildings was evaluated for their contribution to a potential Downtown Historic District. The
National Register Nomination of this Downtown Historic District is currently in process and includes
these buildings as contributing structures within the district boundary. The site inventory forms updated
for the study are included as documentation of each building's significance. Each building will be
reviewed by the Historic Preservation Commission for its eligibility for local landmark designation in
individual public hearings at the May 14, 2020 Commission meeting.
For local landmark designation, the Commission should determine if each property meets criterion a.
and b. and at least one of the criteria c., d., e., or f. for local designation listed below:
a. Significant to American and/or Iowa City history, architecture, archaeology and culture;
b. Possesses integrity of location, design, setting, materials and workmanship;
c. Associated with events that have made a significant contribution to the broad patterns of our
history;
d. Associated with the lives of persons significant in our past;
e. Embodies the distinctive characteristics of a type, period, or method of construction; or
represents the work of a master; or possesses high artistic values; or represents a
significant and distinguishable entity whose components may lack individual distinction;
f. Has yielded or may likely yield information important in prehistory or history.
Dooley Block (west bay). 109 East College Street
Iowa City
Historic Preservation Commission
City Hall, 410 E Washington Street, Iowa City. IA. 52240
The Dooley Block was a 4 -bay, 2 -story brick building built beginning in ca. 1874 with this bay. In 1929,
the middle two bays were razed for the construction of the Sears, Roebuck & Co. building. The west
bay at 109 College is one of the outer bays of the original building that remains and extends the full
depth of the lot. This bay has functioned as an autonomous building since 1929. The building fagade
includes a mixture of Late Victorian Romanesque and Italianate details. For instance, the paneled
cornice and brackets are elements of an Italianate style and the semi -circular wood arches with their
keystone detail are evident of the Romanesque. At the lower level, the transom was remodeled with the
addition of prism glass prior to 1940, the sign band was removed or altered and the store front has
been more recently updated. Since 1879 the building has housed numerous uses including stores,
billiards, and saloons.
While this building remains as only a portion of the original 4 -bay Dooley block, it has functioned
individually since 1929 and with the exception of the storefront, has been relatively unaltered since
1940. In the 2017 downtown survey update the building was considered a key contributing resource in
the potential downtown historic district eligible for listing in the National Register of Historic Places for
its distinctive architectural character and for its contribution to the history of commerce in Iowa City.
Based on the information provided in the Site Inventory Form, staff finds that the property meets criteria
a, b, c and a and therefore qualifies as an Iowa City Historic Landmark.
Recommended Motion:
Move to approve the designation of the Dooley Block (west bay), 109 East College Street, as an Iowa
City Historic Landmark based on the following criteria for local designation: criteria a, b, c and e.
2
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Iowa City
Historic Preservation Commission
City Hall, 410 E Washington Street, Iowa City. IA. 52240
Sears, Roebuck, & Co. Building, 111-113 East College Street
The Sears, Roebuck, & Company Building was built in 1929, from central two bays of the flanking
Dooley Block. This building style is commonly known as the Commercial Brick Front and is a 3 -bay 2 -
story building filling the entire lot. The upper level includes a Chicago style window in each bay with a
continuous terra cotta sill. Terra cotta detailing is also found in the coping on the stepped parapet, as
stylized pilasters between the windows and as decorative accents in the brickwork above. The
storefront originally had an entrance in the central bay with display windows above and a prism -glass
transom and sign band above. The storefront today has been remodeled with entrances in the outer
bays flanking the central display window and detailed in stone with a Classical Revival influence that is
considered sympathetic to the original building.
This building is considered a well-preserved example of the 20th century Commercial Brick Front and
while the storefront has been altered, the changes are considered historically sympathetic. In the 2017
downtown survey update the building was considered a key contributing resource in the potential
downtown historic district eligible for listing in the National Register of Historic Places for its
architectural character and for its contribution to the history of commerce in Iowa City.
Based on the information provided in the Site Inventory Form, staff finds that the property meets criteria
a, b, c and a and therefore qualifies as an Iowa City Historic Landmark.
Recommended Motion:
Move to approve the designation of the Sears, Roebuck, & Company Building, 111-113 East College
Street, as an Iowa City Historic Landmark based on the following criteria for local designation: criteria a,
b, c and e.
3
111-113 East College Street, Sears, Roebuck, & Co. Building
Dooley Block (east bay), 115 East College Street
Iowa City
Historic Preservation Commission
City Hall, 410 E Washington Street, Iowa City. IA. 52240
The Dooley Block was a 4 -bay, 2 -story brick building built beginning in ca. 1874 and concluding with
the construction of this bay between 1892 and 1899. In 1929, the middle two bays were razed for the
construction of the Sears, Roebuck & Co. building. The east bay at 115 College is one of the outer bays
of the original building that remains and extends for much of the depth of the lot. This bay has also
functioned as an autonomous building since 1929. Like the west bay, the building fagade includes a
mixture of Late Victorian Romanesque and Italianate details. For instance, the paneled cornice and
brackets are elements of an Italianate style and the semi -circular wood arches with their keystone detail
are evident of the Romanesque. At the lower level, the storefront had been remodeled prior to 2001 to
include a series of moldings separating the storefront from the upper story and an entrance to the east
side of a modified shop window. Since 2001 the storefront has again been altered, replacing the shop
window with four full -glass doors which fold back to open the entire front of the lower level. Since 1895
the building has housed numerous shops.
While this building remains as only a portion of the original 4 -bay Dooley block, it has functioned
individually since 1929 and with the exception of the storefront and sign band, has been relatively
unaltered. In the 2017 downtown survey update the building was considered a key contributing
resource in the potential downtown historic district eligible for listing in the National Register of Historic
Places for its distinctive architectural character and for its contribution to the history of commerce in
Iowa City.
Based on the information provided in the Site Inventory Form, staff finds that the property meets criteria
a, b, c and a and therefore qualifies as an Iowa City Historic Landmark.
Recommended Motion:
Move to approve the designation of the Dooley Block (east bay), 115 East College Street, as an Iowa
City Historic Landmark based on the following criteria for local designation: criteria a, b, c and e.
II
Tr
Crescent Block, 117-123 East College Street
Iowa City
Historic Preservation Commission
City Hall, 410 E Washington Street, Iowa City. IA. 52240
The Crescent Block was built in 1894 as a 4 -bay 3 -story Commercial Brick Front building. Originally
three larger bays housed storefronts and the smaller bay at 119 served as the entrance to the upper
floors. This entry bay was remodeled in the 1930s with Carrara glass in an Art Deco styling to include a
small storefront and the stairs to the upper level. The design includes a curved glass display window
and the original wood and glass entrance door and tile floor. The west bay retains the original storefront
treatment. The east half of the building was remodeled into a single modern storefront with new brick
and an exposed aggregate facing above the individual windows and curved awnings. The first floor
projects forward and includes a shallow standing seam roof that separates the storefront -level from the
upper levels. At the third floor, the windows are tall, paired double -hung windows centered over each
bay. Each pair has a thick stone lintel and two thinner sills. At the second floor, the east -most windows
were replaced with large Chicago -style windows and the west include alternating pairs and individual
windows of two different sizes. A tall, pressed metal cornice includes a rhythm of large and small
brackets. In 1929, the building was occupied by Montgomery Ward who built a farm and home store
addition at the back of the lot.
This building is considered a moderately well-preserved example of a turn -of -the -century Commercial
Brick Front building. The building is also associated with C. F. Lovelace who built the adjacent College
Block building as well as other buildings in the downtown and is considered a locally significant
individual in the commercial and financial history of downtown. In the 2017 downtown survey update
the building was considered a key contributing resource in the potential downtown historic district
eligible for listing in the National Register of Historic Places and potentially individually eligible for listing
in the National Register of Historic places. Its unusual style reflects the influence of Chicago -style
architecture in Iowa City. The building is also significant for its relationship to local fraternal groups that
utilized the third floor. Despite significant modification of the two east storefront bays, the retention of
the west storefront and the 1930s Art Deco storefront add to the building's significance. Overall, the
building is significant for its architectural character, for its contribution to the history of commerce in
Iowa City, and locally, for its association with C. F. Lovelace.
Based on the information provided in the Site Inventory Form, staff finds that the property meets criteria
a, b, c and a and therefore qualifies as an Iowa City Historic Landmark.
Recommended Motion:
Move to approve the designation of the Crescent Block, 117-123 East College Street, as an Iowa City
Historic Landmark based on the following criteria for local designation: criteria a, b, c, d and e.
IJ
117-123 East College Street, Crescent Block
Site Inventory Form State Inventory No. 52-0409
New ® Supplemental
State Historical Society of Iowa HPart of a district with known boundaries (enter inventory no.)
(December 1, 1999) Relationship: ❑ Contributing ❑ Noncontributing
® Contributes to a potential district withet unknown boundaries
National Register Status:(any that apply) LJ Listed ❑ De -listed ❑ NHL ❑ DOE
9 -Digit SHPO Review & Compliance Number
❑ Non -Extant (enter year)
1. Name of Property
historic name Dooley Block (west bay)
other names/site number
2. Location
street & number 109 E. College Street
city or town Iowa City ❑ vicinity, county Johnson
Legal Description: (if Rural)Township Name Township No. Range No. Section Quarter of Quarter
(If Urban) Subdivision Original Town Block(s) 82 Lot(s) see full legal
3. State/Federal Agency Certification [Skip this Section]
4. National Park Service Certification [Skip this Section]
5. Classification
Catego of Property (Check only one box) Number of Resources within Property
building(s) If Non -Eligible Property If Eligible Property, enter number of. -
F1 district Enter number of: Contributing Noncontributing
❑ site buildings 1 buildings
❑ structure sites sites
❑ object structures structures
objects objects
Total 1 Total
Name of related project report or multiple property study (Enter "N/A" if the property is not part of a multiple property examination).
Title Historical Architectural Data Base Number
Iowa City Central Business District Study - 2017 UPDATE 52-127
6. Function or Use
Historic Functions (Enter categories from instructions) Current Functions (Enter categories from instructions)
02E COMMERCE/TRADE/specialty store 02G COMMERCE/TRADE/restaurant
7. Description
Architectural Classification (Enter categories from instructions) Materials (Enter categories from instructions)
05B LATE VICTORIAN/Italianate foundation 04 STONE
walls 03 BRICK
roof
other
Narrative Description (® SEE CONTINUATION SHEETS, WHICH MUST BE COMPLETED)
8. Statement of Significance
Applicable National Register Criteria (Mark "x" representing your opinion of eligibility after applying relevant National Register criteria)
® Yes ❑ No ❑ More Research Recommended A Property is associated with significant events.
❑ Yes ® No ❑ More Research Recommended B Property is associated with the lives of significant persons.
® Yes ❑ No ❑ More Research Recommended C Property has distinctive architectural characteristics.
❑ Yes ® No ❑ More Research Recommended D Property yields significant information in archaeology or history.
County Johnson
Address 109 E. College Street Site Number
52-0409
City Iowa City
District Number
Criteria Considerations
❑ A Owned by a religious institution or used E
A reconstructed building, object, or structure.
for religious purposes. F
A commemorative property.
B Removed from its original location. ❑ G
Less than 50 years of age or achieved significance within the past
C A birthplace or grave.
50 years.
❑ D A cemetery
Areas of Significance (Enter categories from instructions)
Significant Dates
Construction date
02 ARCHITECTURE
1874 ® check if circa or estimated date
Other dates
05 COMMERCE
1929
Significant Person
Architect/Builder
(Complete if National Register Criterion B is marked above)
Architect
N/A
unknown
Builder
unknown
Narrative Statement of Significance (® SEE CONTINUATION
SHEETS, WHICH MUST BE COMPLETED)
9. Major Bibliographical References
Bibliography ® See continuation sheet for citations of the books, articles, and other sources used in preparing this form
10. Geographic Data
UTM References (OPTIONAL)
Zone Easting Northing
Zone Easting Northing
1
2
3
4
❑ See continuation sheet for additional UTM references or comments
11. Form Prepared By
name/title Alexa McDowell, Historian
organization AKAY Consulting
date 11/2017
street & number 4252 Oakland Avenue
telephone 515-491-5432
city or town Minneapolis
state MN zip code 55407
ADDITIONAL DOCUMENTATION (Submit the following items with the completed form)
FOR ALL PROPERTIES
1. Map: showing the property's location in a town/city or township.
2. Site plan: showing position of buildings and structures on the site in relation to public road(s).
3. Photographs: representative black and white photos. If the photos are taken as part of a survey for which the Society is to be
curator of the negatives or color slides, a photo/catalog sheet needs to be included with the negatives/slides and the following
needs to be provided below on this particular inventory site:
Roll/slide sheet # Frame/slot # Date Taken
Roll/slide sheet # Frame/slot # Date Taken
Roll/slide sheet # Frame/slot # Date Taken
❑ See continuation sheet or attached photo & slide catalog sheet for list of photo roll or slide entries.
❑ Photos/illustrations without negatives are also in this site inventory file.
FOR CERTAIN KINDS OF PROPERTIES, INCLUDE THE FOLLOWING AS WELL
1. Farmstead & District: (List of structures and buildings, known or estimated year built, and contributing or non-contributing status)
2. Barn:
a. A sketch of the frame/truss configuration in the form of drawing a typical middle bent of the barn.
b. A photograph of the loft showing the frame configuration along one side.
c. A sketch floor plan of the interior space arrangements along with the barn's exterior dimensions in feet.
State Historic Preservation Office (SHPO) Use Only Below This Line
Concur with above survey opinion on National Register eligibility: U Yes H No U More Research Recommended
❑ This is a locally designated property or part of a locally designated district.
Comments:
Evaluated by (name/title): Date:
Iowa Department of Cultural Affairs
State Historical Society of Iowa
Iowa Site Inventory Form
Continuation Sheet
e1
Site Number 52-0409
Related District Number
Dooley Block (west bay) Johnson
Name of Property County
109 E. College Street Iowa City
Address City
7. Property Description
The Dooley Block (west bay) is a one -bay, 2 -story, 19- by 150 -ft., brick building that was constructed in ca. 1874.
The building is a remnant of the original, which filled the full width of Lot 3 and part of Lot 4. From 1929, at
which time the middle two bays of the Dooley Block were razed and replaced by the Sears Roebuck & Co.
building, the west bay (109) has beeen — both functionally and visually - an autonomous property. The east bay of
the Dooley Block (115) also remains, providing a bookend to the Sears building.
As noted in the 2001 survey, this building is located along the 1977 downtown pedestrian mall that extends for
several blocks along E. College Street and S. Dubuque Street. As originally platted, College Street had a 100 -ft.
width with four 80 -ft. wide lots laid out perpendicular to the street. Twenty -foot wide, east -west alleys bisected
the blocks and were presumed to extend along the rear of the buildings. College Street extended from the
"Promenade" along the Iowa River east through the downtown, over Ralston Creek, and eventually along the
south side of College Green park before it reached the city limits. Today, the "ped mall" is an intimate gathering
place, its character resting on the historic buildings that line much of the street, brick landscaping, vegetative
canopy, and vibrant retail base.
The stylistic character of the Dooley Block reflects the Late Victorian era during which it was constructed. As
noted by Svendsen in 2001, the building fagade presents a mixture of the Late Victorian Romanesque and
Italianate styles. The paneled wood cornice has returning ends and four large brackets with small dentil-like
brackets in between. The upper facade is clad in red brick with elaborate carved wood semi -circular or
Romanesque arches over the single and paired 1/1 double -hung windows. Svendsen noted that the storefront had
been remodeled "in recent years" with a side entrance and three fixed glass windows for a modified shop window.
A series of moldings separates the storefront from the upper story. The 2001 survey also noted that the storefront
has a prism -glass transom spanning the full width of the storefront with "new plate glass windows extending to
grade." The transom treatment, though not original, predates 1940.
No significant alterations of the fagade have been undertaken since the completion of the 2001 survey. The
storefront is currently occupied by El Patron, a restaurant/bar.
The upper elevation of the Dooley Block (west bay) remains unaltered from 2001, with character -defining
features retained including the red brick cladding, ornate Italianate cornice, Roman arched window heads, prism
glass transom, and storefront cornice details. As a result, the building retains a generally good level of historic
integrity specific to 1929, which marks the year the building was disjoined from the larger Dooley Block and
became an autonomous resource.
Iowa Department of Cultural Affairs
State Historical Society of Iowa
Iowa Site Inventory Form
Continuation Sheet
e2
Site Number 52-0409
Related District Number
Dooley Block (west bay) Johnson
Name of Property County
109 E. College Street Iowa City
Address City
Image 01. View of the fagade, looking south across E. College Street (the Ped Mall)
(Image by AKAY Consulting, August 2017)
Iowa Department of Cultural Affairs
State Historical Society of Iowa
Iowa Site Inventory Form
Continuation Sheet
e3
Site Number 52-0409
Related District Number
Dooley Block (west bay) Johnson
Name of Property County
109 E. College Street Iowa City
Address City
Image 02. View of the facade, looking SW across E. College Street (the Ped Mall)
(Image by AKAY Consulting, August 2017)
Iowa Department of Cultural Affairs
State Historical Society of Iowa
Iowa Site Inventory Form
Continuation Sheet
e4
Site Number 52-0409
Related District Number
Dooley Block (west bay) Johnson
Name of Property County
109 E. College Street Iowa City
Address City
8. Statement of Significance
As noted, the Dooley Block is a one -bay remnant of the original block building, which filled the full width of Lot
3 and part of Lot 4. The block building was constructed in phases, the westernmost bay (109) dates to ca. 1874, the
bay at 111 was in use by 1879, and the east two bays (113 and 115) were constructed in ca.1895. From 1929,
when the middle two bays of the Dooley Block were razed and replaced by the Sears Roebuck & Co. building, the
remaining west bay has been — both functionally and visually - an autonomous property. The east bay of the
Dooley Block (115) also remains, providing a bookend to the Sears building.
The building is a moderately well-preserved example of a Late Victorian Italianate style commercial building.
Because the building has been disjoined from the original block building for well more than 50 -years, the
resource is significant in its post -1929 form as a single, autonomous building. Given this, the Dooley Block is
eligible for the National Register under Criterion C. The building is also significant under Criterion A,
contributing as it does to our understanding of the history of commerce in Iowa City. As a result, this building is
eligible for the National Register as a contributing resource in a potential historic district. It should be noted that
additional evaluation of interior integrity may support a case for individual eligibility as an increasingly rare
representation of an early commercial building in the Iowa City downtown.
Historical Backgroun
As noted by Svendsen, Frank Dooley acquired all of Lot 3 in Block 82 in 1867. It is likely that Dooley
constructed the westernmost bay of the building in ca. 1874 since the fire insurance map for that year lists the
building as vacant. As late as 1918, city directories refer to the building as the "Dooley Block" confirming
Dooley's long-standing connection to the building. Property Transfer Records do not show the property changing
hands again until 1928 when a referee deed saw the lot sold to W.H. Wagner. The parcel was then divided and
this building was transferred to Mary Connell and F.E. Hunzinger a short time later. The property continued to be
held by Hunzinger until the 1960s.
Figure 01. Fire Insurance Map — 1874
C 0 L 1, 3' E+ 1i - -
-W11-1
i—i :N - it'=fir••-"-
w
r
Fra
ZI.n1L-
J�� m
13 STEL I N G 11, 4) 1
(SOURCE: Sanborn Company Fire Insurance Map, 1883)
J
13 STEL I N G 11, 4) 1
(SOURCE: Sanborn Company Fire Insurance Map, 1883)
Iowa Department of Cultural Affairs
State Historical Society of Iowa Site Number 52-0409
Iowa Site Inventory Form Related District Number
Continuation Sheet
e5
Dooley Block (west bay) Johnson
Name of Property County
109 E. College Street Iowa City
Address City
Figure 02. Fire Insurance Map — 1879
F //L
COLLEGE. 191
i
q—Xl
,14 —=7
r/ •a.rwr
BURL—INGTON
(SOURCE: Sanborn Company Fire Insurance Map, 1883)
Figure 03. Fire Insurance Map — 1883
(A COLLEGE
� x
°h•
a ik
r
Z
0 �D
Z s v
ICEp j �nra�e,�aaccee.r _ �
■i
4 N
r BURLINGTON
(SOURCE: Sanborn Company Fire Insurance Map, 1883)
Iowa Department of Cultural Affairs
State Historical Society of Iowa
Iowa Site Inventory Form
Continuation Sheet
e6
Site Number 52-0409
Related District Number
Dooley Block (west bay) Johnson
Name of Property County
109 E. College Street Iowa City
Address City
Figure 04. Fire Insurance MaiD — 1899
1� rxt
ejr dP tt
rl� I�i
+ Ii�� � � I t 4' S.t �f t+...•
' � v� Y •� F ...z
•�•ci + a , 117
a l {
�'{resat... ti ,.� k.F:•±. •:+ti •_
y., n�—
�• r +yJCla
T.(SOURCE: Sanborn Company Fire Insurance Map, 1899)
Figure 05. Fire Insurance Map — 1933 _
'� 3 r Sa,-o . 7'0 0 • as Kiri r �- s•-
��
•�w i
t
s ,
jA' I�
Z s
C'
o
B2 c'
7777I111���� I --'-AF
� E. BURLINGTON
, tar
(SOURCE: Sanborn Company Fire Insurance Map, 1933)
Iowa Department of Cultural Affairs
State Historical Society of Iowa
Iowa Site Inventory Form
Continuation Sheet
e7
Site Number 52-0409
Related District Number
Dooley Block (west bay) Johnson
Name of Property County
109 E. College Street Iowa City
Address City
Fire insurance maps show the building with a variety of uses through the years: hardware store (1879, 1883, 1888,
and 1892); saloon (1899, 1906); pool hall (1912, 1920); store (1926, 1933, and 1970). City directories confirm the
presence of the Hazard & Pratt Hardware Store at this location in 1878-79 and the Opera House Exchange, a
saloon run by T.J. Kenny, here in 1904. By 1911, Thomas H. Kelley had a saloon here. When prohibition arrived,
the business changed to a pool hall or billiards parlor with Henry Musack the proprietor from before World War I
through the late 1920s. City directories show the building housed a series of grocers during the 1930s including
the Piggly Wiggly Grocers in 1930 and the Self -Serve Grocery from the mid -1930s through World War II.
Herbert Holmes and George Rebel also operated meat shops during this time period. After World War II, The
Men's Shop clothing store was located here and continued operations until the mid-1960s (Svendsen, 2001).
Image 03. Historic Image — North side of E. College Street, looking SW - ca. 1925
(Image courtesy of State Historical Society of Iowa, Iowa City.)
In this view of E. College Street, we see the Dooley Block prior to the demolition of its center bays.
Though difficult to read in this view, the building name is set on -center just above the upper story windows.
The upper fagade at 109 remains much as seen in this view as does that at 115 (see "Dooley Block," 52-01088.)
Iowa Department of Cultural Affairs
State Historical Society of Iowa
Iowa Site Inventory Form
Continuation Sheet
e8
Site Number 52-0409
Related District Number
Dooley Block (west bay) Johnson
Name of Property County
109 E. College Street Iowa City
Address City
Image 04. Historic Image — North side of E. College Street, looking SW - 1929
(Image courtesy of State Historical Society of Iowa, Iowa City.)
In this view of E. College Street, we see the east (115) and west (109) bays of the Dooley Block flanking
the 1929 infill of the Sears, Roebuck and Co. building. Note that, by this date, the prism glass storefront transom
was part of the fagade at 109 (right). Also, Piggly Wiggly occupied the building.
Iowa Department of Cultural Affairs
State Historical Society of Iowa
Iowa Site Inventory Form
Continuation Sheet
e9
Site Number 52-0409
Related District Number
Dooley Block (west bay) Johnson
Name of Property County
109 E. College Street Iowa City
Address City
9. Major Bibliographic References (2001)
Iowa City city directories.
Property Transfer Records, Johnson County Auditor's Office.
Tax Assessor's Records, City of Iowa City Assessor.
Sanborn maps, 1874, 1879, 1888, 1892, 1899, 1906, 1912, 1920, 1926, 1933, and 1933 updated to 1970.
2017: References
Iowa City Public Library. Digital Photograph collection. http://history.icpl.org.
Iowa City Then & Now. Publisher unknown.
Mansheim, Gerald. Iowa City: an illustrated history. Norfolk, VA: The Donning Company, 1989.
State Historical Society of Iowa. Iowa City. Photograph Collection.
Slonneger, Marybeth. Finials: A View of Downtown Iowa City. Iowa City: Hand Press, 2015.
Svendsen, Marlys A. "Survey and Evaluation of the Central Business District." Prepared for the Iowa City
Historic Preservation Commission, 2001.
Svendsen, Marlys A. "Dooley's Block" 52-04093." Iowa Site Form, 2001.
Timeline: 109 E. College Street
1874 Fire insurance map shows a building with a similar footprint on this site (address then being 13); the
occupant is noted as "vacant." Lot to the east is vacant, though a staircase is located on the east elevation.
1879 Fire insurance map shows a 2 -section addition to the rear of the building (now addressed at 39), so that
the building stretches south to the alley. The occupant is noted as "Hardware" with a warehouse in the
rear sections. The adjoining bay (then numbered 40) is in place —the bay embracing the former exterior
staircase. The length of the new bay matches the original of the first bay.
The sites of the east bays (113 and 115) of the Dooley Block are occupied by small scale buildings.
1883 Fire Insurance Map: No change to 109 (then 110); the space remains occupied by a hardware store with
warehouse at rear. A small addition has been made to the rear of 111 (then 112); the building is occupied
by a dealer of agricultural implements.
The sites of the east bays (113 and 115) of the Dooley Block are occupied by small scale buildings.
Iowa Department of Cultural Affairs
State Historical Society of Iowa
Iowa Site Inventory Form
Continuation Sheet
Paae 10
Site Number 52-0409
Related District Number
Dooley Block (west bay) Johnson
Name of Property County
109 E. College Street Iowa City
Address City
1888 Fire Insurance Map: The west bay (now numbered 109) remains occupied by a hardware store with
warehouse at rear.
1892 Fire Insurance Map: The west bay remains occupied by a hardware store with warehouse at rear.
1899 Fire Insurance Map: The 4 -bay Dooley Block is in place.
1901 City Directory:
"Dooley's Block" at 113-115 E. College Street
1915 City Directory:
"Dooley's Block" at 109-115 E. College Street
1925 Historic image documents the original, four -bay configuration of the Dooley Block.
1929 Historic image documents the Sears, Roebuck and Co. building with the Dooley Block bays at 109 and
115 retained.
1933 Fire insurance map confirms the bay at 109 as an autonomous structure due to the removal of the middle
two bays.
Iowa Department of Cultural Affairs
State Historical Society of Iowa
Iowa Site Inventory Form
Continuation Sheet
e11
Site Number 52-0409
Related District Number
Dooley Block (west bay) Johnson
Name of Property County
109 E. College Street Iowa City
Address City
11. Additional Documentation
Full Legal Description: Original Town Plat, Block 82, West 19.3' of Lot 3.
Assessor: PIN 1010380009
Lat/Long: 41.658860/-91.534107
Parcel Map - 2017
M�
(SOURCE: http://iowacity.iowaassessors.com/parcel)
Site Inventory Form State Inventory No. 52-04091 ❑ New ® Supplemental
State Historical Society of Iowa ❑ Part of a district with known boundaries (enter inventory no.)
(December 1, 1999) Relationship: ❑ Contributing ❑ Noncontributing
® Contributes to a potential district withet unknown boundaries
National Register Status:(any that apply) LJ Listed ❑ De -listed ❑ NHL ❑ DOE
9 -Digit SHPO Review & Compliance Number
❑ Non -Extant (enter year)
1. Name of Property
historic name Sears, Roebuck & Co. Building
other names/site number The Field House
2. Location
street & number 111-113 East College Street
city or town Iowa City ❑ vicinity, county Johnson
Legal Description: (if Rural)Township Name Township No. Range No. Section Quarter of Quarter
(If Urban) Subdivision Original Town Block(s) 82 Lot(s) see full legal
3. State/Federal Agency Certification [Skip this Section]
4. National Park Service Certification [Skip this Section]
5. Classification
Catego of Property (Check only one box) Number of Resources within Property
building(s) If Non -Eligible Property If Eligible Property, enter number of. -
F1 district Enter number of: Contributing Noncontributing
❑ site buildings 1 buildings
❑ structure sites sites
❑ object structures structures
objects objects
Total 1 Total
Name of related project report or multiple property study (Enter "N/A" if the property is not part of a multiple property examination).
Title Historical Architectural Data Base Number
Iowa City Central Business District Study - 2017 UPDATE 52-127
6. Function or Use
Historic Functions (Enter categories from instructions) Current Functions (Enter categories from instructions)
02F COMMERCE/TRADE/department store 70 VACANT/NOT IN USE
7. Description
Architectural Classification (Enter categories from instructions) Materials (Enter categories from instructions)
09F05 COMMERCIAL/Brick Front foundation 04 STONE
walls 03 BRICK
roof
other 07 TERRA COTTA
Narrative Description (® SEE CONTINUATION SHEETS, WHICH MUST BE COMPLETED)
8. Statement of Significance
Applicable National Register Criteria (Mark "x" representing your opinion of eligibility after applying relevant National Register criteria)
® Yes ❑ No ❑ More Research Recommended A Property is associated with significant events.
❑ Yes ® No ❑ More Research Recommended B Property is associated with the lives of significant persons.
® Yes ❑ No ❑ More Research Recommended C Property has distinctive architectural characteristics.
❑ Yes ® No ❑ More Research Recommended D Property yields significant information in archaeology or history.
County Johnson Address 111-113 East College Street Site Number 52-04091
City Iowa City District Number
Criteria Considerations
❑ A Owned by a religious institution or used ❑ E A reconstructed building, object, or structure.
for religious purposes. ❑ F A commemorative property.
B Removed from its original location. ❑ G Less than 50 years of age or achieved significance within the past
C A birthplace or grave. 50 years.
❑ D A cemetery
Areas of Significance (Enter categories from instructions)
01 ARCHITECTURE
05 COMMERCE
Significant Dates
Construction date
1929 ❑ check if circa or estimated date
Other dates
Significant Person Architect/Builder
(Complete if National Register Criterion B is marked above) Architect
N/A unknown
Builder
unknown
Narrative Statement of Significance (® SEE CONTINUATION SHEETS, WHICH MUST BE COMPLETED)
9. Major Bibliographical References
Bibliography ® See continuation sheet for citations of the books, articles, and other sources used in preparing this form
10. Geographic Data
UTM References (OPTIONAL)
Zone Easting Northing Zone Easting Northing
1 2
3 4
❑ See continuation sheet for additional UTM references or comments
11. Form Prepared By
name/title Alexa McDowell, Historian
organization AKAY Consulting date 11/2017
street & number 4252 Oakland Avenue telephone 515-491-5432
city or town Minneapolis state MN zip code 55407
ADDITIONAL DOCUMENTATION (Submit the following items with the completed form)
FOR ALL PROPERTIES
1. Map: showing the property's location in a town/city or township.
2. Site plan: showing position of buildings and structures on the site in relation to public road(s).
3. Photographs: representative black and white photos. If the photos are taken as part of a survey for which the Society is to be
curator of the negatives or color slides, a photo/catalog sheet needs to be included with the negatives/slides and the following
needs to be provided below on this particular inventory site:
Roll/slide sheet # Frame/slot # Date Taken
Roll/slide sheet # Frame/slot # Date Taken
Roll/slide sheet # Frame/slot # Date Taken
❑ See continuation sheet or attached photo & slide catalog sheet for list of photo roll or slide entries.
❑ Photos/illustrations without negatives are also in this site inventory file.
FOR CERTAIN KINDS OF PROPERTIES, INCLUDE THE FOLLOWING AS WELL
1. Farmstead & District: (List of structures and buildings, known or estimated year built, and contributing or non-contributing status)
2. Barn:
a. A sketch of the frame/truss configuration in the form of drawing a typical middle bent of the barn.
b. A photograph of the loft showing the frame configuration along one side.
c. A sketch floor plan of the interior space arrangements along with the barn's exterior dimensions in feet.
State Historic Preservation Office (SHPO) Use Only Below This Line
Concur with above survey opinion on National Register eligibility: ❑ Yes ❑ No ❑ More Research Recommended
❑ This is a locally designated property or part of a locally designated district.
Comments:
Evaluated by (name/title): Date:
Iowa Department of Cultural Affairs
State Historical Society of Iowa Site Number 52-04091
Iowa Site Inventory Form Related District Number
Continuation Sheet
e1
Sears, Roebuck & Co. Building Johnson
Name of Property County
111-113 East College Street Iowa City
Address City
7. Property Description
The Sears, Roebuck & Co. building is situated on a portion of Lot 3 in Block 82. Located on the south side of E.
College Street, the building's fagade faces north. As noted in the 2001 evaluation, the building is located along the
1977 downtown pedestrian mall that extends for several blocks along E. College Street and S. Dubuque Street. As
originally platted, College Street had a 100 -ft. width with four 80 -ft. wide lots laid out perpendicular to the street.
Twenty -foot wide east -west alleys bisected the blocks and were presumed to extend along the rear of the
buildings. College Street extended from the "Promenade" along the Iowa River east through the downtown, over
Ralston Creek, and eventually along the south side of College Green park before it reached the city limits.
Today, the "ped mall" is an intimate gathering place, its character resting on the historic buildings that line much
of the street, brick landscaping, vegetative canopy, and vibrant retail base. The building footprint fully occupies
the site which, according to the Iowa City assessor, measures 38- by 150 -feet.
Built in 1929, the building is a two-story, brick construction in the 20d' century form commonly described as a
Commercial Brick Front. The building fagade is clad in pressed brick laid in a Flemish bond with a taupe colored
mortar. Typical of commercial properties, the fagade is arranged in a storefront with the transition to the upper
fagade marked by a storefront cornice (Image 01).
The upper story is organized into three bays, each bay dominated by a Chicago -style window. Each window
configuration (one large, fixed pane window flanked by narrower, double -hung windows) features a header of
soldier bricks and a running sill of glazed terra cotta. Terra cotta is also used in the coping of the stepped parapet,
stylized pilasters that frame the bays, and has relief tiles that provide decorative accents to the brickwork. The
brickwork itself is visually interesting and well executed — a large area laid in a basketweave pattern is found over
each of the 2nd floor windows (Image 02). Terra cotta tiles are also used in the outer piers of the storefront.
Like the upper level, the storefront is divided into three bays. Whereas the original storefront had a center
entrance with plate -glass display windows to either side and a multi -part transom with prism glass spanning the
front, the storefront today has a central, multi -light display window flanked by recessed openings, each with solid
metal double -doors with a single sidelight and transoms above. Although the historic outer storefront piers of
brick with terra cotta details are retained, the remainder of the storefront structure is clad in cast stone panels.
Constructed to house Sears Roebuck & Co., a national franchise department store, the storefront originally had
signage installed in the space immediately beneath the second floor windows as well as a vertical neon blade sign
that extended from the beltcourse to parapet level (Image 03).
In 2017, the exterior of the Sears, Roebuck & Co. building retains a very good level of historic integrity, despite
the alteration of the storefront. This is due in large part to the retention of the historic upper story fagade, which
provides the basis of the building's visual character: Chicago -style windows, decorative brickwork, stepped
parapet, and terracotta details (some deterioration noted) are all character -defining features which are retained.
Further, the existing storefront (the construction date of which is undetermined) incorporates Classical Revival
influenced details which are sympathetic to the historic character.
Iowa Department of Cultural Affairs
State Historical Society of Iowa Site Number 52-04091
Iowa Site Inventory Form Related District Number
Continuation Sheet
e2
Sears, Roebuck & Co. Building
Johnson
Name of Property
County
111-113 East College Street
Iowa City
Address
City
Image 01. View of the facade (north elevation), looking SE
(Image by AKAY Consulting, August 2017)
Image 02. Detail view of upper facade details
(Image by AKAY Consulting, August 2017)
Iowa Department of Cultural Affairs
State Historical Society of Iowa
Iowa Site Inventory Form
Continuation Sheet
e3
Site Number 52-04091
Related District Number
Sears, Roebuck & Co. Building Johnson
Name of Property County
111-113 East College Street Iowa City
Address City
8. Statement of Significance
As a well-preserved example of a 20"' century Commercial Brick Front building form frequently adopted by
national franchise stores prior to World War II, the Sears, Roebuck & Co. building is significant under Criterion
C. Though the storefront has sustained significant alterations, those alterations are historically sympathetic.
Further, the upper elevation, with its historic character -defining features intact, is well preserved. The building is
also significant under Criterion A, contributing as it does to our understanding of the history of commerce in Iowa
City, specifically in association with its original occupant, the Sears & Roebuck Co. As a result, this building is
eligible for the National Register as a contributing resource in a potential historic district.
Historical Backgroun
Prior to its construction, the site upon which the Sears Roebuck & Co. building is situated was occupied by the
middle two bays of the Dooley Block (ca. 1879 and ca. 1895). Property transfer records show that Frank Dooley
acquired all of Lot 3 in Block 82 in 1867 (Svendsen, "Dooley Block," 2001). In ca. 1874 Dooley constructed the
westernmost bay (109) of the Dooley Block, with a second bay completed by 1879. In ca. 1895 the remaining bays
(now 113 and 115) were added on the east, resulting in a 2 -story, 4 -bay commercial block building in the Late
Victorian Italianate style. The east bay (115) and west bay (109) remain today.
Figure 01. Fire Insurance Map — 1899
-
�° .•.. � I io�rw�unrar� Co.
s• 'I . I m•n
(SOURCE: Sanborn Company Fire Insurance Maps, 1899.)
The Dooley Block was constructed in phases.
The completed block building (highlighted) first appears on fire insurance maps in 1899.
Iowa Department of Cultural Affairs
State Historical Society of Iowa Site Number 52-04091
Iowa Site Inventory Form Related District Number
Continuation Sheet
e4
Sears, Roebuck & Co. Building Johnson
Name of Property County
111-113 East College Street Iowa City
Address City
Image 03. Historic Image — North side of E. College Street, looking SW - ca. 1925
(Image courtesy of State Historical Society of Iowa, Iowa City.)
In this view of E. College Street, we see the Dooley Block prior to the demolition of its middle bays and subsequent
construction of the Sears Roebuck building at their place. Though difficult to read in this view, the building name is set on -
center just above the upper story windows (indicated). The upper fagades at 115 and 109 remain much as seen in this view
(see Dooley Block site forms: 52-01088 and 52-04093).
Figure 02. Fire Insurance Map — 1926
COLLEGE
O.wr, f Z J f
E. %,BURLINGTON
(SOURCE: Sanborn Company Fire Insurance Maps, 1926.)
The footprint of the Dooley Block remains relatively unchanged in the years just prior the construction of Sears Roebuck.
Iowa Department of Cultural Affairs
State Historical Society of Iowa
Iowa Site Inventory Form
Continuation Sheet
e5
Site Number 52-04091
Related District Number
Sears, Roebuck & Co. Building Johnson
Name of Property County
111-113 East College Street Iowa City
Address City
Property transfer records show the property changed hands in 1928 when a referee deed records a sale to W.H.
Wagner. The parcel was then divided, with the Sears Roebuck & Co. building constructed on the west portion of
the Lot 3 (111-113) and the east bay of the Dooley Block (115) transferred to the Koser Brothers. Lee and George
Koser were realtors with Koser Brothers Real Estate (Svendsen, 2001). The west section of the Dooley Block
(109, which is located in Block 4), was likewise sold.
Sooner thereafter, the two center bays of the Dooley Block were razed and, in 1929, the present building was
constructed to house the Sears, Roebuck & Co. department store. At the time Sears Roebuck appeared on E.
College Street in Iowa City, the downtown was rich with department stores; the 100 block of E. College Street
alone had (in addition to Sears Roebuck), Montgomery Ward & Co. (121-123) and White's Consolidated Stores
(114-116). Yetter's was located one block to the north (115-117 E. Washington) and the Strub Co. was situated
around the corner (118-122 S. Clinton Street).
Figure 03. Fire Insurance Map — 1933
46
0
s
s s;s I s s S SAS S
� b
8�
_ Srw • _
�� �
.wAv. �..
_ E- BURLINGTON
(SOURCE: Sanborn Company Fire Insurance Maps, 1933.)
The 1933 fire insurance map documents the Sears Roebuck building (highlighted), noting it as a two-story,
double -wide building, which stretched from E. College on the north to the alley at mid -block on the south.
The map also notes that the building structure utilized iron columns.
Iowa Department of Cultural Affairs
State Historical Society of Iowa Site Number 52-04091
Iowa Site Inventory Form Related District Number
Continuation Sheet
e6
Sears, Roebuck & Co. Building Johnson
Name of Property County
111-113 East College Street Iowa City
Address City
Image 03. Historic Image: View looking SE along S. Clinton Street —1929
(Image courtesy of State Historical Society of Iowa, Iowa City.)
The remnants of the Dooley Block (115) remain at left and (109) at right, with the 20th century Sears Roebuck
building complete with Chicago -style windows, providing an interesting visual foil to the Late Victorian architecture
that remains intact on the bays of the original block.
Figure 04. Advertisement — 1943
Sears, Roebuck and Co.
111-18 E. COLLEGE
Retail Phone 4163
Mail Order Phone 9752
Quality, Service and Value
19wa City's Largest Department Store Invites ]Cour Patronage
Complete $locks of Finest Merchandise to Please Everyone
Ready -to -Wear Domestics Furniture
Millinery Lingerie Radios
Shoes Hosiery Hardware
Men's Department Gloves Refrigerators
Washing Machines Linens Stoves
Silks Sporting Goods Auto Accessories
(SOURCE: City Directory, 1943)
Sears Roebuck remained in the building until the 1960s, at which time it relocated to Sycamore Mall in southeast
Iowa City. The building was vacant for several years before the Goodwill Budget Store located here in the early
1970s. By 1978 through 2001, it housed The Field House, a restaurant and disco. (Svendsen, 2001). At the time
of the present evaluation (October 2017) the building is vacant.
Iowa Department of Cultural Affairs
State Historical Society of Iowa Site Number 52-04091
Iowa Site Inventory Form Related District Number
Continuation Sheet
e7
Sears, Roebuck & Co. Building Johnson
Name of Property County
111-113 East College Street Iowa City
Address City
9. Major Bibliographic References (2001)
Iowa City city directories.
Property Transfer Records, Johnson County Auditor's Office.
Tax Assessor's Records, City of Iowa City Assessor.
Sanborn maps, 1874, 1879, 1888, 1892, 1899, 1906, 1912, 1920, 1926, 1933, and 1933 updated to 1970.
2017: References
Iowa City Public Library. Digital Photograph collection. http://history.icpl.org.
Iowa City Then & Now. Publisher unknown.
Mansheim, Gerald. Iowa City: an illustrated history. Norfolk, VA: The Donning Company, 1989.
McDowell, Alexa. "Dooley Block (109): 52-04093." Iowa Site Form, 2017.
McDowell, Alexa. "Dooley Block (115): 52-01088." Iowa Site Form, 2017.
State Historical Society of Iowa. Iowa City. Photograph Collection.
Slonneger, Marybeth. Finials: A View of Downtown Iowa City. Iowa City: Hand Press, 2015.
Svendsen, Marlys A. "Survey and Evaluation of the Central Business District." Prepared for the Iowa City
Historic Preservation Commission, 2001.
Svendsen, Marlys A. "Sears, Roebuck & Co. Building: 52-04091." Iowa Site Form, 2001.
McDowell, Alexa. "Dooley Block (109): 52-04093." Iowa Site Form, 2017.
Timeline: Sears Roebuck & Co.
1926 City Directory (reverse listings)
111 Edward J. Watkins
111-1 /2 Edward L. Murphy
113 No occupant noted
1928 City Directory (reverse listings)
111 Edward J. Watkins
111-1 /2 Radio Doctors
113 Randalls Hardware
1930 City Directory
Sears Roebuck & Co. 111-113 E. College Street
Iowa Department of Cultural Affairs
State Historical Society of Iowa Site Number 52-04091
Iowa Site Inventory Form Related District Number
Continuation Sheet
e8
Sears, Roebuck & Co. Building
Johnson
Name of Property
County
111-113 East College Street
Iowa City
Address
City
11. Additional Documentation
Full Legal Description: Original Town Plat, Block 82, East 38.75' of West 58.05' of Lot 3.
Assessor: PIN 1010380008
Lat/Long: 41.658660/-91.534022
Parcel Map - 2017
i1
14
I
�� , �R��,.� 50' So 6S 1W' � �� N�' •'
moon I sI
(SOURCE: http://iowacity.iowaassessors.com/parcel.php?gid=344414)
Site Inventory Form State Inventory No. 52-01088 ❑ New ® Supplemental
State Historical Society of Iowa ❑ Part of a district with known boundaries (enter inventory no.)
(December 1, 1999) Relationship: ❑ Contributing ❑ Noncontributing
® Contributes to a potential district withet unknown boundaries
National Register Status:(any that apply) LJ Listed ❑ De -listed ❑ NHL ❑ DOE
9 -Digit SHPO Review & Compliance Number
❑ Non -Extant (enter year)
1. Name of Property
historic name Dooley Block (east bay)
other names/site number Gringo's Mexican Bar & Grill
2. Location
street & number 115 E. College Street
city or town Iowa City ❑ vicinity, county Johnson
Legal Description: (if Rural)Township Name Township No. Range No. Section Quarter of Quarter
(If Urban) Subdivision Original Town Block(s) 82 Lot(s) E 22' of 3
3. State/Federal Agency Certification [Skip this Section]
4. National Park Service Certification [Skip this Section]
5. Classification
Catego of Property (Check only one box) Number of Resources within Property
building(s) If Non -Eligible Property If Eligible Property, enter number of. -
F1 district Enter number of: Contributing Noncontributing
❑ site buildings 1 buildings
❑ structure sites sites
❑ object structures structures
objects objects
Total 1 Total
Name of related project report or multiple property study (Enter "N/A" if the property is not part of a multiple property examination).
Title Historical Architectural Data Base Number
Iowa City Central Business District Study - 2017 UPDATE 52-127
6. Function or Use
Historic Functions (Enter categories from instructions) Current Functions (Enter categories from instructions)
02E COMMERCE/TRADE/specialty store 02G COMMERCE/TRADE/restaurant
7. Description
Architectural Classification (Enter categories from instructions) Materials (Enter categories from instructions)
05B LATE VICTORIAN/Italianate foundation 04 STONE
walls 03 BRICK
roof
other
Narrative Description (® SEE CONTINUATION SHEETS, WHICH MUST BE COMPLETED)
8. Statement of Significance
Applicable National Register Criteria (Mark "x" representing your opinion of eligibility after applying relevant National Register criteria)
® Yes ❑ No ❑ More Research Recommended A Property is associated with significant events.
❑ Yes ® No ❑ More Research Recommended B Property is associated with the lives of significant persons.
® Yes ❑ No ❑ More Research Recommended C Property has distinctive architectural characteristics.
❑ Yes ® No ❑ More Research Recommended D Property yields significant information in archaeology or history.
County Johnson Address 115 E. College Street Site Number 52-01088
City Iowa City District Number
Criteria Considerations
❑ A Owned by a religious institution or used ❑ E A reconstructed building, object, or structure.
for religious purposes. ❑ F A commemorative property.
B Removed from its original location. ❑ G Less than 50 years of age or achieved significance within the past
C A birthplace or grave. 50 years.
❑ D A cemetery
Areas of Significance (Enter categories from instructions)
02 ARCHITECTURE
05 COMMERCE
Significant Dates
Construction date
1895 ® check if circa or estimated date
Other dates
1929
Significant Person Architect/Builder
(Complete if National Register Criterion B is marked above) Architect
unknown
Builder
unknown
Narrative Statement of Significance (® SEE CONTINUATION SHEETS, WHICH MUST BE COMPLETED)
9. Major Bibliographical References
Bibliography ® See continuation sheet for citations of the books, articles, and other sources used in preparing this form
10. Geographic Data
UTM References (OPTIONAL)
Zone Easting Northing Zone Easting Northing
1 2
3 4
❑ See continuation sheet for additional UTM references or comments
11. Form Prepared By
name/title Alexa McDowell, Historian
organization AKAY Consulting date 10/2017
street & number 4252 Oakland Avenue telephone 515-491-5432
city or town Minneapolis state MN zip code 55407
ADDITIONAL DOCUMENTATION (Submit the following items with the completed form)
FOR ALL PROPERTIES
1. Map: showing the property's location in a town/city or township.
2. Site plan: showing position of buildings and structures on the site in relation to public road(s).
3. Photographs: representative black and white photos. If the photos are taken as part of a survey for which the Society is to be
curator of the negatives or color slides, a photo/catalog sheet needs to be included with the negatives/slides and the following
needs to be provided below on this particular inventory site:
Roll/slide sheet # Frame/slot # Date Taken
Roll/slide sheet # Frame/slot # Date Taken
Roll/slide sheet # Frame/slot # Date Taken
❑ See continuation sheet or attached photo & slide catalog sheet for list of photo roll or slide entries.
❑ Photos/illustrations without negatives are also in this site inventory file.
FOR CERTAIN KINDS OF PROPERTIES, INCLUDE THE FOLLOWING AS WELL
1. Farmstead & District: (List of structures and buildings, known or estimated year built, and contributing or non-contributing status)
2. Barn:
a. A sketch of the frame/truss configuration in the form of drawing a typical middle bent of the barn.
b. A photograph of the loft showing the frame configuration along one side.
c. A sketch floor plan of the interior space arrangements along with the barn's exterior dimensions in feet.
State Historic Preservation Office (SHPO) Use Only Below This Line
Concur with above survey opinion on National Register eligibility: ❑ Yes ❑ No ❑ More Research Recommended
❑ This is a locally designated property or part of a locally designated district.
Comments:
Evaluated by (name/title): Date:
Iowa Department of Cultural Affairs
State Historical Society of Iowa Site Number 52-01088
Iowa Site Inventory Form Related District Number
Continuation Sheet
e1
Dooley Block (east bay) Johnson
Name of Property County
115 E. College Street Iowa City
Address City
7. Property Description
The Dooley Block (east bay) is a one -bay, 2 -story, 22- by 150 -ft., brick building that was constructed sometime
between 1892 and 1899. The building is a remnant of the original, which filled the full width of Lot 3 and part of
Lot 4. From 1929, at which time the middle two bays of the Dooley Block were razed and replaced by the Sears
Roebuck & Co. building, the east bay (115) has beeen — both functionally and visually - an autonomous property.
The west bay of the Dooley Block (109) also remains, providing a bookend to the Sears building.
As noted in the 2001 survey, this building is located along the 1977 downtown pedestrian mall that extends for
several blocks along E. College Street and S. Dubuque Street. As originally platted, College Street had a 100 -ft.
width with four 80 -ft. wide lots laid out perpendicular to the street. Twenty -foot wide, east -west alleys bisected
the blocks and were presumed to extend along the rear of the buildings. College Street extended from the
"Promenade" along the Iowa River east through the downtown, over Ralston Creek, and eventually along the
south side of College Green park before it reached the city limits. Today, the "ped mall" is an intimate gathering
place, its character resting on the historic buildings that line much of the street, brick landscaping, vegetative
canopy, and vibrant retail base.
The stylistic character of the Dooley Block reflects the Late Victorian era during which it was constructed. As
noted by Svendsen in 2001, the building fagade presents a mixture of the Late Victorian Romanesque and
Italianate styles. The paneled wood cornice has returning ends and four large brackets with small dentil-like
brackets in between. The upper is clad in red brick with elaborate carved wood semi -circular or Romanesque
arches over the single and paired 1/1 double -hung windows. Svendsen noted that the storefront had been
remodeled "in recent years" with a side entrance and three fixed glass windows for a modified shop window. A
series of moldings separates the storefront from the upper story. The storefront has a plastered cladding with the
door recessed beneath a fixed curved awning.
At an undetermined time since the 2001 survey, the storefront of the Dooley Block has been altered. The main
entrance still remains on the left of the building, the fixed -glass windows have been replaced with four doors that
fold back to open the entire front of the store. There is also a side entrance on the right side of the storefront
labled as "13.5 College Ave." that leads to the second story. The first story is currently occupied by Graze: Food
Guru Dining, and the occupant of the second story is unknown.
The upper elevation of the Dooley Block remains unaltered from 2001, with character -defining features retained
including the red brick cladding, ornate Italianate cornice, Roman arched window heads, and storefront cornice
details. As a result, the building retains a generally good level of historic integrity specific to 1929, which marks
the year the building was disjoined from the larger Dooley Block and became an autonomous resource.
Iowa Department of Cultural Affairs
State Historical Society of Iowa Site Number 52-01088
Iowa Site Inventory Form Related District Number
Continuation Sheet
e2
Dooley Block (east bay) Johnson
Name of Property County
115 E. College Street Iowa City
Address City
Image 01. View of the facade, looking south across E. College Street (the Ped Mall)
(Image by AKAY Consulting, August 2017)
Iowa Department of Cultural Affairs
State Historical Society of Iowa Site Number 52-01088
Iowa Site Inventory Form Related District Number
Continuation Sheet
e3
Dooley Block (east bay) Johnson
Name of Property County
115 E. College Street Iowa City
Address City
Image 02. View of the facade, looking SW across E. College Street (the Ped Mall)
(Image by AKAY Consulting, August 2017)
Iowa Department of Cultural Affairs
State Historical Society of Iowa Site Number 52-01088
Iowa Site Inventory Form Related District Number
Continuation Sheet
e4
Dooley Block (east bay) Johnson
Name of Property County
115 E. College Street Iowa City
Address City
8. Statement of Significance
As noted, the Dooley Block is a one -bay remnant of the original block building, which filled the full width of Lot
3 and part of Lot 4. The block building was constructed in phases, the west two bays likely pre -date 1874 with the
east two bays constructed in ca. 1895. From 1929, when the middle two bays of the Dooley Block were razed and
replaced by the Sears Roebuck & Co. building, the remaining east bay has been — both functionally and visually -
an autonomous property. The west bay of the Dooley Block (109) also remains, providing a bookend to the Sears
building.
The building is a moderately well-preserved example of a Late Victorian Italianate style commercial building.
Because the building has been disjoined from the original block building for well more than 50 -years, the
resource is significant in its post -1929 form as a single, autonomous building. Given this, the Dooley Block is
significant under Criterion C. The building is also significant under Criterion A, contributing as it does to our
understanding of the history of commerce in Iowa City. As a result, this building is eligible for the National
Register as a contributing resource in a potential historic district. It should be noted that additional evaluation of
interior integrity may support a case for individual eligibility as an increasingly rare representation of an early
commercial building in the Iowa City downtown.
Historical Backeround
Prior to its construction, the site upon which this bay of the Dooley Block is situated was occupied by a small,
one-story "marble shop" with a shed at the rear. Property transfer records show that Frank Dooley acquired all of
Lot 3 in Block 82 in 1867 (Svendsen, 2001). Dooley proceeded to construct the west two -bays of the block
building (109 and 111), which the 1883 fire insurance map records along with a small, 1 -story "marble shop" with
a shed at the rear in on the site of what would become the block's easternmost bay (115). The same footprint
appears on subsequent fire insurance maps through 1892; the map in 1899 marks the first time a 2 -story building
appears on the site. At that time, a grocer is noted as the occupant.
Iowa Department of Cultural Affairs
State Historical Society of Iowa
Iowa Site Inventory Form
Continuation Sheet
e5
Site Number 52-01088
Related District Number
Dooley Block (east bay) Johnson
Name of Property County
115 E. College Street Iowa City
Address City
Figure 01. Fire Insurance Map — 1883
LEGE
N�ry
. if �� I� � ~� � ! a i e ! �+
pe - C-
7 Ac�cr' C S
LED
1 I �T�•s�aoGreiY - ;
■I
i N e
� IY
BURLINGTON (D �
(SOURCE: Sanborn Company Fire Insurance Map, 1883)
The 1883 fire insurance map notes the presence of the west 2 -bays of the Dooley Block (now 109 and 111) with 113 and 115
still occupied by small-scale buildings. The location of 115 is highlighted in blue with the remaining bays of what would, by
ca. 1895 form the entire Dooley Block, highlighted in light blue.
Figure 02. Fire Insurance Map — 1892
9 _
.S rr
_ .. P_ -VOL -LEGE
s,� Y J
za-
JT• •I� )
i .�
F-OuFtLINGTO K
' S
(SOURCE: Sanborn Company Fire Insurance Map, 1892)
In 1892 the site upon which the easternmost bay of the Dooley Block (dark blue) was later constructed was occupied by a 1 -
story building that was set back from the street. The lighter shading shows the location of the full extent of the site that
would, by ca. 1895 be fully occupied by the Dooley Block.
Iowa Department of Cultural Affairs
State Historical Society of Iowa
Iowa Site Inventory Form
Continuation Sheet
e6
Site Number 52-01088
Related District Number
Dooley Block (east bay) Johnson
Name of Property County
115 E. College Street Iowa City
Address City
Figure 03. Fire Insurance Man — 1899
t -4
n
dV
W
7
al3
R
i1.
s
i
LyH f._
_y
t
{ �s
k '
y 1
� r
(SOURCE: Sanborn Company Fire Insurance Map, 1899)
By 1899, the remaining bays of the Dooley Block had been completed. The east bay (115) is highlighted in blue
with the remaining bays also indicated.
Image 03. Historic Image — North side of E. College Street, looking SW - ca. 1925
(Image courtesy of State Historical Society of Iowa, Iowa City.)
In this view of E. College Street, we see the Dooley Block prior to the demolition of its center bays.
Though difficult to read in this view, the building name is set on -center just above the upper story windows.
The upper fagade at 115 remains much as seen in this view as does that at 109 (see "Dooley Block," 52-04093.)
11�
a1� lcaac,'r�r'x {h�.
---max`__
x
�
}i
i
NI
L
N
dV
W
7
al3
R
i1.
s
i
LyH f._
_y
t
{ �s
k '
y 1
� r
(SOURCE: Sanborn Company Fire Insurance Map, 1899)
By 1899, the remaining bays of the Dooley Block had been completed. The east bay (115) is highlighted in blue
with the remaining bays also indicated.
Image 03. Historic Image — North side of E. College Street, looking SW - ca. 1925
(Image courtesy of State Historical Society of Iowa, Iowa City.)
In this view of E. College Street, we see the Dooley Block prior to the demolition of its center bays.
Though difficult to read in this view, the building name is set on -center just above the upper story windows.
The upper fagade at 115 remains much as seen in this view as does that at 109 (see "Dooley Block," 52-04093.)
Iowa Department of Cultural Affairs
State Historical Society of Iowa Site Number 52-01088
Iowa Site Inventory Form Related District Number
Continuation Sheet
e7
Dooley Block (east bay) Johnson
Name of Property County
115 E. College Street Iowa City
Address City
Image 04. Historic Image North side of E. College Street, looking SW - 1929
(Image courtesy of State Historical Society of Iowa, Iowa City.)
In this view of E. College Street, we see the east (115) and west (109) bays of the Dooley Block flanking
the 1929 infill of the Sears, Roebuck and Co. building.
Property transfer records do not show the property changing hands again until 1928 when a referee deed saw the
lot sold to W.H. Wagner. The parcel was then divided, with the Sears Roebuck & Co. building constructed on the
west portion of the lot (111-113) and this building (115) transferred to the Koser Brothers. Lee and George Koser
were realtors with Koser Brothers Real Estate (Svendsen, 2001).
City directories indicate that the Barth Brothers, grocers occupied the building in 1901. By 1911, Samuel Kelberg
operated a shoemaking business from this address. He and his wife Dora lived on the second floor. In 1918 the
business space was vacant and by 1926 Dr. John Mullen had offices here. City directories show the storefront
changed frequently beginning in the 1930s: Smith & Hiatt Hardware Store (1930); Oakland Bakery (1934, 1940);
Western Auto (1946-1962); Thrift Plan of Iowa City (1967); and Sherwin-Williams Co. Paints (1972). By the
late 1970s, Gringo's Mexican Restaurant located here (Svendsen, 2001). At the time of the present evaluation the
building was occupied by Graze, a restaurant (2017).
Iowa Department of Cultural Affairs
State Historical Society of Iowa
Iowa Site Inventory Form
Continuation Sheet
m
Site Number 52-01088
Related District Number
Dooley Block (east bay) Johnson
Name of Property County
115 E. College Street Iowa City
Address City
9. Major Bibliographic References (2001)
Iowa City city directories.
Property Transfer Records, Johnson County Auditor's Office.
Tax Assessor's Records, City of Iowa City Assessor.
Sanborn maps, 1874, 1879, 1888, 1892, 1899, 1906, 1912, 1920, 1926, 1933, and 1933 updated to 1970.
2017: References
Iowa City Public Library. Digital Photograph collection. http://history.icpl.org.
Iowa City Then & Now. Publisher unknown.
Mansheim, Gerald. Iowa City: an illustrated history. Norfolk, VA: The Donning Company, 1989.
State Historical Society of Iowa. Iowa City. Photograph Collection.
Slonneger, Marybeth. Finials: A View of Downtown Iowa City. Iowa City: Hand Press, 2015.
Svendsen, Marlys A. "Survey and Evaluation of the Central Business District." Prepared for the Iowa City
Historic Preservation Commission, 2001.
Svendsen, Marlys A. "115 E. College Street," 52-01088." Iowa Site Form, 2001.
Timeline: 115 E. College Street
1883 Fire insurance map shows small, 1 -story with deep setback and rear shed occupied by a "marble shop"
and the west two bays of the Dooley Block (2 -story, interconnected structures with an interior staircase).
1888 Fire insurance map shows small, 1 -story with deep setback and rear shed occupied by a "marble shop"
1892 Fire insurance map shows small, 1 -story with deep setback and 2 rear sheds, occupied by a "marble shop"
1899 Fire insurance map shows a 2 -story, contiguous building sited flush with the neighboring buildings (4 -bay
Dooley Block intact) and extending to the south approximately 50 -ft. Occupant: Grocer
1901 City Directory:
"Dooley's Block" at 113-115 E. College Street
Barth Brothers, grocers
1915 City Directory:
"Dooley's Block" at 109-115 E. College Street
Iowa Department of Cultural Affairs
State Historical Society of Iowa Site Number 52-01088
Iowa Site Inventory Form Related District Number
Continuation Sheet
e9
Dooley Block (east bay) Johnson
Name of Property County
115 E. College Street Iowa City
Address City
1920 Fire insurance maps notes no changes to the footprint, but the addition of an interior staircase at the front
of the building, along the west wall. Occupant: millinery.
1925 Historic image documents the original, four -bay configuration of the Dooley Block.
1926 Fire insurance maps notes no changes to the footprint, and the interior staircase is retained at the front of
the building, along the west wall. A 1 -story, freestanding auto garage is situated south of the building.
Occupant: not specified.
11. Additional Documentation
Full Legal Description: Original Town Plat, Block 82, Lot 3 east 22 -ft.
Assessor: PIN 1010380007
Lat/Long: 41.658883/-91.533901
Parcel Map - 2017
(SOURCE: http://iowacity.iowaassessors.com/parcel.php?gid=344413)
Site Inventory Form State Inventory No. 52-04090 ® New ❑ Supplemental
State Historical Society of Iowa ❑ Part of a district with known boundaries (enter inventory no.)
(December 1, 1999) Relationship: ❑ Contributing ❑ Noncontributing
® Contributes to a potential district withet unknown boundaries
National Register Status:(any that apply) LJ Listed ❑ De -listed ❑ NHL ❑ DOE
9 -Digit SHPO Review & Compliance Number
❑ Non -Extant (enter year)
1. Name of Property
historic name Crescent Block
other names/site number Lovelace -Moon Block
2. Location
street & number 117-123 E. College Street
city or town Iowa City ❑ vicinity, county Johnson
Legal Description: (if Rural)Township Name Township No. Range No. Section Quarter of Quarter
(If Urban) Subdivision Original Town Block(s) 82 Lot(s) Lot 2
3. State/Federal Agency Certification [Skip this Section]
4. National Park Service Certification [Skip this Section]
5. Classification
Catego of Property (Check only one box) Number of Resources within Property
building(s) If Non -Eligible Property If Eligible Property, enter number of. -
F1 district Enter number of: Contributing Noncontributing
❑ site buildings 1 buildings
❑ structure sites sites
❑ object structures structures
objects objects
Total 1 Total
Name of related project report or multiple property study (Enter "N/A" if the property is not part of a multiple property examination).
Title Historical Architectural Data Base Number
Iowa City Central Business District Study - 2017 UPDATE 52-127
6. Function or Use
Historic Functions (Enter categories from instructions) Current Functions (Enter categories from instructions)
02E COMMERCE/TRADE/specialty store 02G COMMERCE/TRADE/restaurant
02B COMMERCE/TRADE/professional offices 02E COMMERCE/TRADE/specialty store
03A04 SOCIAL/fraternal hall
7. Description
Architectural Classification (Enter categories from instructions) Materials (Enter categories from instructions)
09F05 COMMERCIAL/Brick Front foundation
02B COMMERCE/TRADE/professional offices walls 03 BRICK
roof
other 07 TERRA COTTA
Narrative Description (® SEE CONTINUATION SHEETS, WHICH MUST BE COMPLETED)
8. Statement of Significance
Applicable National Register Criteria (Mark "x" representing your opinion of eligibility after applying relevant National Register criteria)
® Yes ❑ No ❑ More Research Recommended A Property is associated with significant events.
❑ Yes ® No ❑ More Research Recommended B Property is associated with the lives of significant persons.
® Yes ❑ No ❑ More Research Recommended C Property has distinctive architectural characteristics.
❑ Yes ® No ❑ More Research Recommended D Property yields significant information in archaeology or history.
County Johnson Address 117-123 E. College Street Site Number 52-04090
City Iowa City District Number
Criteria Considerations
❑ A Owned by a religious institution or used ❑ E A reconstructed building, object, or structure.
for religious purposes. ❑ F A commemorative property.
B Removed from its original location. ❑ G Less than 50 years of age or achieved significance within the past
C A birthplace or grave. 50 years.
❑ D A cemetery
Areas of Significance (Enter categories from instructions)
02 ARCHITECTURE
05 COMMERCE
Significant Person
(Complete if National Register Criterion B is marked above)
Significant Dates
Construction date
1894 ❑ check if circa or estimated date
Other dates
Architect/Builder
Architect
Builder
Narrative Statement of Significance (® SEE CONTINUATION SHEETS, WHICH MUST BE COMPLETED)
9. Major Bibliographical References
Bibliography ® See continuation sheet for citations of the books, articles, and other sources used in preparing this form
10. Geographic Data
UTM References (OPTIONAL)
Zone Easting Northing Zone Easting Northing
1 2
3 4
❑ See continuation sheet for additional UTM references or comments
11. Form Prepared By
name/title Alexa McDowell, Architectural Historian
organization AKAY Consulting date 10/2017
street & number 4252 Oakland Avenue telephone 515-491-5432
city or town Minneapolis state MN zip code 55407
ADDITIONAL DOCUMENTATION (Submit the following items with the completed form)
FOR ALL PROPERTIES
1. Map: showing the property's location in a town/city or township.
2. Site plan: showing position of buildings and structures on the site in relation to public road(s).
3. Photographs: representative black and white photos. If the photos are taken as part of a survey for which the Society is to be
curator of the negatives or color slides, a photo/catalog sheet needs to be included with the negatives/slides and the following
needs to be provided below on this particular inventory site:
Roll/slide sheet # Frame/slot # Date Taken
Roll/slide sheet # Frame/slot # Date Taken
Roll/slide sheet # Frame/slot # Date Taken
❑ See continuation sheet or attached photo & slide catalog sheet for list of photo roll or slide entries.
❑ Photos/illustrations without negatives are also in this site inventory file.
FOR CERTAIN KINDS OF PROPERTIES, INCLUDE THE FOLLOWING AS WELL
1. Farmstead & District: (List of structures and buildings, known or estimated year built, and contributing or non-contributing status)
2. Barn:
a. A sketch of the frame/truss configuration in the form of drawing a typical middle bent of the barn.
b. A photograph of the loft showing the frame configuration along one side.
c. A sketch floor plan of the interior space arrangements along with the barn's exterior dimensions in feet.
State Historic Preservation Office (SHPO) Use Only Below This Line
Concur with above survey opinion on National Register eligibility: ❑ Yes ❑ No ❑ More Research Recommended
❑ This is a locally designated property or part of a locally designated district.
Comments:
Evaluated by (name/title): Date:
Iowa Department of Cultural Affairs
State Historical Society of Iowa Site Number 52-04090
Iowa Site Inventory Form Related District Number
Continuation Sheet
e1
Crescent Block
Johnson
Name of Property
County
117-123 E. College Street
Iowa City
Address
City
7. Property Description
The Crescent Block is a three-story brick building constructed in 1894. The building is an example of a late 19th
century Commercial Brick Front building form. Its four bays originally contained three shop spaces with an
entrance to the upper floors in the narrow bay (119) to the right of center. This bay now also contains a narrow
shop space in addition to the stairs access. The building is clad in a dark brown brick set with reddish tinted
mortar. A twin band of corbeled brick extends across the front between the second and third levels. The original
pressed metal cornice has widely spaced brackets with smaller brackets evenly spaced in between.
The original storefront treatment is retained in the west bay (117). This bay has a recessed entrance set between
plate glass display windows and a multi -part transom above. The first floor projects forward from the front fagade
and has a shallow, standing -seam metal shed roof separating the first and second floors. An embossed metal
cornice spans the transoms connecting to the hipped roof entrance hood above the entrance to the upper levels
(119). This space was remodeled in the 1930s with carrara glass elements with Art Deco styling. The design is
well-suited for the small size of this bay. The design includes a curved glass display window on the right with
bands of black and white glass in the bulkhead and signboard areas. The original wood and glass entrance door
and tile floor in the entrance are retained in this space. The east half of the building is now part of a single
storefront. The modern design incorporated new brick with a gray exposed aggregate in the section separating the
windows from the second floor. The windows have single fixed glass lights and are topped by separate curved,
fixed awnings. The entrance is at the far east end.
The upper levels of the building have an unusual arrangement of window openings. The third floor windows
appear in pairs, are tall and narrow with stone sills, and have a single flat stone lintel above each pair. A pair of
windows is centered in each of the original four bays. The windows consist of 1/1 double -hung sash with a
transom of equal size above. Windows on the west half of the second level are shorter with a pair of 1/1 sash
above the hipped roof entrance bay. The west bay has a pair of 1/1 sash plus transom centered in the bay with
shorter 1/1 sash plus transoms on both sides. Fenestration of the east half of the second floor originally mirrored
that on the west (Image 05), but in 1929 (likely with Montgomery Ward's move into the building) two large
Chicago -style windows were introduced in place of those in the east half of the building (2017). The Chicago -
style windows have since been replaced with new sash (the opening is retained). The building is approximately
80 -ft. wide and has an irregular depth. The third floor originally contained a hall space (Svendsen, 2001).
In 2017, the building appears as previously described. The building is largely vacant, with only the storefronts at
117 and 119 occupied by Revival, a vintage clothing store.
8. Statement of Significance
This building is a moderately well-preserved example of a turn -of -the -century Commercial Brick Front building.
Constructed in 1894 under the auspices of C.F. Lovelace, that connection provides an additional avenue for
considering significance; Lovelace being associated with the adjacent College Block as well as the construction of
other downtown buildings. He also has deep and significant ties to commercial and financial institutions in the
city. Although it is unlikely that a case under Criterion B in association with Lovelace should be made for the
Crescent Block, certainly that association elevates the general significance of the building. Further, the building is
an unusual example of commercial design, with stylistic influences reflecting the influence of Chicago
architecture on Iowa City design - an association worth additional consideration. Lovelace's role in the design
should also be examined. Finally, as a mixed-use building the Crescent Block has long associations with the
history of commerce in downtown Iowa City (including as a professional office space), and to the history of local
fraternal groups that utilized the third floor hall. Though portions of the storefront have sustained significant
alterations, the retention of a 1930s era Art Deco Style storefront (119) as well as one of the original storefronts
Iowa Department of Cultural Affairs
State Historical Society of Iowa Site Number 52-04090
Iowa Site Inventory Form Related District Number
Continuation Sheet
e2
Crescent Block
Johnson
Name of Property
County
117-123 E. College Street
Iowa City
Address
City
(117) gives the Crescent Block added importance. As a result, this building is considered individually eligible for
the National Register under Criterion C and likely under Criterion A as well. Retention of a good level of historic
integrity on the interior would be important to a successful nomination. The building is counted as a contributing
structure in a potential historic district.
Image 01. View of the fagade (north) elevation, looking SW across the Ped Mall (E. College Street)
(Image by AKAY Consulting, August 2017)
Iowa Department of Cultural Affairs
State Historical Society of Iowa Site Number 52-04090
Iowa Site Inventory Form Related District Number
Continuation Sheet
e3
Crescent Block
Johnson
Name of Property
County
117-123 E. College Street
Iowa City
Address
City
Image 02. View of the facade (north) elevation, looking SE across the Ped Mall (E. College Street)
(Image by AKAY Consulting, August 2017)
Image 03. View of the 1930s Art Deco storefront faced in black Carrara glass
(Image by AKAY Consulting, August 2017)
Iowa Department of Cultural Affairs
State Historical Society of Iowa Site Number 52-04090
Iowa Site Inventory Form Related District Number
Continuation Sheet
e4
Crescent Block
Johnson
Name of Property
County
117-123 E. College Street
Iowa City
Address
City
Historical Backeround
As noted, the Crescent Block is located on the urban renewal era pedestrian mall that extends for several blocks
along E. College Street and S. Dubuque Street. As originally platted, College Street had a 100 -ft. width with four
80 -ft. wide lots laid out perpendicular to the street. 20 -ft. wide east -west alleys bisected the blocks and were
presumed to extend along the rear of the buildings. College Street extended from the "Promenade" along the Iowa
River east through the downtown, over Ralston Creek, and eventually along the south side of College Green park
before it reached the city limits (Svendsen, 2001).
Property transfer records show this property changing hands in 1890 and 1895 when Manley Moon and Milton
Moon each acquired half of Lot 2 in Block 82 from Robert Finkbine and Chancy Lovelace, architects in the
partnership of Finkbine and Lovelace (Svendsen, 2001). Lovelace and Moon are responsible for the building's
construction in 1894 (2017). When the pending construction was announced in April of that year, the news
account noted that work would commence in early May. The 80- by 80 -ft., three-story building would have three
"three fine store rooms with modern fronts" on the first floor; offices on the second floor; and the third floor
would be fitted for a large hall. Demolition of a brick building on the site was underway the first week in May
(2017).
At the time the building was under construction, news accounts referred to the property as the Lovelace and Moon
Block, but in late December the property owners announced the building would thereafter be known as the
Crescent Block; no explanation for the name was given. Lovelace and Moon held the property until 1923 when
M.G. Koser, a local real estate agent, acquired the building (2017).
City directories and fire insurance maps show the building with a number of retail tenants through the years. In
1899 fire insurance maps show the building with a pharmacy, china and notions store, and hardware store. The
1904 city directory shows the Crescent Pharmacy run by W.W. Morrison (117) and Bruce Moore's hardware
store (123). By 1906 a clothing store was in place at 121 joining the drug store and hardware stores already in
place. The Elks Club occupied the third floor meeting hall. Five years later, the Crescent Pharmacy continued but
A.A. Pickering's Store replaced the clothing store selling "china, glass, queensware, fancy goods and toys" and
the Knights of Columbus rented the third floor hall space after the Elks moved to their newly completed building
on the southwest corner of Gilbert and Washington streets. The second floor had 10 office suites occupied by
lawyers, insurance agents, and abstractors. After World War I and during the 1920s, William Smith and Richard
Hiatt operated a hardware store from(121 and a grocery store opened in 123. The pharmacy continued from 117
but with a new name, Morrison's Pharmacy (Svendsen, 2001).
In 1929 a major shift came when the Montgomery Ward and Co. department store located in 121-123.
Montgomery Ward had their farm store and implement sales in a building located directly to the south fronting
onto Burlington Street. They remained the anchor retail tenant in the building until the late 1960s when Goodwill
Industries occupied 121-123. By 1940, the Koser Brothers Real Estate Office was located at 119. M.G. Koser
owned the building at the time. The drug store space was taken over about the same time by Western Auto and
continued through the early 1960s. By the late 1970s the first of several restaurants and/or bars opened in the
building - Maxwell's Cocktail Lounge occupied 121-123. In 2000, the Union Bar occupied 121-123 and the Soap
Opera specialty soap shop was in 119.
Iowa Department of Cultural Affairs
State Historical Society of Iowa
Iowa Site Inventory Form
Continuation Sheet
e5
Site Number 52-04090
Related District Number
Crescent Block
Johnson
Name of Property
County
117-123 E. College Street
Iowa City
Address
City
Image 04. Historic Image — ca. 1910
7
(Source: State Historical Society of Iowa)
In this view of the south side of E. College Street, looking east from Clinton we see the Crescent Block at left. At that time,
the Dooley Block remained fully intact at center, and the Coldren Opera House/Iowa City State Bank was located on the
corner (now the Savings and Loan Building).
Image 05. Historic Image — ca. 1925
(Source: State Historical Society of Iowa)
Iowa Department of Cultural Affairs
State Historical Society of Iowa Site Number 52-04090
Iowa Site Inventory Form Related District Number
Continuation Sheet
e6
Crescent Block
Johnson
Name of Property
County
117-123 E. College Street
Iowa City
Address
City
Image 06. Historic Image — ca. 1965
N
(Source: Iowa City Public Library)
By this time, the 2'6 floor windows of the east two bays had been altered. This likely occurred concurrent with Montgomery
Ward's move into the building in 1929.
Iowa Department of Cultural Affairs
State Historical Society of Iowa Site Number 52-04090
Iowa Site Inventory Form Related District Number
Continuation Sheet
Paae 7
Crescent Block
Johnson
Name of Property
County
117-123 E. College Street
Iowa City
Address
City
9. Major Bibliographic References (2001)
Iowa City city directories.
Property Transfer Records, Johnson County Auditor's Office.
Tax Assessor's Records, City of Iowa City Assessor.
Sanborn maps, 1874, 1879, 1888, 1892, 1899, 1906, 1912, 1920, 1926, 1933, and 1933 updated to 1970.
2017: References
Iowa City Public Library. Digital Photograph collection. http://history.icpl.org.
Iowa City Then & Now. Publisher unknown.
Mansheim, Gerald. Iowa City: an illustrated history. Norfolk, VA: The Donning Company, 1989.
State Historical Society of Iowa. Iowa City. Photograph Collection.
Slonneger, Marybeth. Finials: A View of Downtown Iowa City. Iowa City: Hand Press, 2015.
Svendsen, Marlys A. "Survey and Evaluation of the Central Business District." Prepared for the Iowa City
Historic Preservation Commission, 2001.
Svendsen, Marlys A. "Crescent Block: 52-04090." Iowa Site Form, 2001.
Newspapers
Iowa City Herald. "Iowa City Improves." April 18, 18 94.
Iowa City Herald. "Local News." May 02, 1894.
Iowa City Herald. "Iowa City Alive and Moving." May 02, 1894.
Iowa City Herald. "Local News." September 22, 1894.
Iowa City Herald. "Over the City." November 24, 1894.
Iowa City Herald. "The Crescent Block." December 21, 1894.
Iowa Department of Cultural Affairs
State Historical Society of Iowa
Iowa Site Inventory Form
Continuation Sheet
Page 8
Site Number 52-04090
Related District Number
Crescent Block
Johnson
Name of Property
County
117-123 E. College Street
Iowa City
Address
City
11. Additional Documentation
Legal Description: Original Town Plat, Block 82, Lot 2
Assessor: PIN 002+1010380005-006 (2 parcels, currently one property owner)
Lat/Long: 41.658824/-91.533763
Parcel Map - 2017
COLLEGE
0
Z W N
O
O0 220
Z
J
U 212
224
W
228
N N it
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102 :D
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ABURLINGTON
Planning and Zoning Commission
May 21, 2020
Page 3 of 13
Hensch closed the public hearing.
Parsons moved to approve SUB20-04, an application submitted by Pleasant Valley LP for
a preliminary plat of the Pleasant Valley Preserve subdivision, a 7 -lot, 7.6 acre residential
subdivision in unincorporated Johnson County.
Townsend seconded the motion.
Parsons sees no reason not to approve this application.
Hensch agrees with Parsons, this is in compliance with the Fringe Area Agreement and he
doesn't have any concerns at all about this.
Signs agreed, it is pretty straightforward.
A vote was taken and the motion passed 7-0.
CASE NO. REZ20-02:
Applicant: Tailwind College St. IC, LLC
Location: 109, 111, 115, and 117-121 E. College Street
An application submitted by Tailwind College St. IC, LLC for a rezoning from Central Business
(CB -10) zone to CB -10 with a Historic District Overlay (CB-10/OHD) for the properties located at
109, 111, 115, and 117-121 E. College Street.
Russett reiterated this is a rezoning application for a historic district overlay for several properties
within the Ped Mall on East College Street. She reminded the Commission that these local
landmark rezonings ensure the preservation of historic resources in the community and require
upon approval that exterior changes to these buildings undergo historic review, which could be a
review by the City Preservation Planner or the Historic Preservation Commission (HPC). The
HPC did review this application at their meeting last week and recommended approval of the
landmark designation. Russett added although this item isn't related to the development project,
the applicant is seeking to preserve the existing buildings that front East College Street and build
a new building behind those historic structures and that review of the development, the new
buildings, would be subject to historic review upon approval of this rezoning.
Russett next showed an aerial of the site and then the zoning map. All of the area is zoned CB
10, which is the downtown zoning designation. She pointed out property which is currently
Martinis is currently a local historic landmark.
Russett next went through the properties and showed some current photographs and some
historic photographs. First is 109 East College Street, which is the west bay which was
constructed in 1874. Next are the central bays of the Dooley Block at 111 through 113 East
College Street and the east bay of the Dooley block at 115 East College Street.
Next is a historic photograph that shows the Dooley block prior to the demolition of the central
bays. The central bays were demolished, and the Sears company built there as a three -bay
Planning and Zoning Commission
May 21, 2020
Page 4 of 13
building in 1929. Moving on to the Crescent block, 117 and 123 East College Street, which is
currently Revival and Union Bar, Russett showed a historic photograph of the Crescent block at
the left side of the screen and the Dooley block in the center. Russett pointed out Martinis, which
is currently a local historic landmark. Russett noted the storefront at 121 E. College Street was
remodeled, so it is not the original facade of the building. It was remodeled in 1930 to reflect an
art deco styling, so even though it's not the original facade, it was remodeled during the period of
significant, so the art deco storefront is an important feature of this building.
Russett noted the next steps after the Planning Commission makes a recommendation, City
Council will have a public hearing and if approved, exterior modifications will be subject to the
historic review process.
Staff does recommend approval of REZ20-02 for a rezoning from Central Business (CB -10) zone
to CB -10 with a Historic District Overlay (CB-10/OHD) for the properties located at 109, 111-113,
115, and 117-121 E. College Street.
Martin asked how this historic overlay will affect the restaurants there, the current restaurant
signage, and patio seating. Is there anything that can negatively impact the current business.
Russett replied if they wanted to make any changes to the size or the signs that would be subject
to historic review. Martin noted the original Sears sign shown she thinks is far too large for
current sign standards, so could someone then decide to put a sign like that up since that was
original. Russett replied yes and noted they had a project similar to that on the Historic
Preservation Commission agenda last week where a historic sign was larger than the current
signage standards and HPC recommended approval of it, but it needs to also get a special
exception from the Board of Adjustment to approve the signage size requirements.
Martin wanted confirmation they wouldn't see a negative impact on the current businesses
because it's just a facade and signage restraints and there could potentially be benefits. Russett
replied there's definitely benefits if the buildings become local historic landmarks, there's a grant
program that the projects could potentially be eligible for so there are financial resources as well,
but only for the exterior of the buildings.
Signs noted in the report comments the developer is planning to build a new structure behind the
historical structure. From the overview it looks like some of those buildings go all the way back
to the alley and so is it okay if they demolish parts of those buildings in the rear. Russett noted
that the demolitions would have to be reviewed by the HPC prior to the demolition. Hekteon
noted the whole property will be zoned historic, not just the facades.
Hensch asked if this historic designation then allows these properties to become eligible for the
State Historic property tax credits. Russett noted that was correct.
Baker asked about the redevelopment behind the fagade and what regulations kick in controlling
the height of the redevelopment and can something go above the current facade behind it higher.
Russett said that would have to be reviewed by the Historic Preservation Commission and staff
has reviewed some preliminary designs, and the applicant has already submitted a historic
review application. The City Historic Preservation Planner did a sightline study and provided
some recommendations on what might work in terms of height but the HPC will make those final
decisions. The only reason City Council would be involved in this is if the applicant is seeking
TIF funding otherwise Council would not have a say in the project.
Planning and Zoning Commission
May 21, 2020
Page 5 of 13
Hensch opened the public hearing.
Kevin Monson (Neumann Monson Architects) is representing Tailwind and noted this project has
been in the works for probably a year and a half and they've had multiple opportunities to review
the project with City staff and with the City administration. He noted it's a very complex project
and some of these storefronts have been vacant for a very long time and one of the issues with
the current size is that local businesses cannot utilize that large of a footprint. With this project for
instance the Sears and Roebuck building it is going to be reduced in size to the original footprint
of the adjoining Dooley block buildings and thereby making it much more advantageous for local
businesses to be able to use that footprint. The Union Bar will be reduced in this project, again,
downsizing the size of the building. Additionally the Union Bar has been selling its equipment so
there'll be another use for that facility. Monson stated this it is a good project for the Ped Mall to
get it alive again and get appropriate businesses back in that block. It's an exciting project but
they have a lot of steps to go before they make it happen.
Signs asked what they are envisioning, will there be residential in the rear. Monson confirmed
that is correct, they are looking at a residential facility. They've been guided by City to the height
restriction and their building will be no taller than the Graduate Hotel. He added the beautiful
thing about this is there actually will be a garden space between the existing buildings and the
new building, so they will be separated and that separation actually helps differentiate the older
historic buildings from what is a contemporary building to be placed at the rear of the site.
Hensch asked if these buildings facades have all been remodeled, although very long ago, so
will the facades have stay as they are now, or any improvements would have to be as close to
the original construction prior to remodels. Monson noted the fagades have been greatly altered
over the years and stated they are going to be kept as they are now except for the Union Block
where the Union Bar is as they would like to restore that section closer to the Montgomery Ward
era of the building, rather than the Union Bar era of the building. He noted the upper elevations
above the first floor are fairly intact and very similar to the conditions when they were first built,
so those will be maintained and restored to continue on that heritage. They will also be following
the Secretary of Interior's guidelines for Historic Preservation with the new construction and not
match the existing building with the new structure because that would be historically incorrect.
The Secretary of Interior guidelines states it is not appropriate and can be confusing for the
public as what was there and what wasn't there.
Baker asked if they are envisioning the development behind the facade to be as high as the
Graduate Hotel. Monson confirmed the guidelines that they've received says they can go no
higher than the Graduate Hotel. He noted it's interesting when looking at the sight lines,
because of the distance of that building setting back from the Ped Mall, there are very few views
of a new building. Because the existing buildings are so close when one is in the Ped Mall there
isn't much of a glimpse of anything behind it. Monson also stated they promise not to put any
plaid on their building either like the Graduate Hotel did.
Townsend asked if Monson has any idea what other businesses would be interested in residing
in these buildings. Monson is not sure but they do have a not-for-profit that they've been talking
to for over a year about occupying the Crescent Block building, the top floors of it, and that is
looking promising.
Planning and Zoning Commission
May 21, 2020
Page 6 of 13
Signs noted by taking off the back parts of some of those larger buildings they are going to end
up with more reasonably sized units as far as potential rentals go. Monson replied that's right
and they think it is the right way of preserving downtown but also making it viable. They to
restore these buildings and get them back into service and building the buildings behind the
current structures is the answer.
Dyer asked if the new building have windows on all sides. Monson confirmed it will.
Hensch asked if some of the upper floors of the structures are unoccupied presently or have
been for some time. Monson confirmed that's correct.
Hensch closed the public hearing.
Parsons moved to approve REZ20-02, an application submitted by Tailwind College St. IC,
LLC for a rezoning from Central Business (CB -10) zone to CB -10 with a Historic District
Overlay (CB-10/OHD) for the properties located at 109, 111-113, 115, and 117-121 E.
College Street.
Baker seconded the motion.
Townsend noted her surprise that those buildings weren't on the historic society already. She
does wonder what will happen to the ones on the other side of the street and if they are going to
try to put those on historic society. Russett mentioned they are working on a nomination to the
National Register right now for the entire Downtown District to hopefully be listed in the National
Register of Historic Places. Townsend added she would hate to see some funky high rise right
across the street. Signs stated it is already there, the one on the corner is a relatively new
structure from the 70s or 80s, so part of the blocks already been redone by the Plaza Center
One.
Signs stated it sounds like an interesting project and a way to maintain the street character in the
Ped Mall and take better advantage of the rest of that space. He agrees there's a positive to
reducing the size of some of those massive buildings with it'll probably help limit some of the
massive uses of those buildings. He is intrigued and thinks there could be some real good things
happening there.
Hensch supports this application now even more than when he was reading it because he thinks
it's very important to maintain the character and history of Iowa City and now learning that a lot of
those spaces are unoccupied anyway, that is not the best use to get more people downtown.
They need places to live, they need more businesses and more variety of businesses. Plus, this
will allow the property to be eligible for tax credits.
A vote was taken and the motion passed 7-0.
CASE NO. SUB20-05:
Applicant: Allen Homes, Inc.
Location: East of Scott Blvd and north of American Legion Road
Prepared by: Anne Russett, Senior Planner, 410 E. Washington Street, Iowa City, IA 52240; (REZ20-02)
Ordinance No.
Ordinance rezoning approximately 0.55 acres of property from Central
Business (CB -10) zone to CB -10 with a Historic District Overlay (CB-
10/OHD) for property located at 109, 111, 115, 117, and 121 E. College
Street (REZ20-02)
Whereas, the applicant, Tailwinds College St. IC, LLC, has requested a rezoning of property
located at 109, 111, 115, 117, and 121 East College Street from Central Business (CB -10) to CB -
10 with a Historic District Overlay (CB-10/OHD); and
Whereas, the Comprehensive Plan encourages the preservation of historic buildings; and
Whereas, Goal 1 of the Historic Preservation component of the Comprehensive Plan calls for
identification of resources significant to Iowa City's past with the objective of designating individual
buildings as landmarks; and
Whereas, Goal 10 of the Historic Preservation component of the Comprehensive Plan calls for
the adoption of strategies to preserve historic neighborhoods; and
Whereas, the Historic Preservation Commission has reviewed the proposed Historic
Landmark Designation and has found that it meets the criteria for landmark designation in that it is
significant to American and/or Iowa City's history, architecture, archeology and/or culture;
possesses integrity of location, design, setting, materials, and workmanship; associated with
events that have made a significant contribution to the broad patterns of our history; and
embodies the distinctive characteristics of a type, period, or method of construction; or
represents the work of a master; or possesses high artistic values; or represents a significant
and distinguishable entity whose components may lack individual distinction; and
Whereas, the Planning and Zoning Commission has reviewed the proposed rezoning and has
recommended approval of the Historic Landmark designation rezoning and has found that it is
consistent with the Comprehensive Plan goals of preserving historic resources; 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 Central Business (CB -10) to CB -10 with a Historic District Overlay (CB-10/OHD)
Lots 2 and 3, Block 82, Original Town of Iowa City, Iowa, Johnson County, Iowa.
Section II. Zoning Map. 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.
Ordinance No.
Page 2
Section V. 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.
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
Mayor
Attest:
City Clerk
20_
Approved by:
City Attorney's Office
(Sara Greenwood Hektoen — 10/27/2020)
It was moved by and seconded by
Ordinance as read be adopted, and upon roll call there were:
AYES: NAYS: ABSENT:
Bergus
Mims
Salih
Taylor
Teague
Thomas
Weiner
First Consideration _
Vote for passage:
Second Consideration
Vote for passage:
Date published
that the
Ordinance No.
Page
It was moved by and seconded by _
Ordinance as read be adopted, and upon roll call there were:
AYES: NAYS: ABSENT:
Bergus
Mims
Sahh
Taylor
Teague
Thomas
Weiner
that the
First Consideration 11/02/2020
Vote for passage:
AYES: Taylor, Teague, Thomas, Weiner, Bergus, Mims, Salih.
NAYS: None. ABSENT: None.
Second Consideration _
Vote for passage:
Date published